Lot sheet · No. 04Sample

Sample lot 04, Beaches–East York

Ward 19 · Beaches–East York · 2-storey semi-detached on a 7.62 × 30.48 m lot

Sixplex ward · up to 6 unitsRS zone

Asking price$998,000Request an assessment

Key facts

Lot frontage: 7.62 m
Lot depth: 30.48 m
Lot area: 232 m²
Zoning: RS (f7.5; a230)
Ward: 19 · Beaches–East York
Sixplexes permitted as-of-right
Existing building: 2-storey semi-detached

This is an illustrative sample lot. On live listings, dimensions come from the listing and the City's parcel data; a survey and the City's zoning map govern, and both are confirmed in a property assessment.

Lot plan · schematicnot to scale

No severance line is drawn: each half would be 3.81 m wide, below the 6.0 m screening floor.

Development potential

Three paths for this lot, and what each one needs

Status reflects what the ward and zone generally permit and Lot Lens's severance screen. The lot's own standards, exceptions and site conditions decide what fits — that is what the assessment checks.

Path A

Convert the existing house

Permitted city-wide · up to 4 units

Add units within the existing house and lot: a basement suite, a rear or second-storey addition, or a garden suite. Four units are permitted city-wide in the low-rise residential zones; the design still has to meet the zone's standards.

What we verify

Structure and foundation condition of the existing house
Height, depth, setback and landscaping standards for additions
Building Code: fire separation, egress and ceiling heights
Garden suite eligibility on this lot

Path B

Build a multiplex

Up to 6 units as-of-right · Ward 19

Replace or substantially rebuild as a multiplex. Ward 19 is one of the nine wards where six units are permitted as-of-right; the building still has to fit the zone's height, depth, coverage and floor-space standards on this lot.

What we verify

Maximum height and storeys, building depth and length
Lot coverage, floor space and soft-landscaping minimums
Unit layouts and any bedroom-count limits for multi-unit buildings
Servicing capacity and tree protection on the lot

Path C

Split the lot

Unlikely on this lot

A split is unlikely: each half would be 3.81 m wide, below the 6.0 m screening floor.

What we verify

Frontage and area of both new lots against the zone minimums
Fit with the prevailing lot pattern on the street
Position of the existing building relative to the new line
Separate servicing and access for each parcel

Zoning context

Reading the zone label

Part	Meaning on this lot
RS	Residential Semi-Detached zone. Multiplexes of up to four units are permitted city-wide since 2023 — and up to six in this ward.
f7.5	Minimum lot frontage of 7.5 m. This lot: 7.62 m.
a230	Minimum lot area of 230 m². This lot: 232 m².
(x…)	A site-specific exception number, when one appears. It overrides the general standards, so it is always checked.

What applies here

2023Four-unit multiplexes permitted city-wide in the low-rise residential zones (R, RD, RS, RT, RM).
2025Six units as-of-right in Ward 23 and the eight Toronto & East York wards (Council, June 2025). Other wards can opt in through their councillor.
2022No minimum parking requirement city-wide.
LotHeight, building depth, setbacks, lot coverage and floor-space standards still apply and are checked lot by lot, together with any exception or past variance decision.

Basis for this ward: Council 2025.PH22.4; By-laws 653-2025 and 654-2025 (Toronto and East York District). Source. Severance screen: halves must be at least 6.0 m wide and 70 % of the zone minimums to be flagged; rules version 2026.10.1. A screen, not a planning opinion.

Site constraints

Checked before any path is relied on

None of these are known for this sample lot. A property assessment confirms each one from City records, title and a site visit.

Heritage listing or designation
Ravine, natural feature or TRCA-regulated area
Tree protection — private and City-owned trees
Easements and rights-of-way on title
Servicing capacity — water, sanitary and storm
Site-specific zoning exceptions and past variances
Grading, drainage and flood risk
Existing building condition and setbacks

Next step

Request a property assessment

We review the lot against its zone standards, exceptions and site conditions, then explain which path is worth pursuing and what it would take.

Zoning and exception check against the City's records
Site constraints review from title and a visit
The three paths compared, with the approvals each needs