(he/him) 📊 by trade, 🚴‍♂️ by tweet | housing advocacy @growtogetheryeg | @jacobdawang.com on the other site

Edmonton, Alberta
NEW BLOG POST While cities across North America struggle with housing shortages, Edmonton is proving that zoning reform works. In 2025, for the first time in history, the number of homes permitted in 5-8 unit rowhomes surpassed detached homes. 🧵 #yeg #yegcc #yimby
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People who own million-dollar homes with the mortgage paid off are millionaires, actually. It's no different from owning a million dollars in stocks, yet we provide so many tax breaks for homeownership.
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Repeat after me: millionaire seniors with huge homes can afford to pay a land value tax.
The City of Toronto has a property tax relief program for households with less than $55k in total household income and properties assessed (in 2016) at <$975k. As of 2022, The Star reported less than 400 households qualified. Low income, high wealth seniors are a small group.
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Here's @AndreaHorwath calling new condo developments "monstrosities" today, straight out of the NIMBY vocabulary. I'm begging you @OntarioNDP, I want to like you, but calling the last attainable homes for the middle class of my generation "monstrosities" is not helping
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Congestion on Front is out of control. Look at how many people walking are jam packed onto the sidewalk - with 5 car lanes for a single truck. Where’s the common sense? If elected mayor, I will end the car experiment on Front and return it to use for pedestrians and cyclists.
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The iON in Waterloo almost never stops for red lights and when it does, it's only for a few seconds. There is no reason we can't have this in Toronto for St. Clair, Spadina, Harbourfront, and yes, even the upcoming Eglinton crosstown.
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Replying to @generationloss
I skipped lunch and got super hungry for dinner. I ate a single apple and was still hungry. Can't believe people conclude that eating MORE would solve my hunger.
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Edmonton has just overhauled its zoning, effective January 1, 2024. It is incremental change, but could easily be country-leading: - Up to 8 units per lot and 10.5m in the base zone. - No hard unit cap and 12m in the small scale flex zone. - Vastly simplified other regulations.
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Mayor whose town is 90% zoned for one type of housing only (guess what kind) comes out against one-size-fits-all solutions.
Constructing four-story towers in residential neighborhoods shouldn't be mandated province-wide. If Mississauga or Toronto require such development, they can proceed, but imposing large urban “one size fits all” policies on small urban neighborhoods is unwarranted.
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Imagine writing an article about high-density transit-oriented communities, but not getting the viewpoint of anyone that currently lives in one.
They're called 'transit-oriented communities.' But to some GTA residents, they're a 'condo wasteland' ift.tt/34Xe0FS
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To put in context just how big the BC policy is for #topoli housing folks, here is a 800m radius around Long Branch GO. Everything would be upzoned for at least 8 storeys and even higher closer to the station.
Congrats to all BC YIMBYs! Humongous win.
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Replying to @MikePMoffatt
If you want preferential treatment for people just because they got there first then I guess fine, just say that out loud. That argument is a path towards incredibly harmful (at least IMO) policies like Prop 13 or Halifax's capped assessment.
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Angular planes kill affordable housing, yet they are mandated by @CityPlanTO. This report is amazing for visualizing and quantifying how the City's Official Plan, zoning and design guidelines all come together to make affordable housing nonviable.
...detailed "AFFORDABLE RENTAL HOUSING CONCEPT - Technical Final Report" by the Fall 2021 @RYSURP Studio students is available as a PUBLIC document below. 🔢Shows real-world #AffordableHousing build-math & @CityPlanTO policy challenges in #TOPoli. PDFs - drive.google.com/drive/folde…
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I love how she just took a video at a red light and called it congestion. By the end of her video, you can see that the light has turned green and traffic is moving as fine as could be expected in downtown Toronto.
It will be up to the residents to decide on who best represents the vision of the Mississauga they want. I will not be silenced in my opposition to remove two lanes from Bloor Street and create more gridlock in #Mississauga
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I support car lanes, but only where it makes sense. For too long city hall has been captured by the car lane activists.
