Close Window
The new City-wide Zoning By-law 569-2013 was enacted on May 9, 2013. It has been appealed under section 34(19) of the Planning Act. Even though it is under appeal, the City's Chief Building Official and the Committee of Adjustment will apply the new By-law to applications filed after its enactment. Please consult with your advisors to determine whether the new by-law has any impact.
Amendments to By-law 569-2013 have been incorporated into this office consolidation. The original by-law and its amendments are with the City Clerk's office.
Zoning By-law No. 569-2013, as
amended (office consolidation) in pdf:
Chapters 1 - 800 
Chapters 900.1 900.7 
Chapters 900.8 - 995
   
 
City of Toronto Zoning By-law 569-2013, as amended (Office Consolidation)
Version Date: July 10, 2019
Table of Contents

Back to Top of Bylaw

Chapter 1Administration
Chapter 2Compliance with this By-law
Chapter 5Regulations Applying to all Zones
Chapter 10Residential
10.5Regulations Applying to the Residential Zone Category
10.10Residential Zone ( R )
10.10.1General
10.10.1.10Interpretation
10.10.20Permitted Uses
10.10.20.10Permitted Use
10.10.20.20Permitted Use - with Conditions
10.10.20.40Permitted Building Types
10.10.20.100Conditions
10.10.30Lot Requirements
10.10.30.10Lot Area
10.10.30.20Lot Frontage
10.10.40Principal Building Requirements
10.10.40.1General
10.10.40.10Height
10.10.40.11Height Exemptions
10.10.40.30Building Depth
10.10.40.40Floor Area
10.10.40.50Decks, Platforms and Amenities
10.10.40.61Permitted Encroachments Exemptions
10.10.40.70Setbacks
10.10.40.71Setbacks Exemptions
10.10.40.80Separation
10.10.40.81Separation Exemptions
10.10.60Ancillary Buildings and Structures
10.10.60.1General
10.10.60.20Setbacks
10.10.60.70Lot Coverage
10.10.80Parking
10.10.80.1General
10.10.80.40Access to Parking Space
10.10.80.200Exemptions
10.20Residential Detached Zone (RD)
10.40Residential Semi-Detached Zone (RS)
10.60Residential Townhouse Zone ( RT)
10.80Residential Multiple Dwelling Zone (RM)
Chapter 15Residential Apartment
Chapter 30Commercial
Chapter 40Commercial Residential
Chapter 50Commercial Residential Employment
Chapter 60Employment Industrial
Chapter 80Institutional
Chapter 90Open Space
Chapter 100Utility and Transportation
Chapter 150Specific Use Regulations
Chapter 200Parking Space Regulations
Chapter 220Loading Space Regulations
Chapter 230Bicycle Parking Space Regulations
Chapter 280Special Districts - Downtown
Chapter 300Special Districts - Centres
Chapter 400Special Districts - Avenues
Chapter 500Special Districts - Heritage
Chapter 600Regulations for Overlay Zones
Chapter 800Definitions
Chapter 900Site Specific Exceptions
Chapter 970Appendices
Chapter 990Zoning By-law Map
Chapter 995Overlay Maps

Chapter 10 Residential

10.10 Residential Zone ( R )

10.10.1 General

10.10.1.10 Interpretation

(1)Application of This Section
The regulations in Section 10.10 apply to all lands, uses, buildings and structures in the R zone.

