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Chapter 10 Residential
10.40 Residential Semi-Detached Zone (RS)
| (1) | Application of This Section |
| The regulations in Section 10.40 apply to all lands, uses, buildings and structures in the RS zone.
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| (1) | Use - RS Zone |
| The following uses are permitted in the RS zone:
Dwelling Unit in a permitted residential building type in Clause 10.40.20.40.
Municipal Shelter
Park [ By-law: 545-2019 ]
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| (1) | Use with Conditions - RS Zone |
| The following uses are permitted in the RS zone if they comply with the specific conditions associated with the reference number(s) for each use in Clause 10.40.20.100:
Ambulance Depot (1)
Cogeneration Energy (2)
Community Centre (3)
Day Nursery (4)
Fire Hall (1)
Garden Suite (17)
Group Home (5)
Home Occupation (6)
Laneway Suite (16)
Library (3)
Multi-tenant House (18)
Place of Worship (8)
Police Station (1)
Private Home Daycare (9)
Public Utility (10, 11)
Renewable Energy (2)
Secondary Suite (12)
Seniors Community House (13)
Short-term Rental (15)
Transportation Use (14)
[By-law 1453-2017] [By-law: 545-2019] [By-law: 1210-2019] [By-law: 101-2022] [ By-law: 156-2023 ] |
| (1) | Permitted Residential Building Types – RS Zone |
| In the RS 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) | Duplex;
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| (D) | Triplex;
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| (E) | Fourplex [By-law 474-2023];
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| (F) | Townhouse if the lot abuts a major street; and
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| (G) | Apartment Building if the lot abuts a major street. [ By-law: 1062-2025(OLT); 608-2024 ]
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| (2) | Chapter 900 Exceptions |
| Despite regulations 900.1.10(3) and 900.1.10(4)(A), a duplex, triplex, fourplex, townhouse, or apartment building is a permitted residential building type if it complies with the regulations for the RS zone and all other requirements of this By-law, or is authorized by a Section 45 Planning Act minor variance. [ By-law: 1062-2025(OLT); 608-2024 ]
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| (1) | Ambulance Depot, Fire Hall or Police Station |
| In the RS 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 RS 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 RS zone, a community centre or a library must:
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| (A) | be operated by, or on behalf of, the City of Toronto;
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| (B) | be on a lot with a lot area of 1500 square metres or less; and
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| (C) | have a front lot line or side lot line abutting:
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| (i) | a major street on the Policy Areas Overlay Map; or
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| (ii) | a street which intersects a major street on the Policy Areas Overlay Map, and the lot is located, in whole or in part, within 80.0 metres of that intersection.
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| (4) | Day Nursery |
| A day nursery in the RS zone must comply with the specific use regulations in Section 150.45.
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| (5) | Group Home |
| A group home in the RS zone must comply with the specific use regulations in Section 150.15.
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| (6) | Home Occupation |
| A home occupation in the RS zone must comply with the specific use regulations in Section 150.5.
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| (8) | Place of Worship |
| In the RS 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:
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| (i) | a front lot line or side lot line abutting a major street on the Policy Areas Overlay Map;
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| (ii) | a lot area of at least 2,000 square metres; and
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| (iii) | a lot frontage of at least 30 metres;
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| (C) | be in a building with no more than 2,000 square metres of gross floor area; and
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| (D) | a lawfully existing place of worship is exempt from the requirements of regulation 10.40.20.100(8) (B) and (C).
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| (9) | Private Home Daycare |
| A children's play area for a private home daycare in the RS 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 RS 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 RS 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 RS 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) | Secondary Suite |
| A secondary suite in the RS zone must comply with the specific use regulations in Section 150.10.
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| (13) | Seniors Community House |
| A seniors community house in the RS zone must comply with the specific use regulations in Section 150.30.
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| (14) | Transportation Use |
| A building or structure on a lot in the RS zone and used as a transportation use must comply with all requirements for a building on that lot.