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Replying to @MikePMoffatt
Usually that's why you advocate for something. If there was a political will to do something, you wouldn't need to advocate for your desired policy. Maybe it's just me but I think Floyd doesn't deserve condescension for taking on a hard task.
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Watching this segment wanted to make me tear my eyes out. I am more and more convinced that most mayors and councillors: 1. Have not actually read #Bill23. 2. Are either deliberately spreading misinformation or do not understand housing economics. Let's bust some myths. 🧵
To spur housing development, the Ontario government's Bill 23 housing bill reduces development charges to incentivize building starts. But tonight mayors @_JohnTaylor and @DorothyMcCabe tell @spaikin why they don't think that will work. At 8/11pm | Producer: @carastern #onpoli
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Absolutely we should have a parking lot tax. It's not quite a land value tax, but it's similar enough to stwty. The city also needs to examine the public Green P program that provides below market rate parking, even right next to subway stations. cbc.ca/news/canada/toronto/t…
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Turns out privatizing the delivery of subsidized housing through Inclusionary Zoning doesn't actually work. Montreal's IZ has built a total of 0 affordable units. It's just another tax on renters and new homeowners that drives up the cost of housing. cbc.ca/news/canada/montreal/…
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That's right @SeanFraserMP. The Housing Accelerator Fund has done more for housing in two months than all provinces combined have done over the past decade. It's time to keep your foot on the accelerator and double down on money for systemic reform. cbc.ca/news/politics/premier…
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Replying to @TMrakas
This is just an unacceptable statement in a housing crisis and one made in bad faith. I heard you say you wanted less homes and more parking for a *townhouse* development. There seems to be no level of density beyond single family homes that you consider "appropriate".
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Blaming rising prices on "greed" is simplistic. Landlords and Loblaws were both just as greedy 10 or 20 or 30 years ago as today. What's changed is that they have more room to act on that greed.
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SmartResign. ResignNowTO. Resign pilot project.
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Petition to have the BC NDP take over the federal NDP.
Public land should be used to build homes you can afford. Not make rich developers richer. Justin Trudeau doesn't get it. He's out of touch with struggles he's never had to experience. We need to build affordable homes on public lands - not luxury condos.
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Bad housing policy has ruined flying into Toronto. Everything outside of the green circle is a policy failure. We should replace "welcome to Toronto" signs at the airport with "welcome to Toronto, keep out of our 'stable neighbourhoods'"
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We need to talk about congestion. Yes, that's right, bike congestion on the Martin Goodman Trail. With people walking, jogging, scooting, roller blading and young children, all moving at different speeds, it can be dangerous. #bikeTO
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The new Ontario Housing Minister's priorities from his press conference today: 1. Review entire greenbelt 2. "Use it or lose it" policy for developers. 3. "Speculation penalties" 4. "Increase in non resident speculation tax" 5. "Put developers on notice" We're doomed.
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Real short sighted. Just delete stops. cbc.ca/news/canada/montreal/…
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The police is actually the reason I don't bike in High Park. I don't want to be harassed and given a ticket for going 25km/h, then turn around and watch 10 cars roll a stop sign and run a red light with no consequence.
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The CMHC says that rental vacancy is lower than it's ever been: less than 2% based on hard data. But they're wrong because I see towers with lights off at night.
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Toronto city council when they legalize multiplexes: we'll need 4 years, 5 interim reports, 2 surveys and 15 community consultation meetings. Toronto city council when they ban garden suites to pander to NIMBYs: gimme a couple months and we'll ban those mf'ing apartments.
Missed part of the question, something if we are doing this as a personal grievance, but again staff says "A study has not been conducted, staff is doing this at the direction of council"
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It's telling that when someone says "Big 5" you don't know whether they're talking about groceries, banks or telcos
Ottawa searches for a foreign competitor to Canada’s Big 5. Indeed in talk with grocery executives around the world in hopes of attracting a foreign competitor to expand into Canada and challenge the big five. thestar.com/business/federal…
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Here's a rough sketch of the surface transit lots that UW owns, right along the iON LRT. It's a pretty basic idea to use these for student residences.
