HomeMy WebLinkAboutPSD-085-17 AddendumClarbgton
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Report To: Planning and Development Committee
Date of Meeting: December 4, 2017
Report Number: Addendum Report to PSD -085-17
File Number: LD050-52/2017, LD143-146/2017
Report Subject: Delegation by Mr. Stan Przysienzny
Recommendations:
Option 1
Resolution Number: #PD -233-17
By-law Number:
1. That Addendum Report PSD -085-17 the Memo from the Director of Planning dated
November 17, 2017 and Report PSD -085-17 be received for information;
2. The Planning staff require through the consent agreement a setback of 9.8 metres to the
garage for all new dwellings constructed on Lambs Lane, north of Third Street; and
3. That Mr. Stan Przysienzny, Holland Homes and Mr. Richard Bouma and any other
interested parties and delegations be advised of Council's decision.
Or
Option 2
1. That Addendum Report PSD -085-17, the Memo from the Director of Planning dated
November 17, 2017 and Report PSD -085-17 be received;
2. That the Region of Durham Land Division Committee be advised that the Municipality of
Clarington requests that an additional condition for a road widening of an additional six
metres on Lambs Lane from Third Street north to the cul-de sac applicable to
applications LD 50-2017, LD51-2017, LD53-2017, LD143-2017, LD 144-2017, LD 145-
2017 and LD 145-2017; and
3. That Mr. Stan Przysienzny, Holland Homes and Mr. Richard Bouma and any other
interested parties and delegations be advised of Council's decision.
Municipality of Clarington
Addendum Report to PSD -085-17
Page 2
Report Overview
This report responds to Council's request for more detailed information on an appropriate road
widening for Lambs Lane north of Third Street in Bowmanville.
At the November 6, 2017 meeting of the General Government Committee,
Mr. Przysienzny of 65 Lambs Lane, Bowmanville appeared as delegation. The General
Government Committee referred the delegation of Mr. Przysienzny regarding development
on Lambs Lane be referred to the Planning and Development Committee Meeting of
November 13, 2017 and directed to provide a Report/Memo before the meeting, for all
concerns.
2. Report PSD -085-2017 (Attachment 1) was prepared for the Planning and Development
Committee on November 13, 2017. Committee directed staff to meet with the applicants
and report back to Council on November 20, 2017 with respect to amending the conditions
of approval for the consent applications on the west side of Lambs Lane, north of Third
Street for a road widening for severed and retained parcels on the west side of Lambs
Lane.
3. For the Council meeting, a memo was prepared (Attachment 2) reporting back on
discussions with Holland Homes and Richard Bouma. The applicants were not willing to
provide a road widening but offered to set back double car garages 9.5 metres from the
road allowance allowing for four outdoor parking spaces for each of the new houses. They
have subsequently agreed to a 9.8 metre setback.
4. At the Council meeting, Council considered a potential road widening and the following
was referred back to staff for detailed information on the road widening for Lambs Lane:
Resolution #C-313-17
Moved by Councillor Neal, seconded by Councillor Hooper.
That the Memo from David Crome, Director of Planning Services be received;
That the Region of Durham Land Division Committee be advised that the Municipality of
Clarington requests that an additional condition be added to apply for a road widening of
an additional 6 metres on Lambs Lane from Third Street north to the cul-de sac.
That Mr. Przysienzny and any other interested parties and delegations be advised of
Council's decision
5. The Official Plan provides guidance for the width of roads and thus road widenings.
Local roads are to have a right-of-way width between 17 to 23 metres. The Official Plan
also provides for public rear lanes to access garages and parking spaces for homes
which would front on a public street, but have vehicle access restricted to the rear of the
property, such as on Brookhiill Boulevard, north of the Canadian Tire and Walmart in
Bowmanville. The right-of-way width for rear lanes is 9.5 metres.
Municipality of Clarington
Addendum Report to PSD -085-17
Page 3
6. Attachment 3 is a Memo from the Director of Engineering Services regarding details on
the road widening for Lambs Lane.
7. The recommendation shown in Option A is based on the recommendations of PSD -085-
17. Option B is based on Council's resolution C-313-17 amended to make reference to
the specific land division applications for ease of reference should this resolution be
presented to the Durham Land Division Committee.
Submitted by:
David J. Crome, MCIP, RPP
Director of Planning Services
Reviewed by:
Andrew C. Allison, B.Comm, LL.B
Chief Administrative Officer
Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or
cstrike clarington.net
Attachments:
Attachment 1 — Report PSD -085-17
Attachment 2 — Planning Services Memo dated November 17 on Lambs Lane Road Widening
Attachment 3 — Engineering Services Memo dated November 27, 2017 on Lambs Lane Road
Widening Options
The following is a list of the interested parties to be notified of Council's decision:
Stan Przysiezny
Katrina Metzner
Richard Bouma
DC/tg
I:\^Department\LDO NEW FILING SYSTEWApplication Files\LD-Land Division\20171D 050 to 052 - 2017 Lambs Lane -Elgin\Staff Report\Addendum Report\Addendum Report PSD-085-
17.docx
Attachment 1 to
Addendum Report PSD -085-17
ciffinooff
Planning Services
Report
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Coordinator at 905-623-3379 ext. 2131.
