WE DESIGN SIXPLEXES IN TORONTO & GET BUILDING PERMITS
**We design Sixplexes with accessible-ready units that fit on typical urban infill lots and get Buil
At Land Development Experts, we design Sixplexes with an accessible-ready unit to fit on typical urban infill lots without changing neighborhood character in the City of Toronto, and obtain building permits from the City of Toronto to build the https://toronto.citynews.ca/2026/02/27/battle-continues-over-torontos-sixplexes/" rel="noopener" target="_blank">sixplex.
Sixplex means a building located on a single lot that has six dwelling units, with at least one dwelling unit entirely or partially above another. A sixplex is a type of detached houseplex and not an apartment building. An apartment building means a building that has seven or more dwelling units, with at least one dwelling unit entirely or partially above another, and each dwelling unit has a separate entrance directly from outside or through a common inside area.
City of Toronto, now issues building permits to build Sixplexes in all the wards located within the pre-amalgamation City of Toronto and Borough of East York boundaries - Parkdale(Ward 4), Davenport (Ward 9), Spadina–Fort York (Ward 10), University–Rosedale (Ward 11), Toronto Centre (Ward 13), Toronto–St. Paul’s (Ward 12), Toronto–Danforth (Ward 14), and Beaches–East York (Ward 19),
and
Scarborough North (Ward 23).
Sixplexes expand the range of low-rise housing forms and tenures, and make efficient use of existing infrastructure and services. Sixplexes increase the supply of rental housing and support the achievement of complete communities to accommodate a diverse range of household sizes and incomes. Sixplexes are considered a form of residential infill intensification that is compatible in built form and scale to surrounding development.
More sixplexes will make living in Toronto far more affordable. The important fact is that a sixplex will always generate exceptional rent revenue, positive cash flow, and a significant increase in market value, though constructing a sixplex is cash-intensive upfront and requires substantial capital. Most property owners build rental sixplexes to generate rental income or to reside alongside extended family or tenants.
The City of Toronto requires building permit drawings of the proposal to have a sixplex so the City can determine if the proposed sixplex is safe and complies with the City of Toronto's Zoning By‑law, the Ontario Building Code, and any other applicable law. A site plan application process is NOT required for residential buildings up to ten total dwelling units that do not contain other uses within the building or on the property.
Municipalities can still choose to allow multiplexes in their built-up residential neighbourhoods. Some municipalities in Ontario already have zoning by-laws to allow more density, but building multi-unit dwellings across the province is limited and prevented by a lack of water and sewer infrastructure in rural residential neighbourhoods.
Individual ownership of dwelling units in a sixplex would only be possible by registering a condominium corporation, an expensive, cumbersome process that’s not usually applied to a sixplex.
Maximum Permitted Height of a Sixplex in Toronto
The height of a sixplex is the distance between the established grade and the elevation of the highest point of the sixplex.
Sixplexes are subject to maximum height limits in metres. Sixplexes are exempt from zoning by-laws shown on the Height Overlay, limiting the maximum number of storeys. If the Height Overlay on the Interactive Zoning By-Law Map shows a permitted height of less than 10m, the maximum height of a sixplex is 10m.
The permitted maximum height for a detached fiveplex or sixplex may be increased to 10.5m if:
(i) the bottom of the ceiling joists of the lowest level of the detached houseplex are between 1.0 and 1.5m above established grade, for at least 80% of the interior floor area of the lowest level;
(ii) the lowest level of the detached houseplex has a minimum floor-to-ceiling height of 2.4m, measured from the floor of the lowest level to the bottom of the lowest level ceiling joists, for at least 80% of the interior floor area of the lowest level; and
(iii) the lowest level of the detached houseplex wholly or partially contains a dwelling unit.
Maximum Permitted Lot Coverage for a Sixplex in Toronto
Ontario Regulation 462/24
Requirements and standards — parcels of urban residential land
5. (1) The following requirements and standards are established with respect to parcels of urban residential land on which additional residential units are located:
1. Up to 45% of the surface of the parcel is permitted to be covered by buildings and structures.
2. Subject to any maximum height and minimum setback requirements in a by-law passed under section 34 of the Act applicable to buildings and structures on the parcel, there is no limit to the floor space index of the parcel.
Where this Regulation applies, a permitted maximum lot coverage of 45% is applied to all buildings and structures on the lot, including both the multilplex and garden suite/laneway suite. Where the City of Toronto’s zoning regulations permit a maximum lot coverage greater than 45%, this would prevail over the lot coverage requirements of Ontario Regulation 462/24. If the numerical value on the Lot Coverage Overlay Map is less than 45% and the lot contains a detached houseplex the maximum lot coverage for all buildings and structures on the lot is 45%.
The permitted maximum lot coverage in Ontario Regulation 462/24 would not apply to areas of the City of Toronto where there are currently no permitted maximum lot coverage regulations.
Lot Coverage means the percentage of the lot area covered by all buildings, structures, or parts thereof, at or above average grade or established grade, exclusive of overhanging eaves of 0.45 m or less, and outdoor swimming pools, but inclusive of pergolas and decks greater than 10m² and higher than 0.61 m above established grade. For lots having two or more zones, lot coverage shall be deemed to apply to only that portion of the lot that is located within each specified zone.
In the Residential Zone category, any part of a building or structure that is permitted to encroach into a required minimum building setback in Clause 10.5.40.60 is not included in the calculation of lot coverage.
In the Residential Zone category, any part of a platform without main walls, such as a deck, porch, balcony, or similar structure that does not encroach into a required minimum building setback, and any roof, canopy, awning, or similar structure above the platform, is not included in the calculation of lot coverage, if it is attached to or less than 0.3 m from a building; and the lot area covered by these structures is no more than 5% of the lot area.
Building Length
Building Length is defined as the horizontal distance between the portion of the front main wall of a building on a lot closest to the front lot line, and the portion of the rear main wall of the building closest to the rear lot line, measured along the lot centreline. If the lot centreline does not intersect the main walls, the measurement is taken from the point on the lot centreline where a line drawn perpendicular to the lot centreline intersects the main wall.
In the Residential Detached Zone (RD) zone, Residential Semi-Detached Zone (RS), a multiplex may have a permitted maximum building length of 19m if the lot:
(A) has a lot depth of 36m or greater and a lot frontage of less than 10m; or
(B) has a lot depth of 40m or greater and a lot frontage of 10m or greater. [By-law: 474-2023]
Building Depth
Building Depth is defined as the horizontal distance between the required front yard setback on a lot and the portion of the building's rear main wall furthest from that setback, measured along a line perpendicular to the front yard setback line.
