Zoning by-laws implement the land use policies of the City’s Official Plan and set the standards that must be met to obtain a building permit. The Ontario Planning Act provides legal authority to the City of Toronto to adopt and amend zoning by-laws.
Zoning rules govern what can be built and how land can be used.
Zoning By-laws regulate things like:
Zoning affects common questions like:
If you’re planning any changes to a property, zoning is one of the first things you need to check.
Zoning is not static. It can change through:
These changes may affect what is permitted on a property over time.
City Council sometimes amends Zoning By-law 569-2013 to adopt new or revised zoning regulations that apply on a city-wide basis. These changes are the result of planning studies and consultation. Find information about zoning studies recently completed and underway.
City Council approves amendments to city zoning by-laws to permit new development that would otherwise not be permitted by the zoning by-law. The Application Information Centre provides information about rezoning applications.
The Planning Act authorizes the Minister of Municipal Affairs and Housing (MMAH) to make a minister’s zoning order (MZO) for regulating the use of land, buildings and structures anywhere in Ontario. The Minister's Zoning Orders page provides information and a list of recent MZOs.
An Ontario Land Tribunal (OLT) decision is a formal ruling on a land use or planning dispute affecting properties in Toronto. The OLT is a provincial tribunal that hears appeals related to zoning by-laws, Official Plan policies, and development applications when there is disagreement with a City decision. Its decisions can approve, refuse, or modify proposals and may uphold or overturn zoning decisions made by City Council or the Committee of Adjustment. OLT decisions are binding and play an important role in determining how land can be used and developed across Toronto.
If your proposal doesn’t meet zoning rules, you may need to apply for:
A Minor Variance is a type of application to the Committee of Adjustment for an exception (or variance) from what the zoning bylaw allows. For more information see the Committee of Adjustment webpage.
The Committee of Adjustment offers a Participation Guide for detailed information on how to apply for a Minor Variance.
For larger changes to permitted uses or building size, you may need to apply for a rezoning, also known as a zoning by-law amendment. In Toronto, this is a formal process to change the rules that apply to a specific property under the zoning by-law.
If a proposed development does not meet the current zoning requirements, an application must be submitted to the City. City staff review the proposal, consult with the public and stakeholders, and provide a recommendation to City Council. Toronto City Council makes the final decision on whether to approve, modify, or refuse the application.
For more information, visit Official Plan and Zoning By-law Amendment.
If you’re unsure how zoning applies to your property, you can:
For the full legal by-law, including all regulations, maps, and exceptions, visit the Zoning By-law 569-2013 page.