Co-Living + Communal + Deeply Affordable Housing in Downtown TO

Co-Living + Communal + Deeply Affordable Housing in Downtown TO

Location: Downtown Toronto
Client: CMHC licensed-operator
Scale: Mid-rise
Size: 22,800 SF
Transit: 5-min walk to three different Subway Stations!

Smart Density was engaged to design a purpose-built co-living development in downtown Toronto for a CMHC-licensed non-profit operator. The goal: to deliver deeply affordable housing in one of the city’s most constrained and expensive urban environments, on a narrow mid-block site that would typically be considered unviable for traditional development.

The challenge: how do we design deeply affordable housing on small sites?

The site posed multiple constraints: limited frontage, no rear lane access, and minimal opportunity for light or air on side lot lines. Additionally, the project needed to meet the City of Toronto’s criteria for deeply affordable housing, function within CMHC funding requirements, and be designed with shared living in mind—all without compromising livability or building performance.

 

The solution: Designing co-living, communal, deeply affordable housing in Downtown TO.

 

We proposed a nine-storey co-living building with 73 private bedrooms, two full floors of communal living space, and zero parking. The building is organized around a single-loaded corridor—uncommon in mid-rise construction—which brings daylight and fresh air into shared circulation areas and supports passive surveillance and social interaction. A rare opportunity was leveraged through the adjacent Toronto Hydro property: an agreement was pursued to allow operable windows along the shared lot line, enabling light and ventilation in bedrooms and shared spaces that would otherwise be restricted.

 

By using a co-living typology—with multi-room units, shared kitchens, and communal amenities—the design maximizes density, functionality, and livability within a narrow footprint. The project demonstrates how overlooked urban parcels can support high-quality, affordable housing through innovative design, spatial efficiency, and strategic partnerships.