MHBC Planning on behalf of 10005335725 Ontario Inc. has submitted Official Plan Amendment, Zone Change and Draft Plan of Subdivision application for the property at 1665 Scotch Line Road. The subject lands are located on the east side of Elmira, south of South Field Drive, north of Scotch Line Road and west of New Jerusalem Road.

The 54.93 hectare (135.7 acre) property is generally rectangular in shape, with approximately 36.5 hectares (90.2 acres) being developable and a 3.9 hectare (9.6 acre) block for future development. The property currently has a farm with several barns and a residential dwelling. The site gently slopes towards the west, with approximately 6.2 hectares (15.3 acres) of the property identified as being protected for environmental features. The site is also located adjacent to the CN Railway tracks that are along the westerly property line. Lands to the north, east and south are currently agricultural lands. Beyond the environmental lands to the west is a large industrial area in Elmira.

The applicant is proposing an industrial subdivision with the following:

  • Industrial Blocks (11 Blocks)
  • Future Industrial Development (1 Block)
  • Stormwater Management Block
  • Open Space Block
  • Pumping Station Block
  • Public Road System
  • Future Development or Future Road connections to Scotch Line Road (2 Blocks)

The property is primarily within the Elmira Settlement Boundary and designated Industrial, East Industrial Policy Area, Environmental Protection, Natural Hazard in Section 7.29 of the Township Official Plan and a small portion of the lands that are not within the Settlement Boundary that are designated Prime Agricultural Area. It is noted that the lands that are not located within the Settlement Boundary are located within the future Settlement Boundary lands as approved through Regional Official Plan Amendment 6 (ROPA 6), it is also noted that these lands are included within the Settlement Boundary as part of the Official Plan Review.For the purpose of this Official Plan Amendment application the applicants have requested a Settlement Boundary expansion as identified within the current Official Plan to expand to the Settlement Boundary as contained within ROPA 6 and as directed by the Province.

The developable portion of the property is zoned Agricultural (A), which permits agricultural uses as well as a single detached dwelling as well as some additional ancillary uses. The applicant is proposing to amend the Zoning By-law from Agricultural (A) to Employment 5 (EM-5). The EM-5 zone permits a wide range of employment use, including industrial as well as a variety of cleaner employment uses. For the portion of lands proposed for the stormwater management pond, the applicant is proposing to zone these lands as Open Space (O-1).For the areas impacted by the environmental feature(s), the applicant is proposing to zone these lands as Open Space (O-2).

The application is proposed to be implemented through a Plan of Subdivision. This generally means that the road network and the utilities would be publicly owned after assumption. It is noted that there are some additional discussions necessary to determine the final alignment of the Regional Road that will transect the development from north to south.


The applicant has submitted the following documents / studies in support of this application:

  • Application forms for Official Plan Amendment, Zoning By-law Amendment and Plan of Subdivision;
  • Draft Plan of Subdivision;
  • The Draft Plan of Subdivision, prepared by MHBC Planning;
  • Planning Report, prepared by MHBC;
  • Functional Water Servicing Report, prepared by SBM;
  • Functional Sanitary Servicing Report, prepared by SBM;
  • Functional Stormwater Management and Water Balance Report, prepared by SBM;
  • Preliminary Servicing Plans, prepared by SBM;
  • Floodplain Modeling Report, prepared by SBM;
  • Geotechnical Investigation, prepared by CVD;
  • Hydrogeological Investigation, prepared by CVD;
  • Borehole Location Plan and Well Records;
  • Scoped Environmental Impact Study, prepared by Aboud & Associates;
  • Tree Inventory and Protection Plan, prepared by Aboud & Associates;
  • Land Use Compatibility Study, prepared by HGC Noise Vibration Acoustics;
  • Scoped Transportation Impact Study, prepared by Paradigm Transportation Solutions Inc.;
  • Stage 1 and 2 Archaeological Assessments, prepared by Archaeological Research Associates Ltd; and,
  • Ministry of Citizenship and Multiculturalism Acknowledgement Letter confirming the Archaeological Assessment has been entered into the Ontario Public Register.