Proposed East Lake wedding venue denied; all about that bass

Story by Sharon Harrison
“I am here this evening to talk about noise: it’s all about the bass, people: bass, bass, bass. Nothing else, it’s all about the bass,” expressed local resident Don Montgomery. “Decibels measure volume, but they don’t measure sound transmission. Most of us have experienced bass music, you don’t know what song they are playing, but you can hear it and you can feel it, boom, boom, that’s what’s going on in Cherry Valley when loud music is played.”

The re-development of a waterfront tourist establishment on County Road 18 and Sandy Lane in Cherry Valley, to incorporate a new purpose-built event venue that would accommodate up to 100 people at weddings, corporate retreats and gatherings, was denied by council at this week’s planning and development committee meeting.

The 8-5 recorded vote in opposition saw councillors John Hirsch, Sam Grosso, Bill Roberts, Phil St-Jean and David Harrison vote in favour (Roy Pennell was absent).

Under a new two-step process, details of the proposed planning application came before council at a first overview meeting March 5, intended as information-gathering only. Wednesday’s statutory public meeting, the second part of the two-step process, came with a report and recommendation by the planning department for council’s discussion, debate and decision.

Planning staff had recommended the application be approved, with County planner Angela Buonamici describing it as “regeneration of an under-used lot”. The almost two-and-a-half hour agenda item (of the almost five-hour overall meeting) saw protracted discussion among council members and planning staff, along with the applicant and the applicant’s agent.

Council thrashed out ideas, suggestions and thoughts on how best to accommodate the proposed event venue and support local business while also taking into consideration the concerns of nearby neighbours, whose main issue was noise, and who enjoy the quiet tranquility of a rural residential neighbourhood community.

Council asked about noise mitigation measures, some had questions about the sound study, doors and windows being open, the entrance off Lions park, how noise would be dealt with through the site plan process, and more.

The event venue proposal includes an associated kitchen building, but also nine glamping tent accommodations (six of which already exist) and a three-bedroom cottage with detached garage; five motel suites, a café building, an office building, an existing washroom building, a summer camp and accessory structures consisting of three sheds and two garages. There would also be a centralized docking facility located in the waterfront area, plus parking for 44 vehicles.

While most voices heard were not concerned at the operation of the glamping or accommodation options presented, the event venue became a sticking point, and most significantly the contentious issue of noise, as the proposed wedding venue met with stiff opposition from a number of close neighbours.

Thirteen members of the public spoke at the meeting to voice concern, and one more was in favour of the application being approved.

Most of the concerns voiced, many from long-time residents living close to the campground, were about noise, specifically the boom sound of the bass from amplified music, in what was described as a quiet residential area, and where it was also noted that because of the water, sound travels.

Other issues concerned increased traffic through Cherry Valley and speed issues, including the nearby County Road 10 and County Road 18 (three-way) intersection with concern for potential increased accidents as some drivers don’t recognize the right-of-way rules. Others worried about declining property values, some noted how it could set a precedent for other businesses, and there was also concern for wildlife.

County Road 18 resident Tanya Logan, said, “You are putting large event venues into residential areas that are already established: it will forever change the quiet peacefulness of our hamlet.”

Many more spoke to enjoying the relaxation and beauty of Cherry Valley.

Richard Brisebois lives on County Road 10 in a property adjacent to Lakecroft and spoke to a recent meeting he attended with 25 nearby residents. Raised were numerous concerns, such as a lack of trust toward the owners, noise issues, starting business operations before obtaining the proper zoning, lack of information and consultation, noise and curfew bylaws being difficult to enforce, negative value impact on surrounding properties, among them.

“Lakecroft has gone ahead and changed a residential house into a hotel and opened an event space tucked into the back of the property, all without permits or moving through the right channels, this they obviously tried to fly under the radar,” said another County Road 10 resident.

Several people indicated how the noise impact study was “significantly lacking” and “is incomplete and should be viewed as invalid”.

Located at 4 County Road 18 and 89 Sandy Lane in Cherry Valley, a designated tourist corridor, the re-development is currently operating under the re-branded name Lakecroft (previously the Cherry Lane Campground and Cottages prior to 2020).

The 5.8-hectare property is bounded by East Lake (to the north), and by County Road 18 (to the south). The wetlands portion of the property (to the east) is part of the East Lake provincially-significant wetland, which is to remain undeveloped.

Irregular in shape, it was noted the property is naturally divided in two functional areas, a waterfront area (East Lake) and the roadside area (County Road 18), with a wetland in between. The property has approximately 253 metres of frontage on East Lake.

