Sample property screen
See the screen before the offer.
Deal-focused zoning, policy, GIS constraints, and risk flags from address or PIN alone. Every parcel, agent, and finding below is fictional for demonstration.
Sample only. A delivered screen uses your confirmed parcel, municipality, and applicable public sources.
Property Planning Screen
88 Millfield Crescent, Millfield
1. Executive Summary
88 Millfield Crescent is a detached residential parcel in the established Millfield neighbourhood.Highmunicipal parcel layer The property is zoned R2 — Residential Two-Unit with an Official Plan designation of Neighbourhood Residential.Highzoning and OP layersCurrent use appears consistent with a single detached dwelling; no active development applications are registered on the parcel.Highdevelopment applications layer
Overall screen posture: Proceed with caution. The parcel is not in a Holding zone, but several environmental and policy layers within 500 m warrant early conservation authority and servicing checks before renovation, severance, or intensification assumptions are baked into the deal.
Top deal flags (sample)
- Wetlands within 500 m — 6 mapped features; CA pre-consultation likely for rear-yard expansion or pool encroachment near the rear lot line.
- ORM policy area — parcel edge lies within 120 m of an ORM policy boundary; stormwater and tree removal may trigger additional review.
- Secondary suite potential — R2 permits two units in principle; parking and egress standards must be verified against the 2018 zoning by-law.Mediumzoning by-law section 4.12
2. Property Identification
| Field | Value | Confidence |
|---|---|---|
| Civic address | 88 Millfield Crescent, Millfield ON L4N 3K2 | Highregional geocoder |
| PIN | 03146-0124 (LT) | HighMPAC parcel match |
| Legal description | PT LT 24, PL 42M118; T/W CR 88 MILLFIELD CR | Mediumregistry abstract — not verified in sample |
| Frontage / depth | 12.2 m / 36.8 m (approx.) | Mediumparcel geometry layer |
| Lot area | 449 m² | Highparcel area calculation |
| Existing use (observed) | Single detached dwelling — 2 storeys | Mediumaerial imagery 2024 |
Parcel confirmation in a live workflow requires the user to accept the property report disclaimer and confirm address or PIN before checkout.Highproperty intake flow
3. Zoning & Permitted Uses
Zoning layer: R2 — Residential Two-Unit, By-law 2018-045.Highmunicipal zoning layerPermitted uses include detached dwelling, semi-detached where lot width standards are met, and accessory structures subject to Section 4.19.Highzoning schedule R2
| Standard | By-law requirement | Parcel indicator |
|---|---|---|
| Minimum lot frontage | 9.0 m | 12.2 m — appears compliant |
| Minimum lot area | 360 m² | 449 m² — appears compliant |
| Maximum height | 10.5 m / 2 storeys | Existing ~8.2 m — room for dormer subject to grade |
| Minimum side yard (each) | 1.2 m | Survey recommended — garages often encroach in this vintage |
| Maximum lot coverage | 40% | ~34% estimated from footprint layer |
| On-street parking | 1 space / unit | Driveway accommodates 2 — suite may need reconfiguration |
Second-unit / basement suite: Permitted in R2 with a registered second unit where parking and fire separation standards are met. No registered second unit appears on the municipal registry for this PIN.Mediumsecond-unit registry
4. Official Plan & Policy Context
Official Plan designation: Neighbourhood Residential (Schedule B).HighOP schedule map Policies encourage infill and gentle intensification where servicing exists and environmental constraints are addressed.
Provincial policy signals
- PPS 2024 — residential intensification in settlement areas is supported where infrastructure and environmental policies are satisfied.
- ORMCP — parcel within 120 m of ORM countryside boundary; natural heritage and water-balance policies may apply to rear-yard disturbance.HighORM policy layer
- LSPP / growth plan — Millfield identified as an urban node; no greenfield expansion implied for this infill lot.
OPA / ZBA likelihood: Not anticipated for maintenance, interior renovation, or conforming accessory structures. A minor variance may be required if an existing side-yard encroachment is confirmed on survey.
5. GIS & Environmental Layers
Coordinates: 43.9028°N, 79.6912°W Highregional geocoder Query date: 2026-05-14
| # | Layer | Result | Confidence |
|---|---|---|---|
| 1 | Zoning | R2 | Highmunicipal zoning layer |
| 2 | OP designation | Neighbourhood Residential | HighOP layer |
| 3 | Flood plain (100-year) | Not on parcel | Highflood plain layer |
| 4 | Wetlands (500 m) | 6 features — nearest 42 m (rear) | Highprovincial wetlands layer |
| 5 | Watercourse (500 m) | Mill Creek tributary — 85 m southeast | Highwatercourse layer |
| 6 | Species at risk grid | Within tracked species grid | HighSAR layer |
| 7 | Heritage register (500 m) | 2 listed properties on street — not this PIN | Highheritage register |
| 8 | Soil | Brookfield Loamy Sand, CLI 3W | Highsoil survey layer |
6. Surrounding Context
The street is predominantly post-war detached housing on 10–12 m lots with mature tree cover.Mediumland use context — aerialA neighbourhood commercial node lies approximately 400 m west along Dundas Street; no big-box or arterial retail fronts directly onto the crescent.
Transit: Millfield GO station — 1.1 km walk.Mediumtransit stop layerSchools: Millfield Public School catchment — 650 m.Mediumschool board catchment
Noise: No provincial noise study area overlaps the parcel; regional arterial noise does not appear to dominate the rear yard based on distance to Harrow Line (1.4 km).Lownoise screening — not a formal acoustic study
7. Development Activity
Active applications on parcel: None.Highapplications layer
Nearby applications (500 m):
- SPA 2025-088 — 112 Millfield Crescent, rear yard pool and deck (approved with CA conditions).
- Minor variance 2026-014 — 74 Millfield Crescent, side-yard encroachment for garage (under appeal — monitor precedent).
- ZBA 2025-201 — 3916 Harrow Line (commercial corridor) — not directly comparable to residential R2 standards.
8. Risk Flags
Environmental / CA
Rear yard is closest to mapped wetland features. Pool, fence, or grading within 30 m of the rear lot line should assume conservation authority review.Highwetland proximity buffer policy
Title / compliance unknowns
This screen does not replace a survey, title search, or building code audit. Side-yard encroachments are common on 1960s Millfield lots — confirm before pricing a finished basement or laneway suite.
Deal assumptions to verify
- Registered second unit — not on registry; budget for parking reconfiguration.
- Servicing — sanitary lateral age unknown; Town may require camera inspection for suite permits.
- Tree by-law — rear mature hardwoods may trigger permit for removal.
9. Agencies & Consultation Triggers
| Agency | Likely trigger | Timing |
|---|---|---|
| Town Planning | Second-unit registration, minor variance if encroachment confirmed | Before listing “legal duplex” |
| Town Building | Basement suite permit, structural changes | Post-offer / during diligence |
| Conservation authority | Rear-yard pool, grading, tree removal near wetland buffer | With building permit drawings |
| Region of York | Sanitary lateral inspection if required by Town | Building permit stage |
10. Recommended Next Steps
- Order an up-to-date survey and note side-yard and rear-yard encroachments.
- Request a zoning certificate and second-unit registry search from the Town.
- If marketing a suite, pre-check parking layout against R2 standards before list price reflects “income potential.”
- For rear-yard work, book conservation authority pre-consultation with a scaled site plan showing wetland buffers.
- Compare list price assumptions to nearby SPA/MV outcomes on Millfield Crescent (see Section 7).
This sample illustrates screen structure only. A delivered AutoCity Labs property screen uses your confirmed parcel, municipality, and applicable public sources — not this fictional address.