What do you think of this beautiful low-rise apartment building? It is called Spadina Gardens and it was built (allegedly illegally) on Toronto's Spadina Avenue in 1906, shortly before the City enacted an outright ban on "disease-breeding tenements" (i.e. apartment buildings) in all residential neighborhoods.

This, of course, is a form of exclusionary zoning. Our predecessors had decided that apartments were bad, they promoted disease and immorality, and that they were likely to destroy or at least corrupt Toronto by making it, you know, less waspy.

Important studies are underway here in Toronto, and across North America, to determine whether we should do something about this longstanding city building tradition. Should we allow a mixture of different housing types in our residential neighborhoods, or should we keep things just the way that they are? That being low-rise and single-family.

In the meantime, we are implementing things like inclusionary zoning, which I guess makes some people feel better about themselves and the current state of affairs. But in the end, it sits very much on top of our exclusionary past.

Low-rise single-family home neighborhoods remain off limits. Apartments should only go in select locations (provided they don't bother the single-family homes). And any efforts to create greater affordability and diversity should only impact the new apartments and not the low-rise single-family homes that already exist.

I would encourage all of you to have a listen to 99% Percent Invisible's recent episode about Toronto's "missing middle." It does a great job explaining why Toronto looks and performs the way that it does today, and why it's time that we do something about it. It's also highly relevant to not just Toronto, but many cities across North America.

Planner Sean Hertel shared this (embedded above) on Twitter over the weekend. It is a lawn sign from Toronto's Junction neighborhood that is calling for a stop to demolishing family houses for high rises.

From what I can tell, this law sign is trying to communicate a few key messages.

One, high-rises are monstrous beings that enjoy praying on innocent low-rise houses and squashing them with their feet, and sometimes their asymmetric hands.

Two, it is mostly impossible to conceive of a world in Toronto where families live in high-rises and don't live in grade-related housing with a backyard.

And three, there is little value in building more, rather than less, housing in order to help with affordability concerns. Perhaps the thinking is that it needs to be low-rise affordable housing, or nothing.

With all of this said, let's do a little thought exercise today on the blog.

Let's for a second assume that there aren't any high-rises proposed in the Junction; only European-scaled mid-rise buildings that sit on the area's main avenues and back onto low-rise single-family neighborhoods. Let's also assume that these buildings will be sculpted in complete deference to their rear neighbors so that things like shadows are minimized.

Let's assume that more housing is better than less housing.

Finally, let's assume that, get this, noble families may actually be able to live in mid-rise and high-rise buildings. And that there are already many successful examples of this taking place in the city, such as over here in CityPlace.

What key messages would this lawn sign be then communicating?

This morning BILD and Altus Group released their January 2019 new home sales figures for the Greater Toronto Area.

Here are the highlights:

• 1,362 new homes sold in January 2019 across the GTA. This is up 14% compared to last January.

• Of these, 942 (~69%) were condominiums (includes low, mid, and high-rise, as well as townhouses). And 420 (~31%) were single-family homes (includes detached, semi-detached, and freehold townhouses).

• Condominium sales volume is sitting only about 5% below the 10-year average and the benchmark price increased this month to $803,638, which represents a 12.5% year-over-year increase.

• On the other hand, single-family home sales are down about 53% from the 10-year average and the benchmark price decreased by about 8.1% compared to last year. It is sitting at $1,130,046.

While there continues to be a bifurcation in the new home market, we are seeing improvements across the board and the data is consistent with Altus' prediction that 2019 will see an increase in overall sales.

It is also important to consider how geography might factor into the above numbers. Here are the January sales numbers for the last three years broken down by region within the GTA:

Just under 80% of the new condominiums sold last month took place in Toronto, whereas only about 1.2% of the single-family homes sold last month took place in the city. You can count them on one hand. There were only 5.

So rather than just look at this in terms of housing type, I think the other way to interpret the data is that it could suggest strong and continued demand for centrally located and transit-oriented communities.

And that just so happens to translate into a condominium.

Photo by Eugene Aikimov on Unsplash