To ensure the interests of the City are met and to adequately assess the technical aspects of your proposal, the City requires submission of a number of information items with your application. This page provides definitions and detailed descriptions of the plans, reports and studies the City may require in order to assess development proposals and the completeness of development applications.
Please note that not all of these requirements will apply to your proposal and that the level of detail required for these reports and studies varies widely. Your pre-application consultation meeting will determine the requirement for, and scope of, any plans, reports and studies that must be provided with your initial submission to consider your application complete.
Terms of Reference are being prepared for the following reports/studies. In the interim, the requirements and details of these plans/reports/studies, should you need one, can be addressed during your pre-application consultation meeting.
A sample board of select exterior materials may be requested during development review.
Terms of Reference are being prepared for this study. In the interim, the requirements and details of this study should you need one can be addressed during your pre-application consultation meeting.
Alternately, please refer to the City of Toronto Accessibility Design Guidelines.
A technical document that provides detailed information about individual trees and associated significant vegetation (i.e., shrubs) on private and public lands (such as the boulevard) that are affected by an application. The report identifies tree care methodology and details specific treatments required to protect and to preserve trees before, during and after construction on a site (including, but not limited to, the provision of required space for tree roots and crowns to develop and grow to maturity).
An Arborist/Tree Preservation Report is required for the following application types:
The Arborist/Tree Preservation Report is required on private and public lands as affected by the proposal. A certified tree expert should prepare the report. A certified tree expert generally includes:
The Commissioner of Economic Development, Culture and Tourism may approve other individuals with similar qualifications when requested.
In instances where there are no trees involved with the application, the “Arborist Report for Development Applications” form must be submitted with the appropriate declaration section completed.
The Arborist/Tree Preservation Report guides the development of a Tree Preservation Plan (which should be submitted concurrently). The authority for these works is in the City’s Street Tree, Ravine Protection and Private Tree By-laws, the City’s Environmental Plan and Section 3.4, Policy 1 (d) iii) of the City’s Official Plan.
An Arborist/Tree Preservation Report must include the following basic information:
The Arborist Report For Development Applications form must be filled out and submitted with all development applications.
An archaeological resource assessment identifies and evaluates the presence of archaeological resources also known as archaeological sites. Archaeological resources or sites include the physical remains and contextual setting of any structure, event, place, feature, or object which, because of the passage of time, is on or below the surface of the land or water, and is important to understanding the history of a people or place.
Since 2004 the City of Toronto, Heritage Preservation Services (HPS), has been developing an archaeological management plan (AMP) to govern when archaeological assessments are required within City lands. This planning tool is a predictive model and provides information on which lands are likely to contain archaeological resources and should be subject to an assessment.
An archaeological assessment is required for the following application types if the property is on the City’s database of lands containing archaeological potential:
Whether a property has archaeological resource potential can be confirmed at the searchable database TO maps. Use the map’s legend and activate the archaeological potential tab to search property addresses directly.
An archaeological assessment may also be required if a property is identified on the City of Toronto’s Inventory of Heritage Properties as part of the Heritage Impact Assessment process (See terms of reference for Heritage Impact Assessments).
An archaeological assessment is required on lands that hold archaeological potential in order to ascertain the presence or absence of archaeological resources. If these resources are present, the archaeological assessment will evaluate the significance of these resources and outline measures to mitigate the impact of development on these resources. Mitigation measures include on-site preservation and avoidance of the archaeological site entirely, as per the City of Toronto’s Official Plan, 10 (b), or alternatively the site is subject to full documentation and removal.
The archaeological assessment will inform the review of an application by City Planning staff. The rationale for the requirement to provide an archaeological assessment is based on the findings of the City of Toronto’s archaeological management plan together with the legislative authority stemming from: the Ontario Heritage Act, Section 2 (d) of the Planning Act, Section 2.6.3 of the Provincial Policy Statement (2005), Section 3.1.5 Heritage Resources of the City of Toronto’s Official Plan, the Environmental Assessment Act (1997), the Environmental Protection Act, O.Reg.359/09, the Aggregate Resources Act, and the Cemeteries Act.
An archaeological assessment is divided into stages 1-4, as per the Ministry of Tourism and Culture 2011 Standards and Guidelines for Consultant Archaeologists for land-based archaeology.
The assessment must adhere to both the Standards and Guidelines for work conducted within lands which comprise the City of Toronto.
Background Study and Property Inspection – The consultant archaeologist reviews the geographical and historical information for lands which are part of the development proposal, and completes a detailed land use study. The land use study is to include a review of historical land use and ownership records (e.g. assessment rolls, census records, commercial directories).
For City of Toronto proposals/projects, a property inspection is mandatory and not optional.
Property Assessment – A field examination takes place which may require either a surface or pedestrian survey or test pit surveys of the subject property. Special conditions such as brownfield properties or deeply buried urban contexts will require alternative strategies and should be discussed with Heritage Preservation Services staff in advance of work. If aboriginal archaeological sites may be encountered during Stage 2 work due to proximity to known archaeological sites in the area or local or oral history, First Nations engagement and consultation will be required at Stage 2 assessment. Special conditions should be discussed with HPS staff prior to the assessment being undertaken.
Site Specific Assessment – When potential archaeological sites are identified during the course of Stage 2 work, additional detailed information is obtained through a Stage 3 assessment. This will delineate and evaluate the significance of the site found and make recommendations for appropriate mitigation measures. For some sites, no further work will be recommended at the end of Stage 3. First Nations engagement and consultation will be required should aboriginal archaeological sites be discovered at Stage 3. The City of Toronto’s Official Plan Policy 10 c) states that “indigenous cultural remains should be identified, recorded, protected and preserved” rather than be subject to full archaeological assessment including documentation and removal.
Mitigation of Development Impacts – Stage 4 includes implementing long-term protection strategies for archaeological sites to be impacted by the project. If after full consultation with the City of Toronto, the proponent, the Ministry of Tourism and Culture, and the consultant archaeologist, protection of the site cannot be achieved, the consultant archaeologist may excavate the site to fully document features and remove artifacts prior to further soil disturbance activities taking place on site.
Provide two colour copies of all archaeological assessments completed, the Borden registration form if filed, and an electronic copy of all reports in PDF format.
Should the archaeological consultant recommendations include a program of archaeological monitoring during the construction process, an archaeological monitoring and mitigation strategy will be required as a condition of development approval.
Should the assessment result in the discovery of an archaeological site, or significant archaeological resources, the proponent will be required to prepare and implement a commemoration and interpretation strategy as a condition of the development approval.
Archaeological assessments are to be completed together with any associated mitigation well in advance of any soil disturbance. Archaeological assessments cannot be completed during certain times of the year (i.e. snow cover, frozen ground, excessive rain/wet conditions).
Architectural Control Guidelines are a written and graphic manual providing division direction regarding the achievement of the built form and public realm policies contained in the Built Environment section of the Official Plan (Section 3.1). The Guidelines are a combination of text, plans, illustrative sketches and photos, sections and comparative models or examples that inform the proponent, public and City about the built form, landscape and structures on private lands within new neighbourhoods.
A land owner may choose to use a “Control Architect Process” to achieve the City’s built form objectives and control the quality of work in each phase. Discussions about Architectural Control Guidelines should be held with the Planner and Urban Designer in pre-application consultation meetings to determine the applicability of this form of guideline to the site. This is particularly important on large sites that will take many years to complete.
The Guidelines are written for the Control Architect to use in evaluating the design of buildings and associated landscapes within the area. The Guidelines may be an alternative to individual site plans (for single lots, and building types not normally processed through Site Plan Approval) in parts of the City where it is important for new buildings to blend with existing communities/neighbourhoods, to advance the emerging character of a new or redeveloping community/neighbourhood. The Control Architect Process and the use of the Architectural Control Guidelines is a standard process for the development industry within the GTA.
Architectural Control Guidelines may be required for sites with multiple buildings.
The requirement for, and scope of, the Architectural Control Guidelines should be discussed with the Planner and Urban Designer in pre-application consultation meetings. Architectural Control Guidelines will likely be required for applications incorporating large land areas with a number of parcels or phases within a development, new streets and parks and sites of civic prominence.
d the landowner and implemented through an Architectural Control Process that is managed and paid for by the landowner. They address built form matters and may exceed the provisions of the Planning Act by addressing architectural matters such as materials, colours and detailing in addition to siting and building massing issues. The Guidelines depend upon agreement between the City and the developer regarding the importance of a high quality of architectural design.
When administered properly, the Architectural Control Process can streamline future planning approvals by clarifying design expectations for development and minimizing City staff involvement. In the appropriate agreement (i.e., subdivision agreement) requirements that building permits not be issued for lots under architectural control in advance of certification (in a form acceptable to the City) from a “Control Architect” will be included.
A “Control Architect” administers the Council approved Architectural Control Guidelines on behalf of the City and the developer. The Control Architect is an independent professional responsible for conducting a comprehensive review of each lot to ensure that siting, built form, materials, colours and landscaping, among other things, are in compliance with the approved Guidelines. To avoid potential conflict of interest, it is important that the Control Architect and the Design Architect not be the same individual or firm.
The Guidelines will address the whole of the new neighbourhood or plan of subdivision. Specific types of development, development blocks and/or built form may be specifically omitted at the discretion of the City. Where a contiguous tract of land is divided into several subdivisions or development sites, use of a comprehensive set of Guidelines will be encouraged to achieve architectural consistency within a larger neighbourhood.
The Guidelines will be flexible to accommodate change as it occurs while maintaining intact the essential urban design ideas.
Architectural Control Guidelines should be applied to development as a condition of subdivision or equivalent development approval process. The applicant should develop draft Architectural Control Guidelines as early as possible in the planning process with active participation by City staff. The Architectural Control Guidelines may be attached to or referenced by the applicable subdivision/development agreement. Approval for minor revisions to the Guidelines may be delegated to staff. Where major revisions are needed, Council approval may be required.
