North York District

31- 37 Helendale Avenue - Zoning By-law Amendment Application

A rezoning application has been submitted for the properties at 31, 33, 35 and 37 Helendale Avenue to allow for a 24-storey (72.18 metres) residential building on the site.

 

 

What's New

A preliminary report on the application was before Community Council for it's consideration on June 13, 2012.

The report recommended that City Planning staff study and evaluate this application in the context of other submitted development proposals, potential development sites and existing development within the block between Yonge Street to the east, Orchard View Boulevard to the south, Duplex Avenue to the west and Helendale Avenue to the north and determine the appropriateness of creating an area specific policy for the block through this study.
 

Application Overview

The application proposes to amend the Zoning By-law to allow for a 24-storey (72.18 metres) residential building on the site. The proposed building would contain 231 units, which includes 18 replacement rental units, with four levels of below grade parking. The applicant has also submitted a residential rental demolition application for the 18 existing residential rental units. The proposed building would have a total gross floor area of 13,809 m2 (excluding mechanicals and amenity areas) with a density of 8.5 times the area of the lot. Additional site statistics can be found on the application data sheet.

 

     

 

Drawings and Reports

The following revised drawings and reports were submitted by the applicant for review by the City on August 8, 2013, September 13, 2013 and December 11, 2013:

The following drawings and reports were submitted by the applicant for review by the City on March 30, 2012:

Process

For information on rezoning applications and the process that City Planning staff use to review rezoning applications, view Building Toronto Together: A Development Guide.

Information on the City Planning Division and what we do.

Planning Context

Zoning:
Zoning By-law 438-86 of the former City of Toronto zones the subject lands R2 with a density limit of 1.0 times the area of the lot. Permitted uses in an R2 zone include apartment buildings, detached houses, duplexes, row houses, semi-detached dwellings and triplexes. The maximum height permitted is 14.0m.

 


Official Plan:
The City's Official Plan is the City's vision for how the City should grow over the long-term. A key implementation tool of the Official Plan are land use designations. The Official Plan designates the subject site Apartment Neighbourhoods. Apartment Neighbourhoods are made up of apartment buildings and parks, local institutions, cultural and recreational facilities and small-scale retail, service and office uses that serve the needs of area residents.

Development criteria in Apartment Neighbourhoods includes, but is not limited to:

  • providing transitions between areas of different development intensity and scale;
  • locating buildings to frame the edges of streets and parks;
  • providing indoor and outdoor recreation space; and
  • providing ground floor uses that enhance safety and amenity.

Unlike growth areas in the City, Apartment Neighbourhoods are considered physically stable areas where significant growth is generally not anticipated. New development within Apartment Neighbourhoods is required to maintain the stability of the surrounding area and to reinforce the existing physical character of the buildings, streetscapes and open space patterns.

The site is also located within the Yonge-Eglinton Secondary Plan. The Yonge-Eglinton Secondary Plan, as a primary objective, requires maintaining and reinforcing the stability of Neighbourhoods and minimizing conflicts between the various designations in terms of land use, scale and vehicular movement. An additional objective of the Secondary Plan is to maintain the existing scale of development within stable Neighbourhoods and limit overshadowing by securing a transition in height and scale from development in Mixed Use Areas and Apartment Neighbourhoods.
 

Community Consultation

A community consultation meeting has not yet been scheduled.
 

Reports

A preliminary report on the application was before Community Council for it's consideration on June 13, 2012. The report recommended that City Planning staff study and evaluate this application in the context of other submitted development proposals, potential development sites and existing development within the block between Yonge Street to the east, Orchard View Boulevard to the south, Duplex Avenue to the west and Helendale Avenue to the north and determine the appropriateness of creating an area specific policy for the block through this study.
 

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