The Major Street Study is part of the Expanding Housing Options in Neighbourhoods initiative, which aims to bring more housing to Toronto’s low-rise neighbourhoods. This study proposes to permit gentle intensification of residential units in areas designated Neighbourhoods by the Official Plan, along major streets as shown on Map 3 of the Official Plan.
Major streets are those transportation corridors which support surface transportation, shipping and delivery routes, and provide connectivity across the city. Major streets are identified on Map 3 – Right-of-Way Widths Associated with Existing Major Streets. To better understand the City’s major streets, you are invited to view this video.
Four guiding principles have been established for the Major Streets Study:
1. Equitable access to housing,
2. Equitable access to community,
3. Sustainability and environment, and
4. Equitable participation in redevelopment.
These principles have influenced the approach to research and review as follows:
The Major Streets Study offers the City an opportunity to investigate policies and programs that are targeted at increasing the creation of a diverse range and mix of housing options in lower density, ground related formats. Included in this are additional units to accommodate people at all stages of life, to accommodate the needs of all household sizes and incomes and provide support for expanded housing options across Toronto.
Research and analysis for the Major Streets Study has required in depth consideration of many topics, ranging from policy analysis to physical analysis of the major streets, and including review of tree planning requirements and financial feasibility analysis of the proposed building types across Toronto. To better understand the Major Streets Study approach, you are invited to view this video 
.
City Council adopted the recommendations from PH12.3 at its meeting of May 22, 2024.
At its meeting of May 9, 2024, the Planning and Housing Committee received, and endorsed, the final report from the Interim Chief Planner and Executive Director, City Planning on Expanding Housing Options in Neighbourhoods: Major Streets Study – Final Report
A supplemental report was requested with an additional analysis of the financial feasibility of the recommended built form.
At its meeting of May 22, 2024, City Council received the final and supplemental reports from the Interim Chief Planner and Executive Director, City Planning on Expanding Housing Options in Neighbourhoods: Major Streets Study (PH12.3a)
All staff recommendations, including the Official Plan Amendment and Zoning By-law Amendment were endorsed at the May 2024 City Council meeting. The final OPA and ZBLA were adopted at the June 26, 2024 City Council meeting.
At its meeting of June 26, 2024, following final amendment of the Zoning By-law Amendment, the following Official Plan amendment and Zoning By-law Amendment were adopted.
Currently, the OPA and ZBLA are under appeal at the Ontario Land Tribunal. For information about the appeal, please contact the case coordinator.
The Planning and Housing Committee will be considering the EHON Major Streets Final Report on May 9, 2024. For more information, please see the following:
The Planning and Housing Committee endorsed the contents of the report (September 14, 2023) from the Chief Planner and Executive Director, City Planning as the basis for ongoing public consultation.
The Planning and Housing Committee endorsed the contents of the report (June 15, 2022) from the Chief Planner and Executive Director, City Planning as the basis for ongoing public consultation.
The recommended Official Plan Amendment has four key amendments:
For more information, please see the Recommended Official Plan Amendment.
The Zoning By-law 569-2013 Amendment introduces land use regulations and building standards for small scale apartment buildings and townhouses to be permitted along major streets into all residential zones, in Neighbourhoods.
For more information, please see the Recommended Zoning By-law 569-2013 Amendment.
On July 16, 2019, City Council adopted Member Motion MM9.36 entitled “Expanding Housing Options in Toronto – Tackling the Missing Middle and the Yellowbelt“. The motion directed City Planning to report on options and a timeline to increase housing options and planning permissions in areas of Toronto designated as Neighbourhoods in Toronto’s Official Plan.
As part of the EHON Major Streets Study, Parcel Economics Ltd was hired to undertake Pro Forma analysis of the proposed built form across Toronto. The Financial Feasibility Analysis Report is available for your review.
Following the September 28, 2023, EHON Major Streets Proposals Report, the following community consultation events were held:
Webinars
For more information as it becomes available, please visit the City Planning Consultations page.
Community Consultation on the EHON Major Streets Study has been ongoing since 2022, with the following events held to consult on the Interim Report.
The EHON project teams have conducted 19 community and stakeholder consultation events between February 7 and May 9, 2022, all of which have provided opportunity for participants to comment on the Major Streets Study stream. The consultation events consisted of the below.
Participants highlighted the importance of continuing to look for opportunities to expand the number of housing types, work on finding ways to enhance equity of access to neighbourhood housing, encouraging new units to be designed for accessibility, and to support small scale commercial whenever possible.
February 7, 2022 – EHON Roundtable Launch event
February 22, 2022 – Scarborough-Rouge Park Ward Meeting
February 24, 2022 – Scarborough Centre ward meeting attended by over 40 residents
February 24, 2022 – EHON Roundtable Session #2 on Neighbourhood Policies
March 1, 2022 – Etobicoke-Lakeshore Ward Meeting
March 4, 2022 – School of Cities Mid-term Presentations: Analysing missing middle typologies in Don Valley Village, Willowdale, Weston, and Birchcliff areas
March 24, 2022 – EHON Roundtable Session #3 on Multiplex permissions
April 5, 2022 – EHON Public Meeting – North York
April 6, 2022 – Reddit Ask Me Anything (AMA) Event
April 7, 2022 – EHON Public Meeting – Scarborough
April 12, 2022 – EHON Public Meeting – Etobicoke
April 13, 2022 – EHON Public Meeting – Toronto East York
April 14, 2022 – Design Review Panel
April 26, 2022 – EHON Roundtable Event – Major Streets
April 27, 2022 – Twitter Spaces Event
May 7, 2022 – Jane’s Walk Events: 2 Walks and 1 Panel Event
May 9, 2022 – Confronting Anti-Black Racism Advisory Committee
The results of the Online Survey will be posted by the end of February.
The material that was available and on display at the in-person consultation events includes the following: