More Neighbours Toronto

@moreneighboursto

Toronto's pro-housing movement. More Neighbours in more neighbourhoods, with access to more jobs, more infrastructure, and more culture than ever before.

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More Neighbours Toronto@moreneighboursto· 11d

"Housing delayed is housing denied" isn't just a saying. There are carrying costs associated with delays. Non-profits don't have a lot of room in their budgets. So affordable units get reduced. If we're asking for more consultation, let's tell the public the price tag. In this case, $9 million.

“That building cost us $9 million more than it would have originally, because it took so long to get a development permit,” says Greenwood-Lee. “What that meant was we had less deeply affordable units.”

More Neighbours Toronto@moreneighboursto· 11d

We didn't have time to post all of the letters for the chaotic final Council meeting but this was one of the buildings that we wrote in support of. www.toronto.ca/legdocs/mmis...

More Neighbours Toronto@moreneighboursto· 11d

Some councillors, including the now-Parliamentary Secretary to the Minister of Housing and Infrastructure, decided to panic about false information instead of explaining the possibility of a combination daycare/retail/temple/apartment mid-rise to their residents.

Planning staff said they held over 27 consultation meetings on their updates to the Avenues Policy. Still, the general vibe in the room from councillors is that there wasn't enough consultation

More Neighbours Toronto@moreneighboursto· 11d

This building was made possible by the Avenues Policy that Toronto passed in Feb 2025. Although this section of King was technically still low-rise Neighbourhood because of delays in policy implementation, it was identified as a new Avenue for mid-rise development.

Map of Toronto with existing and new Avenues areas highlighted in brown and magenta, respectively.

Land Use
The proposed development is located along King Street West which is identified in the
Official Plan as an Avenue, where growth and intensification should be directed. The
proposed development also introduces at grade retail to activate the ground floor and facilitate sustainable and complete communities through streetscape improvements and
a private open space that will be publicly accessible to the public.
The proposal supports a balance of diverse residential, commercial and institutional
uses consistent with the Mixed Use Areas designation. The temple replaces the existing
temple that is currently on site, which is strongly supported by the Tibetan community.
The application further proposes a new private daycare, which meets an identified need
in the community. The proposed units, including the rental replacement units, support a
range and mix of housing that is consistent with the Official Plan and the Growing Up
Guidelines. The proposed land use is appropriate.

More Neighbours Toronto@moreneighboursto· 15d

Here in Toronto, one of our North York area Councillors decries all the major sports teams being located downtown. This Councillor is famously not a fan of residential density in his ward and constantly worries that we're building Hong Kong on Yonge St.

More Neighbours Toronto@moreneighboursto· 16d

Usually there's more distance between the past and future when we say this idiom.

More Neighbours Toronto@moreneighboursto· 16d

Can building homes cut emissions? Making Room Vol. 8 features environmental scientist Scott Baker, presenting data on how housing density shapes transportation emissions.

More Neighbours Toronto@moreneighboursto· Jul 8

Thanks everyone. Downsview West is through Committee with a few amendments and on to Council. Many other items with many potential homes were sent "without recommendations" (not a great sign). Two deferrals. Hopefully we see more courage from Toronto and East York today/tomorrow.

Motions
Motion to Amend Item (Additional) moved by Councillor James Pasternak (Carried)
That North York Community Council:

1. City Council request the Canada Lands Company to continue to work collaboratively with the Toronto Community Benefits Network, the Community Development Unit of the Social Development, Finance and Administration Division, City Planning staff, and other appropriate stakeholders to develop and implement a comprehensive Community Benefits Plan for the Downsview West District that maximizes local employment, training, mentorship, procurement, and community-building opportunities throughout the development process and direct Director, Community Planning, North York District the that any updates on this plan be included in a supplementary report at the City Council meeting of July 29, 30 and 31, 2026.

