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Chapter 10 Residential
10.10 Residential Zone ( R )
| (1) | Application of This Section |
| The regulations in Section 10.10 apply to all lands, uses, buildings and structures in the R zone.
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| (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)
Garden Suite (20)
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)
Short-term Rental (18)
Tourist Home (16)
Transportation Use (17)
[ By-law 1453-2017 ]
[ By-law 545-2019 ]
[ By-law 1092-2021 ]
[ By-law: 101-2022 ]
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| (1) | Permitted Residential Building Types - R Zone |
| In the R zone, a dwelling unit is permitted in the following residential building types:
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| (A) | Detached House;
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| (B) | Semi-Detached House;
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| (C) | Townhouse;
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| (D) | Duplex;
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| (E) | Triplex;
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| (F) | Fourplex; and
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| (G) | Apartment Building.
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| (2) | Chapter 900 Exceptions |
| Despite regulations 900.1.10(3) and 900.1.10(4)(A), a duplex, triplex or fourplex is a permitted residential building type if it complies with the regulations for the R zone and all other requirements of this By-law, or is authorized by a Section 45 Planning Act minor variance. [ By-law: 474-2023 ]
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| (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:
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| (A) | fronts on a major street on the Policy Areas Overlay Map; or
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| (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.
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| (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.
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| (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.
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| (4) | Day Nursery |
| A day nursery in the R zone must comply with the specific use regulations in Section 150.45.
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| (5) | Group Home |
| A group home in the R zone must comply with the specific use regulations in Section 150.15.
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| (6) | Home Occupation |
| A home occupation in the R zone must comply with the specific use regulations in Section 150.5.
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| (8) | Place of Worship |
| In the R zone, a place of worship must:
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| (A) | comply with the specific use regulations in Section 150.50;
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| (B) | be on a lot with a lot frontage of at least 30 metres; and
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| (C) | be in a building that is or was originally constructed as a place of worship.
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| (9) | Private Home Daycare |
| A children's play area for a private home daycare in the R zone:
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| (A) | must be fenced; and
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| (B) | may not be located in the front yard or a side yard abutting a street.
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| (10) | Public Utility |
| In the R zone, a public utility may not be:
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| (A) | a sewage treatment plant;
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| (B) | a water filtration plant; or
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| (C) | an above-ground water reservoir.
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| (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:
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| (A) | a hydro electrical transformer station; or [ By-law: OMB PL130592 February 7, 2017 ]
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| (B) | a natural gas regulator station.
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| (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:
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| (A) | there may be only one retail store in the apartment building;
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| (B) | it may not be above the first storey of the apartment building;
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| (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;
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| (D) | there may be no outside display of goods; and
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| (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.
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| (13) | Rooming House |
| A rooming house in the R zone must comply with the specific use regulations in Section 150.25.
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| (14) | Secondary Suite |
| A secondary suite in the R zone must comply with the specific use regulations in Section 150.10.
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| (15) | Seniors Community House |
| A seniors community house in the R zone must comply with the specific use regulations in Section 150.30.
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| (16) | Tourist Home |
| In the R zone, a tourist home:
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| (A) | must be in a detached house, a semi-detached house or a townhouse;
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| (B) | may have a maximum of 2 bed-sitting rooms available for tourist accommodation; and
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| (C) | must not have vehicle access by a mutual driveway.
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| (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.
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| (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 ]
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| (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 ]
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| (20) | Garden Suite |
| A garden suite in the R zone must comply with the specific use regulations in Section 150.7. [ By-law: 101-2022 ]
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| (1) | Minimum Lot Area |
| In the R zone:
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| (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
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| (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.
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| (1) | Minimum Lot Frontage |
| In the R zone:
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| (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;
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| (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;
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| (C) | the required minimum lot frontage requirement cited in (A) or (B) above:
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| (i) | for a semi-detached house, is the required minimum lot frontage for each dwelling unit; and
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| (ii) | for a townhouse with every dwelling unit fronting directly on a street:
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| (a) | is the required minimum lot frontage for each dwelling unit; and
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| (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
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| (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.
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| (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.
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| (2) | Number of Residential Buildings on a Lot |
| A maximum of one residential building is permitted on a lot in the R zone.
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| (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.
