Site Alteration Permit

In accordance with Site Alteration By-law No. 166-07, no person shall cause, permit or perform a site alteration on land within the City without a permit issued under this by-law. The by-law defines a site alteration as the placement or dumping of fill on land, the removal of topsoil from land, the alteration of the grade of land by any means including the removal of vegetative cover, the compaction of soil or the creation of impervious surfaces, or the combination of any of these activities.

Apply for Site Alteration Permit

Residents or property owners may apply for a permit by completing the Site Alteration Permit Application through our customer service portal. The application must be fully completed and submitted before the City may proceed with processing the permit. Property owners may make an inquiry to sitealteration@richmondhill.ca to help determine the appropriate type of permit application for their proposed landscaping, grading improvements, or residential development.

Site Alterations that require a Permit

Above ground swimming pools
Below ground swimming pools
New residential infill homes
New residential addition
Additional Residential Unit
Multi Residential Minor (generally up to 4 residential units fronting onto a municipal road)
Multi Residential Major (for up to 10 residential units with private road access and servicing or generally 5 to 10 freehold units fronting onto a municipal road)
Excavate, filling or landscaping that impacts existing drainage patterns
Pre-grading within a development application
Pre-servicing within a development application
Shoring Tieback encroachments within City lands related to Shoring Building Permit application

Search all Alteration Permits

Site Alterations that do not require a Permit

Emergency work performed in consultation with the City, subject to any requirement from the Commissioner to obtain a permit for the continuation of such work
Cultivation or tilling of garden beds so long as such work does not have an adverse effect on existing drainage patterns on abutting properties.
The removal of topsoil incidental to a normal agricultural practice including such removal as an incidental part of sod farming, greenhouse operations, and nurseries for horticultural products.
Minor landscaping works, as determined at the sole discretion of the Commissioner, which are at least 0.6 meters from any property line and does not impact drainage patterns on abutting properties.
Additions to existing dwellings or additional residential units that are generally less than 400 square feet in floor area and do not impact the surface drainage system of the property or adjacent properties.

Residents or property owners may make an inquiry to sitealteration@richmondhill.ca to help determine if their proposed landscaping or grading improvements will require a site alteration permit.

Site Alterations within Site Plan Control Area and Oak Ridges Moraine

Site Alteration Permit applications will be reviewed to determine if located within a Site Plan Control Area or within the Oak Ridges Moraine.

Site alterations for residential properties located within a Site Plan Control Area will need to be approved through a site plan application process instead of a site alteration permit. Site Plan Control Areas include properties abutting a railway and properties located within 120 metres of a shoreline as shown on Schedule "B" and “C” of the By-law 76-23. To initiate a site plan approval process, applicants are required to arrange a Pre-Submission Meeting with our Planning Development section.

Site alterations for residential properties located within the Oak Ridges Moraine are required to arrange an Oak Ridges Moraine Pre-Consultation Meeting. This process is required as part of a Site Alteration Permit application and may require additional studies such as a Natural Heritage Evaluation and an Oak Ridges Moraine Conformity Statement.

Site Alteration within Heritage Designation or Archeologically Sensitive Area

Properties designated as a Heritage property or located adjacent to a designated Heritage property may require the submission of an acceptable Cultural Heritage Impact Assessment or Heritage Permit Application prior to permit issuance.

Properties located within an Archaeologically Sensitive Area may require the submission of an acceptable Archaeological Assessment Report prior to permit issuance.

New Infill Residential Home, Addition or Additional Residential Unit - Permit Fees and Security Deposit

New Infill Permit Details
Type of Fees or Security	Amount	Notes
Permit Fee (Infill)	$1098.85	New infill residential home.
Permit Fee (Addition)	$659.72	Addition or additional residential units.
Video Inspection Fee	$793.10	Plus HST.
Landscaping Inspection Fee	$637.00	Only applicable if proposed alteration involves removal or injury to an existing tree subject to our Tree Bylaw.
Grading Security	$10,000.00	This refundable deposit will be released after City inspection and all deficiencies, repairs, or other obligations under the applicable permit and Site Alteration By-law have been completed.
Water, Sanitary, or Storm Service Connections Fee	TBD	The fee amount will be determined by the City-based on servicing requirements for a specific property using standard rates in the City Tariff of Fee Bylaw.

Submission Requirements for New Infill Residential Home, Additions or Additional Residential Unit Site Alteration

A digital copy (pdf) of a Grading/Servicing Plan for a new infill residential home, addition or additional residential unit shall be submitted with the permit application. The Grading/Servicing Plan shall be prepared by a Professional Engineer or Ontario Land Surveyor. The plan shall be prepared in accordance with Schedule “B” of the Site Alteration By-law. The design of all proposed grading and drainage systems shall conform to the City Standards and Specifications Manual.

View a summary list of requirements to be included on the Grading/Servicing Plan.

