Where Are All The YIMBY’s In Toronto?
TorontoRealtyBlog
Let me set the scene for you, okay?
This story is about you.
Maybe not “you,” but a person like you, unless you read the following, and decide that you are somehow the exact opposite.
Let’s assume, just for argument’s sake, that there are no in-betweens here.
Just you, and not you.
You are 45-year-old, and you’ve been living in a midtown neighbourhood for the last seven years with your spouse and two kids.
When you bought your house, you were pushing 40, and had been saving for over a decade. You were fortunate enough to pay $1,100,000 for a house that’s probably worth $1,900,000 or more today, which is ironic, because while you might be able to afford to buy your own house, today, your stomach churns at the prospect of the larger mortgage.
You’re friends with all your neighbours, most of whom are other middle-aged couples with children, like yourselves, or younger versions of yourselves – like the version who bought here when they were 38-years-old, with a gleam in their eye.
Every so often, a truly “young” couple moves into the area – a couple of early 20-somethings who look like they’re going to skip the downtown-condo step, and they’re offset by the retired couple in their 70’s who have no interest in downsizing.
Overall, it’s a solid mix of people. The area is “safe;” whatever that means in 2018 anymore. You just feel at ease living here. Life is simple, except for when it’s not, and by that you would agree that while everybody who lives in this area works hard and stays very busy, the lifestyle provided once you’re at home, is laid-back, comfortable, and just really, really pleasant.
The house you purchased seven years ago was a relatively new home at the time. A builder had torn down a bungalow and constructed brand-new home on the lot four years previous, and the family who purchased from the builder, sold to you. There are still a lot of those original bungalows left in the area, but the supply is dwindling. Two doors down from you is another new house; this one brand-new. You watched it being built from start to finish. You took a look at the progress every morning when you pulled out of your driveway, and every night when you walked your dog.
The developer who built that house went to the Committee of Adjustment for a minor variance to build a slightly larger home, but nobody batted an eye. To be honest, nobody cares. Every builder in the area goes to Committee, and every house built in the area is larger than what the zoning allows for.
The street has a very homogenous look and feel to it.
Unlike other areas where the housing type, size, and style all differ, your street has a fantastic blend. It’s amazing, considering there are 100-year-old homes mixed with 2-year-old homes, but that’s just how nature has taken its course in the neighbourhood.
Your days fly by, without incident, on the regular.
A gust of wind blowing down a tree branch on the roof of somebody’s house is about as exciting as things get around here.
But there is one really, really big problem that has recently arisen; something that has all the neighbours talking.
The street that backs on to yours is home to several of those old bungalows that builders love to tear down, and when two of them were sold last month, side-by-side, you didn’t make much of it. You assumed, like everybody else, that another two custom-built, 4-bed, 4-bath homes would be constructed on site, and you’d watch the process unfold, just like you had many times previous over the last seven years.
Except that this particular builder isn’t planning on building two 4-bed, 4-bath homes.
He’s planning on building two 4-plexes.
The neighbourhood is aghast.
You saw the plans, and while the red-brick facade, black shutters, and cedar-shake roofs would look like other homes in the area, just the idea of eight familes or residents residing where two houses usually go, doesn’t sit well with you and your neighbours.
Each home would have not one, but two front doors. Weird.
The structures themselves wouldn’t be any larger than your typical new-build. Houses on these lots are generally 1,500 square feet per floor, over two above-grade levels, and a basement. The developer is looking to construct two 2-bed, 2-bath, 1,500 square foot apartments on the main and second levels, and two 750 square foot, 1-bed, 1-bath units in the lower levels.
Who rents a 750 square foot, 1-bed, 1-bath, anyways? What type of person?
I mean, you rented that when you were younger, but that was different, right?
This area is filled with single-family homes, mostly detached, mostly 4-bedrooms. The neighbourhood just doesn’t…………….need apartments. It doesn’t warrant them. They just don’t, well, for lack of a better term, fit.
The idea of having eight apartments is simply irrational, in your mind.
Actually, the idea of having one apartment doesn’t sit well with you either. You know some people on the street who had “in-law suites” in their basements, at one time for a nanny, who now have older kids that don’t need a nanny, and they’ve started renting the units out.
You know it’s illegal, as is just about every basement apartment in the City of Toronto, but you’re not going to do anything about it. You’re no narc. And you don’t really care enough to do anything about it, but it just doesn’t seem to “fit” with the vibe of the area. I mean, it’s one thing to have your grandmother, or nanny, live in the basement, but some random dude? Weird.
That random dude is one thing. But what about four random basement dudes? And then four other apartments, with all those bodies, coming and going? For some reason, it just doesn’t sit well with you. It doesn’t fit.
