TORONTO CONDO DEVELOPMENT TIME LINE

CONDO DEVELOPMENT PROCESSES AND TIMELINES SHAWN VENASSE - Sales Representative Tue 12/03/19 5:53 PM To:Stephen James Belcourt <[email protected]>; 'Daniel Zaborski' <[email protected]>; Importance: High  2 attachments (4 MB) Understanding the Subdivision and Condominium Application Process Complet Version (1).pdf; 97a0-City_of_Toronto_Condominium_Conslt_Jan2014 (2).pdf; Dear Stephen & Daniel, I am sorry this has taken me awhile, but I have been squeezing in research between other commitments and it has not been easy. There just isn't much in the way of Case Studies or even White Papers on the subject of the timeline for a condominium project from concept to completion. However, I finally hit on what is perhaps the right questions to frame in google and other search engines and here is what I've turned up: CITY OF MISSISSAUGA - DEVELOPMENT APPLICATIONS: (http://www.mississauga.ca/portal/residents/developmentinformation?paf_gear_id=9700017&itemId=1500196r&returnUrl=%2Fportal%2Fresidents%2Fdevelopmentinformation Mississauga.ca - Residents - Development Applications www.mississauga.ca As the population of the City of Mississauga grows, condominiums continue to be a popular option. Builders of new projects and owners of existing rental buildings submit applications to the City to either create new condominiums, or convert existing units (such as an apartment building or a multi- unit industrial building) into condominiums. ) Mississauga.ca - Residents - Development Applications www.mississauga.ca As the population of the City of Mississauga grows, condominiums continue to be a popular option. Builders of new projects and owners of existing rental buildings submit applications to the City to either create new condominiums, or convert existing units (such as an apartment building or a multi-unit industrial building) into condominiums Application Process application is reviewed for completeness confirmation received that site plan approval is satisfactory application circulated to internal and external agencies such as: Zoning Section Development & Design Division Fire Transportation and Works Department

Tax Community Service Department Legal Services Region of Peel Bell Canada Post Rogers Conservation Authorities (where applicable) School Boards Hydro Mississauga GTAA (where applicable) comments/conditions of draft approval received applicant advised of comments requiring additional information or changes to the draft condominium plan once all comments have been received the conditions of draft approval are prepared and the City issues a notice of draft approval a 20 day appeal period commences following the issuance of the notice of draft approval - the applicant, a commenting agency or a member of the public may appeal the City's decision to draft approve to the Ontario Municipal Board after the appeal period has expired the City will issue a notice of confirmation of draft approval when the City is in receipt of all the conditions of draft approval written clearances, the Commissioner of Planning and Building will sign off on the condominium plan and the signed plan will be forwarded to the Land Registry Office for registration the process may time anywhere from 6 months to 2 years or longer, depending on the complexity of the project and the amount of time that the applicant takes to clear the conditions of draft approval OPTIONS FOR HOMES - ANATOMY OF A DEVELOPMENT: (https://www.optionsforhomes.ca/blog/anatomy_of_a_development/) Anatomy of a Development | Options for Homes www.optionsforhomes.ca Contact Us. [email protected] +1 416.867.1501 Suite 310, 468 Queen Street East Toronto, ON M5A 1T7 There's nothing quite as satisfying as moving into a new home.... but a lot goes into it before you get your keys, move in your sofa and kick your feet up in your brand new pad. While this process makes up the day to day of what we do at Options, we realize that it might be a little unclear to those on the outside. A lot more goes into purchasing a pre-construction condo, especially compared to the traditional way of purchasing a standalone or completed home where documents are signed and keys handed over in 30 to 90 days. With that in mind, we thought we'd pull back the curtain and share the ins and outs, ups and downs, twists and turns of the development process. Here's a look at every stage of what it takes to build homes for you.

IDENTIFYING LAND What We Do: We are always on the lookout for potential sites to develop new condo communities. This is an ongoing process. Once a site has been identified, we do our due diligence. We conduct a site analysis including a site survey and site visit, which helps us determine if the land is feasible for development and if it would make an appealing location for a new community. We look into zoning by-laws and assess neighbourhood features such as transit and amenities. What You Can Expect: At this point, nothing. You won’t normally hear about these sites until much more work has been done (unless the vendor needs to make a big announcement). But there are always a number of these projects materializing in the background!

PRELIMINARY PROJECT DESIGN What We Do: Once land is identified, it’s time to develop a financial proforma, which is how we start to figure out how much it would cost to develop on that land. As part of this process, preliminary designs are created. This process happens in tandem with the land purchase process, as we need to make sure that a development is financially viable. Who Are the Players: At this point we work with architects, engineers and city planners to start envisioning the right condo with the right features at an affordable cost. What You Can Expect: Not much. This is where the first renderings of the project are created but these are very early stage drawings and are not necessarily representative of what a project will look like by the time we start selling. The design will evolve as we incorporate feedback from City staff and the local community. PURCHASING LAND What We Do: Once we decide to purchase land, we negotiate and settle on the terms of purchase and sale. What Can Happen: In some circumstances, land is already zoned for residential development and some is unzoned or zoned for another use. Depending on the situation, it can take two to three years or more until we start developing. In these cases, if the land can’t be re-zoned for our intended use, then the purchase won’t be finalized.