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The idling trucks in Ottawa and now in Toronto just reinforces my conviction that tripling the carbon tax overnight solves all our woes
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The Greens, NDP, and Liberals are all in favour of legalizing four units and four storeys and midrise along main streets everywhere. The PCs punted the bill to committee and won't say anything about it. This bill is straight from the PC's own Housing Affordability Task Force btw
Ford government snubs Green bill that would legalize fourplexes provincewide dlvr.it/T3Nr91
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Four storey box, no setback, no angular plane, no transition to lower rise.
This is how you build a new corner apartment building well. Cities around the world could learn a lot from DC!
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The slow zone proliferation is so embarassing for the TTC.
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Holy fuck what a smackdown.
We are making real and meaningful investments in Alberta to get communities to cut red tape and build more homes. But we can go even further if we work together.
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Replying to @ellekarmawrites
Maintenance costs are capitalized into sticker price so the $1M value takes that into account.
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What's so threatening about fourplexes that neighbourhoods need to be "safeguarded" from?
Statement regarding the City of Windsor's Housing Accelerator Fund Submission to the Federal Government.
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A four unit home, how horrible. This makes sense everywhere. You're just a NIMBY, @PaulCalandra.
NEW: Ontario Housing Minister ⁦@PaulCalandra⁩’s spox on today’s housing announcement says Ont. open to collaborating with feds, “However, we know that local municipalities know their communities best and don't believe in forcing them to build where it doesn’t make sense.”
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So I can only surmise that the NDPs plan is to build affordable only. At a generous real-world construction cost of 500k, with the CMHC estimation of 5.8M homes over 10 years, I'm looking forward to his plan to raise and spend $2.9 Trillion on his housing plan.
Who's messed up on housing more? Justin Trudeau or Pierre Poilievre? Both lost hundreds of thousands of affordable homes that went to developers. Both have deep ties to rich real estate investors. Neither can be trusted to fix this mess they've created.
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The lesson for Ontario provincial parties in 2023: NIMBYism no longer pays off. It's time to get with the times. Big win for the most YIMBY party in the legislature.
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If drivers want car lanes, they need to stop acting so entitled and start following the law.
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The JT attack whatever but the Eby attack has no founding in fact whatsoever. Eby has done more than any politician in Canada to legalize and build housing.
The two men who have doubled housing costs and made Vancouver the world’s 3rd most overpriced city are “working together in collaboration” to inflate costs further. My common sense plan cuts the bureaucracy to build the homes. Sign if you agree the rent is too high: conservative.ca/cpc/build-ho…
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I don't think I've seen @VIA_Rail's The Canadian pass through Liberty Village before.
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Love love love this.
For decades, cities only built tall or built sprawl. We’re changing that — by legalizing four units as-of-right.
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Once again, if the provinces want unconditional money, they should just raise their own taxes. Instead they want all of the money but no taxes.
Premiers warn against Ottawa encroaching on provincial jurisdiction and attaching strings to funding, but PM Trudeau is unapologetic: “I’d always rather work with provinces. But if we have to, I will go around them and be there for Canadians.” theglobeandmail.com/canada/a…
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Congrats to all BC YIMBYs! Humongous win.
While we are investing billions in transit infrastructure across B.C., outdated rules are slowing down the delivery of homes next to SkyTrain stations and major bus exchanges. Homes near transit and services that people rely on. Today, I introduced a Bill to fix this. 🧵 [1/4]
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When I moved to Edmonton, I was pleasantly surprised by how little speeding there was due to the proliferation of photo radar. As someone who doesn't like to speed while driving, it makes driving so much easier. Don't have to worry as much about jackasses weaving doing 150.
#BREAKING: Alberta banning most photo radar spots, according to a leaked City of Edmonton memo. - banned on highways (Henday, Yellowhead, Whitemud) - no more speed intersection cameras - photo in playground, school, construction zones only Background: edmonton.citynews.ca/2024/06…
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Toronto sidewalk, or the dead sea?
