planning & development

MAJOR TRANSIT STATION AREAS: AN UPDATE

GYRA has been following the Province’s Major Transit Station Area (MTSA) policies because they could have a significant impact on future development in Yorkville.

MTSAs are areas generally within a 10-minute walk of major transit stations where the Province wants to encourage more housing and employment. Yorkville is directly affected because we have Bay Station and Bloor-Yonge Station at the heart of our community.

What has happened?

On August 15, 2025, the Ontario Minister of Municipal Affairs and Housing approved Toronto’s Official Plan amendments establishing 120 Major Transit Station Areas and Protected Major Transit Station Areas (PMTSAs) across the city.

The Provincial decision increased some of the building heights and densities that Toronto had originally proposed. For qualifying larger sites within PMTSAs, the new framework generally requires zoning to permit:

  • Up to 30 storeys within 200 metres of a subway station;

  • Up to 20 storeys between 200 and 500 metres; and

  • Minimum development densities of 8.0 FSI within 200 metres and 6.0 FSI between 200 and 500 metres.

These provisions do not mean that every property in Yorkville can automatically be redeveloped to 20 or 30 storeys. Other City policies continue to apply, including those dealing with heritage, building design, parks, public spaces, servicing and the transition to existing neighbourhoods.

The Bloor-Yonge and Bay PMTSA areas extend well beyond the subway entrances and encompass a substantial portion of Yorkville, including Bloor Street, Bay Street, Cumberland Street and Yorkville Avenue.

What happens next?

The Province has established the policy framework. The next step is for the City of Toronto to translate those policies into detailed zoning regulations that will determine what can actually be built on individual properties.

City Planning has been working on this since the Provincial decision and conducted public consultations earlier this year. The timetable has since been delayed while the City assesses the implications, including changes involving site-plan control and parkland dedication.
Once the City’s draft zoning by-law and maps are ready, they will be available for public review and comment before going to City Council.

Why GYRA is watching

The MTSA policies could bring considerably more development to parts of Yorkville. GYRA will therefore be watching the City’s proposed heights, densities and building forms, particularly how new development relates to existing buildings and neighbourhoods.

We will also be paying attention to heritage, streetscapes, parks, traffic, infrastructure and the overall character of Yorkville.
The Provincial framework is now in place. The important next step — determining exactly how it will affect individual properties — is still to come. The new zoning recommendations will likely come forward in the first quarter of 2027 once the new council is conducting regular business.

GYRA will continue to monitor the process and keep residents informed as the City’s detailed proposals and opportunities for public input become available.