Please contact patricia.huke@richmondhill.ca to obtain a sample Grading/Servicing Plan.

Multi Residential Minor Permit Fees and Securities

Minor Permit Fees Details
Type of Fees or Security	Amount	Notes
Permit Fee	TBA	Base fee for Multi Residential site alteration permits is $13,184.10 plus $1,098.85 per number of residential units.
Video Inspection Fee	$793.10	Plus HST
Landscape Inspection Fee	$637.00	Only applicable if proposed alteration involves removal or injury to an existing tree subject to our Tree By-law.
Engineering Review and Inspection Fee	TBA	Engineering Review and Inspection fee will generally be 13.10% of the cost of municipal servicing in accordance with City Tariff of Fee By-law.
Development Agreement Fee	TBA	Development Agreement Fee will range from $1,057 to $5,354 depending on the agreement complexity and extent of required municipal servicing.
Grading Security	TBA	Grading Security will be determined based on the number of residential units and the estimated cost of retaining walls. This refundable security will be released after City inspection and all deficiencies, repairs, or other obligations under the applicable permit and Site Alteration By-law have been completed
Municipal Servicing Security	TBA	The Municipal Servicing Security amount will be 100% of the estimated cost of municipal servicing. This security will be released in accordance with provisions in the related Development Agreement.

Submission Requirements for Multi Residential Minor Site Alterations

A digital copy (pdf) of the following documents shall be submitted with the permit application. City guidelines for document preparation are available by selecting available link.

Additional Requirements Based on Application Review

After application review, the applicant will be advised if any of the following additional documents are required to support the permit application. City guidelines for document preparation are available by selecting available link.

Arborist Report (if injury or removal of existing trees)
Natural Heritage Evaluation (if property is within the Oak Ridges Moraine)
Municipal Street Lighting Design Photometric Analysis (if new streetlight required or relocation greater than 3m)
Phase 1 Environmental Site Assessment (if land conveyance to City is required)
Parking Justification Study (if Parking supply is below Zoning By-law requirement)
Noise Report (if residential units abut a Collector or Regional Road or is close to a stationary noise source)
Cultural Heritage Impact Assessment (if property is listed or designated heritage property)
Archeological Assessment Report (if property is within identified archeological sensitive area)

Additional Requirements for Municipal Servicing – Development Agreement

Municipal servicing requirements to support the residential units will require execution of a Development Agreement with the registered property owner. The Development Agreement will obligate the owner to install the required municipal servicing in accordance with the approved Site Servicing Plans and City standards. The applicant will be notified during the review process to submit the following documents to allow preparation of the Development Agreement.

Parcel Register
Boundary Legal Reference Plan
Legal Reference Plan for Land or Easement Conveyance (if conveyance is identified through application review)
Legal Contact Information
Municipal Servicing Cost Estimate (to be prepared by Consulting Engineer)

Multi Residential Major Permit Fees and Securities

Major Permit Fees Details
Type of Fee or Security	Amount	Notes
Permit Fee	TBD	Base fee for Multi Residential site alteration permits is $13,184.10 plus $1,098.85 per number of residential units.
Video Inspection Fee	$793.10	Plus HST.
Landscape Inspection Fee	$637.00	Only applicable if proposed alteration involves removal or injury to an existing tree subject to our Tree By-law.
Parks Administration Fee	TBD	Park Administration Fee will be 14.4% of the estimated cost of proposed private or public landscaping.
Engineering Review and Inspection Fee	TBD	Engineering Review and Inspection fee will generally be 13.10% of the cost of municipal servicing in accordance with City Tariff of Fee By-law.
Development Agreement Fee	TBD	Development Agreement Fee will range from $1,057 to $5,354 depending on the agreement complexity and extent of required municipal servicing.
Grading Security	TBD	Grading Security will be determined based on the number of residential units and the estimated cost of retaining walls. This refundable security will be released after City inspection and all deficiencies, repairs, or other obligations under the applicable permit and Site Alteration By-law have been completed.
Municipal Servicing Security	TBD	The Municipal Servicing Security amount will be 100% of the estimated cost of municipal servicing. This security will be released in accordance with provisions in the related Development Agreement.

Submission Requirements for Multi Residential Major Site Alterations

A digital copy (pdf) of the following documents shall be submitted with the permit application. City guidelines for document preparation are available by selecting available link.

