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Planning Services
Report
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Report To: Planning and Development Committee
Date of Meeting: September 10, 2018
Report Number: PSD-075-18 Resolution:
File Numbers: COPA2017-0013 & 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-075-18 be received;
2. That Amendment No. 116 to the Clarington Official Plan as contained in Attachment 1 of
Report PSD-075-18 be adopted;
3. That the application to amend the Zoning By-law be approved and that the By-law
attached to Report PSD-075-18 be passed;
4. That once all requirements contained in the Zoning By-law and Site Plan approval are
satisfied, the By-law authorizing the Removal of the (H) Holding Symbol be approved;
5. That the Durham Regional Planning Department and Municipal Property Assessment
Corporation be forwarded a copy of report PSD-075-18 and Council's decision; and
6. That all interested parties listed in Report PSD-075-18 and any delegations be advised
of Council's decision.
Municipality of Clarington Page 2
Report PSD-075-18
1. Application Details
1.1 Owner/Applicant: Alpa Pre-Engineered Panel Systems Inc.
1.2 Agent: Adrian Litavski, Johnston Litavski 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:
A 3,608 square metre addition to an existing building of the
same size
Outdoor storage area of approximately 2.2 ha (5.5 acres)
Parking and loading spaces
Stormwater management facilities
Official Plan Amendment
To permit an exception in the Light Industrial designation for 2021
and 2033 Baseline Road to permit outdoor storage in an area
equivalent to 385% of the total gross building floor area.
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
Report Overview
This report recommends the approval of Clarington Official Plan and Zoning By-law
Amendment applications submitted by Alpa Pre-Engineered Panel Systems Inc. The
applications would permit the continued use of the manufacturing business at 2021 Baseline
Road and the expansion of the business onto 2033 Baseline Road. The expansion will
include a 3,806 square metre addition to the existing building, outdoor storage area,
additional parking and loading spaces and stormwater management facilities.
Municipality of Clarington Page 3
Report PSD-075-18
2. Background
Municipality of Clarington Page 4
Report PSD-075-18
Planning Justification Report;
Stormwater Management Design Brief;
Noise Study
Phase I & II Environmental Site Analysis;
Phase I & II Archaeological Assessment; and
Traffic Impact Study.
Municipality of Clarington Page 5
Report PSD-075-18
3. Land Characteristics and Surrounding Land Uses
Municipality of Clarington Page 6
Report PSD-075-18
The surrounding uses are as follows:
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.
South – CP Rail line, single detached dwellings, Owasco Auto Mall under construction
and future Metrolinx Go Rail Layover Facility.
East – Agricultural lands and single detached dwellings.
West – Agricultural lands, a light and heavy equipment rental business and a
transportation depot.
Municipality of Clarington Page 7
Report PSD-075-18
4. Provincial Policy
Provincial Policy Statement
Growth Plan
5. Official Plans
Durham Region Official Plan
Clarington Official Plan
Municipality of Clarington Page 8
Report PSD-075-18
6. Zoning By-law
7. Public Submission
Noise of the existing business including equipment and stereos;
Road safety and concerns about a new entrance located in close proximity to their
existing driveway;
Lighting concerns. The applicants have installed new lights recently that are very
bright; and
Retaining existing trees and providing adequate screening of the proposed
expanded building and storage area.
Municipality of Clarington Page 9
Report PSD-075-18
8. Studies
Planning Justification Report
Traffic Impact Study
Noise Study
Stormwater Management Brief
Municipality of Clarington Page 10
Report PSD-075-18
Archeological Study
9. Agency Comments
Durham Region
Central Lake Ontario Conservation Authority
Other Agencies
Municipality of Clarington Page 11
Report PSD-075-18
10. Department Comments
Engineering Services Department
Emergency and Fire Services Department
11. Discussion
Municipality of Clarington Page 12
Report PSD-075-18
12. Concurrence
Not Applicable.
13. Conclusion
In consideration of all agency, staff and resident comments it is respectfully
recommended that the applications for a Clarington Official Plan and Zoning By-law
amendments to permit the expansion of the existing manufacturing business at 2021
Baseline Road to 2033 Baseline Road.
14. Strategic Plan Application
Not applicable.
