Praime

Property report · public records

115 Denison Ave

Toronto, Ontario

  • Outside mapped flood areas
  • St Patrick 1.1 km
  • Lot 2,960 m²

Lot Potential Score 68 out of 100, Strong

StrongMedium confidence: 1 fact not known

  • +8Lot size. 2,960 m²: a large lot.
  • +8Major Transit Station Area. Inside a Major Transit Station Area: the plan sets higher density targets.
  • +5Applications nearby. 11 development applications nearby: an active market for added housing.

How the score worksNot an appraisal or zoning opinion.

Lot outlined from the municipality's parcel data (approximate, not a survey). Neighbouring lots in grey.

Generated November 1, 2026 from public open data on LSG Realty's own servers. Public records; not a legal, zoning or engineering opinion.

Check another addressExplore the map

Lot

Information: Lot of about 2,960 m²

  • Lot area: 2,960 m² · 0.73 acres · 31,861 sq ft (as stated in the parcel record)
  • About 45.3 m wide and 79.0 m deep (estimated from the lot lines)
  • Lot lines are approximate and not a survey.

Source: City of Toronto, Property Boundaries (2026-10-30). Public records; not a legal, zoning or engineering opinion.

Second units and garden suites

Information: Additional units: needs a check

  • Check zoning / further investigation
  • Second unit: possible; needs a check · Third unit: possible; needs a check
  • Garden suite: possible; needs a check · Laneway suite: possible; needs a check
  • Up to 2 additional units per lot in this municipality
  • Not under Zoning By-law 569-2013 (a former municipal by-law applies): check with the City
  • Screening from open data and the municipal by-law; not a zoning opinion. Confirm with the municipality.

Source: City of Toronto, Property Boundaries (lot outlines and stated lot area) (2026-10-31); City of Toronto, Zoning By-law 569-2013 (Zoning Area) (2026-02-20); City of Toronto, Toronto Centreline (public lanes) (2026-10-30); City of Toronto, Ravine & Natural Feature Protection area (2026-11-01); York Region, Parcel (property boundaries across York Region) (2026-11-01); York Region, Regional Official Plan 2022, Map 1 (Urban Area, Towns and Villages) (2026-11-01); Town of Newmarket, Zoning By-laws 2010-40 and 2019-06 (2026-10-10); Statistics Canada, 2021 Census census subdivisions (cartographic boundary file) (2026-11-01); Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-11-01); Lake Simcoe Region Conservation Authority, Regulation Limit (O. Reg. 41/24) (2026-11-01); Province of Ontario, Oak Ridges Moraine land use designations (2017 Plan) (2026-11-01); Province of Ontario, Greenbelt designations (2017 Plan) (2026-11-01). Public records; not a legal, zoning or engineering opinion.

Multiplex potential

Information: Multiplex: further investigation required

  • Further investigation required
  • Not under Zoning By-law 569-2013 (a former municipal by-law applies): check with the City
  • Preliminary screening from open data. Not a zoning opinion or development approval. Confirm with the City and a qualified professional.

Source: City of Toronto, Property Boundaries (lot outlines and stated lot area) (2026-10-30); City of Toronto, Zoning By-law 569-2013 (Zoning Area) (2026-02-20); City of Toronto, City Wards (25-ward model) (2026-02-20); City of Toronto, Heritage Register (2026-09-01); City of Toronto, Heritage Conservation Districts (2026-09-01); City of Toronto, Ravine & Natural Feature Protection area (last refreshed by the City Jul 23, 2019) (2019-07-23); Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Severance potential

Not available: Severance screening not available for this lot

Public records; not a legal, zoning or engineering opinion.

Variance odds (Committee of Adjustment)

Favourable: 90% of 252 minor variances within 1 km approved (5 years)

  • Within 1 km, last 3 years: 136 decisions: 91% approved (91% approved, 0% with conditions, 6% refused, 3% withdrawn)
  • Within 1 km, last 5 years: 252 decisions: 90% approved (90% approved, 0% with conditions, 7% refused, 3% withdrawn)
  • Ward 10, last 3 years: 169 decisions: 93% approved (93% approved, 0% with conditions, 3% refused, 4% withdrawn)
  • Ward 10, last 5 years: 279 decisions: 92% approved (92% approved, 0% with conditions, 4% refused, 4% withdrawn)
  • Typical time from application to decision: 13 weeks (median of 245)
  • Named in the application (1 km, 5 years): parking 36 (83% approved); garden or laneway suite 33 (91% approved); floor space index / gross floor area 10 (80% approved); building height 8; 184 name no category
  • Conditions: 0 of 228 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
  • 149 Denison Ave (120 m) · Approved 2024-03-20 · file A0045/24TEY
  • 152 Augusta Ave (120 m) · Approved 2023-03-08 · file A1328/22TEY
  • 660 Dundas St W (120 m) · Approved 2024-10-16 · file A0709/24TEY
  • 571 Dundas St W (140 m) · Approved 2024-10-16 · file A0724/24TEY · building height
  • 43 Wales Ave (170 m) · Approved 2023-06-21 · file A0107/23TEY · garden or laneway suite
  • Past decisions don't predict future ones; not a planning opinion.