Additional Requirements Based on Application Review

Natural Heritage Evaluation (if property is within the Oak Ridges Moraine)
Municipal Street Lighting Design Photometric Analysis (if new streetlight required or relocation greater than 3m)
Phase 1 Environmental Site Assessment (if land conveyance to City is required)
Parking Justification Study (if Parking supply is below Zoning By-law requirement)
Noise Report (if residential units abut a Collector or Regional Road or is close to a stationary noise source)
Cultural Heritage Impact Assessment (if property is listed or designated heritage property)
Archeological Assessment Report (if property is within identified archeological sensitive area)

Additional Requirements for Municipal Servicing – Development Agreement

Parcel Register
Boundary Legal Reference Plan
Legal Reference Plan for Land or Easement Conveyance (if conveyance is identified through application review)
Legal Contact Information
Municipal and Private Servicing Cost Estimate (to be prepared by Consulting)

Excavate, Filling or Landscaping Site Alteration - Permit Fees and Security Deposit

Permit Fee and Security Deposit Details
Type of Permit	Permit Fee	Details
Permit Fee	$659.72	Excavate, Filling or Landscaping
Landscaping Inspection Fee	$637.00	Only applicable if proposed alteration involves removal or injury to an existing tree subject to our Tree Bylaw.
Security Deposit	TBD	Security amount will be confirmed by City staff based on scope of proposed site alteration. Security deposit will be refunded upon City inspection clearance.

Submission Requirements for Excavate, Filling or Landscaping

Excavate, Filling or Landscaping Site Alteration Permit applications need to include a Grading Plan. A digital copy (pdf format) of a Grading Plan for the excavation, filling or landscaping shall be submitted with the permit application. The Grading Plan shall be prepared by a Professional Engineer or Ontario Land Surveyor. The plan shall be prepared in accordance with Schedule “B” of the Site Alteration By-law. The design of all proposed grading and drainage systems shall conform to the City Standards and Specifications Manual.

Residents or property owners may make an inquiry to sitealteration@richmondhill.ca to obtain a sample grading plan and list or requirements for this type of site alteration.

Pre-servicing, Pre-grading and Shoring Tieback - Permit Fees and Securities

Permit Fees and Securities Details
Type of Fees or Security	Amount	Notes
Permit Fee	$5493.20	Pre-servicing, Pre-grading and Shoring Tieback.
Pre-servicing Engineering Review and Inspection Fee	TBD	Applicable to subdivision pre-servicing and site plan municipal servicing only and amount to be confirmed by City Project Coordinator for development application.
Security Amounts	TBD	Security amounts will be confirmed by the City Project Coordinator for the applicable site plan or subdivision development application

Permit Fees and Securities

Payment of Permit Fees and Grading Security

After submission of a permit application, staff will confirm the applicable fees and grading securities and email an invoice to the applicant. Payment shall be made by the registered owner of the property (not by the applicant or contractor).
Payment must be made by certified cheque or bank draft only (payment by credit card or personal cheque will not be accepted by City). Please ensure that a copy of the invoice is included with your payment and include the Site Alteration Permit Number on your certified cheque or bank draft.
Payment may be made in person at the Access Richmond Hill counter on the Ground Floor at our City Office located at 225 East Beaver Creek Road. Access Richmond Hill will issue a receipt for payment made in person. Remember to bring a copy of the invoice for payment in person.
Payment may also be made by mail, courier, or placed in the drop box located inside the front doors at the entrance to the City Office. Provide an envelope including a copy of the Invoice and the certified cheque or bank draft. Please use the following label on the front of the envelope and do not include any staff names.

Access Richmond Hill
Site Alteration Permit Payment
City of Richmond Hill Ground Floor
225 East Beaver Creek Road
Richmond Hill, Ontario
L4B 3P4

For payment by mail, courier or by drop box, the receipt will be provided by the City with the final Site Alteration Permit.
All applicable permit fees are non-refundable. The permit grading security is refundable and will be released after City inspection and all deficiencies, repairs, or other obligations under the applicable permit and Site Alteration By-law have been completed

Release of Grading Security

Once the site alteration is complete, the property owner shall notify the City (via email at sitealteration@richmondhill.ca) and request the release of the grading security. Staff will then arrange for mandatory inspections of the site alteration. Owners must advise the City if they wish to meet with staff at their property during the inspections. Staff will arrange for a mutual time to meet with the owner. After the inspection is completed, staff will advise the owner in writing of any deficiencies that require repair to conform to the site alteration plan, permit requirements, and any damages to municipal services (e.g. concrete sidewalks or curbs, boulevards, etc.) that require repair due to construction. Additional inspections may be required after the owner has remediated the identified deficiencies. The grading security will be released once all deficiencies, repairs, or other obligations under the applicable permit and Site Alteration By-law have been completed to the satisfaction of the City.

The requirements for pool enclosure fencing are outlined in Chapter 973 of the City Municipal Code. Generally, the enclosure fence shall be located a minimum of 1.5m from the water edge and shall range in height from 1.2m to 1.8m. Enclosure gates shall be self-closing or self-latching; and shall have a child-proof lock located 1.5m above the pool deck.

Municipal Servicing Security – Development Agreements

Development Agreements for Multi Residential Minor and Major Site Alterations will require owners to provide a security in the amount of 100% of the cost of the required municipal servicing. This security may be provided in the form of a certified cheque, bank draft, Letter of Credit or Surety Bond in accordance with City requirements.