Development Engineering

Building Permit Stage:

This stage is when builders apply for each building permit, allowing for homes and other structures to be built.

Maintenance Stage:

In this stage, construction is finished, and the subdivision is complete. The Town will officially issue the start of Maintenance once the Developer has reached all requirements of their Agreement.

In this municipality, the subdivision must remain in the maintenance period for a minimum of 13 months. During the maintenance period, various construction activities may still occur to satisfy the Developer’s agreement with the Town and prepare the subdivision for assumption.

After 13 months, the developer is eligible to apply for assumption.

Please note: Assumption has no time limit and is based on the Developer meeting all requirements of their agreement with the Town. The Developer maintains responsibility for the infrastructure in the subdivision until the maintenance period is complete.

Assumption Stage:

Once the maintenance period has passed and all deficiencies have been corrected, the Town will assume full responsibility for the maintenance of all municipal services.

What is a subdivision agreement?

A subdivision agreement is a legal contract between the Developer and the Town. The agreement clearly states the developer’s obligations for completion of the subdivision.

How do I determine who is the Consulting Engineer, Developer or Builder for my new subdivision?

When you are ready to construct your fence, ensure that it is in accordance with the Town’s By-laws. Fence construction on property lines can often impact side yard drainage swales and it is ultimately the responsibility of homeowner to ensure they are not altering drainage swales or negatively impacting neighboring properties.

It is recommended that residents wait until their lot grading has been certified by the builder, reference their purchase of sales agreement with their builder before proceeding, and ensure all proposed works are completed in accordance with Town’s By-laws.

Residents are not permitted to change the grading and drainage patterns on their property. Lot grading is designed with stormwater management for the site and any alteration to the design can have a negative impact on the development. Homeowners who change the drainage patterns could be held liable for damages. Residents should contact the Town before beginning landscaping or installing fencing, sheds, decks or pools to discuss these changes and what by-laws or permitting may be required.

The Town has a boulevard by law that regulates acceptable planting/landscaping and locations that can be used on the municipal boulevard. For more information, residents can review the Town’s By-law or contact the Town at 905-478-4282 or by email.

Subdivisions undergoing construction may have temporary inconveniences regarding noise, truck traffic, dust, dirt, or construction vehicle parking. The Town requires developers to reduce these inconveniences to the best of their ability and deals with non-compliance as required.

If you notice excessive debris left in an unassumed subdivision, please contact the Developer directly, or the Town at 905-478-4282 or by email.

Site Plan approval allows the Development Engineering department to review technical aspects of a proposed development, such as grading, drainage, servicing, and access. For more information, please visit our ⁠Site Plan page or contact our Customer Service team at 905-478-4282 or by Email. 

• To hire a professional engineer to complete a grading and drainage design of the subdivision and is responsible for setting elevation and grades.
• To hire a site engineer to inspect and certify the lot to ensure it is in general conformity of the design grading and drainage plan.

Builder Responsibility:

• To fine grade and sod each lot in accordance with the intended design.
• To ensure each lot has been certified by a professional engineer.
• To repair and identify any grading issues until the subdivision has been assumed.

Homeowner Responsibility:

• Ensure surface water flows away from your building.
• Within an unassumed subdivision, it is recommended to ensure your lot has been certified, review your Purchase of Sales Agreement, and reference all applicable Town By-laws/necessary permits prior to commencing any landscape works (i.e. fencing, decks, patios, garden beds etc.)
• All new landscaping and construction should be carried out by the Homeowner without disruption to grading design of the lot to not adversely affect the drainage pattern in and around the land.
• Proper maintenance of property is good for grading, drainage, and the environment.

A grading deposit is made to the builder by the homeowner to ensure that homeowners will not alter the grading of the site with pools, fences, or other landscaping that could prevent the developer from obtaining their grading certification (confirmation that the lot was graded in accordance with the approved grading).

Any grading deposits retained by the builder are not a requirement of the Town. The Purchase of Sales Agreement is between the homeowner and builder and should stipulate when the deposit can be released.  