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.
Municipality of Clarington
Report PSD -085-17
Report Overview
Page 2
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:
x The narrow width on Lambs Lane and current parking issues;
x The number of severances created on the east and west side of Lambs Lane;
x The creation of a semi-detached lot on Lambs Lane;
x The increased amount of on -street parking as a result of the new homes being
constructed;
x Safety concerns regarding the interface with pedestrians and traffic as there are no
sidewalks on Lambs Lane;
x Insufficient information on the Public Notice from the Land Division Committee; and
x 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 it
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
Submitted by
David J. Crome, MCIP, RPP
Director of Planning Services
Page 7
Reviewed by:
Andrew C. Allison, B.Comm, LL.B
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
Clarington
Attachment 1 to
Report PSD -085-17
REVISED Comments to Land Division Committee Meeting for April 24,
2017
Application No.: LD 050/2017 to 052/2017
AAP licant: R. Bouma Construction Inc.
Location: Lambs Lane and Elgin Street, Bowmanville
Proposed Use: Lot Creation
Description of Application
Regarding LD 05012017, 70 Lambs Lane, the applicant proposes to sever a vacant 562
square metre parcel to create a new urban residential lot, retaining a 1,186 square metre
parcel with an existing dwelling.
Regarding LD 05112017, the applicant proposes to sever a vacant 866 square metre
parcel to create a new urban residential lot, fronting on Elgin Street retaining a 1,353
square metre vacant parcel of land fronting on Lambs Lane.
Regarding LD 05212017, the applicant proposes to sever the retained lands from
LD051/2017 creating a vacant 696 square metre parcel new urban residential lot, retaining
a 657 square metre vacant parcel of land.
Provincial Policy
Provincial Policy Statement
The proposed realignment and subsequent lot creation represent intensification within a
settlement area, as it will utilize existing services. This is consistent with the Provincial
Policy Statement.
Growth Plan
The proposed realignment and subsequent lot creation represent intensification within a
settlement area and within the built boundary. The proposal conforms to the Growth Plan.
Conformity with Official Plan Provisions
The subject lands are designated Urban Residential — Low Density. The proposed
creation of four low density residential lots conforms to the Clarington Official Plan.
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 905-623-3379 www.clarington.net
LD 050/2017 to 052/2017 Paae 2
Conformity with Zoning By -Law Provisions
LD 050/2017
The subject property are zoned "Urban Residential (R1)". A single family detached
dwelling is permitted, on a lot with 15 metres of frontage and 460 square metres for lot
area. The proposed lot has sufficient lot area but fall short of the minimum frontage
requirements by 0.84 metres. A minor variance will be required.
LD 051/2017
The subject property are zoned "Urban Residential (R1)". A semi-detached dwelling is
permitted, on a lot with 18 metres of frontage and 550 square metres lot area. The
proposed severed lot frontage and area exceeds the minimum requirements.
LD 052/2017
The subject property are zoned "Urban Residential (R1)". A semi-detached dwelling is
permitted, on a lot with 18 metres of frontage and 550 square metres for lot area. The
severed parcel conforms with the zoning by-law. The proposed retained parcel has
sufficient lot frontage and area for a single family detached dwelling.
Comments
The proposed infilling is consistent with the surrounding neighbourhood. There is variation
among the lot sizes in the immediate neighbourhood. The proposed lots will have
frontages and sizes within the range of existing property frontage widths and sizes. The
subject proposal effectively advances the intensification objectives of Provincial policy and
the Official Plan and is consistent with the character of the neighbourhood.
Recommendations
Should the Committee deem it appropriate to approve the application, staff would have no
objection, however, would request that, as conditions of approval the applicant be required
to:
1. Provide a draft reference plan for review prior to registration and two (2) copies of the
reference plan once registered;
2. Pay in full all taxes to the Municipality of Clarington prior to Clarington forwarding the
Clearance Letter to the Durham Regional Land Division Committee;
3. For applications LD 050/2017 and LD 051/2017, provide a cash payment to the
Municipality of Clarington in lieu of parkland dedication. This payment is equivalent
to 5% of the value of the severed parcel. In order to determine the value of the land,
the applicant will be responsible to have a land appraisal prepared by certified
appraiser, to the satisfaction of the Director of Planning. Alternatively a current
purchase and sale agreement will be used to base the land value;
4. Regarding LD 050/2017, the applicant must demolish a portion of the existing
attached garage located on the north side of the dwelling (retained lands) and must
LD 050/2017 to 052/2017 Page 3
confirm that the interior side yard setback is a minimum of 1.2 metres from the
severed lands prior to clearance of the Land Division application.
5. Regarding LD 050/2017, the applicant will be required to make an application for a
Minor Variance to reduce the minimum required lot frontage from 15 metres to 14.35
metres. The Committee's decision shall be final and binding prior to clearance of the
Land Division application.
