What Municipal Reviewers Check First on a Site Plan in Canada

When a municipal reviewer opens a site plan, they are not just looking for a nice drawing. They are checking whether the plan gives enough information to understand the property, confirm the proposed work, and review the project against local rules.

A clear site plan can make a building permit application easier to review. An unclear site plan can slow everything down. Missing property lines, missing setbacks, unclear proposed work, forgotten existing structures, or no north arrow can all lead to correction requests.

This guide explains what municipal reviewers check first on a site plan in Canada, why those items matter, and how homeowners can prepare a cleaner permit submission.

siteplans.ca prepares professional site plans for Canadian homeowners, builders, designers, and property professionals. Whether you are applying for a deck, shed, garage, pool, addition, porch, carport, driveway, basement entrance, or other residential permit, a clear site plan can help reviewers understand the project faster.

Why Reviewers Start With the Site Plan

The site plan is often one of the first drawings reviewers check because it explains the whole property layout. It shows where the existing house is, where the new work will go, how close the project is to property lines, and whether the proposal may affect access, easements, grading, drainage, or utilities.

City of Toronto’s residential permit guidance says a survey or site plan should show property lines, lot area, rights-of-way or easements, existing and proposed buildings, overall dimensions, setback dimensions, and zoning information such as lot area, building area, coverage, and grade elevations. [1]

City of Edmonton says a plot plan for house permits should include the municipal address and legal description, north arrow, scale, date, zoning, property lines, property dimensions, streets and lanes, easements, rights-of-way, restrictive covenants, site depth, site width, and other key site details. [2]

In simple terms, reviewers check the site plan first because it answers the big layout questions:

Where is the property?
Where are the lot lines?
What already exists?
What new work is proposed?
How large is the proposed work?
How far is it from property lines and other structures?
Does the work affect access, easements, drainage, or utilities?

What the Image Shows

The image above shows a site plan arranged the way reviewers like to see information: clear property lines, labelled existing and proposed structures, setback dimensions, driveway access, landscaping, notes, legend, and a review checklist.

The left side lists what reviewers check first:

property information;
property lines and lot dimensions;
existing structures;
proposed work;
setbacks;
driveway and access;
easements and rights-of-way;
grading and drainage;
utilities and services;
north arrow, scale, and notes.

The centre of the image shows a sample site plan with an existing house, proposed addition, deck, driveway, setbacks, property lines, and landscaping. The right side shows common reasons for delays and tips for a smoother review.

1. Property Information

The first thing a reviewer needs is basic property information. If the drawing is not clearly tied to the correct property, the review can become confusing very quickly.

A strong site plan should include:

municipal address;
city or municipality;
province;
legal description where available;
lot number or plan number where available;
project description;
date of preparation;
drawing scale where applicable.

This information may seem basic, but it helps the reviewer confirm they are looking at the right property and the right version of the plan.

2. Property Lines and Lot Dimensions

After property information, reviewers usually check the lot itself. Property lines and lot dimensions are the foundation of the site plan. Without them, the reviewer cannot properly check setbacks, lot coverage, proposed work location, easements, driveway layout, or building placement.

A site plan should show:

front property line;
rear property line;
side property lines;
lot width;
lot depth;
street frontage;
lane or alley frontage where applicable;
corner lot conditions where applicable;
property line dimensions where available.

If the proposed work is close to a property line, the reviewer may need more accurate boundary information. In some cases, a current survey or Real Property Report may be required. A site plan can show available property information, but it does not replace a legal survey when exact boundary confirmation is needed.

3. Existing Structures

Reviewers need to know what already exists on the property before they can properly review the proposed work. A site plan that only shows the new project may still be incomplete.

Existing structures may include:

main house;
attached garage;
detached garage;
shed;
deck;
porch;
carport;
pool or hot tub;
driveway;
walkways;
patios and hard surfaces;
retaining walls;
fences and gates.

