210517 Planning Council Meeting AgendaThe Corporation of the Town of Tillsonburg
Council Planning Meeting
AGENDA
Monday, May 17, 2021
4:30 PM
Electronic Meeting
1.Call to Order
2.Adoption of Agenda
Proposed Resolution #1
Moved By: ________________
Seconded By: ________________
THAT the Agenda as prepared for the Council Planning meeting of May 17, 2021, be
approved.
3.Disclosures of Pecuniary Interest and the General Nature Thereof
4.Adoption of Council Planning Minutes of Previous Meeting
Proposed Resolution #2
Moved By: ________________
Seconded By: ________________
THAT the minutes of the Council Planning meeting held on April 19, 2021, be approved.
5.Public Meetings
Proposed Resolution #3
Moved By: ________________
Seconded By: ________________
THAT Council move into the Committee of Adjustment to hear applications for Minor
Variance at ___ p.m.
5.1.Application for Minor Variance Supplementary Report A05-21 (Wrenmark Limited)
Proposed Resolution #4
Moved By: ________________
Seconded By: ________________
THAT the Committee of Adjustment approve Application File A05/21 submitted by
Wrenmark Limited, for lands described as Lot 135, Plan M-16, Town of Tillsonburg,
as it relates to:
1. Relief from Section 9.2 - RM Zone Provisions – Exterior Side Yard, to reduce the
minimum required exterior side yard width from 7.5 m (24.6 ft) to 6.42 m (21 ft);
2. Relief from Section 5.24.3 - Table 5.24.3 - Location and Setback Requirements for
Parking Areas, to permit parking in the front yard and exterior side yard, in lieu of the
rear yard or interior side yard, to facilitate the construction of two 2-storey multiple
unit dwellings;
3. Relief from Section 9.2.1- Distance Between Multiple Unit Dwellings on One Lot, to
reduce the minimum distance between the exterior walls of two multiple unit dwellings
from 12.5 m (41 ft) to 3.6 m (11.8 ft);
5.2.Application for Minor Variance A09-21 (2385667 Ontario Limited)
Proposed Resolution #5
Moved By: ________________
Seconded By: ________________
THAT the Committee of Adjustment approve Application File A09-21, submitted by
2385667 Ontario Limited, for lands described as Lot 42, Draft Plan SB 18-02-7, Town
of Tillsonburg, as it relates to:
1. Relief of Section 7.2, R2 Zone Provisions – Front Yard, Minimum Depth, to
decrease the minimum required front yard depth from 6.0 m (19.7 ft) to 4.39 m (14.4
ft), to facilitate the construction of a single detached dwelling.
Subject to the following conditions:
a) The applicant shall obtain a building permit for the proposed single detached
dwelling within one year of the date of the Committee’s Decision.
b) That the proposed relief shall only apply upon registration of Draft Plan of
Subdivision SB 18-02-7.
5.3.Application for Minor Variance A10-21 (E & E McLaughlin Limited)
Proposed Resolution #6
Moved By: ________________
Seconded By: ________________
THAT the Committee of Adjustment approve Application File A10-21, submitted by E
& E McLaughlin Limited, for lands described as Lot 2, Plan 41M-205, Town of
Page 2 of 73
Tillsonburg, as it relates to:
1. Relief from Table 7.2 – R2 Zone Provisions, to reduce the minimum required lot
depth from 30 m (98.4 ft) to 26.5 m (86.9 ft), to facilitate the construction of a future
single detached dwelling.
Subject to the applicant obtaining a building permit for the proposed single detached
dwelling within one year of the date of the Committee’s Decision.
5.4.Application for Minor Variance A11-21 (Dalm Construction Limited)
Proposed Resolution #7
Moved By: ________________
Seconded By: ________________
THAT the Committee of Adjustment approve Application File A11-21, submitted by
Dalm Construction Limited, for lands described as Lot 1, Plan 41M-218, in the Town
of Tillsonburg, as it relates to:
1. Relief from Section 6.2 - R1 Zone Provisions, to increase the maximum permitted
lot coverage from 35% to 38%, to facilitate the construction of a single detached
dwelling on the subject lands.
Subject to the applicants obtaining a building permit for the proposed single detached
dwelling within one year of the date of the Committee’s Decision.
Proposed Resolution #8
Moved By: ________________
Seconded By: ________________
THAT Council move out of the Committee of Adjustment and move back into regular
Council session at ___ p.m.
