Property report · public records

14 Holland Park Ave

Toronto, Ontario

Garden suite: likely allowed
Outside mapped flood areas
Zoned RM

Lot Potential Score 72 out of 100, Strong

StrongMedium confidence: 1 fact not known

+14Second and third units. A second and a third unit are likely allowed (Planning Act s. 35.1 and the municipal by-law).
+12Multiplex. Potentially suitable for up to 6 units (Toronto Sixplex Overlay).
+8Garden or laneway suite. A garden suite in the yard is likely allowed.

How the score worksNot an appraisal or zoning opinion.

Lot outlined from the municipality's parcel data (approximate, not a survey). Neighbouring lots in grey.

Generated November 1, 2026 from public open data on LSG Realty's own servers. Public records; not a legal, zoning or engineering opinion.

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Lot

Information: Lot of about 253 m²

Lot area: 253 m² · 0.062 acres · 2,719 sq ft (as stated in the parcel record)
About 7.6 m wide and 33.4 m deep (estimated from the lot lines)
Lot lines are approximate and not a survey.

Source: City of Toronto, Property Boundaries (2026-10-30). Public records; not a legal, zoning or engineering opinion.

Zoning

Information: Zoned RM · Residential Multiple Dwelling

Category: Residential
Zone label: RM (f12.0; u4; d0.8) (x252)
Zoning shown for reference only. The by-law text governs; confirm with the municipality.

Zoning by-law

Source: City of Toronto, Zoning By-law 569-2013 (open data) (2026-02-20). Public records; not a legal, zoning or engineering opinion.

Second units and garden suites

Favourable: Garden suite: likely allowed

Likely allows additional units
Second unit: likely allowed · Third unit: likely allowed
Garden suite: likely allowed · Laneway suite: not likely
Up to 2 additional units per lot in this municipality
No public lane found along the lot (a laneway suite needs 3.5 m of lot line on a lane)
Screening from open data and the municipal by-law; not a zoning opinion. Confirm with the municipality.

Source: City of Toronto, Property Boundaries (lot outlines and stated lot area) (2026-10-31); City of Toronto, Zoning By-law 569-2013 (Zoning Area) (2026-02-20); City of Toronto, Toronto Centreline (public lanes) (2026-10-30); City of Toronto, Ravine & Natural Feature Protection area (2026-11-01); York Region, Parcel (property boundaries across York Region) (2026-11-01); York Region, Regional Official Plan 2022, Map 1 (Urban Area, Towns and Villages) (2026-11-01); Town of Newmarket, Zoning By-laws 2010-40 and 2019-06 (2026-10-10); Statistics Canada, 2021 Census census subdivisions (cartographic boundary file) (2026-11-01); Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-11-01); Lake Simcoe Region Conservation Authority, Regulation Limit (O. Reg. 41/24) (2026-11-01); Province of Ontario, Oak Ridges Moraine land use designations (2017 Plan) (2026-11-01); Province of Ontario, Greenbelt designations (2017 Plan) (2026-11-01). Public records; not a legal, zoning or engineering opinion.

Multiplex potential

Favourable: Multiplex: up to 6 units, potentially suitable

Potentially suitable
Up to 6 units under the City's multiplex rules (Sixplex Overlay)
Preliminary screening from open data. Not a zoning opinion or development approval. Confirm with the City and a qualified professional.

Source: City of Toronto, Property Boundaries (lot outlines and stated lot area) (2026-10-30); City of Toronto, Zoning By-law 569-2013 (Zoning Area) (2026-02-20); City of Toronto, City Wards (25-ward model) (2026-02-20); City of Toronto, Heritage Register (2026-09-01); City of Toronto, Heritage Conservation Districts (2026-09-01); City of Toronto, Ravine & Natural Feature Protection area (last refreshed by the City Jul 23, 2019) (2019-07-23); Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Severance potential

Limits apply: Severance: unlikely

Severance unlikely
Zone RM (f12.0; u4; d0.8) (x252): minimum lot frontage 12 m
Estimated frontage 7.6 m: 0.6× the minimum (two lots need 2×)
Lot area 253 m²
Frontage is under twice the zone's minimum
Frontage is estimated from the lot lines, not surveyed.
Approved severance: 62 Earlsdale Ave (100 m) · 2021-09-29 · file B0050/21TEY
Approved severance: 26 Coates Ave (250 m) · 2019-09-11 · file B0006/19TEY
Approved severance: 439 Vaughan Rd (310 m) · 2020-08-19 · file B0056/19TEY
Needs Committee of Adjustment approval; not a planning opinion.