10.10.20 Permitted Uses

10.10.20.10 Permitted Use

(1)Use - R Zone
The following uses are permitted in the R zone:

Dwelling Unit in a permitted residential building type in Clause 10.10.20.40.
Municipal Shelter
Park [ By-law: 545-2019 ]

10.10.20.20 Permitted Use - with Conditions

(1)Use with Conditions R Zone
The following uses are permitted in the R zone if they comply with the specific conditions associated with the reference number(s) for each use in Clause 10.10.20.100:

Ambulance Depot (1)
Cogeneration Energy (2)
Community Centre (3)
Day Nursery (4)
Fire Hall (1)
Group Home (5)
Home Occupation (6)
Laneway Suite (19)
Library (3)
Municipal Shelter (7)
Place of Worship (8)
Police Station (1)
Private Home Daycare (9)
Public Utility (10, 11)
Renewable Energy (2)
Retail Store (12)
Rooming House (13)
Secondary Suite (14)
Seniors Community House (15)
Short-term Rental (18) [By-law 1453-2017]
Tourist Home (16)
Transportation Use (17) [ By-law: 1453-2017 Under Appeal ]
(1)Use with Conditions R Zone
The following uses are permitted in the R zone if they comply with the specific conditions associated with the reference number(s) for each use in Clause 10.10.20.100:

Ambulance Depot (1)
Cogeneration Energy (2)
Community Centre (3)
Day Nursery (4)
Fire Hall (1)
Group Home (5)
Home Occupation (6)
Laneway Suite (19)
Library (3)
Place of Worship (8)
Police Station (1)
Private Home Daycare (9)
Public Utility (10, 11)
Renewable Energy (2)
Retail Store (12)
Rooming House (13)
Secondary Suite (14)
Seniors Community House (15)
Tourist Home (16)
Transportation Use (17) [ By-law: 545-2019 ]

10.10.20.40 Permitted Building Types

(1)Permitted Residential Building Types - R Zone
In the R zone, a dwelling unit is permitted in the following residential building types:
(A)Detached House;
(B)Semi-Detached House;
(C)Townhouse;
(D)Duplex;
(E)Triplex;
(F)Fourplex; and
(G)Apartment Building.

10.10.20.100 Conditions

(1)Ambulance Depot, Fire Hall or Police Station
In the R zone, an ambulance depot, a fire hall or a police station must be on a lot that:
(A)fronts on a major street on the Policy Areas Overlay Map; or
(B)fronts on a street which intersects a major street on the Policy Areas Overlay Map, and is no more than 250 metres from that intersection.
(2)Cogeneration Energy Production or Renewable Energy Production
In the R Zone, cogeneration energy production or renewable energy production must be in combination with another permitted use on the lot, and comply with all Municipal, Provincial and Federal by-laws, statutes and regulations.
(3)Community Centre or Library
In the R zone, a community centre or a library must be operated by, or on behalf of, the City of Toronto.
(4)Day Nursery
A day nursery in the R zone must comply with the specific use regulations in Section 150.45.
(5)Group Home
A group home in the R zone must comply with the specific use regulations in Section 150.15.
(6)Home Occupation
A home occupation in the R zone must comply with the specific use regulations in Section 150.5.
(8)Place of Worship
In the R zone, a place of worship must:
(A)comply with the specific use regulations in Section 150.50;
(B)be on a lot with a lot frontage of at least 30 metres; and
(C)be in a building that is or was originally constructed as a place of worship.
(9)Private Home Daycare
A children's play area for a private home daycare in the R zone:
(A)must be fenced; and
(B)may not be located in the front yard or a side yard abutting a street.
(10)Public Utility
In the R zone, a public utility may not be:
(A)a sewage treatment plant;
(B)a water filtration plant; or
(C)an above-ground water reservoir.
(11)Public Utility
In the R zone, a public utility must be enclosed by walls and comply with the permitted maximum lot coverage, required minimum building setbacks and permitted maximum height for a building in the R zone if it is:
(A)a hydro electrical transformer station; or [ By-law: OMB PL130592 February 7, 2017 ]
(B)a natural gas regulator station.
(12)Retail Stores in Apartment Buildings
In the R zone, a retail store may be in an apartment building with 100 or more dwelling units, subject to the following:
(A)there may be only one retail store in the apartment building;
(B)it may not be above the first storey of the apartment building;
(C)access to the retail store must be from within the apartment building, unless it is on a lot that has a front lot line or a side lot line abutting a major street on the Policy Areas Overlay Map;
(D)there may be no outside display of goods; and
(E)the interior floor area of the retail store may not exceed 25.0 square metres for the first 100 dwelling units, which may be increased by 5.0 square metres for each additional 100 dwelling units in excess of 100, to a maximum of 70.0 square metres.
(13)Rooming House
A rooming house in the R zone must comply with the specific use regulations in Section 150.25.
(14)Secondary Suite
A secondary suite in the R zone must comply with the specific use regulations in Section 150.10.
(15)Seniors Community House
A seniors community house in the R zone must comply with the specific use regulations in Section 150.30.
(16)Tourist Home
In the R zone, a tourist home:
(A)must be in a detached house, a semi-detached house or a townhouse;
(B)may have a maximum of 2 bed-sitting rooms available for tourist accommodation; and
(C)must not have vehicle access by a mutual driveway.
(17)Transportation Use
A building or structure on a lot in the R zone and used as a transportation use must comply with all requirements for a building on that lot.
(18)Short-term Rental
A short-term rental in the R zone must comply with the specific use regulations in Section 150.13. [ By-law: 1453-2017 Under Appeal ]
(19)Laneway Suite
A laneway suite in the R zone must comply with the specific use regulations in Section 150.8. [ By-law: 810-2018 ]

