Commercial Real Estate Brokers serving the Greater Toronto Area and GGHA
What Is a Comprehensive Zoning Review?
A Comprehensive Zoning Review is a formal planning process undertaken by a municipality to:
- Align its zoning by-law with an updated Official Plan.
- Ensure conformity with provincial policies like the Provincial Policy Statement (PPS), Growth Plan, or Greenbelt Plan.
- Identify appropriate locations for future growth (e.g., housing, employment areas, transit corridors).
- Incorporate community feedback, environmental constraints, and infrastructure capacity into land use planning.
When Does It Happen?
- Typically follows an Official Plan Review, which under new provincial rules (Bill 23) must occur every 10 years.
- A municipality may also initiate a comprehensive review sooner in response to:
- Major policy changes at the provincial level.
- Significant population/employment growth forecasts.
- Pressure for urban boundary expansions or intensification.
Why It Matters for Developers and Landowners
- Re-zoning Opportunities: Lands previously not designated for development may become eligible for intensification or conversion (e.g., agricultural to residential or employment uses).
- Urban Boundary Expansion: Critical for owners of rural or edge lands, as being excluded can mean 10+ years of limited development potential.
- Employment Land Conversion: Landowners looking to convert employment lands to mixed-use or residential must engage early, as conversions are typically only permitted during a comprehensive review.
- Natural Heritage & Infrastructure Designation: Lands may be designated as protected features (e.g., wetlands, woodlots) or reserved for roads, stormwater management, or community facilities - often with limited appeal potential afterward.
Consequences of Not Participating
- Missed Opportunity: If you don't submit a request or objection during the process, the window to rezone or convert land may close for a decade.
- Costly Appeals: Appealing after the new OP or zoning by-law is adopted becomes expensive, difficult, and often unsuccessful unless there's a legal or procedural error.
- Loss of Leverage: Municipalities finalize land use allocations based on public input and studies. Landowners not involved may find their property mischaracterized or overlooked.
Down-zoned
The property was changed from General Commercial to Employment Non-Industrial zoning, which restricts some of the uses that were previously allowed under their original zoning.
Up-zoned
The property was up-zoned from Central Area Commercial to Urban Core, which allows for the development of up to 25-storeys of high-density mixed-use buildings.
Don't wait until it's too late
If you own or represent property or land in Ontario, especially in areas under growth pressure, participate early in zoning and Official Plan reviews to protect or unlock your land’s development potential.
To navigate zoning changes, land conversions, and maximize your land value during a Comprehensive Review, consult our expert planning and development team today. We help landowners advocate effectively, prepare technical submissions, and engage at the right stages.
This narrative is provided by Arash Fatemi.