Planning Justification Report

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Planning Justification Report

2852 Cedar Creek Road, North Dumfries

Mill-Gate Holdings Ltd.

Zoning By-law Amendment

Draft Plan of Subdivision

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Planning Justification Report

Zoning By-law Amendment

Draft Plan of Subdivision

Township of North Dumfries

June 2020

Prepared for:

Mill-Gate Holdings Ltd.

207 Shoemaker St

Kitchener, ON

N2E 3E1

Prepared by:

GSP Group Inc.

201-72 Victoria St. S.

Kitchener, ON

N2G 4Y9

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Planning Justification Report | 2852 Cedar Creek Rd i GSP Group | June 2020

1. Introduction

1.1 Background

GSP Group Inc. has been retained by Mill-Gate Holdings Ltd. (the “Applicant”) to prepare a Planning Justification Report for a Zoning Bylaw Amendment and industrial Draft Plan of Subdivision for lands municipally addressed as 2852 Cedar Creek Road in the Township of North Dumfries (the “Subject Property / Site”).

The Site was previously used for aggregate extraction; however, the applicant would like to plan for industrial use of the Site once aggregate operations cease. This proposal is to rezone the property for general industrial use. The proposal also seeks an industrial Draft of Subdivision to divide the Site into smaller blocks to meet demand of smaller industrial users.

A Pre-Consultation Meeting was held with the Township and Agencies that will comment on this application on October 12th_{, 2017, to discuss the requirements for a complete}

application. Several supporting technical reports were identified for the application to be deemed complete, including this Planning Justification Report. This Report should be read in conjunction with the other associated studies prepared in support of the application.

The purpose of this Planning Justification Report is to provide:

• A description of the Site, its existing physical conditions and its context within the surrounding area (Section 2);

• A description of the development proposed (Section 3);

• An overview of the relevant planning policy and regulations that affect the proposed planning application, including Provincial, Regional and Township policy, regulations and guidelines (Section 4);

• An outline of the proposed Zoning Bylaw Amendment and Draft Plan of Subdivision (Section 5);

• A conclusion (Section 6).

1.2 Supporting Studies

The following studies were identified to be provided by the Township and commenting Agencies and have been prepared in support of the Zoning Bylaw Amendment and Draft Plan of Subdivision:

• Functional Servicing and Stormwater Management Report; • Transportation Impact Assessment.

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2. Site Context

2.1 Location and Description

The Subject Property is located in the northwest of Township of North Dumfries, north of Ontario Highway 401 on Cedar Creek Road (Highway 97); as illustrated in Figure 1. Municipally the Site is addressed as 2852 Cedar Creek Road and has a legal description of CON 11 PT, LOT 32. The Site is 29.44 hectares (72.75 acres) in size and has a public frontage of 152.4 metres on Cedar Creek Road.

The property was purchased by Millgate Holdings in 2003 and has since been used for mineral aggregate extraction. Currently there is no servicing available. Topography of the Site varies due to extraction use, but generally inclines towards the southeast. Vegetation on the Site is limited due to aggregate extraction; however, a small woodlot is located on the southwest corner of the Site along the Cedar Creek Road frontage.

2.2 Surrounding Area

The Site is situated adjacent to Ontario Highway 401 (Hwy 401) and is surrounded primarily by industrial uses. Directly northeast of the Site is a Township of North Dumfries owned Stormwater Management Pond, servicing the outer industrial area. To the east on both sides of Hwy 401 is a large industrial park, featuring several auto-related businesses and other general industrial uses. Additionally, located in the industrial park is “ADESA Kitchener” auction house and “Tri-County Training” driving school. Immediately south of the

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Site is a gravel pit and Quonset hut. Further industrial operations including paving manufacturer “Unilock”, are located to the southwest. North and west of the Site are primarily undeveloped and used as agricultural lands. Figure 2 displays the surrounding uses of the Site.

The Site is near several settlement areas within the Township including Roseville to the northwest and Ayr to the south. The Site is also closely located to the south end of the City of Kitchener at the north and west end of the City of Cambridge at the east. Proximity to Highway 401 at the south-east of the Site provides direct inter-city access from the property.

