210119 Council Planning MIN 1
The Corporation of the Town of Tillsonburg
Council Planning Meeting
MINUTES
Tuesday, January 19, 2021
4:30 PM
Electronic Meeting
ATTENDANCE: Mayor Molnar
Deputy Mayor Beres
Councillor Esseltine
Councillor Gilvesy
Councillor Luciani
Councillor Parker
Councillor Rosehart
Staff: Kyle Pratt, Chief Administrative Officer
Michelle Smibert, Town Clerk
Eric Gilbert, Senior Planner
Carlos Reyes, Director of Operations
Geno Vanhaelewyn, Chief Building Official
Amelia Jaggard, Deputy Clerk
_____________________________________________________________________
1. Call to Order
2. Adoption of Agenda
Resolution # 2021-030
Moved By: Councillor Parker
Seconded By: Councillor Esseltine
THAT the Agenda as prepared for the Council Planning meeting of January 19,
2021, be approved.
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Carried
3. Disclosures of Pecuniary Interest and the General Nature Thereof
No disclosures of pecuniary interest were declared.
4. Adoption of Council Planning Minutes of Previous Meeting
5. Public Meetings
5.1 Applications for Official Plan Amendment, Draft Plan of Subdivision
and Zone Change OP20-18-7, SB20-06-7 and ZN 7-20-16 (Southside
Construction Management Limited)
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. The Planner noted that this
application would create a 103 lot subdivision.
There was a previous development application that lapsed on this
property. Agency comments will be included as part of the necessary
approvals. There are some archeological resources that have been
identified and as such staff have noted that parkland is not ideal in this
location and that parkland is not required as part of this development. Staff
is recommending approval of this application.
Council asked the applicant about the time frame and Southside Group
noted they would like to proceed right away. Council asked about
affordable housing options and Southside Group indicated they have
some experience with that type of development.
Resolution # 2021-031
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
THAT Council approve in principle the zone change application (File No.
ZN 7-20-16) submitted by Southside Construction Management Inc., for
lands legally described as Lot 8, Concession 11 (Dereham) in the Town of
Tillsonburg, to rezone the lands Special Low Density Residential Type 2
Holding Zone, Special Medium Density Residential Holding Zone, Passive
Use Open Space Zone, to facilitate the proposed draft plan of subdivision;
AND THAT Council advise County Council that the Town supports the
application to amend the County Official Plan (File No. OP 20-18-7),
submitted by Southside Construction Management Inc, for lands legally
described as Lot 8, Concession 11 (Dereham), in the Town of Tillsonburg,
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to redesignate a portion of the subject lands from ‘Medium Density
Residential’ to ‘Low Density Residential’, to facilitate a proposed cul de
sac with 16 single detached dwellings;
AND FURTHER THAT Council advise County Council that the Town
supports the application for draft plan of subdivision, File No. SB 20-06-7,
submitted by Southside Construction Management Inc., for lands legally
described as Lot 8, Concession 11 (Dereham), in the Town of Tillsonburg,
consisting of 103 lots for single-detached dwellings, two medium density
residential blocks, a stormwater management block, and a proposed
parkland block served by 4 new local streets, subject to the conditions of
draft approval contained in report CP 2021-14.
Carried
5.2 Applications for Official Plan Amendment and Zone Change OP 20-
13-7 and ZN 7-20-14 (Escalade Property Corporation and 1822094
Ontario Inc.)
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. The lands were used as a lumber
yard and now the applicant would like to construct apartment buildings. A
solar shadowing study was prepared for this application. The shadowing
shows limited impacts on the surrounding properties which is within
guidelines/acceptable limits. Staff supports the approval of the
applications.
Councillor Parker asked if any work would be required on First Street as a
result of this application? The Planner noted that any upgrades would be
done as part of the site plan process.
Barb Rosser, agent for the owner spoke to the applications. There were
severance applications recently approved to ensure a more regularly
shaped parcels and these applications will be finalized shortly. This
building design has been used in the past and in Tillsonburg. Barb noted
that this use is compatible with adjoining land uses.
The Deputy Mayor noted this development will be in close proximity to
emergency services and asked if there is any consideration of noise with
the residents in the apartment building. The owner noted he can address
any noise abatement issues using concrete and windows in his
construction of the building.
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Resolution # 2021-032
Moved By: Councillor Gilvesy
Seconded By: Councillor Rosehart
THAT Council support the application to amend the County Official Plan
(File No. OP 20-13-7), submitted by 1822094 Ontario Inc & Escalade
Property Corporation, for lands legally described as Part of Lots 293, 341,
423-426, Lots 420-422, Plan 500, in the Town of Tillsonburg, to
redesignate the subject lands from ‘Service Commercial’ to ‘High Density
Residential’, to facilitate the development of two 5-storey, 49 unit
apartment buildings on the said lands;
AND THAT Council approve in principle the zone change application (File
No. ZN 7-20-14) submitted by 1822094 Ontario Inc & Escalade Property
Corporation, for lands legally described Part of Lots 293, 341, 423-426,
Lots 420-422, Plan 500, in the Town of Tillsonburg, to rezone the lands
from ‘Service Commercial Holding Zone (SC-H)’ to ‘Special High Density
Residential Zone (RH-5)’ to facilitate the development of two 5-storey, 49
unit apartment buildings on the subject lands.
Carried
Mayor Molnar left the meeting at 5:15 p.m.
5.3 Application for Zone Change ZN 7-20-17 (2563557 Ontario Inc)
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. The proposed development is a
phased condominium complex. The proposed zoning is required to
address the site specific requirements for this development. Staff are
asking that the uses provide all required parking.
