Toronto Development Guide
December 2011
Appendix 1
Glossary of Terms
The Development Guide contains a number of “standard” words and phrases throughout the document.
The following is a list of some of those terms together with an explanation of their meaning, which will
help you interpret the Development Guide.
Archaeological Assessment
Identifies and evaluates in stages, the presence of archaeological resources and assesses the degree to
which a development proposal may disturb or alter an archaeological landscape. These resources may
include physical remains and contextual settings of any structure, event, place, feature or object which
because of the passing of time, is on or below the surface of the land or water. (Refer to Archaeological
Assessment Terms of Reference for more details.
Architectural Control Guidelines
A manual that provides objectives and instruction regarding built form and development of public spaces
typically for large site developments requiring a plan of subdivision approval, incorporating new streets,
parks and public spaces or proceeding in a phased manner. If a “Control Architect” is used the
guidelines become the criteria for the architect to evaluate the proposals built form and associated
landscape design. (Refer to Architectural Control Guidelines Terms of Reference for more details)
Assumption of Services
After all construction is completed and all pre-existing sewers and roads have been returned to their
original condition to the satisfaction of the Executive Director of Technical Services (including the
submission necessary Certificates), City staff report to Community Council and recommend that the City
assume responsibility municipal services (roads and sewers etc.) installed pursuant to a subdivision
agreement
Building Mass Model
A computer generated model of the proposed development. The model is integrated into the City’s
computer model, which allows staff to evaluate the physical impacts of the development proposal, its
scale and sun / shadow impacts. (Refer to Computer Generated Building Mass Model Terms of
Reference for more details)
Building Inspection
Building inspectors review buildings under construction during key stages of construction to ensure work
complies both with the Ontario Building Code and with the approved building plans.
Building Permit
A building permit is the formal permission to begin construction or demolition. It means the City of Toronto
has approved plans for any new structure, addition or renovation. Approved plans must comply with the
Ontario Building Code, local Zoning By-laws and other applicable laws and regulations.
Building Regulation Consultant
A Building Regulation Consultant is stationed at the Customer Service counter in each of the four District
offices to provide advice regarding building permit applications, inspections, the City of Toronto Zoning
By-law(s) and other relevant legislation.
“Bumped Up” Site Plan Control Applications
Approval authority for Site Plan Control applications has been delegated to the Chief Planner or his/her
designates by City Council. However, City Councillors retain the right to request that any individual
application be reported to City Council for its decision. These are termed “bumped-up” applications.
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Certificate of Consent
A certificate issued by the Deputy-Secretary Treasurers of the Committee of Adjustment stating that the
City has approved a Consent for Severance. The certificate includes details such as the date of the
Committee’s decision, the nature of the application and a legal description of the lands that were the
subject of the Consent. The certificate is conclusive evidence that any conditions of approval have been
satisfied and that all provisions of the Planning Act relating to the granting of the Consent have been
complied with.
Contaminated Site Assessment
A document that identifies and evaluates the degree of air, water and soil contamination in relation to a
property or within a specific area. The document also outlines and recommends methods and measures
of remediation to secure public health and safety. (refer to Contaminated Site Assessment Terms of
Reference for more details)
Combined Applications
The following applications may be made individually or combined with one or more of the other
applications:
Application to amend the Official Plan
Application to amend the Zoning By-law
Application for approval of Plan of Subdivision
Application for approval of Plan of Condominium
Application for Site Plan Control approval
When submitted together, these are called Combined Applications and the review of these applications is
conducted concurrently.
Committee of Adjustment
The Planning Act grants authority to committees appointed by Municipal Councils to approve a number of
minor applications. Called Committees of Adjustment, these bodies are empowered to make decisions
on:
Minor Variances from the Zoning By-law
Permission to alter or change a lawful non-conforming use of land
Consent (consent means “approval”) to sever land (divide a parcel of land into more than one lot)
Consent to register a mortgage over part of a property
Consent to register a lease over part of a lot for more than 21 years
Validation of land title where an error exists in the description of land
Toronto City Council has appointed a Committee of Adjustment consisting of citizen members. The
Committee of Adjustment operates as four panels, corresponding to the service areas of the Community
Councils. Each panel comprises five members, including a chairperson. They regularly hold public
hearings to consider applications for Minor Variances, permission and Consents.