What You Can Expect: Officially, nothing because we’re still in the early stages. If we are pursuing re-zoning on the site prior to purchasing the land, then the City will post information on its website about our application, and a sign will go up on the site. These materials are part of the City’s planning approval process, which we explain a bit more below. This can lead to premature dialogue, interest and/or concern about what may (or may not) happen. But we're still quite some time away from actively developing. MUNICIPAL APPROVALS What We Do: Developers must submit planning applications and have them approved by the municipality in order to proceed with any new development. Who Are the Players: We work closely with City planners at this stage, who review our applications and often require changes and refinements to the design, to meet City policies and objectives. Other external agencies (such as Metrolinx, Toronto Regional Conservation Authority, or the Ministry of Environment, Conservation and Parks) will also review and comment on the application based on their expertise and jurisdiction. What Can Happen: Obtaining municipal approvals is a multi-step, multi-year process. The first thing we do is work with the city to identify any issues with our application. Our plan must also meet the objectives and policies of the City’s Official Plan and Zoning By-laws. If it doesn’t, then we are required to apply for amendments, which are often related to height and density requirements. All new developments are also required to obtain Site Plan Approval, and of course a building permit. All in, this approvals process can take over two years, and result in many evolutions in the design of a project. What You Can Expect: It’s during this process that we will announce our intentions for a new project to let people know of the next neighbourhood in which we plan to develop. You might also see renderings of a building in

the public sphere. These are draft renderings and are still not official at this point, as they are part of the ever- evolving City approvals process, which is why you won’t see these images from us on our website or in newsletters or Priority Access members updates. How Much Longer? At this point, you’ll have heard about a project and might be getting excited about it. But the reality is, we’re still quite some time away from getting to our marketing launch. If all goes well, this stage can take upwards of two years. If there are challenges, it can take much longer. SALES AND PRE-CONSTRUCTION What We Do: Once a project has received the required municipal re-zoning approvals, the land’s been purchased, and a viable condo development has been designed, that’s when we start the sales cycle. It’s also at this stage that we get more information regarding unit pricing, based on the more advanced design and with input from our builder, Deltera. What You Can Expect: At this point you’ll hear from us a lot more as we’re able to communicate when the project will start selling and specific project details, as they become available, such as Site Plan Approvals and building permits, which we work on attaining in parallel with the sales cycle. How Much Longer? The length of the sales phase can vary based on how quickly a project sells. We remain in the sales phase until we sell about 80% of a building, at which time the bank will finance the construction.

CONSTRUCTION FINANCING What We Do: Once we have enough committed purchasers and a building permit, we secure construction financing from the bank. The bank asks us for purchase agreements, mortgage approvals for each sale, project appraisals and budgets, and other information to give them confidence that the project is viable. What You Can Expect: Groundbreaking! With financing in hand, it’s time to get building and we’ll be sure to let you know once we’ve got shovels in the ground. Of course, the ceremonial shovels are soon replaced with some major machinery. How Much Longer? It usually takes roughly two years from groundbreaking to occupancy for our typical high-rise buildings of between 18 to 24 storeys.

BUILD What We Do: This is the point that we hand over management of the project to our builder, Deltera. We shift our focus to client success and communicating progress of the building to purchasers. What You Can Expect: We will start contacting purchasers to select their finishes so that their new home is built exactly to their specifications. Purchasers are advised to ensure they’ve saved up for whatever upgrades they’re interested in as payment is required for any upgrades at this point. The good news is that any upgrades purchased count towards the down payment. We keep purchasers up to date with regular meetings and newsletters with details on how far along the project is and pictures of their new home in progress! Site tours with the CEO are common as well at Options. How Much Longer? You’ve still got about 18 months to wait from this point.

OCCUPANCY AND CLOSING What We Do: When the building is nearing completion, we start occupancy. This is the stage before official title is transferred to purchasers. We begin occupancy by floor, starting with the ground floor and moving up, with the exception of suites that are being used for construction elevator access. That vertical line of suites is the last to be occupied. What You Can Expect: During this phase you’ll be required to pay interim occupancy fees. These fees are paid to the co-op to cover interest on the construction loan and monthly common expenses. Once the building is occupied, meets all approval standards, and aligns with the condo declaration, the building is registered with the City. Once registration is finalized, individual suites begin closing 3 to 6 weeks later, at which point mortgages are secured and the title of ownership is transferred to purchasers. How Much Longer? No more waiting! You’re home! NOTE: It seems to me that according to this document, the approval process can take 2-3 years, the sales process can take 6- months to 2-years, the building process can take 2-3 years and the registration period can take 1+ year = upwards of max. 9 years from site purchase to occupancy! Here is one of the crucial pages & workflows from the City about the approval process and permitting: https://www.toronto.ca/city-government/planning-development/application-forms-fees/building-toronto-together-a-development- guide/draft-plan-of-condominium-applications/ Draft Plan of Condominium Applications – City of Toronto

www.toronto.ca To ensure the City’s interests are met and to appropriately assess the merits and technical aspects of your proposal, the City requires submission of a number of information items with your application(s). Here is VAUGHAN's planning process for comparison: https://www.vaughan.ca/cityhall/departments/dp/Pages/planning_process.aspx Planning Process and Application Timelines - Vaughan www.vaughan.ca Before shovels hit the ground or any concrete is poured for new buildings, the City of Vaughan undertakes a detailed review which includes a public step-by-step process in advance of any projects being approved. VAUGHAN'S PLANNING PROCESS Before shovels hit the ground or any concrete is poured for new buildings, the City of Vaughan undertakes a detailed review which includes a public step-by-step process in advance of any projects being approved. This allows members of the community to share their concerns or comments about proposed developments. The Development Planning Department takes all development applications into consideration which includes providing professional planning advice for City Council’s consideration. Development Planning staff provide planning assistance to the public, landowners and developers. Want to know more about the planning process? We’ve got a step-by-step guide on the planning process for typical official plan and rezoning amendments and who is involved.

