Policy & Zoning | Zoning By-law 569-2013

Zoning By-law 569-2013: The Multiplex Envelope

The multiplex permission tells you how many units you can build. The city-wide Zoning By-law 569-2013 tells you the box those units have to fit inside. It sets the residential zones — R, RD, RS, RT, RM — and the height, coverage, and setback rules that decide what a building can actually be. Here is the envelope a Toronto multiplex lives in.

Key Takeaways

✓By-law 569-2013 is Toronto's city-wide zoning by-law; residential zones are R, RD, RS, RT, RM.
✓Height follows the zone's Height Overlay; where the overlay is below 10 m, a multiplex can reach 10 m.
✓Lot coverage still applies, and setbacks are the same as other residential forms in the zone.
✓Maximum FSI does not apply to multiplexes — unless a Chapter 900 site-specific exception imposes one.

The Residential Zones

Zone	What it is
R	Residential — a general residential zone in the city-wide by-law.
RD	Residential Detached — lots oriented to detached houses.
RS	Residential Semi-Detached — semis and similar forms.
RT	Residential Townhouse — townhouse-oriented residential.
RM	Residential Multiple — multi-unit residential forms.

Most lots eligible for a multiplex under the Neighbourhoods designation fall in the RD, RS, or RT zones. Confirm the exact zone for a parcel in By-law 569-2013.

The Envelope, Control by Control

Control	The rule for a multiplex	Applies?
Height	Governed by the zone's Height Overlay. If the overlay is below 10 m, the maximum multiplex height is 10 m.	Yes
Lot coverage	The existing lot-coverage regulations for the zone still apply to a multiplex.	Yes
Setbacks	Same setbacks as other residential building types in the zone (R, RD, RS, RT, RM).	Yes
FSI (the "d" value)	Maximum FSI does not apply to multiplexes (though a Chapter 900 site-specific exception may still impose one).	No (generally)

Envelope rules from the City of Toronto Considerations When Building Multiplexes.

Why the FSI Point Matters

Floor space index — the ratio of building floor area to lot area, the "d" value in the zoning — is often the binding constraint on residential density. For Toronto multiplexes, the City's guidance is that the maximum FSI does not apply. That is part of why up to four units can fit roughly the same envelope as a detached house: the limits that bite are height, lot coverage, and setbacks, not a floor-area ratio.

The exception worth checking is Chapter 900, the site-specific exceptions in the zoning by-law. A particular property can carry its own provisions, including an FSI. A design that exceeds any of these controls needs a Committee of Adjustment minor variance; a compliant one goes to a building permit. The full envelope is covered on the built-form envelope page.

Best For

✓ Confirming the zone (R, RD, RS, RT, RM) and the controls that govern a specific lot.
✓ Designing a multiplex to fit height, lot coverage, and setbacks for a building permit.
✓ Understanding why FSI is not the binding constraint on most multiplexes.

Usually Fails When

✕ Assuming FSI never applies — a Chapter 900 site-specific exception can reintroduce one.
✕ Treating multiplex setbacks as looser than other residential forms — they are the same.
✕ Designing above the height overlay without scoping a Committee of Adjustment variance.

What To Verify Before Spending Money

→ The exact zone and any Chapter 900 exception on the parcel in By-law 569-2013.
→ The applicable Height Overlay and how the 10 m rule interacts with it.
→ Lot coverage and setbacks for the zone before finalizing the design.

Where to Go Next

Built-Form Envelope

Height, lot coverage, setbacks, and FSI in detail.

Committee of Adjustment

When exceeding the envelope needs a minor variance.

The Multiplex By-law

The permission that works inside this envelope.

Frequently Asked Questions

What is Zoning By-law 569-2013? +

It is the City of Toronto's harmonized, city-wide zoning by-law. It sets the residential zones — R, RD, RS, RT, and RM — and the rules each lot lives inside, including height overlays, lot coverage, and setbacks. The multiplex permissions operate within this by-law's framework, so the envelope a multiplex must fit comes from 569-2013.

What are the residential zones in Toronto's zoning by-law? +

The residential zones in By-law 569-2013 include R (Residential), RD (Residential Detached), RS (Residential Semi-Detached), RT (Residential Townhouse), and RM (Residential Multiple). Most lots eligible for a multiplex under the Neighbourhoods designation fall in the RD, RS, or RT zones.

What height can a multiplex be in Toronto? +

Height is governed by the zone's Height Overlay. The City's guidance is that where the applicable height overlay is below 10 metres, the maximum permitted height for a multiplex is 10 metres. So the overlay sets the number, with a 10 m floor for multiplex height where the overlay would otherwise be lower.

Does FSI limit a Toronto multiplex? +

Generally no. The City states that the maximum floor space index — the "d" value — does not apply to multiplexes. The exception is a Chapter 900 site-specific provision that may still impose an FSI on a particular property. So FSI is not a default constraint on a multiplex, but a site-specific exception can reintroduce one.

Are multiplex setbacks different from a regular house? +

No. The City's guidance is that a multiplex uses the same setbacks as other residential building types in its zone. There is no separate, looser setback regime for multiplexes — they fit the same side, front, and rear setbacks that already apply to other residential forms in the R, RD, RS, RT, or RM zone.

What if my design exceeds the zoning envelope? +

A design that stays inside the height, lot-coverage, and setback rules goes straight to a building permit. A design that exceeds them needs a minor variance from the Committee of Adjustment before a permit can issue. The zoning by-law defines the envelope; the Committee of Adjustment is the path when you want to step outside it.