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Report To: Planning and Development Committee
Date of Meeting: June 15, 2026 Report Number: PDS-059-26
Authored By:
Submitted By:
Reviewed By:
File Number:
Report Subject:
Shrija Vora, Planner II, Development Review
Darryl Lyons, Deputy CAO, Planning and Infrastructure
Mary-Anne Dempster, CAO
ZBA-2026-0016 Resolution#: PD-093-26
Zoning By-law Amendment to facilitate the development of a 4200
square metre industrial building including truck sales in Courtice.
Purpose of Report:
The purpose of this report is to provide information to the public and Council regarding a
privately initiated application that have been received under the Planning Act. It does not
constitute, imply or request any degree of approval.
Recommendations:
1.That Report PDS-059-26 and any related communication items, be received for
information only;
2.That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Zoning By-law Amendment application submitted by
Innovative Planning Solutions and continue processing the application including
preparation of a subsequent recommendation report; and,
3.That all interested parties listed in Report PDS-059-26 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-059-26
Report Overview
1. Background
Owner: PAG Commercial Vehicles Canada and PTG Mississauga Enterprises
Limited Partnership
Applicant: Katie Pandey c/o. Innovative Planning Solutions
Proposal: Proposed Zoning By-law Amendment:
Zoning By-law Amendment to permit the use of truck sales as part of a
proposed industrial operation in Courtice.
Area: 2.74 hectares (6.79 acres)
Location: 1631 Baseline Road, Courtice
Roll Number: 1817-010-070-00200
Municipality of Clarington Page 3
Report PDS-059-26
Figure 1 – Proposed Concept Plan
Municipality of Clarington Page 4
Report PDS-059-26
2. Background
2.1 Innovative Planning Solutions. submitted applications on behalf of PAG Commercial
Vehicles Canada and PTG Mississauga Enterprises Limited Partnership for a Zoning
By-Law Amendment.
2.2 The proposal includes a single industrial building of approximately 4,300 square metres
in size, consisting primarily of truck servicing, parts storage, and ancillary retail uses,
along with accessory office space. The Zoning By-law Amendment is required to permit
truck sales as an auxiliary use. The total site area is 2.74 hectares (6.79 acres) in size.
2.3 A pre-consultation meeting was held with internal departments and agencies on August
25, 2025. At this meeting Staff advised the applicant that an amendment to the zoning
by-law would be required to permit commercial sales as an auxiliary use.
2.4 The Zoning By-law Amendment was submitted to the Municipality on April 8, 2026.
2.5 The application was deemed complete on April 20, 2026.
3. Land Characteristics and Surrounding Uses
3.1 The subject property is located at the southwest corner of Baseline Road and Trulls
Road in Courtice. The site is approximately 2.75 hectares (6.79 acres) in size, with a
frontage of 203 metres along Baseline Road and 127 metres along Trulls Road. The
property is currently vacant.
The surrounding uses are as follows:
North: Baseline Road, an existing detached residential dwelling and existing
industrial uses
East: Existing detached residential dwellings
South: Highway 401
West: Vacant Industrial Lands
4. Policy and Zoning Analysis
4.1 Staff are reviewing the application and will prepare a policy analysis that will be included
in a future recommendation report.
Municipality of Clarington Page 5
Report PDS-059-26
5. Summary of Background Studies
5.1 The applicant has submitted the required supporting plans and studies which have been
circulated to departments and agencies for review and comment. The list of studies and
drawings are on the development application webpage at
www.clarington.net/1631BaselineRd and are also available upon request. A summary
and analysis of the submitted reports and studies will be provided in a future
recommendation report.
6. Public Notice and Submissions
6.1 Public Meeting Notices were mailed to 12 landowners within 120 metres of the subject
lands on May 20, 2026. Public Notice was also sent to relevant public agencies and
members of Clarington Council. Public meeting signs were installed on the subject
lands. Details of the proposed application were also posted on the Municipality’s
website, and in the Clarington Connected e-newsletter.
6.2 As of writing this report, Staff have not received any public submissions.
6.3 Staff will continue to process the public comments received, including comments heard
at the Statutory Public Meeting. All comments received will be summarized and
addressed within a future recommendation report.
7. Departmental and Agency Comments
7.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal department
comments received will be included in a subsequent recommendation report.
