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Tier 2 & the Development Charge Refund Incentive
 Site Plan applications received on or after May 1, 2009 that meet both Tier 1 and 2 of the Toronto Green Standard are eligible for a refund of 20% of the Development Charges paid to the City. The Development Charges (DC) Refund incentive applies to projects that are required to pay development charges, that meet Tier 2 of the Toronto Green Standard (TGS) and that follow the application and verification procedures set out below. To determine your eligibility for the refund, see the current schedule of development charges and check that your project will meet all of the criteria listed below.
Contents:
Eligibility Criteria for the DC Refund
- Site Plan Control applications received on or after May 1, 2009
- Site Plan Approval has been issued and includes achievement of Tier 1, required Toronto Green Standard
- Verification that all Tier 2 performance measures have been met must be conducted by a third party project evaluator, registered with the City of Toronto
- A third party evaluator must have no conflict of interest in the development, whether direct or indirect, that could affect their ability to objectively review the project being verified
- Third party project evaluators must be hired and retained by the owner at the sole expense of the owner by 50% construction documentation stage
- The deadline for submission of the completed Verification Report is five years from the date that DC’s were payable to the City
- The Verification Report must be completed and submitted to the satisfaction of the Chief Planner, Executive Director, City Planning
- All associated building permits must be ‘closed’ before the DC Refund will be issued. This means that all of the proposed work is completed, the building inspector has conducted & approved all required inspections and they have received all required field review certifications.
Tier 2 Requirements
Completion of Tier 2 involves meeting all of the performance measures found in the following five “Core” development features/categories for all development types:
- Urban Heat Island Reduction: At-Grade
- Minimum Energy Performance
- Systems Commissioning
- Water Efficiency and,
- Light Pollution.
In addition, three other performance measures must be selected and addressed from any of the remaining TGS development features/categories:
- Cycling Infrastructure
- Stormwater Retention
- Natural Heritage: Site
- Glass and Other Design Features for Migratory Birds
- Storage an Collection of Recycling and Organic Waste
- Reuse of Building Materials
- Use of Recycled Materials
- Construction and Demolition Waste Management.
Development Charges (DC) Refund Procedure
The City requires that achievement of Tier 2 is verified before it will provide the 20% refund on DCs. Verification of Tier 2 is conducted by third party project evaluators that have been pre-registered with the City.
- The applicant submits the completed TGS Checklist with their Planning application indicating the intention to pursue Tier 2 and the DC Refund.
- A City Planning staff person is assigned to any potential Tier 2 project. The staff person follows the file and provides support and assistance throughout the process of achieving and verifying Tier 2.
- The City will issue a letter to the applicant outlining the verification and documentation requirements for the DC refund and requesting the applicant to complete the DC Refund Application Form and the DC Estimate Form, and return it to the City for accounting purposes.
- The applicant initiates the verification process. This is done by hiring a registered project evaluator from the City’s list by 50% construction documentation stage. The current list of registered project evaluators will be available soon.
- The evaluator completes the Tier 2 Verification Report using the City’s Verification Report Template and reviews all the necessary documentation provided by the applicant. The evaluator conducts a site inspection at the time of building occupancy.
- The evaluator submits two copies of the report and findings, including the signed Verification, Submittal Checklist and Acknowledgement Form, together with the completed application form (if not already submitted) to City Planning. The reports must be received within five years of the date that DC’s were payable to the City and all building permits must be ‘closed” before a refund will be issued.
Submit the Verification Report to:
City Planning
Metro Hall, 22nd Floor
55 John Street, Toronto
M5V 3C6
C/Administrative Assistant.
- The applicant receives the DC refund when the Chief Planner signs off that all required submissions have been received and completed satisfactorily.
 Recognition for Achieving Tier 2 of the TGS
Beyond providing a 20% DC refund to eligible applicants that are verified to have achieved Tier 2 of the TGS, the City of Toronto will also recognize these developments in other ways. This includes recognition and publicity on the City of Toronto website and eligibility for the Green Toronto Awards. To be recognized for achievement of Tier 2, submit a short project profile with photos for the website.
Registered Project Evaluators
Tier 2 verification is the role of third party project evaluators, registered with the City of Toronto. Evaluators must declare no conflict of interest, whether direct or indirect, that could affect their ability to objectively review the project being verified.
The project evaluator must be retained on the project by 50% construction documentation stage. Verification is a two staged process that includes: a review of the construction drawings and specifications and a site inspection at occupancy stage. The Verification Report is submitted to the satisfaction of City Planning, preferably with 3 to 6 months of occupancy and within 5 years from the date that DC’s were payable to the City. If the report is deemed satisfactory, the applicable development charge refund will be issued.
Tier 2 Project Evaluators List
To become a registered Tier 2 Project Evaluator, complete the registration form. Evaluators who are determined to be qualified must complete a City-run training course. They will then be added to the list on the website for developers to choose from. Project evaluations will be audited from time to time. Project evaluators may be removed from the list at the discretion of City staff.
Verification Report Template
The Verification Report template is completed by the retained project evaluator following the headings and content guidelines and including the required declaration forms.
Download instructions for evaluators on how to complete and submit the Verification Report here.
The following Verification Report Template and Declaration Forms are provided to guide the contents of the Verification Report submitted to the City. Upon review of the report and supporting documentation, if the report is deemed satisfactory, City Planning will recommend the issuance of the development charge refund of 20% as applicable. Verification Reports and supporting documentation will be audited from time to time.
Note: This report template must be read and completed in conjunction with the applicable Standard, which includes specifications and definitions applicable to the development type being assessed, and with the applicable, completed TGS Checklist.
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