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Report To: Planning and Development Committee
Date of Meeting: November 13, 2017
Report Number: PSD-085-17 Resolution Number:
File Number: LD050-52/2017, LD143-146/2017 By-law Number:
Report Subject: Delegation by Mr. Stan Przysienzny
Recommendations:
1.That Report PSD-085-17 be received for information; and
2.That Mr. Przysienzny be advised of Council’s decision.
PD-208-17
Municipality of Clarington
Report PSD-085-17 Page 2
Report Overview
This report has been written at the direction of the General Government Committee to respond
to the delegation by Mr. Przysienzny with respect to various concerns on Lambs Lane in
Bowmanville.
1. Background
1.1 At the November 6, 2017 meeting of the General Government Committee, Mr.
Przysienzny of 65 Lambs Lane, Bowmanville appeared as delegation.
1.2 Mr. Przysienzny identified the following concerns:
The narrow width on Lambs Lane and current parking issues;
The number of severances created on the east and west side of Lambs Lane;
The creation of a semi-detached lot on Lambs Lane;
The increased amount of on-street parking as a result of the new homes being
constructed;
Safety concerns regarding the interface with pedestrians and traffic as there are no
sidewalks on Lambs Lane;
Insufficient information on the Public Notice from the Land Division Committee; and
Snow ploughing on private property.
In response, Committee passed the following resolution:
“That the delegation of Mr. Przysienzny regarding development on Lambs Lane be
referred to the Planning and Development Committee Meeting of Monday November
13, 2017 and;
That staff be directed to provide a Report/Memo before the meeting, for all concerns.”
1.3 In order to address Mr. Przysiezny’s concerns this report provides the history of the
Lambs Lane reconstruction, the various applications to the Land Division Committee for
land severance. (see Figure 1) The report also discusses on-street parking and public
safety on Lambs Lane. Lastly the report comments on the notice requirements of the
Land Division Committee and issues of snow ploughing on private property.
Municipality of Clarington
Report PSD-085-17 Page 3
Figure 1- Existing and New Lots on Lambs Lane
2. Lambs Lane Reconstruction
2.1 In April 2016, Engineering Services held a Public Information Centre for the
reconstruction of Lambs Lane. The final design was completed in May 2016. The tender
was awarded in June 2016 and construction commenced in August 2016. The
construction took place in two phases, lower Lambs Lane proceeded first, south from
Odell Street to Second Street and the second portion from Second Street to Fourth Street
is now near completion.
Municipality of Clarington
Report PSD-085-17 Page 4
2.2 Lambs Lane has a narrow right-of-way width which varies between 7 metres and 10
metres. The road width north of Third Street is 7 metres wide. Through the engineering
design process, it was determined that in order to achieve the standard right-of-way width
of 18 metres, widenings in the order of 5.5 metres would be required on both sides of the
street.
2.3 The acquisition of all the lands required to achieve a wider road width would be difficult,
having a significant impact on front yards of existing homes and at substantial cost to the
Municipality. As such, the final design of Lambs Lane resulted in the pavement width of
4.2 metres for the entire length of the road, with no sidewalks. Storm sewers were also
installed north of Third Street. The extension of a storm sewer created opportunity for
infilling on existing large lots.
3. Severances
3.1 Bouma 1
On March 13, 2017, Mr. Richard Bouma applied to the Land Division Committee to sever
a lot for one single detached dwelling on the west side, north of 70 Lambs Lane. The
creation of the new lot requires the partial demolition of an attached garage on the north
side of the existing dwelling. The applications were heard by the Land Division
Committee on April 24, 2017
3.2 Bouma 2
There was an existing vacant lot on the east side of Lambs Lane, north of Mr.
Przysienzny’s property. Following reconstruction of Lambs Lane and extension of storm
sewer this lot was eligible for a building permit for single detached or semi-detached
dwelling in compliance with the Zoning By-law provisions. Mr. Richard Bouma applied to
severe the existing vacant lot to allow for a single detached dwelling lot, and one semi-
detached lot. These applications were also heard by the Land Division Committee on
April 24, 2017. A further application will be required to split the semi-detached lot once
the footing and foundation are in place and surveyed.
3.3 Holland Homes
On July 31, 2017, Holland Homes submitted four applications to create three new lots.
The two existing single detached dwellings would be demolished and replaced. A total of
five new single detached dwellings will be constructed by Holland Homes on the west
side of Lambs Lane. The applications were heard by the Land Division Committee on
September 11, 2017.
3.4 To summarize, the total number of new lots that will be created through both sets of
consent applications, is six, after the semi-detached is divided. Two dwellings will be
demolished so there will be a total of nine new dwellings. The vacant lot north of Mr.
Przysienzny will be built on with both a single and a semi-detached dwelling which will
have two units.
Municipality of Clarington
Report PSD-085-17 Page 5
3.5 Staff supported the applications, since each lot complied with the minimum 15 metres of
frontage and lot area requirements specified in the “Urban Residential (R1) Zone” for
single detached dwellings and 18 metres of frontage for semi-detached lots, subject to
various conditions. The Engineering Services Department, in their comments on the
consent applications, did not require road widenings since the road design was approved
and tendered with 7 metres right-of–way. Staff comments are attached to this report as
Attachment 1 and Attachment 2.
3.6 All Land Division applications were approved by the Land Division Committee. The
applicants, Bouma and Holland are in the midst of fulfilling conditions of land division
applications.
