Concept 2 Keys (C2K) is improving the development review process and the experience for both City staff and development applicants. This includes improving processes, fostering consistency, resolving application issues early and introducing digital resources. These improvements build on recommendations from the End-to-End Review of the Development Review Process.
The systemic improvements being implemented by C2K continue to be tested and refined through expedited reviews of affordable housing projects and are now being implemented on a wider scale in the Etobicoke York District.
The City of Toronto’s online Application Submission Tool (AST) is used by applicants to submit development applications and requests for Mandatory Pre-Application Consultation (PAC) meetings.
The AST was designed and tested in collaboration with applicants and offers them an easy and secure way to upload new applications and supporting materials. The AST also gives applicants the ability to check the status of applications and requests in real time.
As of April 3, 2023, applicants will use the AST to submit requests for Mandatory Pre-Application Consultation meetings, replacing the need for applicants to fill out a PDF form and put together a PDF package of documents to email the City.
At this time, the tool only supports the initial submission of development review applications. All resubmissions will still be handled in the same manner as they are today.
Questions about the AST may be sent to appsubmission@toronto.ca.
Application Submission Tool – Getting Started Tip Sheet
Application Submission Tool – How-To Guide
Release date: January 29, 2024
PAC – New mandatory sections
Additional zoning-related questions have been added to the PAC meeting request form in the “Property Information” and “Proposal Information” sections. You are required to provide details on the property’s current and intended zoning designation and identify the scale and scope of the proposal. This ensures that City staff have a clear overview of the proposed development application, which enhances the quality of discussion and advice provided through the PAC process.
1. Property Information
2. Proposal Information
Release date: October 20, 2023
Additional application documents
To enhance the quality of your submission materials, six new attachment types have been introduced in the tool. Please use the new attachment types to upload your relevant documents on the Supporting Documents page. They are:
Application document update
In anticipation of upcoming changes to the Transportation Impact Study Terms of Reference, the Loading Study, Parking Study and Traffic Operations Assessment attachment types have been consolidated into the Transportation Impact Study attachment type. Moving forward, any documents related to these studies should be uploaded within the consolidated attachment.
PAC – Mandatory Describe Location
The “Describe Location” field is now a mandatory field when requesting a PAC meeting. Please provide detailed information about the location or property address you wish to discuss. This ensures City staff have a clear overview of all properties under consideration, which enhances the quality of discussion and advice provided through the PAC process.
Mandatory Heritage Section
The Heritage Section is now mandatory. In addition, applicants will now be required to identify whether a Heritage Consultant has been retained.
Your feedback matters!
You now have the opportunity to provide feedback whenever you submit an application or a meeting request. You can click on the Start Survey link to provide feedback about your experience with the tool.
This is to help us improve your experience using the tool and to make informed product-development decisions.
Release date: April 3, 2023
With the introduction of Mandatory Pre-Application Consultation meetings at the City of Toronto, a feature has been added to the AST enabling you to request meetings directly in the tool. This new functionality eliminates the need for you to complete the PDF form and email the City a PDF package with your documents. Instead, you will submit all information needed for a meeting using the AST. At the top of the AST screen, you will find a tab to submit requests for Pre-Application Consultation meetings.
To learn more about Mandatory Pre-Application Consultation (PAC) and how to submit a request for a PAC meeting, visit City Planning’s Pre-Application Consultation page.
During Application Submission, if you are submitting any of the application types that require a Mandatory Pre-Application Consultation meeting, you will now need to enter the PAC Folder Number (e.g., 12 34 567890 APP 00 PAC) you received as part of your meeting request.
Release date: January 4, 2023
The Site Plan Application is now a standalone application type
To improve the review process for the Site Plan Application in line with the Bill 109 policy change, the Site Plan Application type will now be a standalone application and will no longer be combined with other applications.
Update to the temporary password expiration message
If you’ve received a temporary password enabling you to reset your password, but you’re unable to change that temporary password before the seven-day expiration period, you’ll see an on-screen notification of what you need to do to change your expired temporary password.
Release date: October 28, 2022
Any additional person included on your ‘Add People’ page will now receive notifications
Any additional people that you include in the ‘Add People’ page will receive automated AST email notifications based on the contact information you have provided. You no longer have to add them to the ’email recipients list’ for them to be notified whenever there is an update in application status.
This new feature will also allow them to see the application on their dashboard if they are signed into AST. At this time, the view capability is only for submission status, not the submission itself.
Addition of a new ‘Intake Complete’ status
Once payment has been confirmed and processed, you will receive an email notification that your application intake is now complete. The status on your dashboard will also be updated to ‘Intake Complete.’ This informs you that your payment has been processed and what the next steps in the development review process are.
