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),
is available in PDF format from the
Zoning By-law 569-2013 homepage
   
 
City of Toronto Zoning By-law 569-2013, as amended (Office Consolidation)
Version Date: May 1, 2020
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 )
10.20Residential Detached Zone (RD)
10.40Residential Semi-Detached Zone (RS)
10.60Residential Townhouse Zone ( RT)
10.80Residential Multiple Dwelling Zone (RM)
10.80.1General
10.80.1.10Interpretation
10.80.20Permitted Uses
10.80.20.10Permitted Use
10.80.20.20Permitted Use - with Conditions
10.80.20.40Permitted Building Types
10.80.20.100Conditions
10.80.30Lot Requirements
10.80.30.10Lot Area
10.80.30.20Lot Frontage
10.80.30.40Lot Coverage
10.80.40Principal Building Requirements
10.80.40.1General
10.80.40.10Height
10.80.40.20Building Length
10.80.40.30Building Depth
10.80.40.40Floor Area
10.80.40.50Decks, Platforms and Amenities
10.80.40.70Setbacks
10.80.40.80Separation
10.80.40.81Separation Exemptions
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

10.80 Residential Multiple Dwelling Zone (RM)

10.80.1 General

10.80.1.10 Interpretation

(1)Application of This Section
The regulations in Section 10.80 apply to all lands, uses, buildings and structures in the RM zone.

10.80.20 Permitted Uses

10.80.20.10 Permitted Use

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

Dwelling Unit in a permitted residential building type in Clause 10.80.20.40.
Municipal Shelter
Park [ By-law: 545-2019 ]

10.80.20.20 Permitted Use - with Conditions

(1)Use with Conditions - RM Zone
The following uses are permitted in the RM zone if they comply with the specific conditions associated with the reference number(s) for each use in Clause 10.80.20.100:

Ambulance Depot (1)
Cogeneration Energy (2)
Community Centre (3)
Crisis Care Shelter (4)
Day Nursery (5)
Fire Hall (1)
Group Home (6)
Home Occupation (7)
Laneway Suite (19) [By-law 1210-2019]
Library (3)
Nursing Home (8)
Place of Worship (9)
Police Station (1)
Private Home Daycare (10)
Public Utility (11, 12)
Renewable Energy (2)
Residential Care Home (6)
Respite Care Facility (13)
Retirement Home (8)
Rooming House (14)
Secondary Suite (15)
Seniors Community House (16)
Short-term Rental (18) [By-law 1453-2017]
Transportation Use (17)
[ By-law: 1210-2019 ]

10.80.20.40 Permitted Building Types

(1)Permitted Residential Building Types - RM Zone
In the RM zone, a dwelling unit is permitted in the following residential building types:
(A)Detached House;
(B)Semi-Detached House;
(C) Duplex, if the zone label on the Zoning By-law Map:
(i)does not include a "u" value; or
(ii)has a numerical value of 2 or greater following the letter "u" in the zone label;
(D) Triplex, if the zone label on the Zoning By-law Map:
(i)does not include a "u" value; or
(ii)has a numerical value of 3 or greater following the letter "u" in the zone label;
(E) Fourplex, if the zone label on the Zoning By-law Map:
(i)does not include a "u" value; or
(ii)has a numerical value of 4 or greater following the letter "u" in the zone label; and
(F) Apartment Building, if the zone label on the Zoning By-law Map:
(i)does not include a "u" value; or
(ii)has a numerical value of 5 or greater following the letter "u" in the zone label.

