Brandon Donnelly — Daily insights for city builders. Published since 2013 by Toronto-based real estate developer Brandon Donnelly. — Page 227

Vancouver just put forward a bold proposal to encourage more social, or non-market housing, across the city. As drafted, new social housing projects up to 6 storeys would be permitted as-of-right in "villages" and social housing between 15-18 storeys would be permitted as-of-right in "neighborhood centers." This is a big deal. I mean, look at the above map. Between these two area designations, big chunks of the city would receive these new permissions. For more information on the proposal, check out this short video .

I don't have any kids, so I'm probably unqualified to opine on this topic. But every time I'm in Europe, I notice that children seem to have a different relationship with cities and that parents seem to socialize them a little differently. Here's an example of what I mean by that. Last month, when Neat B and I were in Biarritz, we had a wonderful evening hanging out at this restaurant/bar:

We had just finished our first surf lesson, we were on an endorphin high, and we wanted to be outside to see the sunset. So we sat on the above steps, and we had some food and drink off of a small wooden stool. It was simple and unglamorous; it was perfect.

The place also stayed busy all night and, looking around, there were lots of young kids out. The parents were socializing and doing their thing -- including across the street next to the water -- and the kids were just playing quietly on their own. It's as if the city was their own backyard and everyone was just doing what they felt like.

It is something that always strikes me as being different compared to North America. Here, we've, in many cases, convinced ourselves that you need a garage and a backyard to properly raise a child. But maybe all that is needed is a concrete step, a small wooden stool, and a more laid-back approach to enjoying what cities have to offer.

Toronto has been making great progress when it comes to allowing more housing in its low-rise neighborhoods. We now allow laneway suites, garden suites, multiplexes, and soon we'll allow 6-storey apartments . But interestingly enough, there is one small part of the city that is looking to regress. This past summer, council asked planning staff to bring forward a zoning by-law amendment to remove garden suite permissions for some of the properties backing onto Craven Road, near Danforth and Coxwell.

Here's a community consultation flyer that went out to residents and that shows the affected properties:

We've spoken about Craven Road before. It's a relatively odd street with a unique history. Its most obvious characteristic is that it's a kind of single-sided street. For the most part, there are homes on the east side of the street, but no homes on the west side. On the non-home side there is typically a garage, or the longest municipally-owned fence in the city. Here's some of the backstory on Craven Road's infamous fence (which occurs on a stretch further south), and below is what the study area in question looks like today:

So why remove the garden suite permissions here? The answer is to block housing. The people who live on Craven Road like it the way it is and don't want anyone to build new housing on the other side of the street. What's interesting about this is that it roughly mirrors what happened over a century ago. We couldn't figure out how to broker a deal between two adjacent streets and so we just said "screw it, let's build a really really long fence and call it a day."

Today we're saying, "yeah, we really need more housing in the city, but I dunno, somebody might get upset here." There is nothing sacrosanct about the old garages, or the fence, that line the west side of Craven. It is a street, proximate to a major subway station, that is missing homes on one entire side. It's low hanging fruit for infill housing. In fact, there's an easy argument to be made that garden suites aren't nearly enough density for a location like this. We should be encouraging a lot more.

But this is just my opinion. If you'd like to share yours, the City of Toronto is hosting a community meeting this week on September 19, 2024 from 7 - 830 PM. To participate, register here .