Evan Manning, Senior Heritage Planner, introduced this item, explaning that it consisted of a consent application to sever the rear portion of 44 Rouge Street and two variance applications, one for the severed parcel and one for the retained parcel. Mr. Manning described the applications and noted that while the two sections of Nelson Street do not currently connect, there may be future plans to connect the two portions of the street on which the severed parcel would front. Staff indicated a concern with the proposed rear yard setback and associated amenity space for each property.
Edgar De Souza, Deputant and nearby resident for 32 years, expressed concerns with the proposal as he felt that the size and orientation of the new lot and proposed dwelling including height were out of character with the area. He also felt that the proposal was at odds with the heritage character of the area.
Dianne and Dave McCrossan, Deputants, also expressed concerns with the size of the new dwelling, noting that it appeared to be over-sized relative to the lot.
Jeff De Waal, Deputant, expressed opposition to the proposal, noting that Rouge Street is very narrow. Mr. Waal expressed concerns with the frontage on Rouge Street, noting that if the dwelling was extended into the front that it would make Rouge Street appear too narrow.
Nicole McLaughlin, Deputant, expressed concern with the proposal, echoing comments regarding the size of the new dwelling relative to its lot. Ms. McLaughlin questioned the use of James Scott Road properties as the basis of comparison, noting that it is a much wider street. Ms. McLaughlin also asked for clarification on which street the new proposed dwelling would front. Mr. Manning noted that James Scott Road was selected as a basis of comparison as there have been several severances along the street in the past and as such provides a visual reference point for a number of requested variances, notably floor area ratio. Mr. Manning clarified that the “front yard” of the proposed dwelling would be along Nelson Street as per the definition in the zoning by-law.
Sarah Kertesz, Deputant and nearby resident, expressed concerns with the size of the proposed dwelling and the proposed addition to the existing dwelling. Concerns about the removal of trees on the severed parcel and the reduction in green space were also expressed.
Evelin Ellison, Deputant, expressed a desire for the applicant to produce a streetscape elevation to allow members to visualize the impact of the proposal on adjacent homes. The loss of green space for water filtration was also noted.
Steve Reid, Deputant and nearby resident, expressed concerns with the proposed addition to the existing dwelling on Rouge Street and the proposed reduction in the length of the driveway. Mr. Manning clarified that the proposed addition to the existing building would not alter the front yard setback as it currently exists and clarified that the applicant is seeking a reduction in rear yard setback for both the retained and severed parcels, both of which are not supported by Staff.
Committee members provided the following comments:
- Expressed concerns with the magnitude of the rear-yard setbacks being requested. Questioned if other homes in the area with relatively small rear-yard setbacks would have required a variance. Mr. Manning displayed images of nearby properties with small rear-yard setbacks and confirmed they would have likely required a variance. Committee member, Ron Blake, who worked with the Planning Department at the time of the nearby development, noted that as it was a new subdivision, smaller rear-yard setbacks were permitted as part of the development application.
- Expressed concerns that this application could be precedent-setting for the area as it relates to new development.
- Noted that the residents of Nelson Street in general do not support the connection of the two sections, noting that Nelson Street is one lane in each direction.
- Sought clarification on the location of the requested variance for front yard setback on the severed parcel. Mr. Manning clarified that front yard of the proposed dwelling fronts Nelson Street.
- Expressed concerns with the narrowness of both Rouge Street and Nelson Street.
- Expressed concern that this did not comply with the intent of the Official Plan policies for infill housing
- Expressed support for a coach house or garden suite at the back of the property as opposed to the creation of a new lot with a detached dwelling.