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Site

Site Context

Source: Google Earth (2018)

Planning Justification Report | 2852 Cedar Creek Road

Figure

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AYR

Industrial

CITY OF KITCHENER

Industrial

ROSEVILLE

Surrounding Land Uses

Source: Google Earth (2018)

Planning Justification Report | 2852 Cedar Creek Rd

Figure

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3. Development Proposal

The owner is seeking industrial use of the property once aggregate extraction operations cease. A Draft Plan of Subdivision is proposed to sever the land into individual blocks to meet demand of smaller industrial users. The three proposed blocks are a minimum of 8.0 hectares in land area, to meet the Industrial Strategic Reserve initiative by the Region of Waterloo and Township of North Dumfries. At this time the proposed industrial occupants for the Site are not known; however, they will be of similar nature to what is existing in the surrounding area. Access to the Site will be provided off Cedar Creek Road. The Site will be privately service to accommodate the new industrial uses.

The existing municipal storm water management pond at the northeast has a higher elevation than the subject Site and currently services the industrial area at the east. The owner would like to propose a land swap to relocate the municipal stormwater management pond to the northwest of the Site to better serve the subdivision and existing Industrial Road uses. If accepted, the owner would relocate the pond and assume ownership of the former stormwater management pond from the Township.

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4. Planning Policy Framework

The following section sets out the relevant planning policy framework to assess the appropriateness of the proposed Zoning Bylaw Amendment and Draft Plan of Subdivision in the context of Provincial and City policies and regulations.

4.1 Provincial Policy Statement (2014)

The Provincial Policy Statement (PPS), issued under the Planning Act with the latest version coming into effect on April 30, 2014, provides direction on matters of provincial significance related to land use planning. The Planning Act requires that, “decisions affecting planning

matters shall be consistent with” the PPS. The overriding vision of the PPS states that “the long-term prosperity and social well-being of Ontarians depends on maintaining strong communities, a clean and healthy environment and a strong economy.” The PPS policies

outlined below are relevant to the Site and the Proposed Application:

• Policy 1.1.1 b) identifies that “healthy, liveable and safe communities are sustained

by accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs”.

• Policy 1.1.3.2 a) encourages a mix of land uses that efficiently use land and resources and effectively use existing infrastructure, are freight-supportive, and minimize negative impacts to air quality and climate change.

• Policy 1.3.1 promotes economic development and competitiveness by “providing for

an appropriate mix and range of employment and institutional uses to meet long term needs; providing opportunities for a diversified economic base, including maintaining a range and choice of suitable Sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; encouraging compact, mixed-use development that incorporates compatible employment uses to support livable and resilient communities; and ensuring the necessary infrastructure is provided to support current and projected needs.”

• Policy 1.3.2.3 identifies that “Planning authorities shall protect employment areas in

proximity to major goods movement facilities and corridors for employment uses that require those locations.”

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• Promotes economic development that accommodates a range of industrial uses and property sizes;

• Directs industrial growth to an area adjacent to Highway 401, limiting need for freight travel through settlement areas; and

• Represents an efficient use of land and infrastructure.

4.2 Growth Plan for the Greater Golden Horseshoe (2017)

The Province recently announced a new Growth Plan for the Greater Golden Horseshoe (“Growth Plan”) which came into effect on July 1, 2017. The new Growth plan continues to support the development of complete communities and the establishment and protection of employment uses, including industrial uses. The Growth Plan policies outlined below are relevant to the Site and the Proposed Application:

Section 2.2.5 states that:

Economic development and competitiveness in the GGH will be promoted

by:

a) making more efficient use of existing employment areas and vacant and underutilized employment lands and increasing employment densities;

b) ensuring the availability of sufficient land, in appropriate locations, for a variety of employment to accommodate forecasted employment growth to the horizon of this Plan;

c) planning to better connect areas with high employment densities to transit; and,

d) integrating and aligning land use planning and economic development goals and strategies to retain and attract investment and employment.

Schedule 3 of the Growth Plan sets population and employment forecasts for municipalities within the Plan’s boundaries. The Region of Waterloo is required to plan to accommodate a total of 366,000 jobs by 2031, 383,000 jobs by 2036, and 404,000 jobs by 2041.

The Proposed Application is in conformity with the Growth Plan as it:

• Develops land designated for industrial development that is no longer in use by its current operations (once aggregate extractions cease);

• Provides industrial blocks for development that will be individually sized to accommodate users and is located adjacent to Highway 401;

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• Attracts industrial employment to the Township of North Dumfries while meeting the Official Plan and Zoning By-law requirements of the Township; and

• Assists the Region of Waterloo with accommodating forecasted employment growth.

