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Toronto’s North York Centre Secondary Plan is undergoing a comprehensive review to guide future development in the district and adjacent blocks. Stretching along Yonge Street from Highway 401 north to Drewry and Cummer avenues, it has evolved over decades from a suburban grid of residential streets into a transit-oriented region with over 50,000 residents and 35,000 employees.
Revisions to the Planning Act, including measures introduced through Bills 23, 97, and 185, have changed how municipalities manage growth. These reduce regulatory oversight for smaller developments, exempting most residential projects with up to 10 units from Site Plan Control. Updated rules also shift how parkland dedication is calculated, lowering maximum rates and introducing exemptions for affordable units.
Meanwhile, the former Section 37 framework for securing public benefits has been replaced with Community Benefits Charges, which now require developers to contribute to amenities like parks and cultural spaces based on a defined formula. Inclusionary zoning regulations have also been adjusted, introducing a standardized affordability framework that requires certain new developments to allocate a portion of units for below-market housing.
The proposed Provincial Planning Statement, set to replace the existing 2020 version, introduces further changes that would impact North York Centre. The new framework eliminates the Urban Growth Centre designation and removes the requirement to meet minimum density and intensification targets, except within designated Protected Major Transit Station Areas (PMTSAs).
Now, an update to the North York Centre Plan seeks to balance new development pressures with local priorities. It proposes an expanded boundary that would extend eastward to Willowdale Avenue, incorporating additional areas to support growth, with areas like Central Finch, Sheppard Lansing, and Sheppard Willowdale identified for potential growth zones. This expansion would include the district’s three MTSAs, one centred around each subway station in the area: Sheppard-Yonge, North York Centre, and Finch. While the plan introduces new mid-rise development along Doris Avenue and Beecroft Road, some low-rise residential neighbourhoods east of Doris would be preserved to ensure a broader range of housing options. The extension also aims to create new mixed-use corridors along Empress Avenue and Willowdale Avenue.
Responding to community feedback, the Emerging Preferred Option encourages a broader mix of building types to meet the needs of families, seniors, and diverse household sizes, including family-sized units and affordable rentals. The tallest buildings would be concentrated along Yonge Street, with mid-rise development positioned along Doris Avenue and Beecroft Road. Inclusionary zoning requirements would ensure that future developments near major transit stations dedicate a portion of units to below-market housing. Further east, some low-rise residential neighbourhoods would be maintained to provide a balanced range of housing forms.
While expanding residential options, the plan also emphasizes the area’s continued role as a major employment hub, with policies that support office and retail growth to maintain North York Centre’s economic presence. Efforts to enhance community services are also prioritized, with new schools, childcare facilities, and recreational amenities identified.
It also proposes changes that would extend development into areas traditionally considered part of Toronto’s “yellowbelt” — low-rise residential zones that have historically resisted intensification. Proposed mid-rise development east of the Centre introduces a shift in density patterns that could face some community resistance.
This option also prioritizes improved connectivity across North York Centre, with new east-west routes designed to make walking and cycling safer and more accessible. Shared mobility hubs are proposed near transit stations and major development blocks to reduce reliance on private vehicles, offering integrated access to bike-share, car-share, and ride-share services.
In addition to approved transportation projects such as the Yonge North Subway Extension and Transform Yonge, the plan identifies potential future improvements like the Sheppard Line 4 Subway Extension and Finch West LRT East Extension, as well as upgrades to the Yonge Street and Highway 401 interchange. Plans also call for a signature trail along Wilket Creek that would connect green spaces while celebrating the area’s historical watercourse. The plan also outlines new linear parks and greened “parkways” along Doris Avenue and Beecroft Road, alongside a potential transformation of the Finch Hydro Corridor into a recreational space if TTC parking requirements at Finch Station are revised.
In-person workshops, pop-up events, and online surveys allowed residents to voice their priorities. With the updated North York Centre Secondary Plan advancing through its review process, the next steps will focus on finalizing the preferred growth strategy and developing an implementation framework.
UrbanToronto will continue to follow progress on this plan, but in the meantime, you can join in on the conversation in the associated Forum thread or leave a comment in the space provided on this page.
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