Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: July 30, 2025
CASE NO(S).: OLT-24-000710
PROCEEDING COMMENCED UNDER subsection 114(15) of the City of Toronto Act, 2006, S.O. 2006, c. 11, Sched. A.
Applicant/Appellant: KS 300, 302 & 304 The East Mall Inc.
Subject: Site Plan
Description: To permit a mixed-use development
Reference Number: 21 249539 WET 02 SA
Property Address: 300, 302, and 304 The East Mall
Municipality/UT: Toronto/Toronto
OLT Case No.: OLT-24-000710
OLT Lead Case No: OLT-24-000710
OLT Case Name: KS 300, 302 & 304 The East Mall Inc. v. Toronto (City)
BEFORE:
L.P. YOU Wednesday, the 30th MEMBER
G.A. CROSER MEMBER day of July, 2025
THIS MATTER, in respect of the lands at 300, 302, and 304 The East Mall in the City of Toronto, having come for a public hearing on November 27, 2024 before the Ontario Land Tribunal (the "Tribunal") and the Tribunal having issued a Decision and Interim Order on December 18, 2024 ordering that the site plan drawings listed in Schedule 1 of the Interim Order are approved, in principle, subject to the satisfaction of the pre-clearance conditions set out in Schedule 1 to the Interim Order;
THE TRIBUNAL HAVING BEEN ADVISED by the Parties on July 30, 2025 that the pre-clearance conditions have been fully satisfied and the Applicant and Appellant and City of Toronto are thus jointly requesting that the Tribunal proceed to issue its Final Order on that basis;
AND THE TRIBUNAL BEING SATISFIED that the prior conditions to the Final Order previously imposed by the Tribunal, upon the consent of the parties, have been satisfied;
NOW THEREFORE
THE TRIBUNAL ORDERS that the appeal is allowed and the site plan drawings listed in Attachment 1 to this Order are hereby approved, subject to the post-clearance conditions listed in Attachment 1.
“Matthew D.J. Bryan”
MATTHEW D.J. BRYAN
REGISTRAR
Ontario Land Tribunal
Website: www.olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.
ATTACHMENT 1
300, 302, and 304 The East Mall
Phase 2 Site Plan OLT-24-000710
LIST OF APPROVED DRAWINGS
Drawing No.
Drawing Title
Prepared By
Revision Date
A0.02
General Information & Statistics & TGS
Zeidler Architecture
November 22, 2024
A0.03
Context Plan
Zeidler Architecture
November 22, 2024
A1.02
Site Plan
Zeidler Architecture
November 22, 2024
A2.00a
Parking Level 2
Zeidler Architecture
November 22, 2024
A2.00a-S
Parking Level 2 Signage Plan
Zeidler Architecture
November 22, 2024
A2.00b
Parking Level 1
Zeidler Architecture
November 22, 2024
A2.00b-S
Parking Level 1Signage Plan
Zeidler Architecture
November 22, 2024
A2.01
Ground Floor
Zeidler Architecture
November 22, 2024
A2.01-S
Ground Floor Signage
Zeidler Architecture
November 22, 2024
A2.02
Level 2
Zeidler Architecture
November 22, 2024
A2.03
Level 3 – Amenity Terrace
Zeidler Architecture
November 22, 2024
A2.04
Level 4
Zeidler Architecture
November 22, 2024
A2.05
Level 5- Amenity Terrace
Zeidler Architecture
November 22, 2024
A2.06
Typical Tower Floors
Zeidler Architecture
November 22, 2024
A2.07
Level 22 – South Tower MPH
Zeidler Architecture
November 22, 2024
A2.08
Level 33 – North Tower Upper Typical
Zeidler Architecture
November 22, 2024
A2.09
Level 39 – North Tower MPH
Zeidler Architecture
November 22, 2024
A2.10
Roof Plan
Zeidler Architecture
November 22, 2024
A3.01
West Building Elevation
Zeidler Architecture
November 22, 2024
A3.02
North Building Elevation
Zeidler Architecture
November 22, 2024
A3.03
East Building Elevation
Zeidler Architecture
November 22, 2024
A3.04
South Building Elevation
Zeidler Architecture
November 22, 2024
A3.05
North and South Interior Elevations
Zeidler Architecture
November 22, 2024
A3.51
North Tower – Enlarged Elevation
Zeidler Architecture
November 22, 2024
