Toronto has taken a significant step towards addressing its housing crisis with the recent approval of the Expanded Housing Options in Neighbourhoods (EHON) plan as of May 2024. This initiative aims to facilitate “gentle intensification” along major streets that have remained largely unchanged, but how effective will it be?

Understanding Gentle Intensification

The EHON plan introduces the concept of gentle intensification, which seeks to balance the development of townhouses and up to six-storey apartment buildings with the existing urban landscape. This approach is designed to increase housing density on major streets across Toronto, not just in the downtown core, while preserving neighbourhood character.

The Need for Mid-Rise Development

Toronto is unique among cities of similar size in that it lacks a significant number of mid-rise buildings. While cities like Chicago transition smoothly from high rises to mid-rises to low-rise housing, Toronto often sees high-density areas juxtaposed directly with low-density neighbourhoods. The EHON plan aims to bridge this gap by encouraging mid-rise development on more streets, thereby enhancing urban density without overwhelming local communities.

Potential Challenges

Despite its promising framework, the EHON plan faces several potential obstacles. Historically, Toronto’s development processes are encumbered by extensive regulations and prolonged approval times, often ranging from 12 to 18 months. This bureaucratic complexity may deter developers from pursuing these mid-rise projects. Additionally, the presence of active “Not In My Backyard” (NIMBY) groups may influence the imposition of further restrictive measures, complicating the implementation of EHON.

Learning from Other Cities

Comparative analysis with other cities, such as Washington, D.C., reveals alternative strategies that could enhance the effectiveness of EHON. Washington, D.C. has successfully employed tax incentives to encourage private sector development, a tactic that Toronto could potentially adopt to stimulate developer interest and investment.

Moving Forward

The effectiveness of the EHON plan in addressing Toronto’s housing shortage remains to be seen. While the theoretical framework is sound, practical implementation will require navigating existing regulatory landscapes and possibly introducing additional incentives to attract developers. Toronto’s housing future depends on how well these challenges are managed and whether the EHON plan can translate into tangible, impactful development.

So, let’s see how effective the EHON turns out to be.  My concern is that the new rules and encouragements will be laid out, but there may not be enough incentive to entice developers to come along. The concept is good, but it may need a little more something to put this plan into practice.