Yesterday was the Mattamy Homes Bike for Brain Health event here in Toronto.
I'd really like to thank everyone who donated to my ride. I raised $3,800. And the broader Multiplex Construction team raised over $14k. 100% of these donations will go directly to the Baycrest Foundation to fund work related to dementia, Alzheimer's, and other brain function related illnesses.
As advertised, I rode 75 km, which is an improvement from the last time I did a charity cycling event like this. My friend Akbar Ahmad reminded me that not only did I do 50 km on a single-speed bike and get a flat tire along the way, but I did it in boat shoes. Hmm. This time around, I dressed more appropriately. It was also 7 degrees when I left home at 630AM and so I bundled up.
A big kudos to my riding partner, Len Abelman of WZMH Architects, who rode downtown from Vaughan, did 75 km like it was no big deal (I drafted behind him), and then rode all the way back home. His total was 150 km for the day and my knee would not have supported such an endeavor.
Today was also a reminder of just how big the cycling community is in Toronto. Something like 10,000 people participated and it seemed like the majority of riders were fully geared up. It was great to see and it's always fun riding on the Gardiner Expressway and Don Valley Parkway without any cars.
At one point I was beside two guys chatting about how one of them is soon to become a father. The other guy asked if it was a boy or a girl and his response was, "it's a girl — and I really hope she likes cycling as much as her dad does."
Toronto is a cycling city.
I got a notice in the mail this week for a public meeting related to Toronto's multiplex zoning by-law. Multiplexes are house-like buildings with two, three or four dwelling units. This housing type became newly permissible across the city in May 2023, but as part of the approval, the city was asked to keep an eye on things and report back on anything that might need to be changed. What is now being proposed are amendments to this original by-law.
One change is the introduction of the term "houseplex." This is meant to get away from unit-specific terms like duplex, triplex, and fourplex; but it also sounds like it was designed to placate single-family house owners. Another proposed change is a limit on the number of bedrooms in a building. For houseplexes with three or more units, the maximum number of bedrooms is proposed to be 3 x the number of dwelling units. This is designed to block rooming houses.
It's a reminder that zoning is, at least in this part of the world, about fine-grained control. It's typically about narrowing the universe of options down to a minimum so that it's clear what we can expect. This is why zoning by-laws have things called "permitted uses." It's a strict list of things you can do. And if it's not on the list, it's off limits. A different and more flexible approach would be to do the opposite: list only what you can't do. This broadens the universe of possibilities, but gives up some control.
Roughly speaking, this is how zoning works in Japan. Land use planning starts at the national level, as opposed to being strictly delegated to local governments. And from my understanding, there are 12 main zones, ranging from exclusively low-rise residential to exclusively industrial. (Here's an interesting undergraduate paper I found on the topic.) What's fascinating about this system is that it's organized by nuisance or intensity level, and it works cumulatively.
Meaning, as you move up in allowable nuisance, things of lesser intensity still tend to be allowed. For example, just because you might have a commercial zone with restaurants and department stores, it doesn't mean you still can't build residential. It's a less intense use. At the same time, the starting point is also more permissive, because even the exclusively low-rise residential zone allows "small shops or offices." What all of this creates is a planning framework where most zones are by default mixed-use.
This is a fundamentally different approach. It relinquishes some degree of control, embraces more flexibility, and accepts that cities are chaotic living organisms. It's impossible to draw lines on a map and figure out exactly where each permitted use should go. We'll never get it right and/or keep up. What this means is that we're artificially stifling our cities by not just focusing on the obviously bad stuff (like heavy industry next to a daycare), and letting the market decide where a ramen stand should go.
Cover photo by Susann Schuster on Unsplash
Today on the blog, I thought we'd feature a new fourplex being developed here in Toronto at 2343 Gerrard Street East called The Walk-Up. Designed by Studio JCI and presented by Paul Johnston of Unique Urban Homes, this is the first in a series of "missing middle" projects now being developed by Urbinco.
Housed on your typical single-family lot, The Walk-Up is somewhere between 3-4 stories and has four homes: a garden suite, a ground suite, a center suite, and a sky suite. And each is family-oriented both in terms of design and size. They all have over 1,000 square feet of interior space, have two bedrooms, and have access to outdoor space.
In other words, it is exactly the kind of housing solution that Toronto needs a lot more of! Thankfully, this form of housing has been permitted (as-of-right) in Toronto since May 2023. Unfortunately, there are still many municipalities and politicians who don't seem to get it. But that's okay. This is usually how things go. Toronto leads, and then others follow.
For more information on The Walk-Up, click here.
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