WE DESIGN SIXPLEXES IN TORONTO

At Land Development Experts, we design Sixplexes with an accessible-ready unit to fit on typical urban infill lots without changing neighborhood character in the City of Toronto.

Sixplex means a building located on a single lot that has six dwelling units, with at least one dwelling unit entirely or partially above another. A sixplex is a type of detached houseplex and not an apartment building. An apartment building means a building that has seven or more dwelling units, with at least one dwelling unit entirely or partially above another, and each dwelling unit has a separate entrance directly from outside or through a common inside area.

In the City of Toronto, Sixplexes are currently allowed in all the wards located within the pre-amalgamation City of Toronto and Borough of East York boundaries - Parkdale(Ward 4), Davenport (Ward 9), Spadina–Fort York (Ward 10), University–Rosedale (Ward 11), Toronto Centre (Ward 13), Toronto–St. Paul’s (Ward 12), Toronto–Danforth (Ward 14), and Beaches–East York (Ward 19),
plus
Scarborough North (Ward 23).

Sixplexes expand the range of low-rise housing forms and tenures, and make efficient use of existing infrastructure and services. Sixplexes increase the supply of rental housing and support the achievement of complete communities to accommodate a diverse range of household sizes and incomes. Sixplexes are considered a form of residential infill intensification that is compatible in built form and scale to surrounding development.

More sixplexes will make living in Toronto far more affordable. The important fact is that a sixplex will always generate exceptional rent revenue, positive cash flow, and a significant increase in the market value, though constructing a sixplex is cash-heavy upfront and requires significant capital.  Most of the property owners build rental sixplexes to have rental income or to reside alongside the extended family or tenants.

The City of Toronto requires drawings of the proposal to have a sixplex so the City can determine if the proposed sixplex is safe and complies with the City of Toronto's Zoning By‑law, the Ontario Building Code, and any other applicable law.  A site plan application process is NOT required for residential buildings up to ten total dwelling units that do not contain other uses within the building or on the property.  

Municipalities can still choose to allow multiplexes in their built-up residential neighbourhoods. Some municipalities in Ontario already have zoning by-laws to allow more density, but building multi-unit dwellings across the province is limited and prevented by a lack of water and sewer infrastructure in rural residential neighbourhoods.

Individual ownership of dwelling units in a sixplex would only be possible by registering a condominium corporation, an expensive, cumbersome process that’s not usually applied to a sixplex.

Building Length

Building Length is defined as the horizontal distance between the portion of the front main wall of a building on a lot closest to the front lot line, and the portion of the rear main wall of the building closest to the rear lot line, measured along the lot centreline. If the lot centreline does not intersect the main walls, the measurement is taken from the point on the lot centreline where a line drawn perpendicular to the lot centreline intersects the main wall.

In the Residential Detached Zone (RD) zone, Residential Semi-Detached Zone (RS), a multiplex may have a permitted maximum building length of 19m if the lot:
(A) has a lot depth of 36m or greater and a lot frontage of less than 10m; or
(B) has a lot depth of 40m or greater and a lot frontage of 10m or greater. [By-law: 474-2023]

Building Depth

Building Depth is defined as the horizontal distance between the required front yard setback on a lot and the portion of the building's rear main wall furthest from that setback, measured along a line perpendicular to the front yard setback line.

In the Residential Zone (R), Residential Detached Zone (RD) in the City of Toronto, a multiplex may have a permitted maximum building depth of 19m if the lot:
(A) has a lot depth of 36m or greater and a lot frontage of less than 10m; or
(B) has a lot depth of 40m or greater and a lot frontage of 10m or greater. [By-law: 474-2023]

Maximum Permitted Height of a Sixplex in Toronto

The height of a sixplex is the distance between the established grade and the elevation of the highest point of the sixplex.

Sixplexes are subject to maximum height limits in metres. Sixplexes are exempt from zoning by-laws shown on the Height Overlay, limiting the maximum number of storeys. If the Height Overlay on the Interactive Zoning By-Law Map shows a permitted height of less than 10m, the maximum height of a sixplex is 10m.