Part-lot Control By-laws - Vaughan www.vaughan.ca The part-lot control provisions of the Planning Act allow a municipality to pass a by-law to remove part-lot control from all or any part of a registered Plan of Subdivision.This by-law has the effect of allowing the conveyance of a portion of a lot without requiring the approval of the land division committee (Committee of Adjustment). Plan of Subdivision Approval Process - Vaughan www.vaughan.ca the land is suitable for the proposed new use; the proposal conforms to the Official Plan and Provincial, Regional and City policies; and, the existing and future residents of the community are protected from developments which are inappropriate or may place an undue strain on community services, facilities or finances. Site Development Application Approval Process - Vaughan www.vaughan.ca The planner assigned to the file will send an acknowledgment letter to the owner advising the file number, and setting out any additional requirements to be completed by the owner. Plan of Condominium Approval Process - Vaughan www.vaughan.ca Prior to submitting Draft Plan of Condominium Application, an owner and/or agent applying for a vacant land or common elements condominium must arrange a pre-application consultation (PDF) meeting with the Development Planning Department. The purpose of this meeting is for the owner and/or agent to present a proposal and for City staff to identify, on a preliminary basis only, the required ...

Zoning By-law Amendment Approval Process www.vaughan.ca The City of Vaughan has one Zoning By-law for the City. The Zoning By-law 1-88 (PDF) establishes the standards of development within the city by regulating matters such as the use of land, location, height, size, floor area, parking, spacing of buildings, etc. Official Plan Amendment Approval Process - Vaughan www.vaughan.ca Typically, an Official Plan Amendment Application requires approximately six to eight months to complete, depending on complexity. York Region is the approval authority for all OPAs in the city of Vaughan. Here is another overview of the City of Toronto's Condominium Development approval process: https://www.toronto.ca/311/knowledgebase/kb/docs/articles/city-planning/community-planning/draft-plan-of-condominium- applications.html Draft plan of condominium applications www.toronto.ca Draft plan of condominium applications

From URBAN TORONTO: http://urbantoronto.ca/news/2012/10/development-review-torontos-development-process Development Review: Toronto's Development Process | Urban Toronto urbantoronto.ca The City of Toronto receives many planning applications with varying degrees of complexity. City Planning organizes applications into categories based on the principles of the Streamlining The Application Review Process, or STAR, contained in Building Toronto Together: A Develoment Guide Development Review: Toronto's Development Process October 19, 2012 4:25 pm | by Anonymous | 5 Comments The City of Toronto receives many planning applications with varying degrees of complexity. City Planning organizes applications into categories based on the principles of the Streamlining The Application Review Process, or STAR, contained in Building Toronto Together: A Develoment Guide. Applications that deal with small changes to the Zoning By-Law or land severance are not subject to STAR and are instead sent to the local Committee of Adjustment for approval.

Below are a few images of a standard City of Toronto Development Proposal signs. These signs are mandatory and are posted on the site of the proposed development with a rendering of the structure, application file number and contact information for the city planner responsible for the application. Development Proposal sign for 17 Dundonald Street:

City of Toronto Development Proposal sign, image by Michael Batt

Development Propsal sign for 66 Isabella Street:

City of Toronto Development Proposal sign, image by Michael Batt

Development Proposal sign for 501 Yonge Street:

City of Toronto Development Proposal sign, image by Michael Batt The STAR Process The STAR Process applies to important applications that require Official Plan Amendments (OPA) and Zoning By- Law Amendments. There are three categories in the STAR Process – Complex, Routine and Quick. Complex applications take about 9 months to go through the process and cover large developments with significant community impacts. Less controversial applications are categorized as Routine or Quick. Many large mixed-use condominium developments featured on UrbanToronto require OPA and Zoning Amendments, as development of the property often does not conform to the Official Plan or existing Zoning By- Laws. Of particular interest are the rezoning applications, as many condominium proposals call for a change in

land use and substantial increases in permitted building heights and floor space. Recent developments that required such amendments are listed below. Living Shangri-La Toronto at 180 University Avenue: 214 metres in a 76 metre zone.

Living Shangri-La Toronto, image by Westbank Corp

Living Shangri-La Toronto height zoning by-law, image by City of Toronto Massey Tower Condos at 197 Yonge Street: 207 meters in a 46 metre zone.



Massey Tower, image by MOD Developments

Massey Tower height zoning by-law, image by City of Toronto Building height and density beyond what is prescribed in the Zoning By-Law can be granted through Section 37 of the Planning Act, which allows the City to grant increases in exchange for community benefits provided by the developer. Examples of Section 37’s use include improvements to local parks, sidewalks, street furniture, etc., or the inclusion of cultural facilities in the development. The recent Mirvish/Gehry King Street West proposal includes art galleries and an OCAD University facility in exchange for an increase in height well beyond the current Zoning By-Law limit of 30 metres.

