HomeMy WebLinkAboutPDS-067-26Staff Report
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Report To: Planning and Development Committee
Date of Meeting: August 10, 2026 Report Number: PDS-067-26
Authored By: Shrija Vora, Planner II, Development Review Division
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure
Reviewed By: Mary-Anne Dempster, CAO
By-law Number: Resolution Number:
File Number: ZBA-2026-0016
Report Subject: Zoning By-law Amendment application to implement zoning
provisions appropriate to facilitate truck sales as an auxiliary use in
Courtice
Recommendations:
1.That Report PDS-067-26, and any related delegations or communication items, be
received;
2.That the Zoning By-Law Amendment application submitted by Innovative Planning
Solutions Inc. attached to Report PDS-067-26, as Attachment 1 be approved;
3.That the Region of Durham Community Growth and Economic Development
Department and Municipal Property Assessment Corporation be forwarded a copy of
Report PDS-067-26 and Council’s decision; and
4.That all interested parties listed in Report PDS-067-26 and any delegations be
advised of Council’s decision.
C-212-262026-079
Municipality of Clarington Page 2
Report PDS-067-26
Report Overview
1. Application Details
Owner: PAG Commercial Vehicles Canada and PTG Mississauga Enterprises Limited
Partnership
Applicant: Katie Pandey c/o. Innovative Planning Solutions Inc.
Proposal: Zoning By-law Amendment:
To amend the zoning on the subject lands from General Industrial (M2) Zone to
site specific General Industrial Exception Zone in order to implement zoning
provisions appropriate to facilitate truck sales as an auxiliary use.
Area: 2.74 hectares (6.79 acres)
Location: 1631 Baseline Road, Courtice
Roll Number: 181701007000200
Municipality of Clarington Page 3
Report PDS-067-26
Figure 1 – Property Location Map
Municipality of Clarington Page 4
Report PDS-067-26
2. Background
2.1 A pre-consultation meeting with Municipality of Clarington Staff and agencies was held
on July 10, 2025, with the owner, applicant, and their additional consultants to discuss
the proposed development.
2.2 Following to which, on September 17, 2025 revised meeting minutes were sent to the
applicant following a series of discussion between Municipal staff and th e applicant on
whether a Zoning By-law amendment is required for the proposed use.
2.3 On March 30, 2026, the applicant submitted a Zoning By-law Amendment application to
facilitate the proposed development. The Zoning By-law Amendment application
proposes to facilitate the development of a single storey industrial building at 1631
Baseline Road in Courtice. The proposed zoning is to seek change to the existing use
by adding permit truck sales as an auxiliary use with site specific performance
standards . The application was deemed complete and circulated for review and
comments on April 20, 2026.
2.4 A Statutory Public Meeting was held on June 15, 2026, to provide background
information regarding the applications and to obtain public comments. No one spoke in
opposition of the application at the Public Meeting. Two written comments were
received by Planning Staff post the Public Meeting.
3. Land Use Characteristics and Surrounding Uses
3.1 The subject lands are located on the southwest corner of Baseline Road and Trulls
Road in Courtice.
3.2 The subject property has an approximate area of 2.74 hectares (6.79 acres), with a
frontage of 203 metres along Baseline Road and 127 metres along Trulls Road. The
property is currently vacant
3.3 The surrounding uses are as follows:
North: To the north of the subject site there is a detached residential dwelling and
industrial uses.
East: To the east there are two detached residential dwellings
South: South of the subject site is Highway 401
West: To the west of the subject site is vacant industrial land.
Municipality of Clarington Page 5
Report PDS-067-26
4. Provincial Policy
Provincial Planning Statement (PPS 2024)
4.1 The PPS (2024) directs that Settlement Areas are the focus of growth and development
and encourages planning authorities to support a strong and competitive economy by
providing an appropriate range and mix of employment uses to meet long -term needs.
The proposed development is located within the Urban Settlement Area and supports
the efficient utilization of designated employment lands.
4.2 The PPS (2024) promotes economic development by encouraging a diversified
economic base and maintaining a range and choice of suitable sites for employment
uses that support industrial, manufacturing, warehousing, logistics, and other
employment-generating activities. The proposed industrial development contributes to
these objectives by facilitating investment and employment opportunities within the
Municipality.
4.3 The PPS (2024) also encourages planning authorities to identify and maintain market -
ready employment lands while addressing barriers to investment. The proposal
represents the development of lands designated for employment purposes and supports
the efficient use of existing municipal services and infrastructure, thereby contributing to
the Municipality's long-term economic growth objectives.
4.4 Based on the foregoing, the proposed development is consistent with the PPS (2024) as
it supports Provincial objectives related to economic development, employment growth,
the protection of Employment Areas, and the efficient use of land and infrastructure.
5. Official Plan
Durham Region Official Plan (Envision Durham)
5.1 The Durham Region Official Plan designates the subject lands as “Employment Areas.”
5.2 Employment Areas are intended to accommodate a broad range of employment uses,
including industrial, manufacturing, warehousing, logistics, and other employment-
generating uses that contribute to the Region's economic growth and competitiveness.
5.3 The Official Plan encourages the protection and efficient development of Employment
Areas by ensuring an adequate supply of serviced employment lands to support current
and future employment needs. The proposed development makes efficient use of
designated employment lands and existing municipal infrastructure while supporting
long-term employment growth within the Municipality.
5.4 The Official Plan also promotes the preservation of Employment Areas for employment -
generating uses and encourages development that supports economic investment, job
creation, and the efficient utilization of land.
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Report PDS-067-26
5.5 The proposal conforms to the Envision Durham Regional Official Plan (2024).
Municipality of Clarington Official Plan (COP)
5.6 The Municipality of Clarington Official Plan designates the subject lands "Light
Industrial."