4.3 Region of Waterloo Official Plan (2015)

The Region of Waterloo Official Plan (ROP) was adopted by the Region of Waterloo in June 2009 and received final approval from the Ontario Municipal Board in June 2016. The ROP provides goals and objectives for future growth and development within the Region.

The ROP anticipates continued growth in the Region and plans for sufficient lands to be made available for future residential, employment and other needs. Specifically, the ROP targets an employment forecast of 8,700 in the Township of North Dumfries by 2031.

The Site is located within the Highway 401/Regional Road 97 Employment Area, as shown in Figure 3. Section 2F.2 of the ROP states “Development within this designation

will generally be limited to privately serviced logistics and warehousing uses that require close access to the Highway 401 corridor to efficiently move goods into and out of the region”. Lands within the Highway 401/Regional Road 97 Employment Area designation

will be planned to meet or exceed a density target of 25 jobs per hectare.

Specifically, the ROP designates the Site “Prime Industrial/Strategic Reserve

(Unserviced)” in Map 3e. The ROP generally requires parcels within this designation to be greater than eight hectares in size.

The Proposed Application is in conformity with the Regional Official Plan in that it: • Provides further employment opportunities to meet Regional objectives; • Provides new industrial lands suitable for privately serviced logistics and

warehousing uses, as characterized for the Highway 401/Regional Road 97 Employment Area; and

• Provides parcels greater than 8.0 hectares in size.

4.4 Township of North Dumfries Official Plan (2013)

The Township of North Dumfries Official Plan provides a policy framework, including goals and objectives for land use planning decisions throughout the Township. The current Official Plan for the Township of North Dumfries was consolidated in December 2018.

The Site is designated “Prime Industrial/Strategic Reserve” in Map 2 – Planned Township Structure of the Official Plan, as shown in Figure 4. The intention of this designation is to

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provide additional opportunities for employment growth and business development within the Township.

Policy 2.6.7.2 limits development within the Prime Industrial/Strategic Reserve (Un-serviced) to parcels greater than eight hectares in size “unless otherwise comprised by such

considerations as design limitations associated with environmental features, property configurations, and the provision of new local roads or existing development”.

Furthermore, the Site is included in the Highway 401/Regional Road 97 Employment Area. Lands within the area are served to diversity and strengthen the local economy of the township. Policy 2.9.3.2.2 states “the Highway 401/Regional Road 97 Employment Area

designation will generally be limited to privately serviced logistics and warehousing uses that require close access to the Highway 401 corridor to efficiently move goods into and out of the region”.

The Proposed Application is in conformity with the Township Official Plan in that it: • Provides further employment opportunities to the Township;

• Provides parcels greater than 8 hectares in size; and

• Provides new industrial lands suitable for privately serviced logistics and warehousing uses, as characterized for the Highway 401/Regional Road 97 Employment Area.

4.5 Township of North Dumfries Zoning By-law 698-83

The Township of North Dumfries Zoning By-law 698-83 (“Zoning By-law”) zones the Site Zone 14, as shown on Figure 5. The Z14 regulations as described in Section 19A, is intended for the mineral extraction of properties.

The following uses are permitted in the Z14 zone:

• The making, establishment or operation of a pit or quarry

• Farming (except sod farming or commercial greenhouse and not including a residence or residential unit)

• Forestry

• The following uses only, accessory to the foregoing permitted uses:

a) Buildings or structures which are incidental to and directly related to the extraction operation and which are shown on the Site plan forming part of the license approval.

Nothing in the foregoing shall be deemed to permit any manufacturing, commercial or processing operation except for the screening, washing, crushing and storage of material mined on the Site.

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b) Any barn, shed, building or structure required as part of the farming operation except a residence or a residential unit.

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Key Map

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LEGEND

Township Urban Area

Township Designated

Greenfield Areas

Township Urban

Growth Centre

Built-Up Area*

Township Urban

Area Boundary

Highway 401/

Regional Road 97

Employment Area

Prime Industrial/Strategic

Reserve (Unserviced)

Township of

Wilmot

Township of

Woolwich

Township of

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City of

Kitchener

Township of

North Dumfries

City of

Cambridge

City of

Waterloo

MAP 3e

TOWNSHIP OF

NORTH DUMFRIES

TOWNSHIP URBAN AREA

AYR

* Built-Up Area includes all lands within the built boundary,

as established by the Province.