10.80.20.100 Conditions

(1)Ambulance Depot, Fire Hall or Police Station
In the RM 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 RM 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 RM zone, a community centre or a library must be on a lot that has a front lot line or side lot line abutting:
(A)a major street on the Policy Areas Overlay Map; or
(B)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.
(4)Crisis Care Shelter
In the RM zone, a crisis care shelter must comply with the specific use regulations in Section 150.20. [ By-law: 545-2019 ]
(5)Day Nursery
A day nursery in the RM zone must comply with the specific use regulations in Section 150.45.
(6)Group Home or Residential Care Home
In the RM zone, a group home or a residential care home must comply with the specific use regulations in Section 150.15.
(7)Home Occupation
A home occupation in the RM zone must comply with the specific use regulations in Section 150.5.
(8)Nursing Home or Retirement Home
In the RM zone, a nursing home, retirement home or a combination of these two uses, must be on a lot that has a front lot line or side lot line abutting:
(A)a major street on the Policy Areas Overlay Map; or
(B)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.
(9)Place of Worship
In the RM zone, a place of worship must:
(A)comply with the specific use regulations in Section 150.50;
(B)be on a lot with:
(i)a front lot line or side lot line abutting a major street on the Policy Areas Overlay Map;
(ii)a lot area of at least 2,000 square metres; and
(iii)a lot frontage of at least 30 metres;
(C)be in a building with no more than 2,500 square metres of gross floor area; and
(D)a lawfully existing place of worship is exempt from the requirements of regulation 10.80.20.100(9) (B) and (C).
(10)Private Home Daycare
A children's play area for a private home daycare in the RM zone:
(A)must be fenced; and
(B)may not be located in the front yard or a side yard abutting a street.
(11)Public Utility
In the RM zone, a public utility may not be:
(A)a sewage treatment plant;
(B)a water filtration plant; or
(C)an above-ground water reservoir.
(12)Public Utility
In the RM 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 RM zone if it is:
(A)a hydro electrical transformer station; or [ By-law: OMB PL130592 February 7, 2017 ]
(B)a natural gas regulator station.
(13)Respite Care Facility
In the RM zone, a respite care facility must be combined with a nursing home or retirement home.
(14)Rooming House
A rooming house in the RM zone must comply with the specific use regulations in Section 150.25.
(15)Secondary Suite
A secondary suite in the RM zone must comply with the specific use regulations in Section 150.10.
(16)Seniors Community House
A seniors community house in the RM zone must comply with the specific use regulations in Section 150.30.
(17)Transportation Use
A building or structure on a lot in the RM 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 RM zone must comply with the specific use regulations in Section 150.13. [ By-law: 1453-2017 ]
(19)Laneway Suite
A laneway suite in the RM zone must comply with the specific use regulations in Section 150.8. [ By-law: 1210-2019 ]

10.80.30 Lot Requirements

10.80.30.10 Lot Area

(1)Minimum Lot Area
In the RM zone:
(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;
(B)despite (A) above, if a semi-detached house, a fourplex, or an apartment building is on two lots in the RM zone, the required minimum lot area for each lot is 50% of the numerical value following the letter "a", in square metres; and
(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.
(2)Minimum Lot Area for Each Dwelling Unit in an Apartment Building
If a zone label applying to a lot in the RM zone includes the letters "au", on the Zoning By-law Map, the numerical value following the letters "au" is the required minimum lot area, in square metres, for each dwelling unit in an apartment building.

10.80.30.20 Lot Frontage

(1)Minimum Lot Frontage
In the RM zone:
(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;
(B)if the zone label does not include an "f" value on the Zoning By-law Map, the required minimum lot frontage is:
(i)12.0 metres for a lot with a detached house;
(ii)15.0 metres for a lot with an entire semi-detached house;
(iii)18.0 metres for each duplex or triplex on a lot; and
(iv)24.0 metres,
(a)for each fourplex or apartment building on a lot, or
(b)for a lot with a non-residential building; and
(C)if a semi-detached house, a fourplex, or an apartment building is on two lots in the RM zone, the required minimum lot frontage for each lot is 50% of the requirements cited in (A) and (B) above.

10.80.30.40 Lot Coverage

(1)Maximum Lot Coverage
In the RM zone:
(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; and
(B)if a lot is not in an area with a numerical value on the Lot Coverage Overlay Map, no lot coverage applies.