6. The applicant must enter into a consent agreement with the Municipality which
includes all requirements of the Engineering Services Department regarding the
engineering and construction of all internal and external works and services related
to these applications.
7. Every effort must be made to minimize the importing and exporting of material.
Should Site Alteration Works be necessary, in advance of the approval of the future
consent, a permit is required from the Municipality under Site Alteration By-law 2008-
114, as amended, and from the conservation authority for a regulated area under
their jurisdiction.
Should Site Alteration Works be necessary, as part of the development process, a
Soils Management Report is required prepared by a Professional Engineer and
submitted to the Director of Engineering Services for approval.
The approval of a permit under the Site Alteration Bylaw or Soils Management
Report will require providing information respecting any proposed import or export of
fill to or from any portion of the Lands, intended haulage routes, the time and
duration of any proposed haulage, the source of any soil to be imported, quality
assurance measures for any fill to be imported, and any proposed stockpiling on the
subject lands.
8. The following notes must be provided on all site plan drawings:
"Respecting all work in the municipal right of way, the contractor is to provide at
least 48 hours prior notice to the Clarington Engineering Services Department staff
at 905-623-3379."
"A Road Occupancy Permit will be required for any work done in the municipal
road allowance. Excavation of the road surface is not permitted between
December 1 st and April 30th."
"All restoration or work done in the road allowance must be completed as per
municipal field staff direction."
The performance guarantee will not be refunded by the Municipality of Clarington
unless the works have been inspected by municipal forces and deemed to be
complete and satisfactory."
9. Excavation of Lamb's Lane is not permitted between December 1st and April 30th.
An appropriate clause must be included in the consent agreement.
LD 050/2017 to 052/2017 Pane 4
10. The applicant must provide a storm sewer servicing plan for the residential lot on
Elgin Street.
11 Lamb's Lane will be reconstructed by the Municipality of Clarington in 2017. Storm
sewer services will be extended to the proposed lot in conjunction with the
reconstruction. The owner will be responsible for the cost of extending and
connecting storm sewer services to the severed lot as follows:
250 mm PVC Storm Sewer
$313.25/metre frontage x 33.66 metres frontage = $10,544.00
Storm Sewer Connections
2 connections @ $867.37 = $1,734.74
Total Servicing Cost
Sewer $10,544.00
Connections $1,734.74
10% Administration $1,227.87
Total Cost $13,506.61
An appropriate clause which notes these costs must be included in the
development agreement.
12. The applicant will be required to provide a Master Grading and Drainage Plan that
details the configuration of the on-site storm sewer system (minor system) and the
conveyance of the overland flow (major system) from this site.
13. The applicant must provide a Grading and Drainage Deposit in the amount of
$6,000.00 (3 new dwelling lots x $2000.00 per lot). This deposit will be refunded to
the applicant when all grading and drainage work is completed to the satisfaction
of the Director of Engineering Services.
14 The applicant is responsible for any costs necessary to facilitate the construction
of entrances from the subject property to Lamb's Lane and Elgin Street. The cost
of providing connecting accesses may include utility relocation, entrance paving,
curb cuts, restoration etc.
15 The applicant will be responsible to provide a Road Damage Deposit in the amount
of $3,000.00 (3 new dwelling lot x $1000.00 per lot).
16 The applicant will be responsible to provide a performance guarantee in the amount
of the road damage deposit. The deposit will be refunded when all works and
restoration have been completed to the satisfaction of the Director of Engineering
Services. Any decision with respect to the release of the guarantee will be made at
the sole discretion of the Director of Engineering Services.
LD 050/2017 to 052/2017 Page 5
17. All works and services must be designed and constructed in accordance with the
Municipality of Clarington Design Criteria and Standard Drawings, provisions of the
Municipality Development By -Law and all applicable legislation and to the
satisfaction of the Director of Engineering Services
18 .That future dwellings on the newly created lots are designed to be compatible with
the surrounding neighbourhood and be subject to Architectural Control."
Carlo Pellarin, MCIP, RPP
Manager, Development Review Branch
Planning Services Department
CS*CP*av
April 20, 2017
cc LIDO
Legal
Clartgton
Comments to Land Division Committee Meeting for September 11, 2017
Application Numbers: LD 143/2017 to 146/2017
Applicant: Holland Homes Inc.
Location: 60 and 66 Lambs Lane, Bowmanville
Part Lot 12, Concession 2, Former Town of Bowmanville
Attachment 2 to
Report PSD -085-17
Proposed Use: Creation of 3 new residential lots in the Bowmanville Urban Area
Description of Applications
Regarding LD 14312017, the applicant proposes to sever a vacant 423.12 square metre
residential parcel, Part 2 of the draft 40R -Plan, to be melded with the lands to the north
retaining a 653.7 square metre parcel with an existing dwelling to be demolished, Part 1.
Regarding LD 14412017, the applicant proposes to sever a vacant 649.6 square metre
residential parcel, Parts 2 and 3 on the draft 40R -Plan, retaining a 1927.55 square metres
residential parcel with an existing dwelling to be demolished, Parts 4, 5, and 6 .