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| (4) | Minimum Width of a Dwelling Unit |
| In the R zone, the required minimum width of a dwelling unit in a townhouse is:
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| (A) | 5.0 metres if the dwelling unit does not have an individual private driveway leading directly to the front of it; and
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| (B) | 6.0 metres in all other cases.
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| (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:
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| (A) | it has dwelling units and is in the rear of another building or the original part of the same building; or
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| (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.
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| (1) | Maximum Height |
| The permitted maximum height for a building or structure on a lot in the R zone is:
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| (A) | the numerical value, in metres, following the letters "HT" on the Height Overlay Map; or
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| (B) | if the lot is in an area with no numerical value following the letters "HT" on the Height Overlay Map, 10.0 metres; and
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| (C) | despite (A) above, the permitted maximum height for a duplex, triplex, or fourplex is the greater of:
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| (i) | the numerical value, in metres, following the leters "HT" on the Height Overlay Map; or
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| (ii) | 10.0 metres. [ By-law: 474-2023 ]
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| (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:
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| (A) | all side main walls, for at least 70 percent of the total width of each side main wall; or
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| (B) | all front main walls and all rear main walls, for at least:
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| (i) | 60 percent of the total width of all front main walls and all rear main walls if the building is on a lot with a lot frontage of 12.0 metres or more;
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| (ii) | 50 percent of the total width of all front main walls and all rear main walls if the building is on a lot with a lot frontage greater than 7.5 metres and less than 12.0 metres; and
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| (iii) | 40 percent of the total width of all front main walls and all rear main walls if the building is on a lot with a lot frontage of 7.5 metres or less. [ By-law: 1277-2022(OLT) ]
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| (3) | Maximum Number of Storeys |
| The permitted maximum number of storeys in a building on a lot in the R zone is:
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| (A) | the numerical value following the letters "ST" on the Height Overlay Map;
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| (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; and
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| (C) | the permitted maximum number of storeys in a building on a lot in regulation (A) does not apply to a duplex, triplex or fourplex. [ By-law: 474-2023 ]
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| (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.
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| (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 walls of a dormer are not main walls if:
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| (A) | the face of the dormer is in a roof directly above a part of a main wall that does not exceed the permitted maximum main wall height; and
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| (B) | the total width of the faces of the dormers in the roof described in (A) above is no greater than 40 percent of the width of the parts of the main walls that do not exceed the permitted maximum main wall height, measured at the level of the uppermost storey below the roof. [ By-law: 1277-2022(OLT) ]
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| (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 ]
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| (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.
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| (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:
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| (A) | antennae;
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| (B) | flagpoles; and
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| (C) | satellite dishes.
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| (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:
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| (A) | on the roof of a building with a height greater than 15.0 metres; and
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| (B) | no closer than 2.0 metres from the interior face of any main wall.
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| (10) | Limits on Elements for Functional Operation of a Building for Towers |
| In the R Zone:
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| (A) | Despite regulations 10.5.40.10 (3) and (4), equipment, structures or parts of a building listed in regulation 10.5.40.10 (3) located on the roof of the tower portion of a building may exceed the permitted maximum height for that building by 6.5 metres, if the total area of all equipment, structures, or parts on the roof of the tower portion of the building cover no more than 450 square metres, measured horizontally;
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| (B) | chimneys, pipes, and vents, may further exceed the permitted maximum height in (A) by 3.0 metres; and
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| (C) | For the purpose of regulation 10.10.40.10(10), a "tower" is the portions of a building which collectively enclose the entirety of a storey higher than 24.0 metres above the established grade, and where the maximum average gross floor area of any storey located above 24.0 metres does not exceed 750 square metres. [ By-law: LPAT PL130592 March 6, 2020 ]
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| (11) | Maximum Height of Main Walls for a Duplex, Triplex or Fourplex with a Flat or Shallow Roof |
| Subject to regulation 10.10.40.10(1), if a duplex, triplex, or fourplex in the R zone has a roof with a slope of less than 1.0 vertical units for every 10.0 horizontal units for more than 50 percent of the total horizontal roof area:
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| (A) | despite regulation 10.10.40.10(2) above, additional main walls are permitted to be located above the maximum height of all main walls permitted in regulation 10.10.40.10(2), provided all the additional front main walls and rear main walls located above the main walls permitted in regulation 10.10.40.10(2) are set back a minimum of 1.4 metres from the front main walls and rear main walls permitted in regulation 10.10.40.10(2). [ By-law: 474-2023 ]
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| (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.
