Elevate provides a wide range of professional planning services such as:

• Official Plan & Zoning By-law Amendments;

• Site Plan Approval;

• Draft Plan of Subdivision Approval and Registration;

• Condominium Approval & Registration; and

• Minor Variance & Consent Approvals.

Our involvement in the planning approval process includes representation at Committee of Adjustment, deputations to municipal councils, and attending meetings with civic and agency staff, and stakeholder consultation, and providing expert testimony at planning tribunals including for the Ontario Land Tribunal (OLT) and the Toronto Local Appeal Body (TLAB).

In addition to our planning application services, Elevate prepares studies that are required in support of and for the planning approval process including:

Planning Rationale & Justification – A comprehensive planning study which, among other things, evaluates a development proposal and the planning framework that applies to the site and area. This type of study is a critical part of the planning process as it summarizes why, in our opinion as professional planners, a particular development proposal represents good planning and should be approved.

Community Services & Facilities – These studies assist in the identification of current and required levels of community and social infrastructure due to potential demands from new development. These studies are essential in determining the general health of local social infrastructure and necessary improvements to enhance the quality of life for existing and future residents.

Housing Issues/Needs – While this type of study can bear different forms, it is typically required when rental housing demolition/conversion is proposed as part of a redevelopment. In these instances, it evaluates relevant policies from the Official Plan, the Municipal code, and various details associated with the rental housing on the site.

Preliminary Due Diligence, Feasibility, & Advisory - We undertake preliminary planning assessments that assist the client in determining the land use and development potential and feasibility of a site.

In addition to providing planning services, Elevate provides project management expertise which allows for the efficient and timely processing of planning applications. This means that, during the processing of an application, we will lead the team of consultants, recommend and coordinate strategies, and work with municipal and agency staff to achieve balanced and equitable development outcomes. We have diverse experience in residential, non-residential and mixed-use development at various scales ranging from single detached homes up to high-rise buildings. Whether it is a minor change of use on a property or a major mixed-use development, our team has considerable experience that will enable our client to effectively move through the approval process.