HomeMy WebLinkAboutPSD-025-14 ClafiRgt011
REPORT
PLANNING DEPARTMENT SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: May 5, 2014 Resolution#: 6P4-317-1Y By-law#: N/A
Report#: PSD-025-14 File#: COPA 2014-0002 & ZBA 2014-0011
Subject: AN APPLICATION FOR A CLARINGTON OFFICIAL PLAN AMENDMENT AND
REZONING TO ALLOW PARKING AND ANCILLARY USES ON LANDS
NEARBY TO CANADIAN TIRE MOTORSPORT PARK
APPLICANT: REPUBLIC LIVE INC.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-025-14 be received;
2. THAT the applications to amend the Clarington Official Plan and Zoning By-law submitted
by Republic Live Inc., to allow parking and ancillary uses, continue to be processed and
that a subsequent report be prepared; and
3. THAT all interested parties listed in Report PSD-025-14 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by:
Davi rome, MCIP, RPP an Iin Wu,
Director of Planning Services Chief Administrative Officer
MM/CP/df
30 April, 2014
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-025-14 PAGE 2
1. APPLICATION DETAILS
1.1 Owner: Jeffrey and Nancy Dobson
1.2 Applicant: Republic Live Inc.
1.3 Agent: Valerie Cranmer & Associates
1.4 Proposal: Clarington Official Plan Amendment
A proposed Clarington Official Plan Amendment to change the land use
designation from General Agricultural to Green Space to allow recreational
uses.
Zoning By-law Amendment
A proposed Zoning By-law amendment to permit parking, portable
washroom facilities, temporary ticket processing booths and bus loading
and parking areas associated with events on the nearby Canadian Tire
Motorsport Park (CTMP) lands. (Application revised on April 28, 2014 as
noted in Section 2.4)
1.5 Area: 45.36 hectares (112 acres)
1.6 Location: 3730 Concession Road 10, Part of Lot 23 and 24, Concession 10, former
Township of Clarke
Figure 1
Property Location Map(Clarke)
2. BACKGROUND N
x
2.1 This public meeting is required under the Planning Act 0 REGIONAL ROAD 20
to consider applications submitted on March 31, 2014, Ay
by Republic Live Inc. for a Clarington Official Plan �CONCESSION ROAD 10 _ �S
amendment and Zoning By-law amendment to allow
parking, portable washroom facilities, temporary ticket Subject ����
processing booths and bus loading and parking areas on 2! Site ILC
the subject lands (see Figure 2). The rezoning -
application requests a permanent zoning change that
would permit overflow day use parking and ancillary
uses not only for music festivals, but also any event - ROAD:=
held at Canadian Tire Motorsport Park. In addition to
submitting these applications, the applicant has
submitted an application for Site Plan Approval on the _ Q o
subject lands.
I.Q-
2.2 The Darclarke Properties Corp. property located west of the CTMP was recently
rezoned to allow unserviced camping as a temporary use (three years) with restrictions.
The property immediately west of the Darclarke property is currently subject to
Clarington Official Plan Amendment and Zoning By-law Amendment applications
seeking to permit camping and ancillary uses for music festivals and other events held
at CTMP.
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REPORT NO.: PSD-025-14 PAGE 4
2.3 Figure 3 is a map showing the four properties proposed to be used for the Boots and
Hearts Music Festival in 2014. Outlined in yellow is a portion of the CTMP property, in
maroon is the Darclarke property (camping), in green is the 1829963 Ont. Inc. property
(camping) and in red is the Dobson property (parking).
FIGURE 3 — Property Relationship Map
- �:• REGIONAL ROAD 20 !
•'I
SHUTTLE BUS PARKING
i ROUTE
CONCESSION ROAD 10 '
i
CAMPING 3 ¢o
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MAIN STAGE
AREA - -
2.4 By correspondence received April 28, the applicant revised the application such that the
lands will only be used for parking and ancillary uses associated with the Boots and
Hearts Music Festival. The property will not be used in conjunction with any other event
on the CTMP lands.
2.5 The proposed off-site parking area would accommodate approximately 7,400 vehicles.
Vehicular access is proposed from Regional Road 20 with shuttle buses entering and
exiting the southwest corner of the property at Concession Road 10. The shuttle would
operate directly between the off-site parking and the CTMP on Concession Road 10.
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The subject lands, owned by Jeffrey and Nancy Dobson, are located on Concession
Road 10, east of the Canadian Tire Motorsport Park lands, with frontage along Highway
35, Regional Road 20 and Concession Road 10, Clarke. The aerial photograph (see
Figure 4) shows the extent of the subject property.