Regarding LD 14512017, the applicant proposes to sever a vacant 642.7 square metre
residential parcel, Part 4 of the draft 40R -Plan, retaining a 1286 square metre residential
parcel with an existing dwelling to be demolished, Parts 5 and 6.
Regarding LD 14612017, the applicant proposes to sever a vacant 643 square metre
residential parcel, Part 5 of the draft 40R -Plan, retaining a 643 square metre residential
parcel of land with an existing dwelling to be demolished, Part 6.
Provincial Policy
Provincial Policy Statement
The subject property is within the Bowmanville "Settlement Area". Settlement Areas shall
encourage opportunities for intensification and redevelopment where this can be
accommodated taking into consideration the existing character of the neighbourhood,
existing infrastructure, public service facilities and the natural heritage system.
The proposed severance applications will promote intensification within the built-up urban
area of Bowmanville. The proposed severed lots are appropriate development for the
neighbourhood and will efficiently use existing and proposed public infrastructure and
services while contributing to the growth targets for the Municipality of Clarington. The
subject applications are consistent with the Provincial Policy Statement.
LD 143/2017 to 146/2017 Page 2
The subject lands are located within the built-up area of Bowmanville. The Growth Plan
provides a framework for accommodating major growth in settlement areas that offer
municipal water and wastewater services, in an effort to build compact and complete
communities. The subject.applications are consistent with the Growth Plan.
Conformity with Official Plan Provisions
Within the Clarington Official Plan both the severed and retained parcels are designated
Urban Residential — Low Density. The proposed creation of three new low density
residential lots conforms to the policies of the Clarington Official Plan.
Conformity with Zoning By -Law Provisions
The subject property is zoned "Urban Residential (R1)". A single family detached dwelling
is permitted, on a lot with 15 metres of frontage and 460 square metres for lot area. All the
proposed lots comply with the minimum lot frontage and lot area requirements.
Comments
The proposed infilling is consistent with the surrounding neighbourhood. Lambs Lane is
an undersized municipal road with a variety of lot sizes and housing forms. The proposed
lots will have frontages and sizes within the range of existing property frontage widths and
sizes.
The creation of three additional residential lots is considered intensification. The subject
applications have been reviewed under policies of the Provincial Policy Statement, the
Growth Plan for the Greater Golden Horseshoe and the Regional and Clarington Official
Plans. The creation of the new parcels would facilitate development for residential
purposes in keeping with said policies.
The building permits will be reviewed for architectural control and conformity to the
neighbourhood.
Clarington Engineering Services has no objection to the proposed land severance
application, subject to conditions.
Recommendations
Should the Committee deem it appropriate to approve Applications LD 143/2017, LD
144/2017, LD 145/2017, and LD 146/2017, staff would have no objection, however, would
request that, as conditions of approval the applicant be required to:
1. Provide a draft reference plan for review prior to registration and two (2) copies of the
reference plan once registered;
2. Pay in full all taxes to the Municipality of Clarington prior to Clarington forwarding the
Clearance Letter to the Durham Regional Land Division Committee;
LD 143/2017 to 146/2017 Pane 3
3. Provide a cash payment to the Municipality of Clarington in lieu of parkland
dedication. This payment is equivalent to 5% of the value of the severed parcels. In
order to determine the value of the land, the applicant will be responsible to have a
land appraisal prepared by certified appraiser, to the satisfaction of the Director of
Planning. Alternatively a current purchase and sale agreement will be used to base
the land value;
4. The applicant must demolish the existing single detached dwelling located at 60 and
66 Lambs Lane and any other accessory structures on the property prior to
clearance of the Land Division applications.
5. The applicant must merge Parts 2 and 3 on the Draft 40R -Plan, prior to clearance of
the Land Division applications.
6. The applicant must enter into a consent agreement with the Municipality which
includes all requirements of the Engineering Services Department regarding the
engineering and construction of all internal and external works and services related
to these applications.
7. Every effort must be made to minimize the importing and exporting of material.
Should Site Alteration Works be necessary, in advance of the approval of the future
consent, a permit is required from the Municipality under Site Alteration By-law 2008-
114, as amended, and from the conservation authority for a regulated area under
their jurisdiction.
Should Site Alteration Works be necessary, as part of the development process, a
Soils Management Report is required prepared by a Professional Engineer and
submitted to the Director of Engineering Services for approval.
The approval of a permit under the Site Alteration Bylaw or Soils Management
Report will require providing information respecting any proposed import or export of
fill to or from any portion of the Lands, intended haulage routes, the time and
duration of any proposed haulage, the source of any soil to be imported, quality
assurance measures for any fill to be imported, and any proposed stockpiling on the
subject lands.
8. The following notes must be provided on all site plan drawings:
"Respecting all work in the municipal right of way, the contractor is to provide at
least 48 hours prior notice to the Clarington Engineering Services Department staff
at 905-623-3379."
"A Road Occupancy Permit will be required for any work done in the municipal
road allowance. Excavation of the road surface is not permitted between
December 1st and April 30th.11
"All restoration or work done in the road allowance must be completed as per
municipal field staff direction."