5.7 The Light Industrial designation is intended to accommodate a range of employment -
generating uses, including manufacturing, assembly, processing, fabrication, research
and development, warehousing, and other light industrial uses that contribute to the
Municipality's economic growth.
5.8 The Official Plan recognizes Employment Areas as strategic economic assets and
encourages their protection and development to support a diversified employment base,
provide long-term employment opportunities, and ensure an adequate supply of
serviced employment lands. The proposed development contributes to these objectives
by facilitating industrial development on lands designated for employment purposes.
5.9 The Official Plan further encourages the efficient use of employment lands by promoting
higher employment densities, supporting economic investment, and ensuring that
Employment Areas continue to accommodate industrial and employment -generating
uses. The proposed development supports these objectives by making efficient use of
designated Light Industrial lands and existing municipal infrastructure.
5.10 The proposal conforms to the Clarington Official Plan.
Courtice Transit-Oriented Community (CTOC) Secondary Plan
5.11 The subject lands are located within the Courtice Transit-Oriented Community (CTOC)
Secondary Plan Area and are designated "Light Industrial." The Secondary Plan
recognizes these lands as an important employment area intended to acc ommodate a
range of light industrial and employment-generating uses in a high-quality business park
setting that supports long-term economic growth.
5.12 The CTOC Secondary Plan promotes the development of employment lands adjacent to
Highway 401 and Highway 418 to support business investment, employment
opportunities, and a balanced mix of land uses within the future transit -oriented
community.
5.13 The Secondary Plan also encourages high-quality site design, efficient land utilization,
and employment development that complements the broader vision of creating a
complete community centred around the future Courtice GO Station. The proposed
development will be subject to Site Plan Approval, which will ensure that landscaping,
building design, access, and site layout are developed in accordance with the urban
design objectives of the Secondary Plan.
Municipality of Clarington Page 7
Report PDS-067-26
5.14 The proposal conforms to the Courtice Transit-Oriented Community (CTOC) Secondary
Plan
Floodplain
5.15 The subject property is located within the study area of the Robinson Creek and Tooley
Creek Sub watershed Study. This study has updated the existing hydrologic and
hydraulic modeling for the Tooley Creek and as per the updated modeling, the
Regulatory floodplain mapping has been refined. The south portions of the subject si te
fall within the floodplain spill area, as per the Central Lake Ontario Conservation
Authority’s (CLOCA) Floodplain maps.
5.16 The proposed Zoning By-law Amendment is limited to permitting truck sales within the
existing building as an additional use within the General Industrial (M2) Zone and does
not authorize the location or construction of any new buildings or structures. Detailed
site design and any future development on the property will be subject to a subsequent
Site Plan Approval application.
5.17 As part of the Site Plan Approval process, the applicant will be required to demonstrate
that the proposed truck sales use, including its location and layout on the property,
complies with the applicable provisions of the Zoning By-law, Official Plan policies, and
other municipal requirements. The detailed submission will be reviewed to ensure
conformity with all applicable regulations. Prior to the lifting of the Holding (H) symbol
and the issuance of any permits, the applicant will be required to obtain Site Pla n
Approval and satisfy all applicable municipal requirements.
5.18 As part of the Site Plan Approval process, the applicant will also be required to
demonstrate that any proposed development complies with the applicable Official Plan
policies and CLOCA requirements respecting the Regulatory Floodplain. Depending on
the location and extent of the proposed development, additional technical studies,
including a Flood Study, may be required to confirm that there will be no adverse
flooding impacts on the subject property or adjacent lands.
6. Zoning By-law 84-63
6.1 Zoning By-law 84-63 zones the subject lands as “General Industrial (M2)”. A Zoning By-
law Amendment is required to permit truck sales as an accessory use.
The proposed amendment would maintain the existing industrial use of the lands while
adding truck sales as a permitted use, subject to site -specific performance standards.
6.2 The proposed Zoning By-law Amendment is included as Attachment 1.
Municipality of Clarington Page 8
Report PDS-067-26
7. Summary of Background Studies
Below provides a summary of the findings from the background studies.
Planning Rationale (Innovative Planning Solutions, March 2026)
7.1 The Planning Rationale submitted in support of the proposal concludes that the
proposed Zoning By-law Amendment represents good planning and is in the public
interest. The report concludes that the proposal is consistent with the Provincial
Planning Statement (2024), conforms to the Envision Durham Regional Official Plan and
the Municipality of Clarington Official Plan, and supports the vision of the ongoing
Courtice Transit-Oriented Community Secondary Plan by facilitating employment growth
within designated Employment Lands.
Traffic Impact Study (LMM Engineering Inc., March 2026)
7.2 The Traffic Impact Study assessed the impacts of the proposed truck dealership on the
surrounding road network, including Baseline Road, Trulls Road and Courtice Road.
The study concluded that the proposed development is expected to generate a relatively
low number of vehicle trips and that the surrounding road network has sufficient
capacity to accommodate the additional traffic.
7.3 The study also concluded that the proposed parking supply, loading facilities, site
circulation and truck manoeuvring areas are appropriate for the intended use. No
roadway improvements are required as a result of the proposed development beyond
those identified through the detailed design process.
Functional Servicing and Stormwater Management Report (Husson, March 2026)
7.4 The Functional Servicing and Stormwater Management Report evaluated the proposed
municipal servicing, stormwater management strategy and grading design for the
development. The report concludes that the site can be adequately serviced by existing
municipal water and sanitary infrastructure.
7.5 Stormwater management measures, including an underground storage chamber, oil-grit
separator and controlled outlet structure, are proposed to maintain post -development
runoff rates at pre-development levels while meeting the Municipality's and CLOCA's
requirements for water quality, quantity and erosion control.
