Toronto’s New Multiplex Allowances Signify A Very Big Milestone, Here’s Why

Toronto recently made a seismic move by approving new planning rules that allow multiplexes of up to four units in every neighborhood. This decision is a significant step toward breaking the stranglehold that exclusionary zoning has had on residential growth in the city. Prior to the amalgamation of Toronto and its former satellite cities in 1998, apartment buildings, single-family homes, basement flats, and laneway housing coexisted, albeit not always harmoniously, side by side, however, the suburbanization of the city, which was already well underway, accelerated after amalgamation. The notion of a car in every garage and a highway in every direction, once the foundations of the suburban dream, has become increasingly counterproductive in the 21st-century city. Toronto has struggled to slow down the pace of change and preserve a municipal calendar rooted in the 1950s, but time has caught up with the city.

Council Votes 18-7

On Wednesday, the Toronto council voted 18-7 to approve multiplex housing citywide. The naysayers mostly come from non-Old City wards, with only one representative from a north-end district, which is the most suburban part of Toronto. The objections to higher densities and transit improvements have been strong in these low-density inner suburbs, where the original design prioritized cars and trucks over pedestrians. However, Council’s decision now renders those objections irrelevant.

While the new regulations may not trigger an immediate construction boom like the one that transformed downtown Toronto, they will lead to the emergence of multiplexes with two, three, and four units in unprecedented numbers in the inner suburbs. These areas are under increasing pressure to urbanize, and the new rules will help facilitate that transition.

Toronto’s amalgamation was not intended to bring about this reversal of the planning regime. Over the past quarter-century, suburban culture has dominated the politics of the Megacity, leading to the slow adoption of measures like bike lanes, increased densities, and multiplexes. However, the growing housing crisis has rendered conventional political thinking obsolete. The cost of housing in the city has skyrocketed, leaving only the affluent able to afford living here. Even rental prices throughout the Greater Toronto Area are exorbitant. While the new zoning measures will provide some relief, they alone will not solve the problem. Public funding is needed for a comprehensive solution, and the enthusiasm for sprawl exhibited by Ontario Premier Doug Ford will only exacerbate the lack of affordable housing and environmental degradation. Nonetheless, the willingness of the Toronto Council to dismantle a decades-old planning regime marks a turning point in a city that has long been dominated by NIMBY (Not In My Backyard) sentiments. Legalizing multiplexes will foster a more equitable approach to growth, as Deputy Mayor Jennifer McKelvie stated. It will enable homeowners to create living spaces for their extended families while also offering rental units, injecting new life and vibrancy into various parts of the city.

Meeting the Demands of Future Population Growth

With an additional 700,000 people projected to move to Toronto by the mid-century, this decision is undoubtedly good news. However, the harsh reality remains that affordable accommodation remains scarce for those without significant financial means. Without adequate public funding and a shift away from sprawl-focused policies, finding a place to live will continue to be a growing challenge for many individuals in the city. Toronto councilors have voted in favor of policy and zoning changes that will allow for multiplex housing to be developed city-wide. Low-rise housing with two, three, or four units in a single building will now be permitted in all Toronto neighborhoods — a move meant to help bolster the city’s housing options and better serve its growing population.

Deputy Mayor, Jennifer McKelvie, called multiplex development in the city’s overwhelming number of low-rise neighborhoods “a more equitable approach to growth.” This change will provide flexibility in residential buildings, ensuring a mix of housing types that can meet the diverse needs of current and future residents. The decision to legalize multiplexes comes as Toronto faces a housing crisis, with high property values and soaring rental costs making it unaffordable for many. The city is expected to attract 700,000 newcomers by 2051, and while mid- and high-rise housing developments have been increasing, low-rise housing, including multiplexes, has not kept up with demand. By allowing multiplexes in all neighborhoods, Toronto aims to address the housing shortage and create more affordable options. 

Removing FSI Restrictions

The new regulations are expected to lead to an increase in multiplex construction, particularly in the inner suburbs that are under pressure to urbanize. One significant aspect of the approved legislation is the exemption of multiplexes from Floor Space Index (FSI) provisions. This exemption will make it easier for multiplexes to be built by removing certain restrictions and aligning with a form-based zoning approach outlined in the Housing Action Plan. The City recognizes that multiplexes can contribute to accommodating aging populations and better utilizing urbanized land while protecting green spaces. The zoning changes for multiplexes go beyond the provincial More Homes Built Faster Act, allowing for up to three units on all residential properties. This demonstrates Toronto’s commitment to expanding housing options and overcoming the challenges posed by exclusionary zoning practices.

Overall, the legalization of multiplexes in all Toronto neighborhoods is a significant milestone that signifies a shift in the city’s approach to housing. It acknowledges the need for more diverse housing options and takes steps toward creating a more equitable and accessible housing market. While it may not be a panacea for all the housing challenges facing Toronto, it represents an important step in the right direction.

Source: https://www.toronto.ca/news/toronto-city-council-adopts-multiplex-study-report-recommending-policy-and-zoning-changes-to-permit-more-housing-options-city-wide/