How do you deal with adjacent new residential development applications?
Nowadays, it’s more common to see high-rise buildings due to Toronto’s zoning. Do you have suggestions on how to deal with new residential development applications that are close to the building? It can have a negative impact via view blockage, light blockage, more crowded public resources, etc.
Willow, new development is a big challenge for condo boards because it might influence properties value negatively.
First of all, we would recommend you to get the information about development from the first hands: https://www.toronto.ca/community-people/get-involved/public-consultations/city-planning-consultations/
You will find out about the information about preliminary procedures, steps and important dates.
Secondly, you could create a list of possible factors that might influence condo residents life and properties vale negatively, and suggest measures that might protect your condo owners from physical, emotional and financial impact. It is good to discuss some financial compensation you could request from developer to compensate the expenses that might arise such as crack in building base, in walls, increase of noise, dust, increased deterioration of electrical equipment (HVAC systems etc) increase of supplies (filters, cleaning products), traffic increase, possible increase of security expenses to control a higher number of people (possible strangers etc) .
When the list of your requirements and compensations is ready. It its good to hire an experienced lawyer that will do all the job related to communications with the City, Developer etc. We could recommend an experience lawyer.
Aa an example of your requirements list:
Draft Issues list
1. Is the Application consistent with the purposes of the Planning Act?
2. Does the Application conform to, and not conflict with norms of area density?
3. Does the proposed development conform to the City of Toronto Official Plan, namely policies:
a. 2.3.1 (Healthy Neighbourhoods);
b. 3.1.1, 3.1.2, 3.2.3, 3.1.3 (Public Realm, Parks and Open Spaces and Built Form); and
c. 4.5 (Mixed Use Areas).
4. Does the proposed development achieve the objectives of the Tall Buildings Guidelines?
5. Does the proposed development achieve the objectives of Growing Up: Planning for Children in New Vertical Communities Urban Design Guidelines?
6. Is the scale, height and massing of the proposed development appropriate at the subject site given both site constraints and the surrounding context?
What developers offer to compensate owners properties values decrease related to view blocking?
7. Does the development proposal use setbacks and stepbacks, street wall heights, angular planes and other massing aspects to mitigate adverse impacts on adjacent development, Neighbourhoods and nearby private and public open spaces, including sidewalks, schools and parks? If not, is the proposed scale of the development appropriate at the subject site?
8. Would the shadows cast by the proposed development have unacceptable adverse impacts on Neighbourhoods, adjacent properties, and public open spaces?
9. What developers plan to offer to compensate properties owners of the area possible damage of building structures, units interior, amenities, equipment deterioration due dust, dirt, vibrations, noise, and extra safety risks etc.?
10. Has the Applicant properly accounted for the most probable non-resident site trip generation, including, but not limited to: online commerce delivery, grocery delivery, food delivery, garbage, compost and recycling collection?
11. Has the Applicant properly accounted for the most probable resident generated site traffic including but not limited to: servicing, ride-share, taxis, car share and other pick-up/drop-off activities?
Will the traffic have generated by the proposed development site cause adverse impacts? What are the standards for streets traffic? Is that satisfied to local standards? How developers plan to resolve that problem?
12. Do the proposed parking supply rates undermine the broader planning objectives of intensification along higher order transit infrastructure, encourage the use active transportation and discouraging automobile dependency?
You could offer a fence to separate traffic of your building, as a temporary solution.
13. What is the standard capacity of THE AREA subway station? How developers and the city plan to resolve that problem?