Toronto Proposes As-of-Right Zoning for Mid-Rise Buildings Along Major Avenues to Increase Housing Supply

Toronto’s new zoning policy proposal could streamline mid-rise developments on key streets, offering a crucial step in alleviating the city’s housing shortage. By simplifying permissions on designated Avenues, this policy supports Ontario's housing goals with a balanced approach to urban density and accessibility.

Key Takeaways:

Toronto City Council is considering a new policy for as-of-right zoning for mid-rise buildings on major streets, known as "Avenues," to streamline development and address the housing crisis.
If approved, the policy would allow for mid-rise buildings up to 11 stories, significantly increasing housing density on these key routes.
The policy aims to meet Ontario’s ambitious housing target of 285,000 new homes by removing zoning barriers and supporting transit-oriented growth along major streets.
The plan is part of Toronto’s Housing Action Plan, supporting urban intensification, mixed-use development, and modernized design standards for public spaces.

Toronto’s bustling streets could soon host a wave of mid-rise buildings as the city plans to introduce as-of-right zoning for structures up to 11 stories high. This significant shift, aimed at easing Toronto’s housing supply issues, would cover all designated Avenues—major thoroughfares officially earmarked for higher density under the city's urban design strategy. If approved, this policy would remove administrative hurdles, making it easier, faster, and more affordable to develop housing along these high-traffic routes.

The demand for additional housing supply in Toronto is at an all-time high. Urban planners and policymakers hope that the expansion of mid-rise zoning will alleviate some of the pressures exacerbated by the city's high immigration rates, which continue to drive population growth and housing demand despite recent immigration restrictions.

A Look Back at Mid-Rise Development in Toronto

Toronto’s approach to mid-rise buildings on avenues isn't new. The city first introduced guidelines for these developments in 2010 under the Avenues and Mid-Rise Buildings Study and Performance Standards. Since then, Toronto has completed over 136 mid-rise buildings along these routes. However, recent consultations and planning assessments identified even more opportunities, estimating that nearly 120 kilometers of additional streets could be classified as Avenues.

Streamlined Zoning and New Performance Standards

Under the proposed update, zoning permissions for mid-rise buildings along Avenues will align with a more simplified and standardized model, eliminating the need for individual zoning applications on specific sites. Property owners may request special approval for structures exceeding 11 stories, but the general intent is to permit mid-rise developments as a standard across these corridors. The new policy would also introduce fresh urban design standards, ensuring these developments integrate well with existing neighborhoods while promoting attractive public spaces.

In addition, the updated guidelines include height transitions for rear buildings to minimize shadows and preserve the character of adjacent, smaller-scale neighborhoods. These policies are designed to support the province’s housing goals, with Toronto aiming to help Ontario achieve a target of 285,000 new homes over the next decade. Estimates suggest these zoning updates could lead to an additional 61,000 housing units—almost triple the number possible under current standards.

Supporting Density Along Major Transit Routes

The new zoning rules would especially favor neighborhoods close to transit hubs, categorized as Major Transit Station Areas (MTSA) and Protected Transit Station Areas (PTSA). These areas are a focal point of Ontario’s density mandates, aligning new housing development with public transportation to reduce reliance on cars and enhance urban accessibility.

For those following Toronto’s zoning and housing policy updates, these potential changes are an extension of recent efforts to increase “gentle density” through measures like the legalization of laneway housing and garden suites and the recent approval of multiplexes of up to four units in every Toronto neighborhood. The mid-rise expansion represents a bridge between these small-scale initiatives and high-density high-rises, creating a balanced approach to meeting housing demands.

The latest figures underscore the urgency of supply-side solutions. With Ontario's goal of 285,000 new homes by 2034 looking increasingly ambitious, Toronto's focus on mid-rise buildings along Avenues represents a significant effort to close the gap in housing supply, modernize the urban landscape, and accommodate the city’s growing population.

Source: Storeys

Real Estate News

Toronto Proposes As-of-Right Zoning for Mid-Rise Buildings Along Major Avenues to Increase Housing Supply