8. Discussion
8.1 The purpose of the Public Meeting is to present the privately initiated application for
Council and public input and to identify issues or opportunities that should be
considered. Staff will continue to process the applications; work closely with the
applicant to address comments; and provide a future recommendation report for
consideration by Council.
9. Conclusion
9.1 The purpose of this report is to provide background information and obtain comments
on the submitted application for a Zoning By-law Amendment for the proposed
development at the Statutory Public Meeting under the Planning Act.
9.2 Staff will continue to review and process the application, including consideration of
department, agency and public feedback and will prepare a subsequent
recommendation report for Council’s consideration. Comments received at this public
meeting will be considered and included in the final recommendation report.
Municipality of Clarington Page 6
Report PDS-059-26
Staff Contact: Staff Contact: Shrija Vora, Planner II, svora@clarington.net .
Attachments:
Attachment 1 – Draft Zoning By-law Amendment submitted by the Applicant
Interested Parties:
List of Interested Parties available from Department.
The Municipality of Clarington Zoning By-law Number 84-63
A By-law of the Municipality of Clarington to amend Zoning By-law No. 84-63 by rezoning lands
legally known as Lot 31, Broken Front, in the Geographic Township of Darlington, Regional
Municipality of Durham, known municipally as 1631 Baseline Road, in the Municipality of
Clarington from the ‘Industrial (M2)’ Zone to the ‘Industrial with Special Provisions (M2-XX)’
Zone.
WHEREAS the Council of the Corporation of the Municipality of Clarington may pass by-
laws pursuant to Section 34 of the Planning Act, R.S.O 1990, as amended;
AND WHEREAS the Council of the Corporation of the Municipality of Clarington has determined
a need to rezone a parcel of land known municipally as 1631 Baseline Road;
AND WHEREAS the Council of the Municipality of Clarington deems the said application to
be in conformity with the Official Plan of the Municipality of Clarington, as amended, and
deems it advisable to amend By-law 84-63.
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE MUNICIPALITY OF
CLARINGTON HEREBY ENACTS AS FOLLOWS:
1. THAT the Zoning By-law Schedule 4B – Courtice Map, is hereby further amended by
rezoning those lands described as Lot 31, Broken Front, in the Municipality of
Clarington, Regional Municipality of Durham, known municipally as 1631 Baseline
Road, from the ‘Industrial (M2)’ Zone to the ‘Industrial with Special Provisions (M2-XX)’
Zone.
2. THAT the following exceptions apply to the lands zoned as ‘Industrial with Special
Provisions (M2-XX)’ zone:
THAT in addition to the permitted uses outlined in Section 24.1 commercial truck
sales are permitted;
THAT notwithstanding any other policies of Zoning By-law No. 84-63, the outdoor
storage of commercial trucks is permitted;
Attachment 1 to Report PDS-059-26
THAT notwithstanding any other policies of Zoning By-law No. 84-63, the
minimum number of accessible parking spaces required is two (2).
3. THAT this by-law shall take effect as of the date of passing subject to the provisions of
the Planning Act, R.S.O 1990, Chap. P.13 as amended.
BY-LAW read a FIRST, SECOND and THIRD time and finally PASSED this __ day of
______ 2026.
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
Mayor
Clerk
M2-XX
HIGHWAY 4
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BASEL
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File: 25-1554
Date: Jan 05, 2026 Drawn By: M.D
Checked: C.D
Source:
Note:Information shown is approximate and subject to change.
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SCHEDULE "A"
ZONING BY-LAW AMENDMENT
0 10
Scale
1631 Baseline Road, Clarington
LEGEND
Subject Site (Area: 2.74 ha)
Lands to be rezoned from 'Industrial (M2)'
zone to 'Industrial with Special Provisions
(M2-XX)' zone
INNOVATIVE PLANNING SOLUTIONS
P L A N N E R S • P R O J E C T M A N A G E R S • L A N D D E V E LOPMENT
647 WELHAM ROAD, UNIT 9, BARRIE, ON, L4N 0B7 Tel: 705-812-3281
3800 STEELS AVE. W, SUITE 200W, VAUGHAN, ON, L4L 4G9 Tel: 905-291-7525
info@ipsconsultinginc.com / www.ipsconsultinginc.com
20 30 40 50m