My Address in Toronto · 96 Florence Ave, Toronto · Data as of Nov 9, 2026
Address report · Ward 18 Willowdale
96 Florence Ave
96 Florence Ave is in Lansing-Westgate. There are 19 planning proposals within 250 m, including a 51‑storey building with 604 homes and shops (under review). Sheppard-Yonge Station is a 9‑minute walk.
Data as of Nov 9, 2026 · Every item lists its source
A 51-storey building with 604 homes and shops is under review, 241 m away (25 Poyntz Ave).
Sheppard-Yonge Station (Line 1 and 4) is about a 9-minute walk.
The nearest elementary school is St Edward Catholic School, 422 m away.
Nothing is on record for the building itself: no permits, orders or heritage listing.
Planning proposals12within 250 m
Major crimes46within 500 m, 12 months
Nearest transit570 mSheppard-Yonge station
The red dot is 96 Florence Ave. The circle shows 250 metres, about a 3-minute walk. Numbers match the proposals in section 01.
01What’s planned near 96 Florence Ave
19 planning proposals within 250 m (about a 3‑minute walk): 17 in progress and two decided recently. Some cover several addresses; each proposal is listed once. That's more than at almost all Toronto addresses.
In progress
1
Split the lot
83 Florence Ave · 64 m away
Committee of Adjustment · Consent: permission to split a lot or change property lines
The Committee of Adjustment refused it on Feb 11, 2021. It has been appealed to the Toronto Local Appeal Body (TLAB), which will hold its own hearing and make the final decision.
To obtain consent to sever the property into two undersized residential lots.
Committee of Adjustment · Consent: permission to split a lot or change property lines
The Committee of Adjustment refused it on Feb 25, 2021. It has been appealed to the Toronto Local Appeal Body (TLAB), which will hold its own hearing and make the final decision.
To obtain consent to sever the property into two undersized residential lots. File numbers B0046/20NY, A0622/20NY, A0623/20NY will be jointly considered.
Committee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment refused it on Feb 25, 2021. It has been appealed to the Toronto Local Appeal Body (TLAB), which will hold its own hearing and make the final decision.
Tto construct a new two storey detached dwelling. File numbers B0046/20NY, A0622/20NY, A0623/20NY will be jointly considered.
Committee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment refused it on Feb 25, 2021. 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 two storey detached dwelling. File numbers B0046/20NY, A0622/20NY, A0623/20NY will be jointly considered.
Committee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment refused it on May 19, 2021. 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 dwelling. Application numbers B0049/20NY, A0666/20NY & A0667/20NY will be considered jointly.
Committee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment refused it on Sep 23, 2021. It has been appealed to the Toronto Local Appeal Body (TLAB), which will hold its own hearing and make the final decision.
Committee of Adjustment · Consent: permission to split a lot or change property lines
The Committee of Adjustment refused it on May 19, 2021. It has been appealed to the Toronto Local Appeal Body (TLAB), which will hold its own hearing and make the final decision.
To obtain consent to sever the property into two residential lots. Application numbers B0049/20NY, A0666/20NY & A0667/20NY will be considered jointly.
Committee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment approved it on Mar 22, 2017. It has been appealed to the Ontario Land Tribunal (formerly the OMB), which will make the final decision.
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.
Committee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment refused it on Aug 20, 2026. 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 three-storey fourplex with a front bay window.
Committee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment refused it on Aug 20, 2026. 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 three-storey fourplex with a front bay window.
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 96 Florence Ave
Police recorded 46 major crimes within 500 m of this address from Oct 2025 to Sep 2026. That's about typical for Toronto (the typical address has 40). 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
◄ LowerTorontoHigher ►
Car thefts
10 near this address
About the same225 vs 225 per 100,000
Assaults
27 near this address
21% lower603 vs 768 per 100,000
Thefts over $5,000
1 near this address
28% lower44 vs 61 per 100,000
Robberies
3 near this address
37% lower49 vs 79 per 100,000
Break-ins
5 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 96 Florence Ave
The nearest subway station is Sheppard-Yonge Station (Line 1 and 4), about a 9‑minute walk (0.6 km). Within a 5‑minute walk there are 2 TTC stops served by the 84, 98 and 97 buses, with about 307 departures on a typical weekday. The nearest GO train station is Oriole GO, 4.2 km away, with 9 train stops on a weekday.
