City of Toronto staff presented updates to the City’s inclusionary zoning policy, reflecting new provincial requirements for affordability targets and timelines.
On Nov. 6, 2025, the City of Toronto held an inclusionary zoning information session to review its updated policies. The changes were made to “align with the new provincial rules,” according to the City’s website.
The online meeting began with an introduction into the HousingTO 2020-2030 Action Plan, with inclusionary zoning as one of 76 actions.
The policy requires affordable housing in new residential developments to be located near public transit. In November 2021, the City approved a policy that required these new developments to include five to 10 per cent affordable housing for 99 years.
In May 2025, the Province released a new regulation that caps the requirement to five per cent and shortens affordability to 25 years. The policy took effect in August of this year.
Christine Ono, the City’s project manager of housing policy, outlined three key principles of the inclusionary zoning policy:
- Increase the number of affordable housing
- Increase more inclusive and equitable communities
- Continue to encourage market housing development by supporting a diverse range of housing supply
Jeffrey Sabiston, an attendee, asked what the City planned to do in order to “facilitate construction of affordable housing on its side.” He also asked how the City will improve the process.
Ono said inclusionary zoning is only one tool the City is developing to increase affordable housing. “The City is also leveraging its own lands [. . .] as well as making updates and changes to streamline the development approval process,” she said.
Michael Backs of the Housing Secretariat said the City is building affordable housing through a public builder model.
Backs said the City launched multiple programs under the Rental Housing Supply Program. It provides capital grants and incentives to support the housing sector by increasing the number of non-market homes, he said.
Ono said affordable housing refers to the City’s official plan definitions which is an income-based approach. A two-bedroom affordable rental unit in the city would cost just under $2,000 monthly.
“Generally, the rents provided would support households earning around $40,000 to just over $100,000,” said Ono. She said creating affordable housing through the policy would support people who are not eligible for social housing because they earn too much, but also cannot afford market rents or ownership prices.
Ono said 98 per cent of the “City’s current development pipeline are not subject to inclusionary zoning requirements. And so that really reinforces that inclusionary zoning is a forward-looking policy.”
She said the change will be slow over time and increase affordable housing.
The City will report annually on inclusionary zoning, Ono said, beginning a year after its implementation and they are committed to monitoring and reporting its outcomes, such as the number of units secured. This information will be public next year, said Ono.
Key takeaways
- The City of Toronto held an inclusionary zoning information session to review its updated policies. The changes were made to “align with the new provincial rules,” according to the City’s website.
- In May 2025, the Province released a new regulation that caps the requirement to five per cent and shortens affordability to 25 years. The policy took effect in August of this year.
- Ono said inclusionary zoning is only one tool the City is developing to increase affordable housing. “The City is also leveraging its own lands [. . .] as well as making updates and changes to streamline the development approval process,” she said.
On-the-ground observations from our documenter
The main goal of this meeting was to provide updates and clarity on the progress of the inclusionary zoning policy. However, I found it to be completely lacking in clarity. I came out more confused than before the meeting. I do not blame the City staff, but it felt as though they couldn’t provide any clear information. I wonder if the cause of this is interference of the provincial government in municipal affairs.
I will say I am and am not surprised at the low turnout of 70 at its peak. Some may think that is a good number, but looking at the map, there are a lot of people who could benefit from inclusionary zoning. I’m not sure how this was publicized. I was also surprised at the questions asked. Most seemed vague or specific to their particular situation. This resulted in people being asked to take the conversation offline.
There are neighbourhoods that fall under the requirements that need to be designated as inclusionary zoning. One example is my neighbourhood of Little Jamaica. Given the impact the Crosstown has had on the area and the amount of new developments that are or will be coming, Little Jamaica should benefit from inclusionary zoning and, yet, has not yet been designated as such. Even though several stops on the LRT are yet to be opened, Crosstown will exist in the heart of Little Jamaica!
Want to know more? Check out what The Green Line has to say about it.
CHECK YOUR FACTS
Documenters:
Notes produced by Aia Jaber
Meeting documented by Morgan Miya
VIDEO SHORTS:
For more information, you can access The Green Line‘s story and video.