Community Benefits
Community benefits, as outlined in Official Plan policy 5.1.1, are facilities/installation and/or cash
contributions for specific facilities/installations, above and beyond those that would otherwise be provided
under the provisions of the Planning Act or the Development Charges Act or other statute.
Facilities/installations and/or cash contributions for specific facilities/installations include, but are not
limited to heritage resources identified for conservation; non-profit child care facilities; public art; nonprofit arts or cultural facilities; park land or parkland improvements; rental housing; and streetscape
improvements, among others as detailed in the Toronto Official Plan.
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Community Consultation Meeting
Although not required by the Planning Act, a community consultation meeting may be held regarding
some applications. The meetings are usually organized by Planning staff and generally attended by the
Ward Councillor and any interested parties from the local community. The meeting provides staff with an
opportunity to outline the planning process to the local community and for the applicant to publicly present
the proposal. It also provides the local community an opportunity to comment on the proposal.
Community Council
Community Councils are committees of Council comprised of the Councillors representing geographic
areas of the City. The responsibilities of Community Councils generally include making recommendations
to City Council on local planning and development matters, as well as neighbourhood matters including
traffic plans, parking regulations and exemptions to certain City By-laws (i.e., sign, fence, ravine and tree
By-laws).
Community Services and Facilities
Community Services and Facilities consist of community and recreation centres, arenas, community
health clinics, community gardens and publicly funded schools and libraries, located across the City and
within individual neighbourhoods.
Community Services and Facilities Study
A report providing specific information about demographics, community services and facilities that exist in
a study area surrounding the subject property. Such studies assist in identifying the levels of necessary
infrastructure required to support health, safety and the well-being of local and area residents. (Refer to
Community Facilities Study Terms of Reference for more details)
Complete Application
An application will be considered to be complete if it is accompanied by the required information identified
in this Guide and identified through pre-application consultation discussions. In accordance with the
Planning Act and the City of Toronto Act and in order to trigger the City’s commitment to meet its STAR
target timelines, an applicant must submit a complete application. Planning staff will advise applicants
within 30 days of the submission date if their application has been deemed complete.
Comprehensive Reserve Study
A Study conducted by a Condominium Corporation followed by updated studies every three years to
determine common elements and assets of the Corporation that require or are expected to require within
30 days of the date of the study major repair or replacement - see O. Reg. 48/01.
Compulsory Requirements
The Planning Act and the City of Toronto’s Official Plan set out the compulsory application requirements.
In addition to the compulsory requirements, other Possible Requirements have been identified which are
dependent upon the specifics of the application. The requirements for each application type are outlined
in the respective sections of the Development Guide.
Condominium Act
The Province of Ontario established rules and regulations in the Condominium Act regarding the creation
and operation of a condominium corporation.
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Condominium Corporation Types:
Leasehold condominium: These are units built on land that is leased by the developer; purchasers
will never own the land. They buy a leasehold interest in the unit and common elements for a fixed
number of years. This interest can be sold.
Freehold condominium: In these condominiums, all the units and their appurtenant common
interests are held in fee simple by the owners/purchaser, of which there are four types as follows:
Common elements condominium: These are condominiums that consist only of common elements,
but no units. For example, homes could be on separate pieces of land, with facilities such as a golf
course or recreational centre as the common elements condominium.
Phased condominium: The Condominium Act provides that units and common elements can be
added in stages, over a maximum 10-year period, as part of one Condominium Corporation.
Standard condominium: These condominiums are freehold condominiums that are not a common
elements condominium or a vacant land condominium.
Vacant land condominium: Under this type of condominium corporation, the units can consist of
vacant land, upon which, following registration, owners can decide later what to build. This may be
suitable for a mobile home development, for example.
Consent for Severance
The City of Toronto must grant consent for the following types of land transactions:
divide land (sever) into new lots, and/or
add land to an abutting lot (lot additions, lot adjustments, lot extensions, corrections to deeds or
property descriptions), and/or
establish easements or rights-of-way, and/or
lease land or register a mortgage in excess of 21 years
City Council has delegated the approval authority for the creation of new lots to the Committee of
Adjustment. Approval authority for all other types of Consents has been delegated to the DeputySecretary Treasurers of the Committee.