Note: This map forms part of the Official Plan of the

Regional Municipality of Waterloo and must be read

in conjunction with the policies of this Plan.

2015

Sources: Region of Waterloo, Ministry of

Energy and Infrastructure

LEGEND

Provincial Highway

Railway

Municipal Boundary

River

Regional Road

Region of Waterloo

International Airport

0

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Township of

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Township Designated Greenfield Areas Township Urban Growth Centre Built-Up Area* Township Urban Area Boundary Highway 401/ Regional Road 97 Employment Area Prime Industrial/Strategic Reserve (Unserviced) Township of Wilmot Township of Woolwich Township of Wellesley City of Kitchener Township of North Dumfries City of Cambridge City of Waterloo

MAP 3e

TOWNSHIP OF

NORTH DUMFRIES

TOWNSHIP URBAN AREA

AYR

* Built-Up Area includes all lands within the built boundary, as established by the Province.

Note: This map forms part of the Official Plan of the Regional Municipality of Waterloo and must be read in conjunction with the policies of this Plan.

2015

Sources: Region of Waterloo, Ministry of Energy and Infrastructure

LEGEND Provincial Highway Railway Municipal Boundary River Regional Road Region of Waterloo International Airport 0 0.5 1 2 Km

Region of Waterloo Official Plan

Source: Region of Waterloo (2015)

Figure

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MAP 2.27

Highway 401/

Regional Road 97

Employment Area

Note:

This map forms part of the Official Plan of the Township of North Dumfries and must be read

in conjunction with the other maps and policies of this Plan.

TOWNSHIP

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PLAN

Sources: Region of Waterloo

°

LEGEND Provincial Highway Railway Municipal Boundary River Regional Road 0 0.10.2 0.4 Km Local Road

* Built-Up Area includes all lands within the built boundary, as established by the Province.

LEGEND

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Special Policy Area

Prime Industrial/Strategic Reserve

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Highway 401/Regional Road 97 Employment Area

Site

Official Plan

Highway 401/Regional Road 97 Employment Area

Source: Township of North Dumfres (2013)

Figure

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01 Zoning Map North-West Township

This map is provided for illustrative purposes

only and may have errors. Reference should

be made to Schedules A and B of General

Zoning By-law 689-83. In the case of a

descrepancy between this map, and the Zoning

By-law and any amendments, the Zoning By-law

and any amendements will be used. (July 2019)

±

Legend

By-Law Exemptions No.

Zone 1 - Agriculture

Zone 2 - Rural Residential

Zone 2a - Rural Residential

Zone 2af - Rural Residential (flood plain)

Zone 3 - Rural Residential

Zone 3f - Rural Residential (flood plain)

Zone 4 - Urban Residential

Zone 4f - Urban Residential (flood plain)

Zone 4a - Urban Residential

Zone 4b - Urban Residential

Zone 4c - Urban Residential

Zone 4d - Urban Residential

Zone 5 - Urban Residentia

Zone 5a - Urban Residential

Zone 6 - Urban Commercial

Zone 6f - Urban Commercial (flood plain)

Zone 7 - Rural Commercial

Zone 8 - Service Station

Zone 9 - Industrial

Zone 9f - Industrial (flood plain)

Zone 10 - Industrial

Zone 11 - Industrial

Zone 12 - Open Space

Zone 12a - Envronmental Protection 1

Zone 12b - Envronmental Protection 2

Zone 12c - Envronmental Protection Overlay

Zone 13 - Institutional

Zone 14 - Mineral Aggregates

Zone 15 - Mobile Home Development

Regional Municipal Boundaries

text

Zoning Category

Zoning Code Text Symbol

Zone Code

Site

Agri Agri Agri Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç Ç 1 14 1 14 11 9 9 11 14 3 14 14 14 14 14 14 11 3 3 2 13 12 9 9 11 14 12 2a 7 3 12 12 13 12 13 3(f) 12a 13 Hwy 4 01 Alps Rd Roseville Rd Cedar Creek Rd Tr_us sle r R_d Du_m frie s R_d Greenfield R d New Dundee Rd N or_th um be rla nd_S t Plai ns R d K in gs_R d Whistle Bare Rd Fis ch er-H allm an_R d Ca_m er_on R_d Alps Rd W Re_id sv ille_R d Re_id el _D r Dodge D r Oxford Rd 8 Rife Rd Township Rd 12 Pa ul _Av e Da rre ll D_r Ea rl T ho_m ps on_R d Hwy 4 01