2. City Council request the Canada Lands Company to continue to work with City Planning, the Housing Secretariat, and other appropriate City divisions to develop an affordable housing implementation strategy that advances the objective of achieving up to 20 percent affordable housing for an extended period beyond 25 years across the Downsview redevelopment, subject to funding availability, partnership opportunities, and future approvals and direct the Director, Community Planning, North York District to include updates in a supplementary report to the City Council Meeting of July 29, 30 and 31, 2026.

3. City Council direct the General Manager Transportation Services, in consultation with the Chief Planner and Executive Director City Planning and the Canada Lands Company, to review the proposed road configuration adjacent to the Downsview Depot and explore opportunities, where feasible, to preserve the Depot as a single, unified property while maintaining the overall transportation objectives of the Downsview West District Secondary Plan.

continued at: https://secure.toronto.ca/council/agenda-item.do?item=2026.NY34.9

More Neighbours Toronto@moreneighboursto· Jul 6

But what if you want your housing to be over 9000 and can't wait until Wednesday? On Tuesday, North York CC will vote on zoning for Downsview West. A community proposal including 3 childcare centres, parks & affordable housing with the feds (Canada Lands Co.) secure.toronto.ca/council/agen...

Residential Component
The submitted district plan proposes a total of 845,000 square metres of gross floor
area. Of this 845,000 square metres of GFA, 756,000 square metres is proposed to be
residential gross floor area totaling approximately 9,250 dwelling units. Forty percent of
these units are proposed to be 2 and 3-bedroom residential units and a minimum of
10% of the residential GFA will be secured as affordable rental housing for a minimum
period of 25 years as a social housing program under section 453.1 of the City of
Toronto Act, 2006.
Non-Residential Component
The proposal includes retaining 64,000 square metres of existing (Depot building) gross
floor area and 25,000 square metres of new non-residential gross floor area in the
Mixed-Use Areas totaling 89,000 square metres of non-residential GFA.
Community Services and Facilities
The Downsview Secondary Plan and the Community Development Plan both identify a
need for accessible, affordable community space to support a growing and diverse
population, with a particular focus on Indigenous and Black communities, as well as
other equity-deserving groups.
Both community space and childcare space is identified and further elaborated on in the
report.

More Neighbours Toronto@moreneighboursto· Jul 6

Not enough affordable housing? At 191 College, demolition started for a 31-storey proposal but, with new land, incentives and 45 storeys, the developer thinks they can add 137 affordable 2-beds. Six proposed parking spaces is freaking out some locals. secure.toronto.ca/council/agen...

Unit Mix
The applicant proposes to retain the 408 studio units in the 2024 approval as affordable
rental housing secured through the Open Door Affordable Housing Program and to add
137 additional affordable two-bedroom units secured through the Rental Housing
Supply Program (RHSP) Affordable Rental and Rent-Controlled Housing Incentives
(ARRCHI) stream, both secured for a 40-year period.
While, the Downtown Plan requires a minimum of 15% two-bedroom and 10% threebedroom units and an additional 15% of the total number of units to be a combination of 2- bedroom and 3-bedroom units or units that can be converted to 2- and 3-bedroom
units through the use of accessible or adaptable design measures, the policy provides
an exemption for proposals that include new social housing or other public funded
housing.

More Neighbours Toronto@moreneighboursto· Jul 6

Now, you might be thinking, could those buildings house a future Sneaky Dee's or its customer base? Wrong vibe. We need something on the site of a former car wash. How about a 9-storey apartment at 1280 College? secure.toronto.ca/council/agen...

Land use map of 1280 College showing that most of the land is Mixed Use but a small portion is Neighbourhoods and needs to be changed for the proposal

Description
The site is located at the northwest corner of College Street and Landsdowne Avenue.
The site is rectangular, with a lot area of approximately 1,055 square metres, and
frontage of 39.0 metres along College Street and 27.4 metres along Lansdowne
Avenue. The site is currently occupied by a vehicle washing establishment. See
Attachment 2 for the Location Map.
Surrounding Uses
North: Low rise residential uses.
East: Low rise residential and commercial uses.
South: Low rise residential and commercial uses fronting onto College Street.
West: Low rise residential and commercial uses fronting Lansdowne Avenue. To the
southwest at the south-west corner of Lansdowne Avenue and Dundas Street West is a
large format grocer and vehicle fuel station. To the northwest, fronting on Lansdowne
Avenue is the a secondary school dually operated by the Conseil scolaire catholique
MonAvenir (French Catholic school board) as École secondaire catholique Saint-FrèreAndré and Conseil scolaire Viamonde (French public-secular school board) as École
secondaire Toronto Ouest.