A3.52
South Tower – Enlarged Elevation
Zeidler Architecture
November 5, 2024
A4.01
North - South Building Section
Zeidler Architecture
November 22, 2024
A4.02
East - West Building Section
Zeidler Architecture
November 22, 2024
L001
Tree Protection Plan
Janet Rosenberg & Studio
November 22, 2024
L100
Landscape Key Plan
Janet Rosenberg & Studio
November 22, 2024
L100.a
Landscape Layout Plan North
Janet Rosenberg & Studio
November 22, 2024
L100.b
Landscape Layout Plan South
Janet Rosenberg & Studio
November 22, 2024
L101
Soil Volume Plan
Janet Rosenberg & Studio
November 22, 2024
L103
Amenity Layout Plan – Level 3
Janet Rosenberg & Studio
November 22, 2024
L105
Amenity Layout Plan – Level 5
Janet Rosenberg & Studio
November 22, 2024
L200
Green Roof Layout Plan
Janet Rosenberg &Studio
November 22, 2024
L300.a
Landscape Planting Plan North
Janet Rosenberg & Studio
November 22, 2024
L300.b
Landscape Planting Plan South
Janet Rosenberg & Studio
November 22, 2024
L303
Amenity Planting Plan – Level 3
Janet Rosenberg & Studio
November 22, 2024
L305
Amenity Planting Plan – Level 5
Janet Rosenberg & Studio
November 22, 2024
L400
Landscape Sections
Janet Rosenberg & Studio
November 22, 2024
L401
Landscape Sections
Janet Rosenberg & Studio
November 22, 2024
L402
Landscape Sections
Janet Rosenberg & Studio
November 22, 2024
L500
Landscape Details
Janet Rosenberg & Studio
November 22, 2024
L501
Landscape Details
Janet Rosenberg & Studio
November 22, 2024
L502
Landscape Details
Janet Rosenberg & Studio
November 22, 2024
L505
Amenity Details
Janet Rosenberg & Studio
November 22, 2024
LD2.01
Exterior Site Plan Lighting
Mulvey & Banani Lighting
November 4, 2024
LD2.01A
Exterior Site Plan Lighting Photometrics
Mulvey & Banani Lighting
November 4, 2024
LD2.03
Exterior Level 3 Outdoor Amenity Lighting
Mulvey & Banani Lighting
November 4, 2024
LD2.03A
Exterior Level 3 Outdoor Amenity Photometrics
Mulvey & Banani Lighting
November 4, 2024
LD2.05
Exterior Level 5 Outdoor Amenity Lighting
Mulvey & Banani Lighting
November 4, 2024
LD2.05A
Exterior Level 5 Outdoor Amenity Photometrics
Mulvey & Banani Lighting
November 4, 2024
D-1
Notes & Details Plan
Counterpoint Engineering
November 22, 2024, 2024
D-2
Notes & Details Plan
Counterpoint Engineering
November 22, 2024
S-1
Servicing Plan
Counterpoint Engineering
November 22, 2024
CMP-1
Construction Management Plan
Counterpoint Engineering
November 22, 2024
G-1
Grading Plan
Counterpoint Engineering
November 22, 2024
ESC-1
Erosion & Sediment Control Plan
Counterpoint Engineering
November 22, 2024
CONDITIONS OF SITE PLAN APPROVAL
LAPSING PROVISION
Pursuant to Subsection 114(11.1) of the City of Toronto Act, 2006, this approval will lapse within three (3) years of the date of the Ontario Land Tribunal’s Approval in principle of site plan drawings and conditions, unless before this approval lapses, a permit is issued under section 8 of the Building Code Act, 1992 to implement the site plan approval subject of this approval. If this approval lapses, then this approval is no longer valid, and a new Site Plan Control Application will be required to be submitted.
A. PRE-CLEARANCE CONDITIONS
The following pre-clearance conditions in Section A must be satisfied before a final Statement of Approval of the plans and drawings listed herein and to satisfy applicable law requirements of Section 114 of the City of Toronto Act, 2006 and a permit is obtained under Section 8 of the Building Code Act, 1992.
LEGAL SERVICES – Stephanie Morrow, 416-397-5379, Stephanie.Morrow@toronto.ca
- The owner shall enter into the City’s standard Site Plan Agreement, including registration of the Site Plan Agreement on title to the subject lands by the City at the owner’s expense.