In the Residential Zone (R), Residential Detached Zone (RD) in the City of Toronto, a multiplex may have a permitted maximum building depth of 19m if the lot:
(A) has a lot depth of 36m or greater and a lot frontage of less than 10m; or
(B) has a lot depth of 40m or greater and a lot frontage of 10m or greater. [By-law: 474-2023]
Maximum Permitted Floor Space Index (FSI) for a Sixplex in Toronto
Maximum floor space index regulations, as indicated by a “d” with a number value in the zone label, do NOT apply to sixplexes.
If there is a Chapter 900 exception that applies to the fourplex, indicated by an (x) followed by a number in the zone label, any maximum floor space index specified in this exception may still apply to a fourplex.
Floor Space Index (FSI) means the ratio of the gross floor area of all buildings and structures to the lot area. Gross Floor Area means the sum of the areas of each storey of a sixplex above or below established grade, measured from the exterior of outside walls of the sixplex including floor area occupied by interior walls but excluding any part of the sixplex used for mechanical floor area, stairwells, elevators, motor vehicle parking, bicycle parking, storage lockers, below-grade storage, any enclosed area used for the collection or storage of disposable or recyclable waste generated within the sixplex, common facilities for the use of the residents of the sixplex, and amenity area.
Minimum Required Setbacks for a Sixplex in Toronto
Sixplexes are now subject to the same building setbacks as other residential building types in each zone. The minimum required setbacks that apply to a sixplex depend on the zone in which the sixplex is located. Setback regulations are primarily contained in the following Chapter 10 clauses:
R Zone: 10.10.40.70
RD Zone: 10.20.40.70
RS Zone: 10.40.40.70
RT Zone: 10.60.40.70
RM Zone: 10.80.40.70
Parking Requirements for a Sixplex in Toronto
Sixplexes are not required to provide parking spaces on the property.
If the property owner chooses to provide parking spaces for a Sixplex, they must comply with the standards set out in the Zoning By-Law, including regulations in Chapter 10, Chapter 200, and any applicable Chapter 900 exception:
R Zone: 900.2
RD Zone: 900.3
RS Zone: 900.4
RT Zone: 900.5
RM Zone: 900.6
On larger, wider lots, parking may be accommodated in the rear yard, with access from the side yard, which is common with many existing multiplexes in the City of Toronto. This approach would allow the front yard space to be used as an amenity area. On the other hand, smaller, narrower lots can accommodate the parking in the front yard or in an attached garage, resulting in the rear yard being used as an amenity area.
Multiple Front Entrance for a Sixplex in Toronto
Sixplexes may have multiple front entrances. The multiplex zoning by-law amendment (By-law 474-2023) also deleted the restrictions on front entrances for secondary suites.
Balconies/decks on a Sixplex in Toronto
Two balconies or decks are permitted per unit: one on the front and one on the rear of the sixplex. Balconies and decks must be located on the second storey or above and cannot project beyond the maximum limits specified in the Zoning By-law. Sixplexes on a corner lot may also be permitted to have balconies on the side wall facing a street.
Refuse Storage Area
At-grade, well-ventilated, refuse storage area (3 m x 1 m by 1.5 m in height) on private property for each of the dwellings, configured in such a manner as to allow for the bins to be transferred to curbside for City collection. Storage is permitted in the garage, but it must be shown with the dimensions above. Screening at the front of the unit is also acceptable when used with the dimensions above.
Tree Protection By-law applicable to the Sixplex Project in Toronto
Any activity that can cause a tree of 30cm or more in diameter to be injured or removed, on private property, is prohibited unless authorized with a permit under the Tree Protection By-law.
Zoning Review for a Sixplex
To determine whether a proposed fourplex complies with the Zoning By-law, we need to apply for a Zoning Review and obtain a Zoning Applicable Law Certificate.
Minor Variance Application to the Committee of Adjustment
If required, we can apply to the City of Toronto Committee of Adjustment to request a minor variance to the Zoning By-law.
Minor Variance Approvals for multiplexes at Committee of Adjustment meetings are an ongoing challenge of adding density to residential neighbourhoods, despite the new zoning by-laws that are supposed to make sixplexes easier to build. The Committee of Adjustment provides opportunities for neighbours to object to the proposal's height and size, raise concerns about parking, and object to adding tenants to the street. Several multiplex proposals were rejected at the Committee of Adjustment meetings after outcry from neighbours. Even when appealed, the Local Appeal Body elected not to overturn the decision of the Committee of Adjustment. Decisions to deny proposals to have multiplexes were made by the Committee of Adjustment and not by municipal staff or council. The main reason for the Committee of Adjustment to refuse a minor variance application for a multiplex is the committee's conclusion that, taken as a whole, the variances are not minor, and the proposed multiplex is not in keeping with the character of the neighbourhood.
When proposals to have sixplexes are not in compliance with the zoning by-laws, they require minor variance approvals through Committee of Adjustment meeting which provides the neighbours a forum to air their concerns and objections at the Committee of Adjustment meetings — objecting to the changes to the character of the neighbourhood, the size and height of the sixplex, concerns about renters, traffic and street parking, garbage pickup, and feeling that the variances are not actually minor and a possible decline in the value of their properties.
Development Charges Payable for a Sixplex in Toronto
In most cases, sixplexes are exempt from development charges and cash-in-lieu of parkland dedication. Exemptions for development charges and cash-in-lieu of parkland dedication for sixplexes are found in the Municipal Code. Even though development charges are waived by the City of Toronto, the School Boards still require education charges for a sixplex.
For Additional Information, please contact the following Key Players of our avant-garde, formidable Sixplex Design Team:
- Miaoyi Xue, P.Eng,
- Saloni Khoja, B.Arch.
- Liu Sun, B.Des (Arch)
- Pamela M. Jerezano, B.Arch
- Joo Min Park, MEng, P.Eng.
- Wei Ming Lin, P.Eng
- Rui Cong Xia, P.Eng
LAND DEVELOPMENT EXPERTS
Land Line: 905 940 9937
After Hours / Text Messages: 647 877 8262
Email: landbuildex@gmail.com
We design true site-specific sixplexes to suit our client's dream redevelopment project. We creatively and cost-effectively try our best to incorporate everything possible on our client's dream site-specific sixplex wish list. We pride ourselves on working diligently to create real value for each client.
