Toronto Green Standard: Guide to TGS requirements

As the City of Toronto works toward its goal of near-zero building emissions by 2030, the Toronto Green Standard (TGS) introduces increasingly stringent standards across multiple tiers, with each tier representing a new level of environmental performance. Embodied carbon assessments, which measure the carbon footprint of building materials, are central to TGS compliance, especially for mid- and high-rise developments.

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What is the Toronto Green Standard?

The Toronto Green Standard (TGS) is a set of environmental performance standards for new developments in Toronto aimed at helping the city meet its climate action goal of achieving near-zero emissions by 2030. The Toronto Green Standard consists of different phases or tiers, each representing increasingly ambitious environmental performance targets.

Focus on embodied carbon

Embodied carbon assessments (e.g. life-cycle assessments) are a crucial component of the Toronto Green Standard, particularly in higher tiers where these evaluations become mandatory. These assessments enable developers to quantify and report the carbon emissions associated with building materials and construction processes, emphasizing the importance of low-carbon materials in achieving TGS targets. This guide will dive into how these requirements scale across tiers, highlighting how compliance can contribute to a building’s overall sustainability and Toronto's ambitious carbon reduction goals.

Key changes in Toronto Green Standard Version 4 (TGS v4)

Zero emissions buildings:

Target: Near-zero greenhouse gas (GHG) emissions for mid to high-rise residential and non-residential buildings by 2030.
Timeline: Accelerated GHG emission limits for buildings constructed from 2025 onwards, aiming for near-zero emissions by 2030.

Embodied carbon:

Requirement: Tier 2 and 3 projects must assess and report upfront embodied carbon in building materials, including landscape designs.

Tier progression:

Frequency: Toronto Green Standard drops its lowest tier every four years until net zero is achieved.
Changes: Tier 2 energy requirements from TGS v3 become Tier 1 in TGS v4, Tier 3 becomes the new Tier 2, and Tier 4 (near-zero) becomes Tier 3.

Categories covered by Toronto Green Standard

Energy efficiency: Efficient use of energy and reduction of GHG emissions.
Water efficiency: Reduction of water consumption and stormwater management.
Air quality: Improvement of indoor air quality and reduction of pollutants.
Materials and waste: Use of sustainable materials and reduction of construction and operational waste.
Ecology and green space: Enhancement of biodiversity, green roofs, and increased tree planting.
Cycling and pedestrian infrastructure: provide infrastructure to encourage sustainable modes of travel.

Requirements for mid to high-rise residential & non-residential buildings

Tier 3

Embodied emissions in materials: Conduct an upfront embodied emissions assessment for the structure and envelope using a carbon tool like One Click LCA or equivalent. Use CaGBC Zero Carbon Building Standard, demonstrating emissions intensity ≤ 250 kg CO2e/m².

GHG emissions limits: Use whole-building energy modeling to show annual greenhouse gas intensity (GHGI) meeting the following limits (kg CO2e/m²/year):

All residential: 5
Commercial office: 4
Commercial retail: 3

Building energy performance: Projects must target minimum total energy use intensity (TEUI) and thermal energy demand intensity (TEDI) as follows (kWh/m²/year):

Multi-unit residential (> 6 storeys): TEUI 75 / TEDI 15
Multi-unit residential (≤ 6 storeys): TEUI 70 / TEDI 15
Commercial office: TEUI 65 / TEDI 15
Commercial retail: TEUI 70 / TEDI 15

Tier 2

Embodied emissions in materials: Conduct an upfront embodied emissions assessment using a carbon tool like One Click LCA or equivalent for structure and envelope. Use CaGBC Zero Carbon Building Standard, demonstrating emissions intensity ≤ 350 kg CO2e/m².

GHG emissions Limits: Use whole-building energy modeling to show annual greenhouse gas intensity (GHGI) meeting the following limits (kg CO2e/m²/year):

All residential: 10
Commercial office: 8
Commercial retail: 5

Building energy performance: Projects must target minimum total energy use intensity (TEUI) and thermal energy demand intensity (TEDI) as follows (kWh/m²/year):

Multi-unit residential (> 6 storeys): TEUI 100 / TEDI 30
Multi-unit residential (≤ 6 storeys): TEUI 100 / TEDI 25
Commercial office: TEUI 100 / TEDI 22
Commercial retail: TEUI 90 / TEDI 25

Resilience: Provide a refuge area with heating, cooling, lighting, potable water, and 72 hours of backup power.