1. All new residential lots require preparation of an overall lot grading plan prepared by a professional engineer as part of the plan for the subdivision process. The Town approves the overall grading plan to ensure that the proposed development incorporates an overall grading design that considers existing drainage patterns, neighboring property elevations, and storm water outlets.
2. The final lot grading inspection is conducted by the Developer’s consulting engineer after the lot grading and sodding is complete. The Developer’s consulting engineer will certify to the Town that the lot has been graded in accordance with the approved grading plans.
3. Once the subdivision has been assumed it is the homeowner’s responsibility to continue to maintain the grading as approved by the Town.

• Swales are ditch-like channels that are typically located around the perimeter of your property designed to collect and drain water away from your building towards an outlet. Swales can be designed to collect water from neighboring lots.
• A side yard swale is on the side lot line next to the dwelling.
• A rear yard swale is the swale located on or near the rear lot line.
• Rear apron swales are in the backyard, typically on front draining lots. Apron swales typically collect drainage from the middle of the yard and direct water towards the side yard swales.
• Residents are not permitted to alter or fill in drainage swales on their properties because this would have a negative impact on neighboring properties and leaves residents liable for any resulting damages. 

• A rear lot catch basin is a concrete chamber with a cast iron lid in the rear of some properties.
• Rear lot catch basins are located at low points along the rear of property line to allow stormwater to collect through the top of the grate and discharge to the Town’s storm sewer system.
• Wherever there is a rear lot catch basin, there is an underground pipe connected to it, that runs underground to the Town’s sewer system at the street. It is the homeowner’s responsibility when constructing a fence or undertaking any other digging in their backyard to ensure the pipe is not damaged.
• It is the homeowner’s responsibility to ensure that the structure is not blocked, and that rainwater is able to enter and discharge into the sewer system.
• Disposal of any liquid or material is not permitted in a rear lot catch basin, other than surface runoff water.
• Homeowners are not permitted to remove, or cover catch basins located on their properties. 

What do I do if I see water pooling?

If you see water pooling on your property, please contact Customer Service at 905-478-4282 or by email.

In natural areas, the water from rain or snowfall is absorbed by plants and the ground. However, the driveways, sidewalks, roads, and roofs in our neighborhoods cannot absorb this water, leading to an excess of water on the ground (runoff). If left uncollected, this can cause flooding or water pooling.

Stormwater management ponds are facilities designed to collect runoff from the local storm sewer system.

They temporarily hold water, provide treatment, and then slowly release it back into the environment.

Stormwater Management Pond in Construction

Completed Stormwater Management Pond

• Removal of debris in and around the pond
• Inspection and maintenance of structures such as gates, valves, and maintenance holes
• Bank stabilization to prevent erosion of the ponds’ banks may occur at different times

Cutting the grass surrounding the SWMP is not normal practice because the facilities are designed to be a natural environment, helping the stormwater infiltrate into the ground.

Help us maintain our SWMPs by reporting issues, such as any odours, abnormal water colours, or high water levels, to the Town at 905-478-4282 or by email.

• Do not skate on the pond. The ponds are not checked for ice thickness and due to unpredictable flows into the ponds and the unknown contaminants in the water, the quality and thickness of the ice can change rapidly.

• Do not swim, fish, wade, or boat in the pond. The ponds are not supervised and not checked for water quality. Additionally, the water levels can change quickly due to storms.

I have an easement on my property, what does that mean?

An easement typically contains infrastructure that is owned by another entity besides the property owner, such as the Town or a utility company. The easement is registered on the property to grant permission for the owner of the infrastructure to access the property for maintenance purposes.

Examples of infrastructure in easements include, but are not limited to catch basins, underground pipes, and utility pedestals.

Residents are not permitted to construct or place any structure within the easement.

In assumed subdivisions, these markings may be indicative of an upcoming capital project. Residents can view the Town’s current capital projects using this interactive map or on the Town’s website.

Blue spray-painted lines are normal practice to identify water box/valve locations. The Town requires Developers to do this in new developments.

Yellow spray paint is often used by gas utilities, like Enbridge, to identify the location of their gas line.

Who will plant my boulevard tree and when?

Why doesn’t my property have a boulevard tree?

The location of transformers, utility pedestals, streetlights, signs, hydrants, or proximity to intersections determine whether it is possible to plant a tree in front of a home.

Can I install a tree ring around my boulevard tree?

When tree rings are constructed, they can cut the roots of the tree, affecting the tree’s stability. Tree rings can also interrupt tree growth and increase tree mortality.