LD 143/2017 to 146/2017 Paae 4
"The performance guarantee will not be refunded by the Municipality of Clarington
unless the works have been inspected by municipal forces and deemed to be
complete and satisfactory."
9. Excavation of Lamb's Lane is not permitted between December 1st and April 30th.
An appropriate clause must be included in the consent agreement.
10. Lamb's Lane will be reconstructed by the Municipality of Clarington in 2017. Storm
sewer services will be extended to the proposed lot in conjunction with the
reconstruction. The owner will be responsible for the cost of extending and
connecting storm sewer services to the severed lot as follows:
250 mm PVC Storm Sewer
$182.26/metre frontage x 79.50 metres frontage = $14,489.67
Storm Sewer Connections
5 connections @ $1,055.93 = $5,279.65
Total Servicing Cost
Sewer $14,489.67
Connections $5,279.65
10% Administration $1,976.93
Total Cost $21,746.25
An appropriate clause which notes these costs must be included in the
development agreement.
11. The applicant must provide a Grading and Drainage Deposit in the amount of
$10,000.00 (5 new dwelling lots x $2000.00 per lot). This deposit will be refunded
to the applicant when all grading and drainage work is completed to the
satisfaction of the Director of Engineering Services.
12. The applicant will be responsible to provide a Road Damage Deposit in the amount
of $5,000.00 (5 new dwelling lot x $1000.00 per lot).
13. The applicant will be responsible to provide a performance guarantee in the amount
of the Road Damage Deposit and Grading and Drainage Deposit. The deposit will be
refunded when all works and restoration have been completed to the satisfaction of
the Director of Engineering Services. Any decision with respect to the release of the
guarantee will be made at the sole discretion of the Director of Engineering Services.
14. The applicant is responsible for any costs necessary to facilitate the construction
of entrances from the subject property to Lamb's Lane. The cost of providing
connecting accesses may include utility relocation, entrance paving, curb cuts,
restoration etc.
LD 143/2017 to 146/2017 Page 5
15. All works and services must be designed and constructed in accordance with the
Municipality of Clarington Design Criteria and Standard Drawings, provisions of the
Municipality Development By -Law and all applicable legislation and to the
satisfaction of the Director of Engineering Services
16. The future dwellings on the newly created lots shall be designed to be compatible
with the surrounding neighbourhood and be subject to Architectural Control. The
dwelling elevations will be reviewed to determine compatibility with the character of
the existing neighbourhood. This includes, but is not limited to; the height, roof
pitch, massing and scale of the proposed dwellings.
Carlo Pellarin, MCIP, RPP
Manager, Development Review Branch
Planning Services Department
AW/ah/jp
August 31, 2017
cc: LDO
Legal
Lambs Ln signage 10 05 2017 Claringtoi 1.1,000 Attachment 3 to Report PSD -085-17
F
Slgn 11,11 nr ITA a1,1 CTM 11-12
Enpn=e-I t�Typ= SF -tine
Fieh: , --o: i c Series F -t
83
3
79
23 25 -s 140
17 19 �V
Relocate Wa-8 checkerboard to west of sidewalk connection,
21 away from any potential snow removal equipment i
70
77
60
58
Install Wa-31 on new post
next to existing comm. pedestals
71
-.54
12
10 8 g _.4 2
Veterans Avenue
Street Name signs missing
Street name signs also missing from Second St
136
L137
134
135
.•
133
132
65131
rM .
128
129
124
63 127
120
125
Relocate existing Wa031 NO EXIT to new post
next to existing round post on property line
r 142
152 148
156 r
e
reet
' A
55
;117
53
51 114
�a 6
49 112
115
110
45
Install custom No Parking EITHER SIDE signs
onhydro poles at proper angels in both directions
within no more than 50 m spacing (entire Lambs Ln)
The Regional
Municipality
of Durham
Land Division Committee
605 ROSSLAND ROAD EAST
LEVEL 4
PO BOX 623
WHITBY, ON L1N 6A3
CANADA
905-668-7711
Fax: 905-666-6208
I:( frfI Pi'I � `d_. •-f-'=
Attachment 4 to
Report PSD -085-17
August 17, 2017
Clarington Municipality
MUNICIPAL CLERK
40 TEMPERANCE ST
BOWMANVILLE ON L1 3A6
Dear Sir/Madam:
Re: Notice of Regular Meeting
File Number: LD 144/2017
Related File(s): NIA
Name: Holland Homes Inc
Location: 66 Lambs Road, B
REVIEWED BY \J
Original To: Fi
0 Council Direction ❑ GG Direction ❑ PO Dir tion
❑ Council Information ❑ GG Information ❑ PD Information
Copy To:
❑ Mayor ❑ Members of ❑ Ward Councillors
Council
11 CAD 11clerks L1Communications
❑ Community 12Corporate ❑ Emergency
Services Services Services
❑ Engineering LlFinance ❑ Legal
Services Services
ClOperations VI,,nng
Services
❑ Other:
ry. Q 7
O 4171`1d" nvil* File 4 �
Lot 12, Conc. 2 (See Location Map)
Municipality: Clarington
Consent to sever a 648.01 m2 vacant residential parcel of land,
durham.ca retaining a 1927.55 m2 residential parcel of land with an
existing dwelling to be demolished.