Architectural Control Guidelines will form part of a subdivision agreement and will consist of the following components (though modification may be required to address the requirements of individual neighbourhoods and districts):
More detailed design direction for the following:
Additional built form matters may be included to address contextual and site specific conditions. These matters may include, but are not limited to, cultural or natural heritage, noise attenuation, height restrictions and topographic conditions.
Final Guidelines will include:
The Avenues as shown on Map two of the Official Plan are important corridors along major streets where reurbanization is anticipated and encouraged. Contextual and appropriate reurbanization of the Avenues will be achieved through the preparation of Avenue Studies. These studies will be undertaken by the City and will set out the terms of reurbanization and include urban design guidelines and a comprehensive zoning by-law for the Avenue. Due to the significant number of Avenues, the program to complete all the studies will take several years. In the meantime, development in Mixed Use Areas on an Avenue prior to the completion of an Avenue Study may proceed provided the applicants of such proposed development undertake an Avenue Segment Review.
As described in policy 2.2.3.3b of the Official Plan, Segment Reviews are required to:
For a more fulsome explanation of the Avenues and the relevant development policies, applicants should refer to Section 2.2.3 of the Official Plan.
The Official Plan requires that all applicants submit an Avenue Segment Review as part of their Official Plan Amendment and/or Zoning By-law Amendment application package for any proposed development in the Mixed Use Areas on Avenues where an Avenue Study has not yet been completed, and where the Avenues & Mid-Rise Study does not apply.
For applications within areas where a Segment Review has been previously submitted a full Segment Review may not be required. This depends however on when the previous Segment Review was completed, and the applicant’s ability to demonstrate that their proposed development would not alter the findings of the previous Segment Review(s) and that the proposed development would continue to establish a positive precedent for the rest of the Avenue Segment. In these scenarios applicants are encouraged to consult with City Planning staff as early in the development approval process as possible to determine if a full Segment Review is required and the elements to be studied.
It should also be noted that applications on sites designated Apartment Neighbourhood Areas, do not require a Segment Review but applicants are expected to discuss and address Avenue policies in the associated planning rationale. Further, applications on sites designated Employment Areas and/or on sites designated Mixed Use Areas proposing employment uses without a residential component may not be required to submit a full Segment Review. As with the above, applicants with these scenarios are encouraged to consult with City Planning staff as early in the development approval process as possible.
The overall goal of the Avenue Segment Review is to ensure that the proposed development will establish a positive precedent for the future reurbanization of the Avenue, with particular regard to building form, massing and intensity. Acceptance of the review is dependent upon the Segment Review reasonably demonstrating that the proposed development will have no adverse impacts and will establish a positive precedent for the Avenue Segment that is subject to the review. A clear indication as to how the policies of Section 2.2.3.3b) of the Official Plan have been addressed, along with the other Avenue policies and other relevant policies of the Plan is required.
The Official Plan identifies criteria Avenue Segment Reviews are to meet in policy 2.2.3.3b) and specific details regarding content can be found in the sidebar on page 2-16 (Avenue Studies and Development Applications). Although the sidebar refers to the contents of an actual Avenue Study it does state that an application for development on a site where an Avenue Study has not yet been completed will be evaluated through a process that mirrors that of an Avenue Study. In other words, a Segment Review may cover similar study topics but would not produce a specific set of development and design guidelines or an implementing zoning by-law beyond the development site.
Final determination of the boundaries and content of a Segment Review will be determined by City Planning staff based on a review of the area’s context and from discussions with the applicant’s consultant. During pre-application consultation, City Planning staff will work with the applicant’s consultant to determine the specific requirements of the Segment Review based on the nature of the proposed application and the context of the study area.
Generally speaking, the Avenue segment to be reviewed is defined by the context of the area and/or how similar the subject site is to other properties and land uses along the segment. Boundary indicators can include but are not limited to:
At a minimum the Segment Review should address an area large enough that the impacts of the proposed development, including the precedent setting (i.e. cumulative) impacts, can be assessed.
In addition to a hard copy, applicants should also submit a PDF version of their Segment Review.
The Block Context Plan is prepared in cooperation with adjacent landowners that shows how the physical form of the proposed development fits within the existing and planned context and conforms to the policies of the Official Plan and implementation tools including site specific and other guidelines.
A Block Context Plan may be required to support the following applications for development:
The Block Context Plan may be required if, but not limited to, one of the following criteria are met:
The Block Context Plan will be integrated with but separate from the Planning and Urban Design Rationale, and other required studies including transportation studies, community service studies, shadow, wind studies and 3D perspective views.
The Block Context Plan provides a conceptual and comprehensive idea of development on the block and a framework to evaluate proposed development. It will inform Official Plan Amendments, rezoning, plans of subdivision and other planning processes. The Block Context Plan will illustrate and analyze the development proposal in both existing and planned context for an area larger than the development site itself, regarding the layout and design of public streets and other pedestrian and cycling connections, parks and open spaces and built form issues such as building type, location, organization and massing.
During pre-application consultation, City Planning staff will work with the applicant’s consultant team to determine if a Block Context Plan is required and the specific requirements of the Plan, based on the nature of the proposed application and the context of the application. The area of the study generally will be the rest of the block where the application is considered as well as all parcels across each of the streets on the perimeter of that block. The boundary of the study area and variations of the study area will be discussed with the applicant in pre application meetings.
The Block Context Plan will include clear writing, supporting drawings, diagrams, plans, sections and three dimensional massing images, and perspectives as appropriate.
The plan will include an inventory, assessment and understanding of the physical features of the existing site context including recently approved and active development applications.
The study will include an inventory of planned context including land use designations, existing zoning envelopment and other relevant planned context from site specific or city wide guidelines including Tall Building, Midrise Buildings and Townhouse and Low-Rise Apartment Buildings guidelines, streetscape manual, DIPS, etc.
The plan will demonstrate how the proposal is in conformity with OP policy, anticipates community needs and contributes to good planning and urban design.
Items to be addressed in the Block Context Plan include but are not limited to:
A Community Services and Facilities (CS&F) Study may be required by an applicant to assist in the identification of current and required levels of social infrastructure required to support the health, safety and well being of local residents (matters pertinent to good planning). Accessible, high quality community services and facilities are essential to promote community interaction, engagement in community life and opportunities for education and recreation.
CS&F Studies are essential tools in determining the general health of local community infrastructure. They are also important in identifying necessary improvements or refocusing brought about by changing or growing demand within a community.
CS&F serve the needs of the local population and for the purposes of CS&F studies generally include (but are not limited to):
A CS&F Study will review social, economic and demographic information in light of existing and projected supply and demand of community services and facilities. CS&F studies will provide a detailed inventory of all community services and facilities within a prescribed study area as well as a review of available capacities within those services and facilities in light of planned development in the area.
CS&F Studies will be prepared by the applicant, their agent or consultant. During pre-application consultation, Community Policy and Community Planning staff will work with the applicant and/or their consultant to determine the specific requirements of the CS&F Study based on the nature of the proposed application and the context of the study area.
Community Services and Facilities Studies may be required in relation to:
The determination of whether to require a Community Services and Facilities study in relation to one of the foregoing applications will be made by the City Planning Division having regard for the following:
As part of its objective to accommodate new growth while improving the quality of city living, the City of Toronto Official Plan requires the provision of adequate community services and facilities. Community Services and Facilities are as important to city building as the planning of physical services such as water, sewer, roads and transit. The undertaking of CS&F Studies allows the identification of community infrastructure issues that exist within the study area and any improvements that may be necessary to enhance the quality of life for area residents.
Chapter 3 of the Official Plan (Building a Successful City) provides the policy framework that will guide the City’s growth and achieve one of the OP’s key objectives – creating liveable neighbourhoods. The policies in Chapter 3 must be considered with respect to all development applications and planning studies. Additional studies related to specific areas of the City (such as Avenues) are to be applied in addition to the policies in Chapter 3.
The Policies in Section 3.2.2 (Community Services and Facilities) address the quality of life and well-being of Toronto’s communities by emphasizing the need to provide for the timely provision of community services and facilities. The intent is to try and secure CS&F in such a way as to allow them to be phased into an area in step with the approved future residential or in some cases commercial development. This will allow for communities to have access to CS&F as they emerge, hence contributing to the resident’s quality of life.
The Policies in Section 3.3 (Building New Neighbourhoods) recognize that new neighbourhoods must have a comprehensive planning framework that reflects City-wide goals as well as the local context. This framework should include the provision of community services and facilities.
The policies set out in Section 2.2.3 (Avenues); encourage investment in community improvements, including CS&F by public agencies or public/private partnerships in the following areas: streetscape, transportation, parks and open space, community and rooftop gardens, and community and recreation services and facilities. These policies also require consideration of the adequacy of parks and CS&F as part of applications in Mixed-Use Areas where an Avenue study has yet to be completed.
The policies in Section 4.7 (Regeneration Areas) encourage revitalization of unique areas of the City through a wide range of uses to attract investment, re-use buildings and encourage new construction. CS&F strategies (prepared by City staff) that build upon CS&F studies (prepared by applicants) will be required to inform the policies of the Secondary Plans for these areas.
Lastly, the policies of Section 5.5 (The Planning Process) outline the requirements for a complete planning application which includes a CS&F study for large applications.
The provision of the required contents of a CS&F Study is the responsibility of the applicant. The applicant must meet with City Planning staff (both Community Planning and Community Policy staff) to finalize a terms of reference prior to the initiation of the study. The contents of a typical study include, but are not limited to the following:
Sources for the required information include Statistics Canada Census Information, The City of Toronto’s Web Site and the Toronto 211 Community Connection Web Site. Contact with agency staff may also be required for the capacity review.