Zoning Map North-West Township

This map is provided for illustrative purposes only and may have errors. Reference should be made to Schedules A and B of General Zoning By-law 689-83. In the case of a descrepancy between this map, and the Zoning By-law and any amendments, the Zoning By-law and any amendements will be used. (July 2019)

±

Legend

By-Law Exemptions No.

Zone 1 - Agriculture Zone 2 - Rural Residential Zone 2a - Rural Residential

Zone 2af - Rural Residential (flood plain) Zone 3 - Rural Residential

Zone 3f - Rural Residential (flood plain) Zone 4 - Urban Residential

Zone 4f - Urban Residential (flood plain) Zone 4a - Urban Residential Zone 4b - Urban Residential Zone 4c - Urban Residential Zone 4d - Urban Residential Zone 5 - Urban Residentia Zone 5a - Urban Residential Zone 6 - Urban Commercial

Zone 6f - Urban Commercial (flood plain) Zone 7 - Rural Commercial

Zone 8 - Service Station Zone 9 - Industrial

Zone 9f - Industrial (flood plain) Zone 10 - Industrial Zone 11 - Industrial Zone 12 - Open Space

Zone 12a - Envronmental Protection 1 Zone 12b - Envronmental Protection 2 Zone 12c - Envronmental Protection Overlay Zone 13 - Institutional

Zone 14 - Mineral Aggregates Zone 15 - Mobile Home Development Regional Municipal Boundaries

text

Zoning Category

Zoning Code Text Symbol

Zone Code

Zoning By-law

Source: Township of North Dumfres (2019)

Figure

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5. Proposed Planning Applications

5.1 Zoning By-law Amendment

In order to permit industrial uses of the Site once the current aggregate extraction operations cease, a Zoning By-law Amendment is required. As such, the applicant is requesting a Zoning By-law Amendment from Zone 14 (Z14) to Zone 11 (Z11). Z11 as described in Section 17 of the Zoning Bylaw, supports general industrial uses.

The following are permitted uses in Z11:

• Any permitted use as listed in Zone 9 and any industrial use providing large scale processing, manufacturing, packaging, assembly, production, fabrication, testing, warehousing, stamping, treating, storage of good/products, or finishing, characterized by large physical size, production volumes and intensity or use. • Batching Plant, Temporary Asphalt Plant, Portable

• Fertilizer Manufacture, Mixing or Storage • Existing Auction Centre

• Existing Cement Batching Plant

• Restaurant or Place for Dispensing Refreshment to the Public including Drive-In or Take-out

• Accessory Uses

a) Accessory buildings or structures b) Accessory signs

Z11 is consistent with what is existing in the surrounding area to the east and south. The intended uses of the new industrial lands will be in character with the existing Z11 properties within the Highway 401/Regional Road 97 Employment Area.

5.2 Draft Plan of Subdivision

As shown in Figure 6, the proposed Draft Plan of Subdivision will subdivide the property into three industrial blocks in accordance with the large block “Strategic Industrial

Reserve”, with new road access off Cedar Creek Road. Subject to land swap approval of the existing stormwater management pond, a parcel of 2.88 hectares will be created at the north-west corner and provided to the Township.

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Highway 401 Industrial Road

Wainless Court

Waydom Drive

Cedar Creek Road

OWNER'S CERTIFICATE

SURVEYOR'S CERTIFICATE KEY PLAN

ADDITIONAL INFORMATION (UNDER SECTION 51(17) OF THE PLANNING ACT) THE DRAFT PLAN.

h) Municipal water supply

i) Sand and gravel with interlayers of finer grained silts and/or clayey deposits k) All sanitary and storm sewers as required

Project No.: 17166 Drawn By: S.L. Scale: 1:1,500 metric

Date: May 27, 2020

REVISIONS LAND USE SCHEDULE

LOTS/BLKS.