Development density
The ratio between:
(i)
(ii)
the total gross floor area of a building(s) located or proposed to be located on a parcel of
land, less floor area that is excluded by by-law definition, to the area of r the parcel of land on
which the building(s) is located or proposed to be located, or:
the number of dwelling units located or proposed to be located on a parcel of and the are of
the parcel of land on which the dwelling units are located or proposed to he located.
DIPS (Development Infrastructure Policy & Standards)
City Council-adopted policy that governs the criteria and geometric designs for new local residential
public streets. The policy also has criteria for when a private street may be acceptable and the
associated geometric designs. Details of the study can be found at:
http://www.toronto.ca/wes/techservices/involved/transportation/future_streets/index.htm
Draft Approval
Plans of Subdivision and Plans of Condominium have a two-stage approval process: “Draft approval” is
an initial approval subject to a number of conditions; generally relating to providing or relocating services,
posting letters of credit, and so on. Once draft approval has been granted, an applicant can begin to
satisfy any conditions in order to proceed to final approval by the City, and subsequent registration of the
plan.
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Delegated Approval Authority
The decision making authority passed down to an alternate Public Body or Public Official, in accordance
with Provincial statutes.
Draft Approval of a Plan of Subdivision/Condominium
A stage of the Plan of Subdivision/Condominium process, where the plan is approved by the approval
authority, subject to conditions being satisfied. Draft approval precedes final approval and registration of
the plan on the title of the lands to which the application applies.
Employment Districts
Employment Districts are large geographic areas that are comprised exclusively of lands where the
Employment Areas land use designation of the Toronto Official Plan applies. These areas accommodate
business and economic activities including, but not limited to, manufacturing, warehousing, offices, and
associated retail and ancillary facilities.
Environmental Impact Study
Identifies and evaluates the possible impact a proposed development may have on the social and natural
environment and provide measures to alleviate any negative impacts. (Refer to Environmental Impact
Study Terms of Reference)
Environmental Site Assessment
An assessment of the environmental integrity of a site and may be required in order for a Record of Site
Condition to be filed with the Ministry of the Environment.
External Agencies
Agencies, boards and commissions that are not part of the City of Toronto and which are consulted by the
City on development applications, as required. See Appendix 2 for a full list of these external agencies.
Final Approval of a Plan of Subdivision/Condominium
The approval of the Plan of Subdivision/Condominium by the approval authority following the satisfactory
fulfillment of all the conditions of draft approval. Final approval is necessary to permit the registration of
the plan on the title of the lands to which it applies.
Final Report to Community Council
The Final Report prepared by Planning staff for Community Council that contains recommendations on an
application.
Green Roof
Means an extension of an above grade roof, built on top of a human-made
structure, that allows vegetation to grow in a growing medium and which is designed, constructed and
maintained in accordance with the Toronto Green Roof Construction Standard.
Green Roof By-law
The Green Roof By-law, passed by City Council under the authority of Section 108 of the City of Toronto
Act, requires green roofs on certain buildings and governs their construction in the City of Toronto.
http://www.toronto.ca/greenroofs/overview.htm
Green (Development) Standard
The Toronto Green Standard (TGS) is a set of performance measures for green/sustainable development
that address the City’s priority environmental issues to: improve air quality and water quality, reduce
harmful greenhouse gas emissions, manage and reduce solid waste and enhance the local urban
ecology. It includes two tiers or levels. Tier 1 is required through the planning process and Tier 2 is
voluntary but with enhanced performance measures and incentives.
http://www.toronto.ca/planning/environment/
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Toronto Green Roof Construction Standard
Means the minimum mandatory standards for construction of a Green Roof as set out in the Green Roof
By-law.
Hard Service/ Soft Services
Hard services are physical facilities that form the foundation for existing or planned developments, which
include potable water, stormwater and sewage systems, waste management systems, roads and lanes,
and public buildings.
Soft Services are programs and services such as transit, recreational programs, and social services that
are provided using physical facilities and infrastructure.
Heritage Impact Statement (Conservation Strategy)
A document that provides relevant information on the nature and significance of a heritage property. It
outlines the policy framework in which such properties can be conserved and identifies practical options
to inform decisions and directions for the development of a conservation plan for the heritage resource.
