14 Villa Rd
14 Villa Rd is in Long Branch. A 39‑storey building with 490 homes and shops is under appeal 93 m away and Villa Rd is due to be repaved in 2026.
Data as of Nov 10, 2026 · Every item lists its source
- A public hearing on Jan 28 about a proposal to split the lot at 65 Fortieth St, 186 m away.
- A 39-storey building with 490 homes and shops is under appeal, 93 m away.
- Villa Rd, 23 m away, is due to be repaved in 2026.
01What’s planned near 14 Villa Rd
15 planning proposals within 250 m (about a 3‑minute walk): 15 in progress. Some cover several addresses; each proposal is listed once. That's more than at almost all Toronto addresses.
In progress
- 1New house97 Fortieth St · 83 m awayCommittee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment approved it on Feb 27, 2020. It has been appealed to the Toronto Local Appeal Body (TLAB), which will hold its own hearing and make the final decision.
To constuct a new detached dwelling with an attached garage.Appealed to the Toronto Local Appeal Body on Mar 18, 2020. Status: decision issued.
File A0476/19EYK · submitted Sep 20, 2019 · look it up on the City’s Application Information Centre - 2New house95 Fortieth St · 86 m awayCommittee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment approved it on Feb 27, 2020. It has been appealed to the Toronto Local Appeal Body (TLAB), which will hold its own hearing and make the final decision.
To construct a new detached dwelling with an attached garage.Appealed to the Toronto Local Appeal Body on Mar 18, 2020. Status: decision issued.
File A0475/19EYK · submitted Sep 20, 2019 · look it up on the City’s Application Information Centre - 339-storey building · 490 homes and shops3819 A Lake Shore Blvd W and 8 more addresses · 93 m awayRezoning: a request to change the Official Plan or zoning so something new can be built490 homes33,391 m² of floor space
It has been appealed to the Ontario Land Tribunal (formerly the OMB), which will make the final decision.
Proposed Official Plan Amendment and Rezoning application to construct a 39-storey mixed-use building with 490 residential units, 71 parking spaces (62 residential and 9 visitor), 558 bicycle parking spaces, two retail units at-grade, and…Public notice · May 12, 2025Notice of Public Meeting - Request to Amend the Official Plan and Zoning By-law - 3807-3815 and 3819-3829 Lake Shore Boulevard West. Read the notice, which explains any meeting or appeal dates.File 22 236554 WET 03 OZ · submitted Dec 6, 2022 · City record and how to commentAll 9 addresses
3819 A Lake Shore Blvd W · 3811 A-3813 A Lake Shore Blvd W · 3807 Lake Shore Blvd W · 3809 Lake Shore Blvd W · 3811 Lake Shore Blvd W · 3813 Lake Shore Blvd W · 3815 Lake Shore Blvd W · 3819-3829 Lake Shore Blvd W · 3819 Lake Shore Blvd W
Development Applications and Committee of Adjustment Applications, City of Toronto. A proposal that covers several addresses is listed once. Decided: development files submitted in the last 4 years; Committee of Adjustment decisions in the last 2 years.
02Street work near 14 Villa Rd
6 City road or sidewalk projects are planned within 500 m. The closest: road resurfacing on Villa Rd, near Fortieth St, Q2 to Q4 2026.
Utility digs within 250 m
- Enbridge Gas · Coam/relay at 19 Branch Ave · 63 m · May 11, 2026 to Nov 11, 2026
Source: City of Toronto Road Reconstruction, Road Resurfacing and Sidewalk Construction programs (planned work within 500 m), and Utility Cut Permits. Dates are the City’s plan and can move. “Carried over” means the work was due earlier and is still listed.
03Safety near 14 Villa Rd
Police recorded 39 major crimes within 500 m of this address from Oct 2025 to Sep 2026. That's about typical for Toronto (the typical address has 39). The table compares the neighbourhood's rates with Toronto's.
| Major crime | Near this addresswithin 500 m, last 12 months | Long Branch compared with Torontorate per 100,000 residents, 2025 | |
|---|---|---|---|
| Break-ins | 8 near this address | About the same183 vs 190 per 100,000 | |
| Assaults | 20 near this address | 25% lower578 vs 768 per 100,000 | |
| Car thefts | 10 near this address | 29% lower160 vs 225 per 100,000 | |
| Robberies | 0 near this address | 42% lower46 vs 79 per 100,000 | |
| Thefts over $5,000 | 1 near this address | 62% lower23 vs 61 per 100,000 | |
Source: Toronto Police Service Public Safety Data Portal, Major Crime Indicators (Oct 3, 2025 to Sep 30, 2026) and Neighbourhood Crime Rates. Reported incidents only; police place each incident at the nearest intersection. Five-year trends for Long Branch
Traffic safety
4 collisions killed or seriously injured someone within 500 m since 2021; 2 involved pedestrians, 1 involved cyclists and 2 were fatal. Most were on Forty Second St and Lake Shore Blvd W. Long Branch ranks 52nd in Toronto for these collisions per resident.