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This interview features the biggest hits of Toronto left NIMBYism : - Honest Ed's is now condos - Investors - Airbnbs - Affordable detached homes becoming luxury high rises - We only need true affordable housing - Liberty village sucks - Paris doesn't have high rises
"Who is this city for?": Meet the performance artist calling out bad drivers and condo developers I really can’t stand Left NIMBYs torontolife.com/city/crosswa…
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Regular reminder that @fordnation is God-Emperor of all municipalities in Ontario. When he blames municipalities who don't want to build, he's ultimately blaming himself.
Premier Doug Ford is asked about slumping housing starts in Ontario. Ford blames interest rates for sluggish home development. The premier counts cranes and suggests that’s a measure of success. Ford then blames municipalities who “don’t want to build.” #onpoli
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Actually, yes we can. Property tax is one of the best taxes. There's nothing wrong with raising them to pay for everything you want to pay for on the municipal level.
“We can’t continue to run modern cities on the property-tax base, and fund all of the things that we’re asked to fund through the property-tax base.” theglobeandmail.com/canada/a…
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Alberta is proposing a law that would allow it to veto any deal struck between municipalities and the federal government. #ableg READ MORE: trib.al/emSCPjI trib.al/emSCPjI
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Incredible stuff from Toronto's transportation department courtesy of @GraphicMatt. If it "doesn't matter how much you charge" and a congestion charge would not reduce driving, then you've unlocked a source of unlimited revenue. Charge $1M per entry and solve the city's budget.
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In Toronto, even though some high-growth areas need more schools, the @tdsb overall has excess capacity. I created an interactive map of TDSB surplus seats on top of census population change and zoning to visualize where its excess capacity can be found jdawang.github.io/tdsb/
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I'm begging environmentalists to stop amplifying a certain mayor of Aurora, who despite saying he's against developing the Greenbelt, has blocked density, even gentle density, at every opportunity and has kept single family sprawl as the default pattern of growth.
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Anyone pro-housing who wants to run in Ward 16, Don Valley East? This is your moment.
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Amazing what you can do in such a short time as a provincial minister of housing when you are actually trying.
We need innovative solutions and new tools to tackle this housing crisis. 🏡 That’s why today we announced B.C. is creating new pre-approved residential designs for triplexes, fourplexes and laneway homes. 🧵 [1/3]
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It's not the condos that are mostly empty. It's the extra bedrooms in Toronto's house neighbourhoods.
Do the people of Toronto know that they could literally just occupy these new condo towers that are mostly empty and demand that the province expropriate them? This is a possible thing that can be, and has been done.
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I am calling on @PaulCalandra to fire @drewdilkens from his role as Chair of Ontario's Housing Supply Action Plan Implementation Team. In the past week, Dilkens has doubled down on anti-supply rhetoric and policy. "Fourplexes where it makes sense" (i.e., not in my backyard).
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Want to know what BC's new transit-oriented development policy would look like in Toronto? I made an interactive map and let's just say the upzoning would be beautiful. Check it out while you wait for the province to drop the MTSAs. jacobdawang.com/blog/2023/bc…
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The "luxury condo" trope is so harmful to advancing good housing policy, it almost does not matter what else he says in his message, even if it were to be good.
Justin Trudeau says one thing but does the other. I visited Edmonton Griesbach, where Justin Trudeau promised to build more affordable homes. Instead, he's building luxury condos you can’t afford. With his plan — developers get rich, you get gouged.
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At this point there is ample data showing both: - Building more homes lowers rents; and - Broad upzoning causes more homes to be built. Anyone who says otherwise is simply incorrect.
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Replying to @FlavioVolpe1
Exactly. We should adopt Japan's street design like turning every side street into a one way one lane street with zero street parking and tolling every expressway.
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If eating satisfies hunger, then the peanut I ate for lunch should have filled my stomach. Then why am I still hungry?
Replying to @floydmarinescu
Moderator @pmcondon2 reiterated a perplexing question: If building new supply produces affordability, then Vancouver should have become the most affordable. But that did not happen. Why?
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I'm at Port Credit, the crossroads of the future billion-dollar Hurontario LRT and @GOtransitLW 15 minute or better regional rail. But, @citymississauga council thinks a 40 storey tower is "highly inappropriate" to build here, right next to the station.
