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Planning Justification Report Planning Justification Report 2852 Cedar Creek Road, North Dumfries Mill-Gate Holdings Ltd. Zoning By-law Amendment Draft Plan of Subdivision June 2020 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 1.1 Background ............................................................................................................... 1 1.2 Supporting Studies .................................................................................................... 1 2. Site Context ........................................................................................................................ 3 2.1 Location and Description ........................................................................................... 3 2.2 Surrounding Area ...................................................................................................... 3 3. Development Proposal ....................................................................................................... 5 4. Planning Policy Framework ................................................................................................ 6 4.1 Provincial Policy Statement (2014) ............................................................................ 6 4.2 Growth Plan for the Greater Golden Horseshoe (2017) ............................................. 7 4.3 Region of Waterloo Official Plan (2015) ..................................................................... 8 4.4 Township of North Dumfries Official Plan (2013) ....................................................... 8 4.5 Township of North Dumfries Zoning By-law 698-83 ................................................... 9 5. Proposed Planning Applications ....................................................................................... 11 5.1 Zoning By-law Amendment ...................................................................................... 11 5.2 Draft Plan of Subdivision ......................................................................................... 11 6. Conclusion........................................................................................................................ 12 Figures: Figure 1 – Site Location Figure 2 – Surrounding Uses Figure 3 – Official Plan Designation – Planned Township Structure Figure 4 – Official Plan Designation – Highway 401/Regional Road 97 Employment Area Figure 5 – Current Zoning Figure 6 – Draft Plan of Subdivision 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. Planning Justification Report | 2852 Cedar Creek Rd 1 GSP Group | June 2020 This Planning Justification Report should be read in conjunction with the above studies. Planning Justification Report | 2852 Cedar Creek Rd 2 GSP Group | June 2020 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. Aerial View of the Site (Google Earth, 2018) 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 Planning Justification Report | 2852 Cedar Creek Rd 3 GSP Group | June 2020 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. Planning Justification Report | 2852 Cedar Creek Rd 4 GSP Group | June 2020 Site Figure Site Context Source: Google Earth (2018) 1 Planning Justification Report | 2852 Cedar Creek Road GSP Group | June 2020 CITY OF KITCHENER ROSEVILLE Industrial Industrial AYR Figure Surrounding Land Uses Source: Google Earth (2018) 2 Planning Justification Report | 2852 Cedar Creek Rd GSP Group | June 2020 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. Planning Justification Report | 2852 Cedar Creek Rd 5 GSP Group | June 2020 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
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