Our Sixplex Architectural Package to obtain Building Permits to redevelop a property with a fourplex is $6,975⁺ʰˢᵗ. For sixplexes over 4,000ft², an additional fee of $425⁺ʰˢᵗ per every 485ft² or part of it over 4,000ft² would apply. A basement walkout would cost an additional $775⁺ʰˢᵗ. An outdoor swimming pool would cost $775⁺ʰˢᵗ extra. A covered porch, outdoor deck, or balcony would cost $675⁺ʰˢᵗ additional per structure. A Coach House, Garden House, or a Laneway Suite would cost $2,975⁺ʰˢᵗ per building. Accessory buildings, including garages, carports, sheds, workshops, and gazebos, would cost $975⁺ʰˢᵗ per building.
Our Architectural Package for a sixplex includes
- Site Plan
- Summary of permitted and proposed zoning provisions for lot area, building area (GFA), coverage, and grade elevations to confirm height.
- Property lines, lot area, right-of-way, or easements (referenced to a current survey)
- Overall dimensions of all buildings (width/length)
- Proposed finished first floor & basement elevations
- Location of existing/proposed buildings with overall dimensions and setback dimensions to property lines and adjacent buildings.
- Dimensioned parking areas, driveways, hard & soft landscape treatments, accessory structures (sheds, decks, detached garages, etc).
- Limiting distances for exterior wall openings
Floor Plans (Up to 3 Revisions - Any additional revisions to the Floor plans will be billed at $595⁺ʰˢᵗ per each occurrence)
Fully dimensioned, for each level showing existing & proposed uses of all spaces, including location of smoke alarms & carbon monoxide detectors, and all plumbing fixtures.
Elevations (Up to 3 Revisions - Any additional revisions to the elevations will be billed at $595⁺ʰˢᵗ per each occurrence)
- Exterior finishes with roof slopes, window/door type, locations & sizes, including height of sills above floor level.
- Exterior Cladding Materials Colour Palette Schedule
- Area of exposed building face, percentage/area of unprotected openings, and required limiting distance(s).
- Exterior decks/landings, stairs, guards/handrails.
- Floor to floor, floor to ceiling, and overall building heights.
Sections
Cross-section (s) to show existing/proposed building construction and specifications of all floor, wall, & roof assemblies.
Construction Details and Notes
Detail stairs, landings, guards & handrails.
Building materials & specifications of all wall, floor, and roof assemblies with typical wall section and typical roof detail.
Guard details, including connection details.
No additional charges for required revisions & changes to our architectural drawings and plans due to the comments from the authorities upon reviewing the drawings prepared by us.
Our Engineering Drawings Package to obtain Building Permits to have a sixplex is 6,975⁺ʰˢᵗ. For sixplexes over 4,000ft², an additional fee of $425⁺ʰˢᵗ per 485ft² or part of it over 4,000ft². A Coach House, Garden House, or a Laneway Suite would cost $2,975⁺ʰˢᵗ per building. Required Structural Engineering Drawings for Accessory Buildings would cost $975⁺ʰˢᵗ per building.
Stamped engineering shop drawings are required for pre-engineered floor systems and prefabricated roof trusses, and typically, the truss manufacturers may charge a fee for the stamped engineering shop drawings.
Our Engineering Drawings Package for the residential redevelopment to have a Sixplex includes:
- Structural:
- Footing/Foundation Design
- Floor Framing Plan (including posts, beams, joists, lintels)
- Roof Framing Plan
- Joist Layout
- Truss Layout
Mechanical (HVAC)
- Mechanical System Layout at each floor level
- Mechanical Details - type, location & size of equipment
- Heat Loss/Heat Gain Calculations
- Duct Design
- Ventilation Design/Calculations and
- Energy Efficiency Design Summary
The total building permit fee payable to the City of Toronto to build a Sixplex depends on the size of the proposed fourplex, including the number of plumbing fixtures.
Land Development Experts is dedicated to delivering innovative and sustainable solutions to our clients. Our experienced team is committed to excellence in every aspect of our work.
TOPOGRAPHICAL BOUNDARY SURVEY
Typically, all the construction and development projects commence with a topographic (topo) land survey. A topographic survey is the recording of coordinates and height data of natural and man-made features of the landscape for a private property, including spot elevations of important features, and requires benchmarks to which ground contours are related. The elevation or differences in elevation on the surface are shown as topographic contours, which connect points of equal elevation. Topographic Survey (Topo) and Boundary Plan of Survey can be merged onto one land survey plan or shown on separate land survey plans. Architects require Topographic Surveys (topo) to prepare proper site plans and design buildings or to decide where proposed buildings can and cannot be constructed on the property. Engineers need Topographic Surveys (topo) to prepare site grading plans, erosion and sediment control plans, drainage plans, site servicing plans, soil management plans, fill control plans, site alteration plans, and stormwater management reports. Topographic land surveys (topos) may also be used when creating plans for drainage ditches, grading, or other features, using the natural landscape as the basis for such improvements.
The typical scope of work for Topographic surveying (topo) is as follows:
Establish horizontal and vertical (geodetic) benchmarks
Determine adequate side shots (horizontal location and elevation of ground points) to provide the required data for plotting when the topographic survey is prepared
Locating natural and man-made features that may be required for the topographic (topo) survey
Calculating distances, grading slopes, and elevations needed to draw the topographic (topo) survey
Drawing the topographic (topo) survey
Required Topographical Land Survey (Topo) Scale: Metric Scale
Must be drawn to a standard scale (i.e., 1:100, 1:200, 1:500) and preferably at the same scale as the Site Plan Drawing
General Details Included in a Topographical Land Survey (Topo)
Location of all vegetation, watercourses, natural features, artificial features, including municipal appurtenances and paved areas on or adjacent to the lot
Municipal address of buildings on or adjacent to the lot
Contour lines showing variations of 300 mm in ground elevations
Spot elevations (Canadian Geodetic Datum) for significant features and along the boundary of the lot and in adjacent public boulevards
Location of existing above and below-grade utilities within the adjacent street boulevard (Site Plan Control Applications only)
Location and grade of existing trees to be preserved (if appropriate) (Site Plan Control Applications only)
Location of all at-grade, aerial, and underground utilities, including distribution lines and lateral service connections, on the public road allowances adjacent to the property
Location of existing easements and encroachments
A property's land survey plan would include the location and dimensions of property lines of a private property, survey monumentation (bars), buildings, garages, decks, pools, fences, retaining walls, and other major improvements to the property as well as easements, rights-of-way and other property interests.
