E-Blast: Shaping the Future of Housing Together — We Want Your Input

A few summers ago, I wrote about my vacation in Vancouver and the incredible density being introduced in neighbourhoods there. Vancouver City Hall had recently approved laneway and garden suites in residential areas, along with high-rise developments along SkyTrain routes into the inner suburbs and East Vancouver. Knowing I’d be interested, my sister-in-law took me on a driving tour of the new housing forms appearing near their home.

Fast forward to today. I was back in Vancouver last week for a business trip, and we retraced that drive after five more years of development. The visit offered a timely and valuable perspective, as Toronto’s Planning and Housing Committee is now preparing to consider two important reports focused on gentle density in our neighbourhoods. City Planning staff are proposing key amendments to how multiplexes are approved and built across the city. These reports include updates to existing permissions for smaller multiplexes, as well as a new proposal to permit sixplexes as-of-right city-wide, meaning they could be built without the need for a rezoning application, as long as they comply with local zoning standards like height, setbacks, and building size.

In 2018, the City of Toronto began permitting laneway suites as-of-right, followed by garden suites in 2022, subject to certain conditions. Shortly thereafter, through the Expanding Housing Options in Neighbourhoods (EHON) program, the City also permitted duplexes, triplexes, and fourplexes as-of-right. The goal was to provide more suitable multi-unit housing options for families than what standard condo units typically offer. Increasingly, families are also seeking to create multi-generational living arrangements on their properties, particularly in today’s housing and economic climate.

As expected, most applications for these gentle-density housing forms have occurred downtown. In suburban areas like Don Valley North, laneways are rare, so garden suites are the primary option for backyard development. These are now beginning to appear on larger lots that meet the criteria. In Don Valley North, we have a few fourplexes either under construction or nearing that stage.

There have been lessons along the way, and my team and I have had to stay alert. When buildings are approved as-of-right by city staff at the planning counter, we sometimes rely on your calls to track where and how these additions are appearing in our neighbourhoods. When issues arise, we work closely with City Planning staff to resolve them. This collaboration has already resulted in proposed updates in the new reports coming to city council.

The most important proposed change is a limit on the total number of bedrooms per lot. In Henry Farm, a planning counter representative granted as-of-right approval for a fourplex and garden suite combination that would have created 30 bedrooms on a single property. I raised the issue during a Council meeting, and staff responded swiftly. That application is now under reconsideration, with permissions suspended until substantial changes are made.

By capping the total number of bedrooms, we preserve flexibility while preventing unlicensed rooming houses from being disguised as fourplexes. Legitimate proposals typically include a mix of unit sizes—for example, two 3-bedroom units and two 2-bedroom units in a fourplex. We still want to allow for a family to have a four-bedroom main unit while creating smaller rental apartments for income.

Another proposed change is designed to help both developers and neighbours. Currently, to avoid development charges, some developers apply to build a fourplex first and then come back later to apply for a garden suite. This piecemeal approach is frustrating. To properly evaluate landscaped area and ensure neighbourhood compatibility, we need to see the whole plan from the outset. Residents deserve that clarity, too.

City staff are recommending that applicants be allowed to submit plans for both a multi-unit house and a garden suite at the same time, without triggering additional development charges. This change would support better site planning, increase transparency for neighbours, and help City staff assess the full scope of a project from the start. In Don Valley North, we recently saw a homeowner begin construction on a fourplex and then later start building a garden suite without proper permissions. Although staff stepped in to address the situation, the sequence strongly suggests an attempt to bypass the rules. The proposed amendment is intended to curb this kind of behaviour by creating a clearer, more accountable process.

Now comes the hard part.

As part of this broader review, City staff are recommending city-wide, as-of-right permissions for sixplexes in neighbourhoods. I understand why they want to take this step, but I also have concerns.

Sixplexes have already appeared without formal permissions in parts of the old City of Toronto. For many renters, especially near universities, transit, and main streets, these units offer an affordable housing option. By permitting them through a formal process, we can ensure that they meet building code, fire safety, and construction standards. Five- and six-unit multiplexes would be required to fit within the same building envelope currently permitted for other multiplexes, with one exception: a proposed 0.5 metre height increase, to a total of 10.5 metres, would apply only if a basement unit is included, in order to improve livability and allow for better natural light through above-grade windows.

My concern is that we are still learning from the fourplex experience, particularly in suburban areas. City Planning’s own review shows that as-of-right duplexes, triplexes, and fourplexes are developing much more rapidly downtown. In the suburbs, they are just beginning to emerge, so we do not yet have a full understanding of their impact. Of the permits that were reviewed as part of this monitoring report, only 1.1% of the total permits were in Don Valley North.

Every by-law leaves some room for interpretation, and my experience has been that counter staff conducting the initial reviews of these applications may not always be familiar with the unique context of Don Valley North, particularly when it comes to parking requirements and lot configurations. As a result, they may approve applications that don’t fully align with the intent of the zoning changes. Even with simpler applications like garden suites, we’ve seen inconsistent decisions around landscaped area requirements. With so few examples to draw from in our area, I believe we need more training and experience among front-line planning staff before moving forward with broader changes.

While in Vancouver, I saw several recently constructed sixplexes. They are common in areas where nearly every street has a rear laneway. Builders often purchase two adjacent lots and construct sixplexes side by side. The results are often attractive, fitting in well with large, renovated single-family homes nearby.

There is one key difference.

In Vancouver, sixplexes are allowed to use the rear of the property for four parking spaces and garbage storage. Even though the area is well served by transit, the parking spaces still appeared to be necessary.

If I had my way, Toronto would take a cautious approach and approve sixplexes only on lots with access to a rear laneway or permit street parking. No lots in Don Valley North meet those criteria yet, but our parking policies may evolve over time. For now, we continue to adjust to and closely monitor the recent changes already in place.

My office is always appreciative when you call to let us know how things are going on the ground. As a City Council, we are trying to give more people more choices about where to live, and make those choices more affordable. We are licensing and regulating multi-tenant homes, while enabling new family-sized housing forms such as duplexes, triplexes, fourplexes, and backyard garden suites. These options fill important gaps in Toronto’s housing market but making them work requires input from the community. A number of these amendments were raised by residents of Don Valley North through the EHON Reference Group I hosted earlier this year. I am so grateful for your suggestions.

If you are considering one of these housing options for your family, or if a proposal has appeared on your street and you have concerns, we’re here to help.

City Council will vote on these reports starting June 25. The proposed improvements and sixplex recommendation are not yet final. I want to hear your thoughts.