The permitted maximum height for a detached fiveplex or sixplex may be increased to 10.5m if:
(i) the bottom of the ceiling joists of the lowest level of the detached houseplex are between 1.0 and 1.5m above established grade, for at least 80% of the interior floor area of the lowest level;
(ii) the lowest level of the detached houseplex has a minimum floor-to-ceiling height of 2.4m, measured from the floor of the lowest level to the bottom of the lowest level ceiling joists, for at least 80% of the interior floor area of the lowest level; and
(iii) the lowest level of the detached houseplex wholly or partially contains a dwelling unit. 

Maximum Permitted Lot Coverage for a Sixplex in Toronto

Lot Coverage means the percentage of the lot area covered by all buildings, structures, or parts thereof, at or above average grade or established grade, exclusive of overhanging eaves of 0.45 m or less, and outdoor swimming pools, but inclusive of pergolas and decks greater than 10m² and higher than 0.61 m above established grade. For lots having two or more zones, lot coverage shall be deemed to apply to only that portion of the lot that is located within each specified zone.

If the property is subject to lot coverage as indicated by the Lot Coverage Overlay on the Interactive Zoning By-Law Map, the base residential standards in Chapter 10, or a Chapter 900 exception, this regulation still applies to sixplexes.

In the Residential Zone category, any part of a building or structure that is permitted to encroach into a required minimum building setback in Clause 10.5.40.60 is not included in the calculation of lot coverage.

In the Residential Zone category, any part of a platform without main walls, such as a deck, porch, balcony, or similar structure that does not encroach into a required minimum building setback, and any roof, canopy, awning, or similar structure above the platform, is not included in the calculation of lot coverage, if it is attached to or less than 0.3 m from a building; and the lot area covered by these structures is no more than 5% of the lot area.

Maximum Permitted Floor Space Index (FSI) for a Sixplex in Toronto

Maximum floor space index regulations, as indicated by a “d” with a number value in the zone label,  do NOT apply to sixplexes.

If there is a Chapter 900 exception that applies to the fourplex, indicated by an (x) followed by a number in the zone label, any maximum floor space index specified in this exception may still apply to a fourplex.

Floor Space Index (FSI) means the ratio of the gross floor area of all buildings and structures to the lot area. Gross Floor Area means the sum of the areas of each storey of a sixplex above or below established grade, measured from the exterior of outside walls of the sixplex including floor area occupied by interior walls but excluding any part of the sixplex used for mechanical floor area, stairwells, elevators, motor vehicle parking, bicycle parking, storage lockers, below-grade storage, any enclosed area used for the collection or storage of disposable or recyclable waste generated within the sixplex, common facilities for the use of the residents of the sixplex, and amenity area.

Minimum Required Setbacks for a Sixplex in Toronto

Sixplexes are now subject to the same building setbacks as other residential building types in each zone. The minimum required setbacks that apply to a sixplex depend on the zone in which the sixplex is located. Setback regulations are primarily contained in the following Chapter 10 clauses:

R Zone: 10.10.40.70

RD Zone: 10.20.40.70

RS Zone: 10.40.40.70

RT Zone: 10.60.40.70

RM Zone: 10.80.40.70 

Parking Requirements for a Sixplex in Toronto

Sixplexes are not required to provide parking spaces on the property.

If the property owner chooses to provide parking spaces for a Sixplex, they must comply with the standards set out in the Zoning By-Law, including regulations in Chapter 10, Chapter 200, and any applicable Chapter 900 exception:

R Zone: 900.2

RD Zone: 900.3

RS Zone: 900.4

RT Zone: 900.5

RM Zone: 900.6

On larger, wider lots, parking may be accommodated in the rear yard, with access from the side yard, which is common with many existing multiplexes in the City of Toronto. This approach would allow the front yard space to be used as an amenity area. On the other hand, smaller, narrower lots can accommodate the parking in the front yard or in an attached garage, resulting in the rear yard being used as an amenity area.

Multiple Front Entrance for a Sixplex in Toronto

Sixplexes may have multiple front entrances. The multiplex zoning by-law amendment (By-law 474-2023) also deleted the restrictions on front entrances for secondary suites.