Mirvish & Gehry Toronto, image by Gehry International

Mirvish & Gehry Toronto height zoning by-law, image by City of Toronto Applications for Official Plan Amendments and Zoning By-Law Amendments follow the process outlined in the chart below:

Toronto Development Guide, image by City of Toronto

The first step for OPA and Zoning By-Law Amendments begins with the pre-application consultation, during which developers obtain counsel from planning consultants to ensure the application is complete. The application is then submitted to City Planning and is circulated to other City Divisions for comment. At this point, community consultations are held to obtain local input, technical responses from experts (such as the Design Review Panel) are obtained, and a Preliminary Report is prepared for Community Council. The Design Review Panel carefully reviews renderings such as this one below for E Condos. Design Review Panel Rendering for E Condos, image by RioCan, Metropia & Bazis Inc. Community Councils are organized into four groups based on the City's districts of Toronto and East York, Etobicoke-York, North York and Scarborough. Members of City Council from these districts sit on their respective Community Councils to provide a forum for local planning and development matters.

Toronto Community Council Districts, image by City of Toronto A response to the applicant is then prepared with recommendations. Recommendations can ask the applicant to revise building design, height or density, among many other possible items for revision to mitigate the development's impact on the neighbourhood. The applicant then revises and resubmits the application, which is recirculated in preparation for a final Staff Report. A Public Meeting at Community Council is the final stage before the application goes to a vote at City Council. Once Council has rendered its decision, there is an opportunity for a third party to appeal the decision to the Ontario Municipal Board (OMB). In the absence of an OMB appeal, the Official Plan and Zoning By-Law Amendments go into effect. From the City about FAQs for the COMMITTEE OF ADJUSTMENTS: https://www.toronto.ca/city-government/planning-development/committee-of-adjustment/committee-of-adjustment-frequently- asked-questions/ Committee of Adjustment Frequently Asked Questions – City of Toronto www.toronto.ca The Planning Act grants authority to Municipal Councils to appoint committees to approve a number of minor applications. Section 45 of the Planning Act permits the Committee of Adjustment to make decisions on Minor Variances from the Zoning By-law and to grant permission for altering or changing a lawful non-conforming use of land buildings or Committee of Adjustment Frequently Asked Questions Print What is the Committee of Adjustment? The Planning Act grants authority to Municipal Councils to appoint committees to approve a number of minor applications. Section 45 of the Planning Act permits the Committee of Adjustment to make decisions on Minor

Variances from the Zoning By-law and to grant permission for altering or changing a lawful non-conforming use of land, buildings or structures. Section 53 of the Planning Act permits the Committee of Adjustment to make decisions on applications for changes to land configuration in the form of Consents. City Council has appointed a Committee of Adjustment consisting of citizen members. The Committee of Adjustment operates with six panels. Each panel comprises five members, including a chairperson. They regularly hold public hearings to consider applications for Minor Variances, permissions and Consents. Meeting schedules for each area district: Etobicoke York, North York, Toronto and East York, Scarborough. Application Requirements To ensure the City’s interests are met and to appropriately assess the technical aspects of your proposal, the City requires submission of a number of information items with your application. These are outlined below as compulsory requirements (those that will be required for the majority of applications) and other possible requirements (those that are dependent upon the specifics of the application). Please note: While these requirements exceed the minimums established in the Planning Act, they are requested by the City and other municipalities in order to undertake an adequate level of review. Not all of these requirements will apply to your proposal. Your pre-application consultation meeting will determine which of these must be provided with your initial submission to consider your application complete. Submission of a complete application will expedite the City’s review of your proposal. The level of detail required for the information items listed below may vary widely depending on the nature of your property and your proposal. In some cases, a single-page letter from a qualified expert will be adequate, while in other situations a study may be necessary. The requirement for, and scope of, any additional information can be determined during your pre-application consultation meeting. Compulsory Requirements Application forms and a checklist of compulsory requirements. Other Recommended Requirements Although these are not compulsory requirements, the following items will assist in the review of all Minor Variance and Consent applications: Project reviews prepared by a City Zoning Examiner, Building Division. The Building Division offers two types of project reviews, Zoning Certificates (ZC), and Preliminary Project Review (PPR). The highlights and benefits of each review are outlined on the Toronto Building website or you may ask about these services during the pre-application consultation. Preliminary Project Review will identify all required variances to the Zoning By-law. Covering Letter, which briefly outlines the nature of the application, details of the pre-application consultations, full contents of the submission package and contact names for the application. Photographs of the site/building and its context. Letters of support from adjacent neighbours, tenants and the surrounding neighbourhood (submitted as far in advance of the Hearing as possible). The following reports/studies are not required for most applications, but may be needed to support the specifics of your proposal. The requirement for, and scope of, any of this work can be determined during your pre-application consultation meeting. Loading Study if the proposal is seeking to amend existing City by-law loading standards. Parking Study if the proposal is seeking to amend existing City by-law parking standards. Archaeological Assessment if the property is on the City’s database of lands containing archaeological potential. Heritage Impact Statement (Conservation Strategy) if the property is on the City of Toronto’s Inventory of Heritage Properties, which includes both listed and designated properties. Arborist/Tree Preservation Report.