The applicant was present at the meeting and he noted that the uses that
he is proposing will support the community and neighbouring uses.
Councillor Gilvesy asked if the Fire Department reviewed the application
and if they provided any comments. The Planner noted that the Fire
Department did provide comments on the site plan application.
Resolution # 2021-033
Moved By: Councillor Luciani
Seconded By: Councillor Esseltine
THAT Council approve-in-principle the zone change application submitted
by 2563557 Ontario Inc, whereby the lands described Blocks 21, 22, 23,
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24, Plan M-155, Daisy Court & Daffodil Avenue, in the Town of Tillsonburg
known municipally as 361 Quarter Town Line are to be rezoned from ‘Low
Density Residential Type 1A Zone (R1A)’ & ‘ Medium Density Residential
Zone (RM)’ to ‘Special Medium Density Residential Zone (RM-7)’ &
‘Special Neighbourhood Commercial Zone (NC-6) to facilitate the
development of a residential development consisting of 104 dwelling units
and a neighbourhood commercial block.
Carried
5.4 Application for Zone Change ZN 7-20-18 (S.S.A. Canada Inc) (Blunt
and Cherry Limited)
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. The zoning by-law can't permit
cannabis as a use but rather a retail outlet where cannabis can be sold.
New commercial development should be located in the downtown area.
The staff is recommending that the application not be approved. If Council
does choose to allow the application, then staff is recommending that a
temporary use by-law be approved (3 year period).
Councillor Luciani asked about the length of a temporary use by-law and
the Planner noted it would be three years. Councillor Gilvesy asked about
extensions for the temporary use and the Planner noted that it would be a
new application coming forward every 3 years. Councillor Esseltine asked
about prohibition of residential development above a cannabis retail store
and the Planner noted that the AGCO indicated this is not the case.
The applicant, Ms. Lieu, noted that she didn't realize there was a special
zoning for commercial development in Tillsonburg. She said the location
proposed provides for increased access to this product. She feels that the
proposal would make the area safer as security guards and also
surveillance cameras would be required as part of the licensing guidelines.
The applicant said they looked for options in the downtown during 2019
and there weren't any at that time.
Councillor Parker asked if they received their licence from the AGCO and
the applicant noted that the licence has not yet been obtained. Councillor
Rosehart noted her support for the application. Councillor Luciani asked
about details of the proposed store and what the applicant is planning to
do in terms of upgrading the building. The applicant noted that she would
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like to enhance the lighting and the retail would go in front with storage
behind it. She clarified that residential is not present on the site.
There was one letter of objection received which was circulated to Council
in advance of the meeting.
Resolution # 2021-034
Moved By: Councillor Esseltine
Seconded By: Councillor Parker
THAT notwithstanding the staff recommendation, Council approve a zone
change application submitted by S.S.A. Canada Inc., whereby the lands
described as Part Lot 31, Plan 1653, and Part 2 of 41R-9189, Town of
Tillsonburg, known municipally as 145 Simcoe Street are to be rezoned
from ‘Service Commercial Zone (SC)’ to ‘Special Service Commercial
Zone (SC-xx)’ to permit a retail store as an additional permitted use on the
subject lands AND should the cannabis use cease then Town staff be
directed to submit a zone change application to remove the additional
permitted retail use from the property.
Carried
5.5 ZN 7-20-01 Town of Tillsonburg Housekeeping Amendment for
Zoning By-Law No. 3295
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. The last housekeeping update was
done in 2012.
Source water protection will now be included in the Zoning By-Law and
some interpretation issues are being addressed as well as some
definitions. Staff have reviewed the recent minor variance applications and
are making some tweaks to the regulations. Dwelling units in the
downstairs were reviewed and it was determined that this be removed.
This is best addressed through the building code. and will likely allow
some additional dwelling units within a cellar.
Resolution # 2021-035
Moved By: Councillor Parker
Seconded By: Councillor Luciani
THAT Council approve-in-principle the proposed Zoning By-law
amendment (File ZN 7-20-01) to introduce “housekeeping” amendments
to Town Zoning By-law No. 3295.
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Carried
6. Planning Reports
7. New Business
8. Motions/Notice of Motions
Mayor Molnar joined the meeting at 6:07 p.m.
Councillor Parker noted that his concern about the closure of the transfer station
is more about the process then the end result. Councillor Parker then read aloud
a resolution that was passed at a meeting in March when COVID hit. He
indicated that the note (that staff take any necessary action as long as Council is
informed) following the resolution to close certain facilities was not direction
provided by Council. Councillor Parker noted this should be a Council decision
and added that the transfer station is able to be open due to legislation and it can
be safe facility by enabling social distancing. By closing it, it will increase
dumping like it did in the spring.
The Deputy Mayor suggested that the motion may want to be amended to
indicate that Health guidelines will be followed.
Resolution # 2021-036
Moved By: Councillor Parker
Seconded By: Councillor Gilvesy
THAT the Transfer station be re-opened provided that Health Unit guidelines are
maintaned.
Defeated
9. By-Laws
10. Confirm Proceedings By-law
Resolution # 2021-037
Moved By: Councillor Gilvesy
Seconded By: Councillor Rosehart
THAT By-Law 2021-008, to Confirm the Proceedings of the Council Planning
meeting held on January 19, 2021, be read for a first, second, third and final
reading and that the Mayor and the Clerk be and are hereby authorized to sign
the same, and place the corporate seal thereunto.
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Carried
11. Adjournment
Resolution # 2021-038
Moved By: Councillor Luciani
Seconded By: Councillor Esseltine
THAT the Council Planning meeting of January 19, 2021, be adjourned at
6:18.pm.
Carried