More Neighbours Toronto@moreneighboursto· Jul 6

Grange CA also objects to a 5-storey proposal at 14 Grange, even though they "acknowledge the need for new housing" and an earlier proposal was reduced (which appears to have remove the affordable housing). Still, there are 6 four-beds on the line. secure.toronto.ca/council/agen...

Land Use map of 14 Grange showing that it is yellow Neighbourhood and borders red Mixed Use.

Description
Two residential buildings are proposed with a central courtyard between them. The front
building ("Building 1") is 5 storeys not including the partially raised basement (16.24
metres in height, or 19.31 metres with stairwell projection) and the rear building
("Building 2") is 4.5 storeys in height, not including basement (17.3 metres).
Density
The gross floor area (GFA) proposed for the site is 2,007 square metres: Building 1
GFA of 1056 square metres; Building 2 GFA of 951 square metres. The proposal has a
density of 4.15 times the area of the lot.
Residential Component
The proposal includes 22 rental dwelling units, including 8 one-bedroom (36%), 8 threebedroom (36%), and 6 four-bedroom units (27%).

Please be advised that the Grange Community Association does not support this application
in its current form.
We acknowledge that changes were made to reduce the original application.
We also acknowledge the need for housing.
We can support two buildings.
Note that the Planning Report describes the site as follows:
“Surrounding Uses:
North: There is a public lane to the north of the property. North of the lane are several
low-rise commercial buildings fronting onto Dundas Street.
South: The south side of Grange Avenue contains low rise residential dwellings.
East: Immediately east is a public lane, then low-rise residential buildings along Grange
Avenue to Beverley Street.
Across the lane, a 4-storey, 12-unit laneway building was recently approved at 100
Beverley Street, behind the existing 3-storey, 9-unit building on site (see 23 112047 STE
10 OZ).
West: Low-rise residential dwellings.”
Given its location within a low density residential area and its relationship to structures that are
predominantly 3 storeys, we cannot support this application.
A height of 4 storeys is more appropriate.

More Neighbours Toronto@moreneighboursto· Jul 6

First, let's convert some low rise Neighbourhood to Mixed Use. At 240 McCaul, Ronald McDonald House Charities are looking to build 19 storeys of short-term suites for families receiving treatment at nearby hospitals. Grange Community Association opposes. secure.toronto.ca/council/agen...

3D Model of 240 McCaul proposal, looking Southeast

Land Use Map of the area around 240 McCaul, showing that it is currently yellow low-rise Neighbourhoods but borders red Mixed Use area on one side and is across from blue Institutional Area.

Description
A development consisting of a 19-storey (61.2-metres tall, excluding mechanical
penthouse) component fronting on McCaul Street, a 4-storey component fronting Henry
Street, and a 2-storey linking component in the centre of the lot.
Density
The proposal has a density of 4.8 times the area of the lot.
Non-Residential Component
The proposal includes a maximum of 21,000 square metres of non-residential uses
comprised of 200 hotel suites that provide short-term accommodation for families
receiving treatment at nearby hospitals.

From the Grange Community Association:
To: Toronto and East York Community Council
Re: TE 34.22 240 McCaul Street - Official Plan and Zoning Amendment Application
Please be advised that the Grange Community Association (GCA) does not support this
application in its current form. The proposed height for McCaul Street is excessive.
We acknowledge the need for this type of medical support assistance, however it cannot be done at
the cost of destabalising neighbourhoods.
In addition this excessive proposal introduces a form of “institutional” issues that is not compatible
with neighbourhoods. Institutions were expected to be located east of McCaul Street.

