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Home My WebLink AboutPSD-108-02 . Clw:mglOn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Report #: Monday, November 4, 2002 :r;: I t.f PSD-l08 -02 File #: ZBA 2002-0~1 Related File: SPA 2002-025 (bffl- {/ 7-o?- Date: By-law #: Subject: REZONING APPLICATION APPLICANT: GREAT CANADIAN TOWN BAND FESTIVAL RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-l08-02 be received; 2. THAT the rezoning application submitted by David Climenhage on behalf of the Great Canadian Town Band Festival be referred back to staff for further processing and preparation of a subsequent report; 3. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Reviewed by: 0 h::t1.O -=- ~ ome, M.C.I.P.,R.P.P. Franklin Wu lanning Services Chief Administrative Officer AR*L T*DJC*sn October 25, 2002 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE. ONTARIO L 1C 3A6 T (905)623- 3379 F (905)623-0830 601 REPORT NO.: PSD-108-02 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: David Climenhage on behalf of the Great Canadian Town Band Festival 1.2 Owner: Armand and Yvon Young in Trust 1.3 Rezoning: To rezone the property from "Agricultural (A) Zone" to an appropriate zoning category to permit an annual band festival, for a maximum of three years. 1.4 Site Area: 46 hectares (113.7 acres) 2.0 LOCATION 2.1 The property under consideration is located at 120 Princess Street and 3426 Concession Road 5 in Orono (see Attachment 1). The subject property is located within Part Lots 29 and 30, Concession 5, in the former Township of Clarke. 3.0 BACKGROUND 3.1 The Great Canadian Town Band Festival has been holding its annual weekend festival each year in June since 2000. In Spring 2002, the Festival requested a building permit from the Municipality to erect tents. The building permit was not issued as the proposed use was not permitted within the Agricultural (A) Zone. In years past, permits were issued because the application indicated the tents were to be erected at the Orono Fairs Grounds, where such a use would be permitted. As a result, the applicant has initiated applications for temporary use zoning and site plan approval to permit the use. 4.0 SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The subject lands are located at the western limits of Orono. The lands were in the ownership of the Ministry of Natural Resources and were used for a tree nursery, until their closure and sale in the mid-1990's. There are numerous buildings on the site, which were related to the forestry use. The grounds also have botanical gardens with a park-like setting. 602 REPORT NO.: PSO-108-02 PAGE 3 4.2 Surrounding Uses: East - Park and Orono Mill pond and dam with the Village of Orono beyond North - Seniors home and agricultural uses West - Rural residential uses and agricultural uses South - Rural residential uses and agricultural uses 5.0 OFFICIAL PLAN POLICIES 5.1 The Clarington Official Plan designates the property as "Green Space". Section 23.4.4 of the Clarington Official Plan states that a temporary use by-law may be passed to permit the use of the lands, buildings or structures on a temporary basis, for any purpose provided that the following conditions are addressed: · The use is temporary in nature. Further, the use can be removed and the site can be restored to its original condition. In this case, the music festival as proposed does not require substantial alteration to the grounds and the lands and buildings could return to their previous state. · The proposed use is compatible with the adjacent existing land use, there is minimal impact on the Natural Features and Land Characteristics identified on Map C, or satisfactory measure to mitigate any adverse impacts will be applied. Tableland Woodlots are identified on Map C and this proposal does not require any tree removal. . There will be no adverse impacts on traffic or transportation facilities or services in the area. Further, adequate access and parking are provided. Engineering Services will address some of these issues in their comments. Given the size of the site, there is a great deal of parking available. · Adequate sewage disposal and water services are available in compliance with provincial and regional standards. · Finally, the proposal must not jeopardize the long term implementation of the Official Plan. 603 REPORT NO.: PSD-108-02 PAGE 4 6.0 ZONING BY-LAW CONFORMITY 6.1 The lands are currently zoned "Agricultural (A) Zone". In order to permit the annual band festival, a temporary use rezoning application was submitted for Council's consideration. 