Petition Closed

Petition against the severance and variance applications for #96 John Street (York/Weston Village, Ontario). The application is to sever the land into two lots, retain the existing home, and construct a new home on the second lot

This petition had 14 supporters


To The Committee of Adjustment, Etobicoke York District

Re:  96 John St., File Numbers B47/14EYK, A411/14EYK, A412/14EYK

We, the undersigned, are opposed to the severance and variance applications for 96 John Street in Weston. 

Our community has worked hard to protect the unique architectural character of our neighbourhood.  This commitment was evidenced in the community’s work to achieve Heritage Designation for a portion of Weston in Phase 1 of the Weston Heritage District Study.  96 John Street is not yet designated, however it does fall within the second phase of the Weston Heritage District Study, which is currently underway.  We care passionately about our community, with many of us choosing to live here because of Weston’s unique historical character.

One of Weston’s defining features is the unique side yards on many of its properties.  Filling in the side yard at this property with a new dwelling would therefore not be in keeping with Weston’s unique architectural character.  The proposed creation of two undersized 25 ft lots is also not in keeping with the typically larger lot sizes in Weston.   

In addition, the proposed two-story dwelling will shadow the neighbouring one-story dwelling and the proposed mutual driveway raises numerous concerns.  This form of shared driveway is not acceptable for new residential developments as has been pointed out by Transportation Services in their comments to Engineering and Construction Services since it relies on the adjoining neighbours to mutually share in the maintenance of the driveway, as well as ensuring that there is mutual unencumbered access.  Problems arise when neighbours are in dispute over access which can lead to undesirable front yard or on-street parking conditions.  Moreover, we want to make clear that we would be vehemently opposed to any recommendations to create an integral garage to resolve the mutual driveway concerns since such an alternative would most definitely not preserve Weston's unique heritage character.

We expect and hope that your panel will consider our concerns and request that you refuse the application to sever 96 John Street into two undersized lots for the purposes of constructing an additional dwelling. We would like to make it clear that we are opposed to the construction of an additional dwelling on this lot.  Please help us preserve the style and aesthetic that marks Weston as a truly unique gem in our wonderful city.

Sincerely,

The Undersigned

_______________________________________________________________________________________

To the residents and friends of Weston, 

The owner of 96 John Street has submitted an application to the Committee of Adjustment to sever the property into two lots, retain the existing home, and construct a new home on the second lot.

On Thursday, October 30, 2014, a hearing was held and Councillor Nunziata requested that the application be deferred so that a community meeting could be held with City staff and the applicant to further discuss the proposal. 

Members of Weston Village had an opportunity to review the application and voiced their concerns and frustrations with regards to the new build. Following the meeting, Councillor Nunziata recommended that a petition be struck and brought forth to the committee of adjustment.

Please consider signing this petition against the severing of #96 John Street (York/Weston Village, Ontario) into two lots, retain the existing home, and construct a new home on the second lot.

We also encourage you to send a letter to the Committee of Adjustment (RE: File Number B47/14EYK,  Zoning RD & R1 (ZR) and/or attend the public hearing and share your opinion in front of the Committee of Adjustment.

Stay tuned for details regarding the date and time of the hearing. 

 

The applicant's request and the reasons for our opposition to the severance are detailed below:

The applicant hopes to obtain consent to sever the property into two undersized residential lot and to create an easement/ right-of-way for the purpose of vehicular/ pedestrian access.

The lot frontage is 7.53 m and the lot area is 298.45 m². The existing detached dwelling with a detached garage will be maintained and will require variances to the Zoning By-law, as outlined in Application A411/14EYK. Part 3 will be subject to an easement/right-of-way in favour of Part 1 for the purpose of vehicular pedestrian access

The lot frontage is 7.53 m and the lot area is 298.45 m². The property will be redeveloped as the site of a new detached dwelling with a detached garage, requiring variances to the Zoning By-law, as outlined in Application A412/14EYK. Part 2 will be subject to an easement/right-of-way in favour of Part 4 for the purpose of vehicular pedestrian access

There were several requested variances brought forth from this application:

96 John Street - Part 1

1. Section 10.20.30.20.(1)(A), By-law 569-2013, Section 7.(3)(a), By-law 3623-97 & Section 7.(3)(b), By-law 1-83

The minimum required lot frontage is 12 m.

The lot frontage is 7.53 m.

2. Section 10.20.30.10.(1)(A), By-law 569-2013 & Section 7.(3)(a), By-law 1-83

The minimum required lot area is 370 m².

The lot area is 298.5 m².

3. Section 10.20.40.40.(1)(A), By-law 569-2013 & Section 7.(3)(i), By-law 1-83

The minimum required floor space index is 0.4 times the lot area (119.4 m²).

The existing dwelling has a floor space index of 0.64 times the lot area (191.7 m²).

4. Section 10.20.40.70.(3)(C), By-law 569-2013, Section 7.(3)(g), By-law 56-2013 & Section 7.3.(a), By-law 3623-97

The minimum required side yard setback is 1.2 m.

The existing dwelling is located 0 m from the west side lot line.

5. Section 7.3.(d)(i)2, By-law 1-83

A minimum of 50% of the front yard must be maintained as landscaping (11.25 m²).

A total of 28% of the front yard will be maintained as landscaping (6.3 m²)

6. Section 10.5.50.10.(3)(A), By-law 569-2013

A minimum of 50% of the rear yard must be maintained as soft landscaping (68.25 m²).

 

A total of 43% of the rear yard will be maintained as soft landscaping (59.3m²)


96 John Street - Part 2

1. Section 10.20.30.20.(1)(A), By-law 569-2013, Section 7.(3)(a), By-law 3623-97 & Section 7.(3)(b), By-law 1-83

The minimum required lot frontage is 12 m.

The lot frontage is 7.53 m.

2. Section 10.20.30.10.(1)(A), By-law 569-2013 & Section 7.(3)(a), By-law 1-83

The minimum required lot area is 370 m².

The lot area is 298.5 m².

3. Section 10.20.40.40.(1)(A), By-law 569-2013 & Section 7.(3)(i), By-law 1-83

The minimum required floor space index is 0.4 times the lot area (119.4 m²).

The existing dwelling has a floor space index of 0.61 times the lot area (182 m²).

4. Section 10.20.40.70.(3)(C), By-law 569-2013, Section 7.(3)(g), By-law 56-2013 & Section

7.3.(a), By-law 3623-97

The minimum required side yard setback is 1.2 m.

The existing dwelling is located 0.6 m from the east side lot line.Pub Hearing Notice - MV.doc Page 2

5. Section 10.5.50.10.(3)(A), By-law 569-2013

A minimum of 50% of the rear yard must be maintained as soft landscaping (83.4 m²).

A total of 35.3% of the rear yard will be maintained as soft landscaping (58.9 m²)

 



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