City Planning staff will provide a letter of introduction to help consultants who are undertaking CS&F studies, to access staff, information and data sources of various City divisions, public agencies and social service providers.
A technical report that provides a written description of the land use compatibility of sensitive land uses, including residential uses, where permitted or proposed outside of and adjacent to or near to Employment Areas or within the influence area of major facilities.
The report will identify any existing and potential land use compatibility issues and will identify and evaluate options to achieve appropriate design, buffering and/or separation distances between the proposed sensitive land uses, including residential uses, and nearby Employment Areas and/or major facilities. Recommended measures intended to eliminate or mitigate negative impacts and adverse effects will be addressed in the applicant’s Planning Rationale where one is required.
This report will be used to assist City Council in making its decision concerning the proposed sensitive land uses, including residential uses, and will be peer reviewed by the City at the cost of the applicant.
The report:
The Land Use Compatibility/Mitigation Study is to be prepared on behalf of the applicant by a Consultant (or Consultants) that is/are fully accredited, qualified and/or certified in the relevant matters being evaluated and recommended (for example air quality assessments should be performed by an engineer fully accredited in such field, etc.).
A Compatibility/Mitigation Study may be required to support the following applications for sensitive land uses, including residential uses, where permitted or proposed outside of and adjacent to or near to Employment Areas or within the influence area of major facilities:
Official Plan Section 2.2.4 (Policy 5) requires that sensitive land uses, including residential uses, where permitted or proposed outside of and adjacent to or near to Employment Areas or within the influence area of major facilities, should be planned to ensure they are appropriately designed, buffered and/or separated from Employment Areas and major facilities.
Official Plan Section 2.2.4 (Policy 6) refers to the possible requirement of a Compatibility/Mitigation Study in the circumstances identified in Section 2.2.4 (Policy 5). The Compatibility/Mitigation Study will be addressed in the applicant’s Planning Rationale.
During pre-application consultation, City Planning staff will work with the applicant and the applicant’s consultant(s) to determine if such a Study is required and, if so, the specific requirements of the Study, based on the nature of the proposed application and the context of the study area.
The Study should, but not be limited to:
The objective of the peer review is to provide Council with an independent, expert, third party assessment of the potential land use compatibility issues as well as the proposed mitigation measures. The purpose is to assist Council in making fully informed land use planning decisions.
The peer reviewer will provide to the City, at the cost of the applicant of the proposed development, a report that will include the following:
A 3D model of the proposed development to allow staff to evaluate the physical impacts of the proposal. The model is integrated into the City’s context model and is used to evaluate the impacts of the scale of the proposed development and its sun/shadow impacts.
Building Mass Model is required for all developments, regardless of height, for the following application types:
The model in context will be used for the following purposes:
Building Massing Model is required for illustrating and reviewing the proposal in its existing and planned context. The requirement for, and scope of this work, should be discussed with the Planner and Urban Designer in pre-application consultation meetings.
To achieve the goals of Official Plan Policies:
3.1.2.3 “New development will be massed to fit harmoniously into its surroundings and will respect and improve the local scale and character. It will minimize the impact on neighbouring buildings and open space by:
3.1.2.4 “New development should be massed to define the edges of streets, parks and open spaces at good proportion and locate taller buildings to ensure adequate access to sky view, sunlight and appropriate pedestrian level wind conditions for the proposed and future use of those spaces.”
Details for the submission of the Model are as follows:
Preferred:
Acceptable:
Do NOT encrypt drawings with password protection.
Notes for AutoCAD files:.
Please organize the model into 3 layers:
The 3D graphics for the preliminary report of the proposal can be created from the Public Meeting Sign file. Applicants are expected to provide views similar to the image placed in the sign that illustrate the proposal in context forming a complete 360 view. Notice of Proposed Development Application and Public Meeting Sign for additional resources.
Two images are required for the Report that show the proposal in context using the same camera height and distance from the proposal from the opposite corners of your site. The goal is to use two 3D views (PDF) to illustrate the proposal from all sides.
If the proposals built form has not been articulated at the time of the Preliminary Report deadline, the applicant should be instructed follow the sign instruction (PDF) for creating the report graphic.
City-wide context modelling is available on the Open Data – 3D Massing page in four formats.
If you have any questions regarding digital submissions please contact your Planner.
Technical concerns may be directed to Graphics+Visualization, Urban Design – City Planning Representatives
Notice of Proposed Development Application and Public Meeting Sign
3D Model of a Proposal in Context
Simplified Site and Elevation Plan Drawings
Updated October 2020
Terms of Reference are being prepared for this study. In the interim, the requirements and details of this study should you need one can be addressed during your pre-application consultation meeting.
In February 2015, City Council approved the Policy for Accepting Potentially Contaminated Lands to be Conveyed to the City under the Planning Act (the Conveyance Policy). The Conveyance Policy updates and consolidates the City’s previous procedures and criteria, including the Peer Review Process, and applies when land is to be conveyed to the City as part of a planning application or where below-grade easements are required for new municipal infrastructure.
The Peer Review Process requires the applicant to submit to the City’s Peer Reviewer documentation regarding the environmental conditions on the lands to be conveyed or below-grade easements. The Peer Reviewers are Qualified Persons (QPs) hired by the City. The environmental work and reporting is to be carried out by a QP hired by the applicant in accordance with the requirements of the Conveyance Policy. The submission is peer reviewed only for the land that is to be conveyed to the City or below-grade easement. This documentation should be submitted to the City in conjunction with the development application or as soon as the requirement for land conveyances/below-grade easements to the City is known.
The owner is responsible for all costs associated with the Peer Review Process, including the City’s administrative fees. The Peer Review Process is administered by the Engineering & Construction Services Division.
The current overall requirements for accepting land conveyances and below-grade easements are detailed in Attachment 1 (Conveyance Policy), and summarized in Table 1, of the Staff Report as approved by City Council on February 11, 2015.
Note: This document is intended as a guidance document only. The Conveyance Policy contains detailed environmental requirements for land conveyances and below-grade easements.
Records of Site Condition (RSCs) filed with the Ministry of Environmental and Climate Change (MOECC) require the property owner to demonstrate that the property meets regulated soil, sediment and groundwater standards.
As a condition of the City’s approval, a submission of a Letter of Acknowledgement of Filing of the Record of Site Condition (RSC) issued by MOECC confirming that the RSC has been prepared and filed in accordance with O. Reg. 153/04 will be required by the City, if applicable.
The Peer Review Process may be required when land is to be conveyed to the City or below-grade easements for new municipal infrastructure are required as part of a planning application.
The Peer Review Process MAY be required for the following planning application types (see Peer Review exemptions below):
The Peer Review process is ALWAYS required for the following planning application types:
There are certain circumstances when land conveyances to the City and below-grade easements are exempt from the Peer Review Process. The following are cases when the Peer Review Process is NOT required (not applicable to Plan of Subdivision applications):
The current overall requirements for accepting land conveyances and below-grade easements are detailed in Attachment 1 and summarized in Table 1 of the Staff Report as approved by City Council on February 11, 2015 (the link is provided in Description section above).
Section 3.4 of the Official Plan implicitly supports the clean-up of contaminated sites for reducing the risks to life, health and safety, property and ecosystem health.
The Council-approved Policy for Accepting Potentially Contaminated Lands to be Conveyed to the City under the Planning Act, February 2015, which updates and consolidates the City’s procedures and criteria for the acceptance of potentially contaminated lands conveyed to the City as a condition of a Planning Act application approval.
For all land conveyances to the City or below-grade easements that are not exempt from the Peer Review Process, the owner of the land must undertake the appropriate environmental site assessment (ESAs), site remediation or risk assessment and the filing of a RSC, if required (see ‘When Required’ section).
All work and reporting is to be completed by the applicant’s Qualified Person (QP), and will be Peer Reviewed by an environmental consultant selected by the City (Peer Reviewer) and paid for by the applicant.
The environmental reports and documents which will be Peer Reviewed by the Peer Reviewer include some or all of the following depending on site-specific requirements:
The QP must also submit the following as per the Conveyance Policy templates:
Contaminated land may be remediated using a Full Depth Generic approach or a Risk Assessment approach under the provisions of Ontario regulation 153/04 as amended under the Ontario Environmental Protection Act (OEPA).
If a Full-depth Generic approach is used, the site condition standards in effect are the more stringent of: the site condition standards of the intended land use or the standards of the most sensitive adjacent land use.
If a Risk Assessment approach is used, site-specific standards are developed based on unique site characteristics. The City’s Peer Reviewer DOES NOT typically review or comment on the risk assessment methodology or risk exposure calculations.
The Peer Reviewer DOES review and comment on the Proposed Risk Management Plan (and Risk Management Measures, if any) and draft Certificate of Property Use conditions (if any) to ensure compliance with the current Conveyance Policy.
At the end of the investigation and remediation or risk assessment process, the acknowledged Record of Site Condition issued by the MOECC must be submitted PRIOR to the City’s approval.
Refer to Ontario Regulation 153/04, Records of Site Condition, and the above references.
Context Plans can be purchased from the City’s Geospatial Competency Centre at 18 Dyas Rd., 1st floor, Toronto, ON M3B 1V5. Requests for Context Plans can be made via email: mapsales@toronto.ca or by phone to: 416-392-2506.
A draft Official Plan Amendment identifies proposed changes to the Official Plan required to permit a proposal.
A review of the relevant Official Plan policies including information/rationale as to how and why an amendment to the Official Plan is required should be addressed in the required Planning Rationale.
A draft Official Plan Amendment is required if a proposal seeks to use, alter or develop a property in a way that does not conform to the Official Plan. This includes a proposal seeking to add permission(s) to a land use designation’s permitted uses and/or amend Official Plan policy.
A draft Official Plan Amendment is required as part of a complete application under the Planning Act, and shall be submitted with an Official Plan Amendment application. The draft Amendment may be included as an appendix in the required Planning Rationale.
