PLANNING APPLICATION CHECKLIST

City Planning Division Pre-Application Consultation

District Offices:
North York District Toronto and East York District Scarborough District Etobicoke York District
Community Planning Office Community Planning Office Community Planning Office Community Planning Office
North York Civic Centre Toronto City Hall Scarborough Civic Centre 2 Civic Centre Court
5100 Yonge Street 100 Queen Street West 150 Borough Drive Toronto, Ontario M9C 5A3
Toronto, Ontario M2N 5V7 Toronto, Ontario M5H 2N2 Toronto, Ontario M1P 4N7 Fax: 416-394-6063
Fax: 416-395-7155 Fax: 416-392-1330 Fax: 416-396-4265

A Pre-Application Consultation Meeting was held to identify key issues and the approvals that will be required and identify the
supporting drawings, reports and studies required to achieve complete application status in accordance with the Planning Act and the
Toronto Official Plan.

The information identified under the Official Plan Amendment, Zoning By-law Amendment, Plan of Subdivision and Plan of
Condominium sections must be provided in accordance with the provisions of the Planning Act and the Toronto Official Plan.
The information identified under the Site Plan Control Application section is being requested by the City in order to enable your
site plan control application to be evaluated efficiently.

Notes:
 The identification of information and materials in the checklist is based on the material submitted to date. This checklist is
provided as a guide, only. It is preliminary and does not constitute a statutory Notification of Complete / Incomplete Application.
City Planning Division will notify you of outstanding material required within 30 days of your submission, as required by the
Planning Act.
 There may be additional financial requirements arising from the application to be paid by the proponent, including, but not
limited to, park dedication or cash-in-lieu, peer review of technical reports, agreements and associated fees and applicable
securities
Proposal
Date of Meeting: May 11, 2021

Applicant: Name: Rob Lavecchia Tel: 905 669 Email:

4055 rlavecchia@klmplanning.com
Address of Subject
Lands: 2328, 2330, 2334 , 2340, 2342, 2344 & 2346 Kingston Road
Summary/Description The proposed development would contemplate the demolition of all existing
of Proposal structures and the rezoning of the lands to facilitate the development of a 10
storey residential and live / work condominium building.
The preliminary site plan drawings propose an FSI of 6.43 with 237 units and
151 parking spaces in a 10 storey building form. The preliminary sections
confirm that, generally speaking, a 45 degree angular plane from the adjacent
neighbourhood designation can be respected.
Councillor Contact Name: Councillor Gary Tel: 416-392-4052
Information Crawford

Pre-Application Consultation Meeting Attendees

Name: Organization: Telephone Email
Number
Rob Lavecchia KLM Planning 905 669 4055 rlavecchia@klmplanning.com
Mike Wywrot LCH Developments mw@lch.to
Luke Wywrot LCH Developments Lukas@lch.to
Ryan Debergh LCH Developments ryan@lch.to
Nick Moutzouris Lithos Group nickm@lithosgroup.ca

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Christian Ventresca City of Toronto 416-392-3439 Christian.Ventresca@toronto.ca
Kelsey Taylor City of Toronto 416-396-5244 kelsey.taylor5@toronto.ca
Samaresh Das City of Toronto 416-396-4971 Samaresh.Das@toronto.ca
Margie Galarneau City of Toronto 416-396-7163 Margie.Galarneau@toronto.ca
Yishan Liu City of Toronto 416-395-6708 Yishan.Liu@toronto.ca

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 PLANNING APPLICATION CHECKLIST
City Planning Division Pre-Application Consultation
Address of Subject Lands: 2328 – 2346 Kingston Road
Date of Meeting: May 11, 2021

Refer to Building Toronto Together: A Development Guide at www.toronto.ca/developing-toronto/darp_guide.htm for

more information regarding submission requirements.

List of Required Applications, Plans, Information/Studies

Submission Requirements
Completed Development Approval Application Form
Full Fees

Planning applications required:

Official Plan Amendment (OPA) Part Lot Control Exemption (PLCE)
Zoning By-law Amendment (ZBA) Draft Plan of Subdivision (SUB)
Site Plan Control (SPA)
Draft Plan of Condominium (CDM) Common Elements
Standard
Other:

Other Planning applications required:

Rental Housing Demolition & Conversion Application (RH) Minor Variance
Consent

Plans required with application submission

[2 paper copies unless noted, and one digital copy (i.e. PDF)]:
OFFICIAL PLAN AMENDMENT (OPA)
Context Plan Concept Site and Landscape Plan
Boundary Plan of Survey Topographical Survey
Other:

ZONING BY-LAW AMENDMENT (ZBA)

