Praime

Property report · public records

14 Howland Ave

Toronto, Ontario

  • Second unit: likely allowed
  • Outside mapped flood areas
  • Zoned R

Lot Potential Score 66 out of 100, Strong

StrongMedium confidence: 1 fact not known

  • +14Second and third units. A second and a third unit are likely allowed (Planning Act s. 35.1 and the municipal by-law).
  • +8Garden or laneway suite. A laneway suite in the yard is likely allowed.
  • +8Major Transit Station Area. Inside a Major Transit Station Area: the plan sets higher density targets.

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.

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Lot

Information: Lot of about 185 m²

  • Lot area: 185 m² · 0.046 acres · 1,995 sq ft (as stated in the parcel record)
  • About 6.3 m wide and 29.2 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.

Zoning

Information: Zoned R · Residential

  • Category: Residential
  • Zone label: R (d1.0) (x900)
  • Zoning shown for reference only. The by-law text governs; confirm with the municipality.

Zoning by-law

Source: City of Toronto, Zoning By-law 569-2013 (open data) (2026-02-20). Public records; not a legal, zoning or engineering opinion.

Second units and garden suites

Check: Second unit: likely allowed

  • Likely, with constraints
  • Second unit: likely allowed · Third unit: likely allowed
  • Garden suite: possible; needs a check · Laneway suite: likely allowed
  • Up to 2 additional units per lot in this municipality
  • Estimated lot depth under 30 m: the rear yard may be too short for a garden suite
  • 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

Check: Multiplex: up to 6 units, with constraints

  • Potentially suitable with constraints
  • Up to 6 units under the City's multiplex rules (Sixplex Overlay)
  • Heritage Conservation District
  • 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: not screened

  • Can't screen this lot
  • Estimated frontage 6.3 m
  • Lot area 185 m²
  • The zone label sets no minimum lot frontage or area to compare with
  • Frontage is estimated from the lot lines, not surveyed.
  • Needs Committee of Adjustment approval; not a planning opinion.

How severances work in Toronto

Source: City of Toronto, Property Boundaries (2026-10-30); City of Toronto, Zoning By-law 569-2013 (open data) (2026-02-20); 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.

Variance odds (Committee of Adjustment)

Favourable: 87% of 233 minor variances within 1 km approved (5 years)

  • Within 1 km, last 3 years: 134 decisions: 84% approved (84% approved, 0% with conditions, 10% refused, 7% withdrawn)
  • Within 1 km, last 5 years: 233 decisions: 87% approved (87% approved, 0% with conditions, 7% refused, 6% withdrawn)
  • Ward 11, last 3 years: 480 decisions: 87% approved (87% approved, 0% with conditions, 8% refused, 5% withdrawn)
  • Ward 11, last 5 years: 892 decisions: 89% approved (89% approved, <1% with conditions, 7% refused, 4% withdrawn)
  • Typical time from application to decision: 13 weeks (median of 219)
  • Named in the application (1 km, 5 years): garden or laneway suite 41 (76% approved); parking 24 (83% approved); floor space index / gross floor area 4; building height 3; 166 name no category
  • Conditions: 0 of 203 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
  • 492 Bloor St W (80 m) · Approved 2025-04-09 · file A0981/24TEY
  • 537 Bloor St W (110 m) · Approved 2025-06-11 · file A0268/25TEY
  • 26 Albany Ave (130 m) · Approved 2022-08-17 · file A0376/22TEY · parking
  • 325 Brunswick Ave (150 m) · Withdrawn 2025-04-23 · file A0158/25TEY
  • 475 Bloor St W (170 m) · Approved 2022-07-06 · file A0325/22TEY
  • 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 · Bathurst 170 m

  • Nearest rapid transit or GO station: Bathurst (Line 2), 170 m in a straight line
  • 7 stations within 1 km
  • Inside the Bathurst 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 20 min by transit

  • To Union Station: under 20 min by car · under 20 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.

Everyday needs

Favourable: Everyday Needs score 99/100 (walk 98, drive 100)

  • Everyday Needs score 99/100: walking 98, driving 100 (everything close by)
  • Grocery store: 1 min walk (Bulk Barn) · 1 min by car
  • Pharmacy: 3 min walk (I.D.A.) · 1 min by car (Shoppers Drug Mart)
  • Transit stop: 1 min walk (Bloor St West at Brunswick Ave (TTC))
  • Shopping centre: 16 min walk (Winners) · 5 min by car
  • Emergency department: 16 min walk (Toronto Western Hospital) · 5 min by car
  • Hospital: 13 min walk (Kensington Eye Institute) · 5 min by car
  • LSG estimate from open data: walking on mapped streets and paths at 4.8 km/h; driving at typical weekday rush-hour road speeds (not live traffic). Times are for the 200 m square around each address. Places can open, close or move; check before you rely on one.
  • Places and paths © OpenStreetMap contributors, ODbL.

