In June 2024, Toronto City Council adopted an Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBLA) to permit townhouses and small-scale apartment buildings along major streets in neighborhoods across the city. These amendments are currently under appeal at the Ontario Land Tribunal.
What Is the Major Streets Study?
The Major Streets Study is part of Toronto's "Expanding Housing Options in Neighbourhoods" initiative, aiming to introduce gentle intensification in low-rise residential areas along major streets. Major streets are key transportation corridors that support surface transit and provide citywide connectivity. They are identified on Map 3 of the Official Plan.
Guiding Principles of the Study
The study is guided by four principles:
Equitable Access to Housing: Ensuring diverse housing options are available to all residents.
Equitable Access to Community: Promoting inclusive community development.
Sustainability and Environment: Encouraging environmentally sustainable development practices.
Equitable Participation in Redevelopment: Involving all community members in redevelopment processes.
These principles have shaped the study's approach, including policy analysis, design considerations, financial feasibility assessments, and the identification of opportunity areas for redevelopment.
Current Status
As of January 2025, the OPA and ZBLA adopted by City Council are under appeal at the Ontario Land Tribunal. The outcome of these appeals
Potential Impact on Development
If upheld, these amendments could significantly impact the development landscape along Toronto’s major streets. By allowing townhouses and small-scale apartment buildings, the city aims to address the growing demand for housing while maintaining the character of neighborhoods. These changes will:
Increase Housing Supply: The zoning amendments provide opportunities for more diverse and affordable housing options in neighborhoods that previously allowed only single-family homes.
Encourage Transit-Oriented Development: With major streets being key transit corridors, the amendments align housing development with sustainable transportation planning.
Support Community Growth: By enabling moderate intensification, neighborhoods can see a rise in local amenities, businesses, and services that cater to the growing population.
Balance Neighborhood Character and Growth: The design guidelines ensure that new developments respect the existing character while introducing modern housing solutions.
How This Affects Property Owners Along Major Streets
Property owners along Toronto's major streets may now find themselves in an advantageous position to benefit from these changes. With the potential to develop multi-unit buildings or townhouses, property values may increase, and opportunities for redevelopment and investment will expand.
Whether you’re a homeowner, developer, or investor, understanding the nuances of the proposed changes is essential for making informed decisions.
Let’s Discuss Your Property
If you own property along one of Toronto’s major streets, now is the time to explore how the proposed zoning bylaw changes could work in your favour. Our Toronto urban planning firm specializes in urban planning and can help you navigate the complexities of these amendments, assess your property's potential, and plan for the future.
Contact us today to schedule a consultation and to find out if your property is affected by the new proposed major streets zoning by-law amendment. Together, we can make the most of this exciting opportunity in Toronto’s evolving urban landscape.

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