More Neighbours Toronto@moreneighboursto· Jun 29

On July 22nd, @anotherglassbox.bsky.social tells the story of a beloved corner store, ordered to take down its espresso machine, kicking off a fight that reshaped neighbourhood retail in Toronto. Fast forward to today and neighbourhood retail is now largely legal. RSVP below👇

More Neighbours Toronto@moreneighboursto· May 27

After the request to pause parking requirement minimums in Scarborough passed at last week's City Council meeting, it was only a matter of time before other Community Councils got in on the action. <Looks at calendar> The matter of time was 6 days. secure.toronto.ca/council/agen...

Screen short of part of an item from Etobicoke York Community Council: EY32.23 - Review of Parking and Transit Related Requests for Etobicoke York District

Consideration Type:
ACTION

Ward:
2 - Etobicoke Centre

Origin
(May 26, 2026) Letter from Councillor Stephen Holyday
Recommendations

Councillor Stephen Holyday recommends that the Etobicoke York Community Council:

1. City Council request the Chief Planner and Executive Director, City Planning, to review the removal of minimum parking requirements as it applies to Etobicoke York District and to report back on the feasibility of pausing the elimination of minimum parking requirements for new developments in Etobicoke York District until enhanced and reliable transit infrastructure is in place.

More Neighbours Toronto@moreneighboursto· May 18

We're excited for the next Making Room event. In 1973, Mitchell Cohen led tenant marches in Montreal. Since then, he's built nearly 40,000 homes across the GTA and led Regent Park's revitalization. On June 23rd, he tells the story himself in stories and song, with a full band.

Poster for Making Room: Songs and Stories of Hope, Vol. 6 — a musical performance by More Neighbours Toronto featuring Mitchell Cohen, CEO of The Daniels Corporation. June 23rd at 7:00 pm, The Citadel: Ross Centre for Dance, 304 Parliament Street.

More Neighbours Toronto@moreneighboursto· May 11

How do you build more family-friendly multi-unit housing in Toronto when the condo market is in a rough patch and near-term supply pressures keep mounting? MAKING ROOM Vol. 5: Family-Friendly Multi-Unit Housing, A Path Forward May 19th @ 5:00pm Hosted with BDP Quadrangle RSVP below

Event poster on a muted teal background. Headline reads "Making Room: Family-Friendly Multi-Unit Housing — A Path Forward," labeled "A Speaker Series, Vol. 5." Four black-and-white speaker headshots are arranged as polaroids with colored tape: Ossie Airewele (Senior Associate, BDP Quadrangle), Jenny McMinn (Partner, Communications & Impact, Windmill Development Group), Andrew Pariser (Vice-President, RESCON), and Gregg Lintern (Former Chief Planner, City of Toronto). Event details: May 19th at 5:00 pm, BDP Quadrangle, 8 Spadina Ave. Suite 2100. Hosted by More Neighbours Toronto and BDP Quadrangle (Built Original).

More Neighbours Toronto@moreneighboursto· May 8

Great to be participating as a host organization for @civicaction.bsky.social's Youth CivicCorps program! Looking forward to our team working on MNTO's Single Stair campaign and our monthly speaker series!

More Neighbours Toronto@moreneighboursto· May 5

Now, this would be by no means the milestone that allowing Single Stair Egress in the Ontario Building Code would. But, it's reflective of the growing number of jurisdictions in North America that are seriously considering changes to allow them in some fashion (including Vancouver just last Dec.)

Illustrative graphic of Permitted maximum building heights for Single Stair Egress (2024).

