97 Florence Ave
97 Florence Ave is in Lansing-Westgate. It's outside TRCA flood hazard areas and there are 29 planning applications nearby (12 under review, nine under appeal after a refusal, four approved, four others).
Data as of Nov 8, 2026 · Every item lists its source
- Outside TRCA flood hazard areas.
- 29 planning applications within 250 m: 12 under review, nine under appeal after a refusal, four approved, four others.
04The building
0 building permits in the last 5 years. Permits show work the City approved; they don't show work done without a permit.
It isn't listed or designated on the City's Heritage Register.
Permit history: 1 project from 1 permit
- Addition(s) · completed Nov 3, 2026
New 2nd floor rear of dwelling addition. · Permit 06 146553
05Risks and environment
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.
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.
Air Quality Health Index from Environment and Climate Change Canada's Toronto North station, 683 m away, measured 1:00 PM EST Sunday 8 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.
TRCA mapping is for screening, not site-specific decisions. Lead results are voluntary samples from homes in the postal area, not this address.
01What’s changing nearby
29 active planning applications within 250 m (about a 3-minute walk): 12 under review, nine under appeal after a refusal, four approved, four others. That's more than at almost all Toronto addresses.
- 183 Florence Ave · 57 m awayCommittee of Adjustment · Consent (severance): 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.File B0034/20NY · submitted Oct 2, 2020 - 279 Florence Ave · 72 m awayCommittee 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.File A0622/20NY · submitted Nov 24, 2020 - 379 Florence Ave · 72 m awayCommittee of Adjustment · Consent (severance): 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.File B0046/20NY · submitted Nov 24, 2020 - 479 Florence Ave · 72 m awayCommittee 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.File A0623/20NY · submitted Nov 24, 2020 - 584 Florence Ave · 81 m awayCommittee of Adjustment · Consent (severance): permission to split a lot or change property lines
The Committee of Adjustment refused it on Feb 6, 2020.
To obtain consent to sever the property into two residential lots.File B0032/19NY · submitted Jul 12, 2019 - 678 Cameron Ave · 84 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 Mar 22, 2017. It has been appealed to the Ontario Land Tribunal (formerly the OMB), which will make the final decision.
To construct a new detached two-storey dwelling.File A0002/17NY · submitted Jan 5, 2017 - 775 Florence Ave · 89 m awayCommittee 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.
To construct a new dwelling.File A0540/21NY · submitted Jul 14, 2021 - 875 Florence Ave · 89 m awayCommittee 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.File A0667/20NY · submitted Dec 4, 2020 - 975 Florence Ave · 89 m awayCommittee of Adjustment · Consent (severance): 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.File B0049/20NY · submitted Dec 4, 2020 - 1068 Bogert Ave · 143 m awayCondominium: a request to divide a building into condominium units
City planners are reviewing it. Residents can comment before a decision is made.
*** Draft plan of Condominium for 390 units.File 21 235027 NNY 18 CD · submitted Nov 6, 2021 · City record - 1166 Bogert Ave · 150 m awayCondominium: a request to divide a building into condominium units
City planners are reviewing it. Residents can comment before a decision is made.
*** Draft plan of Condominium for 390 units.File 21 235027 NNY 18 CD · submitted Nov 6, 2021 · City record - 1294 Franklin Ave · 159 m awayCommittee of Adjustment · Minor variance: permission to bend a zoning rule, such as height, size or setbacks
The Committee of Adjustment refused it on Mar 9, 2017.
To construct a new two-storey dwelling. The existing dwelling would be demolished.File A1116/16NY · submitted Dec 21, 2016
6 homes within 250 m are registered with the City as short-term rentals (stays of less than 28 days, like Airbnb). That's more than at most Toronto addresses (the typical address has 2).
No licensed rooming houses within 250 m.
No new storefront business licences within 250 m in the last 90 days.
Development Applications; Committee of Adjustment Applications; Short Term Rentals Registration.
