Site Development Application

The City’s Site Plan Control By-law 123-2013, as amended, designates Vaughan as a Site Plan Control Area. This grants Vaughan Council (or the Ontario Land Tribunal if a referral has been made under Subsection 41(12) of the Planning Act) approval authority for most Site Plan Developments in the community. An amendment to the Planning Act came into effect on July 1, 2022, known as Bill 109, More Homes For Everyone Act, 2022. This outlines a mandatory delegation of Site Plan control decisions to be made by City staff instead of Vaughan Council. By-law 141-2022 was approved in June 2022, which delegates the approval authority for Site Development Applications submitted on or after July 1, 2022 to the Deputy City Manager of Planning and Growth Management or designate. Applications submitted before this date will continue to be determined by Vaughan Council unless delegated to staff as per the amended By-law 123-2013.

A Site Development Application, also known as a Site Plan Application, allows City staff to assess matters such as, but not limited to, building design, site design, landscape, and access in accordance with the City's Site Plan Control By-law 123-2013, as amended by By-law 141-2022, which designates the City as a site plan control area.

When a landowner wishes to develop a property with one or more buildings, the Site Plan Control By-law requires the landowner, subject to certain exceptions, to enter into a Site Plan Agreement or a Letter of Undertaking with the City before a building permit is issued by the City. This agreement and/or undertaking outlines the conditions of development approval to ensure the new building(s) is designed in a way that is appropriate, safe and functional, and the impact on neighbouring properties is minimized.

A Site Development Application is also required to be submitted for wireless telecommunication facilities (i.e. towers) in accordance with the City of Vaughan Telecommunication Facility Siting Protocol. The main role of the City is to issue a Statement of Concurrence or Non-Concurrence to the Applicant and to Innovation, Science and Economic Development Canada (ISEDC).  

A Development Application is required to be submitted for Site Development Applications in accordance with the Development Application Submission Process. Information related to the Site Development Application Process can be obtained by calling 905-832-2281 or by emailing DevelopmentPlanning@vaughan.ca. Ask to be connected with the City planner assigned to the file or the community area.

 Pre-Application Consultation

Prior to submitting a Site Development Application, the landowner must arrange a Pre-Application Consultation (PAC) meeting with the Development Planning Department. The purpose of this meeting is for the landowner to present a proposal and for City staff to identify, on a preliminary basis only, the required information for a full and complete Site Development Application.

Submitting a Site Development Application

Upon submitting a Site Development Application, the landowner must pay a fee in accordance with the applicable Fees and Charges By-law.

The planner assigned to the file will send an acknowledgement letter to the landowner advising the file number and setting out any additional requirements to be completed by the owner. In addition, the City is required to send a "Notice of Complete Application" within 30 days of receipt of the application, if all application requirements are satisfied. If all application requirements are not satisfied, a "Notice of Incomplete Application" will be sent to the applicant and processing of the application will not commence until the application requirements are fully satisfied. The application will be circulated to all internal departments and external agencies as affected. Upon registration of the Site Plan Agreement and/or execution of the Letter of Undertaking, the building permit can be issued.

Site Development Application Approval 

The Deputy City Manager, Planning and Growth Management or designate, approves Site Development Applications.

To avoid review duplication and unnecessary revision to the Building Permit Plans, the Site Development Application should be submitted well in advance of the Building Permit Application.

Site Plan Agreement/Letter of Undertaking

After receiving approval, Development Planning staff will prepare a draft Site Plan Agreement or Letter of Undertaking, which is circulated to internal departments and external agencies that requested conditions be included in the Site Plan Agreement/Letter of Undertaking.

After the agreement/undertaking has been finalized, the landowner must execute the document and return it to the Office of the City Clerk for execution by the City. A Letter of Undertaking is not registered on title, however a Site Development Agreement must be registered on the title of the lands before a building permit can be issued.

York Region

If the property subject to a Site Development Application is located on a road under the jurisdiction of York Region, the landowner may be required to enter into a Site Plan Agreement with York Region. For further information, please contact York Region at 1-877-464-9675.