10.10.30 Lot Requirements

10.10.30.10 Lot Area

(1)Minimum Lot Area
In the R zone:
(A)if a zone label on the Zoning By-law Map has the letter "a", the numerical value following the letter "a" is the required minimum lot area, in square metres; and
(B)if the zone label does not have an "a" value on the Zoning By-law Map, the required minimum lot area, in square metres, is the required minimum lot frontage multiplied by 30 metres.

10.10.30.20 Lot Frontage

(1)Minimum Lot Frontage
In the R zone:
(A)if a zone label on the Zoning By-law Map has the letter "f", the numerical value following the letter "f" is the required minimum lot frontage, in metres;
(B)if the zone label does not have an "f" value on the Zoning By-law Map , the required minimum lot frontage is 6.0 metres;
(C)the required minimum lot frontage requirement cited in (A) or (B) above:
(i)for a semi-detached house, is the required minimum lot frontage for each dwelling unit; and
(ii)for a townhouse with every dwelling unit fronting directly on a street:
(a)is the required minimum lot frontage for each dwelling unit; and
(b)may be reduced by 1.0 metre for each dwelling unit that does not have an individual private driveway leading directly to the front of it; and
(D)despite (A), (B) and (C) above, if a lot has a townhouse with one or more dwelling units not fronting directly on a street, the required minimum lot frontage is 30.0 metres.

10.10.40 Principal Building Requirements

10.10.40.1 General

(1)Application of this Article
The regulations in Article 10.10.40 apply to buildings or structures in the R zone, other than ancillary buildings or structures which are subject to Article 10.5.60 and Article 10.10.60.
(2)Number of Residential Buildings on a Lot
A maximum of one residential building is permitted on a lot in the R zone.
(3)Number of Dwelling Units on a Lot
If a zone label applying to a lot in the R zone on the Zoning By-law Map has the letter "u", the numerical value following the letter "u" is the maximum number of dwelling units permitted on the lot.
(4)Minimum Width of a Dwelling Unit
In the R zone, the required minimum width of a dwelling unit in a townhouse is:
(A)5.0 metres if the dwelling unit does not have an individual private driveway leading directly to the front of it; and
(B)6.0 metres in all other cases.
(5)Building Orientation to a Street - Buildings with Dwelling Units
In the R zone, a building, or an addition which is not attached above-ground to the original part of a building, is not permitted if:
(A)it has dwelling units and is in the rear of another building or the original part of the same building; or
(B)it is in front of a building, or the original part of the same building, with dwelling units, so as to produce the condition of a building with dwelling units in the rear of another building.

