Question 1: What are the…

Question 1:
What are the biggest barriers and delays to diversifying the types of housing built in existing neighbourhoods?

Currently there are no barriers in many parts of existing neighbourhoods that have RM zones beyond the desire for investors and developers to maximize their profit by flipping properties. There are also no barriers to building on main streets in neighbourhoods where zoning already permits it. There are no delays if investors and developers would build to what is permitted already.

Question 2:

What further changes to the planning and development process would you suggest to make it easier to support gentle density and build missing middle housing and multigenerational housing, in Ontario?

A one-size fits all approach will never be successful. It needs to be done at the local level using a common process that starts with 1) Analysis of the local community that looks at the local barriers, needs and opportunities for growth the 2) Set goals/growth targets with associated timeframes and then 3) Engage the community and property owners on developing a growth strategy and provide incentives, such as additional schools (or keeping schools that are at risk of being lost due to declining registration), community centres, parks, greenspace, etc . The Community and current residents need to see an enhancement to their communities - not only serious negative effects which is the case now, and then 4) Monitor and assess progress on a regular basis (at least yearly to start) and be prepared to adjust if it is not working.

Question 3:

Are you aware of innovative approaches to land use planning and community building from other jurisdictions that would help increase the supply of missing middle and multigenerational housing?

Yes. Permitting secondary suites is one way that works very well to provide affordable housing and also multigenerational housing. And small garden suites and laneway suites that are built on the foot print of existing garages; are one storey with no basements and that do not remove existing greenspace and trees and invade the privacy of neighbours. These should only be permitted for permanent housing and not AirBnB-like short term rentals so they add to the housing stock.

Question 4:

Are there any other changes that would help support opportunities for missing middle and multigenerational housing?

We have vast swaths of RM zones that create no barrier whatsoever for "Missing MIddle" housing and developers are not building it. Toronto has removed the requirements for parking and the developers are still insisting on building massive prominent garages. The Provinces needs to give municipalities the ability to refuse permits for oversized single, detached homes with large garages and encourage the developers to build more compactly and efficiently on the footprints of the existing houses to preserve greenspace and trees.

Missing Middle housing cannot remove existing affordable housing that is still in good shape. This needs to be protected. Along with mature healthy trees and growing space for younger trees.

Taking away trees, green space and sky views cannot be replaced by brick walls and overlooking balconies. So where it goes is critical as well.

Finally, building permits should not be able to be traded like a commodity. Those who are pursuing building permits should be the ones to have to build and not just use them to drive up the cost of the land. If Building permits were not transferable it would go a long way to reducing the flipping and escalating prices and delays to building we are seeing now.