In theory it sounds great. Short terms, ensure a constant turnover every twelve years.  Here are the problems in reality. Developers apply for projects in a timely manner. They are aware of when elections are and fund candidates accordingly. If they were to put term limits, the number of planning applications would triple in the final years. If the current councillor won't support the development, then they will fund someone who will.  Applications and appeals at the OMB can take 5 years, a change in concurrent leadership will hinder the process. What happens if there are no great candidates willing to run, will they choose the best of those candidates running, rather then an effective current Councillor?  The majority of current City Councillors would no longer be able to run for office in 2014.  It undermines democracy.  If people make their way out to vote for an incumbent on election day, its because they feel like they are doing a good job. Who are we to tell them they cannot vote for someone?