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| (15) | Short-term Rental |
| A short-term rental in the RS zone must comply with the specific use regulations in Section 150.13. [ By-law: 1453-2017 ]
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| (16) | Laneway Suite |
| A laneway suite in the RS zone must comply with the specific use regulations in Section 150.8. [ By-law: 1210-2019 ]
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| (17) | Garden Suite |
| A garden suite in the RS zone must comply with the specific use regulations in Section 150.7. [ By-law: 101-2022 ]
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| (18) | Multi-tenant House |
| A multi-tenant house in the RS zone must comply with the specific use regulations in Section 150.25. [ By-law: 156-2023 ]
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| (1) | Minimum Lot Area |
| In the RS zone:
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| (A) | if a zone label includes the letter "a", on the Zoning By-law Map, the numerical value following the letter "a" is the required minimum lot area, in square metres;
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| (B) | despite (A) above, if a semi-detached house is on two lots in the RS zone, the required minimum lot area for each lot is 50% of the numerical value following the letter "a", in square metres; and
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| (C) | if the zone label does not include 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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| (2) | Minimum Lot Area for Each Dwelling Unit in a Townhouse |
| In the RS Zone:
If a zone label applying to a lot in the RS zone includes the letters "au", on the Zoning By-law Map, the numerical value following the letters "au" is the required minimum lot area for each dwelling unit in a townhouse. [ By-law: 1062-2025(OLT); 608-2024 ]
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| (1) | Minimum Lot Frontage |
| In the RS zone:
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| (A) | if a zone label includes the letter "f", on the Zoning By-law Map, 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 include an "f" value on the Zoning By-law Map, the required minimum lot frontage is 15.0 metres;
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| (C) | if a semi-detached house is on two lots in the RS zone, the required minimum lot frontage for each lot is 50% of the requirements cited in (A) and (B) above;
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| (D) | despite (A) to (C) above, if a townhouse is located on a lot abutting a major street, the required minimum lot frontage:
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| (i) | for a townhouse with every dwelling unit fronting directly on a street:
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| (a) | is 6.0 metres 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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| (E) | despite (A) to (C) above, if a lot abutting a major street has a townhouse with one or more dwelling units not fronting directly on a street, the required minimum lot frontage is 30.0 metres. [ By-law: 1062-2025(OLT); 608-2024 ]
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| (1) | Maximum Lot Coverage |
| In the RS zone:
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| (A) | if a lot is in an area with a numerical value on the Lot Coverage Overlay Map, that numerical value is the permitted maximum lot coverage, as a percentage of the lot area;
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| (B) | if a lot is not in an area with a numerical value on the Lot Coverage Overlay Map, no lot coverage applies; and
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| (C) | Despite (A) and (B) above, if a lot abuts a major street the permitted maximum lot coverage for a townhouse or apartment building is 50 percent of the lot area; [ By-law: 1062-2025(OLT); 608-2024 ]
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| (1) | Application of this Article |
| The regulations in Article 10.40.40 apply to buildings or structures in the RS zone, other than ancillary buildings or structures which are subject to Article 10.5.60.
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| (2) | Number of Residential Buildings on a Lot |
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| (A) | A maximum of one residential building is permitted on a lot in the RS zone; and
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| (B) | Despite (A) above, more than one townhouse or apartment building, or combination thereof, is permitted on a lot abutting a major street; [ By-law: 1062-2025(OLT); 608-2024 ]
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| (3) | Number of Dwelling Units on a Lot |
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| (A) | If a zone label applying to a lot in the RS 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; and
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| (B) | Despite (A) above, the permitted maximum number of dwelling units for an apartment building located on a lot abutting a major street is the greater of 60 dwelling units or the numerical value following the letter "u" on the Zoning By-law Map. [ By-law: 1062-2025(OLT); 608-2024 ]
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| (4) | Minimum Width of a Dwelling Unit |
| In the RS zone, the required minimum width of a dwelling unit in a townhouse on a lot abutting a major street 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. [ By-law: 1062-2025(OLT); 608-2024 ]
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| (1) | Maximum Height |
| The permitted maximum height for a building or structure on a lot in the RS 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;
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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 letters "HT" on the Height Overlay Map; or
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| (ii) | 10.0 metres; and [By-law: 474-2023]
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| (D) | despite (A) and (B) above, the permitted maximum height for the following residential buildings located on a lot abutting a major street is:
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| (i) | for a townhouse, the greater of 13.0 metres or the numerical value following the letters "HT" on the Height Overlay Map; and
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| (ii) | for an apartment building, the greater of 19.0 metres or the numerical value following the letters "HT" on the Height Overlay Map. [ By-law: 1062-2025(OLT); 608-2024 ]
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| (2) | Maximum Height of Specified Pairs of Main Walls |
| In the RS zone, the permitted maximum height of the exterior portion of main walls for a permitted residential building is the higher of 7.0 metres above established grade or 2.5 metres less than the permitted maximum height in regulation 10.40.40.10(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: 474-2023 ] [ By-law: 1062-2025(OLT); 608-2024 ]
