Effective January 2, 2025 – New Terms of Reference for Conceptual Servicing Plan, Site Servicing Plan, Conceptual Grading Plan, and updated Servicing Report, Site Grading Plan, Stormwater Management Report, and Computer Generated Building Mass Model.
A 3D model of the proposed development allows 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. Staff will use the model in context to review the application.
A Building Mass Model is required for all developments, regardless of height, for the following application types:
A Building Massing Model is required to illustrate and review the proposal in its existing context. The requirement for, and scope of this work, should be discussed with the Planner and Urban Designer in their pre-application consultation meeting.
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:
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
To show conceptual grading information for the site and building and their relationship to adjacent and surrounding streets, boulevards and properties, as well as grading of site circulation, and grading relationships for the interior and exterior of building(s). The Conceptual Grading Plan must be prepared by a Licenced Professional Engineer specialized in municipal engineering.
A Conceptual Grading Plan is required for the following application types:
The authority to require this work is provided by the Planning Act, the City of Toronto Act, the Official Plan, the Provincial Policy Statement, A Place to Grow: Growth Plan for the Greater Golden Horseshoe, and to support Council-adopted policies and programs.
For further information please contact:
Development Engineering, Central Review Unit
Engineering & Construction Services Division, City of Toronto
devengcru@toronto.ca
To show how municipal services will be provided to the site and how those proposed services will comply with the City’s policies, guidelines, and standards.
A Conceptual Servicing Plan is required as part of the Servicing Report submitted in support of the following application types:
The authority to require the Conceptual Servicing Plan is provided by the Planning Act, the City of Toronto Act, 2006, the Official Plan, the Provincial Policy Statement, A Place to Grow: Growth Plan for the Greater Golden Horseshoe, Council-adopted policies, guidelines and standards (e.g., Wet Weather Flow Management Policy, levels of protection under Basement Flooding Protection Program, etc.), the City’s Sewers By-law (Toronto Municipal Code, Chapter 681) and Water Supply By-law (Toronto Municipal Code Chapter 851).
The Conceptual Servicing Plan is a component of the Servicing Report.
Servicing design presented on the Conceptual Servicing Plan must meet all requirements established in the City of Toronto’s municipal engineering design policies, guidelines and standards, including but not limited to, the most recent edition of:
The Conceptual Servicing Plan must also demonstrate compliance with all applicable Provincial legislation (e.g., Ministry of Environment, Conservation and Parks), applicable regulations, and applicable provincial guidelines/procedures, including but not be limited to:
Existing municipal and private infrastructure abutting, downstream of, or within the site including:
Proposed municipal infrastructure abutting, downstream of, or within the site including:
Existing municipal and private infrastructure and abutting or within the site including:
Proposed municipal infrastructure abutting or within the site including:
For further information please contact:
Development Engineering, Central Review Unit
Engineering & Construction Services Division, City of Toronto
devengcru@toronto.ca
The following potable water, storm and sanitary sewer servicing requirements apply to all new development applications in the City of Toronto, excluding residential developments of less than 5 dwelling units. These requirements apply in addition to and separate from any other municipal by-law or legislative requirements, including but not limited to those under the Toronto Municipal Code Chapters 681 and 851 or the Ontario Building Code.
Every point tower shall have its own independent service connection to the municipal potable water and sewer services, including all associated stormwater management facilities. For clarification, this applies regardless of any shared podium structures, common underground parking structures, or anticipated ownership structures (including all forms of condominium ownership). Any podium that provides a base for more than one point tower shall also have its own independent service connection to the municipal potable water, storm, and sanitary sewer services.
Every anticipated standard or common-elements condominium corporation shall have an independent servicing connection to the municipal potable water and sewer services, including all associated stormwater management facilities.
Unless otherwise notified in writing at the time of application, staff will review all townhouse applications on the assumption that they will form part of one standard or one common-elements Condominium Corporation. If any party, including but not limited to the applicant and all subsequent owners of the development, applies for more than one condominium corporation encompassing any or all of the development, different service connections, including revised plans and studies, may be required by the City at the sole cost to the condominium applicant.
