Planning

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Planning Notices

Notice of Public Meetings

Interactive City Map

The City's interactive map can be used to view a variety of municipal amenities and information, including Comprehensive Zoning By-law, Official Plan Land Uses, and Heritage Properties, among others. To view specific information, select the "Layer" you wish to see. You can search for specific properties using the search bar on the top right hand side of the window.

Official Plan

Did you know? The City is in the process of reviewing its Official Plan. For information on this process, including studies and reports, key dates, and subscribing to remain informed, please visit the project page on Engage Stratford.

Stratford’s Official Plan is the City’s overarching policy document that contains guiding principles, goals, objectives and policies for land use. The City’s Official Plan acts as a road map for how our community will develop, where we should locate housing, build transportation networks, locate employment lands, offer community facilities, and much more.

Official Plans are necessary to inform land use decisions and ensure compatibility between different land uses (e.g., residential, commercial, industrial) and the protection of our cultural heritage resources and natural environment. Official Plans also ensure that the City prepares for future infrastructure needs to support a growing community through the provision of parks, transit options, schools and recreation spaces.

The Planning Division develops policy, administers the City’s Official Plan and from time-to-time changes or amends sections of the Official Plan through a public process referred to as an Official Plan Amendment.

The City’s Official Plan contains policies that govern land use and provides the basis for zoning and other by-laws.

Before the City can accept an application to amend the Official Plan, a Formal Consultation with the City's Planning staff is required. A Formal Consultation will allow Planning staff to identify any issues with your Official Plan Amendment application, provide initial feedback and identify studies and reports that will be required for a complete application.

To learn more about the City's Official Plan, please review the following documents:

• Official Plan Amendment Application
• Official Plan
• Official Plan - Schedule "A" - Land Use
• Official Plan - Schedule "B" - Natural Hazards
• Official Plan - Schedule "C" - SPP Significant Threat Areas
• Official Plan - Schedule "D" - Road Network
• Official Plan - Schedule "E" - Heritage Areas and Corridors
• Official Plan - Appendix "I" - Heritage Conservation District

Learn more about Official Plans by visiting the Province of Ontario’s Citizen's Guide to Land Use Planning webpage.

Comprehensive Zoning By-law & Zoning By-law Amendment Process

The Comprehensive Zoning By-Law is the City’s primary tool to regulate the use of land in the City. The Zoning By-Law divides all land in the City into various zone categories (i.e., residential, commercial, industrial, institutional), and establishes what uses are permitted and identifies standards around the location, massing and height of buildings and structures in the City.

Zoning By-Laws are necessary to put the policies set out by the City’s Official Plan into effect and to provide day-to-day administration. It provides a legal and precise way of managing land use and future development while also helping to protect our community from conflicting land uses from occurring in our community. 

If you want to develop your property in a way that is not allowed by the Zoning By-law, you may apply for a Zone Change, also known as a zoning by-law amendment or a rezoning. Council can consider a new use only if the new use is allowed by the Official Plan. Information on the City'sZone Change Process is available.

A ‘Notice of Application’ is circulated for all complete Zoning By-law Amendment applications to provide neighbouring property owners and citizens an opportunity to share their input on development proposals that may affect them. A statutory public meeting is held before any decisions are made on a zoning change application. This meeting provides a forum where members of the public can share their input on an application or ask clarifying questions about a proposal.

Before you apply for a rezoning, you are required to speak to the City’s Planning staff by going through our Formal Consultation process. This process will allow staff to determine if your application can be made and for them to provide advice and information on what would be required for a complete application.

Learn more about Zoning By-laws by visiting the Province of Ontario’s Citizen's Guide to Land Use Planning.

Comprehensive Zoning By-Law Text:

• Table of Contents
• Preamble, Sections 1 through 14
• Section 15
• Schedule B (Street Classification and Existing & Design Street Widths)

Comprehensive Zoning By-Law Maps:

• Schedule A
• Schedule A1
• Schedule C - Wellhead Protection Areas

To apply for an Amendment to the Zoning By-law:

Application for an Amendment to the Zoning By-law

Committee of Adjustment (Consent & Minor Variance)

The Committee of Adjustment is appointed by City Council and operates independently from City Council. The Committee of Adjustment hears applications for ‘Minor Variances’ and ‘Consents’ (also known as severances).

