Zoning Reform Ideas

[Towered]

Have not ever dropped, anywhere in North America where these are permitted.



The height limits are as-of-right, and we are seeing lots of projects move forward, not just one or two.

They are not 'case by case'. Where we have seen issues, its because of builders seeking other variances that are typically going to the C of A and losing there. (many don't, but many do)

With great respect Toronto is among the most permissive jurisdictions going at this point.

I have great relationships w/developers who post or lurk on UT...........and have an open door if they want a policy changed.

I'm not in City Planning, but talk to planners regularly and councillors and for the most part, if anyone can make a good case, I have helped make the process easier for them.

I really don't accept that Toronto, at this point, overall, is unduly restricting on planning compared to its peers, because frankly, it isn't true.

There are always opportunities to tweak some things......Not that long ago, I helped address problems with bicycle parking standards that were unduly onerous. (to be clear, many others played equal or larger roles)

That said....zoning is not a key to affordability for reasons I've outlined.........its a much more complex issue than that. I advocate on those other issues as well.

I just object to this perpetual canard that Toronto is exceptionally restrictive or slow with approvals when it is neither, overall.

I support reducing amenity requirements, which I think will be beneficial, but only at the margins. Ultimately the mismatch between incomes and housing prices is far more of an income issue than a housing one.

Though if you wanted to sink rents and ownership prices tomorrow........ I'll give you a way to cut them 10% clear across the board. Ban short-term rentals......... No more Air BnB ......that'll do it.

My next door neighbor was renting out their house for several months last year and claimed it was a cash cow...

 

[christiesplits]

Etobicoke residents accuse developer of ‘gaming the system’ in fight over controversial eightplex​

Etobicoke eightplex dispute sparks resident backlash

The planning consultant representing the applicant insists the shift from four to eight units is a response to changing housing needs.

toronto.citynews.ca

The building, located at 63 Station Rd. near Royal York Road and Mimico GO, was approved as a fourplex, but the applicant is now asking the City of Toronto’s Committee of Adjustment to permit eight units, arguing the change requires no major structural alterations.

 

[Northern Light]

Etobicoke residents accuse developer of ‘gaming the system’ in fight over controversial eightplex​

Etobicoke eightplex dispute sparks resident backlash

The planning consultant representing the applicant insists the shift from four to eight units is a response to changing housing needs.

toronto.citynews.ca

They're not wrong, in this case. Look at the size of this:

No way that was ever envisioned by the builder as a four plex, I'm not buying.,

May I add, I don't see how it got approval in the first place, the lot coverage is unacceptably high, the standard is simple, if everyone built that way on this street it would be an environmental disaster. There's no ability to absorb rain fall, forcing it all into the sewer system causing overflows of raw sewage, additionally, there's no trees except in the front, which means significant warming effects.

This is why not all Nimybism is wrong. I take no issue w/height, or tenure, but the building' depth should be cut in 1/2.

Nothing wrong with a 4-plex here; something wrong with an 8 plex that is terrible for the environment somehow obtaining approval under pretense of a 4-plex, at a lot coverage that would not normally pass muster.

 

[Towered]

They're not wrong, in this case. Look at the size of this:

View attachment 731206

No way that was ever envisioned by the builder as a four plex, I'm not buying.,

May I add, I don't see how it got approval in the first place, the lot coverage is unacceptably high, the standard is simple, if everyone built that way on this street it would be an environmental disaster. There's no ability to absorb rain fall, forcing it all into the sewer system causing overflows of raw sewage, additionally, there's no trees except in the front, which means significant warming effects.

This is why not all Nimybism is wrong. I take no issue w/height, or tenure, but the building' depth should be cut in 1/2.

Nothing wrong with a 4-plex here; something wrong with an 8 plex that is terrible for the environment somehow obtaining approval under pretense of a 4-plex, at a lot coverage that would not normally pass muster.

This gets approved but a tower at Dundas and Bloor gets rejected

 

[TRONto]

While it looks out of place here, there are examples of old apartment buildings with similar profiles in Toronto. Here is one on Huron and 3 on Clinton. @Northern Light Could this particular building work better with some tweaks like rainwater capture, green roof?

 

[Northern Light]

While it looks out of place here, there are examples of old apartment buildings with similar profiles in Toronto. Here is one on Huron and 3 on Clinton. @Northern Light Could this particular building work better with some tweaks like rainwater capture, green roof?

Rainwater capture, and/or a green roof absolutely can mitigate the flooding issue. Both, however do have limitations vs natural softscape with one or more mature trees.

Ideally a capture system would be 20L of storage per m2 of roof. I know this building is in the range of 32M long or thereabouts......and is close to full lot width. That puts it in the range of 250m2 of roof which would be at least 5,000L of storage capacity.

To provide a comparison, a general softscape absorption rate for 150m2 of area would be something like 3,750L of water volume. A fully mature sugar maple can easily drink up 400L per day. A mature, naturalized landscape of 150m2 could reasonably draw down 4,000L in 24 hours.

Now, if you want to stick to nature and be more efficient..........a 75m2 rain garden can absorb 10,000L + (six inch or 15cm depth for ponding)

Surround that pond with mature trees and you can increase that significantly.

***

In terms of cooling, a green roof or even a white roof helps, but neither are nearly as beneficial as if that roof is mostly under mature tree canopy.

For maximum effect on a cooling basis, you would go white roof with canopy overhead, as this gives you white roof savings, and an additional 12 degree C reduction in temps.

A green roof would do even better in daytimes, but would actually be warmer at night.