Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: May 22, 2026
CASE NO.: OLT-25-000346
PROCEEDING COMMENCED UNDER subsection 34(19) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Appellant: FNF Enterprises Inc.
Subject: By-law No. 25-014
Description: To permit two industrial warehouse buildings
Reference Number: 25-029-CD
Property Address: 229, 235, 239 and 247 Royal Oak Road
Municipality/UT: Cambridge/Waterloo
OLT Case No.: OLT-25-000346
OLT Lead Case No.: OLT-25-000346
OLT Case Name: FNF Enterprises Inc. v. Cambridge (City)
BEFORE:
P. TOMLIN Friday, the 22^nd^ MEMBER day of May, Year
THESE MATTERS having come before the Tribunal as a written Hearing to consider a settlement reached between FNF Enterprises Inc. and the City of Cambridge with respect to the lands known municipally as 229, 235, 239 and 247 Royal Oak Road (“subject lands”);
AND THE TRIBUNAL having reviewed the materials filed in support of the settlement, including the affidavit evidence of Kristen Barisdale (RPP, MCIP) sworn April 29, 2026, whom the Tribunal herein recognizes as qualified to assist in its deliberations through opinion evidence in the area of land use planning;
AND THE TRIBUNAL having accepted the uncontroverted affidavit evidence of Ms. Barisdale, demonstrating that the Proposed Development:
- provides for future employment uses;
- provides additional suitable sites in the City to accommodate future industrial/business employment growth;
- contributes to the City’s diversified and strong economic base;
- assists the Region to accommodate the forecasted employment growth;
- can be developed using existing municipal services;
- addresses land use compatibility by restricting the range of future business employment/industrial uses permitted; and
- includes compatibility considerations by providing separation between industrial and non-industrial uses and the inclusion of additional screening and buffering considerations.
THE TRIBUNAL FINDS that the proposed Zoning By-law Amendment has appropriate regard for all applicable matters of provincial interest as set out in s. 2 of the Planning Act, is consistent with the Provincial Planning Statement, 2024, conforms with the Regional Official Plan, the City of Cambridge Official Plan and is representative of good planning in the public interest.
NOW THEREFORE
THE TRIBUNAL ORDERS THAT the appeal is allowed, in part, and By-law No. 25- 014 for the City of Cambridge by FNF Enterprises Inc. is hereby amended as set out in Attachment 1 to this Order, and the municipal clerk is authorized to assign a number to and format, as may be necessary, the Zoning By-law for record keeping purposes.
THE TRIBUNAL FURTHER ORDERS that no costs shall be awarded to any party in connection with this proceeding or Order (at the request and on consent of the parties).
“Matthew D.J. Bryan”
MATTHEW D.J. BRYAN
REGISTRAR
Ontario Land Tribunal
Website: olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.
Schedule “A”
DESCRIPTION OF SUBJECT LANDS
PIN: 03768-0544 (LT)
DESCRIPTION: PT LT 26-27 CON BEASLEY'S BROKEN FRONT TWP OF WATERLOO AS IN 261463 & 284635, SAVE & EXCEPT PT 5 ON 58R17716; CITY OF CAMBRIDGE
PIN: 03768-0058 (LT)
DESCRIPTION: LT 3 PL 1147 CAMBRIDGE; CITY OF CAMBRIDGE
PIN: 03768-0059 (LT)
DESCRIPTION: LT 2 PL 1147 CAMBRIDGE
PIN: 03768-0060 (LT)
DESCRIPTION: LT 1 PL 1147 CAMBRIDGE; CITY OF CAMBRIDGE
Schedule “B”
Zoning By-law
THE CORPORATION OF THE CITY OF CAMBRIDGE BY-LAW 25-014
Being a by-law to amend Zoning By-law 150-85, as amended with respect to land municipally known as 229, 235, 239 and 247 Royal Oak Road
WHEREAS Council of the City of Cambridge has the authority pursuant to Section 34 of the Planning Act, R.S.O. 1990, c. P. 13, as amended to pass this By-law;
WHEREAS this by-law conforms to the City of Cambridge Official Plan, as amended;
AND WHEREAS the Ontario Land Tribunal deems it to be desirable for the future development and use of the lands described above;
NOW THEREFORE BE IT RESOLVED THAT the Corporation of the City of Cambridge enacts as follows:
THAT this by-law shall apply to lands described as Part of Lots 26 and 27, Beasley’s Broken Front Concession, Lots 1 to 3, Plan 1147 in the City of Cambridge, Regional Municipality of Waterloo and shown on Schedule ‘A’ attached hereto and forming part of the by-law;