10.10.40.10 Height

(1)Maximum Height
The permitted maximum height for a building or structure on a lot in the R zone is:
(A)the numerical value, in metres, following the letters "HT" on the Height Overlay Map; or
(B)if the lot is in an area with no numerical value following the letters "HT" on the Height Overlay Map, 10.0 metres.
(2)Maximum Height of Specified Pairs of Main Walls
In the R zone, the permitted maximum height of the exterior portion of main walls for a residential building, other than an apartment building, is the higher of 7.0 metres above established grade or 2.5 metres less than the permitted maximum height in regulation 10.10.40.10(1), for either (A) or (B) below:
(A)for no less than 60% of the total width of:
(i)all front main walls; and
(ii)all rear main walls; or
(B)all side main walls:
(i)for no less than 60% of the total width of the side main walls facing a side lot line that abuts a street; and
(ii)for no less than 100% of the total width of the side main walls that do not face a side lot line that abuts a street.
(3)Maximum Number of Storeys
The permitted maximum number of storeys in a building on a lot in the R zone is:
(A)the numerical value following the letters "ST" on the Height Overlay Map; and
(B)if the lot is in an area with no numerical value following the letters "ST" on the Height Overlay Map, the number of storeys is not limited by this regulation.
(4)Roof Slope Restriction for a Detached House
In the R zone, a roof above the second storey or higher on a detached house may not have a slope greater than 5.0 vertical units for every 3.0 horizontal units.
(5)Width of Dormers in a Roof Above a Second Storey or Higher
In the R zone, on a residential building with two or more storeys, the exterior sides of a dormer are not main walls if the total width of dormers projecting from the surface of a roof does not occupy more than 40% of the total width of the building's main walls on the same front, rear or side as the dormers, measured at the level of the uppermost storey below the roof.
(6)Height of Main Pedestrian Entrance
In the R zone, for a detached house or a semi-detached house, the elevation of the lowest point of a main pedestrian entrance through the front wall or a side main wall may be no higher than 1.2 metres above established grade.
[ By-law: PL130592 Mar_2018 ]
(7)Addition to a Residential Building
In the R zone, all floor levels within an addition, extension or enlargement to the rear of a residential building, may not be higher than the uppermost floor level the building that is being added to, extended or enlarged.
(8)Height of Specific Structures on a Building
In the R zone, despite regulation 10.5.40.10(2), the following structures on the roof of a building with a height greater than 15.0 metres, may exceed the permitted maximum height for that building by 5.0 metres:
(A)antennae;
(B)flagpoles; and
(C)satellite dishes.
(9)Height of Rooftop Amenity Space Safety and Wind Protection
In the R zone, unenclosed structures providing safety or wind protection to rooftop amenity space may exceed the permitted maximum height for that building by 3.0 metres, if the structures are:
(A)on the roof of a building with a height greater than 15.0 metres; and
(B)no closer than 2.0 metres from the interior face of any main wall.

10.10.40.11 Height Exemptions

(1)Alterations to the Roof of Lawfully Existing Buildings in the R Zone
In addition to regulation 10.5.40.11(3), if a lawfully existing building in the R zone is a detached house, the altered roof may not have a slope greater than 5.0 vertical units for every 3.0 horizontal units.

10.10.40.30 Building Depth

(1)Maximum Building Depth
In the R zone, the permitted maximum building depth is:
(A)17.0 metres for a detached house or semi-detached house; and
(B)14.0 metres for a duplex, triplex, fourplex, townhouse or apartment building.

10.10.40.40 Floor Area

(1)Floor Space Index
In the R zone, the permitted maximum floor space index is:
(A)the numerical value following the letter "d" in the zone label on the Zoning By-law Map; or
(B)if the zone label does not include a "d" value on the Zoning By-law Map, the permitted maximum floor space index is 0.6.
(2)Additions to the Rear of Certain Residential Buildings
If a lot in the R zone has a permitted maximum floor space index of 0.6, and has a detached house, a semi-detached house or a duplex, erected before October 15, 1953, the detached house, semi-detached house or duplex may be enlarged by an addition to the rear of the building if:
(A)the overall floor space index for the lot, including the addition, does not exceed a total of 0.69;
(B)no part of the addition is closer to the side lot line than the shortest distance between the existing side main wall of the building and the same side lot line; and
(C)any prior addition is at least 5 years old.