Durham Region Land Division Committee will meet on Monday,
September 11, 2017 at the Regional Municipality of Durham
Headquarters in Room LL -C (Lower Level Conference Room).
Delegations/public input will be heard beginning at 1:00 P.M.
when applications will be considered for decision.
If you are interested or have a concern, please attend the meeting or
make a written submission. The Ontario Municipal Board may
dismiss an appeal of the decision or condition if a written submission
is not filed before the Committee gives its decision. To receive the
Committee's decision, you must make a request in writing.
For further information, please contact the Land Division office.
Yours truly,
Pamela Aguilera, Assistant Secretary -Treasurer
On the day of the meeting, we kindly ask that you please refrain from wearing any
scented products such as perfume, cologne, aftershave and scented lotions. The
exposure to these products may pose a health risk to our staff. Thank you.
If this information is required in an accessible format, please contact
"Service Excellence 1-800-372-1102, extension 2583.
for our Communities"
100% Post Consumer
DURHAM
REGION
The Regional
Municipality
of Durham
Land Division Committee
605 ROSSLAND ROAD EAST
LEVEL 4
PO BOX 623
WHITBY, ON L1N 6A3
CANADA
905-668-7711
Fax: 905-666-6208
I:( frfI Pi'I � `d_. •-f-'=
Attachment 4 to
Report PSD -085-17
August 17, 2017
Clarington Municipality
MUNICIPAL CLERK
40 TEMPERANCE ST
BOWMANVILLE ON L1 3A6
Dear Sir/Madam:
Re: Notice of Regular Meeting
File Number: LD 144/2017
Related File(s): NIA
Name: Holland Homes Inc
Location: 66 Lambs Road, B
REVIEWED BY \J
Original To: Fi
0 Council Direction ❑ GG Direction ❑ PO Dir tion
❑ Council Information ❑ GG Information ❑ PD Information
Copy To:
❑ Mayor ❑ Members of ❑ Ward Councillors
Council
11 CAD 11clerks L1Communications
❑ Community 12Corporate ❑ Emergency
Services Services Services
❑ Engineering LlFinance ❑ Legal
Services Services
ClOperations VI,,nng
Services
❑ Other:
ry. Q 7
O 4171`1d" nvil* File 4 �
Lot 12, Conc. 2 (See Location Map)
Municipality: Clarington
Consent to sever a 648.01 m2 vacant residential parcel of land,
durham.ca retaining a 1927.55 m2 residential parcel of land with an
existing dwelling to be demolished.
Durham Region Land Division Committee will meet on Monday,
September 11, 2017 at the Regional Municipality of Durham
Headquarters in Room LL -C (Lower Level Conference Room).
Delegations/public input will be heard beginning at 1:00 P.M.
when applications will be considered for decision.
If you are interested or have a concern, please attend the meeting or
make a written submission. The Ontario Municipal Board may
dismiss an appeal of the decision or condition if a written submission
is not filed before the Committee gives its decision. To receive the
Committee's decision, you must make a request in writing.
For further information, please contact the Land Division office.
Yours truly,
Pamela Aguilera, Assistant Secretary -Treasurer
On the day of the meeting, we kindly ask that you please refrain from wearing any
scented products such as perfume, cologne, aftershave and scented lotions. The
exposure to these products may pose a health risk to our staff. Thank you.
If this information is required in an accessible format, please contact
"Service Excellence 1-800-372-1102, extension 2583.
for our Communities"
100% Post Consumer
Land Division Application No: LD143-146/2017
Nature of Application: Proposed Severance and Addition of Land
Municipality: Municipality of Clarington
Address: 60 and 66 Lambs Lane
017
PROPOSED PROPOSED
SEVERANCE
i
LD145/2017
/
PROPOSED
SEVERANCE
j LD144/2017
PROPOSED
LD143/2017
PROPOSED
SEVERANCE
/ (DEPENDENT ON
ADDITION
COMPLETION OF
(NORTH)
LD143/2017)
0
0
Im
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n
vn
THIRD ST
N
Legend
0 5.5 11 16.5 22 27.5
�-
Subject Land
:. Retained Land Metres
Parcel
This
Road not make any beennosestuceE rromaaarigg trofnummy The Revutleoofrreuabilrty I`
y re the accurst like
termlyatThe Renconin
the use of lt.e materials. The Region hereby disclaims all represents(ions and wartanties.
Let, Sou
MINISTRY OF NATURAL RESOURCES; Produced by Durham Region under Lkena
with the Cnbrb Ministry of Natural Resources copyright Queen'a Printer far Ontario,
2016
ORTHOPHOTCGRAPHY 2016 provided by is First Baa, Solutions.
PARCEL DATA® 4015 MPAC and As mppliers. All rights reserved.
Nal a or,, of survey.
