85 Sheppard Ave W

01What’s planned near 85 Sheppard Ave W

5 planning proposals within 250 m (about a 3‑minute walk): four in progress and one decided recently. A proposal that covers several addresses or City files is listed once. That's more than at 91% of Toronto addresses.

In progress

1. 1
   390 homes

   64 Bogert Ave and 7 more addresses · 120 m away

   Condominium: a request to divide a building into condominium units

   390 homes

   City planners have been reviewing it since 2021. Residents can comment before a decision is made.

   *** Draft plan of Condominium for 390 units.

   All 8 addresses

   64 Bogert Ave · 68 Bogert Ave · 53 R Sheppard Ave W · 53 Sheppard Ave W · 57 Sheppard Ave W · 59 Sheppard Ave W · 61 Sheppard Ave W · 63 Sheppard Ave W

   File 21 235027 NNY 18 CD · submitted Nov 6, 2021 · City record and how to comment
2. 2
   6-storey building

   68 Sheppard Ave W · 159 m away

   Site plan: City review of the design and layout of a new building

   City planners have been reviewing it since May. Residents can comment before a decision is made.

   Site Plan Control application proposes a 6 storey (17.9m) emergency shelter - mix of sleeping areas and amenity spaces with 1 loading space.

   File 26 162744 NNY 18 SA · submitted May 19, 2026 · City record and how to comment
3. 3
   Add a storey

   93 Poyntz Ave · 177 m away

   Committee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks

   The Committee of Adjustment approved it on Dec 8, 2016. It has been appealed to the Ontario Land Tribunal (formerly the OMB), which will make the final decision.

   To construct a second storey addition over the existing one-storey dwelling, in conjunction with a two-storey addition to the east portion of the dwelling.

   File A0858/16NY · submitted Oct 3, 2016 · look it up on the City’s Application Information Centre

Decided recently

1. 5
   Split the lot

   105 Poyntz Ave · 187 m away

   Committee of Adjustment · Consent: permission to split a lot or change property lines

   The Committee of Adjustment approved it on Oct 15, 2026.

   To obtain consent to sever the property into two undersized residential lots. Files B0012/26NY, A0168/26NY and A0169/26NY will be jointly considered.

   File B0012/26NY · submitted Apr 16, 2026 · 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 or City files is listed once. Inactive: the City’s file is still open but marked inactive. Decided: development files submitted in the last 4 years; Committee of Adjustment decisions in the last 2 years.

Noise permits nearby

• Yonge And Sheppard · 4800 Yonge St
  Continuous concrete pour · 4800 YongeJuly 11 to Dec 11
  338 m away

City of Toronto Noise Exemption Permits: permits that let a site go past the noise bylaw’s limits for a set time (amplified sound for an event, construction outside normal hours, a concrete pour). Upcoming and current permits within 600 m. Events run by individuals show their name only for street parties, festivals and markets.

02Street work near 85 Sheppard Ave W

No new City road or sidewalk work is planned within 500 m. The work below was due earlier and is still on the City’s list.

Utility digs within 250 m

• Toronto Water · Water and Sewer Connection at 53 Sheppard Ave W · 120 m · Apr 1, 2026 to Dec 1, 2026
• Enbridge Gas · Coam/relay at 73 Elmhurst Ave · 194 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 85 Sheppard Ave W

Police recorded 112 major crimes within 500 m of this address from Oct 2025 to Sep 2026. That's more than at 91% of Toronto addresses. The table compares the neighbourhood's rates with Toronto's.

Source: Toronto Police Service Public Safety Data Portal, Major Crime Indicators (Oct 5, 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

Traffic safety

5 collisions killed or seriously injured someone within 500 m since 2021; 3 involved pedestrians. Most were on Sheppard Ave W and Beecroft Rd. Lansing-Westgate has fewer of these collisions per resident than most neighbourhoods.