When you are looking to develop your property in a way that does not conform exactly with the requirements in the Zoning By-law, you will be required to apply for a Minor Variance.

A Consent is required if you want to sell (sever) or mortgage a portion of your land or enter into an agreement/lease for a period of 21 years or more. There are also other circumstances in which a consent from the Committee of Adjustment is required. The requirement for a consent helps to ensure that development occurs in a controlled and orderly way, and that proper servicing is in place to accommodate it. Both the severed and retained lots must conform to the Official Plan and the Zoning By-law. If they do not, a minor variance must be applied for at the same time as the consent.

A ‘Notice of Application’ is circulated for all complete ‘Minor Variance’ and ‘Consent’ applications to provide neighbouring property owners an opportunity to provide their input on development proposals that may affect them.

All decisions made regarding applications heard by the Committee of Adjustment can be appealed to the Ontario Land Tribunal. More information about the Committee of Adjustment and the Minor Variance and Consent process can be found in the documents below:

• Committee of Adjustment Guidelines
• Committee of Adjustment Process

Complete the Consent Application form to apply for consent to sever and convey a parcel of land or an easement. Complete the Minor Variance Application form to apply for minor variance to the Zoning By-law for residential, commercial, and industrial properties.

2025 Committee of Adjustment Hearing Schedule

Please note that all hearings take place in the Council Chamber, located at 1 Wellington Street, Stratford, beginning at 4pm on the following dates:

• January 22, 2025
• February 19, 2025
• March 19, 2025
• April 16, 2025
• May 21, 2025
• June 18, 2025
• July 16, 2025
• August 20, 2025
• September 17, 2025
• October 15, 2025
• November 19, 2025
• December 17, 2025

Draft Plan of Subdivision

A plan of subdivision is generally required when an applicant wants to create five or more lots. A registered plan of subdivision creates new, separate parcels of land and can be legally sold. It shows how a property has been subdivided, it includes information and conditions on how to develop a parcel of land, and details on storm and sanitary sewers, protection of natural features and other site-specific information.

To subdivide land within the City of Stratford, you need approval of a Plan of Subdivision from City Council.

Subdivision approval ensures that:

• the land is suitable for its proposed new use;
• the proposal conforms with the City’s Official Plan and Provincial legislation such as the Planning Act and the Provincial Policy Statement; and
• communities are protected from developments that are inappropriate or may put undue strain on community facilities, services or finances.

You can use lots or blocks created by a Plan of Subdivision for various purposes, such as residential or commercial use, based on the designation of the land within the Official Plan and zoning permissions in the Zoning By-law.

Before the City can accept an application for a Draft Plan of Subdivision, a Formal Consultation with the City's Planning staff is required. A Formal Consultation will allow Planning staff to identify any issues with the application, provide initial feedback on the proposal and identify studies and reports that will be required for a complete application.

Learn more about Subdivisions by visiting the Province of Ontario’s Citizen's Guide to Land Use Planning. 

To apply for a Draft Plan of Subdivision:

Application for a Draft Plan of Subdivision

Part Lot Control

In Ontario, the subdivision of land is governed by the Planning Act. Section 50 (7) of the Planning Act states that part of a lot on a registered plan of subdivision can't be transferred to a new owner without the municipality's approval. This prevents lots in a subdivision from being further subdivided. Part-lot Control regulates the sale or transfer of part of a lot or block of land within a registered subdivision. 

The Planning Act authorizes municipalities to pass by-laws, through Council, to exempt land from Part Lot Control, allowing the landowner to further subdivide a lot that had previously been created by way of a Plan of Subdivision. Exemption from the part lot control provisions of the Planning Act allows lots to be subdivided without requiring approval from the Committee of Adjustment or the submission of a new plan of subdivision.