The detailed servicing and stormwater management design will be finalized through the
Site Plan Approval process.
Geotechnical Investigation (Green Geotechnical Ltd., March 2026)
7.6 The Geotechnical Investigation included seven boreholes to evaluate the site's
subsurface conditions, groundwater levels and geotechnical characteristics.
Municipality of Clarington Page 9
Report PDS-067-26
The investigation determined that the subject lands are suitable for the proposed
industrial development, subject to the recommendations contained within the report.
7.7 The report provides recommendations respecting foundation design, slab -on-grade
construction, pavement design, earthworks, groundwater control and underground
servicing. These recommendations will be implemented through the detailed design,
Site Plan Approval and Building Permit stages.
Phase I Environmental Site Assessment (Pinchin Ltd., February 2022)
7.8 The Phase I Environmental Site Assessment was completed in accordance with the
Canadian Standards Association Standard Z768-01. The assessment included a review
of historical records, regulatory databases, aerial photography and a site
reconnaissance to identify any potential environmental concerns.
7.9 The assessment concluded that no actual or potential environmental concerns were
identified on the subject lands that would warrant a Phase II Environmental Site
Assessment. The report concludes that the site is suitable for the proposed
development from an environmental perspective.
Stage 1 Archaeological Assessment (Archaeological Consultants & Contractors, March
2026)
7.10 The Stage 1 Archaeological Assessment evaluated the archaeological potential of the
subject lands through a review of historical mapping, previous land uses and
archaeological databases. The assessment determined that the subject lands possess
archaeological potential due to their proximity to historic transportation routes and
watercourses.
7.11 Accordingly, the report recommends that a Stage 2 Archaeological Assessment be
completed prior to any site disturbance or development activities. This requirement will
be addressed as a condition of future development approvals.
8. Public Notice and Submissions
8.1 Public Notice was mailed to 12 property owners within 120 metres of the subject lands,
and 1 public meeting sign was installed on the subject lands along Baseline Road in
Courtice. Details of the proposed application were also posted within the Clarington
Connected e-newsletter.
8.2 At the time of writing this report, no public comments were received.
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8.3 At the time of writing this Staff Report, two written submissions had been received from
members of the public. One resident expressed support for the proposed use but raised
questions regarding the proposed setback from Highway 401 and the potential
implications for any future highway widening. The second resident expresse d concerns
regarding the existing floodplain and the measures that would be taken to protect and
preserve
9. Department and Agency Comments
9.1 Various agencies and internal departments were circulated for comments on the
applications. Attachment 3 to this report is a chart which provides the list of circulated
parties.
10. Discussion
10.1 The subject lands are designated "Light Industrial" in the Municipality of Clarington
Official Plan, designated "Employment Areas" under the Envision Durham Regional
Official Plan, and are zoned General Industrial (M2) under Zoning By-law 84-63. The
lands are also located within the ongoing Courtice Transit-Oriented Community (CTOC)
Secondary Plan Area and are identified for future employment uses. The proposed
Zoning By-law Amendment would not alter the existing industrial designation or zoning
intent of the property but rather would introduce truck sales as a permitted accessory
use to an industrial truck servicing facility, together with truck servicing, parts storage,
ancillary retail sales and accessory office uses.
10.2 Planning Staff are satisfied that truck sales are functionally and operationally integrated
with the principal industrial use of the site. The proposed development is intended to
operate as a full-service commercial truck dealership where vehicle servicing, repairs,
parts distribution and customer support remain the primary activities. Truck sales are
complementary to these existing industrial functions and are characteristic of modern
truck dealership operations. The proposed amendment recognizes this integrated
business model while maintaining the employment function of the lands.
10.3 As part of the Site Plan Approval process, the applicant will be required to demonstrate
that any proposed development complies with the applicable Official Plan policies and
CLOCA requirements respecting the Regulatory Floodplain. Depending on the location
and extent of the proposed development, additional technical studies, including a Flood
Study, may be required to confirm that there will be n o adverse flooding impacts on the
subject property or adjacent lands.
Compatibility with the Surrounding Employment Area
10.4 The subject lands are located within an established industrial area characterized by
outdoor storage, automotive-related businesses and other employment uses. Highway
401 forms the southern boundary of the property, while surrounding lands are
designated and zoned for industrial development.
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The proposed use is compatible with the surrounding land uses and will not introduce
any sensitive land uses or create land use conflicts within the Employment Area.
10.5 The proposed site layout has been designed to accommodate truck servicing, display,
parking and internal circulation while maintaining appropriate setbacks, landscaping and
access. Staff are satisfied that the development represents an appropriate use of a
vacant employment parcel and will contribute to the continued build -out of the
Municipality's designated Employment Lands
Employment Growth and Efficient Use of Employment Lands
10.6 The proposal supports the Municipality's economic development objectives by
facilitating the development of a vacant parcel within a designated Employment Area.
The proposed truck dealership will provide new employment opportunities while making
efficient use of existing municipal infrastructure and transportation networks, including
direct access to Baseline Road and close proximity to Highway 401 and Highway 418.
10.7 The proposal also supports the vision of the Courtice Transit-Oriented Community
Secondary Plan by contributing to the planned employment base within the Courtice GO
Station area. The development reinforces the role of the surrounding employment lands
as a strategic business and industrial area while supporting long-term economic
investment within the Municipality.
10.8 Planning Staff are satisfied that the proposed Zoning By-law Amendment represents
good land use planning. The amendment maintains the industrial function of the lands
while providing flexibility to accommodate an integrated truck dealership op eration that
includes truck servicing, parts storage, ancillary retail uses, accessory office space and
truck sales. The proposal is consistent with the Provincial Planning Statement (2024),
conforms to the Envision Durham Regional Official Plan and the Municipality of
Clarington Official Plan, supports the vision of the Courtice Transit -Oriented Community
Secondary Plan, and represents the appropriate development of designated
Employment Lands. Accordingly, Staff recommend approval of the proposed Zoning By-
law Amendment (see Attachment 1).