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Seriously the strawmanning these days is too real
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Replying to @EmilyFarina5
We have to start talking about why homeownership is so tax advantaged. If my parents put in a lifetime of hard work to save up $1M in stocks and choose to rent instead of buying, why do they have to pay taxes on dividends and capital gains tax on sales?
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Progressives in Toronto take anti-housing and NIMBY stances all the time, just wrapped in progressive language. "Progressives need to rethink their views on housing or they risk losing the support of generations of young Canadians." says @shawnmicallef thestar.com/opinion/contribu…
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This is so tiring. In Toronto, rent is up 20% from last year. DCs, which are a cause of rent increases, are up 2,000% since 2009. But yes, I should shed tears because councils will have to raise property taxes a whole 6%, which, by the way, is BELOW INFLATION!
New cuts to the fees that local councils can levy against home builders could have a major impact on property taxes in parts of the GTA, a new survey by CBC News has found. bit.ly/3jZEGgM
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I'm sorry folks, but I can't stop thinking: land value tax solves this. Imagine if some government somewhere would actually tax unproductive land rents instead of investment.
I know this is an unpopular take but increasing the capital gains inclusion rate from 50% to 66% will hurt investment in housing at a time when we need it the most. Individual ‘mom & pop’ investors fuel pre-sales that help finance new condo projects. Additionally, with 3-4 units being legalized on all lots, we need individual ‘mom & pop’ investors to get those projects going! Full tax measures: budget.canada.ca/2024/report…
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This is fair, but how has Toronto responded to being "left on their own"? - Failure to legalize rooming houses - Continued prioritization of aesthetics over housing - The mere EXISTENCE of single family zoning There are villains all around and the City of Toronto is one of them
Doug Ford’s Housing “Affordability” Task Force barely mentions affordable housing and ignores land speculators. Given his shameful record on affordable housing investment in Ontario, cities have been abandoned to address the housing crisis on their own.
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I saw lots of small apartment buildings while canvassing for @BradMBradford with @moreneighbours. They easily fit and integrate into the neighbourhood and provide much needed housing options. We've got to legalize them city wide.
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Lol when Edmonton beats every US city except New York. Incredible how bad US transit is.
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The guy who we quote tweeted is a radiologist. No, radiologists don't need to haul x-ray machines around.
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Replying to @SwanBoatSteve
The thousands of people who will live in the "massive construction" and have great access to rapid transit.
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This is incredible. @AnnexResidents's newsletter: - Construction is out of control - There's a need for some development - @shawnmicallef's article "Stop fighting every attempt to add more neighbours to your neighbourhood" is urgent reading - "At least not here in the Annex"
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Crush load on the 504 King this morning with people being left behind as far west as Strachan. Yet some former mayors, councillors and MPs will say that we don't need the Ontario line west and the streetcar is just fine.
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Replying to @michaelgeller
You say they aren't NIMBYs yet your example is that they're saying... not in my backyard to apartment buildings?
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As everyone predicted, this is what happens when you take the useless approach of asking municipalities to please build more homes. They won't do it. A real provincial housing pledge would have periodic check-ins with real consequences attached for not meeting goals.
#HamOnt Planning Committee rejected @SteveClarkPC's request to "pledge" 47,000 new housing units by 2031 as Hamilton's part of the @OntarioPCParty's promise to build 1.5M houses in 10 years. Committee saw this "pledge" as a meaningless political farce and wanted no part of it.
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In response to @SeanFraserMP chastising Mississauga, it looks like the planning committee voted to: - Triple the setback on some garden suites. - Send lowering parking minimums near transit for further study. Unserious city.
I REALLY hope nobody is watching the Mississauga PDC tonight. If you are, bear witness to the regressive politics of Councillors Dasko, Mahoney, Butt, Kovac and McFadden. A circus going in circles. They refuse even the most modest density changes + market-mechanisms for parking.
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So it's official! I'm moving to Edmonton in a month. I have spent a total of 5 days there and know 0 people there so it's a huge adventure for me. If anyone from #yeg happens to come across this, would love to make new friends, learn more about the urbanist stuff going on...
