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Home My WebLink AboutPD-73-97DN: PICKERING.GPAHE CORPORATION OF THE MUNICIPALITY OF CLARINGTON j I' PORT General Purpose and Administration Committee Meeting: File #` i° Date: Tuesday, May 20, 1997 Res. # G A y V)- q % Report #: Subject PD -73 -97 File #: ROPA 97 -007 PROPOSED REGIONAL OFFICIAL PLAN AMENDMENT APPLICANT: TOWN OF PICKERING FILE: ROPA 97 -007 Recommendations: By -law # It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD -73 -97 be received; 2. THAT Report PD -73 -97 be approved as the comments of the Municipality of Clarington on the proposed Regional Official Plan amendment submitted by the Town of Pickering (ROPA 97 -007); 3. THAT a copy of Council's decision and this report be forwarded to the Town of Pickering and the Region of Durham Planning Departments; and 4. THAT the Region of Durham advise the Municipality of Clarington of Regional Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Town of Pickering 1.2 Proposed Amendment: Proposing to amend the Durham Regional Official Plan in order to expand the range of farm related uses permitted in the Permanent Agricultural Reserve. 708 REPORT NO. PD -73 -97 PAGE 2 2.1 The Town of Pickering Official Plan was adopted on March 3, 1997 and was subsequently forwarded to the Regional Municipality of Durham for approval. The Town of Pickering has proposed a number of amendments to the Durham Regional Official Plan which are required to implement certain portions of the Pickering Official Plan. These amendments must be adopted before the Region, as the delegated approval authority, could approve the Pickering Official Plan. 2.2 The majority of the amendments are of a site specific nature consisting of deletions and /or additions to the Transportation System or the identification of rural settlements as Hamlets. As such, there are no planning implications to the Municipality of Clarington as a result of most of the proposed Regional Official Plan amendments. 2.3 One of the amendments however, involves an expansion to the range of permitted uses in the Permanent Agricultural Reserve. As such, this amendment would affect all areas within Durham Region that are currently designated Permanent Agricultural Reserve. 3. PROPOSED AMENDMENT TO THE DURHAM REGIONAL OFFICIAL PLAN 3.1 The amendment proposes to expand upon the existing uses permitted within Sections 12.3.3 and 12.3.8 of the Durham Regional Official Plan as well as the deletion of Section 12.3.7 in its entirety (See Section 3 of Attachment # 1). 3.2 With regard to Section 12.3.3 of the Regional Official Plan, the proposed amendment would revise this Section to read as follows (with the highlighted portions representing the expanded uses): /09 REPORT NO, PD -73 -97 PAGE 3 Agriculture and farm related uses shall mean the use of lands buildings or structures for the raising of animals and growing of plants for food production and the growing of specialty crops, farm vacations, road side produce stands, raising of horses including horseshows and riding schools and nurseries with no commercial component. 3.3 With regard to Section 12.3.8 of the Regional Official Plan, the proposed amendment would revise this Section to read as follows (with the highlighted portions representing the expanded uses): Notwithstanding Section 12.3.2, farm - related industrial uses that support and directly service agriculture, and require locations in proximity to farm operations may locate in Agricultural Areas. Farm - related industrial uses include uses such as grain drying, storage of farm produce, processing and packaging operations, cottage wineries and auctions. 3.4 The amendment also proposes the deletion of section 12.3.7 in its entirety. This section of the Regional Official Plan permits road side produce stands only if the produce stand is situated upon the farm from which the produce was harvested. Produce from other farms or agricultural areas would not be permitted to be sold. Section 12.3.7 of the Regional Official Plan currently reads as follows: Retail stands for the sale of agricultural products from the farm unit upon which the stand is to be situated shall be permitted in agricultural areas. 4. STAFF COMMENTS 4.1 The thrust of the proposed Regional Official Plan amendment is to remove some of the restrictions from the Permanent Agricultural Reserve designation. The Regional Official Plan provides a list of uses as "examples of permitted uses.... to illustrate the range of activities permitted in each designation ". They are not intended to be a precise list as defined in the zoning by -law. The amendment contemplates the addition of "farm related uses" and "farm related industrial uses" REPORT NO. PD -73 -97 PAGE 4 which would both clarify and somewhat extend the current range of uses contemplated in the Regional Official Plan as follows: Additional farm and farm - related uses farm vacations road side produce stands horseshows • riding schools Additional farm - related industrial uses • processing and packaging operations • cottage wineries • auctions 4.2 Staff are of the opinion that the introduction of the aforementioned uses will have little negative impact in terms of consuming prime agricultural land. Each of the uses, to varying extents, can be considered to be an "agricultural or agriculturally related use ". The approval of the amendment may even help to achieve a more vibrant and healthy rural economy by allowing for a wider range of possible rural employment opportunities. 4.3 Farm vacations are a type of "bed and breakfast" establishment which is defined as a home -based occupation in the Clarington Official Plan. This is a permitted use in all agricultural areas. The raising of livestock (including horses) is allowed in Prime Agricultural Areas but "riding and boarding stables" are only permitted in the General Agricultural Areas. Thus the proposal to allow riding schools and horseshows in both designations could lead to an amendment to the Clarington Official Plan. While the Clarington Official Plan may be more restrictive than the Durham Plan, staff 7 1 1 ORT NO. rv- would recommend that the Clarington Official Plan be amended in the event of the approval of the Regional Plan amendment. Section 13.3.6 of the Clarington Official Plan does not specifically list cottage wineries or auctions as permitted uses but it does define farm - related industrial /commercial uses to include such matters as bulk storage and the sorting of produce and livestock sale barns. The list of uses are intended as examples and the Plan allows "other similar uses ". As a result, there is sufficient flexibility within the Clarington Official Plan to implement the uses in the comprehensive zoning by -law review. 