11. Financial Considerations
Not Applicable
12. Strategic Plan
12.1 The proposed development has been reviewed against the pillars of the Clarington
Strategic Plan 2024-27. Clarington’s Strategic Plan prioritizes applications that support
and implement the creation of growing, resilient, sustainable and complete communities
and connecting residents through the design of safe, diverse, inclusive and vibrant
communities. The proposal aligns with Clarington’s Strategic Plan.
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13. Climate Change
13.1 The proposed development incorporates sustainable design measures, including
enhanced stormwater management, landscaped areas, and Low Impact Development
(LID) practices, which assist in mitigating the impacts of climate change. The proposal
also makes efficient use of designated Employment Lands and existing municipal
infrastructure, consistent with the Municipality's sustainability objectives
14. Concurrence
Not Applicable.
15. Conclusion
15.1 In consideration of the review of the detailed plans, all agency, staff and public
comments, it is respectfully recommended that the Zoning By-law Amendment included
in Attachment 1 be approved with a holding symbol. The (H) Holding provision will be
removed once the applicant applies for a Site Plan Application and fulfills all the
conditions of the Site Plan Approval. As this application has not yet been applied for, the
conditions will be issued after Council makes a decision on the rezoning application.
Staff Contact: Shrija Vora, Planner II, svora@clarington.net.
Attachments:
Attachment 1 - Zoning By-law Amendment
Interested Parties:
List of Interested Parties available from Department.
Attachment 1 to Report PDS-067-26
Municipality of Clarington
Corporation of the Municipality of Clarington
By-law Number 2026-______
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 ZBA2026-0016;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Schedule ‘1’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from “General Industrial (M2) Zone” to “General
Industrial Exception (M2-21) Zone” as illustrated on the attached Schedule ‘A’
hereto.
2. Notwithstanding Section 24.1, those lands zoned M2-21 on the Schedules to
this By-law may, in addition to the other uses permitted in the M2 zone, may
also be used for the sale of commercial motor vehicles in addition to other
permitted uses.
The above use shall be subject to the following regulations:
i). Total Floor Area (maximum) 400 square metres
Special Provisions for the Removal of the (H) Holding Symbol
i). In addition to the general provisions of the Official Plan and Section 3.10 of
this Zoning By-law, with respect to the removal of the (H) Holding symbol,
Council shall only enact a by-law to remove the (H) Holding Symbol from the
M2-21 zone once the following provisions have been satisfied:
As part of the Site Plan Approval process, the applicant will be required to
demonstrate that any proposed development complies with the applicable
Official Plan policies and Conservation Authority requirements respecting the
Floodplain.
3. Schedule ‘A’ attached hereto shall form a 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 24(2) and 34 of the Planning Act.
By-Law passed in open session this _____ day of ____________, 2026.
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
MEMO
The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1C 3A6
1-800-563-1195 | Local: 905-623-3379 | info@clarington.net | www.clarington.net
Page | 1
If this information is required in an alternate format, please contact the
Accessibility Coordinator at 905-623-3379 ext. 2131.
We have reviewed the above-noted application and have no objection to this
proposal subject to the comments provided by the Development Engineering
Division.
The comments are attached to this letter in Excel Format. The file tiled as: DevEng
1st Sub CRM_05 May 2026_ZBA2026-0016.
The applicant is required to complete and submit the provided file CRM (Comment
Response Matrix) with the next submission, detailing how each comment has been
addressed.
If you have any questions regarding the above-noted comments, please contact
Ajay Kumar Alagarsamy, Planning and Infrastructure Services Department.
Karen Richardson, P.Eng.
Manager of Development Engineering
Planning and Infrastructure Services
KR/AKA
To: Shrija Vora, Planner II
From: Karen Richardson, Manager of Development Engineering
Date: May 05, 2026
Subject: Zoning By-Law Amendment
Applicant: Innovative Planning Solutions c/o., Katie Pandey.
Address: 1631 Baseline Road, Courtice
File: ZBA2026-0016
MEMO
The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1C 3A6
1-800-563-1195 | Local: 905-623-3379 | info@clarington.net | www.clarington.net
Page | 1
If this information is required in an alternate format, please contact the
Accessibility Coordinator at 905-623-3379 ext. 2131.
To: Elissa Kelloway, Development Application Coordinator
From: Jeff Norris, FPO Clarington Fire
Date: April 17, 2026
Re: ZBA-2026-0016: 1631 Baseline Road - 1st Submission
Type: Industrial
File No: ZBA-2026-0016
___________________________________________________________________
1) Fire hydrants to be located no more than 45 meters from a fire department
Siamese connection and no more than 90 meters from the principal entrance for
buildings without a fire department Siamese connection. Any private fire hydrants
are to be painted red and located no closer than 3 meters to any buildings.
2) Fire route will need to comply to OBC 3.2.5 and have required “No parking fire
route” signs.
Healthy watersheds for
today and tomorrow.
