North American cities have long had a problem with apartment buildings.

One the one hand, they were viewed as an important requirement for world-class status. Regardless of whether there was an economic imperative to build in this way, you needed grand buildings to communicate that you were an important and sophisticated city.

But on the other hand, apartments were viewed as clearly inferior to low-rise houses. Apartments were too dense; they were thought to morally corrupt people (infidelity meant just walking down the hall); and by definition -- until the rise of condominiums -- they were filled with renters.

I recently stumbled upon this 1989 research paper by Richard Dennis (through Bob Georgiou's blog) and it is a fascinating account of Toronto's first apartment-house boom from 1900 to 1920:

One of the first apartment houses to be completed in the city was the Alexandra Palace Apartments (pictured above) on University Avenue near Elm Street:

The next building to be completed, the Alexandra, on University Avenue, was on an even grander scale. It was promoted by the Union Trust Company, but subsequently owned by the specially constituted Alexandra Palace Co. Ltd., and opened in 1904. The building, of stone, brick and steel construction, comprised 72 suites on seven floors; it also included dining rooms. In 1905 more than a quarter of its suites were vacant, mainly on the upper floors (although the very top floor was fully occupied); its tenants included a leading judge, two barristers, a professor, a doctor and a prominent real estate agent, but otherwise its social standing did not quite match that of St George Mansions. In 1915 occupants included Professor James Mavor. There were more tenants aged in their thirties than in St George Mansions, but overall the average age of 42 and household size of 2.6 was not dissimilar.

But perhaps the most interesting part of the paper is Toronto's reaction to this apartment boom. We moved to stop it:

Nonetheless, it is clear that the attempted invasion of high-status single- family areas in Parkdale and, more especially, Rosedale and Avenue-St Clair, provided the catalyst to action. For all the moral outrage and sanitary evidence, there was little concern as long as apartments stayed downtown or in lower-status neighbourhoods. This becomes even more apparent when we examine what happened in the months following the passage of the by-laws.

Toronto's housing stock has changed dramatically over the last 100 years or so, and we are now nearly 50% apartments/condominiums over 5 storeys. But at the same time, some things seem to never change.

Toronto-based heritage architect Michael McClelland recently published a piece in Spacing called: Misuse of Heritage Conservation Districts can deaden both past and future. 

Here are a couple of snippets:

The City of Toronto believes it has found a silver bullet to control development pressure in the downtown core through the use of a tool known as a “heritage conservation district” (HCD).

The problem is that HCDs are meant to conserve intact and bone fide heritage areas, such as Wychwood Park, Rosedale, or Cabbagetown. They were never intended to control development downtown.

In preparing for a HCD designation, consultants trained in history examine an area’s context and determine what is of value historically. They do not generally study the growth potential of an area, its future, nor any economic considerations, nor the larger planning policy framework, or even an evaluation of the built form generated by other market forces. HCDs look at heritage.

The rigidity of the proposed new urban design controls introduced by the HCDs effectively prohibits innovative and thoughtful architecture in the downtown core.

My own view is that it should be a balance between preservation and progress. We should respect our past, but at the same time look towards the future. Don’t fear change. Michael argues that HCDs achieve neither of those things. It’s worth a read.

Speaking of the future, the CityAge conference is returning to Toronto on October 6 and 7. Their mission statement is about “building the future.” I was on one of their panels last year and it was an overall great event.

If you’d like to attend, use the code “CITYAGE” to save $100. And if you’re a young professional (under 35) and/or a startup, email Marc Andrew to get an even sweeter deal. Tell him you’re a reader of this blog.

Image: Photo by me taken at People’s Eatery on Spadina Avenue