Is anyone truly in support of the mid-block 8-plex infills?
I am pro density, pro infill, pro affordability. However I am losing my mind on trying to defend and find any reason to support the mid-block 8-plexes. I realize that the loudest voices are often the angriest- but I’ve yet to come across anyone in support of this level of infill. Why is council not listening to or acknowledging this resounding opposition? Is there a large body of people truly in support of this that is seeing something I’m not? I’m struggling to see the pros - and I want to, if there truly are some that outweigh the negatives.
For those in support, please enlighten me. I’d like to hope I’m looking at this from a lens that supports a diverse, affordable inner city and am not spewing NIMBYism. I’m just a loss here on the positives. With this degree of community unrest about the topic, I’m curious why council can’t press pause on the new bylaw like Calgary did?
The 8-plexes are almost exclusively being purchased as single title dwellings to rent out. Rentals are important and there was a shortage of them at one point. I want rentals in my neighbourhood of varying housing types. But as I’m seeing every single older home turned into an investment opportunity, I’m not so sure if we are taking it too far.
These pose several issues:
Where are the houses that are afforable to purchase in these core communities? The 1950s bungalows are being sold off market directly to investors, and first time home buyers are not even given a chance.
Ok let’s say that’s fine. If the run down 50’s bungalow was purchased then maybe there will be some smaller homes being built on the lot I can purchase? Nope. Not a single new infill townhome unit has hit the market in my community in 4 years. They are are all listed as a single buildings for $1m+ targeted solely at investors. So new buyers are not able to buy into this community - no older home options as they don’t even hit MLS and if they do, are scooped up by predatory out-of-province investors AND no new affordable housing options are going in with the opportunity to purchase. I have seen almost no single family or duplex homes built on these lots in years, and no to-purchase townhome options. How is this bridging a gap for affordable home ownership? Sure there is the increase supply argument - but these are all rentals! Does decreased rents from over supply improve the housing market in a meaningful way that promotes ownership in core communities? No. So now that someone can’t afford to purchase a home in these communities, are we not just pushing them to greenfield developments?
The rents are not affordable and several units in my community sit vacant. True affordable housing options isn’t simply over flooding the market with rentals to increase supply. It is intentionally positioned, affordable housing that is mindful of location, accessibility, walkability, amenities etc.
Can we realistically say that having a mid-block 3 story 4-plex won’t affect my property value? It will. Why would someone want to buy a home if I had 8 plexes on either side? As much as I hate to be that person, the density of these units is undoubtedly going to cause issues with parking and privacy. The infrastructure is another concern- whether true or not, the perception of strained neighborhood infrastructure is going to affect value. This feels unfair if this cost only comes with the benefit of lining a Toronto based investor’s pocket who has no stake in the community.
The trees :( How do you preserve existing trees in a yard that are 75 years old and healthy if the goal is to maximize site coverage? The measly incentives to preserve these trees are completely ineffective when an investor can double their monthly rental income. Sure, City owned boulevard trees are protected, but the trees in the yards should be valued much more than they are.
I think 8-plex rentals can work great on corner lots. They are a great way to increase density, add to the diversity of our communities and have a positive impact on sprawl. They also make sense from a parking, privacy and streetscape perspective.
It would just be nice to see benefits to this blanket zoning that feels so thoughtless and dismissive of people’s concerns right now. Is council too proud to go back and press pause, even when this clearly isn’t working? Why has there been no comment from anyone on this lately? Maybe the bigger issue is the federal incentives, but pressing pause on the blanket zoning would help reduce the number of these types of purchases.
Ugh I want to love infill and defend it in its entirety, but I’m struggling. I think my love for it has its limits.
TLDR: Why are mid block 8-plex rentals a positive for the City? What is council seeing that I’m not?