Balconies/decks on a Sixplex in Toronto

Two balconies or decks are permitted per unit: one on the front and one on the rear of the sixplex. Balconies and decks must be located on the second storey or above and cannot project beyond the maximum limits specified in the Zoning By-law. Sixplexes on a corner lot may also be permitted to have balconies on the side wall facing a street.

Refuse Storage Area

At-grade, well-ventilated, refuse storage area (3 m x 1 m by 1.5 m in height) on private property for each of the dwellings, configured in such a manner as to allow for the bins to be transferred to curbside for City collection. Storage is permitted in the garage, but it must be shown with the dimensions above. Screening at the front of the unit is also acceptable when used with the dimensions above.

Tree Protection By-law applicable to the Sixplex Project in Toronto

Any activity that can cause a tree of 30cm or more in diameter to be injured or removed, on private property, is prohibited unless authorized with a permit under the Tree Protection By-law.

Zoning Review for a Sixplex

To determine whether a proposed fourplex complies with the Zoning By-law, we need to apply for a Zoning Review and obtain a Zoning Applicable Law Certificate.

Minor Variance Application to the Committee of Adjustment

If required, we can apply to the City of Toronto Committee of Adjustment to request a minor variance to the Zoning By-law.

Minor Variance Approvals for multiplexes at Committee of Adjustment meetings are an ongoing challenge of adding density to residential neighbourhoods, despite the new zoning by-laws that are supposed to make sixplexes easier to build. The Committee of Adjustment provides opportunities for neighbours to object to the proposal's height and size, raise concerns about parking, and object to adding tenants to the street. Several multiplex proposals were rejected at the Committee of Adjustment meetings after outcry from neighbours. Even when appealed, the Local Appeal Body elected not to overturn the decision of the Committee of Adjustment. Decisions to deny proposals to have multiplexes were made by the Committee of Adjustment and not by municipal staff or council. The main reason for the Committee of Adjustment to refuse a minor variance application for a multiplex is the committee's conclusion that, taken as a whole, the variances are not minor, and the proposed multiplex is not in keeping with the character of the neighbourhood.

When proposals to have sixplexes are not in compliance with the zoning by-laws, they require minor variance approvals through Committee of Adjustment meeting which provides the neighbours a forum to air their concerns and objections at the Committee of Adjustment meetings — objecting to the changes to the character of the neighbourhood, the size and height of the sixplex, concerns about renters, traffic and street parking, garbage pickup, and feeling that the variances are not actually minor and a possible decline in the value of their properties.

Development Charges Payable for a Sixplex in Toronto

In most cases, sixplexes are exempt from development charges and cash-in-lieu of parkland dedication.  Exemptions for development charges and cash-in-lieu of parkland dedication for sixplexes are found in the Municipal Code. Even though development charges are waived by the City of Toronto, the School Boards still require education charges for a sixplex.

For Additional Information, please contact the following Key Players of our Sixplex Design Team:

• Miaoyi Xue, P.Eng,
• Joo Min Park, MEng, P.Eng.
• Saloni Khoja, B.Arch.
• Wei Ming Lin, P.Eng
• Rui Cong Xia, P.Eng
• Liu Sun, B.Des (Arch)
• Pamela M Jerezano, B.Arch

LAND DEVELOPMENT EXPERTS

Land Line: 905 940 9937

After Hours / Text Messages: 647 877 8262

Email: landbuildex@gmail.com 

We design true site-specific sixplexes to suit our client's dream redevelopment project. We creatively and cost-effectively try our best to incorporate everything possible on our client's dream site-specific sixplex wish list. We pride ourselves on working diligently to create real value for each client.

Our Sixplex Architectural Package to obtain Building Permits to redevelop a property with a fourplex is $6,975⁺ʰˢᵗ. For sixplexes over 4,000ft², an additional fee of $425⁺ʰˢᵗ per every 485ft² or part of it over 4,000ft² would apply. A basement walkout would cost an additional $775⁺ʰˢᵗ. An outdoor swimming pool would cost $775⁺ʰˢᵗ extra. A covered porch, outdoor deck, or balcony would cost $675⁺ʰˢᵗ additional per structure.   A Coach House, Garden House, or a Laneway Suite would cost $2,975⁺ʰˢᵗ per building. Accessory buildings, including garages, carports, sheds, workshops, and gazebos,  would cost $975⁺ʰˢᵗ per building.

