To be clear, this piece is good and fair. But certain pols and civic officials have been spinning this issue for a long time now. Almost all housing here is “market.” All housing, including social housing, demands zoning reform. The city hasn’t done that reform. It has an open runway to do more.

This is the whole ballgame. The city won’t do it. The province was going to force them to do it but backed down.

Former chief planner Gregg Lintern is still litigating the city’s anti-growth positions. The city now can’t easily get away with “protect(ing) the character of surrounding neighborhoods.” Nor should they. That particular document was also rewritten on the fly on the floor of council.

More housing and more density are the same thing. The story of planning in Toronto 2004- is that provincial policy wants more intensification and the city has obstructed it.

The problem is ultimately political. Nobody likes having their kid be redistricted. The pattern of growth is, of course, also political, concentrating all new arrivals into a few areas.

Spotted: Chris Alexander in a flannel shirt rolling office chairs down Yonge Street

To clarify: that 540,789 number is for population loss across the entire "census metropolitan area." It's almost all in Toronto, but there are pockets outside. Interestingly, there is population decline across many postwar neighbourhoods as well. This is not only a phenomenon of old places.

Why are there new condos only on that street? Why are they mostly 1-bedrooms? These are complex policy questions worth asking.

Etobicoke is Toronto. Otherwise you're correct - it is the CMA, the story makes that clear, and my post was not clearly worded.

Which is why, in my personal view, it is time to introduce major physical and fiscal change that makes apartment living easier and more attractive.

Alberta's government showing the deepest contempt for the future, alongside the richest hypocrisy imaginable

70% of the census dissemination areas - basically, blocks - that were built up in 1971. As you will know, that is predominantly old CoT.

Yes, that’s exactly right

For that, you need to go sit in the little park around the back of this building, surrounded by a poorly maintained pollinator garden

So much housing politics is focussed on “impact” and perceived gaps in infrastructure, which are generally determined by vibes. There is no clear conversation about a city needs or what it wants.

Recently outgoing Toronto councillor Gord Perks expressed concern about new development: we need to make sure the sidewalks are wide enough. Meanwhile, Toronto’s urban design department has filled half a new sidewalk with plantings.

That's why the province has to make this change, and the feds need to force their hand with fiscal policy. With intention.