Tier 1

GHG emissions limits: Use whole-building energy modeling to show annual greenhouse gas intensity (GHGI) meeting the following limits (kg CO2e/m²/year):

All residential: 15
Commercial office: 15
Commercial retail: 10

Building energy performance: Projects must target minimum total energy use intensity (TEUI) and thermal energy demand intensity (TEDI) as follows (kWh/m²/year):

Multi-unit residential (> 6 storeys): TEUI 135 / TEDI 50
Multi-unit residential (≤ 6 storeys): TEUI 130 / TEDI 40
Commercial office: TEUI 130 / TEDI 30
Commercial retail: TEUI 120 / TEDI 40

Tier 2

Water-efficient fixtures: Install water fixtures or use non-potable water sources to achieve at least a 40% reduction in potable water consumption for the building compared to baseline fixtures, excluding irrigation.
Efficient irrigation: reduce potable water use for irrigation by 60%

Tier 1

Managing stormwater:

Water balance: Retain at least 50% of the average annual rainfall volume (equivalent to 5 mm from each rainfall event) through infiltration, evapotranspiration, water harvesting, or reuse.
Water quality: Remove 80% of total suspended solids (TSS) from runoff annually. Control E.coli for direct discharges to Lake Ontario or waterfront sites if necessary.
Water quantity: Control peak flow for flood management, erosion control, and discharge to municipal sewers as per guidelines.

Green streets: For new streets, capture and control stormwater runoff using green infrastructure to the maximum extent possible.
On-site green infrastructure: Ensure landscaped areas include at least one of the following features:

Green roof: Cover at least 80% of available roof space.
Intensive green roof: 80% coverage with deeper substrates supporting diverse plant species.
Biodiverse green roof: Support pollinator species covering a minimum of 50% of the green roof area.
Lot area planting: 25% of the lot area is planted with native flowering/pollinator species.
Bioretention facilities: Capture and control 75% of runoff from on-site hard surfaces.
Reforestation: Reforest a portion of the site beyond a stewardship plan limit.

Tier 2

Building and material reuse: Maintain existing structural elements (walls, floors, roofs, envelope) for at least 30% of the project area or use existing interior nonstructural elements (e.g., walls, doors) for at least 30%.

Sourcing of raw materials: Ensure at least 25% (by cost) of the total value of building products meet at least two of the following criteria: extended producer responsibility, bio-based materials, certified wood products, reused materials, recycled content, or locally sourced (within 800 km).

Construction waste diversion: Develop a waste management plan to divert at least 75% of construction and demolition material from landfills, including at least four material streams.

Tier 1

Waste collection and storage:

Provide a central waste collection and sorting space within 100 meters of each unit, located on the ground floor or one level below grade.
Ensure the space is convenient for garbage, recycling, and organics disposal.
Provide a ventilated space for storing separated recycling, organics, and garbage between collections.
Follow the City of Toronto’s waste diversion programs.
Manage construction and demolition waste according to Ontario Regulation 103/94 for Industrial, Commercial, and Institutional Source Separation Programs.

Tier 2

Climate positive landscapes:

Option 1: Enroll the project in the Climate Positive Design Challenge, use the One Click LCA Carbon Tool or other approved tool to calculate the years to achieve a carbon-positive design. Incorporate low-carbon sustainable material alternatives into the proposed landscape design.

Option 2: Conduct a life-cycle assessment (LCA) for the landscape design at the Concept Design and Detailed Design stages. Demonstrate a reduction in the carbon impact of the project at the Detailed Design milestone and identify low-carbon sustainable material alternatives.

Tier 1

Tree canopy:

Provide enough soil on the site and adjacent public boulevard to support tree canopy using the formula: (40% of site area ÷ 66 m²) × 30 m³ = total soil volume required.
Each tree planting area must have at least 30 m³ of soil.
Plant large shade trees along street frontages, with each tree having access to at least 30 m³ of soil.
Plant one large shade tree for every five surface parking spaces.
Provide a watering and maintenance program for the first 4 years after planting.