10.80.40 Principal Building Requirements

10.80.40.1 General

(1)Application of this Article
The regulations in Article 10.80.40 apply to buildings or structures in the RM zone, other than ancillary buildings or structures which are subject to Article 10.5.60.
(2)Number of Dwelling Units on a Lot
If a zone label applying to a lot in the RM zone includes the letter "u", on the Zoning By-law Map, the numerical value following the letter "u" is the permitted maximum number of dwelling units on the lot.

10.80.40.10 Height

(1)Maximum Height
The permitted maximum height for a building or structure on a lot in the RM 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:
(i)10.0 metres, for a detached house or semi-detached house; and
(ii)12.0 metres, for any other building or structure.
(2)Maximum Height of Specified Pairs of Main Walls
In the RM zone, the permitted maximum height of the exterior portion of main walls for a detached house or a semi-detached house is the higher of 7.0 metres above established grade or 2.5 metres less than the permitted maximum height in regulation 10.80.40.10(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 RM 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)Height of Main Pedestrian Entrance
In the RM zone, for a detached house or 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 ]
(5)Width of Dormers in a Roof Above a Second Storey or Higher
In the RM zone, on a detached house or a semi-detached house 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.

10.80.40.20 Building Length

(1)Maximum Building Length
In the RM zone, the permitted maximum building length for a detached house or a semi-detached house is 17.0 metres.
(2)One Storey Extension to Building Length if Required Lot Frontage is More than 12.0 Metres
In the RM zone, despite regulation 10.80.40.20(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:
(A)has a maximum height of 5.0 metres and one storey;
(B)is no wider than 50% of the width of the dwelling unit at its widest point; and
(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.

10.80.40.30 Building Depth

(1)Maximum Building Depth
In the RM zone, the rear main wall of a detached house or semi-detached house, not including a one storey extension that complies with regulation 10.80.40.20(2), may be no more than 19.0 metres from the required minimum front yard setback.

10.80.40.40 Floor Area

(1)Floor Space Index
In the RM 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; and
(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.

10.80.40.50 Decks, Platforms and Amenities

(1)Platforms at or Above the Second Storey of a Detached House
In the RM 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:
(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
(B)the maximum area of each platform is 4.0 square metres.
(2)Platforms at or Above the Second Storey of a Semi-Detached House
In the RM 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:
(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 exterior side of the dwelling unit;
(B)the maximum area of each platform is 4.0 square metres; and
(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.

10.80.40.70 Setbacks

(1)Minimum Front Yard Setback
If regulation 10.5.40.70(1) does not apply, the required minimum front yard setback in the RM zone is 6.0 metres.
(2)Minimum Rear Yard Setback
The required minimum rear yard setback in the RM zone is the greater of:
(A)7.5 metres; or
(B)25% of the lot depth.
(3)Minimum Side Yard Setback
The required minimum side yard setback in the RM zone is:
(A)1.2 metres for a detached house;
(B)1.5 metres for a semi-detached house;
(C)1.8 metres for a duplex or a triplex; and
(D)2.4 metres for a fourplex, an apartment building, or a non-residential building.

10.80.40.80 Separation

(1)Distance Between Main Walls of the Same Apartment Building
In the RM zone, if 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)5.5 metres if there are no openings to dwelling units in one or more of those main walls; and
(B)11.0 metres if each main wall has an opening to a dwelling unit.
(2)Distance Between Residential Buildings on the Same Lot
In the RM zone, if two or more residential buildings are located on the same lot, the required minimum above-ground separation distance between the main walls of the respective buildings is:
(A)5.5 metres if there are no openings to dwelling units in the main wall of one or more of the buildings; and
(B)11.0 metres if each main wall has an opening to a dwelling unit.

10.80.40.81 Separation Exemptions

(1)Permitted Separation Between Main Walls for Lawfully Existing Buildings
In the RM 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 of the lawfully existing building.
(2)Additions to Lawfully Existing Buildings
In the RM zone, any addition or extension to a lawfully existing building or structure referred to in regulation 10.80.40.81(1) must comply with the required minimum separation distance between main walls required by this By-law or be authorized by a Section 45 Planning Act minor variance.
©City of Toronto 1998-2020