Details of June 25th City Council Meeting - Multiplexes
Sixplex Proposal (PH22.4) - Partial Adoption
With the more contentious debate centered on the sixplex proposal, originally recommended by city staff to be implemented city-wide, the council reached a compromise that fell short of the original recommendation.
The Compromise Decision
Councillor Gord Perks motioned to allow sixplexes in only nine wards rather than city-wide. This compromise included:
Ward 23 (Scarborough North) - with a pilot program was already in place
Eight Toronto-East York district wards: Ward 4 (Parkdale-High Park), Ward 9 (Davenport), Ward 10 (Spadina-Fort York), Ward 11 (University-Rosedale), Ward 12 (Toronto-St. Paul’s), Ward 13 (Toronto Centre), Ward 14 (Toronto-Danforth), and Ward 19 (Beaches-East York)
Opposition and Concerns
The debate revealed significant divisions among councillors. Suburban councillors expressed particular resistance to the city-wide implementation. Councillor Stephen Holyday criticized the decision as “selling out the residents for money,” arguing that communities should be consulted before implementing sixplexes in neighborhoods “that were never designed to house them”.
Councillor Parthi Kandavel from Scarborough Southwest raised concerns about infrastructure strain, parking pressures, and property value impacts on working and middle-class families seeking homeownership in suburban areas.
Housing Accelerator Fund Implications
Councillor Perks warned that the city could lose federal funding if it failed to approve sixplexes, as this was a commitment made under the Housing Accelerator Fund agreement with the federal government for $471 million.
The sixplex permissions were identified as a “significant milestone” in meeting Toronto’s commitments under this federal program.
Opt-in Provision
The compromise motion included provisions allowing councillors from the remaining 16 wards to request permission from the city’s chief planner to opt-in if they choose to permit sixplexes in their wards.
The motion also directed city staff to ensure necessary neighborhood infrastructure support for increased density where sixplexes are established.
Multiplex Monitoring Program (PH22.3) - Adopted with Amendments
The council successfully adopted the multiplex monitoring program final report, which reviewed the implementation of the city’s existing fourplex permissions that were introduced in May 2023. The monitoring program revealed positive outcomes, with 452 building permits issued for multiplex developments within the first 18 months, representing 726 net new units across all wards in Toronto.
Key Amendments Adopted
The council passed additional motions to enhance the monitoring program, including:
Expanded tracking requirements for lot sizes, lot widths, and consent applications associated with multiplexes
Enhanced infrastructure impact assessments, specifically requiring consideration of areas where increased surface water run-off from reduced permeable surface area presents greater flooding risks due to storm system capacity constraints
Integration of historical flooding data and Basement Flooding Protection Program studies into future assessments
New provisions for limiting on-street parking permits in zones at or near capacity.
The vote on the amendments was decisive, with 22 councillors voting in favor and only 3 opposing. The final adoption of the amended item passed with 18 votes in favor and 7 against.
Technical Improvements Implemented
The amendments introduced several technical improvements to facilitate multiplex construction:
New “detached houseplex” and “semi-detached houseplex” definitions for form-based zoning
Maximum bedroom limits per building to distinguish multiplexes from multi-tenant houses
Clarification that reverse slope driveways are not permitted in multiplexes
Interim solutions for restrictive Chapter 900 exceptions
Zoning permissions for utility infrastructure on private property
Mayor’s Response and Future Outlook
Following the votes, Mayor Olivia Chow expressed hope that all wards would eventually permit sixplexes, emphasizing the benefits of “missing middle housing” where average rent is $830 cheaper than condos and 65% of units are family-sized. She stated confidence that “as more people see the benefits of missing middle housing, more councillors will also opt in”.
Monitoring and Implementation Timeline
Both adopted measures include monitoring requirements. The multiplex monitoring program will continue tracking implementation effectiveness through 2027, while the sixplex initiative will be monitored for infrastructure impacts and community acceptance.
City staff were directed to consolidate all multiplex-related monitoring programs and report back by the end of 2027.