Apply for independent zoning review

An independent zoning review is a review of architectural plans to determine if a project will comply with the City’s Zoning By-law.

It is not a building permit or any other type of approval. It does not allow you to begin construction or use land for any means.

When to apply

An independent zoning review is only required if you are applying for a Zoning By-law amendment or site plan approval.

This review is not the same as a preliminary zoning review, which only applies to projects that do not require a building permit, zoning certificate of occupancy or planning approval.

You will need to include an independent zoning review as part of your completed submission for a Zoning By-law amendment.


This is a review of architectural plans against a base zone category assigned by the City’s Planning Division. This process assists applicants and Planning staff in developing a site-specific Zoning By-law.

You will need to include an independent zoning review as part of your completed submission for site plan approval.


This is a review of architectural plans against the Zoning By-law. Any site-specific Zoning By-law must be in force and in effect before the review.

How to apply

Submit your application online by logging in to or creating an account on ePlans.

  1. Use the “Building and Zoning Applications” workflow. You can start the independent zoning review application by selecting “Zoning Applications” from a drop-down menu.
  2. Provide details about your project at each step of the application. When you reach the field for “Proposed Business Operation”, enter the following information depending on the type of review you require:
    • For a review of a Zoning By-law amendment, enter “Independent Zoning Review IZR-OZ – [Scope of Work]”
    • For a review of a site plan approval, enter “Independent Zoning Review IZR-SP – [Scope of Work]”
  3. Submit the application and pay the required fee.

Refer to ePlans help and support for resources and information about using this online system.


The application will cost $500. You can pay this fee within ePlans.

Submission requirements

Following the submission of your application, you will receive an email that prompts you to upload the following documents to ePlans:

  • A letter detailing the scope of the project and the proposed use
  • An architectural site plan (with site statistics)
  • An established grade and/or context grade site plan with calculation table
  • A set of floor plans identifying all rooms/uses for all floors
  • A set of elevations
  • A set of cross sections

All plans must be completely dimensioned and in metric.

Application timeline and status

Each independent zoning review cycle is completed within 20 business days after the Zoning Examiner receives it.

You can check the status of your application in ePlans. City staff do not have additional information about your progress beyond what the system provides.


Questions about zoning review comments provided in ePlans can be directed to the Zoning Examiner. The name and contact information for the Zoning Examiner can be found on your project status report within ePlans.

If you have questions about how to use ePlans or make a payment, you can contact our customer service staff.

Call 311 (905-615-4311 outside City limits) if you have other inquiries.