Our Sixplex Architectural Package for a sixplex includes

• Site Plan
• Summary of permitted and proposed zoning provisions for lot area, building area (GFA), coverage, and grade elevations to confirm height.
• Property lines, lot area, right-of-way, or easements (referenced to a current survey)
• Overall dimensions of all buildings (width/length)
• Proposed finished first floor & basement elevations
• Location of existing/proposed buildings with overall dimensions and setback dimensions to property lines and adjacent buildings.
• Dimensioned parking areas, driveways, hard & soft landscape treatments, accessory structures (sheds, decks, detached garages, etc).
• Limiting distances for exterior wall openings

Floor Plans (Up to 3 Revisions - Any additional revisions to the Floor plans will be billed at $595⁺ʰˢᵗ per each occurrence)

Fully dimensioned, for each level showing existing & proposed uses of all spaces, including location of smoke alarms & carbon monoxide detectors, and all plumbing fixtures.

Elevations (Up to 3 Revisions - Any additional revisions to the elevations will be billed at $595⁺ʰˢᵗ per each occurrence)

• Exterior finishes with roof slopes, window/door type, locations & sizes, including height of sills above floor level.
• Exterior Cladding Materials Colour Palette Schedule
• Area of exposed building face, percentage/area of unprotected openings, and required limiting distance(s).
• Exterior decks/landings, stairs, guards/handrails.
• Floor to floor, floor to ceiling, and overall building heights.

Sections

Cross-section (s) to show existing/proposed building construction and specifications of all floor, wall, & roof assemblies.

Construction Details and Notes

Detail stairs, landings, guards & handrails.

Building materials & specifications of all wall, floor, and roof assemblies with typical wall section and typical roof detail.

Guard details, including connection details.

No additional charges for required revisions & changes to our architectural drawings and plans due to the comments from the authorities upon reviewing the drawings prepared by us.

Our Engineering Drawings Package to obtain Building Permits to have a sixplex is 6,975⁺ʰˢᵗ. For sixplexes over 4,000ft², an additional fee of $425⁺ʰˢᵗ per 485ft² or part of it over 4,000ft². Required Structural Engineering Drawings for Accessory Buildings would cost $975⁺ʰˢᵗ per building.

Stamped engineering shop drawings are required for pre-engineered floor systems and prefabricated roof trusses, and typically, the truss manufacturers may charge a fee for the stamped engineering shop drawings.

Our Engineering Drawings Package for the residential redevelopment to have a Sixplex includes:

• Structural:
• Footing/Foundation Design
• Floor Framing Plan (including posts, beams, joists, lintels)
• Roof Framing Plan
• Joist Layout
• Truss Layout

Mechanical (HVAC)

• Mechanical System Layout at each floor level
• Mechanical Details - type, location & size of equipment
• Heat Loss/Heat Gain Calculations
• Duct Design
• Ventilation Design/Calculations and
• Energy Efficiency Design Summary

The total building permit fee payable to the City of Toronto to build a Sixplex depends on the size of the proposed fourplex, including the number of plumbing fixtures.

Land Development Experts is dedicated to delivering innovative and sustainable solutions to our clients. Our experienced team is committed to excellence in every aspect of our work.

TOPOGRAPHICAL BOUNDARY SURVEY

Typically, all the construction and development projects commence with a topographic (topo) land survey. A topographic survey is the recording of coordinates and height data of natural and man-made features of the landscape for a private property, including spot elevations of important features, and requires benchmarks to which ground contours are related. The elevation or differences in elevation on the surface are shown as topographic contours, which connect points of equal elevation. Topographic Survey (Topo) and Boundary Plan of Survey can be merged onto one land survey plan or shown on separate land survey plans. Architects require Topographic Surveys (topo) to prepare proper site plans and design buildings or to decide where proposed buildings can and cannot be constructed on the property. Engineers need Topographic Surveys (topo) to prepare site grading plans, erosion and sediment control plans, drainage plans, site servicing plans, soil management plans, fill control plans, site alteration plans, and stormwater management reports. Topographic land surveys (topos) may also be used when creating plans for drainage ditches, grading, or other features, using the natural landscape as the basis for such improvements.