6.Planning Reports
6.1.Application for Consent and Minor Variance B21-07-7; A21-02-7 (Andrew Leliveld
and Meagan Nicolson)
Proposed Resolution #9
Moved By: ________________
Seconded By: ________________
THAT Council advise the Oxford County Land Division Committee that the Town
supports Minor Variance Application A21-02-7 submitted by Andrew and Meghan
Leliveld for lands described as Lot 9, Plan 500, in the Town of Tillsonburg, as it
relates to:
1. Relief from Section 7.2, Table 7.2 – R2 Zone Provisions, to reduce the minimum lot
depth from 30 m (98.4 ft) to 22.8 m (74.8 ft) for the lots to be severed and retained;
2. Relief from Section 7.2, Table 7.2 – R2 Zone Provisions, to reduce the minimum
Page 3 of 73
required rear yard depth from 7.5 m (24.6 ft) to 5.0 m (16.4 ft) for the lot to be
retained;
AND FURTHER THAT Council advise the Oxford County Land Division Committee
that the Town supports the proposal to sever the subject property, subject to the
conditions contained in Oxford County Staff Report CP 2021-141.
7.New Business
8.Motions/Notice of Motions
9.By-Laws
10.Confirm Proceedings By-law
Proposed Resolution #10
Moved By: ________________
Seconded By: ________________
THAT By-Law 2021-056, to Confirm the Proceedings of the Council Planning meeting held
on May 17, 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.
11.Adjournment
Proposed Resolution #11
Moved By: ________________
Seconded By: ________________
THAT the Council Planning meeting of May 17, 2021 be adjourned at ____ p.m.
Page 4 of 73
1
The Corporation of the Town of Tillsonburg
Council Planning Meeting
MINUTES
Monday, April 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, Director of Corporate Services/Clerk
Eric Gilbert, Senior Planner
Carlos Reyes, Director of Operations and Development
Amelia Jaggard, Deputy Clerk
_____________________________________________________________________
1. Call to Order
The meeting was called to order at 4:30 p.m.
2. Adoption of Agenda
Resolution # 2021-188
Moved By: Councillor Rosehart
Seconded By: Councillor Gilvesy
THAT the Agenda as prepared for the Council Planning meeting of April 19,
2021, be approved.
Page 5 of 73
2
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
Resolution # 2021-189
Moved By: Deputy Mayor Beres
Seconded By: Councillor Esseltine
THAT the minutes of the Council Planning meeting held on February 16, 2021,
be approved.
Carried
5. Public Meetings
Resolution # 2021-190
Moved By: Councillor Luciani
Seconded By: Deputy Mayor Beres
THAT Council move into the Committee of Adjustment to he ar applications for
Minor Variance at 4:33 p.m.
Carried
5.1 Application for Minor Variance A02-21 (Jones)
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. Staff recommend approval of the
application.
Opportunity was provided for comments and questions from Council.
The agent, Travis Sherman, was in attendance to provide support for the
application. Mr. Sherman confirmed that the current accessory building
would be removed and replaced with the proposed pool shed.
No members of the public appeared before Council either in support of or
opposition to the application.
Page 6 of 73
3
Resolution # 2021-191
Moved By: Councillor Gilvesy
Seconded By: Councillor Rosehart
THAT the Committee of Adjustment approve Application File A02-21,
submitted by Steffanie Hartnell and Dale Jones, for lands described as Lot
35, Plan 41M-251, Town of Tillsonburg, as it relates to:
1. Relief from Section 5.1- Table 5.1.1.4 - Regulations for Accessory
Buildings and Structures, to permit an accessory building within an
exterior side yard;
2. Relief from Section 7.2 – R2 Zone Provisions - Exterior Side Yard, to
reduce the minimum required exterior side yard width from 6 m (19.6 ft) to
1.4 m (4.5 ft) to facilitate the construction of a residential accessory
structure.
Subject to the following conditions:
i. That a building permit for the proposed accessory building be issued
within one year of the date of Committee’s Decision;
ii. That the proposed relief shall only apply to an accessory building of the
approximate size and location as depicted on Plate 3 of Repot CP 2021 -
103.
Carried
5.2 Application for Minor Variance A04-21 (Dalm Construction Limited)
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. The applicant's previous approved
application lapsed. Staff recommend approval of the application.