Green and cool paving:

Treat at least 75% of the site’s non-roof hardscape with high-albedo paving materials (SRI of at least 0.33 or SRI of 29), open grid pavement with at least 50% perviousness, shade from existing or new tree canopy, vegetated or reflective architectural structures, or structures with energy generation.

On-site landscaping:

Use at least 50% native plants, including two flowering species that bloom throughout the growing season.
Ensure plants are drought-tolerant if using potable water for irrigation.

Green and cool roofs:

Install a green roof as per the Green Roof By-law or cover 100% of the available roof space with green roof, solar PV, or cool roof.

Natural Heritage protection:

Develop and implement a stewardship plan for areas within or adjacent to the Natural Heritage System or Ravine and Natural Feature Protection Area.
Plant the area with 100% native plants, ensuring at least 50% come from a regionally appropriate seed source.
Bird collision deterrence:
Treat 85% of exterior glazing within the first 16 m above grade with visual markers (50 mm x 50 mm spacing), and building-integrated structures to mute reflections or non-reflective glass.
Treat the first 4 m of glazing above the feature and a 2.5 m buffer width using bird-friendly strategies.
Ensure ground-level ventilation grates have a porosity of less than 20 mm x 20 mm.
Use Dark Sky compliant fixtures, direct lighting downward, and turn it off between 10 p.m. and 6 a.m.

Tier 1

Cycling infrastructure:

Provide bicycle parking spaces per Chapter 230 of Zoning By-law 569-2013.
Provide secure long-term bicycle parking on the first or second story or first level below ground.
Provide visible and publicly accessible short-term bicycle parking at grade or on the first parking level below ground.
Provide an energized outlet (120 V) for at least 15% of long-term bicycle parking spaces.
Provide shower and change facilities per Chapter 230 of the City-wide Zoning By-law.
Provide at least 10 additional short-term bicycle parking spaces within 500m of a transit station entrance.

Pedestrian infrastructure:
Provide safe, direct, and accessible pedestrian routes connecting on-site buildings to the off-site pedestrian network.
Provide a pedestrian clearway at least 2.1m wide for safe and comfortable pedestrian flow.
Provide covered outdoor waiting areas for pedestrian comfort.
Provide evenly spaced, continuous pedestrian-scale lighting directed onto sidewalks, pathways, and public spaces.

Tier 1

Low emissions transportation:

Reduce single-occupant vehicle trips by 25% through multimodal infrastructure and transportation demand management (TDM) measures.

Provide EV infrastructure:

Residential: All parking spaces (excluding visitor spaces) must have an energized outlet for Level 2 or higher EV charging.
Non-residential: 25% of parking spaces must have an energized outlet for Level 2 or higher EV charging.

How are Toronto Green Standard requirements enforced?

The City of Toronto enforces Toronto Green Standard requirements through the Site Planning Approval (SPA) process, ensuring that TGS requirements are incorporated into project designs.

Applying for a refund for higher-tier achievements

The Toronto Green Standard Development Charge Refund Program offers partial refunds on development charges for projects meeting Tier 2 or higher. To qualify, projects must:

Meet Tier 1 requirements.
Undergo third-party verification for Tiers 2, 3, or 4.

Application process:

Complete and submit the Development Charge Refund Application and Estimate forms.
Submit forms before receiving the Notice of Approval Conditions (NOAC) as part of site plan approvals.
Ensure third-party verification at the 50% construction drawings stage and Occupancy stage.

Benefits of achieving higher tiers

Greenhouse gas reduction.
Preparedness for future regulations.
Attract investors and tenants.
Marketing opportunities.

How can One Click LCA help you meet Toronto Green Standard requirements?

Life-cycle assessments

By 2026, Tier 2 will become mandatory including conducting life-cycle assessments. Stay ahead of the curve and automate your life-cycle assessments now with One Click LCA.

Sourcing low-carbon materials

The Materials Compass from One Click LCA is designed to help construction professionals cut carbon in their projects and achieve sustainability goals by finding and comparing sustainable building materials.

Energy emissions

Whole-building energy modeling is a mandatory requirement. Participants can input energy consumption data into One Click LCA software and calculate total emissions using the net-zero carbon tool.