Ontario Construction News staff writer
The City of Toronto is moving toward the final stage of implementing provincially mandated density increases around major transit hubs, with zoning bylaw changes for 120 station areas expected to be brought before city council in the second quarter of 2026.
The zoning updates follow a final decision by Ontario’s minister of municipal affairs and housing in August 2025 approving Official Plan Amendments for 25 Major Transit Station Areas and 95 Protected Major Transit Station Areas across Toronto. The minister’s decision increased the building heights and densities permitted within these areas and is not subject to appeal.
The station areas — collectively known as P/MTSAs — generally cover lands within about 500 to 800 metres, or a 10-minute walk, of subway stations, GO Transit stations and streetcar or light-rail stops. While the province approved higher development permissions, the decision did not alter council-adopted station area boundaries or the minimum density requirements that apply in protected station areas.
City officials say staff are now working to update zoning bylaws to allow the new heights and densities as-of-right, a move expected to unlock significant construction activity near transit corridors and provide greater certainty for residential and mixed-use development.
As part of the zoning rollout, the city has launched a public engagement program, with six virtual and in-person sessions scheduled between Jan. 21 and Feb. 12. The sessions will focus on how increased density will be implemented on the ground, including building height and massing, approaches to integrating new development into existing neighbourhoods, public realm considerations and sustainability objectives, as well as the precise boundaries where new zoning standards will apply.
City staff say the engagement process will inform the final zoning framework ahead of the council report expected later this year. Once adopted, the new zoning permissions would align Toronto’s land-use rules with provincial growth requirements and pave the way for higher-density construction in areas served by rapid transit.
Further details on the proposed zoning permissions and the engagement schedule are available on the city’s website at toronto.ca/StationAreaZoning.