City of Ottawa says a site plan must identify the existing house, other existing structures such as garages, sheds, and decks, and proposed additions or new structures. [3]

Clear labels matter. Use labels like “Existing House,” “Existing Deck,” “Existing Shed,” and “Existing Driveway.” Reviewers should not have to guess what each shape means.

4. Proposed Work

The proposed work should be one of the clearest parts of the site plan. Reviewers check whether the new work is labelled, dimensioned, and shown in the right location.

A site plan should show the proposed work with:

clear label;
visible outline or hatch;
length and width dimensions;
location on the lot;
distance to property lines;
distance to existing structures where required;
notes explaining the work where helpful.

City of Calgary’s project drawing standards say plans should show existing structures and spaces plus all new construction, with labels and dimensions for spaces, buildings, and openings. [4]

If the proposed work is unclear, the reviewer may not be able to confirm whether the project fits the property or meets zoning requirements.

5. Setbacks

Setbacks are one of the first major compliance items reviewers check. A setback is the distance between a structure and a property line. Missing setbacks are one of the most common reasons site plans get returned for correction.

A site plan may need to show:

front yard setback;
rear yard setback;
interior side yard setback;
exterior side yard setback for corner lots;
distance between proposed work and existing structures;
distance from proposed work to easements or rights-of-way.

For example, if you are building a shed, the reviewer may check the distance from the shed to the rear and side property lines. If you are building an addition, the reviewer may check front, side, rear, and building-to-building distances.

City of Toronto explains that setbacks are minimum distances from the property or lot line to the building wall, including rear yard, side yard, and front yard distances. [5]

6. Driveway, Parking, and Access

Driveway and access details are important when the project affects vehicles, parking, garages, carports, basement entrances, driveway widening, pool equipment access, or construction access.

Reviewers may check:

existing driveway location;
driveway width;
proposed driveway changes;
garage or carport access;
parking spaces where required;
walkways and entrances;
rear lane or alley access;
vehicle access from the street.

If the site plan does not show driveway or access clearly, the reviewer may ask for more information. This is especially common for detached garages, carports, driveway widening, secondary suites, and basement entrance projects.

7. Easements and Rights-of-Way

Easements and rights-of-way can limit where you can build. Reviewers check whether the proposed work conflicts with known utility, drainage, access, sewer, stormwater, or maintenance areas.

A site plan should show known:

utility easements;
drainage easements;
sewer easements;
stormwater easements;
access easements;
laneway rights-of-way;
restrictive covenants where known;
areas that must remain clear.

Toronto’s residential permit guidance includes rights-of-way and easements among the items that should be shown on a survey or site plan. [1]

If a proposed shed, garage, pool, deck, carport, or addition is shown inside or too close to an easement, the reviewer may request revisions or additional information.

8. Grading and Drainage

Not every project needs a full grading plan, but reviewers often check whether the site plan gives enough drainage context. This matters when a project changes roof area, hard surfaces, site levels, driveway layout, retaining walls, or stormwater flow.

A site plan may show:

surface drainage direction;
downspout direction;
swales or drainage paths;
existing and proposed grade direction where required;
retaining walls;
pool drainage or equipment area where relevant;
stormwater connection points where known;
areas where water must not drain toward neighbouring properties.

City of Edmonton notes that lot grading plans may be required for certain development situations and that new buildings require lot grading plan approval and inspections. [6]

If grading or drainage is missing and the project affects water flow, the reviewer may ask for a corrected site plan, drainage notes, or a separate grading plan.

9. Utilities and Services

Utilities and services may not be required on every simple site plan, but they become important when a proposed structure is near service lines, meters, easements, pool equipment, or drainage infrastructure.

Reviewers may check known locations of:

water service;
sanitary sewer;
storm sewer;
hydro or electrical service;
gas service;
utility meters;
pool equipment services;
service easements;
stormwater features or catch basins.

If exact service locations are unknown, they should be verified before construction. Utility locates, survey information, municipal records, engineering, or licensed contractor input may be needed for exact locations.

10. North Arrow, Scale, Legend, and Notes

Reviewers also check whether the site plan is readable as a drawing. A plan with good information can still cause problems if it lacks orientation, scale, labels, or a legend.