10.10.40.50 Decks, Platforms and Amenities

(1)Amenity Space for an Apartment Building
In the R zone, an apartment building with 20 or more dwelling units must provide amenity space at a minimum rate of 4.0 square metres for each dwelling unit, of which:
(A) at least 2.0 square metres for each dwelling unit is indoor amenity space; [ By-law: 1353-2015 ]
(B)at least 40.0 square metres is outdoor amenity space in a location adjoining or directly accessible to the indoor amenity space; and
(C)no more than 25% of the outdoor component may be a green roof.
(2)Interpretation of Platform Walls
In the R zone, in addition to regulation 10.5.40.50(1), the exterior sides of a lawfully existing platform that was lawfully enclosed in compliance with the former City of Toronto By-law 438-86, are not main walls.

10.10.40.61 Permitted Encroachments Exemptions

(1)Lawfully Existing Porch
Despite 10.5.40.50.(2) and 10.5.40.60(1)(A), in the R zone, a lawfully existing porch may be reconstructed or replaced, if the reconstruction or replacement is within the same outer limits of the lawfully existing porch and there is no enlargement of the porch. [ By-law: 607-2015 ]

10.10.40.70 Setbacks

(1)Minimum Front Yard Setback
If regulation 10.5.40.70(1) does not apply, the required minimum front yard setback in the R zone is 6.0 metres.
(2)Minimum Rear Yard Setback
The required minimum rear yard setback in the R zone is 7.5 metres.
(3)Minimum Side Yard Setback
In the R zone, the required minimum side yard setback is:
(A)0.9 metres, for:
(i)a detached house;
(ii)a semi-detached house; and
(iii)a townhouse if all the dwelling units front directly on a street;
(B)1.2 metres, for:
(i)a duplex;
(ii)a triplex;
(iii)a fourplex; and
(iv)an apartment building with a height of 12.0 metres or less; and
(C)7.5 metres, for:
(i)a townhouse if a dwelling unit does not front directly on a street;
(ii)an apartment building with a height of more than 12.0 metres; and
(iii)a non-residential building.
(4)Reduced Minimum Side Yard for Walls with No Windows or Doors on Specified Buildings
The required minimum side yard setback required in regulation 10.10.40.70(3)(A) and (B), may be reduced to 0.45 metres if there are no windows or doors in that side of the building, for the following residential building types in the R zone:
(A)a detached house;
(B)a semi-detached house;
(C)a townhouse if all the dwelling units front directly on a street;
(D)a duplex;
(E)a triplex;
(F)a fourplex; and
(G)an apartment building with a height of 12.0 metres or less.

10.10.40.71 Setbacks Exemptions

(1)Setback Exemptions
Regulation 10.5.40.70(1) and Regulations 10.10.40.70 (1)(2)(3) and (4) do not apply to a transportation use along Eglinton Avenue West and Eglinton Avenue East, provided that setbacks are between 0 and 10.5 metres. [103-2016] [ By-law: 1031-2014 ]

10.10.40.80 Separation

(1)Distance Between Main Walls of the Same Townhouse or Apartment Building
In the R zone, if a townhouse or an apartment building has main walls where a line projected outward at a right angle from one of the main walls intercepts another main wall of the same building, the required minimum above-ground separation distance between those main walls is:
(A)2.0 metres if there are no openings to dwelling units in those main walls;
(B)5.5 metres if there are no openings to dwelling units in one of those main walls; and
(C)11.0 metres if each main wall has an opening to a dwelling unit.