And the plans for these two houses, by the way, have a driveway going up the middle – in between the homes, so that the residents can park in the back. There goes a couple of beautiful backyards! Back up the ready-mix truck! What a shame. And here you thought the only 8-car parking-lot in the area was down by the mini-plaza.
Your dad was over for a barbecue on Sunday afternoon, full of wisdom as always.
He’s been retired for over a decade now, and it seems as though he spends his days solving all of the world’s problems, in theory, at least.
At the same time, he loves to provide people with unsolicited opinions, and the two cents that they didn’t pay for, telling people they “should” be concerned with, or telling them how they should be filling their days.
His newest issue this weekend seemed to be the city he’s called home for his 75+ years.
“Where do you think this is all going,” he said, as he motioned with both arms, either suggesting that “this” refers to life, the world, the city, or something else.
“Where are your kids going to live in ten years?” he asked.
The old man reads three newspapers a day. Guess what the hot topic always seems to be?
“Every day,” he said, “I read about the city, the real estate prices, the insanity,” he said. And he’s not alone. We can’t escape the real estate chatter. It’s a hot topic, and it’s not dying down any. In fact, it seems the “story” of real estate is only gaining momentum in this city.
“Do you have any plans for your kids?” he asked, as though with a 9-year-old and a 6-year-old, this was a really pressing matter.
“How are they going to afford to live here?” he asked.
“I wish they could afford to live in this area one day, but I just don’t see how,” he said.
Then he went inside to get more pretzels, not really offering a solution to the “issue” he brought up.
You’re not really thinking about where your kids are going to live in 10, 15, 20 years. Your son is six. He’s barely out of the womb.
If you did want to spend time dwelling on something, it would be that goddam apartment building that’s threatening the neighbours, albeit a weak threat, as is, because you know the neighbours will fight it until the bitter end.
So is this you?
Feel free to be honest here.
It’s either you, or not-you. I just don’t see any room for a third option.
There’s no right or wrong here, keep in mind.
I wrote that story above just for fun, and perhaps to stir the pot.
The person in the story, whether it’s you or not, is fully entitled to oppose the idea of a 4-unit dwelling being built on the site of a single-family detached home, that is surrounded by other single-family homes.
And yet the individual who doesn’t see him or herself in this story, and who would welcome the opportunity to change the city’s zoning by-laws, is entitled to his or her view as well.
Let me provide you with yet another hypothetical here, and I’d like you to weigh in on this one as much or more than whether you see yourself in the story above.
What would be worse, in your view, to replace the detached, bungalow, in the story above:
1) The aforementioned red-brick, 2-storey, detached, 4-unit dwelling.
2) A single-family home that is 4 1/2 storeys.
Now we’re cooking with gas, right?
On a street where every house is 2-storeys, and they all happen to be single-family homes as well, what would be worse – seeing a 4-plex built on site, which completely bucks the single-family trend, but which sort-of blends in with the streetscape, or a single-family dwelling which keeps the demographic intact, but dwarfs the other homes on the street, and sticks out like a sore thumb?
I ask this question because it really gets to the crux of the matter. Are people opposed to a 4-plex being built on the site of a bungalow because they don’t want something that doesn’t look the same as everything else, or because they don’t want apartments and renters?
NIMBYs and YIMBYs alike will fight to have their voices heard in this city, and both believe they come from a good place. Both are proud, and passionate, about what they believe in.
I don’t know that either group could be “wrong,” but I do believe that the most passionate folks in both groups do believe that the other group is wrong. Or maybe it’s not just the most passionate; maybe it’s all of them.
The term “housing crisis” gets thrown around quite a bit in Toronto, and while I don’t think we’re in true “crisis” mode, I do see the lack of affordability as a major issue for the city moving forward. I don’t believe it would be an issue, however, if the GTA has world-class infrastructure, as I have written many times before on this blog. But that’s a topic for another day. As things stand right now, with so many people living in the core, not wanting to, or being able to, move outside the core and switch jobs or commute, the price of real estate, and the low supply, is an issue.
So what if we could dramatically increase the supply?
What if pipe-dreams like laneway housing became a reality? What if, like in other world-class cities, you could divide your existing single-family home into 2-3 units, to add to the housing supply?
What if a builder actually could construct a 4-unit dwelling in between two single-family homes, with regularity?
What if the NIMBYs became YIMBYs?
Pipe dream. It can’t happen.
Sorry to be the naysayer here, especially at the end of a somewhat-positive spin, but I do believe that the NIMBYs will always outnumber the YIMBYs.
Last question here in what is slowly becoming a questionnaire with my readers: do we “need” a change to existing zoning by-laws to allow for more density in areas that don’t have it, or do we continue building CityPlace’s and subscribing to uber-density in some areas, and proverbial Pleasantville’s in others?
The post Where Are All The YIMBY’s In Toronto? appeared first on Toronto Realty Blog.
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