ENGINEERING REVIEW – Jeffrey Light, 416-394-8383, Jeff.Light@toronto.ca
Transportation Services
Prepare all documents and convey to the City, at nominal cost, a 0.40 metre wide land conveyance required along the Gibbs Road frontage of the property in order to satisfy the Official Plan requirement of a 27 metres wide right-of-way and a conveyance for a corner rounding with a radius of 6.0 metres required at the northeast corner of the property; i.e. at the southwest corner of The East Mall and Gibbs Road intersection, in fee simple, such lands to be free and clear of all physical and title encumbrances, with the exception of utility poles, and subject to a right-of-way for access in favour of the Grantor until such time as said lands have been dedicated as public highway, all to the satisfaction of the Chief Engineer & Executive Director of Engineering & Construction Services and the City Solicitor;
The owner shall dedicate all corner rounding shown on the plan;
The applicant shall submit a draft Reference Plan of Survey to the Chief Engineer & Executive Director of Engineering & Construction Services, for review and approval, prior to depositing it in the Land Registry Office. The plan shall:
(a) be drawn in metric units and integrated to the 1983 North American Datum (Canadian Spatial Reference System and the 3 degree Modified Transverse Mercator Projection);
(b) delineate by separate PARTS the lands to be conveyed to the City, the remainder of the site, and any appurtenant rights-of-way and easements; and
(c) show the co-ordinate values of the main corners of the subject lands in a schedule on the face of the plan.
- The applicant is financially responsible for all costs associated with preparing and registering the Reference Plan(s).
Stormwater Management, Grading, and Site Servicing
- Prior to site plan approval, the site servicing drawing must be revised to the satisfaction of Engineering and Construction Services to address the following items:
(a) Ensure all service connections to be installed as part of the Phase 1 construction are shown on the plan and clearly distinguish between the services for Phase 1 and 2.
(b) Provide the details for the Jellyfish Unit (model, top, inverts) diversion structure (top, inverts), cistern (top) and storm sampling ports (top, City standard T-708.04). Revise the note for the storm sampling ports to indicate they will be ‘located in an accessible area outside the building’, as indicated on the ground floor architectural plan.
(c) Add a note indicating separate stormwater collection pipe and monitoring systems for each tower will be designed by the mechanical consultant.
Groundwater Discharge
- Submit an application to Toronto Water, Environmental Monitoring & Protection, for any short-term and/or any permanent dewatering system, and enter into an agreement and/or permit to discharge groundwater as required by the General Manager, Toronto Water.
Other Conditions
- Prior to the issuance of the full above grade building permit, the Owner shall submit drawings for the stormwater collection pipe monitoring systems to the satisfaction of the General Manager, Toronto Water.
Fire
- Prior to site plan approval, drawings must be revised to depict a second remotely located fire department connection. Both fire department connections are required to be located within 45 m of a fire hydrant and be located adjacent to a street or access route, in compliance with NFPA 14 "Standard for the Installation of Standpipe and Hose Systems" and to the satisfaction of Fire Services.
COMMUNITY PLANNING – Eno Udoh-Orok, 416-392-5474, Eno.Udoh-Orok@toronto.ca
Financial Guarantee for Landscaping
- The owner must submit a financial guarantee in the form of an irrevocable Letter of Credit or Certified Cheque, made payable to the Treasurer, City of Toronto, in the amount of
$1,677,600.00 (75% of the cost estimate, excludes items secured by other departments, includes the estimated value of 1,082 m2 green roof, $200 per m2) to ensure that landscaping requirements are completed in accordance with the approved Site Plan and Landscape Plans, to the satisfaction of the Director, Community Planning, Etobicoke York District.
URBAN FORESTRY – Hai Nguyen, 416-394-8918, Hai.Nguyen@toronto.ca
- Prior to site plan approval, the Owner shall submit to the satisfaction of the General Manager of Parks, Forestry and Recreation a tree planting security deposit in the form of an Irrevocable Letter of Credit or certified cheque payable to "Treasurer, City of Toronto" in the amount of $8,745.00 for 15 proposed new trees, at $583.00 per tree, to be planted within the city road allowance. The deposit may be drawn upon to cover all costs incurred by the City in enforcing and ensuring that the trees are planted and kept in a healthy and vigorous state during the two-year guarantee period.
ENVIRONMENT & CLIMATE – Justine Nortey, 416-660-1116,
- Prior to site plan approval, the owner shall provide a Design Development Stage Energy Report following the Energy Modelling Guidelines Version 3.
TORONTO DISTRICT SCHOOL BOARD (TORONTO LANDS CORPORATION (TLC)
– Amar Singh, 416-393-0573, asingh.tlc@tdsb.on.ca
- Prior to final site plan approval, the owner shall confirm with Toronto Lands Corporation the requirements and specifications for signage, and upon confirmation, erect and maintain signs at points of egress and ingress of the development site, advising that:
"Every effort is made to accommodate students at local schools. Due to increasing enrolment, local schools may not have space for students from this address. If this is the case, students will be sent to other schools with available space. Students may be bussed until space becomes available locally. For information please scan the QR Code, visit https://www.tdsb.on.ca/About-Us/Strategy- Planning/Managing-Enrolment-Growth-from- New-Residential-Developments or call 416-394-7526."
The precise language to be included on the sign may be revised at the discretion of Toronto Lands Corporation/Toronto District School Board.
