Praime

Property report · public records

38 Keewatin Ave

Toronto, Ontario

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

Lot Potential Score 78 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.

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Lot

Information: Lot of about 622 m²

  • Lot area: 622 m² · 0.15 acres · 6,691 sq ft (as stated in the parcel record)
  • About 12.1 m wide and 59.5 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 (f9.0; u4; d0.6) (x954)
  • 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

Limits apply: Severance: unlikely

  • Severance unlikely
  • Zone R (f9.0; u4; d0.6) (x954): minimum lot frontage 9 m
  • Estimated frontage 12.1 m: 1.3× the minimum (two lots need 2×)
  • Lot area 622 m²
  • Frontage is under twice the zone's minimum
  • Frontage is estimated from the lot lines, not surveyed.
  • Approved severance: 64 Keewatin Ave (60 m) · 2017-04-20 · file B0095/16NY
  • Approved severance: 34 Sherwood Ave (160 m) · 2020-07-23 · file B0040/19NY
  • Approved severance: 59 Sherwood Ave (210 m) · 2018-11-22 · file B0042/18NY
  • 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: 95% of 211 minor variances within 1 km approved (5 years)

  • Within 1 km, last 3 years: 103 decisions: 94% approved (91% approved, 3% with conditions, 5% refused, 1% withdrawn)
  • Within 1 km, last 5 years: 211 decisions: 95% approved (92% approved, 2% with conditions, 5% refused, <1% withdrawn)
  • Ward 15, last 3 years: 380 decisions: 93% approved (89% approved, 4% with conditions, 5% refused, 2% withdrawn)
  • Ward 15, last 5 years: 819 decisions: 93% approved (90% approved, 3% with conditions, 6% refused, 1% withdrawn)
  • Typical time from application to decision: 10 weeks (median of 210)
  • Named in the application (1 km, 5 years): parking 22 (95% approved); building height 12 (100% approved); floor space index / gross floor area 9; side yard setback 2; 183 name no category
  • Conditions: 5 of 200 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
  • 38 Keewatin Ave (0 m) · Approved 2023-04-13 · file A0307/19NY
  • 2551 Yonge St (110 m) · Approved 2024-07-04 · file A0287/24NY
  • 2490-2504 Yonge St (140 m) · Approved 2024-06-20 · file A0127/24NY · building height, parking
  • 37 Sherwood Ave (140 m) · Approved 2022-11-24 · file A0629/22NY
  • 2561 Yonge St (150 m) · Approved 2025-10-23 · file A0373/25NY
  • 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: Mount Pleasant station 810 m away

  • Nearest rapid transit or GO station: Mount Pleasant (Line 5), 810 m in a straight line
  • 2 stations within 1 km

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 40 min by transit

  • To Union Station: under 40 min by car · under 40 min by transit
  • To Highway 404 / 407: under 40 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: John Fisher Junior Public School, 120 m

  • John Fisher Junior Public School (Elementary, 120 m) · Toronto DSB
  • St Monica Catholic School (Elementary, 300 m) · Toronto CDSB
  • North Toronto Collegiate Institute (Secondary, 360 m) · Toronto DSB
  • Northern Secondary School (Secondary, 710 m) · Toronto DSB
  • Eglinton Junior Public School (Elementary, 820 m) · Toronto DSB
  • Marshall McLuhan Catholic Secondary School (Secondary, 1.1 km) · 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: 6 licensed child care centres within 1 km

  • Nearest: The French Connection At John Fisher Inc. (120 m) · 40 Erskine Avenue, Toronto, ON M4P 1Y2
  • 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: 46 active applications within 500 m

  • Draft plan of condominium · 2490-2504 Yonge St (130 m) · Draft Plan Approved · 25 159140 NNY 08 CD
  • Site plan approval · 55 Erskine Ave (200 m) · NOAC Issued · 17 145080 NNY 25 SA
  • Site plan approval · 77 Erskine Ave (250 m) · Under Review · 22 205739 NNY 15 SA
  • Official plan and/or zoning by-law amendment · 77 Erskine Ave (250 m) · OMB Approved · 22 205741 NNY 15 OZ
  • Minor variance (Committee of Adjustment) · 31 Castlefield Ave (260 m) · OMB Appeal · A0041/16NY
  • From the municipality's open data. Check the municipality's file for the latest status.

Draft plan of condominium · 2490-2504 Yonge StSite plan approval · 55 Erskine AveSite plan approval · 77 Erskine Ave

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: 50 upcoming residential projects within 1 km

  • 2490-2504 Yonge St (130 m) · Under construction: 15-storey, 161-unit condominium
  • 55 Erskine Ave (200 m) · Approved: 11-storey, 102-unit rental building
  • 77 Erskine Ave (250 m) · Approved: 35-storey, 377-unit rental building
  • 44 Broadway Ave (and 1 more address) (280 m) · Proposed: 39-storey, 412-unit mixed-use building
  • 109 Erskine Ave (320 m) · Under construction: 22-storey, 212-unit condominium
  • From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

2490-2504 Yonge St55 Erskine Ave77 Erskine Ave

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: 21 building permits within 250 m since 2024

  • Addition / alteration · 2490-2504 Yonge St (140 m) · 2026-10-05 · Permit Issued
  • Addition / alteration · 2490-2504 Yonge St (140 m) · 2026-10-05 · Permit Issued
  • Addition / alteration · 14 St Clements Ave (160 m) · 2026-09-30 · Revision Issued
  • Addition / alteration · 2490-2504 Yonge St (140 m) · 2026-09-10 · Permit Issued
  • New building · 38 Keewatin Ave (0 m) · 2026-08-20 · 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 $92k

  • Median household income (2020): $92,000
  • Owner households: 29%
  • Households with children: 32%
  • Median age: 38
  • Population density: 8,915 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.