Municipality of Clarington Page 13
Report PSD-075-18
Submitted by: Reviewed by:
David Crome, MCIP, RPP, Andrew C. Allison, B. Comm, LL.B
Director of Planning Services Chief Administrative Officer
Staff Contact: Brandon Weiler, Planner, (905) 623-3379 ext. 2424 or bweiler@clarington.net
Attachments:
Attachment 1 - Official Plan Amendment
Attachment 2 - Zoning By-law Amendment
List of interested parties to be notified of Council's decision is on file in the Planning Services
Department.
I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0038 2021 & 2033 Baseline Road (See COPA2017-0013)\Staff Report\PSD-075-18.Docx
Attachment 1 to
Report PSD-075-18
SCHEDULE "A"
Purpose and Effect of Official Plan Amendment Number 116 to the
Clarington Official Plan
PURPOSE: To amend the Clarington Official Plan to permit a manufacturing business
with an open storage area within the Light Industrial Designation.
BASIS: The Amendment is based upon applications for an Official Plan
Amendment Number COPA2017-0013 filed by Alpa Pre-Engineered Panel
Systems Inc.
Actual
Amendment: The Clarington Official Plan is hereby Amended by adding an
exception to Section 23.19.3iv as follows:
1. Section 23.19.3
iv Notwithstanding Section 11.6.4 a) and b) open storage of
materials associated with a pre-engineered floor, wall and truss
manufacturing company can occupy an area equivalent to 385%
of the total gross building floor area and with a maximum height
of 5 metres on the properties municipally known as 2021
Baseline Road (Assessment Number 1817-010-020-15910 and
2033 Baseline Road (Assessment Number 1817-010-020-
15605) and more specifically described in the implementing
Zoning By-law.
Implementation: The provisions set forth in the Municipality of Clarington Official
Plan regarding the implementation of the Plan, shall apply in regard
to this amendment.
Interpretation: The provisions set forth in the Municipality of Clarington Official
Plan regarding the implementation of the Plan, shall apply in regard
to this amendment.
File Number: COPA 2017-0013
Attachment 1 to
Report PSD-075-18
I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0038 2021 & 2033 Baseline Road (See COPA2017-0013)\Staff Report\PSD-081-
18.docx
Attachment 2 to
Report PSD-075-18
Corporation of the Municipality of Clarington
By-law Number 2018-______
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for
the Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA2017-0038;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 23.3 “Special Exceptions – Light Industrial (M1) Zone” is hereby
amended be adding thereto, the following new Special Exception Zone 23.3.13
as follows:
“23.3.13 Light Industrial Exception (M1-13) Zone”
Notwithstanding Sections 23.2.i those lands zoned M1-13 on the Schedules to
this By-law shall be permitted to have outdoor storage associated with an
assembly, manufacturing, fabricating or processing plant in accordance with the
following:
Open Storage
a. Such outdoor storage shall not be located closer to a public street than the
principle structure on the property or 15 metres from the streetline,
whichever is less. Further outdoor storage shall not be located closer than
1.20 metres to a rear or side lot line where the lot line abuts a lot zoned for
industrial purposes, or 5 metres of a rear or interior side lot line abutting a
lot zoned other than industrial.
b. Such outside storage does not exceed 385 percent of the total gross
building floor area.
c. That any portion of a lot used for the outside storage of goods or materials
is screened from adjacent residential uses and public streets adjoining the
lot by buildings, or, is enclosed by plantings in conjunction with a planting
strip as may be required under this By-law, or, is enclosed within a
wooden or metal or masonry fence extending at least 1.8 metres in height
from the finished grade.
d. The maximum height of outdoor storage is 5 meters.
2. Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by changing
the zone designation from "Agricultural (A) Zone" to "Holding- Light Industrial
Exception (M1-13) Zone" and “General Industrial (M2) Zone” to “Holding- Light
Industrial Exception (M1-13) Zone" as illustrated on the attached Schedule ‘A’
hereto.
3. Schedule ‘A’ attached hereto shall form part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 of the Planning Act.
By-Law passed in open session this _____ day of ____________, 2018
__________________________
Adrian Foster, Mayor
__________________________
C. Anne Greentree, Municipal Clerk
I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0038 2021 & 2033 Baseline Road (See COPA2017-0013)\Staff Report\Attachment 2
to Report PSD-075-18.docx