The Official Plan is a blueprint for how Toronto will grow to the year 2031. It describes the location and provides policies for new housing, employment, parks, office and retail areas, community services and other land uses. The Official Plan also establishes policies for the built environment, for improvements to the City’s hard services (such as transit, roads, sewers, etc.) and for the protection of the City’s natural environment.
Proposals are evaluated against the policies and criteria of the Plan. Any change to the Official Plan to permit a proposal requires an Official Plan Amendment application.
A draft Official Plan Amendment shall follow the template including the appropriate amendment format required to address the proposal’s non-compliance with the Official Plan.
Include the Draft Approval Certificate on each plan submitted at time of application
Section 51(17) of the Planning Act requires that plans show the following information, as appropriate:
Terms of Reference are being prepared for this study. In the interim, the requirements and details of this study should you need one can be addressed during your pre-application consultation meeting.
The EMF Management Plan is a technical document (or plan) that provides an analysis of the electromagnetic fields (EMF) on the site of a proposed development that is within or abuts a hydro corridor. The EMF management plan identifies no-to-low-cost EMF exposure reduction measures based on the analysis.
Depending on the complexity of the project the EMF Management Plan must be prepared by a qualified individual as outlined in the Guidance Manual.
An EMF management plan is required for the following application types:
The authority to request an EMF management plan is provided by Toronto City Council’s decision to adopt a policy of prudent avoidance to reduce childhood exposure to electromagnetic fields (EMF) in and adjacent to hydro corridors with transmission lines.
Toronto City Council Decision Document (Meeting 23 July 15, 16 and 17, 2008).
An EMF Management Plan, in accordance with the EMF Management Guidance Document, should include the following elements:
The Guidance Manual contains information on the required contents of an EMF Management Plan as well as procedures to prepare an EMF Management Plan.
The purpose of the Energy Strategy is the early identification of opportunities to integrate local energy solutions that are efficient, low carbon and resilient. The findings will inform later studies including the Toronto Green Standard Energy Report. It will also inform the Renewable Energy Feasibility Study for all city agency, boards, commissions and divisions, where applicable.
The Energy Strategy applies to new development including residential, non-residential and/or mixed use and may apply to industrial development:
in association with the following application types:
The Energy Strategy is intended to contribute to achieving the City’s objectives to reduce energy consumption and GHG emissions and become more resilient. Official Plan policy 3.4.18 states that “innovative energy producing options, sustainable design and construction practises … will be supported and encouraged in new development … through: d) advanced energy conservation and efficiency technologies and processes that contribute towards an energy neutral built environment”.
Undertaking an Energy Strategy at the application stage for a Plan of Subdivision, Official Plan or Zoning Bylaw Amendment facilitates the following key outcomes:
This section presents minimum requirements for completion of the Energy Strategy and is not exhaustive. The applicant is encouraged to discuss the required contents with Environment & Energy Division staff prior to initiating the strategy.
1. Towards Zero Emissions Development
Calculate energy and emissions for the proposed development using the following scenarios:
The scenarios should include opportunities for super-efficient building envelopes and building-scale renewables, as well as opportunities for shared energy services (i.e. low-carbon thermal energy networks)
a. Energy Conservation and Demand Reduction
Identify and evaluate opportunities to achieve very low energy use intensities (EUIs) and reduced energy demands, through:
b. Low-Carbon Solutions
Identify and evaluate opportunities for low-carbon energy solutions on-site (i.e. within the proposed development site), and off-site through connection to nearby existing or planned buildings and infrastructure. This can include, but is not limited to:
For multi-building (i.e. campus-type) proposals, identify and evaluate opportunities for shared energy solutions that include, but are not limited to:
2. Energy Resilience
Identify and evaluate opportunities for backup power systems that will improve the resilience of buildings to area-wide power outages, especially for multi-unit residential buildings. This includes meeting all emergency power (life safety) requirements, as well as providing for 72 hours (at a minimum):
3. Analysis, Preferred Scenario, and Recommendations
a. Calculate energy consumption, demand, and emissions for the proposed development according to the three scenarios. Include in calculations the energy performance of existing buildings (if any are part of the development site) using available utility data.
b. Estimate the contribution(s) of the identified on-site and off-site low-carbon solutions towards achieving zero emissions.
c. Based on the completed analysis, state the preferred scenario and conclude with recommendations and next steps to facilitate implementation. Establish the overall value proposition(s).
For further information please contact:
Public Energy Initiatives – New Development Team
Environment & Energy Division, City of Toronto
Metro Hall
55 John Street, 2nd floor
Toronto, ON M5V 3C6
EnergyReview@toronto.ca
Terms of Reference are being prepared for this study. In the interim, the requirements and details of this study should you need one can be addressed during your pre-application consultation meeting.
Terms of Reference are being prepared for this study. In the interim, the requirements and details of this study should you need one can be addressed during your pre-application consultation meeting.
Dec 2017
A Geotechnical Study is an objective, science-based sub-surface investigation study, prepared by a qualified expert (Geotechnical Engineer/Consultant) that analyses soil and bedrock composition to determine its structural stability and its ability to accommodate development. The study will be used to guide land use planning, the design and construction of buildings, municipal roads and services as well as to determine feasibility for infiltration of groundwater, if it is part of the proposal.
The Community Planner will inform the applicant that a Geotechnical Study is required.
These studies or reviews may be required for the following types of applications:
Geotechnical Studies are required for the design and construction of municipal roads and all developments.
The detailed design of any infiltration facilities will be based on site specific percolation tests. The number of tests will be dependent on the size of the facility and the different types of soils conditions found within the proposed facility foot print zone of influence.
Note: In addition to a Geotechnical Study a Hydrological Review is also required.
The applicant is responsible for the preparation and cost of these studies.
To provide an assessment in the event that there may be significant challenges in the conceptual designs, land requirements, detailed design, and construction stages of a development and to supplement Stormwater Management Reports.
The following is a general outline of information to be included in the Studies/Reviews:
Identification of subsurface conditions including:
A Geotechnical Study shall be prepared by a qualified expert who is in good standing and who is a licensed Professional Geotechnical Engineer. The signed, stamped and completed Study report must be submitted to the City, and the engineer signing the study report shall take professional responsibility for its content and the accuracy of the information contained therein.
August 2018
Hydrological Review Summary Form
A Hydrological Review, within the City’s context, is a review of the subsurface hydrologic and geologic conditions in an area or location to determine the quality and quantity of groundwater that may be required to be discharged to the City sewage works as a result of a proposed development.
The Hydrological review may be required for the following types of applications:
The applicant is responsible for the preparation and timely submission of the Review.
The Hydrological Review aims to provide the City and the Developer information to complete a technical review for the proposed development site to address the issues pertaining to groundwater quality and quantity in accordance with the proposed options of disposal.
The applicant shall ensure that, at a minimum, the reference materials listed below are used in the preparation of the Hydrological Review:
The Review area shall encompass the land area covering the largest possible zone of influence that could result from the proposed groundwater taking.
The Hydrological Report shall include at a minimum, the following information:
A site-specific hydrological model with site-specific hydrological information describing:
A minimum of five groundwater wells shall be installed at locations that represent the entire proximity of the site. If that site is larger than 30m x 30m additional groundwater wells shall be installed and the qualified professional will use professional judgment to determine the number of additional wells required. It is required that the wells be installed with a minimum of 3.8 cm diameter and 2 meters below the lowest elevation in the proposed building structure(s). Additionally, one well is to be drilled to a minimum depth of 10 m below the lowest elevation in the proposed building structure(s), or to bedrock, whichever is shallower. For sites with physical restrictions or smaller and site-specific sites pre-consultation with City Staff may be required to decide on the number of wells required.
Static groundwater level measurements shall be monitored at all wells located within the property for a minimum of 3 months with measurements taken every 2 weeks for a minimum of 6 measurements. The intent is for the qualified professional to use professional judgment to estimate the seasonally high groundwater level. Water levels can be measured manually or using pressure transducers and data loggers, or similar instrumentation. All water levels shall be presented as geodetic elevations referenced to a City of Toronto, or Canadian Geologic Survey benchmark.
Pumping tests may require a PTTW from the MOECC and discharge approval from Toronto Water if extracted groundwater is proposed to be discharged into the City’s sewage works. At minimum, the following are to be considered:
Static groundwater level shall be monitored at all pumping and observation wells several times prior to and after the pumping test to measure the recovery.
Slug test can be done to estimate hydraulic conductivity in certain circumstances. Developments where no construction dewatering or long-term groundwater management is required, slug tests are acceptable for each well. If any other method other than pump test is used or should a shorter time period be proposed detailed explanation of the rationale for the change is to be provided and agreed by City staff.
The report needs to include a baseline water quality review. The water quality must be analyzed for all the parameters listed in Chapter 681-Sewers of the Toronto Municipal Code. Non-filtered sample(s) must be collected from the proposed groundwater source(s). Water quality data must be analyzed by a Canadian laboratory accredited and licensed by Standards Council of Canada and or Canadian Association for Laboratory Accreditation. A true copy of the analysis report, Certificate of Analysis and a chain of custody record for the sample must be included with report. The water quality data must be collected within nine (9) months prior to the date of submission.
If the property proposes a PWDS then the Review shall summarize the post-construction groundwater discharge to the City’s sewage works from the proposed development. The Review shall clearly identify the proposed construction methods (ex. open cut, caisson wall) for the sub-structure. If the proposed sub-structure construction method is not available during the Review preparation then the Review shall be prepared identifying groundwater infiltration quality, quantity and peak discharge flow rate for all of the proposed construction methods. The Review shall include the total subfloor drain area, and information regarding the estimated total volume per day from the subfloor drain, and the perimeter drains.