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"What more could we do?", council said, while 66% of residential land in Toronto is reserved for luxury single family homes only.
Toronto council debating a response to the housing bill. Shelley Carroll: “What have we (in Toronto) done wrong? We have bravely grown our housing supply in a fully built-out city as fast as we could.” People actually believe this.
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Lmao wtf @PaulCalandra. You could have legalized 4 units and 4 storeys across the province in Bill 23 and 6-11 storeys along transit as recommended by your task force, but you chose not to. You are just marginally less NIMBY than Mississauga at this point.
While a bunch of Canadian cities are moving to do away with exclusionary zoning some are digging in their heels, even in the face of promised funding from the feds if they allow four-plexes in residential areas. My latest, with an assist by @jeffreybgray theglobeandmail.com/canada/a…
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Chow should 100% upzone transit stations herself. But, based on actions and documents I have seen so far from her administration after a year in power, I wouldn't expect her to go any further or faster than John Tory on density. In fact, expect "like John Tory, but slower".
So, premier doesn't want to tell cities what do with housing. Then @MayorOliviaChow do it yourself (you have strong mayor powers and a lot of pro-housing colleagues on council). Upzone density around every subway, LRT, and GO station existing or under construction in Toronto. 1/2
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Some promoters of midrise almost always operate in the context of lowering height where there could be highrise, not raising height in the interior of low-rise house neighbourhoods. It's mostly "this 30 storey building should be 10", not "this 4 storey building should be 10".
Replying to @alexbozikovic
It has lots of density. Not as much height as you advocate but we will continue to disagree about the importance of mid-rise density on streetcar and LRT lines. Not every new building has to be 20 - 50 stories to be dense and appropriate development.
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Why won't you implement the Housing Affordability Task Force Recommendations?
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Why does via rail continue to make boarding as close to an airport experience as possible? Just check tickets on board! Or even Japanese style with ticket gates too would be better!
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Reminder that the only reason the feds need to bribe municipalities with the HAF to enact zoning reform is because the provinces refuse to force municipalities to enact zoning reform for free. Especially hypocritical hearing @fordnation call for this.
One of the more interesting things to come out of Council of Federation meeting with premiers today is call on Ottawa to stop signing one-off housing funding deals with munis (ex: housing accelerator fund) and put money through provinces first. Provinces considering legislation.
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Replying to @fordnation
Implement the housing affordability task force recommendations.
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BC is setting provincial standards around stuff like setbacks, height, parking and lot coverage. This is exactly what Ontario's housing affordability task force and @MoreNeighbours recommended, except BC is actually doing it.
Replying to @jacoobaloo
This seems to be good. Paying attention to poison pills, but as always the details of the provincial expectations will matter.
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Replying to @StrongTowns
This is not why housing prices are so high.
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Replying to @SeanFraserMP
Man this is great but please make the contribution agreements and approved applications public. Let us hold cities accountable to what they've agreed to. I shouldn't have to FOI/ATIP it.
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Rosedale, Sherbourne and Castle Frank stations. Much of rosedale would be upzoned for 8-12 storeys as of right.
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Replying to @HonAhmedHussen
No, Pierre is actually right on this. It is munis fault for empowering nimbys and saying no to housing. When was the last time you went to a public consultation? Also if we shouldn't blame municipalities and you won't blame the provinces either , I guess that leaves the feds 🤷‍♂️
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Based on my understanding of the methodology, the FCM pretended as if all existing infra is at 100% capacity and every road, water treatment plant, bridge would need to be built completely from scratch for new homes. This is an inflated number if so. fcm.ca/en/news-media/news-re…
NEW | As Canada grows, acute national challenges like housing affordability and infrastructure renewal are more pressing than ever. CMHC estimates the need for 5.8 million new housing units by 2030. Our new research estimates the cost of municipal infrastructure required to support each new housing unit is around $107,000 per home. Municipalities cannot fund this alone. That’s why FCM is calling for a national discussion on a new Municipal Growth Framework that better links municipal funding with economic and population growth. Read more: fcm.ca/en/news-media/news-re… #CDNmuni #CdnPoli
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