• Sheppard Ave W at Beecroft Rd · Driver, seriously injured · Mar 30, 2024 · 181 m
• Anndale Dr at Bales Ave · Pedestrian, seriously injured · Dec 17, 2023 · 468 m
• Sheppard Ave W at Beecroft Rd · Driver, seriously injured · Jun 23, 2023 · 179 m
• Yonge St at Avondale Ave · Pedestrian, seriously injured · Feb 6, 2023 · 475 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

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 85 Sheppard Ave W

The nearest subway station is Sheppard-Yonge Station (Line 1 and 4), about a 6‑minute walk (0.4 km). Within a 5‑minute walk there are 7 TTC stops served by the 84, 98, 185, 984 and 97 buses, with about 1,347 departures on a typical weekday. The nearest GO train station is Oriole GO, 4.1 km away, with 9 train stops on a weekday.

TTC and GO Transit schedules for a typical weekday (Nov 18, 2026). Walking times are estimates. Bike Share Toronto station data; City of Toronto Cycling Network and Permit Parking Areas.

How reliable are your 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.

Charging and bike parking

• EV charging: 33 Elmhurst Ave
  City-run (On-Street): 2 Level 2 ports. Next: 19 Glendora Ave, 449 m.332 m

City of Toronto: City-operated EV charging stations (private chargers aren’t included); indoor bike stations, shown within 1.5 km.

05Schools and child care near 85 Sheppard Ave W

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).

The red tick on each bar is the Toronto average. Private schools within 1 km: Apollo High School, Wise Owl Private School, Crown Academic International School, Rutherford Private School And Daycare, Elpis College Toronto (Temporarily Moved) and 2 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).

06Parks, trees and libraries near 85 Sheppard Ave W

There is 1 park within 500 m. The nearest pool is Douglas Snow Aquatic Centre, 752 m away.

Parks and community centres within 500 m

• Albert Standing Park · picnic site · 50 Bogert Ave · 162 m
• Harlandale Parkette · playground · 206 Harlandale Ave · 508 m
• Franklin Park · playground · 138 Franklin Ave · 580 m
• Avondale Park · playground · 15 Humberstone Dr · 693 m
• Stuart Greenbelt · 15 Stuart Ave · 725 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

• Albert Standing Park Expansion
  The City is expanding Albert Standing Park by 600 m² (a bit larger than an NBA basketball court) as part of the development project located just west of the park on Bogert Avenue.In progress · 150 m
• Franklin Park Expansion
  The City is expanding Franklin Park by 2,565 m², creating new opportunities for recreation and enjoying nature.In progress · 588 m
• New Park at 57 Linelle Street
  A new park is coming to 57 Linelle Street. Learn more about the project and how you can get involved.In progress · 820 m
• Willowdale Park Improvements
  The City is improving Willowdale Park with proposed upgrades that include a new playground offering fun and creative play opportunities, a new fitness area, a shade structure and repairs to the tennis courts.In progress · 902 m
• Review of City Golf Course Operations
  The City conducted an operational review of our five City-operated golf course locations to better understand how to maximize golf and non-golf experiences.In progress · 1.3 km

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 85 Sheppard Ave W

There are no building orders, by-law investigations, heritage listing or short-term rental registrations on record for 85 Sheppard Ave W. Here is what the City does have.

The lot

Green roof and solar permits

No green roof or solar hot water permits at this address. Within 500 m: 3 with a green roof.

City of Toronto Building Permits: Green Roofs, and Solar Hot Water Heaters.

08What can be built at 85 Sheppard Ave W

This lot isn’t covered by the citywide zoning by-law (569-2013). It is still under a former municipal by-law from before amalgamation, which the City’s map shows in grey.

Special areas

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

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 10, 2026). Confidential shelter locations are not published.

Traffic on your street

City of Toronto Transportation Services: speed, volume and classification counts since 2016.

Parking tickets on this block

158 tickets in 2025 on Sheppard Ave W between numbers 35 and 135: 136 for other parking offences, 15 for stopping where it’s not allowed.

City of Toronto Parking Tickets, 2025. Placed by the street address the officer recorded.

Main street business area

Yonge North York BIA, about 190 m away. Business Improvement Areas are local business associations that run street events and improvements.

City of Toronto Business Improvement Areas, within 400 m.

What neighbours report to 311

In the last 12 months, 8,062 service requests came from postal area M2N, which includes 85 Sheppard Ave W. The most common:

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 85 Sheppard Ave W

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: 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.

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.