May 22, 2026
Municipality of Clarington
Planning and Infrastructure Services Department
40 Temperance Street
Bowmanville, Ontario L1C 3A6
Attention: Shirja Vora, Planner II
Dear Ms. Vora:
Subject: Zoning By-law Amendment File No.: ZBA2026-0016
Applicant: Innovative Planning Solutions c/o., Katie Pandey
Location: 1631 Baseline Road, Courtice
CLOCA IMS No.: PZOG1820 Cross Reference PC2025-0021 (RCON840)
Purpose of Application: The applicant is proposing a Zoning By -law Amendment to permit development of a
single industrial building with a gross floor area of approximately 4,296 m² and a building height of
approximately 7.3 m (24 feet). Of the total floor area, approximately 3902 m² will be allocated to truck servicing
operations, parts storage, and ancillary retail sales of parts, while approximately 394 m² will be dedicated to
accessory office space. The Zoning By-law Amendment would be to permit the use of truck sales, which is
currently not a permitted use within the existing zone.
Thank you for circulating the above noted ZBA application to Central Lake Ontario Conservation Authority
(CLOCA). Staff have had the opportunity to review the site location and existing conditions associated with the
selected site for the above noted development proposal. The comments provided in this correspondence are
based upon the review of the materials circulated to CLOCA from the Municipality on April 17, 2026.
Technical Comments
As discussed through the preconsultation phase, the south portions of the subject site are located within Tooley
Creek’s flood spill area, based on CLOCA’s updated Regulatory Floodplain mapping. Please refer to the attached
technical memo for a detailed commentary on the circulated materials and the information that is needed to be
provided with the next submission.
Please provide the requested information along with an itemized response matrix showing how each comment
has been addressed.
100 WHITING AVENUE OSHAWA ON L1H 3T3 | P. 905 579 0411 | F. 905 579 0994 | CLOCA.COM
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Healthy watersheds for
today and tomorrow.
Regulation Number
The updated regulation currently mandating CLOCA activities is ON Reg. 41/24. Please modify the referral to
O.Reg. 42/06 within the Planning Rationale report.
Thank you for the opportunity to provide comments on this ZBA application. If there are any questions related to
this letter, please contact the undersigned.
Sincerely
Sarem Nejad, PhD RPP MCIP
Development Planner
Attachment:
Technical Memo, CLOCA Environmental Engineering Department, D. Hipple
100 WHITING AVENUE OSHAWA ON L1H 3T3 | P. 905 579 0411 | F. 905 579 0994 | CLOCA.COM
Healthy watersheds for
today and tomorrow.
Memo from Environmental Engineering
Date: May 15, 2026 File: PZOG1820
To: Sarem Nejad Cc:
From: Dan Hipple
Subject:
Materials Reviewed:
1631 Baseline Road
Municipality of Clarington
Functional Servicing and Stormwater Management Report, prepared by Husson,
March 2026
Associated Engineering Drawings, prepared by Husson, March 2026
Geotechnical Investigation Report, prepared by Green Geotechnical February
Site located within the Tooley Creek watershed at Baseline Road and Trulls Road in the Municipality of
Clarington. Southern portion of the site is within the Tooley Creek floodplain, however flooding appears to be
interacting with backwater generated from the Robinson Creek crossing to the west. Tooley Creek SWM
requires standard post to pre-development quantity control, quality treatment, and erosion control. There does
not appear to be any HVRA or ESGRA’s on site, and therefore water balance requirements are standard as well.
CLOCA Water Resources Engineering provides the following:
1. The proposed works propose grading within a CLOCA regulated floodplain. CLOCA water resources staff
request that consideration be made to pull the development outside of the existing floodplain plus a 6m
setback. However, if this is not feasible, a Flood Study is required prior to any proposed works within a
floodplain to confirm that adjacent properties will not be impacted by flooding associated with the
proposed development. Please provide a Flood Study using CLOCA’s hydraulic modelling with the
following:
a. Confirmation of existing flood conditions and grades, and updates to the CLOCA model as
necessary.
b. Proposed conditions hydraulic modelling scenario based on the proposed grading. Please note
that the proposed scenario must not result in increases to floodlines at the property line or on
adjacent properties.
c. A cut and fill balance demonstrating that the proposed fill will have an associated and equal
volume compensating cut. This shall be conducted as outlined in Section 6.5 of the CLOCA
Technical Guidelines for Stormwater Management, dated 2020.
d. Drawings providing the existing floodline, proposed floodline, and the 6m setback from the
proposed floodline to any proposed development.
2. Section 3.3 – The report and servicing drawings show that the underground chamber has capacity to
retain the 5mm of runoff from the study area, however only the rooftop from the building is
contributing to the chamber. In an effort to reduce the overall runoff from the study area, please re-
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Healthy watersheds for
today and tomorrow.
evaluate if any portion of the parking area can be sent to the chamber
to provide on-site retention and quantity treatment, with pre-
treatment options such as CB Shields to minimize debris and clogging.
a. Further to this, the storage volume required on the Servicing Plan states 108 m3, which is the
equivalent of 4mm of runoff across the site. Please provide a supporting calculation for the
target volume, noting that it should be based on 5mm of runoff over the impervious area on the
development site.
3. Section 4.2 – The report states that 1,160 m3 of storage is required but is not specific on how that
storage is being provided. Further, the Servicing Plan shows that storage is within the subsurface
chamber and surface level ponding is provided above the catchbasins. Please confirm if the subsurface
level storage is sufficient for the entire site, or if storage above the catchbasins is necessary. Further, if
storage above the catchbasins is necessary, please note that flow restrictors will be required in
catchbasins with an elevation higher than 94.80, as the backwater condition will not go above the
94.97m spillway elevation and the east and north catchbasins will not provide active storage.
4. Appendix B – Please address the following from the appendices
a. The existing conditions Rational Method uses a runoff coefficient ‘C’ value of 0.55 for
landscaped area, then 0.25 for the post-development condition. CLOCA staff believe the
existing condition value is too high to represent flat, cultivated lands described in the
geotechnical report as sandy silt and clayey silt and should be closer to 0.25 as shown in post-
development. Please adjust the existing conditions runoff coefficient.
b. With subsequent submissions, please include digital copies of all modelling for staff to review.
c. Please provide a detail of the dual pipe orifice outlet, including plan and profile views, to
confirm feasibility.