The typical scope of work for Topographic surveying (topo) is as follows:

Establish horizontal and vertical (geodetic) benchmarks

Determine adequate side shots (horizontal location and elevation of ground points) to provide the required data for plotting when the topographic survey is prepared

Locating natural and man-made features that may be required for the topographic (topo) survey

Calculating distances, grading slopes, and elevations needed to draw the topographic (topo) survey

Drawing the topographic (topo) survey

Required Topographical Land Survey (Topo) Scale: Metric Scale

Must be drawn to a standard scale (i.e., 1:100, 1:200, 1:500) and preferably at the same scale as the Site Plan Drawing

General Details Included in a Topographical Land Survey (Topo)

Location of all vegetation, watercourses, natural features, artificial features, including municipal appurtenances and paved areas on or adjacent to the lot

Municipal address of buildings on or adjacent to the lot

Contour lines showing variations of 300 mm in ground elevations

Spot elevations (Canadian Geodetic Datum) for significant features and along the boundary of the lot and in adjacent public boulevards

Location of existing above and below-grade utilities within the adjacent street boulevard (Site Plan Control Applications only)

Location and grade of existing trees to be preserved (if appropriate) (Site Plan Control Applications only)

Location of all at-grade, aerial, and underground utilities, including distribution lines and lateral service connections, on the public road allowances adjacent to the property

Location of existing easements and encroachments

A property's land survey plan would include the location and dimensions of property lines of a private property, survey monumentation (bars), buildings, garages, decks, pools, fences, retaining walls, and other major improvements to the property as well as easements, rights-of-way and other property interests.

An Ontario Land Surveyor is the only person who can confirm property boundaries. All legal boundary survey work in Ontario must be carried out under the supervision of a licensed Surveyor of the Association of Ontario Land Surveyors. Legal boundary surveying is also known as cadastral surveying, is commonly used in the process of purchasing real estate and the legal boundary survey plan certified by an Ontario Land Surveyor confirms that extensive boundary research has been conducted, and boundary corners have been marked with iron survey bars.

Land survey plans are not kept on file in any public registry system. Land survey plans are on file with the survey firms that prepared them. If the land was surveyed in the past, it is best to contact the Ontario Land Surveyor who performed the land survey.

A land survey plan is a representation of the physical conditions of the site at a specific point in time, and reliance on any old land survey plan should be done with caution, and with an awareness that the physical conditions of any site can change with the erection of fences, building additions, and the passage of time. A copy of an old land survey may not reflect the way your land is now, and may not be useful for legal purposes.

Boundary Plan of Survey - Legal Boundary Surveying

Cadastral surveyors provide an expert opinion on the location of boundaries. Cadastral surveyors use historical research, knowledge of statute and common law, and the latest technology in measurement and data processing.

Required Boundary Plan of Survey Scale: Metric Scale

The Boundary Plan of Survey must be drawn to a standard scale (i.e. 1:100, 1:200, 1:500) and preferably at the same scale as the Site Plan Drawing

General Details included in the Boundary Plan of Survey

•Legal description of the property

•All existing construction (up-to-date and showing distances from lot lines), including underground vaults. Boundaries, dimensions, and lot area calculations of the parcel(s) of the site

•Boundaries and dimensions of any abutting lots

•Municipal address of buildings on or adjacent to the lot

•Spot elevations along the boundary of the lot and in adjacent public boulevards

•Ravine by-law limit, if applicable. Underlying lot fabric, including lot and registered plan numbers (part lot control exemption applications only)

Easements, Reserves, Widenings

•Location, width, and area of any rights-of-way and easements affecting the site and any elements within the easements; (identification of any widenings) Site Circulation, General Parking, Accessible Parking, and Driveways