Other reports/studies identified through staff consultation. Types of Applications Minor Variance and Legal Non-Conforming Use Applications If you wish to use, alter or develop your property in a way that does not conform with the Zoning By-law, you must apply for a site-specific amendment to the by-law. You can do this through either a Zoning By-law Amendment application (commonly called a rezoning) or a Minor Variance application. Rezonings are used for major revisions to the Zoning By-law such as land use changes or significant increases in permitted building heights and development densities. Minor Variances are used for issues such as small changes to building setback or parking requirements. If you are uncertain whether your development proposal involves a rezoning or a Minor Variance, contact staff at your local Customer Service counter. In some instances, development proposals that require a Minor Variance also involve Site Plan Control approval. The timing of the submission and review of these applications should be discussed in your pre-application consultation meeting. Minor Variances are not part of the STAR process. Although not required, applications to the Committee of Adjustment should be accompanied by a Preliminary Project Review. A Preliminary Project Review application can be made with the Building Division at any Customer Service counter. A zoning expert will review your proposal and list accurately how your proposal does not comply with the Zoning By-law. Remember, you are going to the Committee of Adjustment to seek relief from complying with the Zoning By-law. Errors in listing the minor variances will result in costly delays for you. If you do not obtain a Preliminary Project Review (PPR) or a Zoning Certificate (ZC), you are responsible for identifying the Zoning By-law requirements applicable to your property and providing a full list of the variances to the Zoning By-law required by your proposal. You must also sign a waiver form assuming responsibility for correctly identifying the required relief from the by-law. A Legal Non-Conforming Use exists when zoning for the site does not permit its current use, but this use was permitted and in existence before the enactment of the current Zoning By-law. You may apply to the Committee of Adjustment for: Enlargements or extensions to structures that are Legal Non-Conforming. Changing a Legal Non-Conforming Use to another use not permitted in the by-law In either application, you must demonstrate that the current use has been continuous since the time of its prohibition in the by-law. Contact the Planning Consultant at your local Customer Service counter in order to determine if your application qualifies as an extension of a Legal Non-Conforming use. Consent Applications If you wish to divide your land into lots, blocks or units which can be sold, you must apply for: Plan of Subdivision or Plan of Condominium or Part Lot Control Exemption application or Consent Consents, processed through the Committee of Adjustment, provide landowners with some flexibility within the subdivision control process. Subdivision control refers to the statutory power of government to regulate the division of land into smaller parcels. All land in Ontario is subject to subdivision control, which is exercised through the mechanism of registered plans of subdivision or approval of Consents. A Consent application is required to: Divide land (sever) into new lots, and/or Add land to an abutting lot (lot additions, lot adjustments, lot extensions, corrections to deeds or property descriptions), and/or

Establish easements or rights-of-way, and/or Lease land or register a mortgage in excess of 21 years City Council has delegated the approval authority for creation of new lots to the Committee of Adjustment. Approval authority for all other types of Consents has been delegated to the Deputy Secretary-Treasurers of the committee. Consent applications are not part of the STAR process. You should consider applying for a Preliminary Project Review (PPR) or Zoning Certificate (ZC) to confirm that your proposal complies with the Zoning By-law and to determine if any other approvals are required for the release of a building permit. Review Procedure for Minor Variances This section outlines the steps the City will undertake to review your Minor Variance application. Minor Variance Application Process Chart Pre-Application Consultation You are strongly encouraged to take advantage of this pre-application consultation as it will save you time and money as you proceed through the review process. If you are unfamiliar with the Minor Variance process, you should speak to the Planning Consultant at your local district office before you complete and submit your application. The Planning Consultant will provide preliminary information and may direct you to other appropriate staff. This may also be followed by a more formal consultation meeting arranged with a Planner. Preliminary Project Review It is strongly recommended that you obtain a Preliminary Project Review to identify all the variances to the Zoning By-law required by your proposal. A Preliminary Project Review application can be made with the Building Division at any Customer Service counter. If you do not obtain a Preliminary Project Review, you are responsible for identifying the Zoning By-law requirements applicable to your property and providing a full list of the variances to the Zoning By-law required by your proposal. You must also sign a waiver form assuming responsibility for correctly identifying the required relief from the Zoning By-law. Any errors in your submission may result in delays in the resolution of your application. Additional information is available online. Submission of a Complete Application The City will consider your application to be complete if it is accompanied by the required information identified in this guide and through your pre-application consultation discussions. A complete application will allow a more efficient and comprehensive review of all supporting material by the City. If you submit an incomplete application, the City may respond in a number of ways. Usually, the City will return your application and request that you submit the outstanding information. Making your submission in person is recommended as this provides an opportunity for immediate confirmation of the completeness of your submission. Scheduling of Hearing and Posting of Public Notice Sign Upon receipt of a complete application you will be: Notified by City staff and provided with the staff contact for your application. Advised as to your likely Hearing date. Provided with a public notice sign, which must be posted in a prominent location on the property and visible from the street for 10 days prior to the Hearing. You must ensure the sign remains in its posted location for this ten day period and repair or maintain the sign to ensure it remains legible. In certain situations it may be appropriate to post more than one sign on the property.

