TRREB has submitted feedback to the City of Toronto recognizing the potential of the City’s Avenues Review initiative to revitalize key corridors and add up to 160,000 new housing units. Designated Avenues, characterized by a mix of residential, commercial, and institutional uses, should guide sustainable growth and enhance urban design.
Key Takeaways
- Sustainable Growth on Avenues: TRREB has proposed the review ensure that Avenues can accommodate future growth while supporting local businesses and improving the quality of life for residents. City staff have noted the importance of Avenues for higher levels of intensification and transit-supported growth.
- Streamlined Development Process: TRREB is supporting proposed changes that would replace lengthy studies and costly spot re-zonings with as-of-right zoning. This will allow for lot consolidation and reduce the need for re-zoning applications for midrise buildings. It would also expedite the development process and provide greater certainty.
Areas of Concern
TRREB has identified three critical areas in the city staff’s proposals that could hinder housing development:
- Discretionary Local Area Reviews: The lack of clarity on how these reviews will be initiated and conducted could create barriers to development. If these reviews become a default requirement, they may impede sustainable growth on Avenues.
- Avenues Typologies: The proposed typologies could complicate land use designations, requiring Official Plan amendments and adding complexity to the Avenues Policy. It’s essential that these typologies do not restrict the development of diverse mixed-use and residential projects.
- Financial Feasibility Study: The absence of a financial feasibility study for mid-rise building standards could undermine the initiative’s success. A feasibility study could help spotlight which build form requirements might be the most onerous, helping ensure that the Avenues policy is practical and viable while supporting the goal of creating new housing units.
To achieve the objectives of the Avenues Review, TRREB urges the city to revise building performance standards to promote larger units and a variety of affordable housing types. The policy should shift towards a more flexible, responsive approach that allows Avenues to adapt to community needs without additional review processes.
TRREB advocates for designating all Avenues as Mixed-Use Areas to enhance adaptability and foster growth in line with local demands.