Changes may soon move citywide
It hasn’t been long since the City of Toronto gave property owners the automatic right to build four unit buildings on their land. But now one part of Scarborough is going a step further and approving the easy creation of 5 and 6 unit buildings on residential streets. And this change may soon come to all of Toronto next.
As of February, Scarborough North is now the subject of the Ward 23 Multiplex Study, which will — according to the City — “permit multiplexes with up to six dwelling units within the principal building of a property designated Neighbourhoods in the Official Plan.”
This means that converting a residential property such as a single-family home into a 6-unit apartment building can be granted a permit without seeking committee approval or neighbourhood consultation. This is called “as of rights” zoning.
Previously, when such a building was approved it would need to go through a length committee process in much the same way as a new condo or apartment building would seek approval.
The pilot project is the brainchild of Ward 23 Councillor Jamaal Myers, who has championed the idea since first proposing it in 2023.
“In Spring 2023, as part of Toronto’s Housing Action Plan, Toronto City Council voted to allow up to 4 residential units on all parcels of land, including those formerly reserved for single family homes,” writes Coun. Myers. “I amended the legislation to introduce a pilot in Ward 23 to build up to 6 units on each property – sixplexes.”
Coun. Myers initially held a public consultation on the matter last October. Around 100 residents showed up to voice varying degrees of support and concern for the project. The majority of the concerns had to do with the impact that more people on a street would have on parking, traffic and city services such as waste collection.
On his website, Jamaal Myers offers reasons as to why he is a vocal supporter of this pilot project. “Building affordable multiplexes offers seniors the ability to maintain their independence in familiar surroundings,” he writes.
He also sees these approvals as a way to manage growth more responsibly: “The built form and performance standards of multiplexes (whether they are 4 or 6 units) are the same as existing detached homes in Scarborough North, while allowing a few more families into our neighbourhoods. Gently densifying our neighbourhoods with multiplexes rather than extremely high-density towers popping up on every corner, particularly near the Sheppard and McCowan subway station, the future Sheppard Subway Extension and the proposed Eglinton East Light Rapid Transit line, is key to preserving the look and feel of our neighbourhoods.”
One other key reason is to deal with population decline. While the Greater Toronto Area is growing immensely, Ward 23 actually has a declining population.
“Scarborough North’s population is declining,” Myers writes. “Too many of our kids are priced out of the neighbourhoods where they grew up.”
While the idea of six-unit buildings going up all over the place may be concerning to residents, the rules allowing four-plexes did not bring much change to the community.
In the 2 years since the rules were changed, there have only been three permits issued for Ward 23 — 2 for duplexes and 1 for a triplex. Whatever change that comes to a community through these changes will likely happen gradually.
There are some concerns across the city that this pilot project will become permanent and other neighbourhoods will see six unit buildings automatically approved. It was only a few weeks after approving the Ward 23 pilot project that the City commenced its “Sixplexes Citywide Study”. Instead of waiting for the results of the Scarborough North rollout, they proceeded with consultations in March and April.
On May 14, Ward 2 Etobicoke Centre Councillor Stephen Holyday is going to hold a separate community information session for residents concerned about these changes coming to Etobicoke.
“If approved, Sixplexes could result in permanent and impactful changes to the community and available housing,” Coun. Holyday writes. “These are in addition to the effects of related upcoming or completed rule changes including: fourplexes, parking, retail in neighbourhoods, apartments & townhouses on major streets, mid-rise on avenues, development near transit, and garden suites.”
It will be up to City Council to determine whether or not they do proceed with implementing the policy citywide. Residents can offer feedback or seek more information by contacting Councillor Jamaal Myers or emailing Ward23-Multiplex@toronto.ca.