(Refer to Heritage Impact Statement (Conservation Strategy) Terms of Reference for more details).
Housing Issues Report
A document that provides a summary of development / housing patterns and an overview of housing
inventory in a study area surrounding the subject property. The document will also analyze the potential
impact of the proposal on the City’s supply of affordable and mid-range rental housing and affordable
ownership housing stock. (Refer to Housing Issues Report Terms of Reference for more details)
Incomplete application
An application for an Official Plan Amendment, Zoning By-law Amendment, Plan of Subdivision/Consent,
and/or Plan of Condominium application that does not comply with the minimum information and material
submission requirements set out in the Planning Act and Toronto Official Plan (Official Plan Amendment
No. 21adopted by By-law 1038-08).
Legal Non-Conforming Use
A legal non-conforming use exists when the zoning for the site does not permit its current use, but this
use was permitted and in existence prior to the enactment of the current Zoning By-law.
Minor Variance
Small changes or exceptions to existing land use or development restrictions contained in the Zoning Bylaw are called Minor Variances. Variances are obtained by making an application to the Committee of
Adjustment. Larger changes to the Zoning By-law require a Zoning By-law Amendment. Advice as to
whether the proposal may be considered minor, and thus dealt with by the Committee of Adjustment, is
provided by Planning staff.
Natural Heritage Impact Study
A study that identifies natural features and areas including, wetlands, woodlands, valley lands and
significant wildlife areas, highlighting a proposed development’s potential impact on the natural heritage
system (Map 9, City of Toronto Official Plan). The study will also provide ways to mitigate negative
impacts on and / or improve the natural heritage system. (Refer to Natural Heritage Impact Study Terms
of Reference for more details)
Noise Impact Assessment / Study
A document that identifies and examines the impact of noise generated by a proposed development: on
the surrounding environment; from the surrounding environment on the proposed development; and, from
the proposed development on itself. It also recommends mitigation measures to alleviate and / or reduce
any negative impacts. (Refer to Noise Impact Assessment/Study Terms of Reference)
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Notice of Approval Conditions (NOAC)
This is the first of the two stage site plan approval process for the City of Toronto. Once the City is
satisfied with the application and the studies and reports submitted in support of the application, the
Notice of Approval Conditions, setting out all pre- and post-approval conditions to be satisfied, is sent to
the applicant. All pre-approval conditions must be met before Final Site Plan Approval (second stage of
approval) is granted. Previous site plan agreements or site plan undertakings may be amended or
released from title as a condition of the approval for any new proposal.
Official Plan
The Planning Act requires each municipality in Ontario to have an Official Plan. The Official Plan is a legal
document approved by City Council that describes policies and objectives for future land uses. The
Official Plan is prepared in consultation with City residents and reflects a community vision for future
change and development. The Official Plan is a blueprint for how the City will grow over the next 30
years. It describes the location for new housing, industry, 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.
Official Plan Amendment
If you wish to use, alter or develop your property in a way that does not conform with the Official Plan, you
must apply for a site specific Official Plan Amendment. Any change to the Official Plan requires an Official
Plan Amendment application.
Ontario Municipal Board
One of the functions of the Ontario Municipal Board is to hear appeals from planning decisions of City
Council and the Committee of Adjustment. It is an independent and impartial adjudicative tribunal. It is
made up of a Chair, Vice-Chairs and Members. The Ontario Government appoints all Board Members
who have diverse backgrounds and come from different parts of the province. For more information, see
the Ontario Municipal Board website (www.omb.gov.on.ca).
Parallel Process
City Planning review a site plan application submission. Parks, Forestry & Recreation (Urban Forestry
Division) also review the application under the City’s Tree By-laws: MC 813, Article II (Street Tree Bylaw);
and MC 813, Article III (Private Tree Protection Bylaw); and Ravine By-law MC 658 (Ravine Protection
Bylaw); to ensure compliance when ravine protection, tree removal, tree protection, or tree planting is a
consideration of any project and to provide comments to Planning on the landscape plan. These roles
are carried out in parallel to ensure that trees and ravine areas are properly protected and if required,
approvals to injure or destroy trees have been obtained prior to issuance of the NOAC and
commencement of construction.
