Thanks for the explanation, Alex. When would you say that contemporary reforms could be said to have started then? I imagine sometime after amalgamation, around the time of 'avenues' receiving special zoning designations? Obviously, the province's pace has been quite different and operating in parallel. Doesn't help that the jurisdiction(s) seem to blur with time.
'The Avenues' were awhile ago; notwithstanding a positive intent around the idea and a decent about of urban area covered in linear km, the program made remarkably little difference.
Other key rules remained obstacles.
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I would argue the elimination of parking minimums is a good place to start measuring this era, because its a the first substantial move towards relaxed/permissive zoning, as-of-right, on a wider basis.
You then have successive moves to permit 4-plexes/apartments, and to relax significantly the angular plane.
That's really where we're at now.......with the next step being the as-of-right on major streets.
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Speaking of the latter..............
I've had some discussions w/City staff.........and there is a school of thought that this proposal (Major Streets) while not bad, is a bit underwhelming and behind the times.
The unit cap, an issue I raised is getting particular push back within the department.............because the argument used to justify the 30-unit limit has to do w/the required loading space.
But I am told that requirement now kicks in at at 60 units, not 30, so the rationale for the 30 unit limit, if it had any merit to begin with, has vanished.
I may have some other insights to share in due course..........but we'll stop there for tonight.