Housing Accelerator Fund: Expanding Permissions in Neighbourhoods for Low-Rise Sixplexes - Final Report

However, numerous initiatives to bring gentle density into residential neighbourhoods to meet the needs of a growing city have been successfully introduced through the Expanding Housing Options in Neighbourhoods (EHON) program, with permissions for laneway suites, garden suites, and multiplexes approved since 2021, among others. In recognition of the urgent action needed to address Toronto's housing needs, the City of Toronto has also partnered with other orders of government to pursue all possible approaches toward increasing housing supply and to supporting growth. The Sixplex Study evaluated the potential of permitting low-rise multiplexes with up to six dwelling units and with heights of up to four storeys in detached residential buildings on properties designated Neighbourhoods in the Official Plan city-wide. This report summarizes the work undertaken, identifies implementation challenges, and recommends that City Council approve Official Plan and Zoning By-law Amendments to permit multiplexes with five and six dwelling units in detached residential buildings (also referred to as "fiveplexes" and "sixplexes", or as "detached houseplexes" with five and six dwelling units, respectively) in low-rise residential neighbourhoods city-wide. The proposed amendments build on existing low-rise multiplex permissions for up to four units city-wide, introduced through the original Multiplex Study in 2023, and for up to six units in detached residential buildings in Ward 23, introduced through the Ward 23 Multiplex Study in February 2025. The amendments include zoning permissions enabling a 0.5 metre increase to building height to a maximum of 10.5 metres where current maximum height is 10 metres. The intent of this amendment is to facilitate increased basement ceiling heights to improve liveability and access to daylight for basement dwelling units that are expected to accompany fiveplex and sixplex development, and to maximize the potential for up to four levels of housing within a 3.5-storey building. Expanding multiplex permissions will increase new low-rise housing options for Torontonians. New residents in low-rise neighbourhoods can help stabilize declining populations, optimize the use of existing infrastructure, and support local retail establishments and services. Additionally, these new permissions could unlock additional opportunities for individuals to access funding and low-interest rate loans for housing projects through the Canada Mortgage and Housing Corporation (CMHC). Adoption of the recommendations in this report will mark a significant milestone towards meeting the City's commitments under the federal Housing Accelerator Fund (HAF) to permit more low-rise, multi-unit housing development through as-of-right zoning by-laws in Neighbourhoods . The recommended amendments are consistent with the Provincial Planning Statement 2024 and with the general intent of the Official Plan, including recently adopted new Chapter 1 to the Official Plan vision , which aims to eliminate disparities, prioritize climate action, and make Toronto the world's most inclusive city.

the City Solicitor to make such stylistic and technical changes to the proposed Official Plan and Zoning By-law Amendments as may be required.