*** Please note: Rather than adding all the maps here and making this a very lengthy article, you will find DIRECT links to all the maps at the bottom of this article. These maps cover all 120 station areas, and each opens in a pdf that allows for zooming in and out as required. Some maps overlap others – that is, you might find the same station area on more than one map.
Follow the developments right HERE with our EHON online leaning course. This is the place to get early, concise information on this initiative as it comes into force this spring.
The very best place to learn more, and stay up-to-date with all the changes, is with our $99 online EHON course. Members there will receive immediate real-time updates when the changes come into force, and when and where adjustments are made. $99, register HERE.
Key details include:
- Scope: The changes apply to 120 Major Transit Station Areas (MTSAs) and Protected Major Transit Station Areas (PMTSAs) across Toronto. These are generally areas within a roughly 10-minute walk (approximately 500–800 metres) of existing or planned higher-order transit stations.
- Background and Timeline:
- In August 2025, Ontario’s Minister of Municipal Affairs and Housing approved (with modifications) Official Plan Amendments establishing boundaries and policies for these 120 areas (25 MTSAs and 95 PMTSAs).
- This approval increased permitted building heights and densities.
- The City is now updating its zoning bylaws to implement these as-of-right permissions (meaning developments meeting the rules can proceed without rezoning in many cases).
- Zoning updates are expected to be brought to City Council in the second quarter of 2026 (spring 2026), with public engagement ongoing (open houses and town halls have now concluded in January–February 2026).
- Main Changes to Heights and Density (based on provincially mandated minimums the City must allow):
- Within 0–200 metres of a station: Permitted Floor Space Index (FSI/density) of at least 8, with building heights up to 30 storeys (especially on larger sites that can support multiple towers).
- Within 200–500 metres of a station: Permitted FSI of at least 6, with building heights up to 20 storeys (on suitable multi-tower sites).
- Within the rest of the station area: residential buildings up to 4 storeys.
- These are minimum permissions the zoning must enable; actual approvals may vary based on site context, but the goal is to unlock more housing near transit.
- Additional Aspects:
- The changes promote more housing units, mixed-use development, jobs, and complete communities while aiming to ensure new builds fit into neighborhoods.
- Inclusionary Zoning (requiring a portion of new units to be affordable, e.g., up to 5% for 25 years) is now in effect in many PMTSAs (around 89 areas), though the Province proposed in January 2026 to pause new requirements in Toronto (and some other cities) until July 2027 to encourage faster construction.
- Parking minimums are reduced or eliminated in many cases to prioritize transit use.
These updates are intended to accelerate housing construction near transit, reduce car dependency, and create more vibrant, connected neighborhoods. The process is ongoing, so final zoning details may evolve slightly before Council approval.
So for example, the areas in BLUE in the map above can have 30-storey buildings. The ORANGE area can have buildings up to 20 storeys. And then the remainder of the area inside the heavy BLACK line can have 4-storey buildings. At the bottom of this article you will find direct links to maps for all areas of Toronto.
From the City website:
The Minister of Municipal Affairs and Housing’s decision 
increased the density and heights that Toronto’s City Council had approved for lands in the station areas. The City must now update its zoning by-laws to allow for the following building heights and densities:
- On large sites (that can fit three or more towers) designated as Mixed Use Areas, Apartment Neighbourhoods or Regeneration Areas in Toronto’s Official Plan:
- Within 200m of a station: buildings of up to 30 storeys.
- Between 200m and 500m of a station: buildings of up to 20 storeys.
- Taller buildings may be allowed if a block plan is provided that includes elements such as public streets, parks, open spaces, public art and a mix of building types.
- On sites designated as Mixed Use Areas, Apartment Neighbourhoods or Regeneration Areas in Toronto’s Official Plan:
- Within 200m of a station: buildings with floor areas of 8 times the area of the lot (8 FSI – see below).
- Between 200m and 500m of a station: buildings with floor areas of 6 times the area of the lot (6 FSI – see below).
- On sites designated as Neighbourhoods in Toronto’s Official Plan:
- Within 200m of a station and on Major Streets (shown on Official Plan Map 3
): residential buildings up to 6 storeys. - Within the rest of the station area: residential buildings up to 4 storeys.
- Within 200m of a station and on Major Streets (shown on Official Plan Map 3
Also from the City of Toronto website:
Select a Community Council District or Ward to View Detailed Maps of the Major Transit Station Areas (opens a PDF)
Our team is working on providing fully accessible documents for the Major Transit Station Area Maps. If you require assistance understanding our maps or any other content, please contact the Station Area Zoning Project team at 416-338-5600 or mtsazoning@toronto.ca.
- Etobicoke York
- Ward 1 – Etobicoke North
- Ward 2 – Etobicoke Centre
- Ward 3 – Etobicoke-Lakeshore
- Ward 5 – York South-Weston
- Ward 7 – Humber River-Black Creek
- North York (February 3, 2026: Updated maps showing delineations for Downsview Park, Sheppard West, and Wilson Stations)
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- Ward 6 – York Centre
- Ward 8 – Eglinton-Lawrence
- Ward 15 – Don Valley West
- Ward 16 – Don Valley East
- Ward 17 – Don Valley North
- Ward 18 – Willowdale
- Scarborough
- Ward 20 – Scarborough Southwest
- Ward 21 – Scarborough Centre
- Ward 22 – Scarborough-Agincourt
- Ward 23 – Scarborough North
- Ward 24 – Scarborough-Guildwood
- Ward 25 – Scarborough-Rouge Park
- Toronto and East York