Mayor Olivia Chow has proposed a major change to the process of how housing is built in Toronto, one that would allow a new generation of buildings to pop up on major streets across the city.
Chow is looking to implement sweeping as-of-right zoning on Toronto’s avenues that would allow for drastic changes in the city’s built form.
Toronto’s development scene has been dominated by tall towers in recent years, but Chow’s new push to change zoning regulations could result in a more Parisian style of residential density becoming the norm in town.
In an October 29 letter from Chow addressed to members of the Planning and Housing Committee, the mayor states that “we need to be bold and ambitious” to address the housing crisis, which will require “enabling more housing in our city.”
Severely outdated zoning regulations — in many instances dating back to the mid-20th century — limit the construction of new homes when developers are forced into costly, drawn-out battles to get sites rezoned for housing.
A massive rollout of new as-of-right zoning along streets deemed Avenues would allow mid-rise projects built within these potential height envelopes to skip the rezoning process, which would, in practice, speed up the planning of new housing and save costs on the rezoning process that would be passed on to buyers and tenants.
Chow is selling as-of-right zoning as precisely that, writing to committee members that “This will speed up approvals, and allow for more homes to be delivered faster and more affordably.”
While the plan may seem novel, it has been in the works since long before Chow took office in 2024, and is one of 54 initiatives that has been recommended for the City’s Official Plan.
If adopted, Chow’s recommendations would amend existing zoning by-laws to permit added height on lands identified as Avenues and designated Mixed Use Areas in the Official Plan.
Property owners seeking to build on Avenues within these yet-to-be-determined height allotments would be subject to the much more forgiving minor variance process overseen by the City’s committee of adjustment.
This move would also remove a significant strain on the City’s understaffed planning department, which has been bogged down for years with a steady flow of rezoning applications that would no longer be needed under this new zoning regime.
“Building more mid-rise buildings on Toronto’s Avenues is an important strategy for unlocking more housing quickly,” wrote Chow.
“Toronto’s Avenues are in highly liveable areas. They’re near transit, employment areas, schools, parks, grocery stores, and other amenities and services. There is a great deal of potential to build wonderful communities that cater to people of all walks of life.”
Chow calls the bid for as-of-right zoning “a big step in the right direction,” but believes the City can take things even further.
“We can allow for even more homes along these Avenues and give more people the opportunity to live in our city,” wrote Chow.
It’s a task Chow urges “must happen quickly,” but “must also be done with care.”
Though she initially asked about an immediate increase in density, staff guided Chow towards the current plan.
Instead of, in the mayor’s words, “assigning new as-of-right heights arbitrarily,” Chow’s recommendations would see City staff quickly begin the technical work required to increase permissions for housing on these major thoroughfares.
This plan would have far-reaching effects on the housing shortage in Toronto, with the City citing the potential to unlock 61,000 additional homes on top of the roughly 21,500 units considered achievable under today’s zoning.
The Planning and Housing Committee adopted Chow’s plan during its October 30 meeting, and the pitch will next considered by City Council on November 13, 2024.
In its adoption of the plan, the Planning and Housing Committee recommended to council that it proceed with zoning by-law amendments, and update mid-rise urban design guidelines to allow for more flexibility and opportunities for taller and denser mid-rise built form along Avenues.
A report on the status will be presented at the December 5, 2024 Planning and Housing Committee meeting, with an additional report identifying Avenues well-served by transit will be presented at a follow up meeting in early 2025.
