Toronto Looks to Permit Fiveplexes and Sixplexes in Scarborough North: A Step Toward Affordable Housing
Toronto is making waves in its effort to combat housing challenges by addressing population decline, affordability, and gentle density. Building on the city’s historic move to legalize four-unit multiplexes in 2023, a pilot program to allow fiveplexes and sixplexes is now being proposed for Scarborough North’s Ward 23. This initiative, spearheaded by Councillor Jamaal Myers, is gaining momentum and may serve as a blueprint for city-wide implementation. Here’s everything you need to know about this exciting development and its potential to reshape Toronto’s housing landscape.
The Shift Toward Multiplexes in Toronto
In 2023, Toronto took a major leap in urban planning by legalizing four-unit multiplexes city-wide. This decision dismantled decades of exclusionary zoning practices, paving the way for more equitable and inclusive housing options. However, Councillor Myers pushed the boundaries further by proposing a six-unit pilot program in Ward 23, Scarborough North.
Now, the conversation around fiveplexes and sixplexes is picking up steam. A framework of Official Plan and Zoning By-law Amendments is set to be reviewed by Toronto’s Planning and Housing Committee, with the goal of enabling these higher-density options in Scarborough North.
Scarborough North’s existing zoning by-law map, with yellow indicated residential/City of Toronto
Why Scarborough North?
The proposal to pilot this initiative in Scarborough North is rooted in the ward’s specific needs and characteristics:
- Population Decline: Scarborough North has seen a decline in population, which impacts the viability of local businesses and services.
- Demographics: With 14% of households being multi-generational, the area is well-suited to multiplex living.
- Lot Potential: Approximately 61% of residential lots in the ward can accommodate fiveplexes or sixplexes, making it a logical testing ground for this initiative.
What the Pilot Program Entails
The proposed amendments would allow:
- Fiveplexes and Sixplexes on Various Lot Types:
The framework would permit these multiplexes on lots zoned for detached, semi-detached, townhouse, and multiple residential housing. - Conversions of Existing Homes:
Property owners can convert existing detached homes into sixplexes while maintaining the original structure, a process designed to minimize the need for variances and expedite development. - New Construction:
Developers will be allowed to build new multiplexes from the ground up, creating more affordable housing options.
What’s Excluded?
The framework does not include the conversion of semi-detached homes or townhouses into multiplexes, as these building types are not as prevalent in the ward.
Potential Benefits of Multiplexes
Affordable Housing
Councillor Myers has been vocal about the need for affordable housing in Scarborough North. The pilot program is a cornerstone of Toronto’s $471-million Housing Accelerator Fund agreement, which aims to deliver 11,780 affordable homes.
Economic Revitalization
Introducing multiplexes could counteract population decline and revitalize local businesses and services. Increased density often leads to more foot traffic, which benefits neighborhood economies.
Diverse Housing Options
Fiveplexes and sixplexes provide an alternative to traditional single-family homes, meeting the needs of multi-generational families, new immigrants, and those seeking affordable housing options close to urban amenities.
Community Response and Challenges
While the potential for affordable housing is promising, community feedback has been mixed. At an October 2023 consultation meeting, less than half of attendees supported amending the by-laws to permit five- and six-unit multiplexes. Concerns ranged from parking and traffic to preserving neighborhood character.
To address these challenges, Councillor Myers has emphasized collaboration with not-for-profit developers to ensure affordability and community engagement throughout the process.
Prospective site plan from Ward 23 Multiplex Study/City of Toronto
What’s Next?
A January 7 report from Toronto’s Chief Planner Jason Thorne has recommended that the Ward 23 pilot move forward, citing its balanced and incremental approach to increasing density. The Planning and Housing Committee will review the framework, and a city-wide sixplex study is expected to be delivered by the fourth quarter of this year.
If successful, this pilot could set the stage for expanding fiveplex and sixplex permissions across Toronto, making gentle density an integral part of the city’s housing strategy.
Key Takeaways
- The fiveplex and sixplex pilot in Scarborough North aims to address population decline and provide affordable housing.
- Around 61% of residential lots in the ward can accommodate sixplexes, making it a suitable testing ground.
- Community feedback is divided, but the potential benefits—economic revitalization, affordable housing, and diverse living options—are significant.
Conclusion: A Path Forward for Toronto
Toronto is stepping up to meet its housing challenges with bold and innovative solutions. The proposed pilot program in Scarborough North represents not just a step toward increased housing density but also a commitment to affordability and inclusivity.
As this initiative unfolds, it offers hope for a more vibrant, sustainable, and equitable Toronto. For residents and stakeholders, now is the time to engage, share feedback, and contribute to shaping the future of housing in the city.