- Prior to final site plan approval, the owner shall confirm with Toronto Lands Corporation the requirements for including the following warning clauses in all offers of purchase and sale/lease/rental/tenancy agreements of residential units for a period of ten (10) years from the date of this agreement:
“Despite the best efforts of the Toronto District School Board, sufficient accommodation may not be available in the neighbourhood schools for all students anticipated from the development area. Students may be accommodated in school facilities outside the neighbourhood or students may later be transferred to other school facilities. For information regarding designated school(s), please call 416-394-7526.
Residents agree that for the purpose of transportation to school, if bussing is provided by the Toronto District School Board in accordance with the TDSB’s bussing policy, students will not be bussed from their home to the school facility but will meet the bus at designated locations in or outside of the area.
The above warning clauses (including this sentence) shall, for a period of ten years following registration of this Site Plan Agreement, be included in all agreements of purchase and sale and all tenancy agreements (including agreements to lease or rent) for residential units in the development covered by this Site Plan Agreement.”
- Prior to final site plan approval, the owner shall advise the Toronto Lands Corporation of the estimated occupancy date and commit to providing the Toronto Lands Corporation with periodic updates on expected occupancy to ensure that the Toronto Lands Corporation has at least six (6) months’ prior notice of the occupancy date. The intention is to provide the Toronto Lands Corporation and the Toronto District School Board with information for enrolment projections.
TORONTO CATHOLIC DISTRICT SCHOOL BOARD (TCDSB) – Tomasz Oltarzewsk,
416-222-8282 Ext 2278, development.applications@tcdsb.org
TCDSB Clauses and Conditions
- As part of the development approvals process, that the developer/applicant erect and maintain a sign on site advising the following:
“The Toronto Catholic District School Board has plans to accommodate students from this development. If the elementary and secondary schools which serve this area are
oversubscribed, students from this development may need to be accommodated in portable classrooms or may have to be redirected to a school located outside the area.”
That the applicant provide the TCDSB with an on-site photograph of the aforementioned sign as an assurance of its proper display.
That the following clause is included in agreements of purchase and sale for the units proposed in this plan:
“Whereas, despite the best efforts of the Toronto Catholic District School Board, sufficient accommodation may not be available for all anticipated students at local schools, you are hereby notified that it may be necessary for Elementary and/or Secondary students from this development to be accommodated in facilities outside of the community depending on availability of space.”
- That the applicant provide the TCDSB with a copy of the agreement of purchase and sale by email to: development.applications@tcdsb.org for review to determine if the aforementioned clauses and conditions have been satisfied.
TCDSB Sign Specifications
Wording and specifications for signage should be as follows:
The specifications for the sign are as follows:
(a) Dimensions should be in the range of 4' x 5' or 4' x 6', made of wood, with wording and arrangement consistent with the sample provided;
(b) The sign should be installed 5 to 6 feet above ground on two 4' x 4' posts;
(c) 2" black lettering for the main body on white background;
(d) The font to be displayed as per the sample provided above;
(e) TCDSB logo should be displayed in a maroon colour;
(f) Sign should be installed as close as possible to a sidewalk or roadway in a highly visible, unobstructed location.
- Photo proof of sign installation should be emailed to: development.applications@tcdsb.org
GREATER TORONTO AIRPORT AUTHORITY (GTAA) – Greg Straasma, 416-776-
3635, Landuse.Planning@gtaa.com
Crane Operations
- Any crane or other equipment used for construction on the site would be limited to the Maximum Allowable Development Elevations. Use of a crane or other such equipment during the period of installation is also restricted by airport operations at Toronto Pearson Airport. The contact for permission to operate cranes in areas adjacent to the airport is the GTAA Aviation Services group at zzgcranes@gtaa.com. The process to obtain a permit to operate a crane normally takes up to two weeks. If it is anticipated that cranes or other equipment may exceed the Maximum Allowable Development Elevations, the Aviation Services group should be contacted as soon as possible to ensure that the appropriate regulatory exemptions, including from NAV CANADA and/or Transport Canada as required, be obtained in time for the start of construction.
B. POST-CLEARANCE CONDITIONS
In addition to the above pre-clearance conditions, the following post-clearance conditions are to be fulfilled by the owner and will be incorporated into a Site Plan Agreement:
- The proposed development shall be carried out and maintained in accordance with the plans and drawings referred to herein, to the satisfaction of the City of Toronto.
ENGINEERING REVIEW – Jeffrey Light, 416-394-8383, Jeff.Light@toronto.ca
Facilities to Provide Access to and from the Land
- Remove all existing accesses, curb cuts, traffic control sign(s) along the development site frontage that are no longer required and reinstate the curb, gutter and boulevard within the City’s right-of-way, at no cost to the City, and in accordance with City standards and to the satisfaction of the Chief Engineer and Executive Director of Engineering and Construction Services.