Part Lot Control
The Planning Act provides that where land is within a plan of subdivision no person shall convey, grant,
assign or exercise a power of appointment, mortgage, enter into an agreement of purchase and sale, or
enter into any agreement that has the effect of granting the use of or right in for a period twenty one years
or more respecting a part of any lot or block.
Part Lot Control Exemption
The Planning Act grants the City the authority to pass a By-law to exempt lands within a plan of
subdivision from the Part Lot Control provisions of the Act. This process is used to lift Part Lot Control
restrictions from lands within registered plans of subdivision to create parcels for sale. It typically is used
in townhouse developments after construction has commenced to accurately set the boundary lines
between the townhouse units. The Part Lot Control Exemption By-law will typically be in place for a fixed
period of time, after which the By-law will expire and the Part Lot Control provisions of the Planning Act
come back into force and effect. Part Lot Control Exemption applications are an alternative form of land
division to Plans of Subdivision and Consents to Sever.
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Payment-in-Lieu of Parking:
The City’s payment-in-lieu of parking policy allows owners of commercial and industrial properties to
make cash payment to the City for required parking stalls that the applicant cannot provide on site. The
payment-in-lieu of parking policy does not apply to residential properties or the residential component of
mixed-use developments. Payment-in-lieu of parking is not a right. Applicants must satisfy Council that
the proposal will not aggravate parking conditions in the area and justify why the parking requirements
cannot be met on site. The Toronto Parking Authority uses these payments to acquire, construct,
maintain and improve municipal parking facilities in the City.
Pedestrian Level Wind Study
A document that provides a model, written description and evaluation of projected pedestrian level wind
patterns observed at various times throughout the year, resulting from a proposed development. The
evaluation takes into account effects on the development site, adjacent streets, parks and open spaces in
an effort to determine pedestrian comfort and safety. (Refer to Pedestrian level Wind Study Terms of
Reference)
Peer Review Process
A process by which any studies done by a land owner to determine environmental integrity and
remediation of a site are reviewed by consultants hired by the City to confirm if the studies are acceptable
to the City.
Plan of Condominium
The Condominium Act grants the City the authority to regulate the division of land and/or buildings
through the registration of Plans of Condominium. This authority is used to regulate the division of land
and/or buildings into parcels or units that may be sold as part of a condominium corporation. It is also
used to ensure that the rights of future owners are protected and that any interests/obligations in favour of
the City are transferred to future owners.
Plan of Subdivision
The Planning Act grants the City the authority to regulate the division of land through the registration of
Plans of Subdivision. This authority is used to provide for the orderly servicing and development of large
parcels of land in accordance with appropriate municipal regulations and standards. Plans of Subdivision
will typically include information on new municipal infrastructure (i.e., water and sewer servicing and new
roads), lot and block patterns and any park and/or school sites. Plans of Subdivision are also typically
used to create public rights-of-way for municipal services.
Plan of Survey
A legal plan of lands outlining the location and dimension of its boundaries and associated
encumbrances, prepared by an Ontario Land Surveyor.
Planning Act
The Province of Ontario sets out rules and regulations in the Planning Act which describe how planning
processes should be dealt with, how land uses may be controlled and by whom. The Planning Act gives
the City the power to create Official Plans and Zoning By-laws which in turn provide direction to the
various officials, staff members and other authorities involved in the planning and development decision
making process.
Planning and Growth Management Committee
This Committee is one of the Standing Committees of City Council and is responsible for the following:
the Official Plan and city-wide planning policy and research
City-initiated and privately-initiated planning applications having City-wide interest
transportation policies and plans
building permit policies
changes to key infrastructure, transportation, public transit and open space systems and publiclyowned lands affecting the entire City of Toronto
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Planning Consultant
A Planning Consultant is stationed at the Customer Service counter in each of the four District offices to
provide advice and direction on development services and to undertake an initial review of all planning
applications.
Planning Rationale
A document that provides an overall description of the proposal being submitted, reasons why it should
be considered for approval and other specific information to assist City Staff in understanding and
evaluating the application. (Refer to Planning Rational Terms of Reference for more details).