•Location, width, and names of all roads or highways within or abutting the site

Public & Private Servicing Information

•Location of existing above-grade utilities within the adjacent street boulevard (Site Plan Control Applications only)

•Location of any fire hydrants on the property or in proximity to the property

Landscaping, Grading & Retaining Walls, and Lighting

•Location of all vegetation, watercourses, natural features, and artificial features, including

•Municipal appurtenances and paved areas on or adjacent to the site

•Location and grade of all existing trees, including trees on adjacent properties within 6m of the subject site’s property lines

If you need a new legal boundary survey plan and along with a topographical survey plan of a residential lot prepared by an Ontario Land Surveyor quickly, accurately, and cost-effectively to get site plan approval and to obtain a building permit, the typical cost is as follows:

Lot Size & Cost

Up to 5,000 sq ft of Urban Subdivision Infill Lot in Toronto including Scarborough, East York, North York, Etobicoke, is $2,495⁺ʰˢᵗ  plus disbursements ($295 to $385)

Sloped and/or difficult terrain, excessive vegetation, waterfront property, and large parcels of land may cost extra.

Weather permitting, upon the receipt of all existing historical documents and plans, a new legal/boundary land survey with topographic details prepared by a licensed Ontario Land Surveyor could be completed in 2 weeks.  Boundary survey discrepancies that require resolution may delay the delivery of a boundary survey. Should the topographical survey be carried out under winter conditions, some topographical features may be covered by snow and may not be illustrated on the topographical (topo) survey.

With vast experience in municipal engineering design, we offer our clients effective, innovative, and cost-efficient Site Grading and Drainage Plans, Erosion & Sediment Control Plans, and Site Servicing Plans.  Our Licensed Professional Engineers (P. Eng.) are experienced in grading and drainage design, ensuring that each lot is properly graded and drained and does not adversely affect neighboring properties.

SITE GRADING PLAN

Our fee for the Site Grading Plan, including the Drainage Plan and Erosion/sediment Control Plan as per the Municipal Requirements/Guidelines prepared and stamped by our Licensed Professional Engineers, for a residential lot up to 7,500ft² is $1,295⁺ʰˢᵗ and would be ready in 3 to 7 business days upon receipt of all the required information and documents. For residential lots over 7,500ft², an additional fee of $195⁺ʰˢᵗ per every 5,000ft²  or part of it over 7,500ft².

If the proposed construction is expected to generate additional stormwater runoff, the municipality requires a form of stormwater management to mitigate the impacts of development on neighboring properties. The stormwater management feature may be required to retain a rainfall event through the implementation of a rainwater harvesting or infiltration system, depending on site constraints such as groundwater elevation and soil type. If inevitably required, the design of a stormwater attenuation measure, including an infiltration system like a soakaway for a residential lot, may cost $1,295⁺ʰˢᵗ and would be ready in 3 to 7 business days upon receipt of all the required information and documents. If more than one infiltration system is required, an additional design of a stormwater attenuation measure may cost $695⁺ʰˢᵗ.

If an infiltration system like a soakaway is being proposed, a test pit may be required by the municipality to confirm the clearance of the water table and soil percolation. Our fee to visit the site to observe the depth of the groundwater table, sampling, and lab analysis of one soil sample would be $695⁺ʰˢᵗ. If required, additional sampling and lab analysis of a soil sample would cost $195⁺ʰˢᵗ.  

SITE SERVICING PLAN 

If new water and/or sanitary connections are proposed, including a site servicing plan in the Site Grading Plan for a sixplex, it will cost $1,695⁺ʰˢᵗ + Disbursements to obtain the Plan-Profile Drawings from the municipal archives, costing $195⁺ʰˢᵗ per drawing - Lots fronting onto more than one street may require more than one Plan-Profile Drawing.  A minimum of 7 business days is required to obtain the Plan-Profile Drawings from the municipal archives; however, significantly longer wait times are common. For a sixplex over 4,000ft², an additional fee of $95⁺ʰˢᵗ per 1,000ft²  or part of it over 4,000ft² will apply.