Clatiagton
Attachment 2 to
Addendum Report PSD -085-17
Memo
Planning Services Department
If this information is required in an alternate format, please contact the Accessibility
Co-ordinator at 905-623-3379 ext. 2131
To: Mayor and Members of Council
From: David J. Crome, Director of Planning Services
Date: November 17, 2017
Subject: Lambs Lane Road Widening
File: LD050-052
The Planning and Development Committee agenda on Monday November 13, 2017,
included report PSD -058-17. In considering the said report, Committee provided the
following direction to staff:
"That staff be directed to meet with the applicants; and
That staff report back to Council on November 20, 2017 with respect to
amending the conditions of approval for the consent applications on the west
side of Lambs Lane, north of Third Street for a road widening for severed and
retained parcels on the west side of Lambs Lane. "
The width of Lambs Lane was being reviewed as a result of a delegation by Mr.
Przysienzny of 65 Lambs Lane to General Government Committee on Monday
November 6, 2017. Mr. Przysienzny's concerns related primarily to the narrow width on
Lambs Lane not allowing two cars to pass without driving onto the grass verge, current
parking issues and safety concerns regarding the interface with pedestrians and traffic
as there are no sidewalks on Lambs Lane.
The Builders do not agree to provide a Road Widening
On Wednesday November 15, 2017 staff met with Richard Bouma, Ryan Holland and
Katrina Metzner of Holland Homes. Figure 1 identifies the land ownership and
proposed new lots as approved by Land Division Committee.
Both land owners object to providing a widening on the severed and or retained parcels.
Although both agreed to site the new homes further back on the lot to accommodate
more off-street parking. The Holland Homes representatives provided the following
reasons for their objection:
o Lambs Lane was just reconstructed without any widenings. If a widening was
required it should have been determined back in 2016 when the reconstruction of
Lambs was approved;
o A wider road will encourage on -street parking;
The Corporation of the Municipality of Clarington
40 Temperance Street, Bowmanville ON L1 C 3A6 1905-623-3379
Page 12
o A road widening will decrease the lot area of their lots. They are proposing to
construct bungalows, and their existing designs which they were planning to use,
would not comply with lot coverage if a 5 metre widening is taken;
o After purchasing 66 Lambs Lane they found out that there would be no road
widening and as a result purchased 60 Lambs Lane with this in mind;
o If the road widening is for a sidewalk this will cause multiple issues, including:
f Reduced parking for the existing house at 70 Lambs Lane causing more on -
street parking;
f A sidewalk would negate the additional parking that can be accommodated
off-street with increased setbacks; and
f Clarington will be required to expropriate land from the homeowner at 58
Lambs Lane and remove the existing tree at the front of the property (that
was deemed to be preserved during the road reconstruction), in order to
have the sidewalk align with the sidewalk at the north/east corner of Lambs
and Third St.
Mr. Bouma concurred with the comments of Holland Homes and in addition suggested
that the narrow dead end street is a unique feature of this area in the Old Bowmanville
Neighbourhood and feels it needs to remain as it is.
The Builders propose to setback garages 9.5 metres from the road allowance
Both Holland Homes and Mr. Bouma recognize that the narrow street makes on -street
parking impossible. As a result they both agreed that they would be willing to site all
new dwellings on the severed and retained lots a minimum of 9.5 metres from the
property line to the garage. This would apply to all new houses on both sides of the
street.
Their proposal would provide an additional 3.5 metres greater than the minimum in
zoning by-law of 6.0 metres. In combination with the 2 metres of boulevard between the
curb and property line this would have the effect of allowing two vehicles to be parked in
tandem between the garage and the curb. As all new dwellings were proposed to have
two outdoor parking spaces side by side in order to comply with the zoning by-law, the
additional setback together with the boulevard area will accommodate four standard
cars in each driveway. In addition, the single detached dwellings will each have a
double car garage.
Municipal Public Information Centre and Road Design
At the Public Information Centre conducted by the Engineering Services Department
prior to the reconstruction of Lambs Lane, two main concerns from existing residents
were:
o possible road widening or expropriation; and
o fear of having a sidewalk in front of their homes.
Page 13
These comments were taken into consideration during the design and reconstruction of
the road. As a result the existing sidewalk was removed during the reconstruction of the
section of Lambs Lane between Third Street and Veterans Avenue. Therefore a
sidewalk was not contemplated north of Third Street.
Summary
This is a unique situation with considerable redevelopment occurring on this segment of
a lane. The road design was based on resident input, limitations on the existing road
allowance and the placement of existing structures. The builder's proposal addresses
the concern regarding the lack of on -street parking but doesn't provide for a sidewalk.
Regards
David
cc: Andrew Allison, CAO
Anthony Cannella, Director of Engineering
Page 14
Figure 1- Existing and New Lots on Lambs Lane
0 Attachment 3 to
will 11 Addendum Report PSD-085-17
cial 109MIl Memo
If this information is required in an alternate format, please contact the Accessibility
Co-ordinator at 905-623-3379 ext. 2131
To: David Crome, Director of Planning Services
Carlo Pellarin, Manager, Development Review
Planning & Development Committee
From: Anthony S. Cannella, Director of Engineering Services
Date: November 27, 2017
Subject: Lambs Lane Road Widening
On November 20, 2017, Council requested that staff review the possibility of taking a
road widening on the west side of Lambs Lane from Third Street to the terminus at
Fourth Street. The following provides a summary of the background for the project along
with a review of various options to address a resident's concern regarding parking.