Opportunity was provided for comments and questions from Council.
Staff confirmed that a building permit must be issued within one year of
the Committee's decision.
The applicant was in attendance to provide support for the application.
No members of the public appeared before Council either in support of or
opposition to the application.
Resolution # 2021-192
Moved By: Councillor Parker
Seconded By: Councillor Esseltine
Page 7 of 73
4
THAT the Committee of Adjustment approve Application File A04/21
submitted by Dalm Construction Limited, for lands described as Lot 63,
Plan 41M-218, Town of Tillsonburg, as it relates to:
1. Relief from Section 6.2 – R1 Zone Provisions, to reduce the minimum
required rear yard depth from 12 m (39.4 ft) to 9.3 m (30.5 ft), to facilitate
the construction of a single detached dwelling with a covered porch on the
subject lands.
Subject to the Owner obtaining a building permit for the proposed dwelling
within one year of the date of the Committee's decision.
Carried
5.3 Application for Minor Variance A05-21 (Wrenmark Limited)
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. Staff recommend approval of the
application.
Opportunity was provided for comments and questions from Council.
It was noted that the public notice indicated a 7.2 m side yard reduction
and the staff report indicates a 6.42 m side yard reduction. The public
notice also did not provide the third requested relief.
Staff were satisfied that public notice requirements were generally met as
the public were aware of the proposed side yard reduction.
There was discussion regarding the historic use of this lot for parking.
Staff noted that this development is not required to provide parking for
surrounding existing developments. This development proposes one
additional parking space over the required 1.5 parking spaces per unit.
There was discussion regarding the requirement for greenspace.
It was asked what options exist for residents of surrounding developments
to secure this lot for greenspace. Staff noted that surrounding
developments would have to purchase this lot or create an agreement with
the owner.
There was discussion regarding parking in the front of the building. Staff
noted that the typical reasoning for not allowing parking in front of a
building is for streetscape purposes. Through the site plan approval
process staff would consider options to improve parking safety.
Page 8 of 73
5
Staff confirmed visitor parking is included in the multi-unit dwelling parking
requirement of 1.5 parking spaces per unit.
It was noted there were three letters of opposition submitted after the
publication of the report that have been included in the public record.
These letters spoke to concerns related to loss of parking, reduction of
greenspace and traffic safety.
The agents were in attendance to provide support for the application.
David Roe, retained by the agent to present on behalf of owners and
applicant, was in attendance to provide support for the application. Mr.
Roe provided an overview of the application and noted his concern
regarding meeting public notice requirements. Mr. Roe confirmed a
parkland contribution was made as required by the subdivision process.
Mr. Roe confirmed the proposed amount of parking spaces is 16 and that
the applicant is open to discussions through the site plan approval process
to consider parking options.
Matt May, agent, was in attendance to provide support for the app lication.
Mr. May confirmed willingness to discuss greenspace and parking through
the site plan approval process.
There was discussion regarding current parking restrictions on Wren
Court.
Mr. May noted the units would be market rent.
Pablo Willis, agent, was in attendance to provide support for the
application. Mr. Willis explained the parking style is closer to parallel
parking.
No members of the public appeared before Council in support of the
application.
Jordan Hunter, 21 Wren Court, Tillsonburg, appeared before Council in
opposition to the application. Mr. Hunter is opposed to a building being
built and noted his concerns related to loss of parking and greenspace.
Maggie Westlake, 15 Wren Court, Tillsonburg, appeared before Council in
opposition to the application. Ms. Westlake noted her concerns regarding
road safety, low income housing, and the errors on the public notice.
No other members of the public appeared before Council in opposition of
the application.
Page 9 of 73
6
It was asked what could be built on this property if this application is not
approved. Staff noted that if the relief is not granted nothing can be built
unless there is a zone change.
Staff recommended deferral of application to allow for the public notice to
be amended and re-circulated. There would be another statutory public
meeting when the items is brought forward again.