In order to evaluate the capacity of the City sewage works, the Review shall provide the following detailed information:
The impact(s) of groundwater taking and discharging should be determined based on the maximum possible area of influence-using actual field testing data. Investigation should be performed to determine any adverse impacts as suggested below:
If it has been determined that there will be a negative impact to the natural environment, City’s sewage works, or the land stability, as a result of groundwater taking and discharging, the Review shall identify the following:
In the event that a proposed mitigation plan is recommended, subsequently, a follow-up report is required confirming that the affected zone has been returned to its pre-development condition prior to the groundwater taking and discharging.
Hydrological Review shall be prepared by a qualified person who is in good standing and a licensed Professional Geoscientist or exempted Professional Engineer as set out in the Professional Geoscientists Act of Ontario. The signed, stamped and completed Review report must be submitted to the City, and the qualified person shall take professional responsibility for its content and the accuracy of the information contained therein.
The Hydrological Review Summary Form must be completed and submitted by the Qualified Professional who prepared the Hydrological Review. The completed summary form must be attached to the Hydrological Review.
A Heritage Impact Assessment (HIA) is a study to evaluate the impact the proposed development or site alteration will have on the cultural heritage resource(s) and to recommend an overall approach to the conservation of the resource(s). This analysis, which must be prepared by a qualified heritage conservation professional, will address properties identified in the City of Toronto’s Inventory of Heritage Properties (which includes both listed and designated properties) as well as any yet unidentified cultural heritage resource(s) found as part of the site assessment.
This study will be based on a thorough understanding of the significance and heritage attributes of the cultural heritage resource(s), identify any impact the proposed development or site alteration will have on the resource(s), consider mitigation options, and recommend a conservation strategy that best conserves the resource(s) within the context of the proposed development or site alteration.
The conservation strategy will apply conservation principles, describe the conservation work, and recommend methods to avoid or mitigate negative impacts to the cultural heritage resource(s). Minimal intervention should be the guiding principle for all work. Further, the conservation strategy recommendations will be in sufficient detail to inform decisions and direct the Conservation Plan.
Where there is the potential of impacting archaeological resources an Archaeological Assessment will be undertaken as an additional study.
A HIA is required for the following application types if the property is on the City of Toronto’s Inventory of Heritage Properties:
A HIA may be required by staff for the following additional application types:
Heritage Permit applications for any property designated under Part IV (individual) or Part V (Heritage Conservation District) of the Ontario Heritage Act
The HIA will inform the review of an application involving a cultural heritage resource(s) included on the City of Toronto’s Inventory of Heritage Properties. The rationale for the requirement to provide an HIA arises from: the Ontario Heritage Act; Section 2(d) of the Planning Act; Section 2.6.3 of the Provincial Policy Statement (2005); Chapter 103: Heritage, City of Toronto Municipal Code; and Section 3.1.5, Policies 1-13 of the City of Toronto’s Official Plan.
The HIA will be broad in scope but provide sufficient detail to communicate the site issues and inform the evaluation of the recommended conservation approach for the cultural heritage resource(s). The study will be submitted in hard copy and PDF format.
The HIA will apply appropriate conservation principles such as:
The HIA will include, but is not limited to, the following information:
A Housing Issues Report provides information and analysis on the impacts of proposed development on the City’s supply of affordable and mid-range rental housing and tenants.
Applicants are encouraged to use the Housing Issues Report and rental data table templates. For a copy of the templates, please email Community Policy.
A Housing Issues Report is required when development proposes to demolish, intensify, convert or sever existing rental housing sites, or develop sites greater than five hectares with new residential uses.
Development application types that involve one or more of the above proposals, requiring a Housing Issues Report include:
For details, see Official Plan, Housing section 3.2.1; Official Plan Application Requirements schedule 3; and Municipal Code Chapter 667.
If the proposal involves retaining existing rental dwellings units within a redeveloped site, also provide:
If the proposal includes demolition of existing rental or social housing dwelling units also provide:
For a list of required information, please email Community Policy.
An affordable housing strategy will be submitted that addresses how the proposal will contribute to a full range of housing and how affordable housing will be provided.
Details on the proposed affordable housing strategy will include the following:
A Loading Study may be required for the following application types:
The objective of a Loading Study is to estimate the loading demand generated by a development and, on this basis, to establish the number and size of on-site loading spaces that should be provided, recognizing the site constraints and local conditions. Alternatively, a loading strategy could be developed to identify how the loading demands of the project can be satisfied. This work may be required to justify the requested amendment to the Zoning By-law.
A Loading Study is prepared by a qualified transportation consultant and includes sufficient details to inform decisions regarding the provision of loading requirements for a development.
A Loading Study, when required, is to be submitted in conjunction with the development application. The applicant is encouraged to discuss the need for a study and its contents with City staff prior to preparation of a study.
A Loading Study must be based on established loading activity rates supplemented by any available local survey data or experience. A Loading Study must recognize the general principle that the loading demand generated by a development or re-development should generally be satisfied on-site and that the development should not rely on on-street loading to satisfy the demands. This work may include provisions for shared facilities.
A Loading Study should include the following information:
An objective, science-based study, prepared by a qualified expert, of a proposed development’s potential impact on the natural heritage system shown on Map 9 of the City of Toronto Official Plan (2006) and ways to mitigate negative impacts on and/or improve the natural heritage system.
The authority to request this study is provided by the Planning Act, the 2005 Provincial Policy Statement and the 2006 Toronto Official Plan.
The Provincial Policy Statement specifies that natural heritage features and areas shall be protected for the long term and that the diversity and connectivity of natural features and the long-term ecological function and biodiversity of natural heritage systems should be maintained, restored or where possible, improved.
The Toronto Official Plan environmental policies recognize the importance of protecting, restoring and enhancing the natural ecosystem which includes the natural heritage system. Policy 3.4.10 states that development is generally not permitted in the natural heritage system illustrated on Map 9. Where the underlying land use designation provides for development in or near the natural heritage system, development will recognize natural heritage values and potential impacts on the natural ecosystem as much as possible; and minimize adverse impacts and, when possible, restore and enhance the natural heritage system.
All proposed development in or near the natural heritage system will be evaluated to determine the potential for the development to adversely impact the natural heritage system (policy 3.4.12). If it is likely that the development will have negative impacts on the natural heritage system then a Natural Heritage Impact Study may be required to assess these impacts and identify measures to mitigate impacts and/or improve the natural heritage system.
A Natural Heritage Impact Study is required in the following circumstances:
Natural Heritage Impact Studies may be required for the following types of applications:
The Community Planner will inform the applicant if a Natural Heritage Impact Study is required. The applicant is responsible for the preparation and cost of the study.
The following information will be included in the study:
The natural heritage issues to be addressed will be scoped in consultation with City/agency staff, consultants and through review of site specific information.
Where applicable, the following aspects of the natural heritage system will be addressed:
Key natural heritage information will be shown on a map in relation to the proposed development including: the limit of the natural heritage features and functions; the location of top-of-bank; the drip line of significant vegetation; the location of any provincially or locally significant features such as wetlands, areas of natural and scientific interest (ANSI’s) and environmentally significant areas.
The City of Toronto has a natural heritage inventory database which includes information on natural heritage features and functions. The information can be made available to the applicant for the site and surrounding area. Information from Natural Heritage Impact Studies will be used to update the natural heritage inventory database.
Information on flora and fauna may need to be collected over a three season period (spring, summer and fall) in order to be complete.
In some areas, the location of top-of-bank has already been determined by the TRCA; in other areas its location must be determined/confirmed through site specific field investigation in consultation with TRCA and City staff and may require the landowner/proponent to prepare surveys or geotechnical studies.
Natural heritage features and functions of interest may be located on or near to the site. The term near may require interpretation and will depend on the nature of the development (e.g., scale, extent of site alteration) as well as the proximity and type of natural heritage.
The impacts of the proposed development, both during construction and after completion, on the natural heritage features and functions will be identified and assessed.
Specific impacts may include the number and location of trees or amount of natural or naturalized vegetation to be removed, grade changes, area of stream bed to be disturbed, nature of changes to surface and subsurface runoff, amount of habitat removal/fragmentation/encroachment. Temporary impacts during construction may include habitat disruption, sediment transport and diversion of water flows. Impacts associated with ongoing occupation of the development may include increased noise and lighting, dumping of organic waste.
The measures that will be taken to mitigate negative impacts, both during construction and after completion, on the natural heritage features and functions identified in section 2.0 and the effectiveness of these measures will be specified. Where possible, adverse impacts will be avoided rather than mitigated. Mitigation proposals will be specific enough to allow evaluation of the effectiveness of the measures.
Development will be set back from the following locations by at least 10 meters, or more if warranted by the severity of existing or potential natural hazards:
Minor additions or alterations to existing development, replacement structures and accessory structures are exempt from this requirement.
Reducing or eliminating impact is preferred over mitigation. In some cases the development will need to be modified to avoid negative impacts. Monitoring and further mitigation may be required or may be part of impact management.
The study will describe any measures that will be taken to improve natural heritage features and functions, including measures to compensate for lost features or functions and enhancements to the natural heritage system. As much as possible, improvements will be accommodated in or adjacent to existing natural heritage features on-site before off-site locations are considered. Plans for natural heritage improvement must be approved by the City.
Summarize the findings, identify residual impacts that cannot be avoided or fully mitigated. Recommend conditions for development approval including monitoring, if appropriate.
Applicants should discuss the purpose, scope and content of the Natural Heritage Impact Study with appropriate City and agency staff before commencing the study.
The Natural Heritage Impact Study should be prepared early in the planning process to ensure that the constraints and opportunities associated with natural heritage on or near the site are known and can inform the development. City and agency staff will provide input to the terms of reference and review the report.
The Natural Heritage Impact Study should be coordinated with other studies related to fulfilling the following requirements:
Where possible, one coherent assessment of impacts related to the natural heritage should be prepared rather than a series of separate studies.