Exemption from part lot control is appropriate when a number of small parcels are created (e.g., for service easements), but the resulting changes won't affect the nature or character of the subdivision. This often happens with the division of blocks for townhouses and semi-detached homes and for the development of industrial subdivisions.

To apply for Part Lot Control:

Application for Part Lot Control

Site Plan

A Site Plan is a drawing, or set of drawings, illustrating the physical arrangement of property improvements such as buildings, driveways, parking areas, pedestrian sidewalks, landscaping, fences, light fixtures, grading, drains and municipal services. Control over the detailed site-specific matters relating to a development ensures that a proposal is well designed, fits in with the surrounding uses and minimizes any negative impacts. 

Site Plan Approval and the registering of a Site Plan Agreement are completed before issuing a building permit. It is an interactive process involving both the property owner and City staff to match the property owner's requirements with each property's unique characteristics and municipal development standards.  

The City of Stratford has passed a Site Plan Control By-law, which designates the entire City as a Site Plan Control Area. In Stratford, all commercial, institutional, industrial and residential developments (except for single, semi-detached, duplex and triplex dwelling units) and commercial parking lots are subject to site plan approval. Additions or building use changes that substantially change the usability of a building are also subject to site plan approval if they are for commercial, institutional or industrial uses. Additions to apartments or group townhouses that result in additional dwelling units are also subject to site plan approval.

Before the City can accept a Site Plan application, Formal Consultation with the City's Planning staff is required. A Formal Consultation will allow Planning staff identify any issues with the application, provide initial feedback on the development and identify studies that will be required for a complete site plan application.

For more information on Site Plan Applications, Agreements and processes, please see the documents below. 

• Site Plan Application
• Site Plan Guideline
• Site Plan Process
• Site Plan Itemized Cost Estimate Form
• Site Plan Letter of Credit Sample
• Site Plan Letter of Compliance Grading
• Site Plan Letter of Compliance SWM
• Site Plan Building Permit and Field Review Requirements for Installation of Sanitary Storm and Water Works
• Building Permit Commitment Form Part 3
• Building Permit Commitment Form Part 9
• Site Plan Landscape Guidelines

Draft Plan of Condominium

A Plan of Condominium is a form of ownership or type of land status that can be found in residential, commercial, industrial developments or a combination of such developments. Residential condominiums typically include multi-storey buildings and ground-oriented development such as townhouses and, to a lesser extent, detached homes. Commonly, each unit/lot is individually owned with shared facilities known as common elements, including hallways, elevators, parking areas, private roads, transformers amenity areas etc. Section 9(2) of the Condominium Act states that an application for a Plan of Common Element or Vacant Land Condominium must be processed in the same way as a Plan of Subdivision.

Applications can be made for a new Draft Plan of Condominium or to amend the description of an existing Plan of Condominium. There are several common types of Condominiums, including Standard Condominiums, Vacant Land Condominiums, Common Element Condominiums, and the Conversion from a Rental to a Condominium.

Before submitting an application for a Vacant Land Draft Plan of Condominium or a Common Element Condominium, a Formal Consultation with Planning Staff is required. A Formal Consultation will help the owner/applicant confirm whether a Plan of Condominium is required or supportable by staff, to provide initial feedback, confirm whether other planning approvals will be required and to identify any plans and studies that would be required for a complete application.

To apply for a Draft Plan of Condominium:

Application for Draft Plan Condominium

Formal Consultation

The City of Stratford requires pre-application consultation on all Official Plan, Zone Change, Subdivision, Vacant Land Plan of Condominium and Site Plan applications. The purpose of Formal Consultation is to provide a potential applicant feedback from the City on their proposal before they undertake detailed plans and drawings. Formal Consultation also identifies information and studies which should accompany an application to allow for a speedy review. There is no fee for Formal Consultation. From beginning to end, the Formal Consultation takes approximately 4 weeks.

