Development Servicing
Development servicing is overseen by the Development Engineering and Green Infrastructure Services (GIS) Departments.
These departments are responsible for ensuring new development applications comply with infrastructure requirements and standards outlined in:
- Subdivision and Development Servicing Bylaw
- Zoning Bylaw
- Community and Neighbourhood Plans
- Engineering Services Plans
- Other policies and bylaws as applicable
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What is infrastructure?
Infrastructure includes sanitary and storm sewers, water mains, roads, curbs, greenways, sidewalks, street trees, lighting, and facilities like stormwater ponds, lift stations, and PRV stations.
Curious how infrastructure is currently planned and paid for in the Township? Check out this short video: Planning and Paying for Infrastructure.
Subdivision & development servicing bylaw
The Subdivision and Development Servicing Bylaw No. 5382 outlines the standards and documentation required for development servicing. Developers and consultants should refer to it regularly.
All required works and services must be built to bylaw standards before subdivision approval or building permit issuance.
Development servicing fees
Administration fees
The Subdivision and Development Servicing Bylaw outlines the administration fees required for the Servicing Agreement.
Administration fees are based on the accepted construction cost estimate (including landscaping, street trees, replacement trees, retained trees, and environmental works), and are calculated in accordance with the following table:
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Administration fee breakdown |
Incremental construction cost |
Administration fees % |
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First |
$100,000 |
5.50% |
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Next |
$150,000 |
5.00% |
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Next |
$250,000 |
4.50% |
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Next |
$500,000 |
4.00% |
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Remainder |
$1,000,000 and over |
3.75% |
Securities
Security deposits are paid to the Township by cash or Letter of Credit for the following works:
- Civil construction
- Landscaping and Trees
- Environmental
Deposit Requirements:
- 150% of estimated cost if design drawings are not yet approved.
- 100% of estimated cost if drawings are approved for construction.
The estimated cost includes construction, engineering, inspection, testing, installation, and applicable taxes, as determined by the Owner’s Engineer and accepted by the Township.
Cash-in-lieu
If the Township deems any required works and services premature, the developer must instead provide a non-refundable cash payment equal to 120% of the estimated cost, as determined by the Owner’s Engineer and approved by the Municipality. This payment will be held until construction becomes feasible and is used to complete the intended works.
Development servicing process
Refer to the step-by-step guide outlining application requirements, design submissions, approvals, construction expectations, inspections, and final acceptance.
| 1. Application |
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Initial review by staff, who gather background info and prepare comments for reports to Council or decision letters. |
| 2. Preliminary review |
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Defines the scope of off-site works and legal requirements. |
| 3. Detailed design |
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Once the scope of the project has been finalized, the developer's Engineer and Landscape Architect submit coordinated civil and landscape drawings. Design submission requirements
Required documents include:
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| 4. Servicing agreement |
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The Township prepares the servicing agreement outlining required works, legal, and financial obligations.
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| 5. Pre-construction meeting |
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A pre-construction meeting must be held with the developer, consultant, contractor and Township staff (Development Engineering Inspector, Erosion & Sediment Control Coordinator, and Green Infrastructure Services) before permits are issued for offsite servicing and erosion/sediment control. Required items:
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| 6. Construction |
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Guidelines to contractors & consultants Contractors and consultants must review and sign the Township’s guidelines before construction begins.
Permission to construct Before any land clearing, excavation, or construction begins on a subdivision site, developers must obtain Permission to Construct from the Township. This is only granted after a Highway Use Permit is issued by the Engineering Division. Exceptions:
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| 7. Inspections |
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The owner's engineer, landscape architect, and QEP shall provide necessary inspection services to ensure compliance with the Bylaw and the accepted drawings.
Additional documents (as requested by the Township): |
| 8. Substantial completion and maintenance period |
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Substantial completion request
Inspection & deficiency review
1-Year civil maintenance period
Final acceptance
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| 9. Building permit release |
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| 10. Landscape completion and final inspection |
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Once construction is complete, the Landscape Architect must:
Where the required works also include retained and/ or replacement trees, an arborist assessment is also typically required at time of Completion Final inspection
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| 11. Return of securities and landscape acceptance |
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Servicing agreement landscape Once landscape works are deemed acceptable:
1-Year landscape maintenance period begins
At the end of the period:
If satisfactory, an acceptance certificate is issued, and the maintenance holdback is released. Responsibility for tree and landscape works transfers to the Township. Building permit landscape On-site landscape works are reviewed by the Landscape Architect for completion and compliance.
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| 12. Record drawing submission |
After construction, the engineer of record must submit:
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