5. Please note that CLOCA staff will defer commenting on the ESC strategies to the permit stage.
If this information is required in an accessible format, please contact
Reception at 1-800-372-1102, extension 2548.
May 31, 2026
Shrija Vora
Planning and Infrastructure Services Department
Municipality of Clarington
40 Temperance Street
Bowmanville, ON, L1C 3A6
Re: Region of Durham Comments
Zoning By-law Amendment Application ZBA 2026-16
Applicant: PAG Commercial Vehicles Canada (GP) Ltd. & PTG
Mississauga Enterprises Limited Partnership
Location: 1631 Baseline Rd.
Municipality: Municipality of Clarington
The Region of Durham has completed its review of the above-noted
applications and offers the following servicing and transit comments.
The subject site is located on the corner of Baseline Road West and
Trulls Road and are 2.75 ha in size. The site is currently vacant,
consisting primarily of agricultural fields in a predominantly industrial
area.
The proposed zoning by-law amendment is to permit development of
a single industrial building. The Zoning By-law Amendment would be
to permit the use of truck sales, which is currently not a permitted use
within the existing zone
Regional Servicing
The Regional Works Department has reviewed the above noted
application and have no objection to the Zoning By-law Amendment
application. Any requirements of the Regional Municipality of Durham
concerning the provision of regional services, financial and otherwise,
shall be made through a future site plan application.
Zoning By-Law Amendment Application
Regional Works has no objection to the further processing of the
Zoning By-Law Amendment application.
Site Servicing Plan
The following changes are recommended for the site servicing plan:
The Regional
Municipality
of Durham
Community Growth and
Economic Development
Department
Community Growth Division
605 ROSSLAND ROAD EAST
LEVEL 4
PO BOX 623
WHITBY, ON L1N 6A3
CANADA
905-668-7711
1-800-372-1102
Email:
CommunityGrowth@durham.ca
durham.ca
Sandra Austin
Commissioner of Community
Growth and Economic
Development
-2-
• Water meter/ backflow prevention room to be provided in the
mechanical room of the building. A stand-alone water meter building
is not required.
• Add note “Water Meter and Backflow Prevention Room as per S-
240.041”
• A private fireline is required to service the proposed private hydrant.
• Revise the configuration of the proposed dead-end flushing hydrant
on Trulls Rd.
• Hydrants required every 75.0m along the 300mm watermain.
• Ensure to add note on drawing to remove and re-instate existing
150mm hydrant via 300x300x150 anchor tee.
Next Submission
The following items are required to be submitted with the Site Plan
Application submission:
• Revised Site Servicing Plan
• Cost estimate for proposed Regional Servicing works within the
municipal ROW
• 40R-Plan
• Completed Regional Servicing Agreement Checklist
Durham Region Transit
The above noted file was reviewed from a transit perspective, and
Durham Region Transit has the following comments:
• Please ensure the protected stop space adheres to the attached
stop guidelines.
• Please protect space for a bus stop to be constructed by the
Region, at the following location:
-3-
o Baseline Road eastbound at Trulls road, nearside to the
intersection.
Conclusion
The proposed zoning by-law amendment is to permit development of a
single industrial building. The Zoning By-law Amendment would be to
permit the use of truck sales, which is currently not a permitted use
within the existing zone
The Region has no objection to the further processing of the zoning by-
law amendment application. Regional comments can be addressed
through the future submissions.
Please contact me at michael.scott@durham.ca or at
(905) 668-4113, ext. 2571 should you have any questions regarding
our comments.
Yours truly,
Michael Scott
Michael Scott
Principal Planner
Attachments:
1. S-500.011
2. S-500.012
3. Region of Durham Works – Redline Comments
cc: Kurt Niles - Regional Works Department
Francisco Castillo – Durham Region Transit
I 2.0m I 3.0m I
{NOTE a,
*=PREFERRED
SHELTER DOOR
LOCATION
CONCRETE SIDEWALK/~MULTI-USE PAll-1
-:--,~.--~~--::....,.~·.-..~-:-'·:-.-~"""'·~"":_:=-:-.-_·-.-~~-::_-,•..,..;_-.__·-~:.~.~--~.....~!....,·:.~,-::--.-~--:_....,.::_-.i-._:·....,_:;""_1-;--. :---,,>---~,-,. ~~--.-.•~-----~-~.-.;-~--~--: --~.~-~·:-.:-=~,-<,-·.·.,.,...:-~---.--~
NOTES:
MIN. 6.0m
MAX 60m
(NOTE 5)
2.0m
MIN . 6.0m
MAX. 60m
(NOTE 5)
··.... ·4
.... -~· .. .... ·.
4...... .. ·.,,. . :
MIN. 10.0m
(FOR A 12.2m BUS)
PREFERRED
VARIES
MIN . 10.0m
(FOR A 12.2m BUS)
ALTERNATIVE
1. ALL CONCRETE WORK TO BE IN ACCORDANCE WITH OPSD 310.010, 310.020.
CONCRETE SHELTER
PAD AS PER S-500.040
CONCRETE PASSENGER
STANDING AREA
MIN . 1.5m
MAX. 3.0m
(lYP.)