Variance odds by categoryCity's Application Information Centre

Source: City of Toronto, Committee of Adjustment Applications (Closed Applications since 2017) (2026-10-31); City of Toronto, Committee of Adjustment Applications (Active Applications: decided, in the appeal period) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Flood, Moraine and Greenbelt

Favourable: Outside mapped flood and hazard areas

  • Not within a conservation authority's mapped regulated area (flooding, erosion, wetlands). Mapping is approximate.
  • Outside the Oak Ridges Moraine Conservation Plan area.
  • Outside the Greenbelt Plan area.

Source: Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-04-29); Lake Simcoe Region Conservation Authority, Regulation Limit (O. Reg. 41/24) (2026-10-31); Credit Valley Conservation, Generic Regulations Limit (2025) (2026-10-27); Central Lake Ontario Conservation Authority, CLOCA Regulated Areas (natural hazards regulation mapping, Nov 2025) (2026-10-31); Hamilton Conservation Authority, HCA Regulated Areas (O. Reg. 41/24) (2026-08-04); Province of Ontario, Oak Ridges Moraine: land use designations (Oak Ridges Moraine Conservation Plan, 2017) (2026-10-31); Province of Ontario, Greenbelt designations (Greenbelt Plan, 2017) (2026-10-31); Province of Ontario, Wetlands (Land Information Ontario): Provincially Significant Wetlands and other evaluated wetlands (2026-10-31); Province of Ontario, Areas of Natural and Scientific Interest (ANSI), life science and earth science (Land Information Ontario) (2026-10-31); Province of Ontario, Wooded Area (Land Information Ontario): mapped woodland cover, not a significance determination (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Water and sewer capacity

Information: Municipal water and sewer (no allocation published)

  • City of Toronto: Toronto Water treats and distributes drinking water and collects and treats wastewater across the city. No servicing allocation system is published.
  • Published figure: Not published
  • Based on: City of Toronto, Toronto Water (2026-11-01)
  • Public records; confirm with the municipality.

The report

Source: City of Toronto, City of Toronto, Toronto Water (2026-11-01); Province of Ontario (Land Information Ontario), Municipal Boundary – Lower and Single Tier (2026-11-01); York Region, Regional Official Plan 2022, Map 1 – Regional Structure: Urban Area (2026-11-01); York Region, Regional Official Plan 2022, Map 1 – Regional Structure: Towns and Villages (2026-11-01). Public records; not a legal, zoning or engineering opinion.

Transit and station areas

Favourable: In a station area · St Patrick 1.1 km

  • Nearest rapid transit or GO station: St Patrick (Line 1), 1.1 km in a straight line
  • Inside the Queen-Spadina Protected Major Transit Station Area. Station area boundaries and density targets come from the Official Plan. Confirm with the municipality.

Source: City of Toronto, Merged GTFS – TTC Routes and Schedules (subway and LRT routes, their shapes and the stations they serve) (2026-11-01); Province of Ontario, Ontario Railway Network (ORWN) track and station, filtered to GO Transit (Land Information Ontario; 2016 attribute vintage) (2026-10-31); York Region, Regional Official Plan 2022, Map 10 – Rapid Transit Network (proposed subway service and stations) (2026-10-31); City of Toronto, Minister-Approved Major Transit Station Areas (MTSA and Protected MTSA delineations) (2026-02-03); York Region, Regional Official Plan 2022, Appendix 2 – Major Transit Station Areas (boundaries and minimum density targets) (2026-10-31); Durham Region, Regional Official Plan (2024 consolidation), Map 3 – Protected Major Transit Station Areas (2026-10-31); City of Brampton, Brampton Plan, Schedule 1B – Primary Major Transit Station Areas (2026-06-11). Public records; not a legal, zoning or engineering opinion.

Commute

Favourable: Union Station: under 20 min by car, under 40 min by transit

  • To Union Station: under 20 min by car · under 40 min by transit
  • To Highway 404 / 407: under 60 min by car · over 60 min by transit
  • Typical weekday morning, estimated from open road and transit schedule data (not live traffic or a trip planner).

Source: LSG commute estimate, Roads © OpenStreetMap contributors (ODbL); LSG commute estimate, TTC schedules: City of Toronto, Open Government Licence – Toronto; LSG commute estimate, Data used in this product or service is provided with the permission of Metrolinx. Public records; not a legal, zoning or engineering opinion.

Schools nearby

Information: Nearest elementary school: Downtown Vocal Music Academy of Toronto, 60 m

  • Downtown Vocal Music Academy of Toronto (Elementary, 60 m) · Toronto DSB
  • Ryerson Community School Junior Senior (Elementary, 60 m) · Toronto DSB
  • Ogden Junior Public School (Elementary, 570 m) · Toronto DSB
  • Subway Academy II (Secondary, 670 m) · Toronto DSB
  • Heydon Park Secondary School (Secondary, 690 m) · Toronto DSB
  • Oasis Alternative Secondary School (Secondary, 720 m) · Toronto DSB
  • The nearest school is not always the one that serves an address: use the board's locator. Boundaries change; confirm with the board.