Resolution #
Moved By: Councillor Esseltine
Seconded By: Councillor Luciani
THAT the Committee of Adjustment approve Application File A05/21
submitted by Wrenmark Limited, for lands described as Lot 135, Plan M -
16, Town of Tillsonburg, as it relates to:
1. Relief from Section 9.2 - RM Zone Provisions – Exterior Side Yard, to
reduce the minimum required exterior side yard width from 7.5 m (24.6 ft)
to 6.42 m (21 ft);
2. Relief from Section 5.24.3 - Table 5.24.3 - Location and Setback
Requirements for Parking Areas, to permit parking in the front yard and
exterior side yard, in lieu of the rear yard or interior side yard, to facilitate
the construction of two 2-storey multiple unit dwellings;
3. Relief from Section 9.2.1- Distance Between Multiple Unit Dwellings on
One Lot, to reduce the minimum distance between the exterior walls of
two multiple unit dwellings from 12.5 m (41 ft) to 3.6 m (11.8 ft ).
AND THAT Council have an opportunity to review the site plan prior to
approval with regards to plans for parking, greenspace and sidewalks.
Deferred
Resolution # 2021-193
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
THAT the application be deferred and that staff provide new and amended
notice to reflect changes and that this item be brought forward at a future
planning meeting.
Page 10 of 73
7
Carried
5.4 Application for Minor Variance A06-21 (Tillsonburg Properties for
Community Living)
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. Staff recommend approval of the
application.
Opportunity was provided for comments and questions from Council.
There was discussion about the ally adjacent to the subject property.
The agent, Justin Walsh, was in attendance to provide support for the
application.
No members of the public appeared before Council either in support of or
opposition to the application.
Resolution # 2021-194
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
THAT the Committee of Adjustment approve Application File A06-21,
submitted by Tillsonburg Properties for Community Living, for lands
described as Lot 606, Plan 500, Town of Tillsonburg, as it rela tes to:
1. Permission to extend an existing legal non-conforming use to permit the
construction of an addition to an existing multiple unit dwelling, consisting
of an exterior stairway, with a rear yard depth of 1.9 m (6.2 ft), and a 0.1 m
(0.3 ft) interior side yard width.
Subject to the following conditions:
i. That an updated building location survey be provided to verify the
setback between the proposed addition and the rear and interior lot lines;
ii. That a building permit for the proposed addition be issued within one
year of the date of Committee’s Decision;
iii. That the relief only apply to facilitate an addition at the location and of
approximate dimensions as illustrated on Plate 4 of CP Report 2021-109.
Carried
5.5 Application for Minor Variance A07-21 (Robinson)
Page 11 of 73
8
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. Staff recommend approval of the
application.
Opportunity was provided for comments and questions from Council.
The owner, Sue Robinson, was in attendance to provide support for the
application.
The agent, Jeff Manary, was in attendance to provide support for the
application.
No members of the public appeared before Council either in support of or
opposition to the application.
Resolution # 2021-195
Moved By: Councillor Luciani
Seconded By: Deputy Mayor Beres
THAT the Committee of Adjustment approve Application File A07-21,
submitted by Susan Robinson, for lands described as Lot 482, Plan 500,
Town of Tillsonburg, as it relates to:
1. Relief from Section 6.2 - R1 Zone Provisions - Rear Yard, to reduce the
minimum required rear yard depth from 12.5 m (41 ft) to 1.7 m (5.6 ft) to
facilitate an addition to the rear of the existing dwelling.
Subject to the following conditions:
i. That a building permit for the proposed addition be issued within one
year of the date of Committee’s Decision;
ii. That the relief only apply to facilitate an addition at the location and of
approximate dimensions as illustrated on Plate 4 of CP Report 2021-111.
Carried
5.6 Application for Minor Variance A08-21 (Grassmere Construction
Limited)
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. Staff recommend approval of the
application.
Opportunity was provided for comments and questions from Council.
Page 12 of 73
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There was discussion regarding the road widening requirement. Staff
noted this requirement is permitted under the Planning Act and Oxford
County Official Plan; this is the last section of the road that is less 10 feet
of the rest of the road.
The applicant was not in attendance.
No members of the public appeared before Council either in support of or
opposition to the application.
Resolution # 2021-196
Moved By: Councillor Gilvesy
Seconded By: Councillor Rosehart
THAT the Committee of Adjustment approve Application File A08-21,
submitted by Grassmere Construction Limited, for lands described Lot 1,
Plan 1033, Town of Tillsonburg, as it relates to:
1. Relief from Section 14.2 – SC Zone Provisions - Interior Side Yard, to
reduce the minimum required interior side yard width from 4.5 m (14.7 ft)
to 2.6 m (8.5 ft) to facilitate the construction of a new office building for a
contractor’s yard business.