4. Discussion
4.1 On October 5, 2017, staff from the Planning Services Department and the Engineering
Services Department met with Mr. Przysienzny to discuss the land severance applications
and to hear his concerns regarding increased traffic, vehicle speed, and parking issues,
as well as the snow ploughing and storage by the apartment building lands to the south
and damage to his fence.
4.2 Lambs Lane
4.2.1 The Public Information Centre for the reconstruction of Lambs Lane did not show
the applications for severance, since the meeting was held in April of 2016, almost
a full year before the first application for land severance was received in March
2017.
4.2.2 The road width did not change with reconstruction of the Lambs Lane. A
consistent road width is safer and easier to maintain. Furthermore, a narrow road
width reduces speed and volume of traffic, although this segment of Lambs Lane is
not a through road so volume is less problematic. Given the lack of width along
Lambs Lane, a sidewalk was not feasible.
4.2.3 Additional signage will be installed to prohibit parking on either side of the road and
to advise drivers that Lambs Lane is not a through street. See Attachment 3.
4.3 Land Severances
4.3.1 The land severance applications were supported by staff as they were permitted in
the R1 Zone and each lot complied with the lot frontage requirements and
exceeded the lot area requirements. The lots are deeper than conventional 30-32
metre deep lots, ranging between 38 and 40 metres. Greater lot depths allows for
the house to be pushed further back from the road allowance and provide more
area for outdoor parking on the lot. Staff contacted Mr. Bouma and he has agreed
to provide two parking spaces within the garage and 4 outdoor parking spaces for
both the semi-detached dwellings and the single detached dwelling. The zoning
by-law requires two outdoor spaces. This should eliminate on street parking
problems generated by these new dwellings. Holland Homes has not finalized
Municipality of Clarington
Report PSD-085-17 Page 6
house models on these lots and is undecided on whether to push the homes back
to allow for 2 additional parking spaces.
4.3.2 As noted in Section 3.6 of this report, all consent applications have been approved
without appeal and the applicants are in the midst of fulfilling the conditions.
4.4 Notice of Land Division Committee
The Land Division Committee falls under the jurisdiction of the Region of Durham. As
required by the Planning Act, notice of the meeting is sent to land owners within 60
metres of the subject property and signs were posted on the property. The notice contains
typical information including the applicant, date, time and location of the meeting, the
proposal including a conceptual map showing the proposed severances, and contact
information. Mr. Przysienzny received notice for both sets of applications and attended
both Committee meetings to voice his concerns. Furthermore, Mr. Przysienzny would
have received notice of the Land Division Committee decision and had opportunity to
appeal the decision.
4.5 Snow Ploughing on Private Property
Mr. Przysienzny is concerned with snow ploughing and storage at the apartment building
abutting to the south of his property. In the past the snow plough operator has piled snow
on the wooden fence between Mr. Przysienzny’s property and apartment building. The
owner of the apartment building has been responsive to Mr. Przysienzny’s concerns and
ploughed the snow to the west side of Lamb’s Lane. Mr. Przysienzny is now concerned
that with new homes planned for the west side of Lambs Lane, the snow plough operator
will revert back to piling snow against his fence.
The Operations Department has confirmed they have not had complaints or issues with
snow storage on Lambs Lane in the past. The apartment building was constructed in the
early 1960’s, predating the site plan control by-law. Today, areas for snow storage and
suitable enclosures for garbage are required to be identified as part of site plan approval,
in addition to adequate parking and amenity space.
The Municipality does not have a by-law regarding snow storage between private
properties. This issue is a civil matter between private property owners and should remain
as such.
5. Conclusion
5.1 Staff have received numerous inquiries on the potential for land severance on this section
of Lambs Lane for many years. The reconstruction of Lambs Lane and more specifically
the installation of storm sewers has made this area desirable for infill development. . No
parking is permitted on either side of road. The narrowness of the road and the fact
Lambs Lane is not a through road, should result in slower speeds and volumes.
Municipality of Clarington
Report PSD-085-17 Page 7
Submitted by : Reviewed by:
David J. Crome, MCIP, RPP Andrew C. Allison, B.Comm, LL.B
Director of Planning Services Chief Administrative Officer
Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410
or cstrike@clarington.net
Attachments:
Attachment 1 – Staff comments on LD 50-52/2017
Attachment 2 – Staff’s comments on LD 143-146/2017
Attachment 3 – Proposed traffic signs
Attachment 4 – Notice from Land Division Committee
The following is a list of the interested parties to be notified of Council’s decision:
Mr. Stan Przysiezny
CS/CP/tg
I:\^Department\LDO NEW FILING SYSTEM\Application Files\LD-Land Division\2017\LD 050 to 052 - 2017 Lambs Lane -Elgin\PSD-0XXX-17.docx
Attachment 1 to
Report PSD-085-17
Attachment 2 to
Report PSD-085-17
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111Elgin StreetLambs LaneThird Street
Veterans Avenue
±
1:1,000Lambs Ln signage 10 05 2017
!!
Relocate Wa-8 checkerboard to west of sidewalk connection, away from any potential snow removal equipment
!
!
!
Relocate existing Wa031 NO EXIT to new postnext to existing round post on property line
Install Wa-31 on new postnext to existing comm. pedestals
Street Name signs missingStreet name signs also missing from Second St
Install custom No Parking EITHER SIDE signson hydro poles at proper angels in both directionswithin no more than 50 m spacing (entire Lambs Ln)
Attachment 3 to Report PSD-085-17
Attachment 4 to
Report PSD-085-17