Proposed Powerline Road employment lands development raises traffic, agricultural concerns

This aerial image shows the approximately 108-hectare property at 986 and 1034 Powerline Rd. in Paris that is the subject of a draft plan of subdivision and zoning amendment application before the County of Brant. The proposal would create four industrial development blocks, stormwater management facilities and supporting infrastructure on lands north of Highway 403 and west of Rest Acres Road.

Casandra Turnbull

Managing Editor

A proposal to develop more than 108 hectares of employment lands along Powerline Road in Paris generated questions from County of Brant councillors about traffic impacts, agricultural compatibility and the future of a neighbouring dairy operation during a public planning meeting on June 9.

The application, submitted by Orlando Corporation through MHBC Planning, seeks draft plan of subdivision approval and a zoning bylaw amendment for lands at 986 and 1034 Powerline Road. The property is located north of Highway 403 and west of Rest Acres Road and has been designated as Prestige Employment Lands under the County's 2023 Official Plan. 

The proposal would create four industrial development blocks, along with a stormwater management facility, open space lands, a servicing corridor and lands to be conveyed to the Ministry of Transportation. 

According to planning documents, the site encompasses approximately 108.3 hectares (267.6 acres) with nearly 1.2 kilometres of frontage along Powerline Road. The lands are bordered by agricultural uses to the north and west, existing industrial development to the east, residential development to the northeast and Highway 403 to the south. 

No members of the public spoke either in support of or opposition to the application during the meeting.

However, councillors raised several concerns stemming from written submissions, including a letter from the Clement family of Waymar Jerseys, whose dairy operation and adjoining crop lands border the proposed development to the west. In their June 3 submission to the County, the family formally opposed the applications, citing concerns about agricultural compatibility, stormwater management, drainage impacts and the proposed increase in permitted building heights from 12 metres to 20 metres.

The family argued that taller industrial buildings could cast larger shadows onto neighbouring farmland, potentially affecting soil temperatures, crop emergence, growing conditions and yields. They noted that the affected lands are an integral part of their dairy operation and that any reduction in crop productivity could impact the viability of the farm business.

Councillor Jennifer Kyle questioned why an agricultural impact assessment was not among the studies submitted with the application.

“There’s a letter from family that farms directly beside the property in question. I noticed agricultural impact assessment was not on your list of studies. Is this something that will be undertaken?” Kyle asked, noting the Clement family concerns regarding their ongoing livestock operation.

Responding on behalf of the applicant, MHBC Planning representative Stephanie Murdich said an agricultural impact study was not required as part of the application process.

“Yes we did receive that public letter and shared with applicant. The resident’s lands are immediately to west of subject lands,” said Murdich.

She added that agricultural compatibility would have been considered when the lands were brought into the settlement area and designated for employment uses through the Official Plan review process.

“That being said what I can offer is there is significant distance proposed between any industrial buildings and the agricultural operation. We will be ensure to provide responses to those comments and any information that can answer their concerns,” she said.

Councillor Ella Haley also voiced concerns about potential impacts on the neighbouring dairy farm.

“I just feel this farm is worried about contaminants, and we need to have a bigger discussion about possible contaminants,” Haley said.

The Clements’ letter asks the County to carefully assess whether contaminants from the industrial development could be transported onto neighbouring agricultural lands and requests detailed hydrogeological and drainage studies demonstrating there will be no adverse impacts on farming operations.

Murdich told council the applicant would review concerns raised in the dairy farmer's letter, including questions surrounding potential contaminants and shadowing impacts.

Traffic was another recurring theme during council's discussion.

Councillor John Peirce expressed concern about the location of a proposed internal road connection, identified as Road B, which would align with an existing residence on the north side of Powerline Road.

“Road B is coming out directly in front of a residential house on the north side of powerline road — can we potential move that way from the front of that house,” Peirce asked.

Murdich responded that the issue had been reviewed through the traffic impact study and that adequate separation exists between the proposed intersection and the residential driveway. Peirce nevertheless requested that planners revisit the matter and ensure it is adequately addressed.

Councillor John Bell questioned how increased traffic generated by the development would affect Powerline Road and whether upgrades would be required.

“Powerline Road is going to get really really busy if there are exits from this development. What are plans to update powerline road for this development?” Bell asked.

County planner Ryan Cummins said those matters remain under review.

“We will be back with that information a future date,” said Cummins, noting the lands fall within the Ministry of Transportation's corridor control area and are subject to MTO approval.

Additional traffic information is expected to be submitted as part of the review process, including consideration of traffic impacts associated with the Ministry of Transportation's planned roundabout improvements at the Highway 403 interchange.

Councillor Brian Coleman suggested the application be reviewed by the county's Agriculture Advisory Committee before staff formulate recommendations.

“Agriculture Advisory committee meets June 22, is there a possibility that this application come before that committee. Now is the time to make comments, not after staff makes recommendations,” said Coleman.

The proposed zoning amendment would create two site-specific light industrial zones permitting buildings up to 20 metres in height. 

One portion of the development would also allow uses such as chemical and pharmaceutical industries, food processing plants and processed goods industries, subject to site-specific regulations. 

The June 9 meeting served as the statutory public meeting for the application. No decision was made by council, and the proposal will return at a future date following additional technical review and staff recommendations.