Subject to the following conditions:
i. The minimum interior side yard setback of 2.6 m (8.5 ft) shall apply
between the proposed office building and the easterly interior lot line.
ii. Approval is subject to an approved amendment to Site Plan File TSPC
7-53.
Carried
Resolution # 2021-197
Moved By: Councillor Rosehart
Seconded By: Councillor Gilvesy
THAT Council move out of the Committee of Adjustment and move back
into regular Council session at 6:16 p.m.
Carried
5.7 Application for Zone Change ZN 7-21-02 (Marleau and Kitching)
Page 13 of 73
10
Eric Gilbert, Senior Planner, Oxford County, appeared before Council to
provide an overview of the application. Staff recommend approval of the
application.
Opportunity was provided for comments and questions from Council.
The applicant, Theresa Barlow, was in attendance to provide support for
the application.
No members of the public appeared before Council either in support of or
opposition to the application.
Resolution # 2021-198
Moved By: Councillor Parker
Seconded By: Councillor Gilvesy
THAT Council approve the zone change application submitted by Randy
Marleau, Tereasa Marleau and Robert Kitching, whereby the lands
described Part Block A, Plan 966, Part 3 of 41R-9192, in the Town of
Tillsonburg known municipally as 30 Old Vienna Road are to be rezoned
from ‘Low Density Residential Type 1 Zone (R1)’ to ‘Special Low Density
Residential Type 1 Zone (R1-sp)’ to facilitate the development of a
detached secondary dwelling unit.
Carried
6. Planning Reports
7. New Business
8. Motions/Notice of Motions
9. By-Laws
10. Confirm Proceedings By-law
Resolution # 2021-199
Moved By: Councillor Rosehart
Seconded By: Councillor Gilvesy
THAT By-Law 2021-045, to Confirm the Proceedings of the Council Planning
meeting held on April 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.
Page 14 of 73
11
Carried
11. Adjournment
Resolution # 2021-200
Moved By: Councillor Esseltine
Seconded By: Councillor Parker
THAT the Council Planning meeting of April 19, 2021 be adjourned at 6:25 p.m.
Carried
Page 15 of 73
Community Planning
P. O. Box 1614, 21 Reeve Street
Woodstock Ontario N4S 7Y3
Phone: 519-539-9800 Fax: 519-421-4712
Web site: www.oxfordcounty.ca
Our File: A05-21
APPLICATION FOR MINOR VARIANCE
SUPPLEMENTARY REPORT
TO: Town of Tillsonburg Committee of Adjustment
MEETING: May 17, 2021
REPORT NUMBER: 2021-151
OWNER: Wrenmark Limited
200-2939 Portland Drive, Oakville ON, L6H 5S4
AGENT: The Good Life Building Corporation
41 St Paul’s Place, Orangeville ON, L9W 0A3
REQUESTED VARIANCES:
1. Relief from Section 9.2 - RM Zone Provisions – Exterior Side Yard, to reduce the
minimum required exterior side yard width from 7.5 m (24.6 ft) to 6.42 m (21 ft);
2. Relief from Section 5.24.3 - Table 5.24.3 - Location and Setback Requirements for
Parking Areas, to permit parking in the front yard and exterior side yard, in lieu of the rear
yard or interior side yard, to facilitate the construction of two, 2-storey multiple unit
dwellings.
3. Relief from Section 9.2.1 - Distance Between Multiple Unit Dwellings on One Lot, to
reduce the minimum distance between the exterior walls of two multiple unit dwellings
from 12.5 m (41 ft) to 3.6 m (11.8 ft);
LOCATION:
The subject property is described as Lot 135, Plan M -16 in the Town of Tillsonburg. The property
is the interior lot bounded by Wren Court on all sides, west of Woodcock Drive, and is municipally
known as 13 Wren Court, Tillsonburg.
BACKGROUND INFORMATION:
COUNTY OF OXFORD OFFICIAL PLAN:
Schedule ‘T-1 Town of Tillsonburg Land Use Plan Residential
Schedule ‘T-2’ Town of Tillsonburg Residential Density Plan Medium Density Residential
Page 16 of 73
File Number: A05-21 Report Number 2021-151
Page 2
TOWN OF TILLSONBURG ZONING BY-LAW :
Medium Density Residential Zone (RM)
SURROUNDING USES: Medium density residential uses, consisting of townhouse dwellings
and multiple unit dwellings fronting on Wren Court, with single detached
dwellings fronting on Woodcock Drive.