Pre-Application Consultation
A formal consultation process that is strongly encouraged by the City which is held before the submission
of an application; typically in the form of a meeting arranged through a Planner. This meeting may involve
staff from a number of divisions and identifies issues of concern and concurrence, guides the content of
the application submission (reports, studies, drawings, etc.) and identifies the need for any further
applications or approvals.
Pre-Application Applicable Law (PAL) Review
The PAL Review is a detailed review of a proposal intended for a future building permit application to
determine zoning compliance and compliance with all other applicable law required for the issuance of a
building permit.
Preliminary Project Review
A Preliminary Project Review is a one time examination of plans for a proposed development by Building
division staff. It will identify any features of the proposal that do not comply with the Zoning By-law. A
Preliminary Project Review application can be made with the Building division at any District Customer
Services office.
Preliminary Report to Community Council
Within two meeting cycles of submission, all Official Plan and Zoning By-law Amendment applications are
presented to Community Council for review and direction through a Preliminary Report. This report
provides an early opportunity to raise and discuss any issues of concern, recommends direction on the
extent of community consultation and indicates the expected timing for a final report to City Council.
City or Private Tree Protection Bylaw
Bylaws are passed by City Council to ensure proper protection or replacement of any trees situated on
adjacent City road allowance, and trees equal to, or over, 30 cm trunk diameter measured at 1.4 m above
grade, that are situated on Privately-owned lands within the City. Authority to remove any trees requires
that certain steps be taken to gain such approval.
Public Meeting
The Planning Act requires the City to hold a Public Meeting to consider all applications for amendments to
the Official Plan or Zoning By-laws and Plans of Subdivision. This responsibility has been assigned to the
four Community Councils and, in instances where there is City-wide significance, the Planning and
Transportation Committee. Sometimes referred to as the statutory public meeting to distinguish it from
optional consultations which are held in the local community, this takes place at the Community Council
meeting where the final staff report on the application is considered.
The purpose of the Public Meeting is to consider the staff report and provide a public forum for debate on
the merits of the application. Applicants have the opportunity to present their proposal, the public can
write in or attend to make their views known and Community Council has the ability to evaluate the
application.
Ravine Protection By-law
Ravine By-laws are passed by City Council and describe land use and development restrictions related to
land within and surrounding ravines.
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Reference Plan
A plan deposited under Section 150 of the Land Titles Act or Sections 80 or 81 of the Registry Act. It
shows the boundaries of the parcel of land, the location of easements and can be used to describe the
pieces of land forming part of a severance application (shown as Parts on the Reference Plan). The
Reference Plan is a convenient tool used to describe specific lands, it does not create any easements or
severances. Once deposited in the land registry office it is given a numerical reference number generally
66R- . Prepared by an Ontario Land Surveyor, it must meet the requirements of the Registry Act.
Resubmission
The submission of revised plans, information and/or materials associated with a planning application that
results fro a change to the original development proposal and associated supporting information. The
revised plans and associated supporting information are circulated to divisions and agencies for further
review and comment.
Rezoning
If you wish to use, alter or develop your property in a way that does not conform with the Zoning By-law,
you must apply for a site-specific amendment to the By-law. You can do this through either a Zoning Bylaw Amendment application (commonly called a Rezoning) or a Minor Variance application. Rezonings
are used for major revisions to the By-law such as land use changes or significant increases in permitted
building heights and development densities. Minor Variances are used for issues such as small changes
to building setback or parking requirements.
Right-of-Way Permit
If you are required to undertake any work or occupation within the public right-of-way you will be required
to obtain approval from the Transportation Services Division. For further information, please contact your
district Right-of-Way Management Section at:
Toronto & East York District 416-392-7877
North York District 416-395-6221
Scarborough District 416-396-7505
Etobicoke York District 416-394-8343
Section 37 of the Planning Act
Section 37 of the Planning Act allows the City, through a rezoning, to grant additional height and/or
density beyond what is otherwise permitted in the Zoning By-law in return for facilities, services or matters
provided by the owner and referred to as community benefits. If community benefits are appropriate, they
are secured through a Section 37 agreement which will be registered on title.