TDSB school locator (Toronto District School Board)TCDSB school locator (Toronto Catholic District School Board)

Source: Ontario Ministry of Education, Ontario public school contact information (placed by Statistics Canada ODA addresses). Public records; not a legal, zoning or engineering opinion.

Child care

Information: 17 licensed child care centres within 1 km

  • Nearest: George Brown - Fashion District/Ryerson Child Care Centre (60 m) · 96 Denison Avenue, Toronto, ON M5T 1E4
  • Licence status as of the ministry's latest monthly file. Ask the centre about spaces and fees.

Source: Ontario Ministry of Education, Licensed child care facilities in Ontario (2026-09-01). Public records; not a legal, zoning or engineering opinion.

Active development applications

Information: 11 active applications within 500 m

  • Minor variance (Committee of Adjustment) · 115 Denison Ave (0 m) · Postponed · A0733/26TEY
  • Minor variance (Committee of Adjustment) · 610 Dundas St W (80 m) · Deferred · A0657/25TEY
  • Draft plan of subdivision · 571 Dundas St W (and 2 more addresses) (170 m) · Draft Plan Approved · 17 278607 STE 20 SB
  • Minor variance (Committee of Adjustment) · 42 Carr St (240 m) · Hearing Scheduled · A0667/26TEY
  • Consent (Committee of Adjustment) · 33 Kensington Ave (260 m) · Postponed · B0039/20TEY
  • From the municipality's open data. Check the municipality's file for the latest status.

Draft plan of subdivision · 571 Dundas St W (and 2 more addresses)

Source: City of Toronto, Development Applications (City Planning, Application Information Centre) (2026-11-01); City of Toronto, Committee of Adjustment Applications (Active Applications) (2026-10-31); City of Brampton, GeoHub, Planning_Land_Use_Development: OPA ZBA Subdivision, Draft Plan of Condo, Site Plan Approval, Minor Variance, Consent to Sever (2026-11-01); York Region, Active Development Application Boundaries (York Region's review of applications in its nine municipalities) (2026-10-27). Public records; not a legal, zoning or engineering opinion.

Upcoming residential projects

Information: 38 upcoming residential projects within 1 km

  • 571 Dundas St W (and 2 more addresses) (170 m) · Approved: residential subdivision (units not published)
  • 35 Bellevue Ave (300 m) · Under construction: 4-storey residential development (units not published)
  • 17 St Andrew St (320 m) · Under construction: 5-storey, 72-unit rental building
  • 450 Richmond St W (and 3 more addresses) (550 m) · Proposed: 19-storey, 117-unit mixed-use building
  • 457 Richmond St W (580 m) · Proposed: 19-storey, 140-unit mixed-use building
  • From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

571 Dundas St W (and 2 more addresses)450 Richmond St W (and 3 more addresses)457 Richmond St W

Source: City of Toronto, Development Applications (City Planning, Application Information Centre) (2026-11-01); City of Toronto, Committee of Adjustment Applications (Active Applications) (2026-10-31); City of Brampton, GeoHub, Planning_Land_Use_Development: OPA ZBA Subdivision, Draft Plan of Condo, Site Plan Approval, Minor Variance, Consent to Sever (2026-11-01); York Region, Active Development Application Boundaries (York Region's review of applications in its nine municipalities) (2026-10-27). Public records; not a legal, zoning or engineering opinion.

Building permits nearby

Information: 12 building permits within 250 m since 2024

  • Demolition · 42 Carr St (240 m) · 2026-08-11 · Permit Issued
  • New building · 42 Carr St (240 m) · 2026-07-29 · Permit Issued
  • New building · 571 Dundas St W (140 m) · 2026-05-27 · Revision Issued
  • Addition / alteration · 606-608 Dundas St W (90 m) · 2026-02-13 · Revision Issued
  • Addition / alteration · 91 Augusta Ave (160 m) · 2026-01-16 · Permit Issued
  • From the municipality's open data. Check with the municipality for the permit's current status.

Source: City of Toronto, Building Permits – Active Permits (2026-10-30); City of Toronto, Building Permits – Cleared Permits (2026-10-30); City of Mississauga, Building Permits (issued since 2018) (2026-10-01); City of Brampton, Building Permits (GeoHub) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Official Plan

Not available: Official Plan designation not available here

Public records; not a legal, zoning or engineering opinion.

Neighbourhood profile

Information: Median household income $23k

  • Median household income (2020): $22,600
  • Owner households: 0%
  • Households with children: 19%
  • Median age: 57.6
  • Population density: 21,486 per km²
  • Statistics Canada, Census of Population 2021 (income is for 2020), for the dissemination area around this address.

Source: Statistics Canada, Census of Population 2021, Census Profile and dissemination area boundaries (2022-04-27). Public records; not a legal, zoning or engineering opinion.