Multiplex Study (2-4 Units)

Guiding Principles, Study Approach & Timeline

Toronto is a rapidly growing city which is evolving as it grows. Though the city’s housing stock has been growing along with the population, most of this growth has occurred in high-rise apartments. The Multiplex study is one component of the City’s work to help grow low-rise forms of housing which are greatly needed. To guide this work, the Multiplex team used the following principles to guide the study:

• Neighbourhoods for Everyone – quality of life and range of choice for people of all ages and abilities, for diverse, equitable and inclusive communities.
• City of Neighbourhoods – recognize the distinctive feel of Toronto’s many neighbourhoods by allowing growth in a built form that fits within their existing scale while adapting to people’s evolving housing needs.
• Low-Rise Neighbourhoods – enable opportunities in lower-scale areas to contribute to the variety of built form available across the city.
• Green and Livable Neighbourhoods – make efficient use of land and infrastructure while balancing management of tree canopy, soft landscaping and sustainability objectives and providing access to parks, open spaces and natural heritage features.
• Facilitate Multiplexes in Neighbourhoods – make it easier to build multiplexes through simplified zoning and approval processes, reducing financial barriers and expanding permissions to more areas across the city.

Study Approach

Prior to the adoption of the Multiplex amendments, in many parts of Toronto the existing zoning permitted large homes, but often limited to one or two units. The approach of this study was to allow up to four units in generally the same building size as what was currently permitted. However, the adopted proposal included some zoning changes to make multiplexes more feasible to build.

Thinking Inside the Box: More Units, Same Scale

Existing zoning envelopes permit building volumes that can be better leveraged to house additional units within a low-rise scale.

 

Study Timeline

The Multiplex study began in 2020, with public consultation beginning in 2021 and continuing through 2022-23.

In October 2021, an online survey was posted which resulted in a strong majority of respondents supporting multiplexes in their neighbourhood.

From February to May 2022, the team held 14 consultation events in a variety of formats to hear from members of the public, including Webex meetings, Twitter Spaces, a Reddit Ask Me Anything, and in-person walking tours of existing multiplexes.

Following this consultation, the Multiplex Proposals Report (2022.PH35.3) was adopted by Planning and Housing Committee on July 5, 2022.

In February and March 2023, the team held public and stakeholder consultation events on a revised draft Official Plan Amendment and draft Zoning By-law Amendment. Staff considered feedback received to develop the final recommended amendments that will enable multiplexes in Toronto’s Neighbourhoods.

In May 2023, City Council adopted Official Plan and by-law amendments to permit multiplexes up to four units in Neighbourhoods city-wide.

Official Plan Amendment

Multiplex (2-4 Units) Official Plan Amendment (In Effect as of June 14, 2023)

The Official Plan Amendment (OPA) clarifies permissions and development criteria for multiplexes in Neighbourhoods. The OPA is structured as a Site and Area-Specific Policy (SASP), located in Chapter 7 of the Official Plan.  The SASP applies to all lands within the city that have a Neighbourhoods land use designation, as shown in yellow on Official Plan Maps 13-23.

Official Plan Land Use Map; Neighbourhoods are shown in yellow.

While we aim to provide fully accessible content, there is no text alternative available for some of the content on this site. If you require alternate formats or need assistance understanding our maps, drawings, or any other content, please contact Lillian D’Souza at 416-392-9435.

Zoning By-Law Amendment

Multiplex Zoning By-Law Amendment (In Effect as of May 12, 2023)

• Map Sets A-D (index in document)
• Map Sets E-H (index in document)
• Map Sets I-P (index in document)

See reference map below.

The zoning by-law amendment permits duplexes, triplexes and fourplexes within the RD, RS and RT zones while applying similar built form standards to multiplexes to ensure a consistency of scale. The amendment allows multiplex building types to be built within roughly the same building envelope that would be permitted for a detached house, with some adjusted standards.

Key changes in the zoning by-law amendment for multiplexes:

• Permit multiplex building types in RD, RS and RT zones
• Harmonize building depth, side yard setbacks, and main wall height regulations for all building types
• Exempt multiplex building types from FSI regulations
• Permit multiplexes up to 10 metres in height, in zones where the current maximum height is less than 10 metres
• Permit up to two porches/decks/balconies​ per unit
• Lift restrictions on multiple front entrances for secondary suites
• Amend “U” values to permit up to 4 units in all residential zones
• Exempt multiplexes from “ST” values that specify the maximum number of storeys permitted

The zoning amendment does not change these standards:

• Front and rear yard setbacks
• Landscaped open space
• Driveway width
• Lot coverage

Multiplex Monitoring Program

As part of Council’s approval of Multiplexes city-wide, Council directed City staff to develop a monitoring program to review multiplex implementation, and report back to Planning and Housing Committee upon the issuance of 200 building permits, or by Q1 2026, whichever is earlier.

City staff are currently reviewing the effectiveness of the zoning by-law, and assessing potential impacts to the urban tree canopy, existing municipal servicing, school capacity levels, transportation network, solid waste removal and other housing matters such as affordability.