2. ALL CONCRETE WORK TO BE CONSTRUCTED WITH 2!11: CROSSFALL lYPICALLY, MAX. 4!1l
3. IN 11-IE AREA OF CONCRETE PASSENGER STANDING AREA, SAWED CONTRACTION JOINTS SHALL BE USED.
4. A HARD SURFACE CONNECTION FROM PASSENGER STANDING AREA TO NEAREST SIDEWALK OR
INTERSECTION WILL BE REQUIRED WHERE A MUNICIPAL SIDEWALK IS NOT AVAILABLE. (SEE S-500.010)
5. STOPS TO BE LOCATED MIN. 6m MAX 60m FROM INTERSECTION/HIGH VOLUME DRIVEWAY (MEASURED
FROM THE START OF THE CONCRETE STANDING AREA TO THE INTERSECTION CURB RADIUS), UNLESS
011-IERWISE REQUESTED. STOPS TO BE LOCATED SO THAT BUS SHELTER DOES NOT OBSTRUCT
INTERSECTION SIGHT LINES.
6. IN LOCATIONS WHERE A MULTI-USE PATH IS PROVIDED INSTEAD OF A CONCRETE SIDEWALK, THE MINIMUM
SETBACK BETWEEN SHELTER AND MULTI-USE PAll-1 IS 1.0m .
7. DESIGNER TO CONSIDER TAC CLEAR ZONE WHEN SITTING SHELTER.
8. SHELTER FOOTPRINT DIMENSIONS OF 1.5m X 3.0m, TO BE INCREASED TO 1.8m x 4.8m FOR HIGH
VOLUME BUS STOP.
MIN . 3.5m
(NOTE 7)
*=PREFERRED
SHELTER DOOR
LOCATION
ALL DIMENSIONS IN METRES UNLESS OTHERWISE NOTED.
WORKS DEPARTMENT
PASSENGER STANDING AREA WITH
SHELTER PAD
(WIDE BOULEVARD >3.5m)
DWG. DATE: 2009 04
REVISION NO.: 6
REV. DATE: 2017 04
SCALE: N.T.S.
S-500.011
11
11
11
11
11
CONCRElE SHELTER
PAD AS PER S-500.040
11I \ CONCRElE SIDEWALK/
11 MULTI-USE PA'Jli
\ \,,,,,,,,
PREFERRED
*=PREFERRED
SHELTER DOOR
LOCATION
*=PREFERRED
SHELlER DOOR
LOCATION
1.5m_/'~::-------~~~~-----------------------I MIN . 6.0m
NOTES:
i-----MAX--6-0-m--i
(NOlE 5)E/P
ALTERNATIVE
SHARED SIDEWALK / PASSENGER STANDING AREA
1. ALL CONCRElE WORK TO BE IN ACCORDANCE WITH OPSD 310.010, 310.020.
2. ALL CONCRElE WORK TO BE CONSTRUClED WITH 2" CROSSFALL TYPICALLY, MAX. 4%.
3. IN THE AREA OF CONCRElE PASSENGER STANDING AREA, SAWED CONTRACTION JOINTS SHALL BE USED.
4. A HARD SURFACE CONNECTION FROM PASSENGER STANDING AREA TO NEAREST SIDEWALK OR
INTERSECTION WILL BE REQUIRED WHERE A MUNICIPAL SIDEWALK IS NOT AVAILABLE. (SEE S-500.010)
5. STOPS TO BE LOCAlED MIN. 6m MAX 60m FROM INlERSECTION/HIGH VOLUME DRIVEWAY (MEASURED
FROM 11-IE START OF 11-IE CONCRElE STANDING AREA TO THE INlERSECTION CURB RADIUS), UNLESS
011-IERWISE REQUESlED. STOPS TO BE LOCAlED SO 11-IAT BUS SHELlER DOES NOT OBSTRUCT
INTERSECTION SIGHT LINES.
6. IN LOCATIONS WHERE A MULTI-USE PATH IS PROVIDED INSlEAD OF A CONCRElE SIDEWALK, 11-IE MINIMUM
SETBACK BETWEEN SHELTER AND MULTI-USE PA'Jli IS 1.0m.
7. DESIGNER TO CONSIDER TAC CLEAR ZONE WHEN SITTING SHELlER.
8. SHELlER FOOTPRINT DIMENSIONS OF 1.5m X 3.0m, TO BE INCREASED TO 1.8m x 4.8m FOR HIGH
VOLUME BUS STOP.
9. ALTERNATIVE TO BE USED ONLY WITH PERMISSION FROM THE REGION .
ALL DIMENSIONS IN METRES UNLESS OTHERWISE NOlED.
WORKS DEPARTMENT
PASSENGER STANDING AREA WITH
SHELTER PAD
{NARROW BOULEVARD <3.5m)
DWG. DAlE: 2009 04
REVISION NO.: 7
REV. DAlE: 2017 04
SCALE: N.T.S.
S-500.012
WATER METER & BACKFLOW
PREVENTION ROOM AS PER
S-240.041
TEMP. 200mm & 150mm
PLUGS C/W 50mm BLOW-OFF
AS PER S-210.060PRIVATE FIRELINE
WORKS DEPARTMENT
REGIONAL MUNICIAPALITY OF DURHAM
DEVELOPMENT APPROVALS DIVISION
TO BE REVISED AS NOTED
DATE:_________________________________________
SUBMISSION No.:_______________________________
27-MAY-26
ZBA - 1st SUBMISSION
300mm PLUG
From:Augurusa, Romeo (MTO)
To:Development Applications Coordinators
Subject:RE: ZBA-2026-0016: 1631 Baseline Road - 1st Submission
Attachments:image001.png
Good afternoon,
Re: ZBA-2026-0016: 1631 Baseline Road - 1st Submission
After review, the Ministry offers the following comments regarding the above address:
The MTO is supportive of the Zoning By-Law Amendment in principle. Detailed
review of the site will take place at the Site Plan Application stage.
At this moment, please see below observations that should be addressed prior to the
SPA stage.
Please accept these comments as “preliminary”, as the Ministry reserves the
right to provide formal comments, once the full-size plans and required reports
are submitted for our review.
