Applicants should follow the 2-step process outlined below when preparing for design review:
Questions
Contact the Design Review coordinator if you have any questions (Hamish Goodwin tel 416 397-0552 or e-mail hgoodwin@toronto.ca)
Step 1: Briefing Materials
Briefing materials are required in advance of the meeting for inclusion in a briefing package that is distributed to Panel Members. Materials should be submitted 2 weeks prior to the meeting date.
Different materials are required depending on the stage of review for each project. The materials should highlight key urban design features of the proposal, and help to explain why it represents the most appropriate design solution for the site.
Tips to Consider
- Avoid "information overload" by limiting the package of materials to approximately 60 pages
- Provide a summary report explaining contextual relationships, and relationships to relevant policies and guidelines includes Zoning, Secondary Plans, Mid-rise Guidelines, Tall Building Guidelines, Public Realm Plans etc. Providing this information clearly upfront can avoid lengthy questions of clarification during the meeting
- Clearly set the proposal in its context within drawings and plans; avoid images where the proposal stands alone
- Staff will pull an application from the agenda if briefing materials are not provided on time or if the outlined requirements are not met.
First/Schematic Review
- Project Summary Sheet
- Context plan (showing the proposal in relation to key elements such as transit stations, major roads, parks and other major open spaces, planning boundaries, landmark buildings etc).
- site context should be clearly illustrated to the Panel through rendered area plans, scaled site plan and massing studies that portray building bulk, height and setbacks.
- Height analysis of the surrounding context for all tall building proposals
- Site plan which includes the ground floor plan and proposed uses, as well as adjacent properties and buildings
- Photographs which illustrate existing site conditions and surrounding context
- Floor plans, sections and landscape plan as developed
- All elevations, showing neighbouring buildings to scale
- Alternative studies for site layout and building massing that were considered
- Toronto Green Standard Checklist, if applicable
- Heritage Impact Assessment, as required
- Shadow Studies are required for all Tall Buildings and Landscape Concepts
Second/ Detailed-design Review
- Project Summary Sheet
- A focused response to issues identified from the First Review.
- Click here to see a sample response (author: Bousfields Inc).
- Site plan application drawings, including:
- Elevations
- 1:50 plan
- ground floor plan with proposed uses, adjacent properties and buildings
- Sections and typical floor plans, if previously requested
- Completed landscape plan that includes a planting list and specifications
- Site and/or massing model
- Updated height analysis of the surrounding context, for tall building proposals
- Large-scale perspective drawings showing view of the first few stories and related pedestrian realm. Perspective drawings should be set within the existing streetscape
- Grading plan, if grades are an issue
- Toronto Green Standard Checklist
- Heritage Impact Assessment, as required
- Energy Model, if available
- Shadow Studies
Landscape Concepts
- In addition to the above, these projects should include a strategy for soil movement, sunlight accessibility, and wind mitigation measures
Plans of Subdivision
Proponents are required to submit the significant elements of a Plan of Subdivision that are ordinarily required by the City of Toronto, which include:
- Existing Conditions
- Proposed development site plan
- Pedestrian and vehicular circulation pattern
- Massing plan showing heights
- Concept Landscape Plan
Other submission materials to assist the Panel in their review are highly encouraged, including:
- 3-D drawings
- physical context model (digital or foam-core)
- sun/shade/wind studies, set within related context as appropriate
How to Submit the Briefing Materials
- Materials should be submitted in electronic PDF format, at 11x17 size, batched into one file.
- The package of materials should be no longer than 60 pages.
- Printing and distribution of briefing materials is done by the City of Toronto. Materials are printed double-sided in colour copy.
- On the required date, materials should be e-mailed to the DRP Coordinator.
- If the file is larger than 10MB, contact the DRP Coordinator for details on how to submit files larger than 10MB.
Step 2: Meeting Day Requirements
Proponents will be notified of the specific timing of their item approximately 1 week prior to the meeting date. The proponent team should arrive at least 10 minutes prior to the scheduled start time of their item for setup.
Meeting Format
Each project review entails a timed process structured to last for 70 minutes. The typical review procedure is as follows:
- Proponent introductions (2 minutes)
- Planning staff presentation - 8 minutes
- proponent presentation - 10 minutes (see additional information below) - Panel's clarification questions to design team
- Panel's review of drawings and model
- Chair's reiterates key info
- Panel discussion
- Chair's summary of key points of consensus
- Applicant's response (receipt of info, not a rebuttal)
- Vote of support regarding the design direction of the proposal
Proponent Presentation
Proponents have 10 minutes to present the proposal to Panel Members. The presentation should outline the design intent of the project, including how the proposal responds to its surrounding context, and show how it responds to relevant urban design guidelines. It is not intended to be a “sales pitch” for the proposal.
The proponent may make reference to mounted drawings or any additional materials that allow for better understanding of the context of the proposal. For example, this could include a digital or foam-core model of the proposal which shows its relationship to the surrounding built form or the planned future context of the area. Proponents are encouraged to make use of PowerPoint for this presentation.
The presentation should:
- Introduce and clearly identify the main design objectives of the project
- Explain the response to design opportunities and constraints of the area
- Explain the response to the direction set by related policies, urban design guidelines etc.
- Show how the proposal fits within the existing and planned context
- Outline the integrated sustainable design approach that is being pursued
- For items at second review, clearly show and explain your response to the issues identified at First Review
- Be no longer than 10 minutes, unless otherwise specified by City staff.
The presentation should NOT:
- Include information related to policy, the site context or the project background; this will be provided by City staff
- Include Drawings that were not included within the briefing package
Technical Support
A laptop computer and projector will be available for use. Proponents can e-mail the presentation prior to the meeting (hgoodwin@toronto.ca) or bring it on the day (CD or USB memory device).
Please note, if you bring an additional laptop with you, it may not be possible to connect to the projector during the meeting.
Other Materials: Mounted Drawings and Model
- 6-8 easels will be available for the display of select mounted drawings.
- A table will be available for the display of a massing model.