Source: LSG Realty, Everyday Needs score (LSG's own travel-time estimate) (2026-11-02); © OpenStreetMap contributors, ODbL, OpenStreetMap (Geofabrik Ontario extract): roads, footpaths, supermarkets and grocery stores, pharmacies, shopping centres and department stores, hospitals and emergency departments — Open Database Licence (ODbL) 1.0 (2026-11-02); Ontario Ministry of Health, Ministry of Health Service Provider Locations (MOHSERLO): hospital sites — Open Government Licence – Ontario (2026-11-02); City of Toronto (TTC), Merged GTFS – TTC Routes and Schedules (stops) — Open Government Licence – Toronto (2026-11-02); Metrolinx (GO Transit), GO Transit GTFS (stops) — Metrolinx Open Data Licence (2026-11-02); Metrolinx (UP Express), UP Express GTFS (stops) — Metrolinx Open Data Licence (2026-11-02). Public records; not a legal, zoning or engineering opinion.

Schools nearby

Information: Nearest elementary school: Palmerston Avenue Junior Public School, 540 m

  • Bloor Collegiate Institute (Secondary, 360 m) · Toronto DSB
  • Central Technical School (Secondary, 360 m) · Toronto DSB
  • Palmerston Avenue Junior Public School (Elementary, 540 m) · Toronto DSB
  • Harbord Collegiate Institute (Secondary, 680 m) · Toronto DSB
  • Huron Street Junior Public School (Elementary, 730 m) · Toronto DSB
  • King Edward Junior and Senior Public School (Elementary, 880 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: 18 licensed child care centres within 1 km

  • Nearest: Annex Montessori School (270 m) · 427 Bloor Street, Toronto, ON M5S 1X7
  • 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: 23 active applications within 500 m

  • Minor variance (Committee of Adjustment) · 511 Bloor St W (80 m) · Hearing Scheduled · A0598/26TEY
  • Minor variance (Committee of Adjustment) · 11 Barton Ave (270 m) · Approved · A0632/26TEY
  • Site plan approval · 860 Bathurst St (and 2 more addresses) (270 m) · Under Review · 26 242430 STE 11 SA
  • Official plan and/or zoning by-law amendment · 173 Lowther Ave (and 2 more addresses) (270 m) · OMB Appeal · 25 261452 STE 11 OZ
  • Site plan approval · 173 Lowther Ave (and 2 more addresses) (270 m) · Under Review · 25 241286 STE 11 SA
  • From the municipality's open data. Check the municipality's file for the latest status.

Site plan approval · 860 Bathurst St (and 2 more addresses)Official plan and/or zoning by-law amendment · 173 Lowther Ave (and 2 more addresses)Site plan approval · 173 Lowther Ave (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: 15 upcoming residential projects within 1 km

  • 860 Bathurst St (and 2 more addresses) (270 m) · Proposed: 15-unit mixed-use building, up to 5 storeys
  • 173 Lowther Ave (and 2 more addresses) (270 m) · Proposed: 11-storey, 64-unit apartment building
  • 188 Lowther Ave (and 1 more address) (290 m) · Approved: 25-storey, 186-unit mixed-use building
  • 736 Bathurst St (310 m) · Proposed: 40-storey, 386-unit mixed-use building
  • 38 Walmer Rd (340 m) · Proposed: 25-storey, 211-unit mixed-use building
  • From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

860 Bathurst St (and 2 more addresses)173 Lowther Ave (and 2 more addresses)188 Lowther Ave (and 1 more address)

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: 34 building permits within 250 m since 2024

  • Addition / alteration · 819 Bathurst St (180 m) · 2026-10-20 · Permit Issued
  • Addition / alteration · 568 Bloor St W (240 m) · 2026-10-01 · Permit Issued
  • Addition / alteration · 40 Albany Ave (160 m) · 2026-09-30 · Permit Issued
  • Addition / alteration · 442 Bloor St W (30 m) · 2026-09-17 · Inspection
  • New building · 370 Lippincott St (190 m) · 2026-09-02 · Revision 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 $95k

  • Median household income (2020): $95,000
  • Owner households: 35%
  • Households with children: 25%
  • Median age: 36.4
  • Population density: 11,302 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.