Recent provincial and municipal initiatives are guiding Toronto’s growth by encouraging higher-density, transit-oriented development, supporting the delivery of new housing, while integrating planning & affordability requirements.
The Province has set a goal of delivering 1.5 million new housing units over the next 25 years. To support this objective, new provincial legislation introduced in the summer of 2025 enables higher residential densities near Major Transit Station Areas (‘MTSAs’).
In alignment with this direction, the City of Toronto has adopted city-wide Official Plan Amendments identifying 120 MTSAs around TTC subway stations, GO Transit stations, and proposed LRT stops, with 95 of these designated as Protected Major Transit Station Areas (‘PMTSAs’).
An MTSA is an Official Plan overlay applied to lands within approximately 500m to 800m of a transit station, designed to accommodate growth. MTSAs should be designed to meet provincially mandated minimum densities of 200 residents and jobs per hectare around subway stations, 160 around LRT stations, and 150 around GO Transit stations.
PMTSAs are a subset of MTSAs with additional requirements, including minimum Floor Space Index (‘FSI’) and mandatory inclusionary zoning for affordable or attainable housing. Both designations reflect the City’s vision for high-density, mixed-use development that fosters a transit-oriented and walkable urban environment.
The updated Official Plan provides additional guidelines to develop near MTSAs and PMTSAs.
In the Residential Neighbourhoods designation, apartment buildings up to six storeys are allowed within 200m of transit stations or along major streets, while smaller multi-family buildings like four-storey apartments and multiplexes are allowed within the broader MTSA. This gives developers flexibility to add new housing without disrupting the look and feel of the neighbourhood.
In Mixed Use Areas, Apartment Neighbourhoods, and former Employment Lands designations, denser podium-style buildings (up to a FSI of 8) are allowed within 200m of transit stations, with less dense buildings (up to a FSI of 6) are permitted within 300m of the station. Developers would be permitted to explore taller buildings near transit lines but would have to step down their heights the further they are from transit stations
On large sites with multiple towers, buildings can reach up to 30 storeys within 200m of transit stations and up to 20 storeys within 500m of transit stations. Additional height may be possible if the development includes new streets, parks, and a mix of building types. Proposals must also fit well with the surrounding neighbourhood.
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LANDx Developments brings extensive experience delivering major mixed-use developments in urban centres across Ontario, including projects in Mississauga, St. Catharines, and Kitchener.
Our recent work on a 19-storey mixed-use development at the intersection of 69-87 Geneva and 161 Church Streets in Downtown St. Catharines required close coordination with municipal staff to achieve outcomes aligned with density, built form, and transportation objectives. The site is located within an urban growth centre, directing intensification and density within established downtown areas that have existing municipal services.
This experience positions us well to support developers pursuing development opportunities within Toronto’s MTSAs and PMTSAs. We provide comprehensive planning services, including Provincial Policy, Official Plan, and Zoning reviews, preparation of complete applications, and collaboration with municipal staff to make your development a reality.