DESCRIPTION AREA (ha.)

I CERTIFY THAT THE BOUNDARIES OF THE LAND TO BE SUBDIVIDED AND THEIR RELATIONSHIP TO THE ADJACENT LANDS ARE CORRECTLY SHOWN. I AUTHORIZE THE GSP GROUP INC. TO PREPARE AND SUBMIT THIS DRAFT PLAN OF SUBDIVISION TO THE TOWNSHIP OF NORTH DUMFRIES.

MILL-GATE HOLDINGS INC. DATE

ROD LORD, O.L.S. DATE

DRAFT PLAN

OF SUBDIVISION

Part of Lot 32, Concession 11 Township of North Dumfries Regional Municipality of Waterloo N.T.S.

Dwg. File Name:

INFORMATION REQUIRED BY CLAUSES a,b,c,d,e,f,g,j and l ARE AS SHOWN ON

GSP

group PLANNING I URBAN DESIGN I LANDSCAPE ARCHITECTURE

gspgroup.ca dp17166e.dwg Industrial Lot Relocated SWM Pond Road Total 1-3 4 25.22 2.88 1.34 29.44

Existing Light Industrial

Existing Agricultural Existing Open Space

Existing Agricultural

Proposed Light Industrial

Automatic Welding Inc. Quick Truck Lube Grower's Choice Techo-Bloc Stage Door Transportation Cambridge Rigging Limited Canpar Existing SWM Pond Lot 1 8.31ha. Lot 2 8.00ha. Lot 3 8.91ha. Block 4 Proposed Relocated Stormwater Mangement Pond 2.88ha. Signalized Intersection Subject Property

MacDonald Tamblyn Lord Surveying Street One

Draft Plan of Subdivision

Source: GSP Group

Figure

6

(21)

6. Conclusion

GSP Group Inc. has been retained by Mill-Gate Holdings Ltd. to prepare a Planning Justification Report for a Zoning Bylaw Amendment and Plan of Subdivision for the property municipally known as 2852 Cedar Creek Road in the Township of North Dumfries. The Site is designated Prime Industrial/Strategic Reserve (Un-serviced) in the Township of North Dumfries Official Plan and zoned Z14 in the Township of North Dumfries Zoning Bylaw.

The proposed Zoning By-law Amendment to Z11 is necessary to permit industrial uses on the Site once current aggregate extraction operations cease. The proposed industrial Draft Plan of Subdivision is necessary to divide the Site into smaller blocks to accommodate the demand of smaller industrial users and to provide access from Cedar Creek Road.

This Planning Justification Report concludes that the Proposed Applications are justified for the following reasons:

• It is consistent with the policies of the Provincial Policy Statement; • It conforms with the Growth Plan for the Greater Golden Horseshoe; • It conforms with the Regional Official Plan Policies;

• It conforms with the Township of North Dumfries Official Plan policies;

• The requested Zoning Bylaw Amendment is appropriate and justified for the reasons set out in Section 5.1 of this Report;

• The Site will be privately serviced to meet demand of future industrial users;

• It is will result in appropriate density of the Site and provides compatible development with the surrounding area.

Planning Justification Report

Planning Justification Report

2852 Cedar Creek Road, North Dumfries

Mill-Gate Holdings Ltd.

Zoning By-law Amendment

Draft Plan of Subdivision

Planning Justification Report

Zoning By-law Amendment

Draft Plan of Subdivision

Township of North Dumfries

June 2020

Prepared for:

Mill-Gate Holdings Ltd.

207 Shoemaker St

Kitchener, ON

N2E 3E1

Prepared by:

GSP Group Inc.

201-72 Victoria St. S.

Kitchener, ON

N2G 4Y9

Contents

1. Introduction

1.1

Background

1.2

Supporting Studies

2. Site Context

2.1

Location and Description

2.2

Surrounding Area

Site

Site Context

AYR

Industrial

CITY OF KITCHENER

Industrial

ROSEVILLE

Surrounding Land Uses

3. Development Proposal

4. Planning Policy Framework

4.1

Provincial Policy Statement (2014)

4.2

Growth Plan for the Greater Golden Horseshoe (2017)

4.3

Region of Waterloo Official Plan (2015)

4.4

Township of North Dumfries Official Plan (2013)

4.5

Township of North Dumfries Zoning By-law 698-83

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