The principles and criteria which will be used to evaluate the Natural Heritage Impact Study and its recommendations are those set out in the Planning Act, Provincial Policy Statement, City’s Official Plan, and other relevant documents such as the Wet Weather Flow Management Policy.
A technical report that provides a written description of the impact of noise generated by a proposed development on the surrounding environment, the impact of noise from the surrounding environment on the proposed development and the impact of noise from the proposed development on itself as well as mitigation measures to reduce any negative impacts.
The report:
This Noise Impact Study is to be prepared, on behalf of the applicant, by a Consultant that is either an accredited Acoustic expert or a qualified Professional Engineer.
Noise Impact (Feasibility and/or Detailed Assessment) Studies may be required to support the following applications for developments:
Noise impact Studies may also be a requirement of a site specific zoning by-law.
The requirement for a Noise Impact Study may be a condition of initial approval of the proposed development.
Official Plan Section 2.2.4 (Policy 6) requires that development adjacent to or nearby Employment Districts should be appropriately designed, buffered and/or separated from industries as necessary to mitigate adverse affects including those from noise to promote safety and security.
Official Plan Section 3.4 (Policy 21) refers to the possible requirement of a study in cases where uses such as airports, transportation/rail infrastructure, corridors and yards, waste management facilities and industries are adjacent to sensitive land uses such as residences, educational and health facilities to appropriately design, buffer, and/or separate the facilities and uses from each other to prevent adverse effects from noise:
To assist in identifying impacts and mitigative measures, the proponent may be required to prepare studies in accordance with guidelines established for this purpose. The proponent will be responsible for implementing any required mitigative measures.
In addition to sensitive land uses, the Official Plan in Section 4.6 (Policy 6(f)) deals with mitigation of the effects of noise among other things in order to create competitive, attractive, highly functional Employment Areas. In addition, Section 3.2.3 (Policy 3) requires that the effects of nearby development including noise be minimized as necessary to preserve the quality of parks and open spaces.
4.1 (policy 2 and 3 (b)), 4.6 (Policy 6(i) (iv) and 7 (b))
During pre-application consultation, City Planning staff will work with the applicant’s consultant to determine if such a report is requires and, if so, the specific requirements of the Study, based on the nature of the proposed application and the context of the study area.
The Study should include, but is not necessarily limited to:
Note: A municipality or planning board may wish to hire an outside consultant to peer review selected technical reports submitted in support of a development application where there is no in-house expertise available).
A Parking Study may be required for the following application types:
The objective of a Parking Study is to estimate the parking demand generated by a development and, on this basis, to establish the number and size of on-site parking spaces that should be provided, recognizing the site constraints and local conditions. Alternatively, a parking strategy could be developed to identify how the parking demands of the project can be satisfied. This work may be required to justify the requested amendment to the Zoning By-law.
A Parking Study is prepared by a qualified Transportation Consultant and includes sufficient details to inform decisions regarding the provision of an appropriate supply of parking for a development.
A Parking Study, when required, is to be submitted in conjunction with the development application. The applicant is encouraged to discuss the need for a study and its contents with City staff prior to the preparation of a study.
A Parking Study must be based on established parking rates for different land uses and supplemented by any available local survey data or experience. A Parking Study must recognize the general principle that the parking demand generated by a development or re-development should generally be satisfied on-site and that the development should not rely on on-street parking or off-street public parking to satisfy the demands. This work may include provisions for shared facilities.
A parking study should include the following information:
A technical document that provides a model and written description of the impact of winds associated with development on adjacent streets, parks and open spaces. These studies are done to evaluate the impact of the wind conditions at various times of the year.
Study may be required for:
To achieve the goals of Official Plan Policies:
3.1.2.3 “New development will be massed to fit harmoniously into its surroundings and will respect and improve the local scale and character. It will minimize the impact on neighbouring buildings and open space by:
3.1.2.4 “New development should be massed to define the edges of streets, parks and open spaces at good proportion and locate taller buildings to ensure adequate access to sky view, sunlight and appropriate pedestrian level wind conditions for the proposed and future use of those spaces.”
In the majority of instances, the content described under Final Wind Study will be sufficient to appropriately assess the impacts of proposed developments. However, a Preliminary Wind Study may be required for large sites, waterfront sites and/or sites where a substantial increase in height is requested. The requirement for, and scope of this work, should be discussed with the Planner and Urban Designer in pre-application consultation meetings.
A preliminary wind study may be required for developments that meet the above criteria. The study will be conducted during the design development phase by a qualified microclimate specialist to identify building massing that needs to be altered in order to avoid adverse wind conditions.
General issues to be addressed in the preliminary wind study include the following:
As part of the preliminary study, a quantitative pedestrian comfort evaluation including a wind tunnel test will be undertaken. This study will include a minimum of 15 sensor locations. The focus of this initial study is to recommend appropriate mitigation measures that involve changes to the building design, massing and form. Changes to landscaping are not to be included in the initial study.
The assumption is that the wind flow characteristics and remedial solutions outlined at the end of Appendix 6 of the North York Secondary Plan for wind control will be incorporated into tested building designs and/or will be used to modify building design to achieve appropriate wind conditions.
Prior to finalizing the application, proposals that meet the study criteria may require quantitative wind testing by a certified wind tunnel specialist that meets the following criteria:
The Planning Rationale provides an overall planning framework for understanding the proposal from the applicant’s point of view. This document is intended to help the applicant organize and substantiate the application and to assist staff in the review of the proposal to expedite the City’s responses.
Depending on the complexity of the application, the information requirements can be addressed in a letter of several pages or a longer report. The material can be prepared by the owner, the agent, the applicant or a member of the consultant team, depending on the nature of the application.
A full Planning Rationale is required for the following applications:
A Covering Letter is required for the following applications:
The Planning Rationale is required to:
The Planning Rationale shall contain:
The Covering Letter for Plans of Condominium involving new condominiums, smaller Site Plan Control and Part Lot Control applications shall contain:
In addition, the Covering Letter for Plan of Condominium applications should provide a description and background on the type of application (i.e., leasehold, common elements, phased, vacant land, standard) and on any related planning approval process or on any unusual circumstances (i.e., strata plan). The letter should identify whether the application is the same as the approved Site Plan and if there have been any changes, what those changes are and why. If there was no previous planning process including Site Plan Control approval, the letter should explain the circumstances (i.e., conversion of rental).
Should an application be submitted in a Mixed Use Area on an Avenue (as illustrated on Map 2 of the Official Plan) prior to the City undertaking or completing an Avenue Study for the surrounding area, the Planning Rationale should address the issues outlined in Policy 2.2.3 (3b) of the Official Plan, as well as the Council approved Avenues and Mid-Rise Buildings Study.
Should an application be submitted seeking to locate sensitive land uses such as residences and educational and health facilities adjacent to major facilities such as airports, highways, railway corridors and waste management facilities, the Planning Rationale should address the issues outlined in Policy 3.4.18 of the Official Plan.
Should an application be submitted seeking to implement the Official Plan permissions for large scale, stand alone retail stores or power centres on major streets bordering an Employment Area (as illustrated on Map 3 of the Official Plan), the Planning Rationale should address the issues outlined in Policy 4.6 (3a and 3b) of the Official Plan.
Should an application be submitted in Mixed Use Areas 1, Mixed Use Areas 2, Mixed Use Areas 3 and Regeneration Areas within the Downtown Plan area (as illustrated on Map 6A of the Official Plan) applicants will be required to submit a Complete Community Assessment as described in the Toronto Development Guide Glossary of Terms.
The Public Consultation Strategy Report is a complete application submission requirement brought about by amendments to the Planning Act on July 1st, 2016. The requirement is referenced in Planning Act Regulations 178/16, 179/16 and 180/16. This statutory requirement is intended to “get the applicant thinking” in a pro-active manner about:
The public consultation strategy proposed should be reflective of the location, complexity, scale and nature of the proposal and may be prepared by the owner, the agent, the applicant, or a member of the consulting team.
The Public Consultation Strategy Report needs to be deemed complete by the municipality within 30 days of receipt of the application. Even after the Report is deemed complete however, applicants are encouraged to view the Report as a “living document” that may need to be updated and revised in collaboration with planning staff, at a later time in the Development Application review process, in order to stay relevant during the entire process.
All public consultation outcomes, whether initiated by the applicant or the City, will be documented and become part of the municipal (Council) record that informed Council in making the decision to approve or refuse the application.
The Public Consultation Strategy Report is a complete application requirement for the following application types:
Note: Before submitting a Development Application for review to the City, applicants are encouraged to meet with City staff at a pre-application consultation to discuss the proposal to get a clearer understanding of what is required, including consulting with staff with regard to the Public Consultation Strategy Report complete application requirement.
City Planning staff will hold at least one community meeting in the area affected by the application, in addition to the minimum statutory meeting requirements of the Planning Act, for proposed Official Plan and/or Zoning By-law amendments prior to approval (as required by Section 5.5.1 of the Toronto’s Official Plan). The City will continue with its policy of asking the applicant to pay for the distribution of notices beyond 120 meters, when requested by Council to do so, in association with this community meeting.
Unless otherwise agreed to, the cost of any other public consultation referenced in the Public Consultation Strategy Report will be at the expense of the applicant.
The Public Consultation Strategy Report will include the following:
What the applicant wishes to accomplish in engaging and consulting with the public with regard to the proposal.
Key messages the applicant would like conveyed to the public during the consultation process with regard to the proposal.
What the applicant hopes to achieve or accomplish by the end of the consultation period with regard to the proposal.
The applicant will identify the proposal’s geographic area of impact and explain why this area of impact was chosen. The geographic area of impact can be both local and citywide, depending on the proposal. Direct and indirect impacts will be considered in determining the area(s) of impact.