Underground Garage Plan(s) Floor Plans(s)
Boundary Plan of Survey Site and Building Elevations
Topographical Survey Site and Building Sections
Context Plan Tree Preservation Plan
Concept Site and Landscape Plan
Other:

SITE PLAN CONTROL APPLICATION (SPA)

Boundary Plan of Survey Roof Plan
Topographical Survey Site and Building Elevations
Perspective Drawing (4000m2 or >) (7 copies) Site and Building Sections
Context Plan 1:50 scale Detailed Colour Building Elevations (5 storeys or >)
Site Plan Landscape Plan (7 copies)
Site Grading Plan Tree Preservation Plan
Underground Garage Plan(s) Public Utilities Plan
Floor Plan(s)
Other:

PLAN OF SUBDIVISION (SUB)

Boundary Plan of Survey Subdivision Concept Plan
Topographical Survey Site Grading Plan
Context Plan Tree Preservation Plan
Draft Plan of Subdivision Public Utilities Plan
Other:

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PLAN OF CONDOMINIUM (CDM)
Boundary Plan of Survey Draft Plan of Condominium
Topographical Survey
Other:

PART LOT CONTROL EXEMPTION APPLICATION (PLC)

Boundary Plan of Survey
Other:

Information/Studies required with application submission

[0 paper copies unless noted and 1 digital copy (i.e. PDF)]:
City Planning
Draft Zoning By-law Amendment (text and schedule)(ZBA only)
Physical or Computer Generated Building Mass Model
(OPA,ZBA,SPA only)
Community Services and Facilities Study (OPA,ZBA,SUB only)
Architectural Control Guidelines (ZBA,SUB,SPA only)
Housing Issues Report (OPA,ZBA,CDM only)
Natural Heritage Impact Study (OPA,ZBA,SUB,SPA only)
Green Development Standards Checklist (ZBA,SUB,CDM,SPA
only)
Noise Impact Study (ZBA,SUB,SPA only)
Archaeological Assessment (OPA,ZBA,SUB,SPA only)
Draft Official Plan Amendment (text and schedule)(OPA only)
Planning Rationale (OPA,ZBA,SUB,CDM only)
Pedestrian Level Wind Study (ZBA,SPA only)
Avenue Segment Review Study (OPA,ZBA only)
Sun/Shadow Study (ZBA,SPA only)
Urban Design Guidelines (ZBA,SUB,SPA only)
Accessibility Design Standards Checklist (SUB,CDM,SPA only)
Vibration Study (ZBA,SUB,SPA only)
Heritage Impact Statement (Conservation Strategy) (ZBA,SUB,SPA
only)

Engineering & Technical Services

Loading Study (ZBA,SPA only)
Parking Study (ZBA,CDM,SPA only)
Traffic Operations Assessment (ZBA,SUB,SPA only)
Transportation Impact Study (OPA,ZBA,SUB,SPA only)
Geotechnical Study/Hydrogeological Review (ZBA,SUB,SPA only)
Stormwater Management Report (ZBA,SUB,CDM,SPA only)
Environmental Impact Study (OPA,ZBA,SUB,SPA only)
Contaminated Site Assessment (OPA,ZBA,SUB,SPA only)
Servicing Report (ZBA,SUB,CDM,SPA only)

Urban Forestry Services

Arborist/Tree Preservation Report and/or Declaration (ZBA,SUB,CDM,SPA only)

Additional Information Requested

Health
Electromagnetic Field (EMF) Management Plan (OPA,ZBA,SUB only)

City Planning
Energy Efficiency Report (SPA only)

Guidelines and Advisory Comments

Guidelines
City of Toronto Urban Design Guidelines
District/Area based Urban Design Guidelines
Bird Friendly Guidelines
Green Roof By-law (SPA only)
Development Infrastructure Policy and Standards (DIPS)
Toronto Green Standards (ZBA,SUB,SPA only)

Other: Please submit materials electronically (disregard number of copies noted above). The following are preliminary comments:

