354 Gladstone Ave

Multiplex potential

Favourable: Multiplex: up to 6 units, potentially suitable

• Potentially suitable
• Up to 6 units under the City's multiplex rules (Sixplex Overlay)
• 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.

Variance odds (Committee of Adjustment)

Favourable: 89% of 245 minor variances within 1 km approved (5 years)

• Within 1 km, last 3 years: 114 decisions: 87% approved (87% approved, 0% with conditions, 11% refused, 2% withdrawn)
• Within 1 km, last 5 years: 245 decisions: 89% approved (89% approved, 0% with conditions, 9% refused, 2% withdrawn)
• Ward 9, last 3 years: 388 decisions: 93% approved (93% approved, 0% with conditions, 6% refused, 2% withdrawn)
• Ward 9, last 5 years: 779 decisions: 92% approved (92% approved, 0% with conditions, 6% refused, 2% withdrawn)
• Typical time from application to decision: 13 weeks (median of 240)
• Named in the application (1 km, 5 years): garden or laneway suite 44 (80% approved); parking 32 (94% approved); building height 9; floor space index / gross floor area 5; 174 name no category
• Conditions: 0 of 219 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
• 23 Lindsey Ave (30 m) · Approved 2025-02-12 · file A0851/24TEY
• 23 Lindsey Ave (30 m) · Refused 2024-02-28 · file A1056/23TEY
• 755 Dufferin St (90 m) · Approved 2024-02-28 · file A0912/23TEY · parking, garden or laneway suite
• 757 Dufferin St (90 m) · Approved 2024-02-28 · file A0913/23TEY · parking, garden or laneway suite
• 765 Dufferin St (100 m) · Refused 2023-11-08 · file A0777/23TEY · parking
• 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.

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.

Everyday needs

Favourable: Everyday Needs score 99/100 (walk 97, drive 100)

• Everyday Needs score 99/100: walking 97, driving 100 (everything close by)
• Grocery store: 3 min walk (No Frills) · 1 min by car
• Pharmacy: 1 min walk (Pharmasave) · 1 min by car
• Transit stop: 1 min walk (College St at Rusholme Park Cres (TTC))
• Shopping centre: 3 min walk (Dufferin Mall) · 1 min by car (Marshalls)
• Emergency department: 26 min walk (Toronto Western Hospital) · 9 min by car
• Hospital: 20 min walk (Centre For Addiction and Mental Health - Queen Street Site) · 6 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.

Parks

Favourable: Nearest park: Dufferin Grove Park, 170 m

• 6 parks and green spaces within 800 m

Source: City of Toronto, Green Spaces (2026-10-27); City of Brampton, Parks (2026-10-19); City of Brampton, Recreational Trails (2026-10-19); City of Ottawa, Parks and Greenspace (2026-10-31); OpenStreetMap, Parks, nature reserves and conservation areas (2026-10-29); OpenStreetMap, Named paths, trails and cycleways (2026-10-29). Public records; not a legal, zoning or engineering opinion.

Heritage

Favourable: No heritage status found

• Not found on the City's Heritage Register or in a Heritage Conservation District.
• Heritage status limits changes; confirm with the municipality.

Source: City of Toronto, Heritage Register (listed properties, and properties designated under Part IV or Part V of the Ontario Heritage Act) (2026-09-01); City of Toronto, Heritage Conservation Districts (2026-06-23). Public records; not a legal, zoning or engineering opinion.

Contaminated sites

Favourable: No federal contaminated sites within 500 m

• From government records. Absence from this map doesn't mean a site is clean; get a Phase I ESA.

Source: Treasury Board of Canada Secretariat, Federal Contaminated Sites Inventory (2026-10-31). Public records; not a legal, zoning or engineering opinion.