Every parcel of land that will be separately conveyable requires its own servicing connection to the municipal potable water and sewer services, including all associated stormwater management facilities. In this situation, each condominium corporation will be considered one parcel of land.
Unless otherwise notified in writing at the time of application, staff will review all commercial and industrial applications on the assumption that they will form part of one parcel of land. If any party, including but not limited to the applicant and all subsequent owners of the development, applies to sever or condominiumize any part of the development, different service connections, including revised plans and studies, may be required by the City at the sole cost to that applicant.
Every building shall have its own independent servicing connection to the municipal water and sewer services, including all associated stormwater management facilities, regardless of any shared podium structures, common underground parking structures, or anticipated ownership structure (including all forms of condominium ownership).
To evaluate the effects of a proposed change to the Official Plan that may impact the City’s municipal servicing infrastructure (including sanitary, storm and water) and watercourses, or the effects of development on the City’s municipal servicing infrastructure and watercourses.
A Servicing Report must conduct capacity analyses to determine if the existing municipal servicing infrastructure has the capacity to accept demand generated by a proposed development or, where applicable, the proposed change to the Official Plan. If the analysis identifies that the existing municipal infrastructure does not have available capacity, the Servicing Report must also identify any improvements to existing municipal infrastructure, or new municipal infrastructure, to support the proposed change to the Official Plan or to support the proposed development. The Servicing Report must be prepared by a Licenced Professional Engineer specialized in municipal engineering.
Where a Stormwater Management Report is required, the Servicing Report must also include a summary of the stormwater management plan documented in detail in the Stormwater Management Report (refer to the Stormwater Management Report – Terms of Reference).
A Servicing Report is required for the following application types:
**For Site Plan Control applications, the Servicing Report will require a capacity analysis if there is a change to the existing sanitary drainage pattern, changes to the combined sewer system, or in limited cases groundwater foundation drainage discharge proposed to the sanitary system or both.
The authority to require this work is provided by the Planning Act, the City of Toronto Act, 2006. the Official Plan, the Provincial Policy Statement, A Place to Grow: Growth Plan for the Greater Golden Horseshoe, Council-adopted policies, guidelines and standards (e.g., Wet Weather Flow Management Policy, levels of protection under Basement Flooding Protection Program, etc.), the City’s Sewers By-law (Toronto Municipal Code, Chapter 681) and Water Supply By-law (Toronto Municipal Code Chapter 851). The Servicing Report must be prepared in conjunction with the Conceptual Servicing Plan and, where applicable, the Stormwater Management Report. For Site Plan Control, the Servicing Report must be prepared in conjunction with the Servicing Plan and the Stormwater Management Report.
Analysis and recommendations presented in the Servicing Report must meet all requirements established in the City of Toronto’s municipal engineering design policies, guidelines and standards, including but not limited to, the most recent edition of:
The Servicing Report must also demonstrate compliance with all applicable Provincial legislation (e.g., Ministry of Environment, Conservation and Parks), applicable regulations, and applicable provincial guidelines/procedures, including but not limited to:
The Servicing Report must contain the following, and be signed and sealed by the Licensed Professional Engineer(s) responsible for its preparation:
For further information please contact:
Development Engineering, Central Review Unit
Engineering & Construction Services Division, City of Toronto
devengcru@toronto.ca
The following potable water, storm and sanitary sewer servicing requirements apply to all new development applications in the City of Toronto, excluding residential developments of less than 5 dwelling units. These requirements apply in addition to and separate from any other municipal by-law or legislative requirements, including but not limited to those under the Toronto Municipal Code Chapters 681 and 851 or the Ontario Building Code.
Every tower shall have its own independent service connection to the municipal potable water and sewer services, including all associated stormwater management facilities. For clarification, this applies regardless of any shared podium structures, common underground parking structures, or anticipated ownership structures (including all forms of rental or condominium ownership). Any podium that provides a base for more than one tower above shall also have its own independent service connection to the municipal potable water, storm and sanitary sewer services.