General Site Plan comments:
The subject site is within MTO’s Permit Control Area and as such, MTO Site
Plan Approval and MTO Permits will be required prior to any construction
activities.
A 14m minimum setback is required from the Provincial Highway lands &
associated service roads property line. The current ROW as well as a 14m MTO
setback should be clearly labeled on all drawings that will be provided for the
Ministry’s review and comments.
A 30m minimum setback is required for wells from the Provincial Highway lands
& associated service roads property line. The required setback of a well may be
reduced to 14m, provided that the property owner acknowledges in writing and
signs our well acknowledgement form that the Ministry will not be responsible
for any reduction in the quality or quantity of the water supply.
Please be aware that no feature, amenity or operational arrangement (such as,
but not limited to, fire-routes, emergency access/exits, parking, loading docks,
access to loading docks, storm-water management ponds, snow storage) that
is required by by-law or is essential to the viability of this site, should be
located within the 14m setback. Furthermore, only the surplus parking (excess
of the Municipal’s minimum parking requirement under the Zoning Bylaw) can
be located within the 14m MTO setback, but must be setback a minimum of 3m
from the Provincial Highway lands property line. All required and surplus parking
must be clearly indicated on the SP.
Requirements for fencing include (but are not limited to) erecting fencing along
the MTO right-of-way at 0.3m into the MTO ROW. A MTO Encroachment permit
is required for this work and it should follow OPSD 972.130 (Chain Link Fence
with Top-Wire).
As part of the review and approval process the applicant will be required to
submit copies of a detailed Site Plan, Stormwater Management Report, Site
Servicing, and Grading Plans prepared by a Professional Engineer of Ontario.
Any noise mitigation is the responsibility of the landowner which includes the
design and implementation. The Ministry will not be held liable for noise
attenuation next to the highway which also includes its maintenance and
upkeep.
The proponent is required to submit a copy of a Photometric Lighting Plan (in
metric LUX units) for MTO review and approval. The plan must illustrate
proposed lighting and any light spillage on the Provincial Highway lands &
associated service roads ROW. It is Ministry practice to have zero light trespass
onto MTO right-of-way.
All plans and reports must be stamped and signed and circulated to the MTO
through municipal site plan application process for a formal review and
comments.
MTO Sign Permits will be required for any new signage visible from Provincial
Highway lands & associated service roads.
The Applicant should be advised that they cannot apply for MTO Permits until
the Site Plan has been approved by MTO and the Municipality.
All site access to/from the subject site shall be from the Municipal Road
network.
The Applicant must apply online through the link below once clearance letter is
issued:
https://www.hcms.mto.gov.on.ca/
Let me know if you have any questions or concerns.
Thanks,
Romeo Augurusa | Corridor Management Planner (Toronto/Durham)
Highway Corridor Management Section | Central Operations | Ministry of Transportation
159 Sir William Hearst Avenue, 7th Floor, Toronto, ON. M3M 0B7
Cell: 416-617-1915 | Email: romeo.augurusa@ontario.ca
Web: www.ontario.ca/page/highway-corridor-management
From:WILSON, Chris
To:Development Applications Coordinators
Subject:RE: ZBA-2026-0016: 1631 Baseline Road - 1st Submission
Date:May 6, 2026 12:17:35 PM
EXTERNAL
Hi,
No Comments for mail delivery.
Thank you,
Chris Wilson
Officer, Delivery Services, Delivery Planning | Canada Post | GTA Region | chris.wilson@canadapost.ca |
416-262-7408
From:Municipal Planning
To:Development Applications Coordinators
Subject:RE: ZBA-2026-0016: 1631 Baseline Road - 1st Submission
Date:April 24, 2026 11:47:41 AM
EXTERNAL
Thank you for your circulation.
Enbridge Gas does not object to the proposed application(s) however, we reserve the right to
amend or remove development conditions. This response does not signify an approval for the
site/development.
Please continue to forward all municipal circulations and clearance letter requests
electronically to MunicipalPlanning@Enbridge.com.
Regards,
Willie Cornelio CET (he/him)
Sr Analyst, Municipal Planning
Engineering
—
ENBRIDGE
TEL: 416-495-6411
500 Consumers Rd, North York, ON M2J1P8
enbridge.com
Safety. Integrity. Respect. Inclusion.
Date May 19, 2026
Municipality of Clarington
Attention: Elissa Kelloway
Re: File No.: ZBA-2026-0016
Owner: PAG Commercial Vehicles Canada and
PTG Mississauga Enterprise Limited Partnership
Location: 1631 Baseline Rd
Dear Ms. Kelloway
Thank you for your letter. Rogers Communications appreciates the opportunity to review
and comment on future development within the Municipality of Bowmanville.
We have reviewed the proposed area and do not have any comments or concerns at
this time.
Rogers currently has existing communications within this area. Please contact Colin
Germaine at colin.germaine@rci.rogers.com prior to the commencement of construction.
Should you have any questions or require further information, please do not hesitate to
contact Colin Germaine
Sincerely,
GloriaQ
Gloria Quimado
For : Colin Germaine
System Planner – York/Durham
Rogers Communications
301 Marwood Dr
Oshawa, ON L1H 1J4
colin.germaine@rci.rogers.com
o 647-926-7636
CG/gq
Encls.
From:Anthony, Laura on behalf of circulations
To:Development Applications Coordinators
Subject:RE: Overdue Comments RE: ZBA-2026-0016: 1631 Baseline Road - 1st Submission
Date:May 25, 2026 2:10:35 PM
EXTERNAL
Hi,
Bell Canada has no comments at this time.
Thanks
Laura Anthony /Bell Canada
Network Provisioning / MOC
Office: 416 296 6038