06Safety
Police recorded 43 major crimes within 500 m from Oct 2025 to Sep 2026: 25 assaults, 9 car thefts, 5 break-ins, 3 robberies and 1 theft over $5,000. 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.
| Major crime | Within 500 m, 12 months | Lansing-Westgate, per 100,000 (2025) | Toronto |
|---|---|---|---|
| Assaults | 25 | 603 below Toronto | 768 |
| Break-ins | 5 | 104 below Toronto | 190 |
| Car thefts | 9 | 225 close to Toronto | 225 |
| Robberies | 3 | 49 below Toronto | 79 |
| Thefts over $5,000 | 1 | 44 below Toronto | 61 |
Toronto Police Service Public Safety Data Portal: Major Crime Indicators (Oct 1, 2025 to Sep 30, 2026) and Neighbourhood Crime Rates. Includes reported incidents only.
03Getting around
The nearest subway station is Sheppard-Yonge Station (Line 1 and 4), about a 9-minute walk (0.6 km). There are no TTC stops within a 5-minute walk. The nearest GO train station is Oriole GO, 4.2 km away, with 9 train stops on a weekday.
TTC and GO Transit schedules for a typical weekday (Nov 11, 2026). Walking times are estimates.
07Schools and community
These are the closest public and Catholic schools by distance. They may not be the schools assigned to this address: school boards set their own attendance areas, so check with the Toronto District School Board or Toronto Catholic District School Board.
- St Edward Catholic School · elementary · 380 mTCDSB · Catholic · grades JK-8 · 390 students. Grade 6 provincial tests: 95% met the standard in reading and 63% in math (Toronto schools: 87% and 54%).
- Cameron Public School · elementary · 575 mTDSB · Public · grades JK-5 · 330 students
- Cardinal Carter ES · elementary · 879 mTCDSB · Catholic · grades 7-8 · 125 students
- Cardinal Carter Academy for the Arts · secondary · 874 mTCDSB · Catholic · grades 9-12 · 665 students. 97% passed the Grade 10 literacy test on the first try (Toronto schools: 84%).
- Earl Haig Secondary School · secondary · 1.6 kmTDSB · Public · grades 9-12 · 2,175 students. 95% passed the Grade 10 literacy test on the first try (Toronto schools: 84%).
Private schools within 1 km: Wise Owl Private School, Don Valley Academy Secondary School, Duke Academy Secondary School, Apollo High School, Crown Academic International School and 2 more.
Ontario Ministry of Education, School Information and Student Demographics (2026); test results are EQAO results reported by the Ministry.
Within 500 m (about a 6-minute walk): three licensed child care centres, no EarlyON centres, no privately owned public spaces and no shelters or respite sites.
City of Toronto: Licensed Child Care Centres, EarlyON Child and Family Centres, POPS, and Daily Shelter Occupancy (Nov 6, 2026). Confidential shelter locations are not published.
08Your neighbourhood
See the full Lansing-Westgate neighbourhood page, with rankings →
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.
In October 2025, the average rent for a two-bedroom in a purpose-built rental building in North York was $1,915, up 1% from a year earlier. Across Toronto: $2,055. 2.6% of these apartments were vacant. These are averages paid by all tenants, including long-term ones, across a large area; new listings usually cost more.
| Average rent, October 2025 | North York | Change in a year | City of 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. Adapted by My Address in Toronto.
02City services
Next: November 10: recycling and green bin. November 17: garbage, green bin and yard waste. Green bin goes out every week; garbage and recycling alternate.
09Quick answers about 97 Florence Ave
Is 97 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.
What is being built near 97 Florence Ave?
There are 29 active planning applications within 250 metres (12 under review, nine under appeal after a refusal, four approved, four others). The closest is at 83 Florence Ave, 57 m away. Source: Development Applications; Committee of Adjustment Applications.
Has 97 Florence Ave been renovated?
Yes. The City has 1 building permit on record, 0 in the last 5 years. Source: Building Permits.
Is 97 Florence Ave a heritage property?
No. It isn't listed or designated on the City's Heritage Register. Source: Heritage Register.
How far is 97 Florence Ave from the subway?
The nearest station is Sheppard-Yonge Station (Line 1 and 4), 0.6 km away (about a 9-minute walk). Source: TTC and GO Transit schedules.
What schools are near 97 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.
How much crime is there near 97 Florence Ave?
Police recorded 43 major crimes within 500 m from Oct 2025 to Sep 2026: 25 assaults, 9 car thefts, 5 break-ins, 3 robberies and 1 theft over $5,000. 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.
When is garbage day at 97 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.
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