How severances work in Toronto

Source: City of Toronto, Property Boundaries (2026-10-30); City of Toronto, Zoning By-law 569-2013 (open data) (2026-02-20); City of Toronto, Committee of Adjustment Applications (Closed Applications since 2017) (2026-10-31); City of Toronto, Committee of Adjustment Applications (Active Applications: decided, in the appeal period) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Variance odds (Committee of Adjustment)

Favourable: 95% of 286 minor variances within 1 km approved (5 years)

Within 1 km, last 3 years: 150 decisions: 94% approved (94% approved, 0% with conditions, 5% refused, 1% withdrawn)
Within 1 km, last 5 years: 286 decisions: 95% approved (95% approved, 0% with conditions, 5% refused, <1% withdrawn)
Ward 12, last 3 years: 488 decisions: 91% approved (91% approved, 0% with conditions, 6% refused, 2% withdrawn)
Ward 12, last 5 years: 904 decisions: 91% approved (91% approved, 0% with conditions, 6% refused, 3% withdrawn)
Typical time from application to decision: 14 weeks (median of 285)
Named in the application (1 km, 5 years): parking 34 (94% approved); garden or laneway suite 30 (87% approved); lot frontage / lot area 2; building height 1; 227 name no category
Conditions: 0 of 271 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
15 Holland Park Ave (40 m) · Approved 2022-06-22 · file A0298/22TEY
7 Mulberry Cres (50 m) · Approved 2025-02-12 · file A1052/24TEY
408 Winona Dr (70 m) · Approved 2022-08-31 · file A0395/22TEY
4 Mulberry Cres (100 m) · Approved 2025-01-08 · file A0911/24TEY
4 Mulberry Cres (100 m) · Approved 2023-12-06 · file A0868/23TEY
Past decisions don't predict future ones; not a planning opinion.

Variance odds by category City's Application Information Centre

Source: City of Toronto, Committee of Adjustment Applications (Closed Applications since 2017) (2026-10-31); City of Toronto, Committee of Adjustment Applications (Active Applications: decided, in the appeal period) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Flood, Moraine and Greenbelt

Favourable: Outside mapped flood and hazard areas

Not within a conservation authority's mapped regulated area (flooding, erosion, wetlands). Mapping is approximate.
Outside the Oak Ridges Moraine Conservation Plan area.
Outside the Greenbelt Plan area.

Source: Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-04-29); Lake Simcoe Region Conservation Authority, Regulation Limit (O. Reg. 41/24) (2026-10-31); Credit Valley Conservation, Generic Regulations Limit (2025) (2026-10-27); Central Lake Ontario Conservation Authority, CLOCA Regulated Areas (natural hazards regulation mapping, Nov 2025) (2026-10-31); Hamilton Conservation Authority, HCA Regulated Areas (O. Reg. 41/24) (2026-08-04); Province of Ontario, Oak Ridges Moraine: land use designations (Oak Ridges Moraine Conservation Plan, 2017) (2026-10-31); Province of Ontario, Greenbelt designations (Greenbelt Plan, 2017) (2026-10-31); Province of Ontario, Wetlands (Land Information Ontario): Provincially Significant Wetlands and other evaluated wetlands (2026-10-31); Province of Ontario, Areas of Natural and Scientific Interest (ANSI), life science and earth science (Land Information Ontario) (2026-10-31); Province of Ontario, Wooded Area (Land Information Ontario): mapped woodland cover, not a significance determination (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Water and sewer capacity

Information: Municipal water and sewer (no allocation published)

City of Toronto: Toronto Water treats and distributes drinking water and collects and treats wastewater across the city. No servicing allocation system is published.
Published figure: Not published
Based on: City of Toronto, Toronto Water (2026-11-01)
Public records; confirm with the municipality.

The report

Source: City of Toronto, City of Toronto, Toronto Water (2026-11-01); Province of Ontario (Land Information Ontario), Municipal Boundary – Lower and Single Tier (2026-11-01); York Region, Regional Official Plan 2022, Map 1 – Regional Structure: Urban Area (2026-11-01); York Region, Regional Official Plan 2022, Map 1 – Regional Structure: Towns and Villages (2026-11-01). Public records; not a legal, zoning or engineering opinion.

