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Background Reports
The City of Burlington and other review agencies may require additional supporting information or material to allow full consideration of a development application. The need for background reports and the level of detail required will be established during the Preconsultation process (PDF).
The following is a list of commonly required technical studies, including primary contact information and, where applicable, relevant guidelines or terms of references. Please be advised that this is not an exhaustive list.
| Technical Study: Planning Justification Report |
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Required for Regional or local Official Plan Amendments or Zoning By-law Amendments at the discretion of the Planning and Building Department. A qualified planner must submit a report providing planning justification for the proposed amendment in light of the principles, objectives and policies of the City's Official Plan and the technical studies accompanying the application. The goal of the report is to document how the proposed departure from the local policies and regulations represents good planning and is in the public interest. The report must: describe the site context; address applicable provincial and regional policy; describe the proposal in detail including preliminary site plan details if applicable; address applicable local Official Plan policies (e.g. policies relating to compatibility, intensification, redesignation criteria and conversion policies); discuss findings of the technical studies in the context of the Part II Functional Policies of the Official Plan. Contact: Development Planning, |
| Technical Study: Stormwater Management Report |
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Stormwater management is required to mitigate the effects of urbanization/development on the hydrologic cycle including increased runoff, and decreased infiltration, of rain and snowmelt. Required for all applications in accordance with Part II, Section 9.3, subsections a) & d) of the Official Plan. Contact: Capital Works, Site Engineering, |
| Technical Study: Functional Servicing Report |
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Required for all applications in urban areas in accordance with Part III, Sections 87-89 of the Regional Official Plan. A Functional Servicing Report will outline the municipal water and wastewater servicing scheme for the proposed development. Municipal (Urban) Servicing Guidelines are available from Halton Region. Contact: Halton Region Background Information: |
| Tree Inventory and Vegetation Management Plan |
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Required when a property under application contains woodlots, tree stands or hedgerows, in accordance with Part II, Section 6.3, subsection b) of the City's Official Plan and Part IV, Sections 146-147 of the Regional Official Plan. A tree survey must be prepared by a qualified professional, identifying all existing trees, their type, size and condition, those trees proposed to be removed and retained, and the methods to be used to ensure preservation of those trees to be retained. Contact: Capital Works, AND Contact: Roads, Parks & Forestry |
| Technical Study: Traffic/Transportation Impact Study |
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Required for applications as set out in Part II, Subsection 3.2.2 d) of the City's Official Plan and Part IV, Sections 171-173 of the Regional Official Plan. The goal of a Transportation Impact Study (TIS) is to assess the potential effects of traffic caused by a proposed development on Regional and local roadways and to identify the required roadway and access improvements needed to ensure that the roadway system will operate at an acceptable level upon completion of the proposed development. Contact City Transportation Planning staff (City roads) or Regional Public Works staff (Regional roads) for background information. For Regional roads, please refer to the Regional Transportation Impact Study Guidelines (PDF). Contact: City of Burlington Transportation Planning and Halton Region (where applicable), Background Information: |
| Technical Study: Top-of-Bank Demarcation and Creek Assessment |
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Required for applications on any property containing, or abutting a creek or valley feature, Lake Ontario or Burlington Bay shoreline, in accordance with Part II, Section 8.2.2. subsection b) and Part III, Section 6.4.2, subsections d) and e) of the City's Official Plan. Applicant's surveyor must meet on-site with representatives of the City Engineering Department and Conservation Halton to survey the top of bank and/or floodline, and this surveyed line should be incorporated into the applicant's subdivision or site plan. Contact: Conservation Halton |
| Technical Study: Noise and Vibration Study |
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Applications for residential development and other sensitive land uses may be required to undertake noise studies by a qualified acoustical consultant in accordance with Provincial policy to the satisfaction of the City and any other authorized review authority and shall undertake appropriate measures to mitigate any adverse effects from the noise identified, as set out in Part II, Section 2.4, subsection g), Part II, Section 3.3.2, subsections s), t) and u), and Part II, Section 3.72, subsections d), e) and f) of the City's Official Plan, Part IV, Sections 142-143 of the Regional Official Plan, and for all properties abutting arterial roads. In the case of Regional roads, please refer to the Region's Noise Attenuation Policy for Regional Roads. Contact: Capital Works, Site Engineering, Halton Region (where applicable), Background Information: |
| Technical Study: Shadow Analysis |
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Required for all applications where, in the opinion of the Planning and Building Department, the proposal may result in impacts on adjacent properties from sun shadowing, in accordance with Part III, Section 2.5.2, subsection (vii) of the City's Official Plan. Guidelines for this analysis are contained in the City's Site Plan Application Guidelines. Contact: Development Planning, Background Information: Site Plan Application Guidelines (PDF) |
| Technical Study: Environmental Site Screening Checklist/ Phase I Environmental Site Assessment |
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The Regional Official Plan requires the applicant to determine whether there is any potential contamination on the subject site in accordance with the "Protocol for Reviewing Development Applications with respect to Contaminated Sites," and undertake appropriate measures to remediate the site to a condition that is suitable for the intended use. Applicants should contact Halton Region for historical data and any environmental records. Contact: Capital Works, Site Engineering, Halton Region, Background Information: |
