HomeMy WebLinkAboutPSD-007-09~J~IJ~~
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REPORT
PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, January 5, 2009
Report #: PSD-007-09 File #: PLN 23.8.2
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By-law #:
Subject: COMMERCIAL' RECREATIONAL VEHICLE STORAGE
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the fallowing:
1. THAT Report PSD-007-09 be received;
2. THAT consideration of commercial recreation vehicle storage in the Urban Residential,
Future Urban Residential and Major Open Space Areas. designation, be considered as
part of the "Planning for the Countryside" component of the Clarington Official Plan
review;
3. THAT the Region of Durham Planning Department be forwarded a copy of Report PSD-
007-09 and Council's decision; and
4. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by: Reviewed by:
David J rom~, MCIP, RPP ranklin Wu,
Director of Pla Wing Services f~ Chief Administrative Officer
TW/CP/sh/df ,
15 December 2008
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-0O7-09 PAGE 2
1.0 BACKGROUND
1.1 On October 6, 2008, while considering PSD-099-08, a report proposing regulations for
recreational storage and parking on residential properties, the General Purpose and
Administration Committee added a recommendation directing the Planning Services
Department to examine whether any changes are required to the Official Plan with
respect to permitting commercial recreational vehicle storage area uses outside of
industrially designated areas.
1.2 The topic of commercial storage of recreational vehicles was .raised through
submissions, delegations, and subsequent discussions at the General Purpose and
Administration Committee meetings on June 16th, October 6th, and at the Council
Meeting on October 14th considering the above referenced regulations for storage and
parking of recreational vehicles. Discussions recognized that other than industrially
designated lands, proposals for commercial storage of recreational vehicles typically
require Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval.
Council's recommendation to examine required amendments to Official Plan policies
recognizes that the costs associated with amending the Official Plan may deter
individuals from legitimizing a use. Commercial storage areas may see an increase in
demand due to the recently approved regulations for parking of recreational vehicles on
residential properties.
1.3 Currently, the Official Plan and Zoning By-law permits commercial outdoor storage
facilities to locate only within designated General Industrial. Areas. There are six
storage facilities located in the General Industrial Areas. These businesses store a
variety of items primarily within a building. Outdoor storage of recreational vehicles is
also available; however, it is not the primary focus of these businesses. An application
recently received by the Municipality proposes an expansion to an existing storage
facility on Toronto Street in Newcastle Village. The proposal includes a warehouse like
building for storage of boats and trailers.
2.0 STAFF COMMENTS
2.1 Attachment 1 is a chart that provides an overview of provincial and regional policies that
relate to official plan designations outside of industrial areas. An amendment to the
official plan to permit commercial outdoor storage areas for recreational vehicles would
have to comply with the Provincial and Regional policies.
2.2 Urban Residential Areas
2.2.1 Storage of goods is typically considered an Employment Area use in the Durham
Region Official Plan. These uses are permitted within the Living Area provided that they
are not obnoxious in nature and the appropriate provisions are included within the
municipal Official Plan. The Provincial Policy Statement requires that land uses within
Settlement Areas are appropriate and make efficient use of land, resources, and
infrastructure and public service facilities.
REPORT NO.: PSD-007-09'
PAGE 3
2.2.2 Commercial outdoor storage facilities for recreational vehicles could be permitted as an
interim use within urban residential areas provided that there is adequate land area
(minimum 2 hectares) to ensure appropriate buffering between residential uses. It is
anticipated that the cost of serviced lands would make this use uncompetitive with lands
needed for residentialdevelopment and would therefore only establish in un-serviced
areas, where residents, I development is not anticipated for a number of years.
2.2.3 A draft amendment to the Clarington Official Plan is contained in Attachment 2. It
contains provisions that may be used in evaluating rezoning applications in Future
Urban Residential and Urban Residential Areas. These provisions will ensure that
proposed commercial outdoor storage areas for recreational vehicles have adequate
land area, will be appropriately screened from view, will not need to modify the land or
add buildings, will not negatively affect adjacent land uses and will not jeopardize future
urban development.
2.3 Prime AQricultura! Areas
Commercial outdoor storage of recreational vehicles is not related to agriculture and
provincial and regional policies do not support such a use within the prime agricultural
designation.
2.4 Green Space
2.4.1 The Provincial Policy Statement and the Provincial Greenbelt Plan both permit non-
agricultural uses provided that the use is appropriate for a rural location and can be
sustained by rural service levels. The Provincial Policy Statement further states that
recreational, tourism and other economic opportunities should be promoted.
2.4.2 Within the Major Open Space designation, the Durham Region Official Plan allows
municipal plans to permit compatible non-agricultural uses provided that the use is small
in scale and serves the resource and agricultural sectors.
Staff met with Regional Planning Staff who determined that an amendment to the
Durham Region Official Plan would be required to allow commercial recreational vehicle
storage in the Major Open Space designation. The Municipality would have to provide
justification in support of an amendment as to why the use is appropriate within the
Major Open Space designation. Regional Staff indicated that the Municipality must
differentiate this use from other similar uses to ensure the Major Open Space Area is
not utilized for incompatible uses.