Transit and station areas

Information: Oakwood station 1.3 km away

Nearest rapid transit or GO station: Oakwood (Line 5), 1.3 km in a straight line

Source: City of Toronto, Merged GTFS – TTC Routes and Schedules (subway and LRT routes, their shapes and the stations they serve) (2026-11-01); Province of Ontario, Ontario Railway Network (ORWN) track and station, filtered to GO Transit (Land Information Ontario; 2016 attribute vintage) (2026-10-31); York Region, Regional Official Plan 2022, Map 10 – Rapid Transit Network (proposed subway service and stations) (2026-10-31); City of Toronto, Minister-Approved Major Transit Station Areas (MTSA and Protected MTSA delineations) (2026-02-03); York Region, Regional Official Plan 2022, Appendix 2 – Major Transit Station Areas (boundaries and minimum density targets) (2026-10-31); Durham Region, Regional Official Plan (2024 consolidation), Map 3 – Protected Major Transit Station Areas (2026-10-31); City of Brampton, Brampton Plan, Schedule 1B – Primary Major Transit Station Areas (2026-06-11). Public records; not a legal, zoning or engineering opinion.

Commute

Favourable: Union Station: under 40 min by car, under 40 min by transit

To Union Station: under 40 min by car · under 40 min by transit
To Highway 404 / 407: under 40 min by car · over 60 min by transit
Typical weekday morning, estimated from open road and transit schedule data (not live traffic or a trip planner).

Source: LSG commute estimate, Roads © OpenStreetMap contributors (ODbL); LSG commute estimate, TTC schedules: City of Toronto, Open Government Licence – Toronto; LSG commute estimate, Data used in this product or service is provided with the permission of Metrolinx. Public records; not a legal, zoning or engineering opinion.

Everyday needs

Favourable: Everyday Needs score 82/100 (walk 74, drive 89)

Everyday Needs score 82/100: walking 74, driving 89 (most needs close by)
Grocery store: 7 min walk (No Frills) · 1 min by car
Pharmacy: 2 min walk (Oakwood Pharmacy) · 1 min by car
Transit stop: 1 min walk (Oakwood Ave at Earlsdale Ave (TTC))
Shopping centre: 39 min walk (Design Living Centre) · 10 min by car (Lawrence Allen Centre)
Emergency department: over 60 min walk · 16 min by car (Hennick Humber Hospital)
Hospital: over 60 min walk · 17 min by car (Baycrest Hospital - North York)
LSG estimate from open data: walking on mapped streets and paths at 4.8 km/h; driving at typical weekday rush-hour road speeds (not live traffic). Times are for the 200 m square around each address. Places can open, close or move; check before you rely on one.
Places and paths © OpenStreetMap contributors, ODbL.

Source: LSG Realty, Everyday Needs score (LSG's own travel-time estimate) (2026-11-02); © OpenStreetMap contributors, ODbL, OpenStreetMap (Geofabrik Ontario extract): roads, footpaths, supermarkets and grocery stores, pharmacies, shopping centres and department stores, hospitals and emergency departments — Open Database Licence (ODbL) 1.0 (2026-11-02); Ontario Ministry of Health, Ministry of Health Service Provider Locations (MOHSERLO): hospital sites — Open Government Licence – Ontario (2026-11-02); City of Toronto (TTC), Merged GTFS – TTC Routes and Schedules (stops) — Open Government Licence – Toronto (2026-11-02); Metrolinx (GO Transit), GO Transit GTFS (stops) — Metrolinx Open Data Licence (2026-11-02); Metrolinx (UP Express), UP Express GTFS (stops) — Metrolinx Open Data Licence (2026-11-02). Public records; not a legal, zoning or engineering opinion.

Schools nearby

Information: Nearest elementary school: Spectrum Alternative Senior School, 450 m

Spectrum Alternative Senior School (Elementary, 450 m) · Toronto DSB
Rawlinson Community School (Elementary, 490 m) · Toronto DSB
St Alphonsus Catholic School (Elementary, 540 m) · Toronto CDSB
Oakwood Collegiate Institute (Secondary, 930 m) · Toronto DSB
Loretto College School (Secondary, 1.4 km) · Toronto CDSB
The nearest school is not always the one that serves an address: use the board's locator. Boundaries change; confirm with the board.

TDSB school locator (Toronto District School Board)TCDSB school locator (Toronto Catholic District School Board)

Source: Ontario Ministry of Education, Ontario public school contact information (placed by Statistics Canada ODA addresses). Public records; not a legal, zoning or engineering opinion.

Parks

Favourable: Nearest park: Cy Townsend Park, 240 m

8 parks and green spaces within 800 m

Source: City of Toronto, Green Spaces (2026-10-27); City of Brampton, Parks (2026-10-19); City of Brampton, Recreational Trails (2026-10-19); City of Ottawa, Parks and Greenspace (2026-10-31); OpenStreetMap, Parks, nature reserves and conservation areas (2026-10-29); OpenStreetMap, Named paths, trails and cycleways (2026-10-29). Public records; not a legal, zoning or engineering opinion.

