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Report To: Planning and Development Committee
Date of Meeting: January 29, 2018
Report Number: PSD -012-18 Resolution: #PD -020-18
File Number: COPA2017-0013 and ZBA2017-0038 By-law Number:
Report Subject: Applications by Alpa Pre -Engineered Panel Systems Inc. to allow the
expansion of the existing industrial business at 2021 Baseline to
2033 Baseline Road
Recommendations:
1. That Report PSD -012-18 be received;
2. That the Official Plan Amendment and Zoning By-law Amendment applications
submitted by Alpa Pre -Engineered Panel Systems Inc. continue to be processed and
that a subsequent report be prepared; and
3. That all interested parties listed in Report PSD -012-18 and any delegations be advised
of Council's decision.
Municipality of Clarington
PSD -012-18
Report Overview
Page 2
The Municipality is seeking the public's input on applications to amend the Clarington Official
Plan and Zoning By-law 84-63, submitted by Alpa Pre -Engineered Panel Systems Inc. The
applications would permit the expansion of the existing industrial business at 2021 Baseline
Road to 2033 Baseline Road. The expansion will include a 1980 square metre addition to
the existing building, outdoor storage area, additional parking and loading spaces and
stormwater management facilities.
1. Application Details
1.1 Owner/Applicant: Alpa Pre -Engineered Panel Systems Inc.
1.2 Agent: Adrian Litayski, Johnston Litayski Ltd.
1.3 Proposal: General
To allow the expansion of an existing business at 2021 Baseline
Road to incorporate lands at 2033 Baseline Road including:
x A 1,980 square metre addition to an existing building of the
same size
x Outdoor storage area of approximately 2.5 ha
x Parking and loading spaces
x Stormwater management facilities
Official Plan Amendment
To change the designation of the lands at 2021 and 2033 Baseline
Road from Light Industrial to General Industrial with appropriate
policies to allow greater outdoor storage.
Rezoning
To rezone the lands at 2033 Baseline Road from the "Agricultural
(A) Zone" to an appropriate zone that would permit the industrial
development.
1.4 Area: 4.82 hectares (11.9 acres)
1.5 Location: South-west corner of Baseline Road and Rundle Road
1.6 Roll Numbers: 181701002015910
181701002015605
1.7 Within Built Boundary: No
Municipality of Clarington
PSD -012-18
2. Background
Paae 3
2.1 Amendment 107, a comprehensive update to the Official Plan, was approved by the
Region of Durham on June 19, 2017. In order to submit the Clarington Official Plan
Amendment application Alpa Pre -Engineered Panel Systems Inc. required Council's
permission to accept the application within two years of the comprehensive update.
Council approved the applicant's request on September 18, 2017.
2.2 The applicants have owned and operated their pre-engineered panel manufacturing
business from 17 Cigas Road in Courtice since February 2011, expanding to this
location in 2015. Prior to the applicants owning the property it was occupied by a truss
manufacturing company. The applicants submitted a site plan application for 2021
Baseline Road in March of 2017 for the existing stormwater management infrastructure
on the site. A stormwater pond was constructed without approval and impacted the
Canadian Pacific Railway. There remain a number of stormwater management issues
and the site plan has not been finalized at the time of writing this report.
2.3 The applicants are looking to expand the existing business onto the abutting property to
the east, 2033 Baseline Road. Official Plan and Zoning By-law amendment applications
were received on November 20, 2017.
Figure 1: Proposed expansion of the existing business at 2021 Baseline Road.
Municipality of Clarington
PSD -012-18 Paae 4
2.4 The applicant has submitted the following studies in support of the applications:
X Planning Justification Report;
X Stormwater Management Design Brief;
X Phase I Environmental Site Analysis;
x Phase I & II Archaeological Assessment; and
x Traffic Impact Study.
2.5 The studies are being reviewed by staff and agencies and will be summarized in a
future report.