Note: if the sign is not posted in a location that is visible from the street for the prescribed time, your application may be deferred until such time as proper notice of the Hearing has been posted. If you have any questions regarding this process, contact the staff assigned to your application. They will provide you with any information you require and advice regarding any materials that may assist with your application. They are also the City contact identified on the Notice of Public Hearing and can advise you of any neighbourhood concerns arising from your application. It is strongly recommended that you discuss your proposal with adjacent residents in order to address or alleviate concerns that may affect the resolution of your application. You may also wish to contact the Ward Councillor to discuss your proposal with him/her. Notice of Public Hearing and Application Circulation The City will mail a Notice of Public Hearing to all owners of land within 60 metres of the subject property at least 10 days prior to the scheduled Hearing date. A copy of the notice will also be provided to any party requesting a copy (this may include community associations). The Notice of Public Hearing will contain details of the proposal and identify the variance(s) being requested. A site plan will also be included with the notice illustrating the details of the proposal. A copy of the Notice of Public Hearing and the corresponding site plan is also circulated to City divisions for review. When appropriate, these divisions will provide comments to the Committee of Adjustment and may provide conditions for approval of the application that would be applied by the committee. Depending on the circumstances of your property, a similar circulation may be undertaken with external agencies such as the Toronto and Region Conservation Authority or the Toronto Transit Commission. An agenda for the Public Hearing is prepared one week before the Hearing date. This agenda will contain a copy of the original Notice of Public Hearing (or any amendments) and any appropriate site plan, elevation or floor plan drawings. It may also contain a staff report regarding the application (including conditions for approval), any letters of support or objection, maps and photos of the application and surrounding properties and any other relevant material that would assist the committee. Committee of Adjustment Hearing The timeline for Hearing a Minor Variance application under The Planning Act is 30 days from the date a complete application is accepted. The committee also usually hears the items in the order they appear on the agenda. However, this is at the discretion of the committee and occasionally items are considered out of sequence. At the Hearing, the committee will introduce your item. As an applicant, either you or someone appointed by you, will have an opportunity to present your proposal. Any person having an interest in your application will be invited to identify themselves and given an opportunity to make their views known. To approve any Minor Variance, the Committee of Adjustment must be satisfied that: The general intent and purpose of the City’s Official Plan is maintained. The general intent and purpose of the City’s Zoning By-law is maintained. The proposal is appropriate for the development of the land and/or building. The variance requested is minor. To approve any application for an extension, enlargement or change of a Legal Non-Conforming Use, the Committee of Adjustment must be satisfied that: The extension or enlargement does not substantially increase the usability of the property. The extension or enlargement does not adversely affect the surrounding properties or neighbourhood in general. Any change of use is either similar to the existing use or more closely related to the uses permitted in the Zoning By-law. The committee makes its decision through a detailed review of all material filed with your application, letters received, deputations made at the Public Hearing and the results of site inspections. Committee of Adjustment Decision The Committee of Adjustment will usually decide on your proposal at the Hearing. The applicant and all persons making a written request will be notified in writing of the committee’s decision within 10 days of the decision being

made. The committee may also choose to adjourn the Hearing to a later date. If so, the committee may either set a specific date for the item to be heard again or may defer it until such time as specific stipulations are met (i.e., a neighbourhood meeting is held or revised drawings are submitted). If this is the case, you must contact City staff once the stipulations have been met and a new Hearing date will be established. Should this result in a revision to the variance(s) being requested, a new Notice of Public Hearing may be required. Starting May 3, 2017, most appeals of Toronto Committee of Adjustment decisions will be dealt with by the Toronto Local Appeal Body (TLAB) instead of the Local Planning Appeal Tribunal (LPAT). If no appeal is submitted, the decision is final and binding. You will receive written confirmation from the City that no appeals were filed. You can then satisfy any conditions of approval, if required. Ensure that you provide copies of the committee’s decision and the final and binding letter to the Building Division when you apply for your building permit. A similar appeal procedure applies should the Committee of Adjustment refuse your application. Review Procedure for Consent Applications There are two types of review procedures for Consents. City Council has delegated the approval authority for creation of new lots to the Committee of Adjustment. Approval authority for all other types of Consents has been delegated to the Deputy Secretary-Treasurers of the committee. Pre-Application Consultation You are strongly encouraged to take advantage of this consultation as it will save you time and money as you proceed through the review process. If you are unfamiliar with the Consent application process, you should speak to the Planning Consultant at your local district office before you complete and submit your application. The Planning Consultant will provide preliminary information and may direct you to other appropriate staff. This may also be followed by a more formal consultation meeting arranged with a Planner. Preliminary Project Review It is also recommended that you obtain a Project Review to confirm that your proposal complies with the Zoning By- law and to determine if any other approvals are required for the release of a building permit. A Preliminary Project Review application can be made with the Building Division at any Customer Service counter. If you do not obtain a Preliminary Project Review, you are responsible for identifying the Zoning By-law requirements applicable to your property. Submission of a Complete Application The City will consider your application to be complete if it is accompanied by the required information identified in this guide and through your pre-application consultation discussions. A complete application will allow a more efficient and comprehensive review of all supporting material. If you submit an incomplete application, the City may respond in a number of ways. Usually, the City will return your application and request that you submit the outstanding information. Making your submission in person is recommended as this provides an opportunity for immediate confirmation of the completeness of your submission. Application Circulation Your application will be circulated to a number of City divisions for technical review and comment. These divisions will provide comments to the Committee of Adjustment and, where appropriate, outline conditions for the approval of the application that would be applied by the Committee. Depending upon the circumstances of your property, various external agencies may also be asked to comment on your proposal. For example, if your property is close to a watercourse, the Toronto and Region Conservation Authority will be asked for their input and/or approval (a service for which the TRCA charges). If your property is next to a rail line, the appropriate rail authority will be asked to comment.