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| (C) | Despite (A) and (B) above, the permitted maximum height of main walls do not apply to townhouses or apartment buildings on a lot abutting a major street; [ By-law: 474-2023; 1062-2025(OLT); 608-2024 ]
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| (3) | Maximum Number of Storeys |
| The permitted maximum number of storeys in a building on a lot in the RS 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; [ By-law: 1062-2025(OLT); 608-2024 ]
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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 ] [ By-law: 1062-2025(OLT); 608-2024 ]
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| (D) | despite (A) to (C) above, the permitted maximum number of storeys for the following residential buildings located on a lot abutting a major street, excluding a mechanical penthouse, is:
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| (i) | for a townhouse, the greater of four storeys or the numerical value following the letters "ST" on the Height Overlay Map; and
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| (ii) | for an apartment building, the greater of six storeys or the numerical value following the letters "ST" on the Height Overlay Map. [ By-law: 474-2023; 1062-2025(OLT); 608-2024 ]
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| (4) | Height of Main Pedestrian Entrance |
| In the RS zone, for a residential building, the elevation of the lowest point of a pedestrian entrance through the front wall or a side main wall may be no higher than 1.2 metres above established grade. [ By-law: 474-2023 ]
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| (5) | Width of Dormers in a Roof Above a Second Storey or Higher |
| In the RS 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: 474-2023 ]
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| (6) | Maximum Height of Main Walls for a Residential Building with a Flat or Shallow Roof |
| Subject to regulation 10.40.40.10(1), if a residential building in the RS 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 10.40.40.10(2) above, additional main walls are permitted to be located above the maximum height of all main walls permitted in regulation 10.40.40.10(2), provided all the additional front main walls and rear main walls located above the main walls permitted in regulation 10.40.40.10(2) are set back a minimum of 1.4 metres from the front main walls and rear main walls permitted in regulation 10.40.40.10(2). [ By-law: 1313-2023 ]
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| (1) | Maximum Building Length |
| In the RS zone, the permitted maximum building length for a permitted residential building is 17.0 metres. [ By-law: 474-2023 ]
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| (2) | One Storey Extension to Building Length if Required Lot Frontage is More than 12.0 Metres |
| In the RS zone, despite regulation 10.40.40.20(1), on a lot with a required minimum lot frontage of more than 12.0 metres for a detached house or for an entire semi-detached house, a detached house or semi-detached house may extend beyond the permitted maximum building length by a maximum of 2.0 metres, if the extended part:
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| (A) | has a maximum height of 5.0 metres and one storey;
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| (B) | is no wider than 50% of the width of the dwelling unit at its widest point; and
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| (C) | is at least 3.0 metres from each side lot line, not including a side lot line extending between the two dwelling units of the semi-detached house.
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| (3) | Maximum Building Length for a Duplex, Triplex or Fourplex if Lot Frontage and Lot Depth is in Specified Range |
| Despite regulation 10.40.40.20(1), in the RS zone, a duplex, triplex or fourplex may have a permitted maximum building length of 19.0 metres if the lot:
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| (A) | 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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| (B) | 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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| (4) | Maximum Building Length for a Townhouse or Apartment Building on a Major Street |
| Despite regulation 10.20.40.20(1), in the RS zone, if a lot abuts a major street, the permitted maximum building length is:
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| (A) | 19.0 metres for a townhouse; and
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| (B) | 25.0 metres for an apartment building. [ By-law: 1062-2025(OLT); 608-2024 ]
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| (1) | Maximum Building Depth |
| In the RS zone, the rear main wall of a detached house or semi-detached house, not including a one storey extension that complies with regulation 10.40.40.20(2), may be no more than 19.0 metres from the required minimum front yard setback.
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| (2) | Maximum Building Depth for a Duplex, Triplex or Fourplex if Lot Frontage and Lot Depth is in Specified Range |
| In the RS zone, a duplex, triplex or fourplex may have a permitted maximum building depth of 19.0 metres if the lot:
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| (A) | 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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| (B) | 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 RS 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 on the Zoning By-law Map does not include a "d" value on the Zoning By-law Map, the floor space index is not limited by this regulation; [ By-law: 1062-2025(OLT); 608-2024 ]
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| (C) | the permitted maximum floor space index in regulation (A) above does not apply to a duplex, triplex or fourplex; [ By-law: 66-2024 Enacted ] [ By-law: 1062-2025(OLT); 608-2024 ]
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| (D) | despite (A) to (C) above, the permitted maximum floor space index regulations do not apply to a townhouse or an apartment building that has 60 dwelling units or less that is located on a lot abutting a major street; [ By-law: 66-2024; 1062-2025(OLT); 608-2024 ]
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| (1) | Platforms at or Above the Second Storey of a Detached House |
| In the RS zone, platforms such as a deck or balcony, with access from the second storey or above of a detached house must comply with the following:
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| (A) | there may be no more than a total of four platforms, and no more than one on each of the front, rear and each side of the detached house; and
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| (B) | the maximum area of each platform is 4.0 square metres.