3. Land Characteristics and Surrounding Land Uses
3.1 The subject lands consist of two parcels, 2021 and 2033 Baseline Road. 2021 Baseline
Road has an existing industrial use with an 1,981 square metre panel manufacturing
and assembly building, outdoor storage in the side and rear yards, an accessory
building and water retention pond in the rear yard, parking and loading spaces in the
front and side yards. 2033 Baseline Road currently has a single detached dwelling
which would be demolished.
3.2 The surrounding uses are as follows:
3.2.1 North — Single detached dwellings, a transport depot (CCT Auto Trans) and
agricultural lands. 2011 Baseline Road has a single detached dwelling and a
number of vehicles on the site. It is currently surrounded by the existing
industrial use on the east, west and south.
3.2.2 South — CP Rail line, single detached dwellings, Owasco Auto Mall under
construction and future Metrolinx Go Rail Layover Facility.
3.2.3 East — Agricultural lands and single detached dwellings.
3.2.4 West — Agricultural lands, a light and heavy equipment rental business and a
transportation depot.
Municipality of Clarington
PSD -012-18
Paae 5
Environmental f.
Protection Area
Possible CCT Auto Trans Expansion
Courtice Area as per Council permission
Urban Boundary to FILE DPA
oIL
Existing Proposed
1 Storey , ,,., ,
U �_ 1 Sto
,.. BuildingCC) rey
�, ...- _w..* Addition
—Baseline -Road
CCTAuto Trans Subject Site
d,\2� PaC`{5G o ra
Proposed Metrolinx
Layover Area _
Owasco Auto Mall Y4,Q1
N -
ZBA 2017-0035
COPA2017-0013
3'
Figure 2: Surrounding Land Use
4. Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement requires municipalities to promote economic
development by providing an appropriate mix and range of employment uses and
providing opportunities for a diversified economic base. Employment areas shall
support a wide range of economic activities and ancillary uses.
4.2 Growth Plan
4.2.1 The Growth Plan 2017 promotes economic development and competitiveness in
the Greater Golden Horseshoe. Municipalities are to promote more efficient use
of existing employment areas, vacant and underutilized employment lands, and
increasing employment densities.
Municipality of Clarington
PSD -012-18
Paae 6
4.2.2 The Growth Plan requires upper tier municipalities to set a target for employment
densities that reflects the current and anticipated type and scale of employment
that characterizes the employment areas. Municipalities may identify prime
employment areas within their Official Plan which are employment areas for uses
that are more land extensive or have low employment densities.
5. Official Plans
5.1 Durham Region Official Plan
5.1.1 The subject sites are designated "Employment Areas" in the Regional Official
Plan. Employment Areas are intended to accommodate a full range of
employment uses such as, but not limited to: manufacturing, warehousing,
offices, and the storage of goods and materials.
5.1.2 The Region of Durham has set a target ratio of jobs to population of 50% or one
job for every two persons in employment areas for the Region as a whole.
5.2 Clarington Official Plan
5.2.1 The subject lands are designated Light Industrial in the Clarington Official Plan
and are within the Greenfield Area. The Light Industrial designation permits
manufacturing, fabricating and assembly uses; however, the policies direct the
uses to generally be conducted within a building and restricts outdoor storage.
The Light Industrial designation permits a maximum of 25% of the total gross
floor area of the building as outdoor storage space. The General Industrial
designation permits manufacturing, fabricating and assembly uses as does the
Light Industrial designation but allows outdoor storage up to 100% of the total
gross floor area. In both cases outdoor storage areas are to be located at the
rear of the property and appropriately screened.
5.2.2 In order to expand the business to the adjacent property to the east the
applicants are proposing to designate both properties General Industrial with a
site specific policy for their outdoor storage requirements.
5.2.3 The Official Plan sets a target of achieving one job for every three residents in
Clarington by 2031 and to accommodate 50% of the forecasted employment
growth within designated employment areas. The Plan also targets a gross
density of 50 jobs per gross developable area in Greenfield Areas.
5.2.4 Baseline Road is designated as a Type C Arterial Road.
Municipality of Clarington
PSD -012-18
6. Zoning By-law
Paae 7
6.1 2021 Baseline Road is currently zoned General Industrial (M2) and 2033 Baseline Road
is currently zoned Agricultural (A). The existing industrial use meets the permitted uses
of the M2 zone.