Off-street Vehicular Loading and Parking Facilities and Access/Driveways
Provide and maintain off-street vehicular loading and parking facilities and access driveways in accordance with the approved plans and drawings, to the satisfaction of the General Manager, Transportation Review.
The owner agrees that they will not install speed bumps at the private driveway approaches to the intersecting public highways or on any main driving aisle(s) or designated fire route(s).
The owner shall provide and maintain convex mirrors at the top and bottom of all parking garage ramps that lead to the individual parking levels and at all right-angled turns within the underground parking garage in accordance with the approved Architectural Drawings. The owner shall also position all convex mirrors in a manner that provides motorists with clear views of oncoming traffic at all times.
The owner shall provide and maintain a physical separation between the resident and non- resident parking spaces by means of gate controls or overhead doors in accordance with the approved Architectural Drawings.
The owner shall provide and maintain acceptable pavement markings and signs that comply with all requirements noted in Book 5 of the Ontario Traffic Manual which individually designate all accessible parking spaces of the project.
The owner shall install and maintain appropriate pavement markings and signs on-site directing such as, but not limited to: vehicle stopping and circulation, designated disabled parking, loading, and pedestrian walkways, that comply with all requirements noted in Book 5 of the Ontario Traffic Manual.
The owner shall provide and maintain hatched pavement markings and "No Parking" signs for all turnaround areas within the underground parking garage in accordance with the approved Architectural Drawings.
The owner shall provide and designate a fully trained building maintenance person and/or staff member/flag person to assist large vehicles with all entrance and exit manoeuvres to/from the loading spaces by controlling vehicular, pedestrian, and cycling traffic in the area.
Facilities for the Storage of Garbage and Other Waste Material
Construct and maintain all facilities necessary to permit bulk lift City collection of solid waste and recyclable materials in accordance with Chapter 844 of the City of Toronto Municipal Code, Waste Collection, Residential Properties.
Advise all owners and future tenants of the non-residential spaces that refuse and recyclable materials generated by these components of the building must be collected by a private refuse collection firm.
Provide and maintain a 'single chute with a tri-sorter' and/or bi-sorter with secondary chute for multiple household residential buildings.
Provide written certification to the Chief Engineer & Executive Director of Engineering and Construction Services by the “qualified professional” who designed and supervised the construction that the waste management facilities, including vertical and horizontal clearances have been constructed in accordance with the accepted Site Plan and Waste Management Report.
With respect to “Multi-Residential Component – South Tower C”: Before solid waste collection services are to begin the City will need to be provided with a letter certified by a professional engineer that in all cases where a collection vehicle is required to drive onto or over a supported structure (such as an underground parking garage and grading) the structure can safely support a fully loaded collection vehicle (35,000 kilograms) and conforms to the following;
(a) Design Code - Ontario Building Code
(b) Design Load - City bulk lift vehicle in addition Building Code requirements
(c) Impact Factor - 5% for maximum vehicular speeds to 15 km/h and 30% for higher speeds
Stormwater Management, Grading and Site Servicing
Construct and maintain stormwater management measures/facilities and site grading as recommended in the accepted Stormwater Management Report prepared by Counterpoint Engineering, Revision 3, dated November 22, 2024, and Site Grading Plan, Drawing No. G- 1, prepared by Counterpoint Engineering, Revision 3, dated November 22, 2024.
Construct and maintain site servicing indicated on the accepted Servicing Plan, Drawing No. S-1, prepared by Counterpoint Engineering, Revision 3, dated November 22, 2024.
Provide certification to the Chief Engineer & Executive Director of Engineering and Construction Services by the Professional Engineer who designed and supervised the construction that the stormwater management facilities and site grading have been constructed in accordance with the accepted Stormwater Management Report and the accepted Site Grading Plan.
Provide certification to the Chief Engineer & Executive Director of Engineering and Construction Services by the Professional Engineer who designed and supervised the construction, that the site servicing facilities have been constructed in accordance with the accepted Site Servicing Plan.
Other Conditions
The Owner covenants and agrees at its sole expense to install and maintain a monitoring system for each stormwater collection pipe to the satisfaction of the General Manager, Toronto Water.
The Owner acknowledges and agrees that Staff have reviewed this application on the understanding it will comprise of one parcel of land upon completion. The Owner shall not convey or transfer any part of the Development Site in any other manner than that agreed to above if to do so would result in either the retained parcel or the conveyed or the transferred parcel ceasing to comply with Chapters 681 or 851 of the City of Toronto Municipal Code, as amended, which prohibit a private service connection, that connects to a municipal water or sewer system, from servicing more than one property. Each parcel shall have separate service connections to the municipal water and sewer systems, including any associated stormwater management systems, to the satisfaction of the Executive Director, Engineering & Construction Services, at the sole cost to the Owner. Further, the Owner shall prepare all plans and studies as required by the City for the servicing at the sole cost of the Owner.
