First comment: The…

First comment:
The discussion re “the Missing Middle” gets at a very important aspect. Many in the development community argue that they can only make a development financially viable if they build beyond storey x (usually somewhere in the high teens or low twenties in medium sized and smaller cities). While this a dubious claim, the issue should be explored to fully understand how low-medium rise developments, which fit the form and character of many neighbourhoods much better than high density towers, can be incentivized / required.

Second comment:
Many local politicians and the development community are using low rental vacancy rates as a smokescreen/rationale to pressure for large-scale, high end development projects on sensitive lands (eg waterfronts, near wetlands, agriculture, etc). The demand in many communities is in fact not for these type developments but for affordable rentals and dwelling units in modest sized dwellings. Waterfront condos, large suburban homes, etc which local politicians and the development community support / advocate for do nothing to address the real demand for affordable housing. I urge the Province to be very cautious in developing housing policy and reforming regulations so that the benefits are felt by those that need affordable housing, rather than making more profit for developers and land speculators.