Praime

Property report · public records

35 Fifteenth St

Toronto, Ontario

  • Garden suite: likely allowed
  • Outside mapped flood areas
  • Zoned RM

Lot Potential Score 65 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).
  • +9Multiplex. Potentially suitable for up to 4 units (Toronto multiplex permission).
  • +8Garden or laneway suite. A garden suite in the yard is likely allowed.

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 262 m²

  • Lot area: 262 m² · 0.065 acres · 2,823 sq ft (as stated in the parcel record)
  • About 7.6 m wide and 34.2 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 RM · Residential Multiple Dwelling

  • Category: Residential
  • Zone label: RM (u4; d0.6) (x23)
  • 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

Favourable: Garden suite: likely allowed

  • Likely allows additional units
  • Second unit: likely allowed · Third unit: likely allowed
  • Garden suite: likely allowed · Laneway suite: not likely
  • Up to 2 additional units per lot in this municipality
  • No public lane found along the lot (a laneway suite needs 3.5 m of lot line on a lane)
  • 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

Favourable: Multiplex: up to 4 units, potentially suitable

  • Potentially suitable
  • Up to 4 units under the City's multiplex rules
  • 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 7.6 m
  • Lot area 262 m²
  • The zone label sets no minimum lot frontage or area to compare with
  • Frontage is estimated from the lot lines, not surveyed.
  • Approved severance: 48 Sixteenth St (140 m) · 2025-01-23 · file B0031/24EYK
  • Approved severance: 254 Birmingham St (200 m) · 2025-11-20 · file B0034/25EYK
  • Approved severance: 100 Seventeenth St (400 m) · 2019-01-24 · file B0078/18EYK
  • 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: 85% of 119 minor variances within 1 km approved (5 years)

  • Within 1 km, last 3 years: 54 decisions: 91% approved (91% approved, 0% with conditions, 9% refused, 0% withdrawn)
  • Within 1 km, last 5 years: 119 decisions: 85% approved (85% approved, 0% with conditions, 14% refused, 1% withdrawn)
  • Ward 3, last 3 years: 647 decisions: 87% approved (87% approved, 0% with conditions, 9% refused, 4% withdrawn)
  • Ward 3, last 5 years: 1,168 decisions: 87% approved (87% approved, 0% with conditions, 9% refused, 3% withdrawn)
  • Typical time from application to decision: 10 weeks (median of 118)
  • Named in the application (1 km, 5 years): garden or laneway suite 10 (70% approved); floor space index / gross floor area 5; building height 3; side yard setback 3; 102 name no category
  • Conditions: 0 of 101 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
  • 39 Fifteenth St (20 m) · Approved 2024-01-18 · file A0408/23EYK · garden or laneway suite
  • 27 Fifteenth St (30 m) · Approved 2022-06-09 · file A0245/22EYK
  • 27 Fifteenth St (30 m) · Refused 2022-03-24 · file A0101/22EYK
  • 27 Fifteenth St (30 m) · Refused 2022-01-27 · file A0524/21EYK
  • 58 Fourteenth St (100 m) · Approved 2022-05-05 · file A0189/22EYK
  • 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

Information: Mimico GO station 2.2 km away

  • Nearest rapid transit or GO station: Mimico GO (Lakeshore West), 2.2 km in a straight line

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 40 min by car, under 60 min by transit

  • To Union Station: under 40 min by car · under 60 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: The Holy Trinity Catholic School, 420 m

  • Lakeshore Collegiate Institute (Secondary, 410 m) · Toronto DSB
  • The Holy Trinity Catholic School (Elementary, 420 m) · Toronto CDSB
  • St Josaphat Catholic School (Elementary, 440 m) · Toronto CDSB
  • Twentieth Street Junior School (Elementary, 530 m) · Toronto DSB
  • Father John Redmond Catholic Secondary School (Secondary, 620 m) · Toronto CDSB
  • 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: 2 licensed child care centres within 1 km

  • Nearest: Le Jardin De Molière Inc. (450 m) · 3029 Lake Shore Boulevard, Toronto, ON M8V 1K5
  • 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: 1 active application within 500 m

  • Minor variance (Committee of Adjustment) · 22 Sixteenth St (150 m) · Prepare Notice · A0150/17EYK
  • From the municipality's open data. Check the municipality's file for the latest status.

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: 7 upcoming residential projects within 1 km

  • 225 Birmingham St (190 m) · Under construction: 44-unit townhouse development
  • 150 Eighth St (570 m) · Under construction: 6-storey, 58-unit rental building
  • 3199 Lake Shore Blvd W (600 m) · Proposed: residential development, up to 4 storeys (units not published)
  • 0 Lake Shore Blvd W (600 m) · Proposed: 540-unit mixed-use building, up to 43 storeys
  • 99 Birmingham St (and 1 more address) (650 m) · Proposed: 26-storey, 352-unit mixed-use building
  • From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

3199 Lake Shore Blvd W0 Lake Shore Blvd W99 Birmingham St (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: 23 building permits within 250 m since 2024

  • Addition / alteration · 256 Birmingham St (210 m) · 2026-10-27 · Permit Issued
  • Addition / alteration · 225 Birmingham St (190 m) · 2026-10-15 · Permit Issued
  • Addition / alteration · 258 Birmingham St (210 m) · 2026-09-30 · Inspection
  • New building · 254 Birmingham St (200 m) · 2026-09-24 · Inspection
  • New building · 254 Birmingham St (200 m) · 2026-09-24 · Inspection
  • 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 $73k

  • Median household income (2020): $72,500
  • Owner households: 62%
  • Households with children: 23%
  • Median age: 37.6
  • Population density: 7,182 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.