URBAN FORESTRY – Hai Nguyen, 416-394-8918, Hai.Nguyen@toronto.ca
The owner shall install protection hoarding and signage, according to the approved Tree Preservation Plan, prior to the onset of any construction activities. The protection hoarding is not to be altered or removed without authorization from Urban Forestry until all construction activities have been completed.
The owner shall notify Urban Forestry upon installation of the tree protection hoarding for approval and upon completion of the construction prior to the removal of the protection hoarding for trees to be preserved according to the approved Tree Preservation Plan.
The owner shall notify all builders, contractors, and agents of all tree protection requirements where any part of the development will be carried out by them on behalf of the owner.
The owner shall strictly adhere to the Tree Protection Specifications contained in the approved Tree Preservation Plan and according to the City of Toronto’s Tree Protection Policy and Specifications for Construction Near Trees.
The owner shall arrange for the planting of trees in accordance with the approved Landscape Plan and to the satisfaction of Urban Forestry, on behalf of the General Manager of Parks, Forestry and Recreation. Any proposed revisions to the planting plan must first be approved by Urban Forestry.
The owner shall notify Urban Forestry in writing within two weeks of tree planting to arrange for an inspection of the site and to start the guarantee period.
Following the planting of street trees, the Owner agrees to provide a Certificate of Completion of Work and an as-installed plant list in the form of a spreadsheet identifying street trees, as shown on the approved planting plan, by street addresses. The as-installed plant list shall also include tree species, caliper, condition, and specific location of the trees by identifying two points of references (i.e., distances in meters from the curb, sidewalk, driveway, utility pole or pedestal).
The owner shall maintain all new tree plantings within the city road allowance in good condition for the guarantee period. Trees will be inspected during and prior to the end of the renewable guarantee period. If the trees are in good condition at the end of the renewable guarantee period, the City will assume maintenance and ownership of the trees.
The owner shall be responsible for the maintenance or replacement of all new tree plantings within the city road allowance. If during or at the end of the renewable guarantee period the trees are not in good condition, require maintenance or require replacement, the owner will be responsible for rectifying the problem as determined by and to the satisfaction of the General Manager of Parks, Forestry & Recreation.
TORONTO DISTRICT SCHOOL BOARD (TORONTO LANDS CORPORATION) –
Amar Singh, 416-393-0573, asingh.tlc@tdsb.on.ca
The proposed development is located on the west side of The East Mall, across the street from Bloorlea Middle School municipally located at 4050 Bloor Street West. Therefore, the TDSB still requires detailed construction management, hazard/risk assessments, and mitigation plans from the developer, which will include measures such as, but not limited to:
(a) Non-porous construction hoarding/fencing of an appropriate height and safety netting to be erected during construction;
(b) Construction site maintenance, including tying down materials, daily sweeping, weekly washing of site and adjacent sidewalks/roadways;
(c) Pre- and post-construction condition surveys of school site;
(d) Limit dust and diesel emissions;
(e) Pedestrian safety and traffic control during construction;
(f) Reasonable efforts to carry out any work that would have a greater impact on school operations when students are not in school (i.e. summer months, winter and March breaks);
(g) Limiting construction-related traffic and site ingress/egress during peak school travel times;
(h) Entering into real estate agreements, as may be required, with Toronto District School Board (TDSB) to permit the use of certain areas of school property resulting from the development situated in close proximity to the TDSB property;
(i) A communication strategy to ensure open communications with TDSB staff regarding timing of construction and any construction issues and concerns; and
(j) Opportunities for student engagement and learning, where possible.
Advisory comments are provided by the City to assist you with your application.
SITE PLAN CONTROL ADVISORY COMMENTS
- The owner is advised that the Green Roof By-law (By-law No. 583-2009) (Chapter 492 of the City of Toronto Municipal Code) including Article IV the Toronto Green Roof Construction Standard, may be applicable to the proposed development. For further information, please contact Hensley Archer, Toronto Building at 416-394-8057.
ENGINEERING REVIEW – Jeffrey Light, 416-394-8383, Jeff.Light@toronto.ca
The owner is advised that the following approvals and/or permits are required for this development:
- Road Allowance Permits
The applicant must obtain necessary authorizations and permits from the City’s Transportation Services – Permits and Enforcement of Etobicoke-York District, before excavating within or encroaching onto the municipal road allowance. The applicant is advised to contact Permits and Enforcement of Etobicoke-York District at 416-394-8418 regarding site-specific permit and licensing requirements.