An Ontario Land Surveyor is the only person who can confirm property boundaries. All legal boundary survey work in Ontario must be carried out under the supervision of a licensed Surveyor of the Association of Ontario Land Surveyors. Legal boundary surveying is also known as cadastral surveying, is commonly used in the process of purchasing real estate and the legal boundary survey plan certified by an Ontario Land Surveyor confirms that extensive boundary research has been conducted, and boundary corners have been marked with iron survey bars.
Land survey plans are not kept on file in any public registry system. Land survey plans are on file with the survey firms that prepared them. If the land was surveyed in the past, it is best to contact the Ontario Land Surveyor who performed the land survey.
A land survey plan is a representation of the physical conditions of the site at a specific point in time, and reliance on any old land survey plan should be done with caution, and with an awareness that the physical conditions of any site can change with the erection of fences, building additions, and the passage of time. A copy of an old land survey may not reflect the way your land is now, and may not be useful for legal purposes.
Boundary Plan of Survey - Legal Boundary Surveying
Cadastral surveyors provide an expert opinion on the location of boundaries. Cadastral surveyors use historical research, knowledge of statute and common law, and the latest technology in measurement and data processing.
Required Boundary Plan of Survey Scale: Metric Scale
The Boundary Plan of Survey must be drawn to a standard scale (i.e. 1:100, 1:200, 1:500) and preferably at the same scale as the Site Plan Drawing
General Details included in the Boundary Plan of Survey
•Legal description of the property
•All existing construction (up-to-date and showing distances from lot lines), including underground vaults. Boundaries, dimensions, and lot area calculations of the parcel(s) of the site
•Boundaries and dimensions of any abutting lots
•Municipal address of buildings on or adjacent to the lot
•Spot elevations along the boundary of the lot and in adjacent public boulevards
•Ravine by-law limit, if applicable. Underlying lot fabric, including lot and registered plan numbers (part lot control exemption applications only)
Easements, Reserves, Widenings
•Location, width, and area of any rights-of-way and easements affecting the site and any elements within the easements; (identification of any widenings) Site Circulation, General Parking, Accessible Parking, and Driveways
•Location, width, and names of all roads or highways within or abutting the site
Public & Private Servicing Information
•Location of existing above-grade utilities within the adjacent street boulevard (Site Plan Control Applications only)
•Location of any fire hydrants on the property or in proximity to the property
Landscaping, Grading & Retaining Walls, and Lighting
•Location of all vegetation, watercourses, natural features, and artificial features, including
•Municipal appurtenances and paved areas on or adjacent to the site
•Location and grade of all existing trees, including trees on adjacent properties within 6m of the subject site’s property lines
If you need a new legal boundary survey plan and along with a topographical survey plan of a residential lot prepared by an Ontario Land Surveyor quickly, accurately, and cost-effectively to get site plan approval and to obtain a building permit, the typical cost is as follows:
Lot Size & Cost
Up to 5,000 sq ft of Urban Subdivision Infill Lot in Toronto including Scarborough, East York, North York, Etobicoke, is $2,495⁺ʰˢᵗ plus disbursements ($295 to $385)
Sloped and/or difficult terrain, excessive vegetation, waterfront property, and large parcels of land may cost extra.
Weather permitting, upon the receipt of all existing historical documents and plans, a new legal/boundary land survey with topographic details prepared by a licensed Ontario Land Surveyor could be completed in 2 weeks. Boundary survey discrepancies that require resolution may delay the delivery of a boundary survey. Should the topographical survey be carried out under winter conditions, some topographical features may be covered by snow and may not be illustrated on the topographical (topo) survey.
With vast experience in municipal engineering design, we offer our clients effective, innovative, and cost-efficient Site Grading and Drainage Plans, Erosion & Sediment Control Plans, and Site Servicing Plans. Our Licensed Professional Engineers (P. Eng.) are experienced in grading and drainage design, ensuring that each lot is properly graded and drained and does not adversely affect neighboring properties.
SITE GRADING PLAN
Our fee for the Site Grading Plan, including the Drainage Plan and Erosion/sediment Control Plan as per the Municipal Requirements/Guidelines prepared and stamped by our Licensed Professional Engineers, for a residential lot up to 7,500ft² is $1,295⁺ʰˢᵗ and would be ready in 3 to 7 business days upon receipt of all the required information and documents. For residential lots over 7,500ft², an additional fee of $195⁺ʰˢᵗ per every 5,000ft² or part of it over 7,500ft².
If the proposed construction is expected to generate additional stormwater runoff, the municipality requires a form of stormwater management to mitigate the impacts of development on neighboring properties. The stormwater management feature may be required to retain a rainfall event through the implementation of a rainwater harvesting or infiltration system, depending on site constraints such as groundwater elevation and soil type. If inevitably required, the design of a stormwater attenuation measure, including an infiltration system like a soakaway for a residential lot, may cost $1,295⁺ʰˢᵗ and would be ready in 3 to 7 business days upon receipt of all the required information and documents. If more than one infiltration system is required, an additional design of a stormwater attenuation measure may cost $695⁺ʰˢᵗ.
If an infiltration system like a soakaway is being proposed, a test pit may be required by the municipality to confirm the clearance of the water table and soil percolation. Our fee to visit the site to observe the depth of the groundwater table, sampling, and lab analysis of one soil sample would be $695⁺ʰˢᵗ. If required, additional sampling and lab analysis of a soil sample would cost $195⁺ʰˢᵗ.
SITE SERVICING PLAN
If new water and/or sanitary connections are proposed, including a site servicing plan in the Site Grading Plan for a sixplex, it will cost $1,695⁺ʰˢᵗ + Disbursements to obtain the Plan-Profile Drawings from the municipal archives, costing $195⁺ʰˢᵗ per drawing - Lots fronting onto more than one street may require more than one Plan-Profile Drawing. A minimum of 7 business days is required to obtain the Plan-Profile Drawings from the municipal archives; however, significantly longer wait times are common. For a sixplex over 4,000ft², an additional fee of $95⁺ʰˢᵗ per 1,000ft² or part of it over 4,000ft² will apply.