Lambs Lane Reconstruction
During the detailed design for the reconstruction, the scope was to mimic the existing
Right -of -Way conditions. The current Right -of -Way for Lambs Lane did not facilitate
parking, pedestrian facilities was not an issue due to traffic volumes and there were no
speed concerns due to the width of the roadway. Typically road widenings are taken to
facilitate future road improvements such as urbanization, increase road width and the
addition of sidewalk. Through the analysis of the design, it was determined that a
sidewalk or wider road width would not be necessary due to the location and traffic
volumes on Lambs Lane. It was also important to maintain existing traffic patterns and
not introduce access to Fourth Street from Lambs Lane.
In April 2016, the Engineering Services Department held a PIC for the Lambs Lane
Reconstruction. Most residents were satisfied with the proposed design. Most resident
concerns re -iterated the design analysis where there was no desire for sidewalk and to
not open Lambs Lane to Fourth Street.
Road Widening on Lambs Lane
At the November 20, 2017 Council meeting Council suggested reviewing the benefits
of taking a 6m road widening on the west side of Lam Es Lane. The thought was that
the road widening would facilitate the construction of sidewalk and provide more space
for parking within the driveways.
Page 11
The Corporation of the Municipality of Clarington
40 Temperance Street, Bowmanville ON L1 C 3A6 1905-623-3379
Lambs Lane Road Widening Page 12
Due to the existing conditions on Lambs Lane, the construction of a sidewalk would only
achieve 12 outside parking spaces, possibly 18 outside parking spaces from the
proposed 6 lots due to the construction of the sidewalk in the 6.0 meter road widening.
Also, property acquisition would be required from the retained lots from the land division
applications (3 properties in total) and from the existing property owner at 58 Lambs
Lane. The construction of the sidewalk would also require utility relocation for hydro, bell
and cable and existing tree removal. The cost of the sidewalk construction would be
approximately $250,000. Refer Figure 1, Option 1 for details.
In an effort to alleviate main issue of additional parking on Lambs Lane, Staff from the
Planning Department and Engineering Services Department met with the land division
applicants. The applicants were in agreement to increase the set back to the garage
from 6.0 metres to 9.8 metres to facilitate additional parking in the driveways between
road and garage. This set back would achieve 24 outside parking spaces for the 6 lots
being proposed. This exceeds the zoning parking requirement for outside parking by 12
vehicles. There would be no additional cost to the Municipality. Refer to Figure 1,
Option 2.
It is Staff's recommendation that Council enter into an agreement with the Land Division
Applicants for the increased set back to provide additional parking to each proposed lot.
Anthony S. Cannella, C.E.T.
Director of Engineering Services
ASC/KR/jb
Attachments:
Attachment 1 — Figure 1
The Corporation of the Municipality of Clarington
40 Temperance Street, Bowmanville ON L1 C 3A6 1905-623-3379
New Lot for
New Lot for
Single Detached
New Lot for
Dwelling
70 Lambs Lane
6.Om
SET BACK
Single Detached
Dwelling
Single Detached
Dwelling
Lot for Single
9.8m
Detached
New Lot for _
Dwelling
New Lot for
New Lot for _
Single Detached
Dwelling
170 Lambs Lane
9.8m
New Lot for
Single Detached
Dwelling 7771
New Lot for
Single Detached
Dwelling
Lot for Single
Detached
65 Lambs Lane
Lot for Single
Detached
Dwelling
6.0m
WIDENING
New Lot for
New Lot for
New Lot for
Single Detached
Dwelling
Single Detached
Dwelling
Single Detached
Dwelling
9.8m
New Lot for _
SETBACK
New Lot for _
Semi Detached
Dwelling
170 Lambs Lane
9.8m
Semi Detached
Dwelling
SET BACK
65 Lambs Lane
Lot for Single
Detached
65 Lambs Lane
Dwelling
POSSIBLE
PROPOSED SIDEWALK
New Lot for
Single Detached
Dwelling
New Lot for
Single Detached
Dwelling
CAR
CAR
PARKING
PARKING
SPOT (5.7m x 2.1 m)
New Lot for
SPOT 5.7m x 2.1m)
Single Detached
Dwelling
Lot for Single
Detached
Dwelling
THIRD STREET � � I THIRD STREET
Option 1
• Take 6.0m Widening
• Set Back to Property Line
remains at 6.0m
• Achieve 12 outside parking
spaces, possibly 18 if car parks
sideways
• Additional cost to Municipality
approximately $250,000 for
construction of sidewalk and land
acquistion
Option 2
• Increase Set Back to 9.8m From
Property Line
• Achieve 24 outside parking
spaces on east side for 6
dwellings
• No additional cost to Municipality
Figure 1