16 Florence Ave
16 Florence Ave is in Lansing-Westgate. There are 11 planning proposals within 250 m, including 1,084 homes (under review). Sheppard-Yonge Station is a 5‑minute walk.
Data as of Nov 9, 2026 · Every item lists its source
- 1,084 homes is under review, 197 m away (17 Bales Ave and 7 more addresses).
- Sheppard-Yonge Station (Line 1 and 4) is about a 5-minute walk.
- The nearest elementary school is St Edward Catholic School, 528 m away.
01What’s planned near 16 Florence Ave
11 planning proposals within 250 m (about a 3‑minute walk): ten in progress and one decided recently. Some cover several addresses; each proposal is listed once. That's more than at almost all Toronto addresses.
In progress
- 1Subdivision4800 Yonge St · 69 m awaySubdivision: a request to divide land into new lots and streets
City planners are reviewing it. Residents can comment before a decision is made.
Draft Plan of Subdivision for 2 blocks.File 21 232299 NNY 18 SB · submitted Oct 29, 2021 · City record and how to comment - 251-storey building · 604 homes and shops15 Poyntz Ave and 4 more addresses · 80 m awaySite plan: City review of the design and layout of a new building
City planners are reviewing it. Residents can comment before a decision is made.
Site Plan Control Application proposes the development of a 51-storey mixed-use building providing residential and commercial uses. The building will provide a total of 604 residential units, being a mix of 1-bedroom, 1-bedroom + den,…File 25 252382 NNY 18 SA · submitted Nov 12, 2025 · City record and how to commentAll 5 addresses
15 Poyntz Ave · 19 Poyntz Ave · 21 Poyntz Ave · 23 Poyntz Ave · 25 Poyntz Ave
- 340-storey building with shops4696 Yonge St · 149 m awayRezoning: a request to change the Official Plan or zoning so something new can be built
It has been appealed to the Ontario Land Tribunal (formerly the OMB), which will make the final decision.
The proposed development would remove the gas bar and commercial service station and replace these uses with a 40-storey mixed use building with 35,311.1 square metres of residential gross floor area and 718.8 square meters of ground…File 24 146352 NNY 18 OZ · submitted May 9, 2024 · City record and how to comment
Decided recently
- 11Split the lot63 Johnston Ave · 189 m awayCommittee of Adjustment · Consent: permission to split a lot or change property lines
The Committee of Adjustment approved it on Jan 8, 2026.
To obtain consent to sever the property into two residential lots. The property was subject of previous consent application (B0016/21NY) and was approved on condition and lapsed.File B0018/25NY · submitted Jul 18, 2025 · look it up on the City’s Application Information Centre
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.
02Safety near 16 Florence Ave
Police recorded 140 major crimes within 500 m of this address from Oct 2025 to Sep 2026. That's more than at 94% of Toronto addresses. The table compares the neighbourhood's rates with Toronto's.
| Major crime | Near this addresswithin 500 m, last 12 months | Lansing-Westgate compared with Torontorate per 100,000 residents, 2025 | |
|---|---|---|---|
| Car thefts | 18 near this address | About the same225 vs 225 per 100,000 | |
| Assaults | 98 near this address | 21% lower603 vs 768 per 100,000 | |
| Thefts over $5,000 | 7 near this address | 28% lower44 vs 61 per 100,000 | |
| Robberies | 4 near this address | 37% lower49 vs 79 per 100,000 | |
| Break-ins | 13 near this address | 45% lower104 vs 190 per 100,000 | |
Source: Toronto Police Service Public Safety Data Portal, Major Crime Indicators (Oct 2, 2025 to Sep 30, 2026) and Neighbourhood Crime Rates. Reported incidents only; police place each incident at the nearest intersection. Five-year trends for Lansing-Westgate
03Getting around from 16 Florence Ave
The nearest subway station is Sheppard-Yonge Station (Line 1 and 4), about a 5‑minute walk (0.3 km). Within a 5‑minute walk there are 7 TTC stops served by the 84, 97, 984 and 98 buses, with about 749 departures on a typical weekday. The nearest GO train station is Oriole GO, 3.8 km away, with 9 train stops on a weekday.
Source: TTC · Line 1, 4 · about 5 min walk
Source: GO Transit · 9 train stops on a weekday
TTC and GO Transit schedules for a typical weekday (Nov 11, 2026). Walking times are estimates.
04Schools and child care near 16 Florence Ave
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.
Grades 7–8 schools
These schools start at Grade 7, after the Grade 6 tests, so they have no Grade 6 results.
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. Private schools within 1 km: Don Valley Academy Secondary School, Duke Academy Secondary School, Crown Academic International School, Rutherford Private School And Daycare, Apollo High School and 3 more. Source: Ontario Ministry of Education (2026), EQAO results.
