TL;DR: The Developer’s Compliance Guide
- The Mandate: Toronto Green Standard Version 4 is mandatory for all new Site Plan Applications. Tier 1 compliance is required; Tier 2+ unlocks Development Charge Refunds.
- The New Hurdle: You must now conduct a Material Emissions Assessment (A1-A5) for the structure and envelope. Guessing concrete volumes in existing buildings will cause permit delays.
- The Solution: Scan to BIM creates a precise “Bill of Materials” from reality, allowing you to calculate embodied carbon with engineering certainty.
- The Bonus: Scanning verifies glazing percentages for Bird-Friendly Design compliance (85% treatment rule).
- The Result: Accurate data secures your “Notice of Approval Conditions” (NOAC) faster and maximizes your Tier 2 refund potential.
If you are filing a Site Plan Application in Toronto today, the “Green Standard” is no longer just a nice-to-have checklist. It is the baseline for getting your shovel in the ground.
Table of Contents
TGS v4 & The Embodied Carbon Mandate
Since May 1, 2022, Toronto Green Standard Version 4 (TGS v4) has fundamentally changed the documentation requirements for developers. The biggest shift? The City now requires documented proof of Embodied Carbon—the emissions locked inside your concrete, steel, and glass before the lights even turn on.
For new builds, this is a standard modeling exercise. But for Adaptive Reuse projects, it presents a critical data gap. You cannot calculate the cumulative greenhouse gas emissions of a 1960s structure using blurry, inaccurate PDF drawings.
At iScano, we bridge the gap between “Existing Conditions” and “Environmental Compliance.” Our Scan to BIM workflows provide the high-fidelity geometric data you need to satisfy City Planning, complete your Material Emissions Assessment, and secure your Development Charge Refunds.
What is TGS v4? (The “Mandatory” Reality)
The City of Toronto has set an ambitious goal: Net Zero emissions by 2040. To get there, they have tightened the screws on development standards.
TGS v4 operates on a tiered system:
- Tier 1 (Mandatory): You must meet these standards to get your site plan approved. No exceptions.
- Tier 2 – 4 (Voluntary): Meeting these higher standards makes you eligible for the Development Charge Refund Program.
The “Embodied Carbon” Curveball
Under the “GHG 2.1” requirement, you must conduct an Upfront Embodied Carbon Assessment for the structure and envelope. This measures the carbon footprint of the materials from extraction to construction (Lifecycle Stages A1-A5).
The Problem: You cannot calculate the carbon if you don’t know the mass. If your 2D as-builts say a slab is 8 inches thick, but it’s actually 10 inches, your carbon calculation could be off by 25%. That error can disqualify you from Tier 2 refunds or trigger a resubmission from City Planning.
Scan to BIM: Your “Bill of Materials” Generator
This is where 3D laser scanning becomes your compliance engine. Instead of relying on assumptions, we capture the existing conditions with millimeter accuracy.
1. Accurate Volumetric Analysis for Carbon Reporting
To complete your Life Cycle Assessment (LCA), your sustainability consultant needs a precise inventory of materials.
- Concrete: We scan the slab flatness and beam geometry to calculate exact volumes.
- Steel: We identify member sizes (e.g., W12x40 beams) to calculate tonnage.
- Brick/Masonry: We map the envelope surface area down to the square inch.
We convert this point cloud data into a BIM Model (Revit) where every element is classified. You get a “Digital Bill of Materials” that you can plug directly into LCA tools like One Click LCA or Athena Impact Estimator.
Important Note: We do not replace your sustainability consultant. We empower them. We provide the defensible geometry and material quantities they need so their submission does not get kicked back by the City.
2. Bird-Friendly Design Compliance
TGS v4 has strict rules for Bird-Friendly Design. Specifically, you must treat 85% of exterior glazing within the first 16 meters above grade with visual markers. Calculating “85% of glazing” on a complex heritage facade with arched windows is difficult by hand. Scanning solves this: Our models allow you to query the exact surface area of glass vs. opaque wall, giving you a defensible calculation for your TGS Checklist.
The TGS v4 Compliance Checklist (Where Scanning Fits)
We help you check the boxes on the official City of Toronto submission documents. Here is where our data plugs in:
| TGS Requirement | The Challenge | The iScano Solution |
| 3D Massing Model | Must meet Open Data specs (LOD2, Orange RGB 204,112,40). | We generate compliant massing models linked to geodetic datums. |
| Material Emissions (GHG 2.1) | Requires accurate A1-A5 material volumes. | Scan to BIM delivers a precise volumetric inventory of existing structure. |
| Waste Diversion (SW 1.1) | Must quantify waste generated from demolition. | We calculate demolition volumes (rubble) before you swing the hammer. |
| Bird Collision Deterrence | 85% treatment of glazing in the first 16m. | Precise facade analysis to calculate glass-to-wall ratios. |
FAQ: Navigating the “Green Standard” Maze
Is TGS v4 still mandatory after Bill 23?
es. While provincial legislation (Bill 23) has shifted some planning authorities, the City of Toronto continues to enforce TGS v4 through the Site Plan Control process. City staff review TGS checklists as part of the “Complete Application” requirement.
What is the difference between Tier 1 and Tier 2?
Tier 1 is the bare minimum to build. Tier 2 requires higher performance (e.g., lower energy use intensity and embodied carbon limits) but offers a partial refund on Development Charges. The refund is often substantial enough to pay for the entire 3D scanning and modeling budget.
How does scanning help with Energy Modelling?
TGS v4 requires energy modeling (TEUI/TEDI metrics). An accurate BIM model ensures your energy modeler has the correct window-to-wall ratios and thermal envelope dimensions, preventing “garbage in, garbage out” scenarios in your energy report.
Can you scan for BOMA compliance too?
Absolutely. While scanning for TGS, we can simultaneously generate highly accurate floor plans for BOMA 2017 or BOMA 2020 leasing calculations. It is the same data, just a different output. Learn more about our Toronto 3D Laser Scanning Services for commercial properties.
Conclusion: Don’t Let Bad Data Delay Your Permit
In 2025, the Toronto Green Standard is not just about saving the planet; it’s about saving your project schedule. A rejected Site Plan Application due to “insufficient data” or “incorrect massing” can cost you months of carrying costs.
Stop guessing your material volumes. Start measuring them.
Ready to secure your Notice of Approval Conditions (NOAC)? Contact iScano’s Toronto Team today for a TGS-compliant survey.
References
- One Click LCA. (2025). Regulations: Toronto Green Standard v4 LCA Requirements.
- City of Toronto. (2022). Toronto Green Standard Version 4: Mid to High-Rise Residential & Non-Residential.
- City of Toronto. (2017). Bird-Friendly Best Practices Glass.
- City of Toronto. (2022). Development Charge Refund Program.
- Toronto Today. (2025). Province says parts of Toronto Green Standard ‘would not be allowed’ under new law.
- Ecological Design Lab. (2024). Policy Comparative: Bird-Safe Design CSA Compared.
