August 2024
How high is the building you live in – 12 floors? 24 floors? 50 floors? 80 floors? Some are now reaching 100 floors!
When a building is approved for development, it is allowed to contain a maximum number of floors. The developer may have negotiated with the city to exceed this limit in return for certain benefits.
Opposition to building height is often not logical. It can be emotional and irrational. Politicians cater to development opposition for votes rather than explaining what benefits a community will obtain.
Height reductions can be touted as victories for a community seeking to maintain its “character” or reducing gridlock. This short-sighted view ignores what is received in return for exceeding height restrictions.
Section 37 of the Planning Act allows developers to exceed some zoning regulations in return for cash or in-kind benefits. Bercy Park, costing about $8 million, was partially paid for with Section 37 funds thus allowing developers to exceed height and density zoning regulations. Developers are also required to provide parkland, or cash to pay for parks, under Section 42 of the Planning Act.
Since the early 1980s Section 37 money has been used to pay for community centres, playgrounds, splash pads, and even affordable housing. Funds are intended to compensate for the local impact of allowing developments that fail to comply with height and density zoning regulations.
Higher buildings provide more housing and creates greater density. More people living in an area means more stores, restaurants, entertainment and services. It creates more choices and conveniences for those residing in an area.
Some complain about shadows, wind tunnels and other negative impacts of high buildings without considering benefits that attract people and money to a community. Others may not want to lose the current view from their windows.
An additional ten storeys can mean $20 million or more in revenue for the City. This is money that can be used to fund community spaces, infrastructure projects and parks. It may be used to keep the area clean or clear of snow.
In return for greater density, a development may have agreed to include more public areas or daycare spaces.
These additional homes generate more taxes that are used to support libraries, community centers and local programs.