4.4 With respect to the deletion of Section 12.3.7, this is required in order to implement the Town of Pickering's desire to allow a road side produce st and to sell goods which were grown off -site. Staff have no objection to this portion of the amendment. However, it is noted that the Clarington Official Plan requires that seasonal produce stands sell "locally grown produce ". This allows for a produce stand to acquire goods from a number of local farms for sale to the public at a common location. This policy is directed at aiding local farmers but it does not allow a year round retail store or the sale of produce which is not locally grown. The Clarington Official Plan policy with respect to produce stands would be slightly more restrictive than the Regional Official Plan. While Section 24.8 of the Clarington Official Plan allows it to be more restrictive than the Durham Plan, staff propose to amend the local official plan to reflect any Durham amendment. 5. CONCLUSION 5.1 Staff have no objection to the adoption of the requested amendments required to implement certain portions of the Pickering Official Plan. However, if approve d , 112 5.2 .0 �1 I the Clarington Official Plan would be more restrictive with respect to riding schools /horseshows and road side produce stands. If the Regional Official Plan amendment is approved, staff will review possible amendments to the Clarington Official Plan which will either expand the uses as noted above (ie. riding schools, horseshows, seasonal produce stands) or clarify the definition of farm - related industrial /commercial uses (ie. cottage wineries and auctions). It is recommended that Report PD -73 -97 be approved as the comments of the Municipality of Clarington with respect to application ROPA 97 -007. Respectfully submitted, Franklin Wu, M.C.I.P., R.P.P., Director of Planning and Development WM *DJC *FW *cc Reviewed by, W. H. Stockwell Chief Administrative Officer Attachment # 1 - Proposed Amendment May 12, 1997 Interested parties to be notified of Council and Committee's decision: Town of Pickering Planning Department 1 The Esplanade Pickering, Ontario L1 V 6K7 Regional Municipality of Durham Planning Department 1615 Dundas Street East 4th Floor, Lang Tower West Building P.O. Box 623 Whitby, Ontario L1 N 6A3 713 ATTACHMENT #1 Proposed Amendment to the Durham Regional Official Plan Purpose: The purpose of this Amendment to the Durham Regional Official Plan is to enable the implemenation of certain parts of the new Pickering Official Plan. Basis: The Town of Pickering Official Plan was adopted by the Town of Pickering after a lengthy public process. The adopted plan provides detailed planning policy for the Town to the year 2016 reflecting the unique needs of the Town. Actual Amendment: The Durham Region Official Plan is hereby amended as follows: 1. by amending Map A4 - Regional Structure by identifying the rural settlements of Balsam and Altona as Hamlets (See Map Reference No. 1); 2. by amending Map B2 - Tranportation System by: A) Deleting the identification of Rossland Road as Type B arterial, from Brock Road to the Pickering- Scarborough boundary (See Map Reference No 2); B) Deleting the identification of the Pickering- Scarborough Townline Road as a Type B arterial, from Finch Avenue to Taunton Road (See Map Reference No 3); C) Deleting the identification of Salem Road as a Type B arterial, from the Pickering /Ajax boundary northward to the location of future Highway No. 407 (See Map Reference No 4); D) Deleting the identification of an interchange of Salem Road and the future Highway No. 407 (See Map Reference No 5); E) Deleting the identification of unopened Sideline 14 as a Type B arterial, from the Pickering /Ajax boundary northward to the location of future Highway No. 407 (See Map Reference No 6); F) Deleting the identification of an interchange of Sideline 14 and the future Highway No. 407 (See Map Reference No 7); 714 G) Identifying a bypass of Highway No. 7 around the hamlets of Green River, Brougham and Kinsale (See Map Reference No 8); H) Deleting Sheppard Avenue between Fairport Road and the Pickering- Scarborough boundary; and Rosebank Road between Sheppard Avenue and Kingston Road as Type C arterials (See Map Reference No 9); 1) Identify Stroud's Lane /Glenanna Road, between Altona Road and Kingston Road; Pickering Parkway, between Liverpool Road and Notion Road; and Valley Farm Road, between Kingston Road and Pickering Parkway as Type C arterials (See Map Reference No 10); J) Delete from Map 'B2' the identification of the extension of Bayly Street as a Type A arterial, from Whites Road westward to the Pickering- Scarborough border. This component of the proposed amendment is being processed to implement a previous Regional Council position on this matter (See Map Reference No 11); 3. A) by adding the words "farm vacations, road sie produce stands" following the words "...growing of specialty crops" and further adding the words "including horseshows and riding schools" following the words "raising of horses" to Section 12.3.3; B) by adding the following words "and processing and packaging operations, cottage wineries and auctions" following the words "...for farm produce" in the first paragraph of Section 12.3.8; and C) by deleting section 12.3.7 in its entirety. 4. by adding the words "supermarkets, department stores and residential uses" to the end of subsection a) of section 15.3.1 (Regional Node 'a') Implementation: The provisions set forth in the Durham Regional Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Agreement. Interpretation: The provisions set forth in the Durham Regional Official Plan, as amended, regarding the interpretation of the Plan. shall apply in regard to this Amendment. 715