You are strongly encouraged to consult with City divisions and external agencies that may have comments or requirements regarding your proposal. These consultations may reduce delays in deciding on your application. During your pre-application consultation, the Planning Consultant can assist in identifying the divisions and agencies that may have an interest in your application. Consent Application Process Chart City Council has delegated approval authority for Consents, other than the creation of new lots, to the Deputy Secretary-Treasurers of the Committee of Adjustment. Lot additions, validations of property title and creation of easements and rights-of-way may be resolved through a delegated Consent. Discuss your proposal with the Planning Consultant at your local District office to determine if it would qualify as a delegated Consent. If your application is deemed to be a delegated Consent, the application will not go before the Committee of Adjustment at a Public Hearing. The City will mail a Notice of Receipt of Application to all owners of land within 60 metres of the subject property advising that a delegated Consent application has been submitted. If no written objections are received within 14 days from the mailing date, the Deputy Secretary-Treasurer may grant your Consent. To approve any delegated Consent, the Deputy Secretary-Treasurer must be satisfied that: Plan of Subdivision is not required. Criteria of Section 51(24) of the Planning Act are met, including whether the proposal conforms to the Official Plan and adjacent Plans of Subdivision, whether municipal services are adequate to service the proposal and whether the proposal is premature or in the public interest. The Deputy Secretary-Treasurer forms his/her opinion through a detailed review of all material filed with an application, all written submissions and a site inspection. When a delegated Consent application is approved, the processes described below regarding appeals to the Ontario Municipal Board and the issuance of a Certificate of Consent apply. Delegated Consent Application Process Chart Posting of Public Notice Sign You will be provided with a public notice sign: It must be posted in a prominent location on the property and visible from the street for 14 days prior to the Hearing (or when the Notice of Receipt of Application is mailed for a delegated Consent). You must ensure the sign remains in its posted location for this 14-day period and repair or maintain the sign to ensure it remains legible. In certain situations it may be appropriate to post more than one sign on the property. Please note that if the sign is not posted in a location that is visible from the street for the prescribed time, your application may be deferred until the notice has been properly posted. If you have any questions regarding this process, please contact the staff assigned to your application. They will provide you with any information you require and will provide advice regarding any materials that may assist with your application. They are also the City contact identified on the Notice of Public Hearing and can advise you of any neighbourhood concerns arising from your application. It is strongly recommended that you discuss your proposal with adjacent residents in order to address or alleviate concerns that may affect the resolution of your application. You may also wish to contact the Ward Councillor to discuss your proposal with him/her. Notice of Public Hearing The City will mail a Notice of Public Hearing to all owners of land within 60 metres of the subject property at least 14 days prior to the scheduled Hearing date. A copy of the notice will also be provided to any party requesting a copy (this may include community associations). The Notice of Public Hearing will contain the details of the proposal, including illustrative drawings. An agenda for the Public Hearing is prepared one week before the Hearing date. This agenda will contain a copy of the original Notice of Public Hearing (or any amendments) and any appropriate plans or drawings. It may also contain a staff report regarding the application (including conditions for approval), any letters of support or objection, maps and photos of the application and surrounding properties and any other relevant material that would assist the Committee.

Committee of Adjustment Hearing The Committee of Adjustment usually hears Consent applications within 60 days from the date of submission of a complete application. The committee also usually hears the items in the order they appear on the agenda. However, this is at the discretion of the committee and occasionally items are considered out of sequence. At the Hearing, the committee will introduce your item. As an applicant, either you or someone appointed by you will have an opportunity to present your proposal. Any person having an interest in your application will be invited to identify themselves and given an opportunity to make their views known. To approve any Consent, the Committee of Adjustment must be satisfied that: Plan of Subdivision is not required. The criteria of Section 51(24) of the Planning Act are met, including whether the proposal conforms to the Official Plan and adjacent Plans of Subdivision, whether municipal services are adequate to service the proposal and whether the proposed land division is premature or in the public interest. The committee forms its decision through a detailed review of all material filed with an application, letters received, deputations made at the Public Hearing and the results of site inspections. Committee of Adjustment Decision The Committee of Adjustment will usually decide on your proposal at the Hearing. You and any person making a written request will be notified in writing of the committee’s decision within 15 days of the decision being made. The committee may also choose to adjourn the Hearing to a later date. If so, the Committee may either set a specific date for the item to be heard again or may defer it until such time as specific stipulations are met (i.e., a neighbourhood meeting is held or revised drawings are submitted). If this is the case, you must contact City staff once the stipulations have been met and a new Hearing date will be established. Should this result in a revision to the proposal, a new Notice of Public Hearing may be required. Starting May 3, 2017, most appeals of Toronto Committee of Adjustment decisions will be dealt with by the Toronto Local Appeal Body (TLAB) instead of the Local Planning Appeal Tribunal (LPAT). If no appeal is submitted, the decision is final and binding. You will receive written confirmation from the City that no appeals were filed. A similar appeal procedure applies should the Committee of Adjustment refuse your application. Satisfying Conditions of Approval Circulation of the application may result in conditions being recommended for any approval of your Consent. These conditions may be fulfilled before your application goes before the Committee of Adjustment or, more often, will be imposed by the committee as a condition of its approval. Should your application be approved with conditions, and there is no appeal, you have one year within which to satisfy these conditions. If these conditions are not fulfilled within one year from the date of the notice of approval, the Consent is deemed to have been refused. A new Consent application would be required. If there is an appeal to the Local Planning Appeal Tribunal, you would have one year to fulfill any conditions from the date of the order of the LPAT. Certificate of Consent Once you have satisfied the conditions of approval, the City will issue a Certificate of Consent. The following must be provided to the Deputy Secretary-Treasurer of the Committee of Adjustment before the Certificate is issued: Draft Certificate of Consent that includes a complete and registerable description of the land that is the subject of the Consent. Deposited Reference Plan for the subject property that accurately reflects the approved Consent application. Proof that all conditions of approval have been fulfilled within one year from the date of the notice of approval. In the case of a property line adjustment or a lot addition, you must provide a solicitors’ undertaking that the severed lands will be joined with an abutting parcel. After the City issues the Certificate of Consent, you have two years from the date of its issuance to carry out the necessary legal transaction (i.e., the registration of the deed), otherwise the Consent lapses. Ensure that you provide a copy of the registered deed to the Building Division when you apply for your building permit.