COMMENTS:
(a) Purpose of the Application:
The proposed minor variances have been requested to facilitate the construction of 2, two-storey
multiple unit dwellings, consisting of 4 and 6 dwelling units.
As the subject lands comprise an interior lot within Wren Court, the property is irregularly shaped
and does not have a rear yard as defined by the Zoning By-Law. The property has a front yard
and two exterior side yards.
The subject lands have an approximate area of 1674.3 m2 (18,022.3 ft2), and the 10 dwelling units
are proposed to have dwelling unit areas of 163.7 m2 (1762.5 ft2) to 167 m2 (1800 ft2) according
to the site sketch provided by the applicant.
This application was previously considered by Committee at their April 19th meeting and was
deferred to allow the applicants an opportunity to investigate parking and landscaping options
along Wren Court. The requested relief has not changed from the previous planning report.
Plate 1, Location Map with Existing Zoning, shows the location of the subject property and the
zoning in the immediate vicinity.
Plate 2, 2015 Aerial Photo, provides an aerial view of the subject lands and surrounding
properties.
Plate 3, Applicant’s Site Plan, shows the layout and dimensions of the proposed dwellings and
parking areas on the subject lands.
Plate 4, 1st & 2nd Floor Plans, depicts the layouts of the proposed units.
Plate 5, Front and East Elevation Plans, depicts the proposed building elevations of the front and
east sides of the building.
Plate 6, Rear and West Elevation Plans, depicts the proposed building elevations of the rear and
west sides of the building.
Plate 7, Front Elevation Plans, depicts the appearance of the front of the buildings.
Plate 8, Rear Elevation Plans, depicts the appearance of the rear of the buildings.
(b) Agency Comments:
Page 17 of 73
File Number: A05-21 Report Number 2021-151
Page 3
The application was circulated to a number of public agencies.
The Town Chief Building Official, the Town Fire Chief and the Oxford County Public Works
Department have indicated they have no concerns with the proposal, but noted that the project
will be subject to site plan approval.
(c) Public Consultation:
Public Notice was provided to surrounding property owners on April 8, 2021 and a revised public
notice was sent on May 6, 2021 in accordance with the requirements of the Planning Act. As of
the writing of this report, 4 letters of objection have been received from the public, expressing
concern with the proposed density, lack of parking, and lack of greenspace.
(d) Intent and Purpose of the Official Plan:
The subject lands are designated ‘Medium Density Residential’ according to the Official Plan.
Medium Density Residential areas are those lands that are primarily developed or planned for low
profile multiple unit development that exceed densities established in Low Density Residential
Districts. Residential uses within Medium Density Residential areas include townhouses, cluster
houses, converted dwellings, and apartment buildings.
The minimum net residential density in the Medium Density Residential District is 31 units p er
hectare (13 units per acre), and the maximum net residential density is 62 units per hectare (25
units per acre) and no building shall exceed four storeys in height at street elevation.
The net residential density of the proposed development is 60.3 units per hectare (24.4 units per
acre), within the permitted density for the Medium Density Residential designated lands, and the
proposed use of the lands for two multiple unit dwellings is permitted by the Official Plan. As
such, the proposal maintains the general intent and purpose of the Official Plan.
(e) Intent and Purpose of the Zoning By-law:
The subject property is zoned Medium Density Residential Zone (RM)’ in the Town Zoning By-
law. The ‘RM’ zone permits the development of street fronting townhouses, multiple unit dwellings
(up to 8 units per building) and an apartment dwelling.
For a multiple unit dwelling, the RM zone permits a maximum of 8 units per building, requires a
minimum lot area of 160 m2 (1,722 ft2) per dwelling unit, a maximum lot area of 320 m2 (3,445 ft2)
per dwelling unit, lot frontage of 20 m (65.5 ft), lot depth of 30 m (98.4 ft), front yard depth of 7.5
m (24.6 ft), rear yard of 10.5 m (34.4 ft), interior side yard width of 4.5 m (14.8 ft) and 3 m (9.8 ft),
and maximum building height of 11 m (36.1 ft).
The required exterior side yard width for a multiple unit dwelling within the RM zone is 7.5 m (24.6
ft). The intent of the exterior side yard width provisions is to ensure that amenity space is provided
for the occupants of the multiple unit dwelling, and to ensure that the building does not interfere
with sightlines or traffic and maintenance of the public street and right of way.