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| (2) | Platforms at or Above the Second Storey of a Semi-Detached House |
| In the RS zone, platforms such as a deck or balcony, with access from the second storey or above of a semi-detached house must comply with the following:
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| (A) | there may be no more than a total of three platforms for each dwelling unit, and no more than one on each of the front, rear and side of the dwelling unit;
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| (B) | the maximum area of each platform is 4.0 square metres; and
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| (C) | a platform at the rear of the dwelling unit is at least 1.8 metres from the common wall dividing the dwelling units, or a projection of that common wall to a lot line.
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| (3) | Platforms at or Above the Second Storey of a Duplex, Triplex or Fourplex |
| In the RS zone, platforms such as a deck or balcony, with access from the second storey or above of a duplex, triplex or fourplex must comply with the following:
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| (A) | there may be no more than a total of 2 platforms for each dwelling unit, and no more than one on each of the front and rear sides of the dwelling unit; and
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| (B) | a platform permitted in (A) above for a duplex, triplex or fourplex on a corner lot may also be located on a main wall of a dwelling unit facing a street. [ By-law: 474-2023 ]
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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 RS zone is 6.0 metres.
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| (2) | Minimum Rear Yard Setback |
| The required minimum rear yard setback in the RS zone is the greater of:
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| (A) | 7.5 metres; or
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| (B) | 25% of the lot depth.
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| (3) | Minimum Side Yard Setback |
| The required minimum side yard setback in the RS zone is:
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| (A) | 0.6 metres, if the required minimum lot frontage for a permitted residential building is less than 6.0 metres;
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| (B) | 0.9 metres, if the required minimum lot frontage for a permitted residential building is 6.0 metres to less than 12.0 metres;
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| (C) | 1.2 metres, if the required minimum lot frontage for a permitted residential building is 12.0 metres to less than 15.0 metres;
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| (D) | 1.5 metres, if the required minimum lot frontage for a permitted residential building is 15.0 metres or more; and
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| (E) | 1.8 metres, for a non-residential building. [ By-law: 474-2023 ]
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| (4) | Minimum Setback Requirements for Residential Buildings on Major Streets |
| Despite (1) to (3) above, a townhouse or apartment building located on a lot abutting a major street must have the following minimum building setbacks:
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| (A) | a front yard setback of:
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| (i) | for a lot depth equal to or less than 36.0 metres:
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| (a) | if regulation 10.5.40.70(1) applies, the lesser of the front yard setback required by 10.5.40.70(1) or 6.0 metres;
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| (b) | if regulation 10.5.40.70(1) does not apply: 3.0 metres;
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| (c) | despite (a) and (b) above, if on a through lot: 6.0 metres;
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| (ii) | despite (i) above, for a lot depth greater than 36.0 metres: 6.0 metres.
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| (B) | a rear yard setback of 7.5 metres;
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| (C) | for a townhouse, a side yard setback of:
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| (i) | 0.9 metres, if all dwelling units front directly onto a street;
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| (ii) | 7.5 metres, if all dwelling units do not front directly onto a street;
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| (D) | for an apartment building, a side yard setback of:
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| (i) | 2.4 metres for all portions of the main wall that do not have primary windows;
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| (ii) | 5.5 metres for portions of the main wall that have primary windows;
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| (iii) | Despite (i) and (ii) above, 7.5 metres for all portions of the main wall exceeding a building length of 25.0 metres; and
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| (iv) | despite (i) to (iii) above, on a corner lot the required minimum side yard setback from a side lot line abutting a street is 3.0 metres; [ By-law: 1062-2025(OLT); 608-2024 ]
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| (1) | Distance Between Main walls of the Same Townhouse or Apartment Building |
| In the RS zone, if a townhouse or an apartment building on a lot abutting a major street 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. [ By-law: 1062-2025(OLT); 608-2024 ]
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| (2) | Distance Between Residential Buildings on the Same Lot |
| In the RS zone, if two or more townhouses or apartment buildings or combination thereof are located on the same lot abutting a major street, the required minimum above-ground separation distance between the main walls of the respective buildings is:
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| (A) | 5.5 metres if there are no openings to dwelling units in the main wall of one or more of the buildings; and
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| (B) | 11.0 metres if each main wall has an opening to a dwelling unit; [ By-law: 1062-2025(OLT); 608-2024 ]
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