Garden Suite
Garden Suite
"Garden Suite" is a detached additional self-contained dwelling unit in which both food preparation and sanitary facilities are provided for the exclusive use of the occupants of the suite located in an ancillary building on the same lot as a principal residence - either at the
rear or interior side yard. The Garden suite may be freestanding or attached to a detached private garage on the same lot as a principal residence.
Provisions of Province of Ontario's Bill 23 "More Homes Built Faster Act"
Three residential units are permitted per residential lot as of right as long as the lot is served by municipal services, with no rezoning required. This includes up to all three residential units being in the same building (i.e. triplex), or two units in the principal residence plus a garden suite. Exemption of the second and third residential units on the residential lot from Development Charges, Parkland contribution or Cash-In-lieu, and the Site Plan Control process. The principal residence is also exempt from Site Plan Control. The municipality cannot establish minimum unit sizes for ARUs. However, it should be noted that the Ontario Building Code provides for minimum habitable space regulations. The municipality cannot require more than one parking space per dwelling unit for the three residential units permitted per lot.
While municipal zoning by-laws associated with garden suites do not require a minimum lot size, not all lots will be able to accommodate a garden suite. Various factors, such as the location and size of a garden suite, lot width and/or depth, the size of the existing main residential building on the lot, adequate emergency access, and the location of mature trees, will influence whether or not a lot can accommodate a garden suite.
Ontario Building Code
For a municipality to issue a building permit to construct a garden suite, a proposed garden suite must comply with the relevant Ontario Building Code regulations and the municipal Zoning By-law. The provision of appropriate access and travel distance for emergency services, minimum building area and room sizes, as well as minimum required floor heights, are components of the Ontario Building Code review.
To ensure access to a garden suite in the case of an emergency, the Fire Department, Emergency Services, and the Building Code require firefighting access with a maximum 45m travel distance measured from a public street to the entrance of the garden suite and a minimum width of 1.0m and a 2.1m vertical clearance from the fronting public street.
Access to the Garden Suites must be 1.0 m wide (minimum) "private walkway", with an unobstructed 2.1 m underside clearance height and surfaced such that it can be used in all weather and seasons (note: grass is not acceptable), and be maintained free and clear of all encumbrances (i.e., hydro and gas meters). If the path is shared with an adjoining property, both property Owners must enter into a Limiting Distance Agreement.
The access and travel distance requirements for the garden suite are not contained in the municipal Zoning By-law provisions and are rather determined through a compliance review of the Ontario Building Code by the municipality. These access and travel distance requirements for a garden suite cannot be altered by way of a Minor Variance application to the Committee of Adjustment, and are applicable law for the purposes of obtaining a building permit.
In order to support the preservation of existing trees, garden suites should not result in the removal of a healthy by-law-protected tree. An important part of the municipality's plan to increase options for housing in Neighbourhoods is the development of regulatory approaches to protect and enhance the municipal tree canopy for all types of residential construction, including garden suites.
The Province of Ontario’s "More Homes, More Choice Act, 2019", exempted new secondary dwelling units in an ancillary structure from development charges, subject to certain criteria. Properties with a garden suite are not intended to be divided, or "severed". Garden suites are intended to function as rental housing units. A garden suite may be used for living accommodations and home occupations. Short-term rentals are permitted only in accordance with the Short-Term Rental By-law. Basements are permitted in garden suites.
All new Garden Suites must comply with Div B. 7.1.5.4 (4) Separate Services
of the Ontario Building Code for Separate Services:
No plumbing serving a dwelling unit shall be installed in or under another unit of the building unless the piping is located in a tunnel, pipe corridor, common basement, or parking garage so that the piping is accessible for servicing and maintenance throughout its length without encroachment on any private living space.
Upgrading the Utilities
We recommended upgrading your electrical service, main electrical disconnect, and distribution panel to a minimum of 200 Amps to accommodate an additional electric stove, electric cloth dryer, air conditioner/heat pump, and/or electric car charger(s). If you wish to have a larger electrical service or a separate electrical meter for your garden suite, contact your Hydro.
If you want to install an additional gas furnace, gas water heater, gas fireplace, gas stove, gas clothes dryer, and/or gas BBQ, you will have to confirm that your existing natural gas meter and pressure regulator are sized properly to allow for the additional gas fixtures to be installed. Contact to Enbridge to determine if the existing size of the gas meter and gas service pipe can accommodate the proposed additional gas appliances/fixtures.
The City of Toronto's Requirements
Footprint and Lot Coverage of a Garden Suite
The maximum footprint (area the building covers) of a garden suite allowed by the City of Toronto is the lesser of 40% of the rear yard area, or 60m²(645ft²). The total area of a lot that all ancillary buildings and structures may cover, including a garden suite and any other sheds or garages, cannot exceed 20% of the lot area.
Floor Area
The interior floor area of a garden suite must be less than the gross floor area of the main residential building. The interior floor area of a garden suite includes the area of all floors of a garden suite.
Height and Separation Distance
In the City of Toronto, a garden suite may be built up to a maximum height of 4.0 m where the garden suite is located a minimum of 5.0 m from the main residential building on the lot.
If a garden suite is at least 7.5 m from the main residential building on the lot, the garden suite may be built up to a maximum of 6.0 m. However, this is subject to the City of Toronto's additional angular plane rules.
For an existing garage or shed (i.e., lawfully existing ancillary buildings), if the existing separation distance between the principal residential building and the existing building is less than the required minimum separation, then the existing separation distance is permitted to remain.
Side Yard Setback
The minimum required side yard setback for a garden suite is generally the greater of 0.6m and 10% of the lot frontage, to a maximum of 3.0m.
Where openings such as windows or doors are proposed, the minimum side yard setback is greater than 1.5m, and the amount is 10% of the lot frontage. On a corner lot, the minimum side yard setback is generally greater than 1.5 m, and the minimum required side yard setback is for the main residential building on the lot. If a garden suite on a corner lot includes a vehicle parking space, and the vehicle access is from the street abutting the side lot line, then the required minimum rear yard setback is 6.0 m. For an existing garage or shed (lawfully existing ancillary buildings), the minimum side yard setback is the existing setback of that building.