THAT Schedule ‘A’ to City of Cambridge Zoning By-law 150-85, as amended, is hereby amended by changing the zoning classification of the lands shown in heavy black in the attached Schedule ‘A’ to this By-law from R1 and OS1 to M1 “s.4.1.481” and OS1 “s.4.1.481”;
THAT the aforesaid City of Cambridge Zoning By-law No. 150-85, as amended, is hereby further amended by adding the following subsection under section 4.1 thereof:
4.1.481 229, 235, 239 and 247 Royal Oak Road
- Notwithstanding the provisions of Section 3.4.2.1 (c), 3.4.2.2.(a), (h), (i), (k), (n), (r), (u) and (w) 3.4.3.1(l), and 3.4.3.2(f) and (k) of this By-law, the following regulations shall apply to the lands in that M1 zone classification to which parenthetical reference to “s.4.1.481” is made on Schedule ‘A’ attached to and forming part of this By-law:
a) In addition to those uses already prohibited in the M1 zone classification, the following additional uses are prohibited:
i. Motel and/or hotel
ii. Daycare and/or childcare centre
iii. Stamping, treating, refining and/or distilling of products, goods, materials, patterns, tools and dies
iv. A dry-cleaning plant in which a depot for the receipt and delivery of dry-cleaned articles may also be provided
v. A motor vehicle repair shop or auto body repair shop
vi. A lumber yard
vii. A propane transfer facility or private propane transfer facility
viii. An establishment for the display, sales and services of industrial and commercial motor vehicles and motorized equipment having a gross vehicle weight of at least 5600 kg
ix. An establishment for the storage and recycling of tires
x. A landscaping and garden centre sales and service
b) Industrial uses are only permitted within an enclosed building
c) No outdoor storage of any kind, including but not limited to; equipment; goods; materials; dumping; scrap metal, garbage or refuse shall be permitted
d) No speakers or other amplification equipment shall be permitted on the lands except within wholly enclosed buildings
e) Loading facilities, overhead bay or service bay doors shall only be permitted at the rear of buildings
f) A minimum side yard and/or rear yard of 20.0 metres abutting a residential use class zone
g) A solid fence not less than 1.8 metres in height shall be provided and maintained adjacent to residential use class zones, except along the westerly lot line, to run the length of the industrial building, including all parking areas, where a solid pre-cast concrete fence not less than 2.44m in height shall be provided and maintained
h) A minimum 3 metre enhanced planting strip shall be provided and maintained along the west side of the property where it abuts the residential use class zone. It shall be planted with perennial grasses and trees pursuant to Appendix 4 of the Zoning By-law to the satisfaction of the City
i) Visual screening for rooftop mechanical equipment is required
- Notwithstanding the provisions of Section 2.2.1, the following provisions will apply:
a) A minimum parking requirement of 198 spaces for the building west of the Open Space zoning
b) A minimum parking requirement of 55 spaces for building east of the Open Space zoning
- In addition to the provisions of Section 3.5.1.1, the following regulations shall apply to the lands in that OS1 zone classification to which parenthetical reference to “s.4.1.481” is made on Schedule ‘A’ attached to and forming part of this By-law:
a) That the existing stone house, cellular tower, and gravel driveway be permitted.
- AND THAT this by-law shall come into force and effect on the day it is approved by the Ontario Land Tribunal.
Schedule A
Purpose and Effect of By-law No 25-014
The purpose and effect of this by-law is to amend the zoning classification of the lands legally described as Part of Lots 26 and 27, Beasley’s Broken Front Concession, Lots 1 to 3, Plan 1147 in the City of Cambridge, Regional Municipality of Waterloo, in the City of Cambridge, Regional Municipality of Waterloo from R1 and OS1 to the M1 “S.4.1.481” and OS1 s.4.1.481 to facilitate the development of two industrial buildings and protect the existing natural heritage feature on the subject lands