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Welcome to the KPRI website, which safeguards our members’ privacy by never storing their profile data on the site.

Our goal is to offer actionable information about the Kingsway-Sunnylea area. The KPRI Board of Directors, composed of local volunteer residents, works to help neighbours oppose unreasonable projects by developers, residents, or the City. We aim to provide the details residents need to unite and lead the way to achieving their goal.

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Greater Heights and Density

updated May 3, 2025

How you can still help prevent bad development

Attend the Resident Consultation on Sixplexes and 
Other Changes to Development Rules
 Wednesday, May 14, 2025- 7:00 PM
 Etobicoke Collegiate Institute Auditorium
86 Montgomery Rd, Etobicoke, ON M9A 3N5

Councillor Stephen Holyday invites residents of Etobicoke Centre to learn more about the Sixplex proposal, and other recent and upcoming development rule changes. It is your opportunity to ask questions and provide your comments directly to the Councillor before the decision is made by City Council.

If approved, Sixplexes could result in permanent and impactful changes to the community and available housing. 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.

The meeting is anticipated to be well attended. Residents are asked to register online in advance:

https://www.eventbrite.ca/e/ward-2-sixplex-consultation-tickets-1343369948679
 
Alternatively, residents may contact the Councillor’s office to register by phone: 416-392-4002.

Additional information on Sixplexes is available on the City’s website: https://www.toronto.ca/multiplex
 

Recent Events

A Sixplex Survey was submitted to residents of Kingsway/Sunnylea with a completion deadline of April 8, 2025. A significant number of households completed the survey.

City staff conducted a round of consultations on two key housing initiatives with Resident/Ratepayer Associations across the four City of Toronto districts.

• Topic of Discussion: City Staff sought residents input on the Multiplex Monitoring Program Update and Increasing the four-units permissions to six-units (Sixplex) City-wide.

• Facts Presented April 8, 6–8pm during Virtual Citywide Public Meeting

  • Here is an update on the April 8 6-8 pm multiplex meeting:

    • If you did not catch the meeting, here is a rollup and some useful stats.

    • Multiplex permits issued: 222

    • Average parking spot per unit: .36th of a space on site

    • Height 2.6 stories based on 4 plexes. (up to 4 stories for a 6 plex now being requested)

    • Committee of  Adjustment applications (asking for more than the laws permit):  214 in 2024 and 15 in 2025 so far.

    • Chapter 900 applications: 23 in 2024 and 3 so far in 2025. (In Toronto's zoning context, a "Chapter 900 application" refers to an application related to site-specific exceptions to the city's comprehensive zoning by-law, allowing for regulations that deviate from the general rules outlined in the by-law. )

    • Bedroom sizes average: 11.2m squared or 120 sq ft

    • Units size average: 110 sq. metres or 1084 sq ft.

    • Applications to remove trees : 51-    (THATS 1 IN 4 ROUGHLY.) 

    • So much for the  city forest cover.

    • To see the slides of the presentation click here.

       

      EXTRA EXPLANATION ON Chapter 900:

      Here's a more detailed explanation:

      • Site-Specific Exceptions:

      Chapter 900 of Toronto's Zoning By-law (ZBL) contains a list of site-specific exceptions that apply to certain properties. 

      • Purpose:

      These exceptions are intended to accommodate previously approved site-specific zoning by-law amendments or other unique circumstances that warrant deviations from the general zoning rules. 

      • How they work:

      The site-specific provisions in Chapter 900 govern over any inconsistent regulations in the rest of the ZBL (Chapters 5 to 800). 

      • Examples:

      These exceptions might address things like parking requirements, building height restrictions, or permitted uses for a specific property. 

      • Find more information:

      You can find more details about Chapter 900 and specific exceptions on the City of Toronto's website. 

      • Example of a Chapter 900 Exception:

      For instance, City of Toronto's website outlines exceptions for the CR (Commercial Retail) zone, specifying site-specific provisions and prevailing by-laws for certain properties.

The feedback received from this consultation will inform City staff’s recommendations to the Planning and Housing Committee.

Background

On February 5, 2025, Toronto City Council adopted Official Plan Amendment 778, known as the Avenues Policy.

Like you, we are disappointed this has moved forward.

What is the objective of the Avenues study?

It’s a plan to direct housing intensification to Avenues across the city, and especially to subway, light rail transit and GO transit stations. It’s also one of the initiatives the City wants to put forward in order to access the Housing Accelerator Fund monies set up by the Federal Government

The most significant changes are:

• 165% increase to “Avenues,” adding 283km (an equivalent distance from Toronto to Kingston ON) to the 172km of currently classified Avenues

• Automatic approval for developers to build 11-13 storey Mid-Rise buildings 10 metres (32 feet) from an existing residential property

• Approval to build higher buildings within 500-800m of transit stations (LRT and subway)

• Development can also develop adjoining neighbour lots encroaching into side streets

• Removing the requirement for Avenue Studies including infrastructure, traffic implications, schools, prior to approval..

In Etobicoke, new Avenues include (see above map):

• Dundas St. West from Islington to 0.11 km east of Royal York.

• Royal York from Lakeshore Blvd. W. to Kingsgrove Blvd.

• Islington Ave from Bloor to Graystone Gardens

• Keele St. from St. Clair Ave. West to Bloor St. West

• Kipling Ave from .06 km north of Bloor to Hwy 401, and more

• Parkside Dr. from Bloor St. W. to Indian Valley Cres.

• Runnymede from Bloor St. W. to Ardaugh St.

• The Queensway, .04 km east of Ellis Ave. to South Kingsway

Where does the Avenues Study go from here?

Planning repeatedly assured City Council that Phase 2 will include study and public consultation to refine the policy, and enable exemptions of some Avenues, or sections of Avenues. This means we have time to influence the outcome of Phase 2.

The Coalition of Etobicoke Residents’ Associations (CERA) spontaneously came together in January to influence Phase 1 of the Avenues study. The results of our efforts were encouraging, so we have decided to continue our alliance to influence Phase 2 of the Study.

CERA is committed to true public consultation and community engagement to develop solutions that make this a great city for all current and new residents. And importantly, we believe every resident and land owner directly impacted deserves to know the City intends to re-zone adjacent to their properties.

CERA also intends to connect with other Residents’ Associations (RAs) city-wide, to support their local Councillor to scale back and propose smart sections of Avenues versus what’s currently on the table.

For additional information or if you have any questions, please contact EHON@toronto.ca.

Garden Suites Monitoring Program: The Garden Suites Monitoring Program is working to assess the success of the City’s Garden Suites Initiative, including the effectiveness of the policies and Zoning By-law regulations that permit garden suites in neighbourhoods across the City.

Visit the Garden Suites website for details.

To learn more about Expanding Housing Options in Neighbourhoods, please visit the project webpage – www.toronto.ca/EHON

Sincerely,

Kingsway Park Ratepayers Inc (KPRI), Richmond Gardens Residents’ and Ratepayers’ Association (RGRRA), Humber Valley Village Residents’ Association (HVVRA), Islington Village Residents’ and Ratepayers Association (IRRA), South Eatonville Residents’ Association (SERA), Buttonwood Hill Residents’ Association (BHRA), Markland Wood Homeowners Association (MWHA), Lorraine Gardens/Glen Park Community Association (LG/GPCA)

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