Site Plan Control
Site Plan Control is a process that examines the design and technical aspects of a proposed
development to ensure it is attractive and compatible with the surrounding area and contributes to the
economic, social and environmental vitality of the City. Features such as building designs, site access
and servicing, waste storage, parking, loading and landscaping are reviewed. The authority for the City to
review a proposed development in such detail is provided by the Planning Act, which grants the City the
authority to include in its Official Plan areas to be designated as “areas of Site Plan Control”.
STAR
Stands for “Streamlining The Application Review” process. The process establishes criteria for the
streaming of most planning applications and sets target timelines based on the type of application. The
STAR timelines commence, once an application submission has been deemed complete. The STAR
process establishes clear service level expectations, a co-ordinated approach to reviewing applications
and clearly defined roles and lines of communication for City staff. The goal of STAR is to provide a
faster, more efficient review of applications.
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The STAR process applies to planning applications such as Official Plan Amendments, Zoning By-law
Amendments, Plans of Subdivision and Condominium, Site Plan Control applications and Part Lot Control
Exemption applications. Committee of Adjustment applications are not included in the STAR process.
STAR Application Streams
Planning applications are categorized into three streams. All application submissions will be assigned
one of the following streams:
Complex - applications that typically involve large developments with significant community impact
and/or multiple approval processes and usually require reporting to City Council. These would include
Official Plan and Zoning By-law Amendment applications, Plans of Subdivision, concurrently
submitted Site Plan Control applications, Common Elements/Vacant Land Condominium applications
and applications involving the conversion of existing rental housing to condominium.
Routine – applications that are typically smaller in scope and have issues that are not highly complex
or controversial. These would include Plans of Condominium for new condominiums, Part Lot Control
Applications, and all other Site Plan Control applications, except Detached Dwellings created by
Consent.
Quick – applications that require limited circulation for comment and generally require standard
approval conditions. These would include the remaining Site Plan Control applications for Detached
Dwellings created by Consent and amendments to Site Plan Control Agreements.
Sun / Shadow Study
A technical document that utilizes computer generated models to illustrate the shadow cast impact a
proposed development may have on adjacent streets, parks and other properties at various times through
the year. (Refer to Sun/Shadow Study Terms of Reference for more details)
Target Timelines for STAR Applications:
Complex
Routine
Quick
9 months
4 months
3 months
Please note that each planning application is different by virtue of the specifics of the property, its
location, the nature of the development and many other factors. Applications may be resolved in more or
less time depending on the combination of these factors.
Third Party Appeal
An appeal by a person or corporation, who is not the proponent or party to a planning application nor is
the Municipality, to the Ontario Municipal Board for adjudication of a decision made by the approval
authority in regard to the planning application.
Toronto and Region Conservation Authority (TRCA)
A public agency established and mandated by the Conservation Authorities Act of Ontario that has
jurisdiction over the management of nine watersheds in the Greater Toronto Area Region. . The TRCA
participates in the planning application approval process by reviewing development proposals within or
adjacent to natural areas and by regulating development in valley and stream corridors, wetlands, and
along the Lake Ontario shoreline, in accordance with Ontario Regulations.
Urban Design Guidelines
A set of guiding principles that facilitate the coordination of various elements that form the built
environment. Specifically, these guidelines describe how streets, parks, buildings, open space, built form
and landscape elements of a new development will work in conjunction, to create a new neighbourhood
that supports the overall goals and objectives defined in the Official Plan and Zoning By-laws. Refer to
Urban Design Guidelines Terms of Reference for more details)
APPX1-11
Toronto Development Guide
December 2011
Vibration Impact Assessment / Study
A document that identifies and examines the impact of vibration generated by a proposed development:
on the surrounding environment; from the surrounding environment on the proposed development; and,
from the proposed development on itself. It also recommends mitigation measures to alleviate and / or
reduce any negative impacts. (Refer to Vibration Impact Assessment/Study Terms of Reference)
Zoning By-law
The Zoning By-law is the legal document that implements the policies and objectives described in the
Official Plan. The Zoning By-law regulates the use and development of buildings and land by stating
exactly what types of land uses are permitted in various geographic areas and by establishing precise
development standards for lot size and frontage, building setbacks, the height and built form of structures,
the number and dimensions of parking and loading spaces, requirements for open space, etc. The
Planning Act grants the City the authority to implement land use controls through Zoning By-laws.
Zoning By-law Amendment
See the definition for Rezoning.
APPX1-12