Some example heights for different jurisdictions:

1 storey - Uganda
2 storeys - Canada
3 storeys - Ireland, South Africa
6 storeys - proposed (now implemented) for BC, Seattle, NY, Iran, HK, Scotland, Mexico City
8 storeys - Belgium, Poland, Norway, Australia, NZ

More Neighbours Toronto@moreneighboursto· May 5

An intriguing little tidbit from the "Mid-Rise Housing Implementation Initiative - Proposals Report" coming before Toronto's Planning & Housing Committee as item PH30.8 this Thursday. www.toronto.ca/legdocs/mmis...

Screenshot of an excerpt from the Mid-Rise Housing Implementation Initiative - Proposals Report:

Process for Single Exit Alternative Solutions

Toronto Building is working, in consultation with Toronto Fire Services, to streamline and accelerate business processes to support applicants proposing alternative solutions for the use of single egress (single stair) in buildings up to six storeys which demonstrate compliance with the Ontario Building Code. This work is running parallel to the national and provincial code development process and builds on the existing Ontario Building Code Feasibility Study completed in 2024. This work will be led by Toronto Building.

More Neighbours Toronto@moreneighboursto· May 3

The walk finished off with a nice mix of laneway structures on Croft St. Thanks to everyone leading walks this weekend and showing off Toronto.

More Neighbours Toronto@moreneighboursto· May 3

The former family home of the Westons, converted to multi-family homes, as evidenced by the many gas meters.

More Neighbours Toronto@moreneighboursto· May 3

A low-rise apartment from 1911, built just under the wire, before Toronto banned apartments in 1912.

More Neighbours Toronto@moreneighboursto· May 3

A low-rise apartment + garden suite proposal was opposed by the neighbours and continues to sit vacant, likely awaiting some sort of progress on the Major Transit Station Area implementation.

More Neighbours Toronto@moreneighboursto· May 3

Checking in on the progress at Mirvish Village, for a contrast. The street just re-opened to pedestrians. Imminent: the new Badiali's location.

More Neighbours Toronto@moreneighboursto· May 3

Who has been out Jane's walking? At the (not-so) missing middle near Mirvish Village, we saw laneway suites, apartments and 'plexes, new and old. Did you know, if every residential block in Toronto had two more multiplex + garden suites like this, we could house another half a million people?

More Neighbours Toronto@moreneighboursto· Apr 29

If there are so many challenges to living in a neighbourhood - no sidewalks, poor snow clearing, no amenities within walking distance - perhaps it's worth having a discussion about whether the character should be "very stable"??? www.toronto.ca/legdocs/mmis...

The above development application is in a very stable neighbourhood bounded by Don Mills
Road/the Don River along the west, the DVP on the east, York Millson the north and Lawrence
Avenue East on the south. It consists of original single storey bungalows,with renovations
and numbertwo to twoand half storey new rebuilds. New developments have respectfully
preserved the general character of the neighbourhood, withthe front yard setbacks and
mature tree canopy. It followed the original idea of Don MillsGarden City planning with lotsof
crescents, dead end, windingstreets,and lot of green space. Consequently, there are many
streets which do not have sidewalks and, therefore,during winter monthsare struggling with
tertiary priority for street snow clearing. The access to public transport is limited (an
infrequent schedule), aJK-Grade 5 public school is 10minutes fromthis location (much
longer from other locations), and there are no accessibleamenities (corner store, café,
services) within 15minutes walking distance but ample access to parks and green spaces.

More Neighbours Toronto@moreneighboursto· Apr 29

Also on the agenda, a 7-storey midrise at 179 Finch Ave E in a Neighbourhoods area that is now also a Major Street (and, technically, an Avenue). www.toronto.ca/legdocs/mmis...

More Neighbours Toronto@moreneighboursto· Apr 29

It's North York Community Council day. We've written in on the townhomes we discussed here. So have Don Mills Residents Inc., who describe the area as a "very stable neighbourhood." It's the extra adverbs that really solidify the exclusion. www.toronto.ca/legdocs/mmis...

More Neighbours Toronto@moreneighboursto· Apr 27

Failing that, it would be good to add a requirement for more regular updates and to limit the geographic overlap of the plan areas. These changes would make land use planning easier to understand for everyone.