Rear Yard Setback
The minimum rear yard setback for a garden suite in the City of Toronto is generally 1.5 m. On lots deeper than 45m in the City of Toronto, the minimum rear yard setback is greater than half the height of the garden suite and 1.5m. On through lots, where the rear property line abuts a street, the minimum rear yard setback is the required front yard setback of any adjacent houses that face the rear street. If there are no adjacent houses, and the garden suite does not include a vehicle parking space, the minimum setback is 1.5m. If a garden suite on a through lot includes a vehicle parking space, and the vehicle access is from the street abutting the rear lot line, then the required minimum rear yard setback is greater than 6.0, and the required minimum front yard setback for a residential building on the adjacent lot that fronts on the same street that the rear lot line abuts. For an existing garage or shed (i.e., lawfully existing ancillary buildings), the minimum rear yard setback is the existing setback of that building.
Angular Planes
Angular planes are used by the City of Toronto to limit the impact of height and building mass.
For garden suites in the City of Toronto, the following angular planes apply:
Front: 45 degrees starting at a height of 4 m, 7.5 m from the rear main wall of the principal residential building.
Rear: 45 degrees starting at a height of 4 m from the required rear yard setback.
Side: 45 degrees starting at a height of 4 m from the required side yard setback.
Where a lot line abuts a street, no angular plane applies.
Rear Yard Landscaping
The City of Toronto requires a minimum of 50% of the rear yard area, including the area covered by a garden suite, to be soft landscaping on lots with a greater than 6.0m frontage.
The City of Toronto requires a minimum of 25% of the rear yard area, including the area covered by a garden suite, to be soft landscaping on lots with a frontage of 6.0m or less.
Parking
The City of Toronto does not require parking spaces for cars to be provided for a garden suite.
A minimum of two bicycle parking spaces is required by the City of Toronto for a garden suite.
Mega-Basements / Iceberg Homes
Mega-Basements / Iceberg Homes
"Mega-Basements," also known as "Iceberg Homes," are initially constructed in London, England, in the historic, affluent residential neighbourhoods, where upper-class high-income residents expanded below ground, circumventing heritage and height restrictions, to have luxury amenities like private cinemas, games rooms, bowling alleys, swimming pools, massive car elevators, and parking garages in the basement. "Iceberg Home" is a glitzy single-family detached dwelling, with large, multi-storey underground basements that protrude significantly beyond the surface footprint of the building, take up more space below ground than above, usually to increase square footage when zoning restrictions, including heritage requirements, maximum permitted height, and lot coverage, minimum required yard setbacks, limit and prevent enlargement of a dwelling.
Construction of these "Mega-Basements" has resulted in the collapse of neighbouring home foundations, shifting ground levels, and excessive noise and vibration during excavation in London, England. As a result, "Mega-Basements" are now significantly restricted in certain areas of London, England. The Borough of Kensington and Chelsea and the Borough of Westminster, in London, England, have policies
- Requiring a minimum amount of soil depth and adequate soil volume above a portion of the basement of a building
- Limit the number of below-grade stories to one dependant on lot size
- Requiring inclusion of soft landscaping and permeable materials in designs, specifically areas of contiguous soft landscaping on a lot.
Palo Alto in California has become a primary hub for subterranean "mega basements". To maximize space in an astronomically expensive housing market, the ultra-wealthy are digging deep to build underground compounds featuring home theaters, gyms, and subterranean parking. Meta CEO Mark Zuckerberg has led the trend in the prestigious Crescent Park neighborhood. Over 14-years, he spent over $110 million to acquire 11 properties, subsequently excavating thousands of square feet beneath his compound to build massive subterranean retreats. These spaces are essentially hidden luxury homes. They typically feature massive wine cellars, bowling alleys, subterranean swimming pools, private schools, and complex security bunkers. Tech executives value a low-profile lifestyle. Subterranean spaces allow them to add immense square footage without the house appearing ostentatious or violating height ordinances from the street. While there has been vocal community demand to ban or heavily cap these massive compounds, the Palo Alto City Council has largely opted to regulate through strict permitting, monitoring, and dewatering discharge fees rather than enacting an outright ban.
The trend of single-family dwellings with large sub-surface structures and footprints has reached Vancouver. Located east of Vancouver in Abbotsford, BC, a 10,000ft² residence features a multi-level "iceberg" basement, built to resemble a personal "Disneyland". The enormous underground garage—which is vastly larger than the main house—was designed to store an extensive, heavy-duty collection of vintage luxury vehicles and historical military vehicles.
The notorious "iceberg house" in the seaside Dundarave neighbourhood of West Vancouver features a massive subterranean extension built to conceal vast private luxury car collections and underground entertainment spaces. This ultra-luxury build features massive concrete excavation, an underground car vault, and a subterranean car lift to store and display high-end vehicles. This property illustrates a growing trend where global wealth creates "personal Disneylands" completely hidden beneath grade. The District of West Vancouver has strict zoning and floor-space-ratio (FSR) bylaws regulating how far subterranean footprints can stretch to preserve local character and the environment.
Mega-Basements / Iceberg Homes in the City of Toronto
Superstar rapper Drake's custom-built Toronto mansion, located at 21 Park Lane Circle in the ultra-exclusive Bridle Path neighborhood, the massive limestone property, affectionately known as "The Embassy", spans 35,000ft² and boasts a multi-level layout featuring an NBA-regulation basketball court in its massive basement.
Many Toronto detached homes now feature multi-level mega-basements that extend well past the structures' above-ground footprint. 229 Dunvegan Road, located in Toronto's prestigious, exclusive Forest Hill neighborhood, was redeveloped with a sprawling 9,000ft² home clad in limestone, with a massive four-level basement boasting an indoor pool under a skylight, a full-size basketball court, a banquet hall, and a huge, expansive underground car park.
In 2021, despite a report from the City of Toronto's Urban Forestry recommending refusal, a home with a massive mega-basement was approved by the City of Toronto's Committee of Adjustment at 7 Knightswood Road in the Hoggs Hollow neighbourhood, which resulted in the loss of nine trees, including a 250-year-old mature sugar maple tree.
City of Toronto's Zoning Bylaw
ity of Toronto's Zoning Bylaws regulates above-ground building setbacks, and historically, City of Toronto's Zoning Bylaws had no restrictions on the number of underground stories homeowners could build, provided they complied with depth and floor space index (FSI) rules.