Operating a private campground 1,000 feet east of the Lakecroft property, an established family business in operation since 1963, Amy Martin said her family’s concerns were about the “loud and unauthorized events being held at Lakecroft, especially the excessive loud music that goes on well into the morning hours”.

“Because of the noise coming from Lakecroft, a number of my long-time campers have expressed their concern, and some may no longer continue with us,” said Martin. “A loss of seasonable campers could possibly force us to close our campground.”

“We are going to sacrifice one business for another business, which I don’t think we want to do,” added councillor Brad Nieman.

William Davis, who lives on County Road 18, was in support of the application, explaining how it benefits local tradespeople and brings local jobs.

“I believe in the integrity of their proposal, but more, I believe in evolving our community.”

He noted how noise in Cherry Valley already comes from a variety of sources, such as backyard parties, music, fireworks, etc. “What kind of Cherry Valley do we want to build for our future: Lakecroft is a local success story,” he said.

The application (second submission) by Blanding Inc. was for an official plan amendment and zoning bylaw amendment. A site plan control application was also submitted for the property.

The applicant has revised their submission to provide a building to host the event instead of the tent, to help mitigate the noise concerns, planning staff noted.

The official plan amendment sought to add the permitted uses of tent and trailer park and the proposed tourist commercial uses (tourist establishment, event venue and motel) to the hamlet designation.

The zoning bylaw amendment sought a change from the existing special tent and trailer park (TPC-10) zone and limited service residential (LSR) to special tourist commercial (TC-63) zone. The existing environmental protection (EP-W) zone is to be maintained.

Council previously heard details of the re-development proposal on March 5 where objections from several members of the public were heard as it relates to the chronic level of noise, especially around the event portion of the site, along with concern over light pollution and insufficient parking. See background story here:

Noise concerns over event venue proposal at Cherry Valley

At that meeting, concern was also expressed, not at having a campground operating, but at having an event venue in an almost entirely residential village. It was noted by neighbours how the new owners had been hosting weddings with loud amplified music into the night illegally (without proper zoning) for the past several summers, including violating noise bylaws by allowing music to operate past 11 p.m., something Athol councillor Sam Branderhorst confirmed she had also heard over the past two years in correspondence from some constituents.

It was also noted by several members of the public at the last meeting how the previous trailer park had been operating quietly for many decades and causing no bother, until the last couple of years.

“There is a lot about this file I appreciate,” said Branderhorst, Wednesday. “I appreciate the reduction and the space in making it more environmentally friendly, doing the buffering, doing the natural planting. I personally still do not agree with the event space.”

Steve Blanchard and his wife (Anne Nancekievill) have been residents in Cherry Valley for 26 years, he a family physician and emergency room doctor in Picton for 35 years; she also a family physician and they live approximately 350 metres from the centre of the Lakecroft property.

Both spoke up against the noise issues, indicating how the bass vibrates through their house even with closed windows (and also after 11 p.m.), saying the proposed event venue is completely incompatible with Cherry Valley’s established character.

Blanchard addressed the recent increase in the number of wedding party event venues that have been popping-up in the County.

“Party event venues do exclude and negatively impact nearby businesses, such as inns, bed and breakfasts, apartment rental accommodations which rely on that quiet, beauty aspect to continue to attract their clients. Both these business types can flourish in the County, but clearly cannot be in the same neighbourhood as one another.”

“We need to be careful we don’t kill the goose that lays the golden egg,“ he added.

Nancekievill also spoke to what she values in Prince Edward County.

“What a gem we have, and what a privilege it is to live here. This is not to suggest we should deny development: we should grow, and we will grow, and inevitably change. We need to welcome diversity, it is important to support music, arts and businesses. These have value: they draw tourists, new job opportunities.”

Councillor Sam Grosso said he supports the application.

“I do have faith in these operators and I really do think they are thinking about the neighbours. Building the venue will be a huge step in keeping that noise contained, and if it’s done right, it will be a win-win for the residents and visitors alike.”

While acknowledging the number one issue is sound, councillor Phil St-Jean supported the proposal indicating how he would like to see a condition for noise mitigation measures to form part of the site plan process.

“To me, this is an ideal re-purposing of what was a not very good trailer park; I think this is a perfect re-purposing,” he said. “I see the benefits and I believe there will be the economic benefits, spin-offs to local businesses, and we also need to encourage our tourism industry.”

“It is the right thing to do,” he added.

Nancekievill said, more than ever, the County needs a clear vision for planned growth that also includes promotion and preservation of the great, quiet neighbourhoods.

“Development will happen and it is a given the County will grow and it will diversify in many ways. This will involve deliberate planning and setting aside some areas that will continue to be amenable to peaceful living and quiet recreation.”

All planning documents related to this application can be found on the County’s website.