Wait, is Smart Density supporting sprawl now?

It’s a fair question.

We’re urbanists. We live downtown. We raise our kids in walkable neighborhoods. We don’t own cars. Our work—and our lifestyle—champions compact, complete communities and transit-oriented design. So why are we talking about subdivisions?

Because 58% of all new homes in Canada are still single-family houses, mostly built at the edges of cities. That’s not an opinion—it’s a data point from CMHC. And it’s not changing anytime soon. The “Subdivillage” is our response to this reality.

We’re not giving up on intensification. We’re applying urban design thinking to where growth is happening.

What Is the Subdivillage?

The Subdivillage is a model for building better suburban neighbourhoods. This is a new take on greenfield development that meets the market where it is.

It’s for developers building on the outskirts of cities. It keeps the detached home, the backyard, and yes, the car. But it fixes what’s broken: the street design.

Imagine a subdivision where:

  • You can walk to the park without crossing driveways.

  • Kids bike to a friend’s house without being flanked by SUVs.

  • Neighbours actually talk because they see each other on the street.

It looks like a regular subdivision. But it works differently.

What’s Wrong with Typical Subdivisions?

Even with the best intentions—like offering affordability and size—today’s subdivisions fall short:

  • Street networks are curvilinear and disconnected, forcing all trips through arterials.

  • Driveways and garage doors dominate the public realm.

  • Green space is fragmented, leftover, or unsafe to access without a car.

  • Walking and cycling feel like afterthoughts.

Over time, what was meant to be peaceful and family-friendly has become isolating, car-dominated, and inefficient.

Mews street designed at a human scale with quiet residential character and local car access.
A shared, car-light street with a narrow roadway creates a calmer public realm and a stronger sense of neighbourhood character.

Subdivillage Fixes the Street First

At the core of Subdivillage is one big change: redesigning the street network.

Instead of a one-size-fits-all street, Subdivillage uses three distinct types:

  1. Mews Streets

    • Narrow and local

    • Cars move slowly, and people share the space

    • Garages are tucked in or accessed from the side

    • Porches, trees, and eyes on the street create a social front yard

  2. Through Streets

    • Fewer in number but better designed

    • On-street parking, uninterrupted sidewalks, and no driveways

    • Houses face the street, not the garage

  3. Green Streets

    • For walking, biking, and service access only

    • No cars, but full street function

    • Lined with homes, not hidden behind fences

    • Safe, quiet, and fully integrated into the network

The Result: Walkable, Livable, Still Market-Ready

Subdivillage doesn’t ask families to give up the detached home. It doesn’t require zoning battles or new regulations. It works with conventional lot sizes and building forms.

But it does deliver:

  • Safer, more attractive neighborhoods

  • More social connections between neighbours

  • Functional, connected walking and cycling infrastructure

  • A differentiated product in a competitive suburban market

Why Developers Should Care

Buyers still want space and privacy—but they’re also looking for community, character, and livability. Subdivillage offers all of that within the same development envelope.

It’s not just better for people—it’s better for business:

  • Land efficiency: Redesigned streets reduce wasted pavement and improve yield

  • Market appeal: Young families, seniors, and even municipalities are drawn to safer, better-designed neighborhoods

  • Future-proofing: Subdivillage anticipates the demand for healthier, more sustainable communities

Let's talk