Within 500 m (about a 6‑minute walk): four licensed child care centres and one EarlyON centre.
Source: City of Toronto Licensed Child Care Centres, EarlyON Child and Family Centres, and ChildCareSafe (Toronto Public Health inspections).
05The building at 16 Florence Ave
There are no building orders, by-law investigations, heritage listing or short-term rental registration on record for 16 Florence Ave. Here is what the City does have.
Source: Building Permits · 13 on record
Permit history: 4 projects from 13 permits
- New Building · completed May 29, 2023
Proposal to construct a new 2 storey SFD-detached dwelling with an integral garage and a finished basement on newley severed lot. PART 1, East LotSee also 20 215799 DEM, 19 118974 ZZC and 19 154808… · 4 permits in this project (such as building, plumbing and heating) · Permit 20 215812 - New Building · completed May 29, 2023
Proposal to construct a new 2 storey SFD-detached dwelling with an integral garage and a finished basement on newley severed lot. PART 2, Centre LotSee also 20 215799 DEM, 19 118984 ZZC and 19… · 4 permits in this project (such as building, plumbing and heating) · Permit 20 215824 - New Building · completed May 29, 2023
Proposal to construct a new 2 storey SFD-detached dwelling with an integral garage and a finished basement on newley severed lot. PART 3, West LotSee also 20 215799 DEM, 19 118990 ZZC and 19 154820… · 4 permits in this project (such as building, plumbing and heating) · Permit 20 215841 - Demolition · completed May 29, 2023
Proposal to demolish the existing 1 storey SFD-detached dwelling. · Permit 20 215799
06Around the block
Stays of less than 28 days, like Airbnb. That's more than at most Toronto addresses (the typical address has 2).
Houses that rent individual rooms with shared kitchens or bathrooms. The City licenses them to enforce safety standards.
Sushi Cho (take-out or food shop), Yonge Sheppard Rmt & Facial Wellness (salon or personal services), Ultimate Fades (salon or personal services), and 4 more.
4726-4750 Yonge Street (251 m), 27-49 Bales Avenue (275 m), 4775 Yonge Street (306 m).
All new business licences in Lansing-Westgate (7)
- Sushi Cho · Take-out or food shop · 4950 Yonge St · 746 m · licensed Sep 24, 2026
- Yonge Sheppard Rmt & Facial Wellness · Salon or personal services · 1 Elmhurst Ave · 528 m · licensed Sep 18, 2026
- Ultimate Fades · Salon or personal services · 4714 Yonge St · 128 m · licensed Sep 16, 2026
- Tu Tu's Mart · Take-out or food shop · 4750 Yonge St · 214 m · licensed Sep 1, 2026
- Aaron Signature · Second-hand shop · 4664 Yonge St · 50 m · licensed Aug 28, 2026
- Woorijip · Restaurant or bar · 4918 Yonge St · 674 m · licensed Aug 27, 2026
- Cafe Kray · Restaurant or bar · 4850 Yonge St · 485 m · licensed Aug 12, 2026
Source: 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 6, 2026). Confidential shelter locations are not published.
07Risks and environment at 16 Florence Ave
Source: TRCA Regulation mapping 2025
Source: Non Regulated Lead Sample · 133 tests, Feb 12, 2014 to Oct 6, 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.
08The neighbourhood: Lansing-Westgate
Lansing-Westgate had 15,910 residents in 2021. The median household income was $98,000, higher than the typical Toronto neighbourhood ($85,000). 43% of households rent (typical neighbourhood: 46%). 44% of renters spend 30% or more of their income on housing. 27% 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 Mandarin (6.4%), Iranian Persian (4.9%) and Pilipino, Filipino (4.2%). Source: 2021 Census; the next census was taken in 2026.
Rents aren't published for single neighbourhoods. Across North York (the former City of North York), a two-bedroom in a purpose-built rental building averaged $1,915 a month in October 2025, up 1% from a year earlier. The Toronto average was $2,055. The vacancy rate was 2.6%. These averages include long-term tenants; new listings usually cost more.
| Average rent, October 2025 | North York | Change in a year | Toronto |
|---|---|---|---|
| Studio | $1,316 | +5% | $1,499 |
| 1 bedroom | $1,643 | 0% | $1,763 |
| 2 bedrooms | $1,915 | +1% | $2,055 |
| 3 bedrooms or more | $2,196 | +2% | $2,361 |
Source: CMHC, Rental Market Survey (October 2025), purpose-built rental apartments, North York (the former City of North York). CMHC doesn’t publish rents for single neighbourhoods. Adapted by My Address in Toronto.
How Lansing-Westgate compares with the rest of Toronto →