Nearest subway station
Sheppard-Yonge Station570 m
Source: TTC · Line 1, 4 · about 9 min walk
Buses
84 Sheppard West, 98 Willowdale-Senlac390 m
Nearest stop: Sheppard Ave West at Quilter Rd.
Bus
97 Yonge397 m
Nearest stop: Yonge St at Florence Ave.
Nearest GO train station
Oriole GO4.2 km
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 96 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.
The red tick on each bar is the Toronto average. Private schools within 1 km: Wise Owl Private School, Apollo High School, Don Valley Academy Secondary School, Duke Academy Secondary School, Crown Academic International School and 2 more. Source: Ontario Ministry of Education (2026), EQAO results.
Within 500 m (about a 6‑minute walk): three licensed child care centres and no EarlyON centres.
49 Bogert Ave · 72 spaces · infant, toddler, preschool · in the $10-a-day program · fee subsidies
Licensed child care
St. Edward YMCA455 m
1 Botham Rd · 71 spaces · kindergarten, school age · in the $10-a-day program · fee subsidies
Source: City of Toronto Licensed Child Care Centres, EarlyON Child and Family Centres, and ChildCareSafe (Toronto Public Health inspections).
05The building at 96 Florence Ave
No building permits, building orders, by-law investigations, heritage listing or short-term rental registration on record for 96 Florence Ave.
06Around the block
Short-term rentals5registered within 250 m
Stays of less than 28 days, like Airbnb. That's more than at most Toronto addresses (the typical address has 2).
Licensed rooming houses0within 250 m
Houses that rent individual rooms with shared kitchens or bathrooms. The City licenses them to enforce safety standards.
New storefront businesses7licensed in Lansing-Westgate, last 90 days
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.
Public spaces (POPS)1privately owned, open to the public, within 500 m
4726-4750 Yonge Street (476 m).
Shelters and respite sites0within 500 m
All new business licences in Lansing-Westgate (7)
Sushi Cho · Take-out or food shop · 4950 Yonge St · 853 m · licensed Sep 24, 2026
Yonge Sheppard Rmt & Facial Wellness · Salon or personal services · 1 Elmhurst Ave · 673 m · licensed Sep 18, 2026
Ultimate Fades · Salon or personal services · 4714 Yonge St · 411 m · licensed Sep 16, 2026
Tu Tu's Mart · Take-out or food shop · 4750 Yonge St · 456 m · licensed Sep 1, 2026
Aaron Signature · Second-hand shop · 4664 Yonge St · 369 m · licensed Aug 28, 2026
Woorijip · Restaurant or bar · 4918 Yonge St · 804 m · licensed Aug 27, 2026
Cafe Kray · Restaurant or bar · 4850 Yonge St · 645 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 96 Florence Ave
Flood and shoreline hazards
OutsideThis address
TRCA's maps show this address is outside the areas that could flood from rivers in a major storm (TRCA plans for a storm like Hurricane Hazel in 1954) and outside lake shoreline hazards. Basement flooding from overloaded sewers can still happen anywhere in the city.
Source: TRCA Regulation mapping 2025
Lead in tap-water tests, postal area M2N
0.8% of tests above Ontario's limitYour area · M2N
In postal area M2N, 1 of 133 home tap-water samples (0.8%) tested above Ontario's limit for lead (10 micrograms per litre). Across Toronto, 2.0% of samples did, so M2N is lower than the city overall. Health Canada recommends a stricter limit of 5 micrograms per litre: 1 samples here (0.8%) were above it. These are voluntary tests, mostly from older homes, so they don't tell you about this house. Lead comes from old pipes and plumbing, not the City's treatment plants. If your home was built before the mid-1950s, you can get a free test kit by calling 311.
