Toronto The One | 328.4m | 91s | Mizrahi Developments | Foster + Partners

[LMVDR]

Of the $40M, it’s about $18M in DCs ($17M for res and $1M for retail, hotel, and any other non-res) and $22M in Section 37 cash.

DCs are payable at first full permit of any kind, or first conditional above grade permit (which usually comes first).

Timing of Section 37 cash payment varies but is often first permit or above grade permit. However it can’t be charged until there’s a zoning bylaw amendment authorizing it.

So I would surmise the $40M is unpaid.

$22 million in Section 37 money for 1 condo tower is outrageous! I would love to know exactly where that money goes. If it’s a direct community benefit and improvement that’s great but often the money does not get allocated in the area.

 

[Kenojuak]

$22 million in Section 37 money for 1 condo tower is outrageous! I would love to know exactly where that money goes. If it’s a direct community benefit and improvement that’s great but often the money does not get allocated in the area.

Here’s the breakdown and the other draft S. 37 conditions, as shown in the draft ZBLA submitted by the applicant, in the Nov. 2019 zoning resubmission.

I was also looking at the draft zoning diagrams. This building is absolutely shrink-wrapped.

 

[AdamS]

Thanks for posting. Who comes up with the $21.9M figure? Seems excessive.

 

[urbanyimby]

 

[DSC]

Thanks for posting. Who comes up with the $21.9M figure? Seems excessive.

The determination of these payments is made by City Staff and the local Councillor - some Councillors are better at negotiating them than others and some developers ask for more variations than others so expect to pay more.

 

[zang]

The determination of these payments is made by City Staff and the local Councillor - some Councillors are better at negotiating them than others and some developers ask for more variations than others so expect to pay more.

For some positive info; at the time that councillor would have been KWT. And it’s completely fair. Give back to the community you’re in when you add traffic, take away sunlight and make 3-5 years a noise and pedestrian nightmare. Section 37 is one of the best things the city’s done, IMO.

 

[ProjectEnd]

Section 37 applies across the province, not just Toronto. Mississauga really shot itself in the foot taking density restrictions away around Square One - no one needs to use S.37 to get the greater height and density that's now as of right.

 

[Kenojuak]

Section 37 applies across the province, not just Toronto. Mississauga really shot itself in the foot taking density restrictions away around Square One - no one needs to use S.37 to get the greater height and density that's now as of right.

Yeah because they are mature enough to have an actual plan rather than ad hoc extortion upzoning like TO

 

[Kenojuak]

The determination of these payments is made by City Staff and the local Councillor - some Councillors are better at negotiating them than others and some developers ask for more variations than others so expect to pay more.

There is no formula. In fact under the law there cannot be a formula. The City has guidance but not hard rules. It is negotiated site by site, councillor by councillor, applicant by applicant.

 

[DSC]

There is no formula. In fact under the law there cannot be a formula. The City has guidance but not hard rules. It is negotiated site by site, councillor by councillor, applicant by applicant.

True, but some Councillors certainly have an informal formula to detrrmibe the ask.

 

[Obsidian]

Section 37 applies across the province, not just Toronto. Mississauga really shot itself in the foot taking density restrictions away around Square One - no one needs to use S.37 to get the greater height and density that's now as of right.

let's not forget that the end-user is the one ultimately paying for the S.37. so it's good for the city if you don't want more affordable units being built.
The 40 million S37 adds about $100,000 to the cost of each unit in this building.

 

[DSC]

let's not forget that the end-user is the one ultimately paying for the S.37. so it's good for the city if you don't want more affordable units being built.
The 40 million S37 adds about $100,000 to the cost of each unit in this building.

Of course, many s37 funds are actually assigned to building or improving affordable housing! In this case 10%.

 

[Automation Gallery]

And here we wonder why things take so long

RESCON asks province to update building and planning processes
For example, he notes, Canada, which is represented by Toronto, is ranked 64th globally by the World Bank when it comes to dealing with construction permits while the United States, represented by New York City and Los Angeles, ranks 24th.

RESCON is also requesting that Ontario act to stop municipalities putting in place policies and guidelines that directly contradict provincial policies and end up creating red tape and slowing down projects.

The council notes that municipalities like the City of Waterloo and Toronto have put in place their own guidelines and standards, although only the province has the authority to make regulations governing standards for the construction and demolition of buildings, which it does through the Building Code Act
..

RESCON asks province to update building and planning processes - Daily Commercial News

Ontario’s building and planning development approvals process is out of date and needs to be improved, the Residential Construction Council of Ontario (RESCON) states in its 2020 pre-budget submission. “Currently, our process is antiquated, and we are no

canada.constructconnect.com

 

[interchange42]

let's not forget that the end-user is the one ultimately paying for the S.37. so it's good for the city if you don't want more affordable units being built.
The 40 million S37 adds about $100,000 to the cost of each unit in this building.

Ah, good to know that you're in favour or higher property tax then, since we're going to have to go that route anyway, might as well jack it even higher as you're suggesting…

42

 

[rbt]

Ah, good to know that you're in favour or higher property tax then, since we're going to have to go that route anyway, might as well jack it even higher as you're suggesting…

I thought they were in favor of simply rejecting the application and sticking to zoned density levels.

Developers can purchase air-rights over short buildings and transfer those densities to their properties as they do in NY. We've done that in Toronto too (Spire bought 15,100sqm of density from St. James Cathedral); we can do a lot more of it. Buying extra density from the government in NY is expensive enough that it is very rarely done.