Building a More Livable Toronto

The City of Toronto is implementing several major planning studies to address the housing crisis. These initiatives focus on increasing housing supply, creating more diverse housing options (the "missing middle"), and building more complete, transit-friendly communities. This guide helps you understand the key proposals, their status, and how they will shape our city.

Major Streets Study

Up to 6 Storeys

Focuses on adding "gentle density" like townhouses and small apartment buildings on major residential streets, helping to fill in the "missing middle" between single-family homes and high-rises.

Avenues Policy Review

Up to 14 Storeys

Enables mid-rise buildings along Toronto's main arterial roads ("Avenues"). Building height is tied to the street's width, concentrating growth along transit corridors.

EHON: Major Streets Study

Part of the "Expanding Housing Options in Neighbourhoods" (EHON) initiative, this study permits more housing types on major streets within areas previously zoned for low-density housing. The goal is to speed up development by creating as-of-right permissions.

4-6

Storeys Max Height

60

Max Units / Lot

As-of-Right

Zoning Approval

"Missing Middle"

Housing Focus

2023

Proposals Report released, followed by public consultations in October to gather community feedback on the initial concepts.

April 2024

The Final Report is presented to the Planning and Housing Committee, incorporating feedback and finalizing recommendations.

May 2024

Toronto City Council officially adopts the recommended Official Plan and Zoning By-law amendments, putting the new rules into effect.

2025+

Implementation and monitoring phase begins. The city tracks the effectiveness of the new policies in creating new housing units.

Avenues Policy Review

This initiative focuses on intensifying development along Toronto's Avenues—major arterial roads that can support growth and transit. The policy allows for mid-rise buildings with heights directly related to the width of the street they front.

5-14

Storeys Contextual Height

455km

Total Avenues Network

Transit-Oriented

Growth Focus

Mid-Rise

Building Form

Feb 2025

Phase One adopted by City Council. This expanded the Avenues network by 283 km and streamlined study requirements.

June 2025

Phase Two work plan adopted. This phase focuses on creating as-of-right zoning permissions for mid-rise buildings on Avenues.

Late 2025

Initial studies for Phase Two begin, starting with wards in Toronto/East York, with a report targeted for December 2025.

2026+

Phase Two continues, prioritizing wards with major transit stations (subway, LRT) before moving to all remaining wards.

Retail in Neighbourhoods Study

This study aims to create more complete communities by allowing small-scale retail, service, and office uses within residential neighbourhoods. The goal is to support daily life, enhance walkability, and add vitality to local streets. The proposals differentiate between properties on major streets and those in the neighbourhood interior.

★

Neighbourhood Interior

For properties deep within neighbourhoods, off the main roads:

➤Permissions limited to a small retail store (e.g., corner store).
➤An optional small cafe may be permitted within the store.
➤Generally restricted to corner lots or sites adjacent to parks and schools.

★

On Major Streets

For residentially-zoned properties that front onto a Major Street:

➤Broader range of uses allowed, including small shops, services (e.g., dry cleaner), cafes, and offices.
➤Encourages mixed-use buildings, with residential units above or beside the commercial space.
➤Aims to activate the streetscape and support the increased residential density from other initiatives.

Status: In Progress

Phase 3 consultations and community feedback surveys were active in 2025 to refine the final zoning proposals.

Urban Design Guidelines

To ensure new developments contribute positively to the city, Toronto maintains detailed design guidelines. These documents outline principles for building form, public space, and neighbourhood integration. Select a building type to see a simplified overview of its key design principles.

Impact on Housing

The primary goal of these initiatives is to significantly increase Toronto's housing supply and improve affordability. By enabling more density and a greater variety of housing types, the city aims to meet the needs of its growing population and create more inclusive, mixed-income communities.

Potential Housing Growth Drivers

What is "Affordable Housing"?

Policies like Inclusionary Zoning mandate that new developments include affordable units. In Toronto, this generally means:

5% of Units

must be set aside as affordable in applicable developments.

25 Years

is the minimum period these units must remain affordable.

This targets households earning between ~$44,000 and $112,000 annually, depending on household size.