A permit-ready site plan should usually include:

north arrow;
drawing scale or scale bar;
clear dimensions;
legend explaining symbols and line types;
property address;
date of preparation;
project label;
notes about measurements, assumptions, and permit use.

Common notes may explain that dimensions are in metres, setbacks are measured to the closest point of construction, measurements should be verified on site, and the plan is prepared for permit submission purposes.

11. Lot Coverage and Site Coverage

Reviewers may also check lot coverage or site coverage, especially for additions, garages, sheds, carports, covered decks, porches, and other roofed structures.

A site plan may include:

lot area;
existing building coverage;
proposed new coverage;
total proposed coverage;
landscaped area;
hard surface area;
zoning summary where required.

Toronto’s residential permit guidance lists zoning information such as lot area, building area, coverage, and grade elevations among items that may need to be shown. [1]

If coverage is required and missing, the reviewer may not be able to confirm whether the proposal fits the zoning rules.

12. Whether the Site Plan Matches the Other Drawings

Reviewers do not look at the site plan in isolation. They compare it with the permit form, floor plans, elevations, sections, structural drawings, grading plan, and project description.

Common mismatches include:

site plan shows a different addition size than the floor plan;
deck location does not match the elevation drawing;
garage dimensions are different across drawings;
driveway location conflicts with the application description;
setback numbers do not match the zoning summary;
old drawings are submitted with newer drawings;
the project name or scope changes between documents.

Before submitting, check that every drawing describes the same project. Consistency makes the reviewer’s job easier and reduces correction requests.

Common Reasons Reviewers Ask for Site Plan Corrections

Most correction requests are not mysterious. They usually happen because a key review item is missing or unclear.

Common reasons include:

missing property lines or lot dimensions;
setbacks not shown or incorrect;
existing structures not shown;
proposed work unclear or not dimensioned;
driveway or access not shown;
easements not identified;
grading or drainage information missing;
utilities or services not shown where required;
no north arrow, scale, legend, or notes;
site plan does not match other permit drawings;
information is incomplete, outdated, or hard to read.

City of Calgary says submitted applications and materials must be clear, legible, and precise. [7] That is a good rule for any Canadian municipality: the easier your plan is to understand, the easier it is to review.

What Reviewers Check by Project Type

Deck Site Plans

For a deck permit, reviewers often check deck size, deck location, stairs, height where required, and setbacks to property lines and the house.

A deck site plan should usually show:

deck footprint;
deck dimensions;
stairs and landing location;
distance to property lines;
distance to the existing house;
nearby fences, sheds, garages, or pools;
height or guard information where required.

Shed Site Plans

For a shed permit, reviewers often check the shed size, backyard location, side and rear setbacks, easements, and distance to other structures.

A shed site plan should usually show:

shed footprint;
shed dimensions;
side and rear setbacks;
distance to the house;
distance to garage, deck, pool, or fence;
easements or rights-of-way;
access path where relevant.

Garage Site Plans

For a garage permit, reviewers usually check the garage footprint, dimensions, driveway or lane access, garage door orientation, setbacks, and relationship to the house.

A garage site plan should usually show:

garage location;
garage length and width;
garage door location;
driveway or lane access;
parking area where required;
side and rear setbacks;
distance to the house;
easements and utilities where known.

Pool Site Plans

For a pool permit, reviewers may check pool location, dimensions, setbacks, pool equipment, fences, gates, patio area, access, drainage, and nearby easements.

A pool site plan should usually show:

pool footprint;
pool dimensions;
setbacks to property lines;
pool equipment location;
fencing and gates where required;
pool deck or patio area;
drainage direction where relevant;
nearby utilities, trees, or easements.

Addition Site Plans

For a home addition, reviewers often check the existing house footprint, proposed addition footprint, dimensions, setbacks, lot coverage, grading, drainage, access, easements, and services.