Every anticipated standard or common-elements condominium corporation shall have an independent servicing connection to the municipal potable water and sewer services, including all associated stormwater management facilities.
Unless otherwise notified in writing at the time of application, staff will review all townhouse applications on the assumption that they will form part of one standard or one common-elements Condominium Corporation. If any party, including but not limited to the applicant and all subsequent owners of the development, applies for more than one condominium corporation encompassing any or all of the development, different service connections, including revised plans and studies, may be required by the City at the sole cost to that applicant.
Every parcel of land that will be separately conveyable requires its own servicing connection to the municipal potable water and sewer services, including all associated stormwater management facilities. In this situation, each condominium corporation will be considered its own parcel of land.
Unless otherwise notified in writing at the time of application, staff will review all commercial and industrial applications on the assumption that they will form part of one parcel of land. If any party, including but not limited to the applicant and all subsequent owners of the development, applies to sever or condominiumize any part of the development, different service connections, including revised plans and studies, may be required by the City at the sole cost to that applicant.
Every building shall have its own independent servicing connection to the municipal water and sewer services, including all associated stormwater management facilities, regardless of any shared podium structures, common underground parking structures, or anticipated ownership structure (including all forms of condominium ownership).
To show detailed existing and proposed grading information for the site and building, and their relationship to adjacent and surrounding streets, boulevards and properties. The Site Grading Plan must be prepared by a Licenced Professional Engineer specialized in municipal engineering.
A Site Grading Plan is required for the following application types:
The authority to require this work is provided by the Planning Act, the City of Toronto Act, the Official Plan, the Provincial Policy Statement, A Place to Grow: Growth Plan for the Greater Golden Horseshoe, and to support Council-adopted policies and programs. The Site Grading Plan should be prepared alongside the Site Servicing Plan to support the Servicing Report, and where required, the Stormwater Management Report. The Site Grading Plan is also a statutory requirement for Site Plan Control under subsection 114(5) and (11)(a) of the City of Toronto Act, 2006 as part of a complete application.
For further information please contact:
Development Engineering, Central Review Unit
Engineering & Construction Services Division, City of Toronto
devengcru@toronto.ca
To show how the site will be provided with municipal services and that those services comply with the City’s policies, policies, guidelines and standards. The Site Servicing Plan includes information to allow for technical review of the proposed site servicing.
A Site Servicing Plan is required for the following application types:
The authority to require this work is provided by the Planning Act, the City of Toronto Act, the Official Plan, the Provincial Policy Statement, A Place to Grow: Growth Plan for the Greater Golden Horseshoe, Council-adopted policies and programs (e.g., Wet Weather Flow Management Policy, levels of protection under Basement Flooding Protection Program, etc.), the City’s Sewers By-law (Toronto Municipal Code, Chapter 681) and Water Supply By-law (Toronto Municipal Code Chapter 851). The Servicing Plan is a component of the Servicing and Stormwater Management Report(s) set out in the regulations under the Planning Act and Schedule 3 of the City’s Official Plan and is also a statutory requirement for Site Plan Control under subsection 114(5) and (11)(a) of the City of Toronto Act, 2006 as part of a complete application.
Servicing design presented on the Site Servicing Plan must meet all requirements established in the City of Toronto’s municipal engineering design principles and guidelines, including but not limited to, the most recent edition of:
And ensure compliance with all applicable Provincial (e.g., Ministry of Environment, Conservation and Parks) acts, and regulations in effect, including but not be limited to:
Existing public and private infrastructure abutting or within the site including:
Proposed public and private infrastructure abutting or within the site including:
For further information please contact:
Development Engineering, Central Review Unit
Engineering & Construction Services Division, City of Toronto
devengcru@toronto.ca
The following potable water, storm and sanitary sewer servicing requirements apply to all new development applications in the City of Toronto, excluding residential developments of less than 5 dwelling units. These requirements apply in addition to and separate from any other municipal by-law or legislative requirements, including but not limited to those under the Toronto Municipal Code Chapters 681 and 851 or the Ontario Building Code.
