The city of Toronto wants to transform its avenues with midrise buildings—a challenge to developers to make smaller projects economically viable. The province is now studying changes to the Ontario Building Code to allow wood-framed buildings of up to 6 storeys, which could help the city reach its goal of developing its avenues with midrise buildings and have a major impact on condo development.
Toronto’s Avenues and Mid-Rise Guidelines notes that buildings similar in height to the public right-of-way on a street can provide the density for quality transit, while fitting into the low-rise neighbourhoods beyond the city’s avenues. Many of the city’s streets have a right-of-way of 20 metres, which by this account would support buildings that are about six-storeys tall.
Currently, the building code allows wood-framed buildings of up to four storeys. Developers must use more expensive steel or concrete for buildings taller than four storeys. Wood-framed buildings could mean savings of 15-20% on construction costs, which would encourage developers to build condos on smaller sites and in areas without much previous development activity.
The type of wood used would be manufactured to be highly fire resistant. Enhanced sprinkler system requirements would also greatly reduce the likelihood of advanced damage in fire. Fire standards would not be lowered to allow for taller wood-framed buildings.
British Columbia and Quebec already allow for 6-storey wood-framed buildings. BC has seen 160 projects since amending its building code in 2009. The United Kingdom, Australia and Sweden allow wood-framed buildings that are six-storeys and taller. Melbourne, Australia recently saw the completion of the Forté, a ten-storey wood-framed apartment building that is the tallest wood-framed building of its kind in the world.
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With the increased flexibility of wood-framed construction, environmental benefits of sustainable materials and reduced construction costs, the city of Toronto could see a wave of new condo developments along avenues like St. Clair, Eglinton and Lawrence. The developments would provide more affordable options for condo ownership.
Wood-framed condos would also help buyers find homes in great neighbourhoods without ownership options beyond increasingly unaffordable detached houses. If the city envisions mid-rise avenues as keys to growth, midrise wood-framed condo buildings will catalyze that growth.
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