In conjunction with the right-of-way permits, the applicant shall provide an adequate financial guarantee to ensure the satisfactory completion of all required work in the City’s rights-of-ways, excluding service connections, pay engineering and inspection fees (5% of the estimated construction cost of the work) and provide public liability insurance. The Owner shall construct all work within the City's rights-of-way at no cost to the City in accordance with the accepted drawings.
The applicant is required to contact the City inspector (Syed Raza at 416-659-9192) prior to commencing any work within the City’s right-of-way.
In order to obtain approval for work in the City's right-of-way the Owner will be required to provide up to date stake out information for most construction related work. For further information, please contact Ontario One at 1-800-400-2255 to arrange for an appointment.
- Construction Management Plans
The applicant must submit a Construction Management Plan for each stage of the construction process provided to the satisfaction of this Division. The applicant is not allowed to use the rights-of-way for storing construction equipment/materials or for parking purposes. The applicant is advised to contact the Development Engineering Unit (Jeffrey Light at 416-338-4892 or jeff.light@toronto.ca) regarding detailed requirements.
Further to the above, a full-sized hard-copy of the Construction Management Plan must be submitted to our Right-of-Way Management Section for their review. The applicant is advised to contact Mr. Rishav Aryal of the Right-of-Way Management Section at 416-395- 6224 in this regard.
- Encroachments
The applicant is advised that any physical or landscaping features that they propose to introduce in the municipal right-of-way are subject to the requirements of Chapter 743 of the Toronto Municipal Code. Depending on the type of encroachment as specified in Article IV of Chapter 743, it may require an encroachment agreement with the City of Toronto as well as Community Council approval. The applicant is responsible for the costs of installing/planting these encroachments, and the encroachment must be maintained at the owner's expense pursuant to Article V of Chapter 743. For further information regarding encroachment agreements, please contact Ms. Joanne Vecchiarelli at 416-338-1045 of Transportation Services - Permits and Enforcement of Etobicoke-York District.
- Toronto Hydro Approval
The applicant shall obtain approval from Toronto Hydro Street Lighting Incorporated, THSLI, for removing and/or relocating any utility with attached municipal street lighting and for any upgrades. The applicant is advised to contact THSLI (416-542-8000) or https://www.torontohydro.com/sites/electricsystem/Pages/foryourhome.aspx for comment and cost estimates for required fieldwork.
- Utilities
The applicant is financially responsible for all costs associated with the excavation, improvement, removal and/or relocation of any above or below-grade public or private utility resulting from the development of this property.
- Site Servicing Connections
The owner will be required to make an application to Toronto Water Division by email to TWDCSiteservicing@toronto.ca for the installation of any proposed services within the City right-of-way after acceptance of the stormwater management report and site servicing plan.
If you wish to make an application in person, please be advised that Toronto Water Division
- Customer Service Counter, located at North York Civic Centre, 5100 Yonge Street, 2nd Floor, may provide limited services during COVID-19 pandemic; the owner should contact Toronto Water Division in advance by email to TWDCSiteservicing@toronto.ca.
For further information, please refer to https://www.toronto.ca/services-payments/water- environment/your-water-pipes-meter/request-a-watersewer-service-connection-or- disconnection/.
- Municipal Numbering
The applicant is advised to obtain or verify new municipal addresses prior to submitting a building permit application. It should be noted that all addressed parcels and structures must have the correct municipal addresses posted. Please see:
https://www.toronto.ca/city-government/planning-development/municipal-numbering-of-a- property/ for details.
The municipal addresses will be required for the purpose of setting up the water account with the City of Toronto when application is made for the proposed sewer and or/water service connection (as applicable).
- Street Naming Requirements
The applicant will be required to follow the City of Toronto's Street Naming Policy, which can be found at:
https://www.toronto.ca/city-government/planning-development/street-naming/
It should be noted that all public streets, private access roads and private walkways should be named in order to facilitate access to the units fronting these streets, roads and walkways.
- Wet Tap Procedure
Effective March 1, 2022, Toronto Water will not be providing licensed operators to witness wet taps on new development, third-party and transit projects, with agreements executed after March 1, 2022. Contractor's licensed operator shall perform wet taps on all projects accepted by Engineering and Construction Services. The City of Toronto Protocol respecting the performance of, and verification of wet taps can be found at: https://www.toronto.ca/wp- content/uploads/2022/03/9489-ecs-specs-pipespecs-wet-tap-procedure-notice-Mar2022.pdf
- Implementation of Superpave Asphalt Specifications
The City of Toronto is implementing Superpave asphalt mixes commencing in the 2018 construction season for all public road infrastructure projects. Superpave asphalt mixes will be mandatory for all new projects approved in 2018 and onward in the City of Toronto.