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| (1) | Maximum Building Depth |
| In the R zone, the permitted maximum building depth is:
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| (A) | 17.0 metres for a detached house, semi-detached house, duplex, triplex or fourplex;
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| (B) | 14.0 metres for a townhouse or apartment building; and
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| (C) | despite (A) above, the permitted maximum building depth for a duplex, triplex or fourplex is 19.0 metres if the lot:
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| (i) | has a lot depth of 36.0 metres or greater and a lot frontage of less than 10.0 metres; or
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| (ii) | has a lot depth of 40.0 metres or greater and a lot frontage of 10.0 metres or greater. [ By-law: 474-2023 ]
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| (1) | Floor Space Index |
| In the R zone, the permitted maximum floor space index is:
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| (A) | the numerical value following the letter "d" in the zone label on the Zoning By-law Map; or
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| (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; and
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| (C) | the permitted maximum floor space index in regulations (A) and (B) above do not apply to a duplex, triplex or fourplex. [ By-law: 474-2023 ]
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| (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:
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| (A) | the overall floor space index for the lot, including the addition, does not exceed a total of 0.69;
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| (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
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| (C) | any prior addition is at least 5 years old.
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| (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:
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| (A) | at least 2.0 square metres for each dwelling unit is indoor amenity space; [ By-law: 1353-2015 ]
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| (B) | at least 40.0 square metres is outdoor amenity space in a location adjoining or directly accessible to the indoor amenity space; and
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| (C) | no more than 25% of the outdoor component may be a green roof.
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| (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.
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| (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 ]
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| (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.
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| (2) | Minimum Rear Yard Setback |
| The required minimum rear yard setback in the R zone is 7.5 metres.
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| (3) | Minimum Side Yard Setback |
| In the R zone, the required minimum side yard setback is:
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| (A) | 0.9 metres, for:
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| (i) | a detached house;
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| (ii) | a semi-detached house;
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| (iii) | a duplex;
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| (iv) | a triplex;
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| (v) | a fourplex; and
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| (vi) | a townhouse if all the dwelling units front directly on a street. [ By-law: 474-2023 ]
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| (B) | 1.2 metres, for:
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| (i) | an apartment building with a height of 12.0 metres or less. [ By-law: 474-2023 ]
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| (C) | 7.5 metres, for:
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| (i) | a townhouse if a dwelling unit does not front directly on a street;
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| (ii) | an apartment building with a height of more than 12.0 metres; and
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| (iii) | a non-residential building.
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| (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:
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| (A) | a detached house;
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| (B) | a semi-detached house;
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| (C) | a townhouse if all the dwelling units front directly on a street;
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| (D) | a duplex;
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| (E) | a triplex;
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| (F) | a fourplex; and
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| (G) | an apartment building with a height of 12.0 metres or less.
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| (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 ]
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| (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:
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| (A) | 2.0 metres if there are no openings to dwelling units in those main walls;
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| (B) | 5.5 metres if there are no openings to dwelling units in one of those main walls; and
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| (C) | 11.0 metres if each main wall has an opening to a dwelling unit.
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| (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.
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| (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.
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| (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.
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| (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:
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| (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
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| (B) | no minimum building setback is required from a rear lot line or side lot line that does not abut a street or lane.
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| (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:
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| (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
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| (B) | ancillary buildings or structures containing parking spaces, to a maximum of one parking space per dwelling unit on the lot. [ By-law: 89-2022 ]
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| (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 :
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| (A) | the lot has:
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| (i) | a lot frontage of 7.6 metres or less; or
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| (ii) | a lot frontage greater than 7.6 metres, and the elevation of the floor of the vehicle entrance is below established grade;
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| (B) | the parking space is in a detached house, a semi-detached house or a townhouse; [ By-law: 89-2022 ]
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| (C) | vehicle entrance to the parking space is in the front main wall; and
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| (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.
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| (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.
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| (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.
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| (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:
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| (A) | the lot frontage of the lot is 7.6 metres or less and:
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| (i) | a deed to the lot was registered on or before July 2, 1996; and
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| (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
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| (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 ]
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