The applicant will provide a demographic profile of the geographic area of impact and identify the target audience(s) potentially impacted by the proposal to be consulted throughout the consultation period, including groups that may be more difficult to engage and/or who may not be familiar with the City’s public consultation processes, such as youth, segments of the senior’s population or recent immigrant groups to the City.
The applicant will identify a list of matters to be brought forward for discussion and consultation, propose a communication strategy for updating the list and reporting out on matters requiring follow-up and/or further resolution.
The applicant will prepare Communication and Consultation Strategies for contacting and engaging the audience(s) including how the public consultation(s) will be advertised.
The applicant may choose to communicate through in-house publications; on-line information (website, emails, social networks, open data, digital engagement); open houses; stakeholder working groups (including residents, local business associations, special interest associations); workshops; focus group interviews; store fronts; surveys; questionnaires; on-line comments such as blogs, forums etc.
The Communications Strategy will outline how the public will be informed with regard to major milestones (such as major revisions) related to the proposal.
The applicant will provide an evaluation of the public consultation held and make this evaluation available to the public consultation process participants at the conclusion of the public consultation period, prior to the Development Application proceeding to Council for approval or refusal.
For the purposes of this Terms of Reference, a demographic profile means:
For the purposes of this Terms of Reference, the “public” means:
The public can include:
For the purposes of this Terms of Reference, geographic impact means:
The applicant may apply information gathered from other complete application submission studies (such as the Community Services/Facilities Study / the Housing Issues Study / the Traffic Operations Study, the Building Mass Study, the Sun/Shadow Study), when applicable, in preparing the Public Consultation Strategy Report for the application.
Statistics Canada Data Sources:
City of Toronto Data Sources:
Data, Research, Maps, Neighbourhood Profiles
Planning & Development – Research Reports
TDSB Data:
Toronto District School Board Census Publications
The applicant is also encouraged to provide City Planning staff with meeting/activity notes stemming from meetings/activities held with the public prior to submission to the City of the complete application submission.
Public consultation meetings/activities will be aligned with the requirements of the Accessibility for Ontarians with Disabilities Act (AODA) and the City’s commitment to creating an accessible city
A Public Utilities Plan should be submitted as a separate plan, and as a grayed out underlay on the Landscape Plan.
A Servicing Report is required for the following application types:
The objective of a Servicing Report is to evaluate the effects of a proposed change in land use or development on the City’s municipal servicing infrastructure and watercourses. The report should also address the adverse impacts, if any, of providing this servicing on any environmentally sensitive features (e.g., Areas of Natural and Scientific Interest, Environmental Sensitive Areas and hydrologically sensitive areas). The report also identifies and provides the rationale for any new infrastructure and upgrades to existing infrastructure necessary to provide for adequate servicing to the proposed change in land use or development.
A Servicing Report is prepared by a Registered Professional Engineer qualified in municipal engineering. The report must include sufficient details for City staff to determine the financial and infrastructure implications of servicing the proposed development. The submission must include reports, plans (e.g., engineering, drainage area, etc.), computer modelling results and design calculations relating to the designs and upgrades of municipal services.
A Servicing Report is to be submitted in conjunction with the development application. The applicant is encouraged to discuss the need and scope for a study and design assumptions of the proposed servicing schemes with City staff prior to preparing the study.
An Environmental Impact Study may also be required to address the impact of development on water resources features or functions on and off site.
A Servicing Report must be based on established municipal engineering design principles, applicable guidelines (e.g., Ministry of the Environment guidelines), regulations and by-laws, and infrastructure information available from the City. Particular attention should be paid to the City’s Sewer Use By-law (By-law 457-2000) and the objectives under the Water Efficiency Plan and the Wet Weather Flow Management Policy.
The authority to request this work is provided by the Planning Act, the Official Plan, the Provincial Policy Statement, the Council approved Wet Weather Flow Management Policy and Chapter 681 of the Municipal Code – Sewer.
A Servicing Report must address following components:
The report includes the following information:
The level of detail for the Servicing Report depends on the type of application and the size of the development. For example, a report for an Official Plan or Zoning By-law Amendment will be more conceptual compared with a report for Plans of Subdivision, which will include more details.
A Stormwater Management Report is required for the following application types:
The objective of a Stormwater Management Report is to evaluate the effects of a proposed development on the stormwater and drainage system, and to recommend how to manage rainwater/snowmelt for the proposed development, consistent with the City’s Wet Weather Flow Management Policy and while also meeting TRCA, provincial and federal regulations.
A Stormwater Management Report is prepared by a Registered Professional Engineer qualified in municipal engineering/stormwater management, and must include all appropriate reports, plans, computer modeling results and design calculations relating to how storm run-off is to be managed.
A Stormwater Management Report is to be submitted in conjunction with the development application. The applicant is encouraged to discuss the need, scope and the proposed stormwater management concepts and design assumptions with City staff prior to preparing the report. The report is to be submitted in two stages. For complex Site Plan Control applications, the Stage 1 and Stage 2 reports are to be submitted in conjunction with the development application and must be accepted prior to Site Plan approval.
The Stage 1 Report outlines the design assumptions and conceptual engineering schemes to manage both quantity and quality of run-off. The Stage 1 Report is to be submitted when the application is initiated and must be accepted prior to draft plan approval of a Plan of Subdivision or a prior to the acceptance of a Rezoning application if it is being submitted in conjunction with a site plan application.
The Stage 2 Report provides the detailed calculations and the design of the stormwater management facilities and drainage systems based on the accepted principles in the Preliminary Report, and must be accepted prior to, or in conjunction with, the final acceptance of the engineering drawings.
For Site Plan Control applications, the Stage 2 Report is to be submitted in conjunction with the development application and must be accepted prior to site plan approval.
An Environmental Impact Study may be required to address the impact of development on water resources features or functions on and off site that may not be included in a Natural Heritage Impact Study (see EIS Terms of Reference).
An Environmental Impact Study may also be required to address the impact of development on water resources features or functions on and off site.
A Stormwater Management Report must be based on:
The use of the rational method shall be used as per the WWF Guideline. Further analysis may be required for areas basement flooding and high infiltration as per the WWF Policy. Refer to the Wet Weather Flow Master Plan for more details.
The authority to require this work is provided by the Planning Act, the Provincial Policy Statement, the Official Plan, the Wet Weather Flow Management Policy and Chapter 681 of the Municipal Code – Sewer.
The level of detail for the Stormwater Management Report depends on the type and scope of application, the size of the development and the types of stormwater management schemes proposed. For example, a report for a Plan of Subdivision will typically be more complex than a report in support of a Site Plan Control application.
A Stormwater Management Report must include the basic quantity and quality assumptions upon which the report is based, and all appropriate functional plans of infrastructure elements for major and minor flow, which could have an impact on the layout of the Plan of Subdivision or site and building design.
These infrastructure elements may include stormwater management facilities, all water resources features and functions (i.e., watercourses, riparian areas, recharge/discharge areas), existing overland flow routes, surface features (i.e., top of bank of valleys) and existing infrastructure (i.e., water and wastewater infrastructure and underground utilities).
Where a development proposal may impact a water resources features or function, the Stormwater Management Report must incorporate into the design the recommendations from the separate Environmental Impact Study referenced above.
The Stage 1 Report must provide sufficient engineering information to allow for the necessary review and acceptance of the proposed stormwater management schemes in principle. This report should address the following:
In addition, the Stage 1 report must include the following information:
The Stage 2 Report must include detailed analyses (computer modeling results and calculations) and design of the major and minor systems and proposed stormwater management facilities based on the proposed design concepts and parameters accepted in the Preliminary Report.
The Stormwater Management Report (Stage 2) must also include the following contents where applicable:
Residential
Industrial / Commercial / Mixed Use
Specific drawing requirements for stormwater management reports include:
The level of detail for the Stormwater Management Report depends on the type of application, the size of the development and the types of stormwater management schemes proposed.
Note: At the time of Draft plan approval, a District Landscape Plan and Architectural Control Guidelines may be secured.
A technical document that provides a visual model and written description of the impact of shadows cast by a proposed development on neighbouring streets, parks and open space, (including natural areas), privately managed publicly accessible spaces and other properties. These studies are done to evaluate the impact of shadows at various times of day, through the year.
A Sun/Shadow Study may be required for the following applications for developments over 20 metres (6 storeys) in height:
Sun/shadow tests may also be requested for developments that are lower than 20 metres, in particular on rezoning applications where additional height is applied for near shadow sensitive areas (such as parks, schoolyards, cemeteries, etc.). The requirement for, and scope of this work, should be discussed with the Planner and Urban Designer in pre-application consultation meetings.
To achieve the goals of Official Plan Policies:
3.1.2.3 “New development will be massed and its exterior façade will be designed to fit harmoniously into its existing and/or planned context, and will limit its impact on neighbouring streets, parks, open spaces and properties by:
f) minimizing any additional shadowing and uncomfortable wind conditions on neighbouring parks as necessary to preserve their utility.”
The applicant may be requested to submit a proposed and final shadow study. Sun/shadow testing of alternative building massing may be required during the application review to assist in making decisions about how to best achieve Council’s goals regarding sun/shadow impacts. When the massing of the application has been agreed to, a final Sun/Shadow Study will be prepared to the following standards:
A typical model will include all streets, blocks, parks and open spaces as well as buildings to a distance adequate to show the shadow impacts during requested times.
Modeling will have two parts, the first showing the existing situation and the second showing the proposed development in its context. The proposed development context should include other approved but not built buildings within the model area. These should be indicated graphically as different from the proposal and the built context.
Shadow diagrams should be plotted in colour to a standard metric scale and include a bar scale on each sheet labelled in 1,2,5,10,20, 100 and 200m increments. A reference base plan should also be plotted at a metric standard scale.