6.2 A Zoning By-law Amendment is required to permit the proposed industrial use expansion
on 2033 Baseline Road. The amendment would rezone the property from "Agricultural
(A) Zone" to an appropriate zone that would permit the industrial development.
7. Public Notice
7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on
December 21, 2017 and Public Meeting signs were installed fronting onto Baseline Road
and Rundle Road on December 28, 2017.
7.2 Staff have not received any comments at the time of finalizing this report.
8. Agency Comments
8.1 Durham Region
Comments from Durham Region Planning, Works, Health and Transportation have not
been received at the time of finalizing this report but will be included in a subsequent
report.
8.2 Central Lake Ontario Conservation Authority
Comments from the Central Lake Ontario Conservation Authority have not been received
at the time of finalizing this report but will be included in a subsequent report.
8.3 Other Agencies
Comments from CP Rail and Hydro One have not been received at the time of finalizing
this report. Enbridge provided comments that they had no objections to the proposed
applications.
9. Departmental Comments
9.1 Engineering Services Department
The Engineering Services Department, including the Building Division, has no objections,
in principle, to the applications for Official Plan amendment and Zoning By-law
amendment. However, a number of comments have been provided that will need to be
addressed through site plan approval, should the initial applications be approved. Prior to
any development of the subject lands the applicant/owner will be required to address the
Municipality of Clarington
PSD -012-18
Paae 8
following areas of concern to the satisfaction of the Engineering Services Department
through application for site plan approval:
x Traffic;
x Road Dedication;
x Road Improvements;
x Grading;
x Drainage;
x Stormwater Management;
x Entrance Construction; and
x Noise Attenuation.
9.2 Emergency and Fire Services Department
The Emergency and Fire Services Department has no objections to the applications
provided the Ontario Building Code requirements are met and the outdoor storage of
materials meet the Ontario Fire Code requirements. These issues will be addressed
through the Site Plan process.
10. Discussion
10.1 The existing business at 2021 Baseline Road has been operating there since 2015 and
prior to that a truss manufacturing company occupied the lands. The applicant's
business is the design and manufacturing of pre-engineered floor, wall and truss
systems. The manufacturing of the product occurs within the existing building but
requires a significant amount of outdoor storage for products until they are shipped
offsite, as well as storage of lumber used in the manufacturing.
10.2 The proponent has calculated outdoor storage area of 11,200 m2 based on the storage
piles shown on the preliminary site plan. This would be 23 percent of the site. There
are two problems with this calculation:
x the stacking areas shown do not fully utilize the area set aside for storage; and
x outdoor storage should be calculated to include the areas required to maneuver the
product (drive aisles) and to comply with the Ontario Fire Code.
Staff calculate that the outdoor storage area is approximately 25,000 m2.
10.3 The Clarington Official Plan has the following limits on outdoor storage:
xLight Industrial — 25 percent of the total gross building area.
xGeneral Industrial — 100 percent of the total gross building area.
Municipality of Clarington
PSD -012-18
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According to staff's calculation, the area for outdoor storage would be the equivalent of
636 percent of the total gross building area or greater than 50 percent of the total site
area.
11. Concurrence
Not Applicable.
12. Conclusion
The purpose of this report is to provide background information on development
applications submitted by Alpa Pre -Engineered Panel Systems Inc. for the Public
Meeting under the Planning Act. Staff will continue processing the application including
the preparation of a subsequent report upon resolution of the identified issues.
13. Strategic Plan Application
Not applicable.
Submitted by:
David Crome, MCIP, RPP
Director of Planning Services
Reviewed by:
Andrew C. Allison, B. Comm, LL.B
Chief Administrative Officer
Staff Contact: Brandon Weiler, Planner, (905) 623-3379 ex 2424 or bweiler@clarington.net
A list of interested parties to be notified of Council's decision is on file in the Planning Services
Department.
BW/CP/ah/nl
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18.docx