Section 5.24.3 - Location and Setback Requirements for Parking Areas, requires that parking
areas for Medium Density zoned uses be located in the rear yard or interior side yard.
Page 18 of 73
File Number: A05-21 Report Number 2021-151
Page 4
Section 9.2.1 of the Zoning By-Law requires that where more than one multiple unit dwelling is
erected on a lot, the minimum distance between the exterior walls of two multiple unit dwellings
shall be 12.5 m (41 ft), where either or both walls contain a window to a habitable room shall be
12 m (39.4 ft) and 3.6 m (11.8 ft) where neither wall contains a window to a habitable room.
It is the opinion of Planning staff that the requested relief to the exterior side yard width is
appropriate as the proposed building will not impact traffic sightlines, and Town staff have
indicated they have no concern with any potential impact to the operation and maintenance of
Wren Court. The requested relief to permit parking within the front and exterior side yard is
appropriate in this instance as the subject lands do not have an interior or rear yard due to their
irregular shape, and as such cannot provide the parking in accordance with the Zoning By-Law.
The proposed parking is similar to the parking arrangement that currently exists as depicted on
Plate 2, where vehicles have traditionally parked on the subject property. The applicant’s
proposal provides the required number and minimum dimensions for parking spaces. Planning
staff note that if street fronting townhouses were constructed on the lands, that the proposed relief
to permit parking in the front and exterior side yard would not be required.
Planning staff are also of the opinion that the proposed reduced separation between multiple unit
dwelling buildings can be considered appropriate as the proposal will be required to be compliant
with all provisions of the Ontario Building Code, including provisions relating to spatial separation
between buildings.
The project will be subject to site plan approval, where matters such as access, landscaping,
drainage and lot grading, building location and servicing will be addressed to the satisfaction of
the Town and County.
Given this, Planning staff consider the proposal to be in conformance with the general intent and
purpose of the Zoning By-Law.
(f) Desirable Development/Use:
It is the opinion of this Office that the applicant’s request can be considered minor and desirable
for the development of the subject property.
As the proposed relief will facilitate the development of a multi-unit development, consistent with
the Official Plan designation for the subject lands, it can be considered desirable development for
the property. Due to the irregular shape of the subject lands, compliance with the zoning by-law
would be very onerous and likely would not maintain the minimum density required by the Medium
Density Residential designation. Additionally, staff are satisfied that the requested 1.08 m (3.5 ft)
reduction to the required exterior side yard width can be considered a minor departure from the
provision of the By-law.
Further, staff are satisfied that the proposed relief to the distance between multiple unit dwellings
and proposed parking arrangements will continue to provide sufficient separation between the
proposed dwellings in accordance with the Ontario Building Code and the parking in the front and
exterior side yard is not expected to negatively impact traffic safety or the normal winter
maintenance operations on Wren Court.
Page 19 of 73
File Number: A05-21 Report Number 2021-151
Page 5
In light of the foregoing, it is the opinion of this Office that the requested relief is in keeping with
the general intent and purpose of the Official Plan and Town Zoning By-law and can be given
favourable consideration.
RECOMMENDATION:
That the Town of Tillsonburg Committee of Adjustment approve Application File A05/21
submitted by Wrenmark Limited, for lands described as Lot 135, Plan M-16, Town of Tillsonburg,
as it relates to:
1. Relief from Section 9.2 - RM Zone Provisions – Exterior Side Yard, to reduce the
minimum required exterior side yard width from 7.5 m (24.6 ft) to 6.42 m (21 ft);
2. Relief from Section 5.24.3 - Table 5.24.3 - Location and Setback Requirements for
Parking Areas, to permit parking in the front yard and exterior side yard, in lieu of the rear
yard or interior side yard, to facilitate the construction of two 2-storey multiple unit
dwellings;
3. Relief from Section 9.2.1- Distance Between Multiple Unit Dwellings on One Lot, to
reduce the minimum distance between the exterior walls of two multiple unit dwellings
from 12.5 m (41 ft) to 3.6 m (11.8 ft);
As the proposed variances are:
(i) deemed to be minor variances from the provisions of the Town of Tillsonburg Zoning By-
law No. 3295;
(ii) desirable for the appropriate development or use of the land;
(iii) in-keeping with the general intent and purpose of the Town of Tillsonburg Zoning By-law
No. 3295; and
(iv) in-keeping with the general intent and purpose of the Official Plan.