| Technical Study: Phase II Environmental Site Assessment/ Record of Site Condition Report |
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Required when the Phase I site assessment identifies the possibility of site contamination and in accordance with Part II, Section 2.4, subsections i) and j) of the City's Official Plan and the protocol for contaminated sites. All requirements of the protocol must be met for Phase II studies and required Records of Site Condition (RSCs). Contact: Capital Works, Site Engineering, Halton Region (where applicable), Background Information: |
| Technical Study: Heritage Impact Statement |
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In accordance with the City's Official Plan Part II, Section 8.4, all development shall consider cultural heritage resources and wherever feasible, incorporate these resources into any development plans in a way that conserves the character-defining elements (including important vistas and streetscape) of the cultural heritage resource. Completion of a heritage impact statement may be required for any property designated pursuant to the Ontario Heritage Act, identified on the City's Inventory of Heritage Resources, or for any property located adjacent to a designated or otherwise inventoried property. Contact: Development Planning, |
| Technical Study: Archaeological Report |
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In accordance with the Provincial Policy Statement, development and site alteration shall only be permitted on lands containing archaeological resources, if these resources have been conserved by removal and documentation or preservation on site. Required for all applications in or near areas of archaeological potential, as determined by Halton Region. Reports must be completed in accordance with Provincial requirements and the Regional Archaeological Master Plan. Contact: Halton Region, Background Information: |
| Technical Study: Wind Impact Study |
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May be required, as determined by Planning staff, for any building over six storeys in height. The report will provide information related to wind comfort conditions for pedestrians both on and around the development, and will address how wind impacts will be mitigated. Contact: Development Planning, |
| Technical Study: Sensitive Land Use (Risk Assessment) Report |
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Required for applications proposing sensitive land uses in proximity to existing industrial uses, or proposing industrial uses in proximity to existing sensitive uses, in accordance with Part II, Section 2.4 g) of the City's Official Plan, Part IV, Sections 146-147 of the Regional Official Plan, and the Ministry of the Environment D-6 series guidelines. Contact: Halton Region, Background Information: |
| Technical Study: Agricultural Impact Assessment Report |
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Required for applications as set out in Part II, Subsection 13.3 e) of the City's Official Plan and for certain proposals in certain designations in the Regional Official Plan. Guidelines for these assessments are available from Halton Region, and these assessments will be reviewed by the Halton Agricultural Advisory Committee (HAAC). Contact: Halton Region, Background Information: |
| Technical Study: Hydrogeology Study |
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Required for all applications in areas subject to private water and septic services, as set out in Part IV, Subsection 2.1.3 b) and Part IV, Subsection 3.3 d) of the City's Official Plan, the Regional Official Plan and the Region's "Hydrogeological Studies & Best Management Practices for Groundwater Protection Guidelines". Applicants should contact the Halton Health Department for more details regarding site-specific studies, which must be approved by the Region following a peer review. Contact: Contact: Halton Region and Conservation Halton (where applicable) Background Information: |
| Technical Study: Commercial Market Impact Study |
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Required for commercial applications as set out in Part III, Section 4.2.2, subsections d) (ii) and (iii) of the City's Official Plan, and for any supermarket proposals. These studies must identify the primary trade area, and where this area may extend into other local municipalities, the City will consult with Halton Region and the affected local municipalities. These studies will be evaluated by the City on the basis of a peer review to be undertaken at the applicant's expense. Contact: Development Planning, |
| Technical Study: Geotechnical Study/Slope Stability Analysis |
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Required to ensure the proper design is applied for building construction, typically required for buildings with underground parking structures. Geotechnical Study/Slope Stability Analysis may also be required to determine stable top-of-bank, in consultation with Conservation Halton. Contact: Capital Works, Site Engineering, Conservation Halton (where applicable) |
| Technical Study: Environmental Impact Study |
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The purpose of an Environmental Impact Study is to demonstrate that a proposed development will result in no overall negative impacts to the functions and features of the natural system impacted by the proposed development. Required for applications as set out in Part II, Section 2.5 of the City's Official Plan, the Regional Official Plan and the Region's Environmental Impact Assessment guidelines. Contact: Halton Region, Contact: Conservation halton (where applicable) Background Information: |
| Technical Study: Park Concept Plan |
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Required for any applications where all or part of a new City park or addition to a City park is included as part of the proposal. The required facilities and standards are available from the City Parks and Recreation Department. Contact: Capital Works, Parks and Open Spaces, |
| Technical Study: Land Assembly Documents |
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Required for applications where, in the opinion of the Planning and Building Department, the assembly of additional lands is required to facilitate orderly development of the area. Applicants are required to submit documentation demonstrating that a reasonable, bona fide offer has been made to acquire such lands. Contact: Development Planning, |
| Technical Study: Landfill Impact Study |
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Required for applications on or within 500 metres of all landfill sites (active or closed.) Study requirements should be obtained from Halton Region. Contact: Halton Region, |