Mid-Rise Housing Implementation Initiative - Proposals Report

The focus of the Mid-Rise Housing Implementation Initiative is to support that policy work by addressing barriers and challenges that impact the viability of delivering new mid-rise housing. For the purposes of this Initiative, mid-rise residential buildings are defined as all buildings 5- to 14-storeys in height. Mid-rise buildings help fill the gap in housing options between single-family homes/ low-rise buildings and high-rise buildings, with their size and form varying across contexts within in the city. They can range from smaller buildings up to 6-storeys within Neighbourhoods, to larger and taller 10- to 14-storey projects along Avenues. As highlighted in PH23.6, there are several challenges which can make it difficult to implement the City's updated land use policies and regulations which are intended to expand opportunities for mid‑rise housing. These challenges include unpredictable construction costs, high land and borrowing costs, and broader economic uncertainty intensified by global tariffs and trade disruptions. While many of these factors lie beyond the authority of the City, the work and proposed actions described in this report reflect a coordinated, inter-divisional effort by City staff to assess opportunities to improve the feasibility and delivery of missing‑middle and mid‑rise projects, unlocking more housing supply and creating greater choice for residents. Specifically, City Council directed staff to analyze requirements for indoor and outdoor amenity space, loading and garbage collection (particularly Type G loading space), and bicycle parking. This work was supported by: - a financial feasibility analysis, completed by Parcel Economics Inc.; - professional advice and industry engagement, led by Batory Planning + Management; - engagement with residents living in mid-rises through a targeted survey, led by City Planning; - Bicycle parking utilization count for mid-rise buildings, undertaken by BA Group; - Design test fit scenarios, led by City Planning; - Policy research, led by City Planning; and, - Research on mid-rise buildings in Berlin, Oslo, Vancouver, Paris, Stockholm, and New York City, led by post-secondary students. Pending Committee's direction, City staff will advance and consult on the proposed actions outlined in this report. Additional actions may be incorporated as further analysis is completed. Final recommendations will be presented to City Council for consideration and approval no later than the second quarter of 2027. While the actions identified in this report are intended to help enable a wider range of housing options, as prioritized by the Official Plan, mid‑rise construction may continue to face challenges due to a range of factors. Many housing developments, including missing middle and mid-rise projects, are often at the margin of feasibility, though incremental improvements can support the successful delivery of more projects, which is crucial at a time where there has been a significant decrease in project launches.