Blanket “as-of-right” zoning across the City is the new planning regimen in Toronto. As-of-right multiplexes (fourplexes in Ward 15), garden suites, and laneway suites are now permitted in the Neighbourhood-designated areas under the Enhanced Housing Options in Neighbourhoods (EHON) program.
Next up, for review and approval, is a program for intensification around the Major Transit Station Areas (MTSA) on subways, LRTs and the GO system. The Provincial Planning Statement (2024) requires municipalities to plan for at least 200 residents + jobs per hectare around subway, LRT and GO stations to increase housing near transit.
Program background
The MTSA and Priority Major Transit Area (PMTSA) program aims to intensify the areas around the stations, based on rings at 200 and 500 metres – characterized as a “10-minute walk.” The City submitted a proposal to the Province in 2022, and in August 2025, the Province approved Toronto’s 120 proposed P/MTSAs and the core permissions tied to them, and required the City to develop a plan to align the zoning bylaws with the P/MTSAs. A Zoning Implementation Plan is expected to come to Council for approval in July 2026, the last Council meeting before the break for the municipal elections in October.
In December 2025, the Province proposed a “pause” in the “Priority” MTSA provision, which would have mandated inclusive zoning for affordable housing in the area. The Leaside station was designated a PMTSA, but not the Laird station, with no rationale or explanation provided for their different status. But in any case, this sweetener is now off the table.
City Planning is currently drafting the zoning bylaw changes needed to implement the “as-of-right” permissions and has been conducting public consultations.
In the weeds summary of the proposals
1. P/MTSA boundaries and 200m and 500m zone lines
- -The overall P/MTSA boundary (the solid black line on the maps) is fixed but City Planning has some flexibility to adjust the exact placement of the 200m and 500m rings around stations.
2. Zoning permissions by Official Plan land use designation Mixed Use Areas, Apartment Neighbourhoods, Regeneration Areas (but not Neighbourhoods, Employment Areas).
- -Within 200m of a station: up to 30 storeys on large sites or up to FSI of 8.
- -Between 200 and 500m of a station: Up to 20 storeys on large sites or up to FSI of 6.
- -Even greater height/density may be possible with a comprehensive plan that delivers public benefits (e.g. parks or new streets).
Neighbourhoods
- -Within 200m of a station: up to 6 storeys (residential).
- -Elsewhere within the P/MTSA boundary: up to 4 storeys.
What does this mean for Leaside?
- Up to six storeys are mandated by the Province within the proposed boundaries. Yet when multiplexes came to City Council there was a downtown/suburban split and districts other than Toronto–East York (North York, Etobicoke-York and Scarborough) did not opt in to sixplexes (they hung with fourplexes). Is the City now trying to force sixplexes on the whole city and blame the Province?
- Leaside’s Neighbourhood-designated lands appear to escape the major intensification mandated for Mixed Use, Apartment Areas, and Regeneration Areas. But maybe not, as the Avenues Policy Review is rolling out across the City. In the Ward 9 and 11 pilot, several Avenues were redesignated from Neighbourhoods to Apartment Neighbourhoods or Mixed Use Areas. When this planning exercise reaches Ward 15 there will be pressure for more Avenues in Leaside to be redesignated. Avenues designation allows midrise – generally 6–14 storeys – and if the Avenue is within a P/MTSA, 20–30 storeys on qualifying sites.
An unfortunate consequence of this plan for intensification is to create “zones in transition” and uncertainly about the future of the neighbourhood. More broadly, it raises questions about the plan for the additional infrastructure to meet the need for the new people, including schools, healthcare, and community centres.
Given that this program is driven by the Province, with City acquiescence, does public feedback still matter? In-person and virtual public consultation sessions are complete, with input to planning staff requested by Feb. 19. Staff will then report to the Planning and Housing Committee and to City Council this spring (dates to be confirmed).
What can you do?
Study the information available on the City’s website1 and share your concerns with the councillor. The Leaside Residents Association will be developing submissions to Committee and Council and will be looking for your support.
1 Further information on the Zoning Implementation planning exercise is available here: Zoning for Major Transit Station Areas toronto.ca/StationAreaZoning
MTSA maps for Leaside station (page 17) and Laird station (page 18) are available here: City planning zoning for major transit station areas – North York https://www.toronto.ca/wp-content/uploads/2026/02/957d-city-planning-zoning-for-major-transit-station-areas-north-york.pdf