Documents relating to the Formal Consultation Process include:

• Formal Consultation Request Form
• Formal Consultation Process
• Formal Consultation By-law 140-2019

Please review definitions of affordable and attainable housing, to be used in planning applications.

Affordable and Attainable Housing Definitions

Affordable and attainable housing is defined per City Policy and the Provincial Policy Statements (PPS).

Zoning and Building Information Report

Please fill out the Request for a Zoning and Building Information Report, which can be submitted in person at the City Hall Annex (82 Erie Street, 3rd Floor), or by email. Requests are not processed until payment has been received, either by cash, cheque, or credit card.

Property Survey Requests

The City of Stratford may have a copy of a survey for your property, if one has been provided by an owner or developer for our files in the past. If available, these surveys can be provided upon request, for a fee of $27.00. There is no charge if a file search determines that there is no survey on file.

A survey is a dimension plan of someone's property, including property line locations and dimensions. It also includes any fixed structures on the property (i.e., buildings, fences, retaining walls, etc.).

A survey plan is a representation of the physical conditions of the site at a specific point in time and reliance on any survey plan should be done with caution, and with an awareness that physical conditions of any site can change with the erection of fences, building additions, and the passage of time. Please note that survey(s) on file may not be up to date, and if the survey is to be used for land planning or building matters, the property owner should hire a licensed Ontario Land Surveyor to conduct the survey.

To request a copy of a survey that we have on file, please send us an email, specifying the property address. There is no cost to search the file for a survey. The survey can only be released to the registered property owner (confirmed by photo identification). If the request is being submitted by someone other than the property owner, a signed Authorized Agent Form will be needed. There is an estimated three business day turnaround for requests.

If no survey is located in our files:

• You may be able to request one from the Ontario Land Registry Office. 
• If you know the survey firm which has conducted a past survey for your property, you may contact that survey firm to request a copy of the survey.
• You may hire a licensed land surveyor to perform surveying services.

Change of Municipal Address

Proper street numbering enables people to easily locate properties, business and dwelling units. When new buildings are built or redevelopment occurs, it is sometimes necessary to change the municipal address.

Request for New or Change of Address Form

Authorized Agent Form

Guidelines & Studies

Guideline documents, secondary plans, and other studies carried out by the Division are available upon request:

• Demographic and Economic Profile and Population and Housing Growth Forecast
• Heritage Conservation District Plan
• North East Community Secondary Plan
• Stratford West Secondary Plan
• Stratford’s Master Transportation Plan
• Urban Design and Landscape Guidelines

Heritage

Heritage Stratford is an Advisory Committee to City Council (established through By-law 133-2004), and assists Council on all matters relating to legal designation and conservation of properties with Cultural Heritage Value or interest. This can involve individual properties, Heritage Conservation Districts, or other heritage matters. The Committee consists of citizen volunteers that give their time to provide Council, citizens, and property owners with an independent voice on matters relating to the City’s heritage buildings and properties.

A heritage permit is required for any new construction or “alteration” work within the Heritage Conservation District, or to a designated property.

 Facility Accessible Design Manual

The City's Facility Accessibility Design Manual (FADM) was adopted by City Council at the July 26, 2021 Regular Council meeting. Created in consultation with the Accessibility Advisory Committee, the FADM addresses accessibility requirements for the design and construction of new facilities, as well as retrofit, alteration or additions to existing facilities owned, leased or operated by the City of Stratford.

Staff and the Accessibility Advisory Committee will work to promote the manual and provide education on the benefits of meeting these standards by private developers. As noted above, these standards only apply to City facilities and not private developers, although its use will be encouraged throughout the community. Staff will also begin ensuring future projects comply with the manual.

A physical copy of the FADM can be requested by email, or by calling 519-271-0250 ext. 5345.

Development Charges

Development charges help finance capital projects required to meet the increased need for services resulting from growth and development. Development charges are fees and may only be used for the purpose for which they are collected.

Please see the 2022 Development Charges Background Study for more information.

Please see the Development Charges Pamphlet for more information.

For more information about Development Charges, please send us an email.