One of the really positive things that is happening in the world of Toronto land use planning is that the minimum scale of development that is permitted as-of-right continues to grow. We've gone from fourplexes to 6-storey apartments, and now we're talking about mid-rise buildings (6-11 storeys) and even some tall buildings (12 storeys or more).

What this ultimately means is being able to build without a rezoning application. That means no site specific negotiation, and no fighting over whether the building should be 32 meters tall or 30.5 meters tall with a 2.4 meter stepback because of shadowing concerns on someone's heritage-designated garden gnome. It means getting under construction sooner.

Here are some of the specific ideas being reviewed:

• Expand the number of streets designated as "Avenues" throughout Toronto (Avenues are a defined term and where we have decided that mid-rise buildings should go)

• New Official Plan policies that would encourage more mid-rise buildings on Avenues

• Eliminate the rear angular plane requirement (currently a mid-rise performance standard); this is expected to produce ~30% more homes in your typical mid-rise development

• Increase as-of-right permitted heights to 6-11 storeys (the city estimates that this will unlock ~61,000 additional homes)

• Introduce "transition zones" between Avenues and low-rise neighborhoods, which could then accommodate things like low-rise towns and apartments up to 4 storeys (it's worth noting that transition zones were initially part of Toronto's mid-rise performance standards but then got removed for some reason)

This is meaningful progress. Let's enact and keep going.

Reece Martin is a foremost public transit critic based in Toronto. His YouTube channel, RM Transit, has over 284k subscribers and some 50 millions views. If you're interested in public transit around the world, he is a great person to follow.

He also writes a blog. And today, he published a post talking about the "5 places in Toronto that should have more density." This, as we have talked about many times before, is essential. The way you get the most out of transit is to pair it with the right surrounding land uses. And here in Toronto, we have many instances of "not enough density next to transit."

For instance, the first place on his list is Bloor-Dundas West:

The site already has streetcar serving on two routes, the subway, GO, and UP Express (which will be connected with the subway in the next few years — construction is underway), and lots more transit could show up in the future, from an extension of one of the streetcar routes to the Junction (with a transferway please), to the Ontario Line that will be primed for a second phase in this direction if development justifies it, to the potential for future Milton line train service. The site is arguably already the second-best served for transit in the country after Union, and could be made much better in short order.

Hang on this last sentence for a second: the second-best transit node in the country. That's an incredible asset! Now consider the area's land use plan (red is mixed use and yellow is low-rise neighborhood in Toronto's Official Plan):

Other than the mixed-use triangle wedged between Dundas West and the rail corridor, the area looks pretty similar to much of Bloor Street in this city: mixed-use along the major streets and low-rise neighborhoods everywhere else.

We know why this is the case; it is about maintaining the status quo. But it is a suboptimal way in which to try and create transit-oriented communities. We need more density, and we need to start thinking radially instead of linearly. So here's what a 500m walking radius looks like around Bloor-Dundas West and its two closest subway station neighbors:

The important thing to pay attention to in this diagram is all of the yellow that falls within each radius. This is land that ought to be zoned mixed-use, but that we have instead decided to make low-rise and single-use. If our objective is to create more walkable, sustainable, and vibrant transit-oriented communities, this is not the way.

This is a lovely little infill rental project in Tokyo by ETHNOS (architect) for Real Partners (developer):

The building is 4 storeys plus a rooftop terrace. From the plans, it looks like there are 8 units, all of which are two-storey suites.

The A and B suites are accessible from the ground floor. For the A suites, you enter at grade, and then go down into the first basement level. And for the B suites, you enter at grade and then go up to your second level. One of the entrances (suite B-3) is via an exterior walkway.

The middle of the ground floor is the lobby entrance and there's a single elevator that services the second and third floors (it then drops off for the fourth floor). On the second level is a co-working space, and so the upper C suites (these sound fancy) are all accessible from the third floor.

The fourth floor and fifth floor terraces are all accessible from within the C suites, which means that the only real common area corridors in this building are on the third level. And it looks like they wanted this particular corridor to have a view to the street, because they could have easily reduced it even further to increase the building's overall efficiency.

What is also interesting to look at this building's dimensions. Based on the above section, the floor-to-floor heights are 2500mm, which is low compared to the 2950/3000mm that is typically used here in Toronto for new reinforced concrete builds.

In terms of the overall building, it is only about 10m deep and it is less than 10m tall if you exclude the stair popups on the rooftop terraces. For context here, our Junction House lot is about 30m deep and the build is about 30m tall, so actually a similar kind of box proportion.

But let's scan more of Toronto.

If you move away from designated "Avenues" (which is where Junction House sits) and look at some of our other major streets (which is something the City of Toronto is in fact doing), you can sometimes/oftentimes find even deeper lots.

Below is a random area that I quickly panned too on Dufferin Street -- these single-family house lots are around 36m deep:

Now obviously Toronto is not Tokyo and Tokyo is not Toronto. But my point with all of this was to demonstrate just how much space we actually have within our existing boundaries, should we ever feel the need to increase our overall housing supply.

As I have argued many times before, I think one of the greatest opportunities to quickly do this sits along our majors streets.

Architectural drawings: ETHNOS