Planning & Urban Design

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  Design Guidelines: please refer to the Cliffside Village Urban Design Guidelines. These Guidelines support the Cliffside
Community vision and zoning by-law. Of particular note is the "village character" identified in the Guidelines – this includes
fine-grained horizontal and vertical articulations, in addition to setbacks, stepbacks, angular planes, etc.
 Please refer to the Growing Up: Planning for Children in New Vertical Communities guidelines for guidance on proposed unit
size and layout, particularly for 2- and 3-bedroom units, as well as proportion of family-oriented units (10% of units should be 3-
bedroom). Units should also be oriented to allow windows for each bedroom -- proposed units appear quite narrow and may not
allow for adequate access to natural light.
 Live/work: generally, retail or commercial uses are preferred at grade in order to animate the street front. However, it was noted
that these spaces could be significant for artists, etc with support from the local community.; live/work units could be considered
with some modifications. This could include a combination of retail/commercial and live/work units at the ground level.
Live/work units proposed would also need to be reworked to allow for adequate living space as well as avoiding bedrooms being
located along the streetfront – consider widening/consolidating units, 2-storey live/work units, etc. Exploring ways to ensure
live/work units remain with that use (rather than converting to solely residential) would be supported.
 Site/massing: stepback needed at 4 storeys. An angular plane is needed for transition to neighbourhood (from north property line
of laneway). There should be a minimum 2m setback from Kingston Road (note: this applies to uses other than dwelling units on
the ground floor), or minimum 3m if dwelling units are on the ground floor, and a minimum 1m setback from side street lines.
Min 7.5m rear yard setback. (please refer to Cliffside Village Zoning By-law)
 Streetscape: an outdoor amenity space should be incorporated at grade; murals are a feature of this area of Kingston Road –
integration of a mural/public art is encouraged (Heritage Planning may have further comments on this); potential improvements
to streetscape may be needed (eg. Bus shelter).
o Precedent: there are currently two development applications in Cliffside Village (at 2380 Kingston and 2448
Kingston) – these developments will begin to shape the streetscape of this section of Kingston Road, and development
should coordinate with these. This includes street trees, pavers, on-street parking considerations, etc.
 Height/density: reduce proposed height and density. Maximum density permitted per the zoning by-law is 4.5 GFA; maximum
height permitted is 8 storeys.
 Note Tier 1 of Toronto Green Standard (TGS) is required.
 Please see additional comments from Urban Design (attached).

Housing

 Please submit a Rental Housing Screening Form (attached) at your earliest convenience.
 Further requirement may be identified pending the information included in this form, and potential site visit to understand the
rental units currently existing at the site. If there are 6 or more units at the proposed site, a Housing Issues Report would be
required – other requirements may include a rental housing demolition application.

Engineering & Construction Services

 Specific requirements (including potential road widening/conveyance requirements) will be provided separately from
Engineering and Transportation Services.
 Servicing capacity will need to be considered due to increase in development on Kingston Road
 Stormwater management: please consider stormwater retention and filtration (e.g. Green Infrastructure) to reduce impact of
discharging stormwater into City stormwater system
 1.5m laneway dedication at rear of site will be required
 Solid waste: ensure adequate space for service vehicles in lane; safety (ensure ground level units at rear have appropriate setback)

Forestry

General:

1. Buildings and underground structures should be designed and built with sufficient setbacks from the property lines,
proposed and existing public and private roads to allow for the satisfactory planting of large growing shade trees on
private and/or city land as per the City of Toronto's specifications.

2. The development of land should be designed and built from the earliest stages with sufficient soft landscape area in order
to achieve or exceed the City's private and public (street) tree planting requirements, as defined under the Toronto Green
Standard- Version 3, Tier 1 of the Ecology section.

Specific:

Tree By-law

All City trees are protected, and all Private trees over 30cm dbh are protected (Be advised- this includes those on adjacent properties within
6m of the proposed construction- considered Neighbour/boundary trees)
-Permits to injure/remove may be required.

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 Toronto Green Standards
EC 1.1 Tree Planting and Soil Volume
Create tree planting areas within the site and in the adjacent public boulevard that meet the soil volume and other requirements necessary to
provide tree canopy. Determine the total amount of soil required by following the following formula:

40 per cent of the site area ÷ 66 m² x 30 m³ = total soil volume required

Ensure that each separate tree planting area has a minimum of 30 m³ soil.

EC 1.2 Trees Along Street Frontages

Plant large growing shade trees along street frontages that are spaced appropriately having regard to site conditions and have access to a
minimum of 30 m³ of soil per tree.

EC 1.3 Parking lots- N/A

EC 1.4 Watering program

Provide a watering program for trees for at least the first 2 years after planting.

Require:

-Arborist Report
-Tree Preservation Plan
-Landscape Plan
-Soil Volume Plan

City Owned Property

One or all of the properties subject of the application is owned by the City of Toronto. You will require authorization from City of Toronto Real
Estate Services to act on their behalf.
Please contact Real Estate Services in advance of application submission to secure authorization.

Municipal Numbering
One or all of the properties that is subject to the application does not have a municipal number.
Please contact City of Toronto, Survey and Mapping in advance of application submission to have a municipal number assigned. This should be done
in advance of making your application submission to assist the City in better identifying location of your application on all of its correspondence.

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