3.2 The surrounding uses are as follows:
North - Existing Aggregate Extraction operation and rural residential properties
South - Woodlot and rural residential properties
East - Woodlot and agricultural uses
West - Vacant agricultural land
REPORT NO.: PSD-025-14 PAGE 5
FIGURE 4 — Subject Site
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4. PROVINCIAL POLICY
4.1 Provincial Policy Statement (PPS)
The subject lands have been identified as a Rural Area as defined by the PPS. The
lands are not Prime Agricultural Lands and this is not considered to be a Prime
Agricultural Area. Rural Areas include agricultural land but may also include
opportunities for sustainable and diversified tourism while conserving biodiversity and
considering the ecological benefits provided by nature. Rural Areas should be supported
by building upon rural character and leveraging rural amenities and assets.
4.2 Oak Ridges Moraine Conservation Plan (ORMCP)
The ORMCP designates the subject lands Countryside Area. Countryside Area policies
promote the protection and continuation of agricultural uses. This designation allows
low-intensity recreational uses and unserviced parks. Major recreational uses are
permitted in Countryside areas, but prohibited in prime agricultural areas and areas
designated primarily for agricultural uses. Criteria are established for the establishment
or expansion of a major recreational use.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the lands Countryside Area.
Uses permitted in Countryside Areas include those mentioned above as well as
agricultural-related uses, small scale commercial, industrial, and institutional uses.
Major recreational uses are permitted in Countryside areas, but prohibited in prime
agricultural areas and areas designated primarily for agricultural uses.
REPORT NO.: PSD-025-14 PAGE 6
5.2 Clarington Official Plan
The Clarington Official Plan designates the lands General Agricultural and
Environmental Protection Area. A significant woodland is identified on a central portion
of the site designated as Environmental Protection Area.
General Agricultural Areas shall be predominantly used for farm and farm-related uses.
No development shall be permitted on lands designated Environmental Protection
Areas, except low-intensity recreation and uses related to forest, fish and wildlife
management or erosion control and stormwater management.
6. ZONING BY-LAW
6.1 Zoning By-law 2005-109 zones the subject lands Agricultural (A) and Environmental
Protection (EP), which permits agricultural uses and a single detached dwelling.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject
property and a public meeting signs were erected along Regional Road 20, Highway 35
and Concession Road 10.
7.2 At the time of writing this report several inquiries have been made by the public
regarding this application. The public who have come forward have raised concerns
regarding the roads and traffic, nuisances to surrounding property and farm owners and
the suitability and appropriateness of this property for the proposed purpose. Concerns
have also been raised about public safety, drunk drivers and the possibility that the site
will be used for camping in advance of the event or as an overflow camping area for the
Boots and Hearts Festival.
8. AGENCY COMMENTS
8.1 No agency comments have been received at the time of writing this report.
9. DEPARTMENTAL COMMENTS
9.1 Emergency and Fire Services
No objection to the Official Plan amendment and Zoning applications. With regard to the
site plan, fire access routes must be established and maintained not less than 6 metres
in width as per the requirements of the Ontario Building Code for Access Route Design.
Proper identification of the internal lanes and parking areas with easily readable signage
is required. Two fire access entrances are needed from Regional Road 20 and one fire
access entrance is needed from Concession Road 10 for emergency vehicle access to
the site.
REPORT NO.: PSD-025-14 PAGE 7
9.2 Engineering Services
It is anticipated that traffic volumes on Concession Road 10 and on other local
municipal roads will increase significantly during periods when the proposed parking
area is in use. The normal background traffic volume on local roads in this area of
Clarington is very low. It is anticipated that the traffic volumes generated by the
proposed use will have an adverse impact on the local roads in this area. Concession
Road 10 currently has critical deficiencies in structural adequacy, surface type,
geometric design and width and cannot suitably accommodate larger volumes of traffic.
The applicant proposes new entrances to the subject site from Concession Road 10.
The proposed use will require that a suitable amount of sight distance is available for
any new entrances that will be constructed on Concession Road 10.
In previous meetings regarding the Boots and Hearts festival, the Engineering Services
Department has been supportive of the use of these lands for that one annual event and
in the presence of a road closure of Concession Road 10 from Highway 115/35 to
Regional Road 20. Engineering Services cannot support the use of these lands for
multiple events.
9.3 Building Division
The Building Division has no concerns with this application. Building permits are
required for any proposed buildings as per the Ontario Building Code.
9.4 Operations
Entrance permits will be required from Clarington and Durham Region for the proposed
new entrances.
10. DISCUSSION
10.1 Canadian Tire Motorsport Park is an established facility with zoning for a motor vehicle
race track, agricultural fairground and music festivals. It is identified as a Tourism
Node in the Clarington Official Plan, given its major tourism and recreation potential.
The Oak Ridges Moraine Conservation Plan would consider CTMP a major recreational
use and provides polices for the establishment and expansion of such uses.