2.4.3 Outdoor storage of recreational vehicles is not related to agriculture. However, such a
use could be located to have a minimal impact on the landscape. Combined with the
ability to locate on un-serviced lands, it could be argued that it is compatible with the
rural nature of the Green Space and Major Open Space designations. As such a use is
land extensive and not typically a generator of jobs; it would be beneficial to permit the
use outside of the Employment Areas. Both the Region's Growing Durham Plan and
the Provincial Growth Plan encourage designated employment areas to increase
REPORT NO.: PSD-007-09
PAGE 4
employment intensification and job to population ratios. This use of land in the
employment area would be counter productive in achieving that goal.
2.4.4 A draft amendment to the Green Space policies of the Clarington Official Plan, similar to
the amendment proposed to the residential policies, is contained in Attachment 3. The
amendment would allow commercial outdoor storage of recreational vehicles subject to
criteria to be considered in the evaluation of rezoning applications. In order to
implement this proposed amendment to the Clarington Official Plan, an amendment to
the Durham Regional Official Plan is required. Should Council wish to pursue a
Regional Official Plan Amendment, additional work would be required to provide the
justification requested by the Region.
3.0 CONCLUSION
3.1 Based on the review of provincial and regional policies it is determined that commercial
outdoor storage of recreational vehicles could be supported in restricted areas of the
Municipality. Draft ameendments for the Future Urban Residential and Urban Residential
designations, as well as the Green Space designation have been drafted, and are
contained in Attachment 2 and 3 respectively. As noted above, the Municipality would
have to submit an application to amend the Region of Durham Official Plan for any rural
designation as well as amend the Clarington Official Plan.
3.2 The Municipality is currently undertaking the review of the Clarington Official Plan. The
"Planning for the Country Side" component will be considered this spring with approvals
in the Fall. Rather than pursue separate amendments, it would be more efficient from a
public consultation and staff resource viewpoint to consolidate these proposed
amendments into the Official Plan review. It is respectfully requested that Council
authorize this proposed direction.
Attachments
Attachment 1 - Provincial and Regional Policies
Attachment 2 - Draft Official Plan Amendment -Future Urban Residential and Urban
Residential
Attachment 3 - Draft Official Plan Amendment -Green Space
List of interested parties to be advised of Council's decision:
Steven Bobas
Tim and Sandra Kerns
Tom McKee
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Attachment 2
To Report PSD-007-09
DRAFT
AMENDMENT NO.
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this amendment to the Clarington Official Plan is to include
provisions to permit commercial outdoor storage of recreational vehicles in
the Future Urban Residential and Urban Residential areas.
BASIS: This amendment is based on Council's consideration of an Official Plan
Amendment application initiated by the Municipality of Clarington.
ACTUAL
AMENDMENT The Clarington Official Plan is hereby amended by adding a new Section
9.3.9 as follows:
9.3.9 Commercial recreational vehicle storage may be permitted in Future
Urban Residential and Urban Residential Areas by site specific temporary
zoning provided such development:
a) is located on a lot with minimum area of 2 hectares;
b) the commercial recreational vehicle storage area does not exceed
50% of the lot area to a maximum of 1 ha;
c) storage areas shall be located at the rear of the lot and shall be
appropriately screened so as to not have a negative impact on
abutting properties and not be visible from the road frontage;
d) does not require modification of terrain, removal of trees, the
construction or use of buildings and structures;
e) is not a public nuisance due to noise, hours of operation, or traffic
generation;
fl does not require municipal services;
g) does not adversely impact any natural heritage features shown on
Map C;
h) does not jeopardize the orderly future development of the lands for
urban uses; and
i) other issues as may be required by the Municipality.
Attachment 3
To Report PSD-007-~__ _
DRAFT
AMENDMENT NO. _
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this amendment to the Clarington Official Plan is to include
provisions to permit commercial outdoor storage of recreational vehicles in
Green Space Areas.
BASIS: This amendment is based on Council's consideration of an Official Plan
Amendment application initiated by the Municipality of Clarington.
ACTUAL
AMENDMENT The Clarington Official Plan is hereby amended by adding a new Section
14.5.6 as follows:
14.5.6 Commercial recreational vehicle storage may be permitted in Green
Space Areas by rezoning provided such development:
a) is located on a lot with minimum area of 2 hectares;
b) the commercial recreational vehicle storage area does not exceed
50% of the lot area to a maximum of 1 ha;
c) storage areas shall be located at the rear of the lot and shall be
appropriately screened so as to not have a negative impact on
abutting properties and not be visible from the road frontage;
d) does not require modification of terrain, removal of trees, the
construction or use of buildings and structures;
e) is not a public nuisance due to noise, hours of operation, or traffic
generation;
f) does not require municipal services;
g) does not adversely impact any natural heritage features shown on
Map C;
h) does not jeopardize the orderly future development of the lands for
urban uses; and
i) other issues as may be required by the Municipality.