Land Use

Most construction requires some form of site plan or land use approval.    We have a list of trusted consultants who provide the required studies.    On some projects one can expect at least ten consultant studies that deal with the interface between the proposed building and the environment and infrastructure around it.    Many design projects start without a review of the zoning by-laws and governing agency requirements, and it is disappointing for owners if the design cannot progress to the permit application.    We are happy to use your consultants but have longstanding relationships with the following land use firms:

AT McLaren Limited (Surveyors), Adele Pierre Landscape Architect, Upper Canada Consultants (Civil Engineers & Planners), S Llewellyn & Associates (Civil Engineers), T. John Consulting Group Ltd. (Urban Planners), Paradigm Transportation Solutions, Premier Environmental Services Inc, G2S Consulting Inc. (Hydrogeologists),  Kuntz Forestry Consulting, Seguin Archaeological Services, Michael R. Plowman GLN Farm & Forest Research Co. Ltd., and Derek Morningstar, M.Sc. Myotistar Senior Ecologist, Soil-Mat Engineers & Consultants (Geotechnical Investigations)

List of Land-Use Applications completed by thinkGiraffe Design Inc.

  • Heritage Lifting of a Hold Applications
  • Committee of Adjustment / Variances
  • Zoning Reviews / Toronto Zoning Applicable Law Certificates
  • Rezoning and Zoning Amendments
  • Severances and Lot Creation
  • Site Plan Applications
  • Niagara Escarpment Applications
  • Conservation Approvals
  • Halton Region and Niagara Region Approvals
  • Environmental Sensitive Area Applications

Land Use Project Showcase

Site Plan Application Eight Storey Apartment Building

This Project required approvals from the City of Burlington, Halton Region and Halton Conservation.

The following drawings and studies were required:

  • Site Plan
  • Architectural Plans and Elevations
  • Topo Survey
  • Landscape Plan
  • Draft Zoning Bylaw
  • Environmental Impact Study
  • Functional Servicing Report and Wastewater
  • Geotechnical Report
  • Grading, Drainage and Site Servicing
  • Hydrogeology
  • Noise and Vibration Study
  • Phase 1 Environmental Site Assessment
  • Planning Justification Report
  • Sun and Shadow Study
  • Storm Water Management
  • Top of Bank Demarcation
  • Traffic Impact Study
  • Tree Study and Preservation Study

The City of Burlington also required several public consultations conducted by thinkGiraffe Design Inc and the Planner.   

Variances & Severances

thinkGiraffe Design Inc reviews the Zoning Bylaws applicable to each project and works with the client to design within the given parameters.    We need to balance caution with our goal to achieve the highest and best use for each site and when reasonable, applying for relief from a restrictive bylaw can add value to the project.

Despite due diligence, we cannot guarantee the outcome of any application, but we will alert you if your chances of approval are low.

We submit the Variance or Severance Application as the Agent of the Owner

thinkGiraffe will issue a set of drawings you can review with your neighbours before the Variance application is submitted.    If there is a breakdown of the relationship between you and the neighbourhood, we will conduct a zoom meeting with all interested parties.

We will represent you at the Committee of Adjustment hearing.    If you find the process intimidating, you do not need to be present.

Most municipalities require a zoning review before you apply for a Variance or Severance.    We work with the Zoning reviewer to limit the number of Variances.

For large projects we recommend that we submit the site plan, floor plans and elevations for a Pre-Consultation.

Streetscape Study for Heritage Review

Heritage reviews and some other applications require streetscape studies.    The owner of this mixed residential commercial property wants to increase the number of apartments from four to six.   There is a Heritage Hold that needs to be lifted.    Our study imports the 3D elevations into photos of the existing streetscape.    The reviewers have to be satisfied that the two-storey addition at the front of the building will not detract from the streetscape.

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