As a result of the Ontario Municipal Board(OMB) appeals of Zoning By-law 569-2013, proposed regulations pertaining to building setbacks below-grade were removed in 2018. The calculation of gross floor area (used in determining density) excludes the area of basement levels (the definition for which was last updated in 2022 by the Ontario Land Tribunal), and the calculation of lot coverage only includes building elements located on or above the surface of the ground.
Provisions of City of Toronto's Zoning Bylaw 569-2013
10.5.40.20 Building Length
(1) Portion of Building to which Building Length Applies
In the Residential Zone category, building length regulations apply to all main walls of a building above and below-ground, excluding the footings for the building.
10.5.40.30 Building Depth
(1) Portion of Building to which Building Depth Applies
In the Residential Zone category, building depth regulations apply to all main walls of a building above and below-ground, excluding the footings for the building.
10.5.40.40 (1)
Exclusion of Basement from Gross Floor Area in a Residential Building.
For a lot in the Residential Zone category, the gross floor area of a building does not include the basement, unless the elevation of the established grade is
higher than the average elevation of grade along the rear main wall of the residential building by 2.5m or more, in which case 50% of the gross floor area of the basement is included.
10.5.60.20 Setbacks
(1) Parts of an Ancillary Building or Structure to which a Required Building Setback Applies
In the Residential Zone category, required minimum ancillary building setbacks apply to all parts of an ancillary building or structure above-ground and below-ground, excluding footings.
150.7.60.20 Setbacks
(1) Parts of a Garden Suite to which a Required Building Setback Applies, the required minimum ancillary building setbacks apply to all parts of an ancillary building containing a garden suite above-ground and below-ground, excluding footings.
Extensive subterranean excavation to have a massive mega-basement reduces the area to plant new trees and install infiltration galleries to manage stormwater, thereby affecting the capacity for planting new trees, drainage, groundwater, and stormwater management. The infiltration of rainwater, groundwater recharge, and water balance are significantly affected by having the entire property underlaid by a concrete mega-basement.
Since 2024, more than 12 building permit applications have been submitted to the City of Toronto to build mega-basements. With a surge in building permit applications to construct luxury homes with mega-basements in wealthy Toronto neighbourhoods like Hoggs Hollow, Forest Hill, and the Bridle Path, the City of Toronto planning staff has drafted rules to strictly limit and prevent these massive mega-basements. New zoning regulations are being introduced to ensure that the minimum building setbacks apply below ground as well as above ground. On January 22, 2026, Toronto's Planning and Housing Committee advanced recommendations to amend the City-wide Zoning By-law to limit the size of large underground floors, widely known as "iceberg homes". The proposed zoning bylaw amendment will restrict the footprint of luxury subterranean basements to protect the urban tree canopy and manage flood risks.
Proposed Amendments to the City of Toronto's Zoning Bylaw 569-2013
10.5.40.70(3)
Parts of a Building to which a Required Building Setback Applies, the required minimum building setbacks apply to all parts of a residential building, not including an apartment building, above-ground and below-ground, excluding footings
800.50(780) Soft Landscaping means landscaping excluding hard-surfaced areas such as decorative stonework, retaining walls, walkways, artificial turf, permeable pavements, or other hard-surfaced landscape-architectural elements.
10.5.50.10(7)
In the Residential Zone category, for the calculation of soft landscaping required by regulation 10.5.50.10(3) and (4), the area of soft landscaping does not include the water surface area of outdoor swimming pools, hot tubs, fountains, or other ancillary structures used to hold water, except for artificial ponds.
Apartment buildings would be exempted from new requirements, but restrictions would apply to detached houses, semi-detached houses, townhouses, and multiplexes. If a multiplex needs amenities in a basement, like a shared laundry room and/or bike parking facility, and it just needs to be slightly outside of the setback limit, it does not cause a significant impact. The City of Toronto should keep it as easy as possible to build multiplexes, because it needs more housing in general.
City of Toronto's Concerns
Toronto’s soil is a "glacial till" - an unsorted, unstratified sediment deposited directly by a melting glacier. It contains a chaotic mix of all sizes, from microscopic clay particles to massive boulders. Because it is dumped by ice rather than flowing water, the material is never separated or layered by weight. Unlike river deposits, till has no distinct layers. Fine "rock flour" (silt and clay) surrounds larger rocks. Glacial till contains a heterogeneous mix of clay, sand, gravel, and boulders. The exact makeup depends on the regional bedrock the glacier originally scraped over. Because the rocks were dragged by ice rather than tumbled in a river, they are typically angular and jagged. Unlike London, England's uniform clay, Toronto’s soil changes every few meters from heavy clay to a massive granite boulder (glacial erratic), then to a pocket of loose sand. This makes deep excavation for mega basements very unpredictable and much more expensive because one-size-fits-all shoring doesn't work.
Toronto has a high water table due to numerous buried ravines and lost rivers like Garrison Creek. Digging deep in Toronto often results in building a boat-like structure that must be heavily waterproofed and weighted down so it doesn't literally float or buckle under hydrostatic pressure.
Excavation and shoring associated with below-ground construction of multilevel mega-basements need to have adequate means of egress, and the requirement to have fire-sprinklers is regulated under the Ontario Building Code.
The potential risk of slope disturbance due to the greater depth of excavation and construction increases when construction is in proximity to a stable top-of-bank or shoreline hazard. Slope stability is the responsibility of the TRCA, where lands are regulated by the TRCA.
The City of Toronto is exploring potential amendments to the city-wide Zoning By-law's residential zone regulations to address the issues associated with mega-basement homes. Targeted zoning amendments, including the following, could be introduced to better control below-ground construction while still providing design flexibility to property owners:
include the establishment of a maximum size of the below-ground footprint relative to the above-ground footprint,
introducing below-grade setbacks for residential zones
limiting the number of basement levels in a building that are excluded from the calculation of the gross floor area of the building,
requiring a maximum permitted distance between the basement floor and the established grade
introducing changes to the definitions and associated regulations
Single-family dwellings with large sub-surface structures and footprints have the potential to impact natural drainage characteristics of the site, potentially reducing stormwater infiltration capacities and increasing stormwater runoff from the site, leading to localized ponding and overland flooding risks affecting adjacent properties. The size and scale of single-family dwellings with large sub-surface structures and footprints may limit options for on-site stormwater management opportunities required to achieve stormwater management targets from the site.