10.10.40.81 Separation Exemptions

(1)Permitted Separation Between Main Walls for Lawfully Existing Buildings
In the R zone, if the lawful separation distance between the main walls of lawfully existing buildings on the same lot, or between main walls of the same lawfully existing building, is less than the required minimum separation distance between main walls required by this By-law, that lawful separation distance is the minimum separation distance for those lawful main walls.
(2)Additions to Lawfully Existing Buildings
In the R zone, any addition or extension to a lawfully existing building referred to in regulation 10.10.40.81(1) must comply with the minimum separation distance between main walls in regulation 10.10.40.80(1) or be authorized by a Section 45 Planning Act minor variance.

10.10.60 Ancillary Buildings and Structures

10.10.60.1 General

(1)Application of the Article
The regulations in Article 10.10.60 apply to ancillary buildings or structures in the R zone, in addition to the requirements of Article 10.5.60, if they are ancillary to dwelling units or residential buildings.

10.10.60.20 Setbacks

(1)Rear Yard Setbacks and Side Yard Setbacks for Detached Private Garages
Despite regulation10.5.60.20(2), (3), (5) and (6), in the R zone, the required minimum rear yard setback and side yard setback for an ancillary building or structure containing a parking space is:
(A)1.0 metres from a rear lot line or side lot line abutting a street or lane, subject to regulation 10.5.60.20(4); and
(B)no minimum building setback is required from a rear lot line or side lot line that does not abut a street or lane.

10.10.60.70 Lot Coverage

(1)Lot Coverage Requirement for Ancillary Buildings and Structures
Despite regulation 10.5.60.70(1), in the R zone, the area of the lot covered by ancillary buildings and structures may not exceed 5% of the lot area, except for the following:
(A)the water surface area of an outdoor swimming pool or other ancillary structure used to hold water, if they comply with regulation 10.5.60.70(2); and
(B)ancillary buildings or structures containing required parking spaces.

10.10.80 Parking

10.10.80.1 General

(1)Conversion of a Parking Space in a Building to Habitable Space
A parking space located inside a building on a lot in the R zone, other than an ancillary building, may be converted to habitable space and no further parking space is required if :
(A)the lot has:
(i)a lot frontage of 7.6 metres or less; or
(ii)a lot frontage greater than 7.6 metres, and the elevation of the floor of the vehicle entrance is below established grade;
(B)the required parking space is in a detached house, a semi-detached house or a townhouse;
(C)vehicle entrance to the parking space is in the front main wall; and
(D)the driveway leading to the vehicle entrance in the building is removed, and any front yard depression in the ground is filled to established grade.

10.10.80.40 Access to Parking Space

(1)Garage Entrance in Front Wall Not Permitted on Certain Lots
Despite regulation 10.5.80.40(1), if a lot in the R zone has a lot frontage of 7.6 metres or less, a vehicle entrance through the front main wall of a building, other than an ancillary building, is not permitted.
(2)Parking Access to a Corner Lot or a Lot Abutting a Lane
In the R zone, on a corner lot, despite regulation 10.5.80.40(3), or on a lot abutting a lane, vehicle access to any parking space on the lot must be from the flanking street or from the lane.

10.10.80.200 Exemptions

(1)Exemption from Parking Space Requirements for Certain Lots
In the R zone, despite the requirements of Chapter 200, Parking Space Regulations, no parking space is required for a lot if access to a required parking space located in a side yard or rear yard cannot be provided from a lane or flanking street, and:


(A)the lot frontage of the lot is 7.6 metres or less and:
(i)a deed to the lot was registered on or before July 2, 1996; and
(ii)a detached house, semi-detached house, duplex, triplex, or one unit of a townhouse is erected on the lot after July 2, 1996; or
(B)a lot that had not been the subject of a previous severance is severed to create a maximum of three lots each with a maximum of one dwelling unit and a lot frontage of 7.6 metres or less. [ By-law: PL130592 Mar_2018 ]
©City of Toronto 1998-2019