“As of right” or other site specific applicable shadow conditions should be indicated clearly by a contrasting colour single-line overlay with explanatory notation provided in a printed legend (i.e., red for “as of right” on the subject property, yellow for approved but not yet built adjacent development).
Sun/Shadow tests should be done for March 21 and September 21 at the following hours:
These times allow for the measuring of hours of sunlight windows as described in the Sun, Wind and Pedestrian Comfort Bosselmann/Dunker study.
Development that proposes additional shadow impacts on parks and open space, including natural areas, will require sun/shadow tests at hourly increments for both June 21 and December 21 to provide additional information on the impacts of shadows on these important public places.
Additional times may also be requested to respond to specific site contexts.
All times are based in the Eastern Time Zone and must take into account Daylight Saving Time.
The final study will include:
Large mounted versions of critical times or power point images may be requested for public meetings.
Topographic Survey and Boundary Plan of Survey can be merged on to one plan or shown on separate plans. It must be recent and accurately reflecting the existing property.
The Toronto Green Standard (TGS) is a set of performance measures with supporting guidelines related to sustainable and resilient site and building design for new development. Tier 1 is required and Tier 2, 3 and 4 are voluntary, higher levels of performance. Tier 2 and above projects may be eligible for a refund on development charges paid to the City. The Toronto Green Standard website has more information on the full sets of standards, documentation requirements and information about the DC Refund program.
Compliance with the Toronto Green Standard is demonstrated through the submission of the checklist, statistics template and notations included on plans. The checklist indicates the Tier or level of performance that is being pursued and guides the applicant on how to effectively document the Toronto Green Standard requirements.
Checking off Tier 2, 3 or 4 on the Checklist triggers the circulation of the application to Environmental Planning, who administers the Development Charge Refund program, for project eligibility. The Toronto Green Standard checklist is part of a complete application and is completed in conjunction with the full Toronto Green Standard and specifications. The Checklist is prepared by the owner or the consultant depending on the nature of the application.
The Toronto Green Standard is a tiered set of performance measures that address: air and water quality, greenhouse gas emissions, energy efficiency, solid waste and the natural environment. It provides an integrated set of targets, principles and practices for more sustainable and resilient new development.
Since January 31, 2010, new planning applications, including Zoning By-law Amendments, Site Plan Control and Draft Plan of Subdivision, are required to meet the Tier 1 environmental performance measures.
Developers may also choose to target Tier 2 3 or 4 voluntary higher level of environmental performance. Developments that meet Tier 1 and Tier 2 may be eligible for a Development Charge refund.
Toronto Green Standard Version 1 is no longer in effect and Version 2 applies to all planning applications submitted between January 1, 2014 and April 30, 2018. On December 5, 6 and 7 2017, Toronto City Council adopted the Toronto Green Standard (TGS) Review and Update Report. The updates or “Version 3.0” of the Toronto Green Standard came into effect for new development applications under the Planning Act submitted on May 1, 2018. There is no grandfathering provision for Zoning By-law or other applications submitted prior to May 1.
Complete the following steps to demonstrate compliance of your application with the Toronto Green Standard:
May be required for Site Plan Control applications that are particularly high traffic generating uses and/or when the site driveway operations could negatively impact the operations of abutting public streets.
May also be required for Zoning By-law Applications and Plans of Subdivision Applications.
A Transportation Impact Study may be required for the following application types:
The objective of a Transportation Impact Study is not only to evaluate the effects of a development or re-development on the transportation system, but also to suggest any transportation improvements that are necessary to accommodate the travel demands and impacts generated by the development.
A Transportation Impact Study is prepared by a qualified transportation consultant and must follow the Guidelines for the Preparation of Transportation Impact Studies published and updated periodically by the City.
A Transportation Impact Study, when required, is to be submitted in conjunction with the development application. The applicant is encouraged to discuss the need for a study and its contents with City staff prior to preparing any study.
A Transportation Impact Study must be based on established transportation planning and traffic engineering principles and supplemented by any available local survey data or experience. The study has to demonstrate good planning principles cognizant of the Official Plan and Secondary Plan policies and objectives. It must provide a balanced approach between facilitating development and protecting stable areas.
It should also ensure equitable access to the transportation system by all users, including transit, pedestrians, cyclists, private automobiles and trucks. The overall goal is to integrate development with the existing and future transportation systems and to ensure the transportation supply and demand is optimized in a manner consistent with relevant policies, guidelines and criteria.
The Transportation Impact Study may also incorporate the requirements of the City’s Loading and Parking Studies.
The authority to request this work is Provided by Policy 2.4.2 of the City’s Official Plan.
A Transportation Impact Study should include the following information:
Refer to Guidelines for the Preparation of Transportation Impact Studies for further details, including criteria governing the need for this study.
The Tree Preservation Plan is typically submitted in conjunction with an Arborist/Tree Preservation Report.
Urban Design Guidelines are a written and graphic text that describes how the streets, parks, open space, buildings, built form and landscape elements of a new development will work together to create a new neighbourhood that supports the overall goals defined by the Official Plan and through the public planning process.
The Guidelines outline and illustrate how the Official Plan urban design goals and objectives for the public realm and built form will be achieved within the specific site and its relationships to the surrounding area. They will also provide specific, actionable and measurable directions for development to achieve these goals.
The Guidelines address the whole of the new neighbourhood, including abutting streets, parks and open space. The Guidelines are a combination of text, plans, illustrative sketch diagrams and photos, street and block sections, and massing models or examples that inform the proponent, public and City about the physical form, layout and design of the new neighbourhood. The Guidelines will be flexible to accommodate change as it occurs while maintaining intact the essential urban ideas.
Urban Design Guidelines may be required for:
The requirement for, and scope of, the Urban Design Guidelines should be discussed with the Planner and Urban Designer in pre-application consultation meetings. Urban Design Guidelines will likely be required for applications incorporating large land areas with a number of parcels or phases within a development, new streets and parks and sites of civic prominence.
To achieve the goals of Official Plan Policies:
3.3.1 “New neighbourhoods will have a comprehensive planning framework reflecting the Plan’s city-wide goals as well as the local context. The framework should include:
a) the pattern of streets, development blocks, open spaces and other infrastructure
b) the mix and location of land uses
c) a strategy to provide parkland and to protect, enhance or restore natural heritage
d) a strategy to provide community service
e) a strategy to provide affordable housing”
3.3.2 “New neighbourhoods will be viable as communities. They should have:
a) a community focal point within easy walking distance of the neighbourhood’s residents and workers
b) a fine grain of interconnected streets and pedestrian routes that define development blocks
c) a mix of uses and a range of building types
d) high quality parks, community recreation centres, open space and public buildings
e) services and facilities that meet the needs of residents, workers and visitors”
3.3.3 “New neighbourhoods will be carefully integrated into the surrounding fabric of the City. They will have:
a) good access to transit and good connections to the surrounding streets and open spaces
b) uses and building scales that are compatible with surrounding development
c) community services and parks that fit within the wider system
d) a housing mix that contributes to the full range of housing”
Urban Design Guidelines are planning tools that:
Urban Design Guidelines will consist of the following (with modifications as required):
The development framework is intended to be a guide to the form and layout of new streets and parks and to illustrate the relationship of buildings to this. This should include:
The Guideline text addresses each component part, and each consists of two parts; a narrative or description of the urban design concept followed by specific guidelines to achieve the defined objective. The diagrams, photographs, sections and sketches that accompany the guidelines contribute further to understanding what is to be accomplished through urban design.
The concept described here as Urban Design Guidelines have various names in individual Secondary Plans including the Concept Plan for the Railway Lands East, Urban Design Guidelines in the Railway Lands Central and Railway Lands West, Precinct Plans in the Waterfront Secondary Plan, and Context Plans within the Sheppard Corridor Plan. The specific policies within those Plans would govern the creation of the Urban Design Guidelines and should be referred to and discussed with the Planner and Urban Designer in pre-application consultation meetings.
In other areas of the city considered appropriate to use Urban Design Guidelines, but not specified within a Secondary Plan the following issues should be considered:
A technical report that provides a written description of the impact of vibration generated by a proposed development on the surrounding environment, the impact of vibration of the surrounding environment on the proposed development and the impact of vibration of the proposed development on itself as well as mitigation measures to reduce any negative impacts.
The report:
This Vibration Study is to be prepared, on behalf of the applicant, by a Consultant that is either an accredited Acoustic expert or a qualified Professional Engineer.
Vibration Studies may be required to support the following applications for developments:
Vibration Studies may also be a requirement of a site specific zoning by-law.
The requirement for a Vibration Study may be a condition of initial approval of the proposed development.
Official Plan Section 2.2.4 (Policy 6) requires that development adjacent to or nearby Employment Districts should be appropriately designed, buffered and/or separated from industries as necessary to mitigate adverse affects including those from vibration to promote safety and security.
Official Plan Section 3.4 (Policy 21) refers to the possible requirement of a study in cases where uses such as airports, transportation/rail infrastructure, corridors and yards, waste management facilities and industries are adjacent to sensitive land uses such as residences, educational and health facilities to appropriately design, buffer, and/or separate the facilities and uses from each other to prevent adverse effects from vibration:
To assist in identifying impacts and mitigative measures, the proponent may be required to prepare studies in accordance with guidelines established for this purpose. The proponent will be responsible for implementing any required mitigative measures.
In addition to sensitive land uses, the Official Plan in Section 4.6 (Policy 6(f)) deals with mitigation of the effects of noise among other things in order to create competitive, attractive, highly functional Employment Areas.
During pre-application consultation, City Planning staff will work with the applicant’s consultant to determine if such a report is required and, if so, the specific requirements of the Study based on the nature of the proposed application and the context of the study area.
The Study should include, but is not necessarily limited to:
Note: The City of Toronto may wish to hire an outside consultant, at the expense of the applicant, to peer review selected technical reports submitted in support of a development application where there is no in-house expertise available).