Additional buttons at the top of ‘Add Supporting Documents’ screen
There are now additional buttons on the top of the ‘Add Supporting Documents’ page to enable easier navigation. You no longer need to scroll to the bottom of the page if you want to go to a previous page or return to the dashboard.
Release date: July 25, 2022
Receive email notifications when additional information is required
You will receive notification when City staff have reviewed your submission materials and determined that additional information is required. This will include clear instructions on what needs to be updated. You will no longer need to wait for City staff to request additional files through email when additional information or documentation is required during the intake process.
Update documents through the Application Submission Tool
You will now be able to log in to the Application Submission Tool and see which applications have been marked as “Upload Documentation / Information Required.” Rather than having to wait for a secure link from City staff to provide your materials, you can now click ”Update”’ on your dashboard and provide the required documents. Once that process is complete, you can then submit your updated application.
Updated status on the dashboard
Once you have updated your materials on the Application Submission Tool and submitted your application to the City again, your application status on the dashboard changes from ”Upload Information / Documentation Required” to ”Application Updated.”
Release date: March 30, 2022
Add additional people to receive email notifications
You can now add up to five people from your team who are associated with the file submission. By doing so, they will also receive email notifications updating them on the progress of the application submission and informing them of status changes. You will no longer be required to forward the email updates, if you have had to do so in the past.
This feature can be found on the ‘Add People’ screen.
Include additional information for your upload
You can now include any additional details that you want the City’s planning consultant to be aware of as part of your submission. There is a limit of 2,000 characters in this field.
A new file circulation tool will enable City staff and commenting partners to review planning applications, provide comments and revise planning drawings in a coordinated and collaborative manner. The City will be collaborating with the development industry and staff in the design of this tool.
Collaborate with the City in the building of effective development review tools by providing your input directly to C2K’s Customer Experience and Technology Team. Engagement opportunities include:
Application Submission Tool
File Circulation Tool
To find out more or sign up to participate in any of the options above, please email Ankita Verma, Manager, Customer Experience & Technology at Ankita.Verma@toronto.ca.
Newly formed application review teams made up of City staff from commenting divisions are working on applications for affordable housing and in the Etobicoke York District. Working as a team, they ensure applicants are provided with clear and consistent information and guidance.
Application coordinators are fostering collaboration and issues resolution among the City’s new application review teams. They are also working closely with affordable housing applicants to meet expedited timelines related to various forms of funding.
A Mandatory Pre-Application Consultation (PAC) meeting is a formal meeting between a development applicant, City staff and relevant external commenting partners, held at the beginning of the development review process.
Pre-application consultation between applicants and other stakeholders, including Councillors and the public, is also encouraged, but not mandatory, under Chapter 5.5 of the Official Plan.
A pre-application consultation meeting with City staff prior to submitting a development application is mandatory as of April 3 for the following application types: Official Plan Amendment, Zoning By-law Amendment, Draft Plan of Subdivision and Site Plan Control. Making pre-application consultation meetings mandatory provides an opportunity to improve and formalize an already well-used practice and support timely review of a development application. Mandatory PAC meetings are booked through the Application Submission Tool. A how-to guide for requesting meetings is available.
The outcome of the mandatory pre-application consultation meeting is a Planning Application Checklist Package. The mandatory pre-application consultation process is complete once you have attended the meeting and received the Planning Application Checklist Package. You can then submit your application.
Improvements to the early stages of the development review process, beginning with mandatory pre-application consultation meetings, result in the submission of higher-quality applications, increase the number of applications moving from pre-application consultation to actual submission, reduce the overall number of circulations and help to establish mutual accountability between applicants and staff early on.
Information & Reports
On June 11, 2021, Planning & Housing Committee adopted a Proposals Report directing City staff to use the proposed Official Plan Amendment and by-law principles related to mandatory pre-application consultation as the basis for further consultation and report back with recommendations in Q4 2021.
On January 12, 2022, Planning & Housing Committee held a statutory meeting where the recommended Official Plan Amendment (OPA) and implementing Municipal Code amendment were adopted. On February 3, 2022, City Council adopted the OPA and Municipal Code amendment. The OPA came into force and effect on March 8, 2022.
On April 27, 2022, Planning & Housing Committee adopted an amendment to the effective date of the Municipal Code amendment to implement mandatory pre-application consultation to April 3, 2023.
Mandatory Pre-Application Consultation is scheduled to go into effect on April 3, 2023.
If you would like more information about the Official Plan Amendment or associated Municipal By-law Amendment, please email Michelle.Drylie@toronto.ca.
Mandatory Pre-Application Consultation Open House – September 14, 2021
The presentation and a meeting summary from the City’s virtual public Open House are available for review.
If you would like a link to the video recording of the Open House, please email Michelle.Drylie@toronto.ca.