- Forty Second St at Hilo Rd · Pedestrian, seriously injured · Apr 11, 2026 · 329 m
- Lake Shore Blvd W at Long Branch Loop · Pedestrian, killed · Mar 12, 2026 · 184 m
- James St at Forty Second St · Cyclist, seriously injured · Jul 13, 2025 · 303 m
- Lake Shore Blvd W at Forty Second St · Motorcyclist, killed · Jun 19, 2021 · 336 m
Source: Toronto Police Service, collisions in which someone was killed or seriously injured (since 2021, within 500 m); City of Toronto School Safety Zones and Traffic Calming Database.
Other crimes near this address
| Last 12 months | Within 500 m | Long Branch, per 100,000 residents | Compared with other neighbourhoods |
|---|---|---|---|
| Shootings and firearm discharges | 0 | 0 | Lower than most |
| Bicycle thefts | 4 | 70 | Higher than most |
| Thefts from vehicles | 13 | 194 | About typical |
Toronto Police Service: Shootings and Firearm Discharges, Bicycle Thefts and Theft From Motor Vehicle, June 2025 to June 2026. Police place each incident at the nearest intersection.
04Getting around from 14 Villa Rd
The nearest subway station is Kipling Station (Line 2), 5.2 km away. Within a 5‑minute walk there are 5 TTC stops served by the 507 and 501 streetcars and the 123 and 110 buses, with about 1,087 departures on a typical weekday. The nearest GO train station is Long Branch GO, 0.4 km away, with 74 train stops on a weekday.
Source: TTC · Line 2 · too far to walk
Source: GO Transit · 74 train stops on a weekday
TTC and GO Transit schedules for a typical weekday (Nov 11, 2026). Walking times are estimates. Bike Share Toronto station data; City of Toronto Cycling Network and Permit Parking Areas.
How reliable are your routes?
| Route | Delays reported | Per 1,000 trips | Compared with other TTC routes |
|---|---|---|---|
| 123 | 386 | 3.4 | fewer than most routes |
| 507 | 464 | 5.9 | more than most routes |
| 110 | 322 | 3.4 | fewer than most routes |
| 501 | 2,049 | 10.7 | more than most routes |
TTC Bus and Streetcar Delay Data, September 2025 to September 2026: incidents the TTC logged as delaying service. Per 1,000 trips uses each route’s weekday schedule, so busy routes aren’t penalized for running more vehicles. A typical route: 4.0.
05Schools and child care near 14 Villa Rd
The closest public and Catholic schools. They may not be the ones assigned to this address; check with the Toronto District School Board (TDSB) or Toronto Catholic District School Board (TCDSB).
Elementary schools
Share of Grade 6 students meeting the provincial standard. Toronto: 87% reading, 54% math.
Secondary schools
Share of students who passed the Grade 10 literacy test on their first try. Toronto: 84%.
The red tick on each bar is the Toronto average. Source: Ontario Ministry of Education (2026), EQAO results.
Within 500 m (about a 6‑minute walk): two licensed child care centres and one EarlyON centre.
Last health inspection Feb 5, 2026: pass.
Last health inspection Aug 31, 2026: pass.
Source: City of Toronto Licensed Child Care Centres, EarlyON Child and Family Centres, and ChildCareSafe (Toronto Public Health inspections).
06Parks, trees and libraries near 14 Villa Rd
There are 4 parks and 3 playgrounds within 500 m. The nearest pool is Alderwood Pool, 1.3 km away.
Parks and community centres within 500 m
- Municipal Park · playground · 25 Ansell Ave · 247 m
- Maurice J. Breen Park · playground · 26 Forty Third St · 450 m
- Thirty Eighth Street Park · playground · 351 Lake Promenade · 468 m
- Enfield Park · 37 A Enfield Ave · 481 m
- Marie Curtis Park · beach, dog off-leash area, outdoor fitness equipment, picnic site · 2 Forty Second St · 604 m
Pools, courts and more
Also nearby
Source: City of Toronto Parks and Recreation Facilities, Registered Programs and Drop-In Programs, Tennis Courts, Outdoor and Indoor Ice Rinks, Washroom Facilities, Off-Leash Areas, Street Tree Data; Toronto Public Health SwimSafe and Beach Water Quality; Toronto Public Library branches.
Park space
Park projects nearby
- Thirty-Eighth Street Park Playground Improvements
The City is improving the playground in Thirty-Eighth Street Park. The improvements will also include pathways and seating.In progress · 468 m - Syd Cole Park Expansion
The City is expanding Syd Cole Park by 3,019m2 (similar in size to the existing park) and is developing the park design with the help of community feedback..In progress · 810 m
City of Toronto: Green Spaces (parks, natural areas and conservation land; hydro corridors, golf courses, cemeteries and road verges aren’t counted); Park and Recreation Facility Projects within 1.5 km.
07The building at 14 Villa Rd
There are no by-law investigations, heritage listing or short-term rental registration on record for 14 Villa Rd. Here is what the City does have.