Every point tower shall have its own independent service connection to the municipal potable water and sewer services, including all associated stormwater management facilities. For clarification, this applies regardless of any shared podium structures, common underground parking structures, or anticipated ownership structures (including all forms of condominium ownership). Any podium that provides a base for more than one point tower shall also have its own independent service connection to the municipal potable water, storm and sanitary sewer services.
Every anticipated standard or common-elements condominium corporation shall have an independent servicing connection to the municipal potable water and sewer services, including all associated stormwater management facilities.
Unless otherwise notified in writing at the time of application, staff will review all townhouse applications on the assumption that they will form part of one standard or one common-elements Condominium Corporation. If any party, including but not limited to the applicant and all subsequent owners of the development, applies for more than one condominium corporation encompassing any or all of the development, different service connections, including revised plans and studies, may be required by the City at the sole cost to the condominium applicant.
Every parcel of land that will be separately conveyable requires its own servicing connection to the municipal potable water and sewer services, including all associated stormwater management facilities. In this situation, each condominium corporation will be considered one parcel of land.
Unless otherwise notified in writing at the time of application, staff will review all commercial and industrial applications on the assumption that they will form part of one parcel of land. If any party, including but not limited to the applicant and all subsequent owners of the development, applies to sever or condominiumize any part of the development, different service connections, including revised plans and studies, may be required by the City at the sole cost to that applicant.
Every building shall have its own independent servicing connection to the municipal water and sewer services, including all associated stormwater management facilities, regardless of any shared podium structures, common underground parking structures, or anticipated ownership structure (including all forms of condominium ownership).
To identify, evaluate, and mitigate the impacts of the change in stormwater runoff on existing infrastructure and the environment due to a proposed development.
A Stormwater Management Report must determine improvements to municipal servicing infrastructure required to support the proposed of development, where applicable. As part of this report, it must also evaluate and determine mitigation measures to minimize negative impacts on stormwater management facilities, identify opportunities for improvements of stormwater management facilities and features onsite and nearby, and to ensure compliance with the City of Toronto’s Wet Weather Flow Management Policy (WWFMP) and other applicable guidelines, standards, and policies from the City of Toronto and other regulatory bodies. The Stormwater Management Report must be prepared by a Licensed Professional Engineer specialized in in municipal engineering/stormwater management. The Stormwater Management Report must include all appropriate reports, plans, computer modeling results and design calculations relating to how stormwater run-off is proposed to be managed.
The Servicing Report must also include a summary of the stormwater management plan documented in detail in the Stormwater Management Report (refer to the Servicing Report – Terms of Reference).
A Stormwater Management Report is required for the following application types:
*Note: Additional details/sections may apply for these application types. Specific sections are identified when additional details are required for Plan of Subdivision or Site Plan Control applications.
The authority to require this work is provided by the Planning Act, the City of Toronto Act, 2006. the Official Plan, the Provincial Policy Statement, A Place to Grow: Growth Plan for the Greater Golden Horseshoe, Council-adopted policies, guidelines and standards (e.g., Wet Weather Flow Management Policy, etc.), the City’s Sewers By-law (Toronto Municipal Code, Chapter 681). The Stormwater Management Report must be prepared in conjunction with the Conceptual Servicing Plan or Site Servicing Plan and the Servicing Report.
Analysis and recommendations presented in the Stormwater Management Report must meet all requirements established in the City of Toronto’s municipal engineering design policies, guidelines and standards, including but not limited to, the most recent edition of:
The Stormwater Management Report must also demonstrate compliance with all applicable Provincial legislation (e.g., Ministry of Environment, Conservation and Parks), applicable regulations, and applicable provincial guidelines/procedures, including but not be limited to:
The Stormwater Management Report must contain the following, and be signed and sealed by the Licensed Professional Engineer(s) responsible for its preparation:
The applicant is encouraged to discuss the scope and the proposed stormwater management concepts and design assumptions with Engineering and Construction Services prior to preparing the Stormwater Management Report as part of the submission of a prescribed application.
For further information please contact: Development Engineering, Central Review Unit
Engineering & Construction Services Division, City of Toronto devengcru@toronto.ca