1. START WITH ZONING

One of the first questions to ask when considering future improvements is:
What does the zoning allow on this particular property?

The City of Greater Sudbury’s Zoning By-law 2010-100Z establishes rules for land use and development throughout the city. Zoning can affect the types of buildings and uses permitted on a property, as well as requirements involving setbacks, lot coverage, building height, parking, accessory structures and dwelling units.

This is why it’s important not to rely solely on what a property looks like today. A large backyard, wide driveway or oversized lot may appear to have plenty of room for an addition or garage, but the zoning requirements still need to be considered.

You can review the current

City of Greater Sudbury Zoning By-law 2010-100Z

before making assumptions about what may be possible.

2. CAN I BUILD A GARAGE?

A detached garage can be an important feature for many Sudbury homeowners, particularly where additional parking, storage, workshop space or recreational space is needed.

However, having enough physical space in the yard does not automatically mean a garage can be built wherever you would like.

Depending on the property, considerations can include:

• Property zoning
• Required setbacks from property lines
• Lot coverage
• Building height
• Access and driveway location
• Existing structures on the property
• Waterfront or environmental restrictions
• Building permit requirements

The City currently identifies detached garages as examples of accessory structures. A building permit is required for an accessory structure greater than 10 square metres (108 square feet), although other permit rules can also apply depending on the type and construction of the structure.

You can review the City’s current

residential building permit requirements

before starting a project.

3. CAN I ADD ONTO MY HOUSE?

Home additions can take many forms. You might be thinking about extending the kitchen, adding a family room, creating another bedroom, enlarging an existing space or adding a second storey.

The City of Greater Sudbury considers a number of projects to be additions for building-permit purposes, including garages, carports, porches, rooms, dormers, roofs over decks and second-storey additions.

An addition also needs to work with the property’s zoning requirements. Before assuming that an addition can simply be built into an available portion of the yard, it’s important to determine whether the proposed location and size comply with the applicable requirements.

Existing buildings, lot lines, easements, septic systems, shoreline restrictions and other site conditions may also affect where an addition can go.

The City’s current

residential permit application information

provides examples of work that requires a building permit.

4. CAN I ADD A SECOND UNIT?

Secondary or additional dwelling units are another common question for Greater Sudbury homeowners and buyers.

The City’s zoning by-law contains provisions for additional dwelling units. Depending on the property and the proposed arrangement, an additional dwelling unit may be located within a main building or in an accessory building.

That does not mean every property can automatically accommodate a second unit. The specific property, zoning provisions, building requirements and servicing conditions still need to be reviewed.

A project involving a second unit may also involve requirements relating to building code compliance, fire safety, plumbing, electrical work, entrances, parking and other considerations.

5. WHAT ABOUT SETBACKS?

Setbacks determine how close a building or structure can be located to property lines, roads, water and other features.

There isn’t one universal setback number that applies to every garage or addition in Greater Sudbury. Requirements can vary depending on the property’s zoning, the type of structure, the lot configuration and other circumstances.

This is one reason why measuring the backyard and deciding that “there’s enough room” isn’t enough. A proposed structure may physically fit while still failing to meet the applicable zoning requirements.

If you’re considering a specific project, the proposed location should be reviewed against the current zoning provisions before you rely on the project as part of your purchasing decision.

6. WATERFRONT PROPERTIES HAVE ADDITIONAL CONSIDERATIONS

Waterfront properties require particular attention when you’re considering future construction.

Under the City’s current zoning provisions, residential buildings and accessory structures are generally required to be set back a minimum of 30 metres from the high water mark of a lake or river. A different minimum applies to a permanently flowing stream.

There are exceptions and specific provisions within the zoning by-law, so this should not be interpreted as meaning that absolutely nothing can be located within 30 metres of the water. Existing legal structures, certain shoreline-related structures and other circumstances can be treated differently.

The City also has shoreline buffer requirements that need to be considered separately from the building setback.

If you’re considering buying a waterfront property, our guide to

buying waterfront property in Greater Sudbury

covers some of the additional considerations buyers should understand before purchasing.

You can also review the City’s current

shoreline development information

for more detail.

7. WHAT IF I’M BUYING A RURAL PROPERTY?

A rural property may offer a large lot and plenty of space, but that doesn’t automatically mean unlimited development potential.

Rural properties can involve additional considerations such as:

• Private wells
• Septic systems
• Lot dimensions and configuration
• Private or shared access
• Easements and rights-of-way
• Environmental or shoreline restrictions
• Zoning and permitted uses
• Existing accessory structures
• Future development potential

If you’re considering a rural property, our guide to

buying acreage in Greater Sudbury

covers some of the additional considerations buyers should understand before purchasing rural property.

8. WHAT IF I WANT TO SEVER THE PROPERTY?

Sometimes the future plan isn’t a garage or addition. You may be looking at a larger parcel and wondering whether you could eventually divide the land and create another building lot.

In Greater Sudbury, land severance is generally handled through a consent application. Consent may be required for situations such as creating a new lot, adjusting lot boundaries or creating certain easements or rights-of-way.

Approval is not automatic. The proposal must be reviewed against applicable planning requirements, and additional approvals or applications may be necessary depending on the circumstances.

The City strongly recommends discussing a proposed severance with Planning Services before submitting an application. If a proposal does not comply with the Official Plan or zoning requirements, other planning applications may also be required.

You can find the City’s current

land severance and consent information

here.

9. DON’T FORGET THE BUILDING PERMIT

Zoning approval and a building permit are not the same thing.

Zoning determines whether a proposed use or structure is permitted on the property and establishes development standards. A building permit deals with the construction itself and helps ensure the proposed work meets the applicable building requirements.

Depending on the project, you may need to provide plans, drawings, site information and other documentation as part of the application process.

The City advises that construction should not begin until the required permit has been issued.

The current

Greater Sudbury building permit information

provides details about the City’s application and permit process.

10. THINK ABOUT YOUR FUTURE PLANS BEFORE YOU BUY

If you know you want a garage, addition, workshop, second unit or another major improvement in the future, it makes sense to think about that before you purchase the property.

When you’re viewing a property, don’t just look at the house. Look at the entire property and ask yourself how it may work for you five or ten years from now.

Is there room for the garage you want? Where would an addition go? Is the driveway positioned appropriately? Are there existing structures taking up valuable space? Is the property waterfront? Is there a septic system that could affect the usable area?

Our guide to

viewing homes in Sudbury

offers additional ideas for evaluating a property while you’re looking for your next home.

11. WHAT SHOULD YOU INVESTIGATE BEFORE MAKING AN OFFER?

If future development potential is important to you, consider making it part of your due diligence before committing to a property.

Depending on your plans and the property, questions may include:

• What is the property’s current zoning?
• Is the proposed use permitted?
• Where are the required setbacks?
• How much lot coverage is permitted?
• Would the proposed structure require a building permit?
• Are there existing easements or rights-of-way?
• Is the property serviced by municipal water and sewer or private systems?
• Could a septic system affect the available building area?
• Is the property subject to waterfront or environmental restrictions?
• Would a proposed severance or lot addition require planning approval?

If your future plans are a major reason for choosing one property over another, it’s worth investigating those plans before you make them part of your purchasing decision.

THE BOTTOM LINE

So, can you build a garage, add an addition or put a second unit on your Sudbury property?

Possibly, but it depends on the specific property and the project.

Zoning, setbacks, lot coverage, building permits, servicing, waterfront restrictions, existing structures and other site-specific factors can all affect what you can do.

The safest approach is to investigate the property before assuming that a future project will be permitted. If a particular improvement is important to your plans, make that part of your property research before you buy.