7.0 PUBLIC NOTICE AND SUBMISSION 7.1 Public notice was given by mail to each property owner within 120 metres of the site. A public meeting notice sign was also installed on the lands. 7.2 A nearby property owner contacted staff with questions on the circulation. The individual had no objections, but asked for clarification on the meaning of "development" in this case. The person also asked why it was necessary to rezone the entire property. 8.0 AGENCY COMMENTS 8.1 The application was circulated for comments on the site plan application. The Municipality of Clarington Building Division has no objection provided the applicant obtain any necessary building permits. Clarington Emergency Services Department has no concerns provided the access route can withstand the weight of fire fighting apparatus and is a minimum width of 6 metres. The Durham Region Health Department have no objections to the proposal at this time. 8.2 The application has also been circulated to the following agencies for review. . Ganaraska Region Conservation Authority . Clarington Engineering Services Department . Clarington Operations Department . Regional Planning Department . Hydro One Networks Inc. 604 REPORT NO.: PSD-108-02 PAGE 5 9.0 COMMENTS 9.1 The Zoning By-law currently contains a definition for a "Special Event" as being an event, the duration of which is temporary in nature and which is limited to one or more of the following uses: an exhibition, a fair, a carnival, a regatta, a religious or music festival, or a recreational competition". Temporary as it relates to events which generate noise (including a music festival) means the combined total duration of all Special Events held on one property shall not exceed three (3) days in a calendar year. This has been the duration of the annual weekend festival in the past. 9.2 Subsequent to submitting the application the applicant raised the idea of using the property for additional activities including summer band camps, music instruction, storage and exhibit space. These activities would occur more frequently than three days in a calendar year. These activities could be considered in the context of the Great Canadian Town Band Festival proposal outlined in Section 9.3. 9.3 The applicant has also expressed an interest in creating a permanent Canadian Band Museum and a summer long music festival on the site. This would entail the conversion of some buildings for museum space and indoor concert halls. Planning Services Staff have advised that these proposals will require appropriate background studies and additional development applications. 9.4 The Orono Forest Crown Land Management Plan has identified natural features running from the remaining Orono Forestry Lands to the west and south of the property and by the mill pond to the south-east, which created a high level of connectivity for the animal and plant species. This connectivity extends beyond the site northwards to the Oak Ridges Moraine and west toward the Stephen's Gulch Conservation Area. Development of a more permanent nature may require a detailed review of the functions and sensitivity of the nearby environmental features and any impacts thereto. 605 REPORT NO.: PSD-108-02 PAGE 6 10.0 CONCLUSIONS 10.1 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, and taking into consideration all of the comments received, it is respectfully requested that this report be referred back to staff for further processing and the preparation of a subsequent report. Attachments: Attachment 1 - Key Map Attachment 2 - Site Plan List of interested parties to be advised of Council's decision: Armond and Yvon Young 120 Princess Street ORONO, ON LOB lMO David Climenhage Great Canadian Town Band Festival PO Box 337 ORONO, ON LOB 1 MO 606 ATTACHMENT 1 LOT 31 LOT 30 LOT 29 LOT 28 LOT 27 -.J I:: ~ I,.c -Ii 1. - ...... _ L:::c:::t- -1-'/1 '& ~ r--;:::'l L ~ /fii -- If::.. 'I..LJ I ~ V Cl L F=:l..t llJjj It) 10 <( A~ 0 I ~ 0:: ~ Z .......... s~ :/1 ~~~ It) 0 - rt') (/) F ~ (/) srl?t, 0 ~ w C ~ t =1 l ~ U :c Z - ~r ~~~ (!) 0 :c U = .~I~~ ::.:: ~lllj ~ (rn \ VI z 0 J: U 0 CONCESSIONl Rq~5 ~ ~j (I'''''' \]jLi O\t"1 & H d ~E"R\lILC: ~ L M V) ~ Cl ~~ f z <( 0 r-- !!J 0 0:: 0:: f (/) <( (/) => w 0 dl J u VI z - 0 U I TT L I n ~ Subject Site 3426 Concession Orono Key Map Road 5/120 Princess Street, Orono ZBA 2002-021 601 .. " ATTACHMENT 2 The Great Canadian Town Band Festival 3426 Concession Road 5/120 Princess Street, Orono ZBA 2002-021 6 (18 SPA 2002-025