- Groundwater Discharge
Please be advised the Foundation Drainage Policy and Guidelines will apply to all new development applications received by the City of Toronto under the Ontario Planning Act, including all new Official Plan Amendments, Zoning By-Law Amendments, Plan of Subdivision applications, as well as new Site Plan applications, except for Committee of Adjustment applications, starting January 1, 2022. Please refer to the City website for the policy, guidelines, and other information: https://www.toronto.ca/services-payments/water- environment/water-sewer-related-permits-and-bylaws/sewers-by-law/managing-foundation- drainage/.
Discharge of Private Water (including but not limited to groundwater, construction wastewater, etc.) directly or indirectly into City’s sewage works is prohibited under Toronto Municipal Code (MCC) Chapter 681 – Sewers, unless the subject property has obtained discharge approval in the form of a Discharge Agreement under MCC 681-6 from Toronto Water, Environmental Monitoring and Protection Unit.
If the Owner wishes to discharge groundwater to the City’s sewers, the Owner must apply and obtain short-term discharge approval from Toronto Water, Environmental Monitoring and Protection Unit.
In the absence of a short-term discharge approval, the Owner must ensure any private water (including but not limited to groundwater, construction wastewater, etc.) collected from the subject property is hauled away using a Ministry of the Environment, Conservation and Parks (MECP) approved hauler to ensure that no private water is discharged directly or indirectly into the City’s sewage works and thereby comply with Municipal Code Chapter 681 – Sewers.
Prior to any approval to discharge Private Water to a City sewer works and the issuance of any agreement or permit respecting same by the General Manager, Toronto Water, the Owner will be required to:
(a) Obtain an Environmental Compliance Approval from the Ministry of the Environment, Conservation and Parks, for the proposed Private Water Treatment System (the “Treatment System”);
(b) Install and operate the Treatment System; and,
(c) Notify Toronto Water, Environmental Monitoring and Protection immediately once the Treatment System has been installed so that the City can collect samples of the treated water over a minimum period of 6 months to determine the effectiveness of the Treatment System.
Any approval to discharge Private Water to a City sewer will not be granted if the Treatment System fails to effectively treat the Private Water to meet the applicable quality limits as set out in the Sewers By-Law.
- Street Furniture
The owner is advised that approval for all work that will be carried out within the abutting public rights-of-way, which may include but not be limited to financial responsibility for removal, installation, or reinstallation of existing street furniture (bicycle locking rings, transit shelters, benches, litter bins, etc.). The property owner must contact Street Furniture Management to co-ordinate the removal, installation or reinstallation of bicycle locking rings or Astral street furniture. There are costs associated with the removal, installation and reinstallation of City of Toronto bicycle locking rings and Third-Party Costs for the removal and reinstallation of Astral street furniture. The City and Astral will not undertake any work associated with the removal, installation, and reinstallation of existing street furniture until it receives payment. If clarification is required on how the above standards will apply to this site, the applicant can contact the Street Furniture Management Unit at streetfurniture@toronto.ca.
- Environmental
"If the Owner intends to risk assess Right-of-Way lands to be conveyed to the City and these lands have not been remediated to the generic environmental standards, then the following requirements / standards must be implemented.
https://www.toronto.ca/wp-content/uploads/2019/09/90d9-ecs-specs-roadwd-T- 985.100_Rev0_Sep2019.pdf
https://www.toronto.ca/wp-content/uploads/2019/09/9906-ecs-specs-roadwd-T- 985.200_Rev0_Sep2019.pdf
- Fire Access Route
As established by Toronto By-law, Chapter 880, it is required that an approved fire access route be provided. (Application shall be submitted to Toronto Fire Services prior to occupancy).
- Toronto Green Standards
The following Toronto Green Standard (TGS) Tier 1 performance measures have been met, where applicable:
(a) WQ 1.1 – Erosion & Sediment Control;
(b) SW 1.2 has been satisfied;
(c) SW 1.3 has been satisfied; and
(d) SW 1.5 has been satisfied.
The following Toronto Green Standard (TGS) Tier 1 performance measures have not been met:
(a) SW 1.1 has not been satisfied;
(b) SW 1.4 has not been satisfied;
(c) WQ 3.1– Total Suspended Solids (TSS); and
(d) WQ 2.1 – Stormwater Retention & Reuse.
- Transportation
The owner be advised: That Signs and Markings in Transportation Services will provide confirmation on whether the pavement markings and signs, shown on Drawing No. SN-01 (dated November 5, 2024), are needed at the intersection of the private road and Bloor Street West. These changes are documented in the November 5, 2024 Transportation