Differing views on sixplexes in Toronto neighbourhoods expressed by local councillors
By MATTHEW STEPHENS
Following a lengthy debate addressing a motion to allow sixplexes across the city, Toronto councillors reached a compromise decision last week allowing the multi-unit housing style in nine wards, with the option for other wards to opt in later.
Despite Parkdale-High Park Councillor Gord Perks calling for a citywide adoption in his motion at the Wednesday, June 25, Toronto Council meeting, councillors opted instead to allow sixplexes in nine wards (mostly within the boundaries of the ‘downtown’ area consisting of wards in the Toronto and East York Community Council area) including Beaches-East York and Toronto-Danforth.
Ward 23 (Scarborough North), which is already in a pilot study phase, will also be allowing sixplex development.
The Toronto wards that will now allow sixplexes, as part of Perks’ amended motion, are:
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.
Ward 19, Beaches-East York.
In East Toronto, support for sixplexes was split firmly along Victoria Park Avenue; with the councillor to the west (Beaches-East York Councillor Brad Bradford) in support of citywide legislation, and the councillor to the east (Scarborough Southwest Councillor Parthi Kandavel) standing against a citywide adoption.
Bradford voted in favour of Perks’ amended motion, ultimately stating that allowing sixplexes in nine wards was better than not allowing them anywhere.
“I’ve been a consistent champion for expanding housing options in our city. We need more options, for more people, in more neighbourhoods. And I think that should include sixplexes,” said Bradford in a statement to Beach Metro Community News.
Bradford said he knew the call for a city-wide adoption of sixplexes would have been defeated at Toronto Council.
“I recognize that Toronto is a big, diverse city, and what works in one part of town might feel new or unfamiliar in another. Mayor (Olivia) Chow and Councillor Perks made the decision to move forward with only a part of the city receiving these new sixplex permissions. The worst outcome would have been continued delay, so I was willing to support this compromise motion.”
Bradford said the overarching concern amongst council members during the meeting was how city staff manage citywide changes as a result of sixplex development.
“The real question in the debate was about how we manage growth and how we bring people along when we make changes like this. In Beaches–East York, we already have multiplexes and small apartment buildings in most neighbourhoods. We know that this kind of gentle density can support families, make use of existing infrastructure, and help keep our neighbourhoods vibrant and inclusive,” said Bradford.
East of Victoria Park Avenue, Kandavel’s opinion on sixplex legislation differed from Bradford’s, as he called for a pause on the citywide adoption of the motion.
Backed by members of several residents’ associations and an open letter he said was signed by upwards of 50 groups, Kandavel feared that allowing sixplexes as-of-right could result in upzoning that would make land in suburban areas more expensive for prospective buyers.
“I’m proud that the efforts I helped lead resulted in City Council approving sixplexes only in areas of Toronto and East York district, rather than across the entirety of Toronto, which is what was originally proposed,” said Kandavel in a statement to Beach Metro Community News.
“While I called for a pilot project so that the city could consider the results of sixplex permissions in certain wards, and to make amendments as necessary, City Council chose to (seek to) make the sixplex permissions permanent.”
Kandavel said decisions made on citywide zoning policies need to be reflective of Toronto’s diverse neighbourhoods, rather than opting for a “one size fits all” approach.
“When city staff make zoning changes that affect all of us, those changes need to be smart, informed, and inclusive. Rather than being reactive, zoning changes will help to ensure our neighbourhoods are set up for success for the future,” he said.
“Toronto is made-up of diverse neighbourhoods, and a one-size-fits-all approach to planning doesn’t service the needs of Scarborough Southwest.”
Perks stressed that Toronto Council was under pressure to allow sixplexes, as some federal housing funding was tied to a citywide approval of the motion.
With his amended motion, Perks sought to secure federal funding and housing density in some capacity rather than none.
Forwarded via a city staff report, the motion recommended that city legislation allow more low-rise, multi-unit housing development through as-of-right zoning bylaws across neighbourhoods, which would relieve property owners from requiring special permissions to develop sixplexes.
According to city staff, allowing sixplexes citywide would serve as a significant milestone in meeting Toronto’s commitment the federal Housing Accelerator Fund: a $471 million deal struck with the federal government in 2023 to build more housing across Toronto.
During the meeting, Perks urged council members to support his motion, on the grounds that the city could be denied funding through the federal Housing Accelerator Fund if they voted against approving sixplexes.
In light of the amended motion, Mayor Olivia Chow said the $471 million deal made with the federal government, which is received in instalments, may need to be negotiated going forward.
In a letter to Chow from former housing minister Nathaniel-Erskine Smith, he warned that if the city did not “fully implement” its agreed-upon initiatives and adhere to the required deadlines, it could lose 25 per cent of its annual payout.
Following the June 25 Toronto Council meeting, Chow said addressing the housing crisis remains at the forefront of the city’s priorities, and that all levels of government need to get involved to resolve the issue.
“Housing is the biggest expense every month for most families – the cost of rent and mortgages is simply too high. After decades of governments being out of the housing business, we need to do more to address the housing affordability crisis,” said Chow in the news release.
“I am confident that, as more people see the benefits of missing middle housing, where average rent is $830 cheaper than condos and 65 per cent of units are family-sized, more councillors will also opt in.”
Going forward, Chow said she will “continue to move forward” with multiple actions to build more homes, including waving approximately $200 million worth of development charges on 8,000 purpose-built rental units, and deferring charges for 3,000 condos.
“To date, the city has approved a range of initiatives to create more opportunities for missing middle housing, including multiplexes, fourplexes, mid-rise buildings on avenues, 30 to 60 unit apartment buildings on major streets, laneway and garden suites to allow for more housing types across the city,” said Chow.
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