An addition site plan should usually show:

existing house footprint;
proposed addition footprint;
addition dimensions;
front, side, and rear setbacks;
distance to other structures;
lot coverage where required;
grading and drainage direction where required;
driveway and walkway layout;
easements and service locations where known.

Tips for a Smoother Municipal Review

A clean site plan does not guarantee instant approval, but it can reduce confusion and avoid easy correction requests.

Before submitting, make sure your plan:

follows your municipality’s checklist;
shows complete and accurate information;
labels existing and proposed structures clearly;
includes dimensions and setbacks;
shows driveway, access, easements, and drainage where relevant;
uses a north arrow, scale, legend, and notes;
matches the rest of the permit drawings;
is easy to read at the submitted size.

If the site plan is based on an older survey, homeowner measurements, or municipal mapping, make sure the drawing does not pretend to provide legal survey accuracy. If exact boundary confirmation is required, a licensed survey may be needed.

Reviewer’s Goal: A Clear Decision

A reviewer’s goal is not to make the process difficult. Their goal is to understand the project and confirm whether the application contains enough information for review.

A strong site plan helps the reviewer quickly understand:

the property layout;
the existing conditions;
the proposed work;
the setback relationship;
access and driveway impacts;
easement or drainage concerns;
whether more information is needed.

When the plan answers those questions clearly, the review process usually has less unnecessary back-and-forth.

Site Plan Review Checklist Before You Submit

Use this checklist before sending your site plan to the municipality.

Property address is correct.
Legal description is included if available.
North arrow is shown.
Scale or clear dimensions are included.
Property lines are shown.
Lot dimensions are shown where available.
Existing house is labelled.
All existing structures are shown.
Proposed work is clearly labelled.
Proposed work dimensions are shown.
Front, side, and rear setbacks are shown.
Distance to existing structures is shown where needed.
Driveway, parking, and access are shown.
Easements and rights-of-way are shown where known.
Utilities and services are shown where relevant.
Landscaping, hard surfaces, and open space are shown where relevant.
Grading and drainage information is shown where required.
Lot coverage or site coverage is shown where required.
Legend and notes are included.
The site plan matches the rest of the permit drawings.

When a Basic Site Plan May Not Be Enough

A basic site plan can help with many residential permit applications, but some projects require additional drawings or professional documents.

You may need more than a basic site plan if:

the proposed work is close to a property line;
the boundary location is uncertain;
a current survey or Real Property Report is required;
the project changes grading or drainage;
stormwater design is required;
the project affects an easement or right-of-way;
the property has slope, flooding, or drainage concerns;
engineering is required;
tree protection or landscaping documentation is required;
the project is a new house, major addition, secondary suite, garden suite, or laneway house.

A site plan explains the property layout. It does not replace legal surveys, structural engineering, grading plans, drainage designs, or other specialist documents when those are required.

How siteplans.ca Helps

siteplans.ca helps Canadian homeowners, builders, designers, and property professionals prepare clear site plans for municipal permit review.

Our site plans can help show:

property information;
property boundaries and lot dimensions;
existing house and structures;
proposed decks, sheds, garages, pools, additions, and other work;
setbacks and dimensions;
driveway, parking, and access layout;
easements and rights-of-way where known;
landscaping and open space where relevant;
basic grading and drainage context where required;
north arrow, scale, legend, labels, and notes.

If your municipality has requested a site plan, or if your application was delayed because the site plan was incomplete, we can help prepare a clean drawing that is easier for reviewers to understand.

Helpful siteplans.ca Guides

If you are preparing a building permit application, these related guides may also help:

Bottom Line

Municipal reviewers usually check the same site plan items first: property information, property lines, lot dimensions, existing structures, proposed work, setbacks, driveway access, easements, grading, drainage, utilities, north arrow, scale, legend, and notes.

The purpose is simple. Reviewers need to understand the property, the proposed work, and whether the plan gives enough information to check zoning and building requirements.

A strong site plan is clear, complete, and easy to review. If you need a professional site plan for a Canadian building permit, siteplans.ca can help prepare a clean, permit-ready drawing for your project.