Mid-rise apartment buildings touted as an urban climate solution

As Ontario grapples with the twin problems of a housing shortage and escalating climate change, a new report calls for a transformative building shift to mid-rise, transit-oriented development. 

The Mid-Rise Manual, commissioned by Environmental Defence, said this type of housing is the best sustainable alternative to sprawling suburbs. Apartment buildings of five to 11 storeys can help address the urgent need for 1.5 million new homes by 2031, while protecting Ontario’s farmland, preserving greenspace and promoting greener, more affordable homes.

The manual suggests that mid-rise buildings are more cost-effective and faster to construct than high-rises, and can be built with low-carbon materials like mass timber, further advancing Ontario’s climate goals.

However, buildings of that height are hampered by current land use planning laws, building codes, tax rules and service charges, leading to an over-dependence on either high-rise or suburban single-family homes, Phil Pothen, land use program manager at Environmental Defence, told Canada’s National Observer. 

“There’s no hope of ending Ontario’s housing shortage, or even delivering the 1.5 million homes the Ford government has promised, without unlocking mid-rise development,” Pothen said. “Almost all of the changes we’ve identified as necessary are within the provincial government’s power to deliver.”

Earlier this year, the Ford government introduced legislation aimed at “building more homes faster.” The government committed to streamlining processes and supporting construction of 1.5 million homes by 2031. The changes are projected by government to reduce bureaucratic delays, improve service delivery, and save residents and businesses over 1.5 million hours and $1.2 billion annually. 

However, advocates warn this legislation threatens wilderness, wetlands and valuable farmland, arguing it will fuel urban sprawl that encroaches on Ontario’s natural and agricultural areas. They note that sprawl is currently driving the loss of over 319 acres of farmland daily, threatening food security and native species. 

The Environmental Defence manual estimates that by designating mid-rise-friendly zones along existing transit routes and major streets, Toronto alone could add 545,000 new homes, and make a significant dent in the province’s housing goals.

In British Columbia recently, new legislation has allowed six-storey, mid-rise buildings along major streets in established neighborhoods. The manual suggests Ontario could also create higher-density housing that supports walkability, public transit use and reduced car dependency. To encourage this development, the province should relax minimum parking requirements, simplify building codes and encourage sustainable building practices, such as light-frame wood construction. The approach would help reduce suburban sprawl and limit transportation emissions, all while preserving green spaces and ecosystems, says Environmental Defence.

“Current processes are time consuming, complicated and expensive,” the manual reads. “Looking at government fees and taxes per housing unit, it's more expensive to get approval for the labour-efficient, mid-rise housing on our existing major residential streets, than it is for single family homes, which are an inefficient use of our labour and land resources by comparison.”

Mike Williams, chief executive officer of the West End Home Builders’ Association, says the current pace of construction and regulatory environment make it "unlikely" that Ontario will achieve its goal of building 1.5 million homes by 2031. He said there is no "silver bullet" to solve the housing crisis. All levels of government and the private sector must work together to streamline the lengthy approvals process, reduce taxes on new housing, and support the infrastructure needed for housing development, he said.

On top of the recommendations by Environmental Defence, Williams advocates for the adoption by Ontario of single-stair buildings in the building code — as allowed in B.C. This building approach creates more interior space with less need for hallways and stairwells. 

Williams said the current housing shortage developed over the last decade because of inadequate long-term planning, costly government policies and increased taxes and fees on new housing.

“Given how serious the housing crisis currently is across Ontario, we need governments to take even bolder actions to reduce approval timelines, reduce risk and uncertainty and to reduce the cost to build mid-rise housing,” Williams said.