Child care

Information: 12 licensed child care centres within 1 km

Nearest: Lef - Vaughan Road Infant And Toddler Centre (450 m) · 529 Vaughan Road, Toronto, ON M6C 2R1
Licence status as of the ministry's latest monthly file. Ask the centre about spaces and fees.

Source: Ontario Ministry of Education, Licensed child care facilities in Ontario (2026-09-01). Public records; not a legal, zoning or engineering opinion.

Active development applications

Information: 7 active applications within 500 m

Consent (Committee of Adjustment) · 160 Cedric Ave (200 m) · OMB Appeal · B0017/16NY
Minor variance (Committee of Adjustment) · 160 Cedric Ave (200 m) · OMB Appeal · A0286/16NY
Minor variance (Committee of Adjustment) · 160 Cedric Ave (200 m) · Notice Prepared · A0287/16NY
Minor variance (Committee of Adjustment) · 118 Robina Ave (340 m) · Prepare Notice · A0210/17EYK
Minor variance (Committee of Adjustment) · 236 Cedric Ave (460 m) · Postponed · A0707/26TEY
From the municipality's open data. Check the municipality's file for the latest status.

Source: City of Toronto, Development Applications (City Planning, Application Information Centre) (2026-11-01); City of Toronto, Committee of Adjustment Applications (Active Applications) (2026-10-31); City of Brampton, GeoHub, Planning_Land_Use_Development: OPA ZBA Subdivision, Draft Plan of Condo, Site Plan Approval, Minor Variance, Consent to Sever (2026-11-01); York Region, Active Development Application Boundaries (York Region's review of applications in its nine municipalities) (2026-10-27). Public records; not a legal, zoning or engineering opinion.

Upcoming residential projects

Information: 3 upcoming residential projects within 1 km

464 Oakwood Ave (480 m) · Approved: 4-unit condominium
503 1/2 Oakwood Ave (and 8 more addresses) (770 m) · Proposed: 13-storey, 161-unit mixed-use building
908 St Clair Ave W (and 3 more addresses) (770 m) · Approved: 173-unit condominium
From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

464 Oakwood Ave 503 1/2 Oakwood Ave (and 8 more addresses)908 St Clair Ave W (and 3 more addresses)

Building permits nearby

Information: 30 building permits within 250 m since 2024

Addition / alteration · 165 Robina Ave (220 m) · 2026-10-21 · Permit Issued
Addition / alteration · 389 Winona Dr (110 m) · 2026-10-01 · Permit Issued
Addition / alteration · 178 Atlas Ave (200 m) · 2026-10-01 · Inspection
Addition / alteration · 228 Robina Ave (200 m) · 2026-09-09 · Revision Issued
Addition / alteration · 215 Robina Ave (150 m) · 2026-08-14 · Revision Issued
From the municipality's open data. Check with the municipality for the permit's current status.

Source: City of Toronto, Building Permits – Active Permits (2026-10-30); City of Toronto, Building Permits – Cleared Permits (2026-10-30); City of Mississauga, Building Permits (issued since 2018) (2026-10-01); City of Brampton, Building Permits (GeoHub) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Heritage

Favourable: No heritage status found

Not found on the City's Heritage Register or in a Heritage Conservation District.
Heritage status limits changes; confirm with the municipality.

Source: City of Toronto, Heritage Register (listed properties, and properties designated under Part IV or Part V of the Ontario Heritage Act) (2026-09-01); City of Toronto, Heritage Conservation Districts (2026-06-23). Public records; not a legal, zoning or engineering opinion.

Official Plan

Not available: Official Plan designation not available here

Public records; not a legal, zoning or engineering opinion.

Contaminated sites

Favourable: No federal contaminated sites within 500 m

From government records. Absence from this map doesn't mean a site is clean; get a Phase I ESA.

Source: Treasury Board of Canada Secretariat, Federal Contaminated Sites Inventory (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Neighbourhood profile

Information: Median household income $62k

Median household income (2020): $62,400
Owner households: 27%
Households with children: 37%
Median age: 38.4
Population density: 19,208 per km²
Statistics Canada, Census of Population 2021 (income is for 2020), for the dissemination area around this address.

Source: Statistics Canada, Census of Population 2021, Census Profile and dissemination area boundaries (2022-04-27). Public records; not a legal, zoning or engineering opinion.