Source: Building Construction/Demolition Violations
Source: Building Permits · 9 on record
Permit history: 3 projects from 9 permits
- New Building · completed Jan 24, 2020
Proposal to demolish existing sfd and construct a new 2-storey sfd-detached with integral garage. PART 1 · 4 permits in this project (such as building, plumbing and heating) · Permit 17 274473 - New Building · completed Sep 10, 2019
Proposal to demolish existing sfd and construct a new 2-storey sfd-detached with integral garage. PART 2 · 4 permits in this project (such as building, plumbing and heating) · Permit 17 274524 - Demolition · completed Jun 24, 2019
Proposal to demolish existing sfd and construct a new 2-storey sfd-detached with integral garage. PART 1 & PART 2. · Permit 17 274506
The lot
Measured from the City’s property boundary map. It’s compiled from records of varying age, so treat these as approximate; a survey is the legal measure.
08What can be built at 14 Villa Rd
RM (Residential Multiple Dwelling) zoning allows houses, townhouses and small apartment buildings. The numbers below are the main limits; the full rules depend on the lot.
Source: Zoning By-law 569-2013, chapter 10
Source: Zone label (x)
Not inside a heritage conservation district, major transit station area, secondary plan or area of archaeological potential.
Source: City of Toronto Zoning By-law 569-2013 (zone, height and lot coverage overlays), Heritage Conservation Districts, Major Transit Station Areas, Secondary Plans and Archaeological Potential. This is a summary, not a zoning review. Read the by-law and see the City’s map.
09Around the block
Stays of less than 28 days, like Airbnb. That's about typical for Toronto (the typical address has 2).
Houses that rent individual rooms with shared kitchens or bathrooms. The City licenses them to enforce safety standards.
Holy Cannoli Toronto (restaurant or bar), C2mart (take-out or food shop).
Source: Affordable Housing Pipeline, Rental Housing Demolition and Conversion applications, Short Term Rentals Registration, Multi-Tenant (Rooming) House Licences, Business Licences and Permits (storefront types; owners’ personal names are never shown), POPS, and Daily Shelter Occupancy (Nov 8, 2026). Confidential shelter locations are not published.
Traffic on your street
There’s no recent count on this street. The nearest, on a similar street:
City of Toronto Transportation Services: speed, volume and classification counts since 2016.
Parking tickets on this block
33 tickets in 2025 on Villa Rd between numbers 0 and 64: 28 for other parking offences, 5 for parking at prohibited times.
City of Toronto Parking Tickets, 2025. Placed by the street address the officer recorded.
What neighbours report to 311
In the last 12 months, 4,499 service requests came from postal area M8W, which includes 14 Villa Rd. The most common:
| Damaged bin lids | 254 | |
| Property standards | 217 | |
| Tree pruning | 199 | |
| Injured wildlife | 169 | |
| Tree emergency clean-up | 149 | |
| Dead wildlife pickup | 132 |
City of Toronto 311 Service Requests, October 2025 to October 2026. 311 publishes only the first three characters of the postal code, so this covers the wider postal area. Counts reflect how often people call as well as how often problems happen.
10Risks and environment at 14 Villa Rd
Source: TRCA Regulation mapping 2025
Source: Non Regulated Lead Sample · 117 tests, Mar 25, 2014 to Sep 4, 2026
Source: Environment and Climate Change Canada · hourly
TRCA mapping is for screening, not site-specific decisions. Lead results are voluntary samples from homes in the postal area, not this address.
11The neighbourhood: Long Branch
Long Branch had 11,360 residents in 2021. The median household income was $83,000, about the same as the typical Toronto neighbourhood ($85,000). 50% of households rent (typical neighbourhood: 46%). 40% of renters spend 30% or more of their income on housing. 22% of workers commuted by transit and 5% walked or cycled (typical neighbourhood: 26% and 5%). The most common first languages other than English and French are Polish (4.4%), Spanish (3.1%) and Portuguese (2.0%). Source: 2021 Census; the next census was taken in 2026.
Rents aren't published for single neighbourhoods. Across Etobicoke (the former City of Etobicoke), a two-bedroom in a purpose-built rental building averaged $2,031 a month in October 2025, up 4% from a year earlier. The Toronto average was $2,055. The vacancy rate was 2.1%. These averages include long-term tenants; new listings usually cost more.
| Average rent, October 2025 | Etobicoke | Change in a year | Toronto |
|---|---|---|---|
| Studio | $1,533 | +4% | $1,499 |
| 1 bedroom | $1,700 | +2% | $1,763 |
| 2 bedrooms | $2,031 | +4% | $2,055 |
| 3 bedrooms or more | $2,438 | +14% | $2,361 |
Source: CMHC, Rental Market Survey (October 2025), purpose-built rental apartments, Etobicoke (the former City of Etobicoke). CMHC doesn’t publish rents for single neighbourhoods. Adapted by My Address in Toronto.
How Long Branch compares with the rest of Toronto →