10.2 To support the subject applications for off-site parking, and to address concerns
identified following the 2013 festival, a Planning Justification report, a Natural Heritage
Evaluation and a Transportation Plan were submitted and circulated for review and
comments. These will be reviewed in detail in a future staff report.
REPORT NO.: PSD-025-14 PAGE 8
10.3 The Planning consultant for the applicant has recommended that the Green Space
designation be applied and that the parking use would be permitted as a recreational
use. The land use designation must conform to the policies of the Oak Ridges Moraine
Conservation Plan and Durham Regional Official Plan.
10.4 Use of the lands for parking also requires site plan approval and the owners would be
required to enter into a site plan agreement to control access, site layout,
fencing/signage to protect woodlot, lighting, and waste/recycling.
11. CONCURRENCE — Not Applicable
12. CONCLUSION
12.1 The purpose of this report is to provide background information on the proposed
Clarington Official Plan amendment and Rezoning applications submitted by Republic
Live Inc. Staff will continue processing the applications including the preparation of a
subsequent report upon receipt of all agency comments and resolution of the identified
issues.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Mitch Morawetz, Planner
Attachments:
Attachment 1 - Proposed Official Plan Amendment
List of interested parties to be advised of Council's decision:
Republic Live Inc. Leslie Kerrigan
Jeffrey and Nancy Dobson Barbara Breau
Valerie Cranmer, Valerie Cranmer & Brent Moxam
Associates Ryan Sutcliffe
Carolyn Molinari Adam Walker
ATTACHMENT 1
TO REPORT PSD-025-14
AMENDMENT NO,
10 THE MUNICIPA11TY OF CLARlt-•IGTON OFFICIAL PLAN
PURP013F: of Cladnoton Officiat Nan to
vchicte parking
1 _poruahk? washroon-is, llicku(
process",mg,bl,c)ths, qIJOLI-illp, 31'CIZJ acid bu.stoadimi aid
parkkn), parcel G130-070- 13,50K9, (oc,-,aLQcj i[I llavid Lot
21"1 and'K Ccw-cv.s,Jun 10, fornicr Ticv,,nOiip (if Clarke,
BASIS: I i c am--ndinont is haF
cd on an apphc-tlion by
I.ive Inc, to pernnit velhi(.J . ,parking, J)Drtablc)�ti4�lr„rh.r(1 rriS1 tjcket proc 1)00thS, qUeU�MQ area and bos
toadirig,and parkin,p, associated with inoLor Flwa� everAs -and
IIILI.SiC on the Canadian Tire Matorsport Park tands.
ACTOAl. 04EKIDME'NT: The Cla.rimton official Plarl is hero by aill ended by:
i) Arnendi=,gYtap Al (Uarkel, as indicated cm, Uhibir,
W attached Lo this mrjendmonL by redesignatfnig
Lands from `Cjuneral A,hcuttUral Are' R€` (c) "Grern
Space"; and
ii) Adding a mow priticy to Section 14,5 t1s f ollaas:
itlizA- n(fing Sc ton 14.5.2, p rrni':ted
USP-S Ul LhO pt0po-l-ty with tax no.
13500, to iticlodf-, vjhicle park;M,
f)m"'atute washroon-is', ticket procc:!ssfilp, booths,
qLIOLling Zw'ua .Ip(j L)kjs toad-ing and par•in[t, as
in,Lerrrlit1e,-,L and uses, Pv.x�(,*.,ssory to Lh;e
Qillaffl,V) Tir'c, Wicitorsport Raj* 4vids, subject to the
fQl.[0wkl,r--,0
PefrIlMICI)t Nlildillff
L V.
tai the Lernpor ry use are prohibited,;
AUerat;c)rj to �ijtjcics is Pmhiblted;
hlatur-IL herkagi.- deaturus w"Itt be appropriate"y
Nuffere'd;
Site Plan wjl'� be DbLained to acildross
SUch n,}a.LLQI-S as Site 4vollt.; access; L,21-nporary
fc)ncir,:q
st arvd I.ightin,
and, rnonitorim.,
of to rn'ti
1, qate envir(;,ricrionLal
impacts;
I M P L E M E'N TAT 10 N The provisions sec faftrl ;F) NWFddj)�Iht}l Of Official
Nan, als an-iinded, re,,,,ardfing th47, irnplement.a(k.)n cif tlic ptE'xtj
shall a ppty to t 41,
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IN T FAP RETATI D N: prDvis�k)"IS Set fOrt 1) in I t hG MMI-0d Pji(i t,,e C,( C(a,r jP1,3 L(In Off fiCj it
Flall, as arrietWed, regardinq the iwu,�rpretado!i of the Nan J afl
Boply to U-iis amerdrnEvrit,
Exhibit "A", Amendment No.'To the Munici a{it�y of
Clarington Official Plan, Map Al , Land Use,
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