Source: Non Regulated Lead Sample · 133 tests, Feb 12, 2014 to Oct 6, 2026
Air quality now
1 · Low riskYour area
Air Quality Health Index from Environment and Climate Change Canada's Toronto North station, 650 m away, measured 4:00 PM EST Monday 9 November 2026. Forecast high for the next 24 hours: 2 (low risk). The scale runs from 1 to 10+; 1 to 3 is low risk.
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.
Residents (2021)15,910Lansing-Westgate
Median household income$98,000typical neighbourhood $85,000
Households that rent43%typical neighbourhood 46%
Commute by transit27%typical neighbourhood 26%
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.
There are 19 planning proposals within 250 metres (17 in progress and two decided recently). The largest is a 51-storey building with 604 homes and shops at 25 Poyntz Ave, 241 m away (under review). Source: Development Applications; Committee of Adjustment Applications, as of Nov 9, 2026.
Is the area around 96 Florence Ave safe?
Police recorded 46 major crimes within 500 m from Oct 2025 to Sep 2026: 27 assaults, 10 car thefts, 5 break-ins, 3 robberies and 1 theft over $5,000. That's about typical for Toronto (the typical address has 40). Per resident, in Lansing-Westgate in 2025, assaults, break-ins, robberies and thefts over $5,000 were below it. Police place each incident at the nearest intersection, so these figures describe the area, not this address. Source: Toronto Police Service, as of Nov 9, 2026.
How do you get around from 96 Florence Ave?
The nearest subway station is Sheppard-Yonge Station (Line 1 and 4), 0.6 km away (about a 9-minute walk). Nearby: the 84 Sheppard West and 98 Willowdale-Senlac buses (stop at Sheppard Ave West and Quilter Rd, 390 m); the 97 Yonge bus (stop at Yonge St and Florence Ave, 397 m). Source: TTC and GO Transit schedules, as of Nov 9, 2026.
What schools are near 96 Florence Ave?
The closest are St Edward Catholic School, Cameron Public School and Cardinal Carter Academy for the Arts. These may not be the assigned schools; check with the school board. Source: Ontario Ministry of Education school information, as of Nov 9, 2026.
What neighbourhood is 96 Florence Ave in?
96 Florence Ave is in Lansing-Westgate, one of the City of Toronto's 158 official neighbourhoods, in Ward 18 Willowdale. Lansing-Westgate had 15,910 residents in 2021, with a median household income of $98,000. Source: City of Toronto neighbourhoods; 2021 Census, as of Nov 9, 2026.
What is rent like near 96 Florence Ave?
Rents aren't published for single neighbourhoods. In October 2025, a two-bedroom in a purpose-built rental building across North York (the former City of North York) averaged $1,915 a month. That's an average across all tenants, including long-term ones; new listings usually cost more. Source: CMHC Rental Market Survey, as of Nov 9, 2026.
Is 96 Florence Ave in a flood plain?
No. TRCA maps it outside river flood and lake shoreline hazard areas. Basement flooding from sewers can still happen anywhere. Source: TRCA Regulation mapping 2025, as of Nov 9, 2026.
Is 96 Florence Ave a heritage property?
No. It isn't listed or designated on the City's Heritage Register. Source: Heritage Register, as of Nov 9, 2026.
Who is the city councillor for 96 Florence Ave?
Lily Cheng, councillor for Ward 18 Willowdale. Email Councillor_Cheng@toronto.ca or call 416-392-0210. Source: City of Toronto elected officials, as of Nov 9, 2026.
When is garbage day at 96 Florence Ave?
Collection is on Tuesdays. Green bin goes out every week; garbage and recycling alternate weeks. The next garbage pickup is Nov 17, 2026. Source: Solid Waste Collection Schedule, as of Nov 9, 2026.
Answers are generated from the data on this page and update when the data changes.
10From the archives
No archive photos have been located within 250 metres yet.
Photo locations are matched from each photo’s title against City street and address data, so some may be off. Report a wrong location
myaddressintoronto.com/address/96-florence-ave · Information from public sources; not a substitute for a home inspection, legal advice or a TRCA site review.
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96 Florence Ave, Toronto M2N (Lansing-Westgate): development nearby, crime, transit and schools · My Address in Toronto