There has to be a better vision for this city than 'everything stays the same, just a little bit worse. '.

What can I say that @thekeenanwire doesn't say here. Let's hope we didn't just build the first and last development like this in the city.

Many thanks to @PlannerSean, our amazing architect Cheryl Atkinson, @CMHC_ca, and everyone else who helped to make this project a reality.

If you read one piece about the missing middle today, make sure it's this one about our great new development on Gerrard. It can be done, we did it, we want to keep doing it. We are trying to build the city we want to live in, one project at a time.

Good on @PlannerSean and @craigitect for bringing attention to this. Let's hope we can get this fixed.

As the developer of 2165 Gerrard, it's a real bummer to think that if the City has its way here, ours might be the first and last project of its kind in Toronto. A functioning city would be doing everything it can to encourage gentle density like this.

Thanks to the diligent work of @PlannerSean and @Bronskill and the total righteousness of our project, P&R Developments was successful in our appeal to TLAB. Sometimes the system works! Hopefully this can serve as a model for gentle density development in Toronto.

I had the pleasure of sharing a segment on @metromorning with the wise and cool @naama_blonder to discuss multiplex housing, what it is, why it isn't getting built, and how P&R Developments Gerrard St project is emblematic of those issues. Take a listen:.

I sure hope the @HarbordBakery knows what their round challah goes for at Pusateri's

Excellent looking project right there @PlannerSean!.

RT @mikejcw: My favorite planning topic finding #MissingMiddle housing is the subject of this evening's Ryerson University's Planning Alumn….

Thanks for posting, Alex. There has to be a reckoning between the kind of City we say we want and what we actually approve to build. P&R's design is entirely without variances & hits all of the city's housing priorities yet was still rejected. If this isn't good enough, what is?.

Thanks @jen_keesmaat for highlighting our project. We designed it to be entirely without variances & built to passive house standards, in an area with as much transit access as anywhere in Toronto and the CoA still rejected us. If we can't build density on Gerrard, where can we?.

Thank you for saying this @anabailaoTO. To get missing middle built in Toronto we need the kind of fierce advocacy only you and your fellow councillors can bring to bear. If a project like ours can't get through CoA when it hits all of the City's housing priorities, what can?.

This is a great piece from the Globe editorial board. If our rejection causes some soul searching about what kind of city we're trying to build then I'm all for it. I'd still rather have had an approved project, though.

This is a great piece, Dylan. Shows that for all the NIMBY uproar, projects like this quickly become an unnoticed part of the local landscape. As you say though, 'ideas like this often face strong opposition from existing homeowners anxious about changes to their neighbourhood.'.

No kidding, Mark. Pretty heartbreaking to be developing a project that is recognised for its innovative approach to achieving all of Toronto's housing priorities (density, green, rental) but be rejected because old single family homes on a main street are apparently inviolate.

Couldn't agree more. Have to start asking who or what Toronto's zoning bylaws are really protecting. Our application was entirely without variances and still got rejected. Thanks for shining a light on P&R's efforts @donnelly_b.

A big thanks to @shanedingman and the Globe for putting a spotlight on the reality of getting gentle density projects approved in Toronto. Also, heck yeah @PlannerSean “This is a good project; more people could be housed on this project than expressed opposition to it.”.

The neighbourhood is an absolute gem. Norwood park is a hidden treasure. I don't know an area with better transit options. We are very excited to build beautiful and sustainable density in Beach Hill.