A beautiful new 43-storey rental building was just approved in Toronto's Liberty Village neighborhood. More info about the project can be found, here. Not surprisingly, some people in the community were against it. Here is a recent article that blogTO published talking about people who live in high-rises not wanting a new high-rise next to them.

One argument that is being made is that the neighborhood is already full. It has reached its density limit. We also hear this about the City of Toronto as a whole. But we know this isn't true. Architect Naama Blonder recently did a study that found we could fit another 12 million people within our boundaries with more efficient land use policies.

This particular site in Liberty Village is also about 400 meters from a future subway stop on the Ontario Line. So it is exactly where we should be putting more density. The problem today is that the area is suffering from a massive infrastructure deficit. The road network is inadequate and the King streetcar hasn't been prioritized.

It's no wonder the area feels full. But the reality is that there are lots of examples of highly livable neighborhoods from around the world with much higher population densities. The difference is that they have the right infrastructure, the right public realms, and the right modal splits.

Liberty Village will get there as well and it's already underway. For a preview of the future, check out the City of Toronto's Public Realm Strategy for the area. It was published in April 2024 and it includes things like new streets, new mid-block connections, and new parks. It is what the area needs and it's exciting to see it happening.

I am sure that most people aren't going to feel bad for LVMH, but it is facing some opposition in trying to bring the first Cheval Blanc Hotel to North America. Last year, Beverly Hills City Council approved the hotel development on Rodeo Drive, but since then, enough signatures were collected that a special election is going to be held later this month for the ~22,000 residents who are registered to vote in Beverly Hills. And from the sounds of it, the results will decide the fate of the project.

As I understand it, there are two mains groups that are upset:

1. A union representing hotel workers

2. Local area residents

The official message from group #1 is that they want affordable housing. But there is speculation that they just want the hotel to be unionized. I don't don't, so let's move on to group #2. Why would residents be opposed to this project?

One way to think about this is that LVMH is trying to build a fancy new $2,000 per night hotel in one of the richest cities in the US, on one of its most luxurious streets. So, you would think that there would be a fit and that more than a few rich people would be excited about such a development. I guess this is true — and Council did vote in favor last year — but clearly there are other concerns:

...some people were unhappy a 109-room hotel, framed by Rodeo Drive, Little Santa Monica Boulevard and Beverly Drive, would rise nine stories on one side and tower over surrounding retail and commercial spaces sitting at three and four stories high. Four buildings would have to be razed, and the idea of more traffic coming to the area was unsettling.

It seems to be about scale:

...Cheval Blanc opponents want to keep that small town vibe. “The area is charming and beautiful right now, and, if and when they are able to put that project out there, it will not be. It is very nice to be around low-rise buildings. You can sit at a sidewalk café in Beverly Hills and look across the street and see the hills. It is a very good feeling,” said Darian Bojeaux, an attorney who has lived in the city for 35 years and signed the petitions launching a special election. “Let them build a code-compliant hotel that is three stories high. Let them build something nice that doesn’t ruin the city.”

Here's an aerial of said small town vibe for context (I've marked the number of proposed storeys):

What's interesting about this situation is that it seems to isolate the concerns. Because what is being proposed here is an obviously compatible use. It is a rich thing in an area for rich people. Residents don't seem to be saying that this is a problem. Instead, it is height that could potentially "ruin the city." (Ignore for a second that there's already an office building of similar height across the street.)

What this tells me is that if you're thinking about proposing nine storeys of Ferragamo and Balenciaga, that's probably not small town enough. Saint Laurent needs to be no more than three.

On the exact same day last week, the Toronto Star published two articles about housing. The first one, this one here, is about how "Toronto has protected huge parts of the city from anything denser than detached or semi-detached houses" and how this has resulted in an "uneven city." The second article, this opinion piece, is about the "many repercussions to replacing little bungalows." And one of the implied repercussions is that 3-storey sun blockers that invade privacy might actually kill people. Hmm.

In effect, these are the two sides of this debate. If you zoom out and look at Toronto, you will largely see a contrasting and uneven city of tall buildings and low-rise housing. Instead of building like Paris, which is consistently mid-rise -- but also far denser on average than Toronto -- we have chosen peaks and large plains to constrain new housing. And if you zoom in across those plains, you'll find many areas without sidewalks, along with people, such as the author of the second article above, who believe that nothing more than a single storey is appropriate for human health.

All of this has persisted because it has been politically popular. But time continues to show us that it actually runs counter to our goals of building an inclusive and globally competitive city region. Thankfully, it feels like we are finally reaching a tipping point.

Photo by Jackson Case on Unsplash