What To Expect At the Public Hearing Hearing Procedure (General Outline) The Chair will vet the agenda by time slot to determine which applications will be contested and which applications will not. Applications that are not contested will be heard first by the committee. Applications that are contested (i.e., have neighbours present who wish to address the Members) will be held to the end of the time slot. If the item you are interested in is held, the Chair will suggest that parties meet outside the hearing room to discuss concerns. Meeting with the applicant is only a suggestion and not a requirement. Making a Submission to the Committee The applicant/agent will speak first and will have five minutes to make his/her presentation and another five minutes to rebut comments made by interested parties. Interested parties will be invited to speak after the applicant’s initial presentation. Each speaker will be given five minutes and one opportunity to address the committee, so please focus your comments, as follows: State clearly your name and address. Explain how the variances or consent being requested will impact the enjoyment of your property and neighbourhood (positively or negatively). Review the variance requests keeping in mind the four tests that the committee must apply, which are: Is the variance requested minor; Is the proposal appropriate for the development of the land and/or building; Is the general intent and purpose of the City’s Zoning By-law maintained; and Is general intent and purpose of the Official Plan maintained. What cannot be considered by the Committee Aspects of the proposal that do not require variances (example: If building height is not listed as a requested variance then it is not a matter that the committee can consider). Noise, pollution, property maintenance, construction and engineering concerns (please contact Toronto Building). Prosecution for illegal construction. The committee is required to view these applications as if the construction has not been started or completed. Personal comments about neighbours, agents, applicants. The decision Once the applicant/agent has completed the rebuttal, the Chair will bring the matter “into committee” and no further comments will be permitted, unless the Chair or a committee Member asks a question. The Chair and Members will announce their decision at the hearing and will state conditions of approval, if imposed. The committee may defer an application but only if circumstances warrant such action. If you speak at the hearing or wish to receive a copy of the written Decision, please complete the Decision Request Card (provided in the hearing room) and file it with the Recording Secretary. Deferrals Deferrals are not awarded automatically and requests are considered by the committee at the public hearing. Justification for a deferral must be provided to the committee. You are advised to be prepared to present your proposal, as the committee may not grant your deferral request. If committee chooses to adjourn the Hearing to a later date, the committee may either set a specific date for the item to be heard again or may defer it until such time as specific stipulations are met (i.e., a neighbourhood meeting is held or revised drawings are submitted). If this is the case, you must contact City staff once the

stipulations have been met and a new Hearing date will be established. Should this result in a revision to the proposal, a new Notice of Public Hearing may be required. The committee members may impose a deferral fee to cover the cost of sending new Notices when the application is rescheduled. The deferral fee must be paid prior to re-scheduling the application. Info on the City's BUILDING & CONSTRUCTION PROCESSES: https://www.toronto.ca/services-payments/building-construction/ Building & Construction – City of Toronto www.toronto.ca Apply for a Building Permit. Learn how to make an application for a building permit to begin construction, demolition, add an addition or renovate your property.

From above: NOTE: It seems to me that according to this document, the approval process can take 2-3 years, the sales process can take 6- months to 2-years, the building process can take 2-3 years and the registration period can take 1+ year = upwards of max. 9 years from site purchase to occupancy! I have much more material, but since I hit on this jackpot of more concise detailed info, I thought I would shoot it off to you. I am also working on research around the mechanisms for protesting new developments and developers. So please stay tuned for that info next. Thank you and best regards. I remain... Sincerely yours, SHAWN VENASSE SHAWN VENASSE Sales Representative, The Elli Davis Team - Royal LePage RE Svcs Ltd, Brokerage 416-921-1112 | 416-670-7042 | [email protected] [http://www.ellidavis.com%20%20www.shawnvenasse.com/]www.ellidavis.com www.shawnvenasse.com 55 St. Clair Avenue West, Toronto, ON M4V 2Y7 \"What's in a name? That which we call a rose by any other name would smell as sweet.\" - William Shakespeare NOT INTENDED TO SOLICIT ANYONE UNDER CONTRACT (#nitsauc) Associate to Elli Davis - Sales Representative (Royal LePage Real Estate Services Ltd, Brokerage) -- \"Celebrating 35-years in business!\" For a complete review of all caveats, disclaimers, terms of use, privacy policy etc., please refer to https://www.publishthis.email/caveats,-disclaimers,-terms-of-use-and-privacy-policy-rkbCEZFsz