In addition, deep sub-surface structures can potentially impede the seasonal groundwater table, leading to concerns related to the on-site management of discharge from foundation drains that can lead to downstream capacity constraints, sewer back-ups, etc.
Extensive below-grade development occupies usable soil volume for existing trees and may prevent new tree planting. As well, when landscaping is provided above underground development, insufficient soil depths and volume may not provide trees and other vegetation the space they need to survive and thrive. Underground construction can also conflict with existing trees, by injuring root systems and causing mortality of existing trees, and by creating soil conditions that are not suitable for existing trees and new tree planting.
Regulatory Frameworks in Other Jurisdictions
Mississauga
GFA of a basement is potentially included, based on whether the building is considered "infill."
Dwelling unit depth only applies to structures below the first storey in the front and rear yards.
Hamilton
GFA includes a "basement", but not a "cellar."
Ottawa
GFA exempts certain room uses in the basement
Kingston
GFA excludes areas with limited headroom
Vancouver
FSI is regulated based on the number of dwelling units in the building; permitted FSI is increased if certain criteria are met.
Permitted FSI is sometimes related to the age of the building, ceiling heights of select spaces, and whether any portion of the basement or cellar projects horizontally beyond the perimeter of the first storey, including entries, porches, and verandahs.
Edmonton
GFA is not regulated for small-scale residential buildings, only site coverage
Setbacks below grade do not apply, except where a "Development Officer may require that a Yard, or any portion of it, be unobstructed and undisturbed below grade to preserve existing vegetation, or to provide an adequate growing environment for any proposed or required Landscaping."
Calgary
GFA is not regulated for small-scale residential buildings, only site coverage
Portion of the building below the surface of the ground may extend without limits into a setback area, except for the required front setback area.
San Francisco
GFA exempts certain room uses in the basement
When constructing garages that are under decks or underground, confirmation with Sections 136(c)(24) or (c)(25) if their top surfaces are developed as usable
open space, provided that no such garage shall occupy any area within the rear 15 feet of the depth of the lot. However, it is long-standing Planning Department practice to permit such obstruction into required yards for any type of underground building that meets these provisions, and not limit them to
garages. Therefore, any building that meets the strict provisions of Section 136(c)(26) may be permitted within required yards, and such obstruction is not limited to only garages.
Burbank
Whether a basement space is included in the GFA takes into account the area of a space, the location of a space, and the elevation of the first floor relative to the expanse of the basement.
Seattle
FSI below grade is based on the location of the ground around the house
Setbacks apply below grade, but "structures below grade…may be located below required yards."
"A structure may be permitted to extend into front and rear yards as necessary to protect exceptional trees and trees over 2 feet in diameter."
Retained or new trees must meet standards to ensure the long-term health of the trees.
Portland
GFA excludes areas with limited headroom and basements, but "only one basement level may be partly below grade; additional basement levels must be completely below grade."
Los Angeles
GFA exempts certain room uses in the basement - Areas considered yards are unobstructed from the ground upwards
A definition for "permeable" is included in the zoning by-law
Due to the geographic variations of the land, Hillside Construction Regulation (HCR) Districts are subject to additional requirements, including limits on the amount of excavation, fill, and grading that can occur
Single-family home developments larger than 17,500ft² are subject to a Site Plan Review before the issuance of related permits and entitlements
Long Beach
GFA does not include the area of a basement
Lot coverage includes all levels of a building and accessory buildings
Setbacks for basements may not exceed the principal structure
Palo Alto
Basements may not extend beyond the footprint of the building or structure
Basements not permitted in special flood hazard areas
Yard requirements are only measured horizontally, not vertically
GFA for basements excludes areas with limited headroom, takes into account whether a space is habitable or not, and whether the basement area is associated with a historic property
Requirements regulate functional projections associated with basement development, such as lightwells and stairwells
- Size and location
- May not be harmful to mature trees on the subject
property or abutting properties
-To have an adequate drainage system, to the
satisfaction of the public works department
Requirements regulate select excavated areas, such as sunken gardens and below-grade patios.
- Size and location
- Roof overhangs or canopies are counted toward site coverage requirements
-To have an adequate drainage system, to the satisfaction of the public works department
- May not be harmful to mature trees on the subject property or abutting properties, to the satisfaction of the planning director
- Areas are required to be architecturally compatible with the residence
Screened off-site views to the satisfaction of the planning director
Melbourne, Australia
Melbourne planning scheme utilizes a mixed regulatory framework, taking into account planning policy and zoning ordinance.
Includes mention of policy and objectives relating to pervious surfaces, facilitating on-site stormwater infiltration, and the reduction of increased stormwater run-off to drainage systems.
The basement is not considered a storey.
Boroughs of Kensington and Chelsea (London), England
Town planning in the UK is generally policy-based instead of zoning-based. Applications are reviewed on a discretionary basis for compliance with planning policy guidance.
- Policy CL7 addresses basements, with further guidance provided in a Supplementary Planning Document (SPD) - akin to guidelines:
- Maximum 50% of the yard area, which must be contiguous
- Basements limited to one storey, with potential exceptions on large sites
- Requires a drainage system to be provided, including suitable pumping (sump pump)
- Requires a minimum 1 metre soil depth above a portion of the basement beneath a garden, and construction may not cause damage or loss of trees
- Regulates impacts such as noise, vibration, dust, urban design, effects on traffic, and flooding
Safeguards the structural stability of existing and surrounding buildings and structures
Borough of Westminster (London), England
Town planning in the UK is generally policy-based instead of zoning-based. Applications are reviewed on a discretionary basis for compliance with planning policy guidance.
Policy CM28.7 addresses basement construction:
- Maximum of the greater of 50% or 4m of garden area, and not result in the loss of trees of townscape, ecological, or amenity value
- Excavation limited to one storey below the lowest original floor level, with potential exceptions
- Requires a minimum 1.2m soil depth and adequate soil volume above a portion of the basement, incorporating soft landscaping and permeable surfacing
- Limits adverse visual impact on the subject building, garden setting, and surrounding area
- Protects heritage and archaeological assets
- Applicants must demonstrate that developments do not impact the potential of flooding and structural instability
Safeguards the structural stability of existing and surrounding buildings and structures: a structural methodology statement, self-certification, and a construction management plan to be provided by the applicant