Authored by: original signed by Eric Gilbert, MCIP, RPP
Senior Planner
Approved for submission by: original signed by Gordon Hough, RPP
Director
Page 20 of 73
F.R. Berry & Associates
TRANSPORTATION PLANNING CONSULTANTS
660 Inverness Avenue
London, Ontario N6H 5R4
Tel : {519) 474 2527 Toll Free: 1 888 665 9192 Email: fyberry@rogers.com
April 26, 2021
Our Ref. 2112
CJDL Consulting Engineers
261 Broadway
P.O. Box460
Tillsonburg ON
N4G4H8
Attn. Mr. A. Gilvesy, P.Eng.
Dear Mr. Gilvesy:
RE: PROPOSED RESIDENTIAL DEVELOPMENT
WREN COURT, TILLSONBURG
At your request , I have assessed the potential traffic impact of a proposed 10 unit
residential development on Wren Court in Tillsonburg. The site plan is shown in
Figure 1.
Wren Court is a cul de sac off Woodcock Drive which is a two lane local street. The cul
de sac design is unusual in that it forms a loop with driveway access to several
townhouse developments off the loop. Your client proposes to construct five semi-
detached buildings, ten dwelling units, on a site within the loop. 16 parking spaces are
provided, in confonTiance with the Town of Tillsonburg zoning by-law.
The centre of the loop is currently open space and, based on photographic evidence, is
used for informal parking by local residents. The site plan shows about half of the
proposed 16 parking spaces in essentially the same locations as the existing infonTial
parking spaces.
The proposed ten dwelling units will generate about eight vehicle trips in the morning
peak hour and about ten vehicle trips in the afternoon peak hour. Relative to existing
vehicle trip generation on Wren Court, these additional trips will have no significant
impact.
Page 21 of 73
-2-
The proposed parking spaces are located in four groups of four. No parking spaces are
located opposite the access from Woodcock Drive where turning movements by
entering and exiting traffic occur. This would avoid any potential conflicts between
vehicles entering or exiting a parking spaces and vehicles turning left or right at the
entrance from Woodcock Drive.
Visibility is not an issue. In effect, vehicle movements in and out of the parking spaces
would operate as though these were private driveways. With reasonable caution on the
part of drivers, the risk of accidents is very low.
In summary, the proposed parking arrangement should result in safe operation of
vehicles on Wren Drive.
Frank R. Berry, P.
Principal
Page 22 of 73
SITE PLAN
"" u
0 ....I'° ""~ O""' Cl 8 z
0 u
PRIVATE RES IDENCE
WREN COURT, TILLSONBURG
WOODCOCK DRI V E
======================i::==========:+=:;:========================;::::===
WREN COURT;
'
•----------~-------LOT A . /·---------
,:f
o'":':.-
EA .
1674.~~?_s_qm'
WREN COURT
l-g
1.0~ ,~, Figure 1
Site Plan
Seal•: 1 .<00
2021-03-26 2:56.42 PM
FINE LINES DESIGN
Page 23 of 73
TO: The Corporation of the Town of Tillsonburg
AND TO: The Committee of Adjustment, Town of Tillsonburg
RE: Application under Section 45 of The Planning Act R.S.O. 1990 for relief from Section 10.2 RM Zone
Provisions Exterior Side Yard and relief from Section 5.243 Location and Setback of Parking Areas
LOCATION: Lot 135 Plan M-16 municipally known as 13 Wren Court, Tillsonburg
We the undersigned wish to register our objection to the above Variance Application and also to register
our objection to any development of the above mentioned Lot for the following reasons:
1. The subject property is designated as Green Space and has been used as such for over twenty-
five years. All residents of Wren Court use this space for recreation enjoyment and have done so
unchallenged and have therefore created a right of way for said residents for all future use and
enjoyment of the green space. Children use the space as a play area and residents use the space
for enjoyment of the shade the trees provide in summer;
2. The perimeter of the said green space to the north and west is used for parking for the residents
of the Town Houses to the north and west of the green space. Should this be lost, these
residents will have no parking as the parking adjacent to the Town Houses is completely filled;
3. The proposed building of two storey units on the green space will mean that the existing units to
the south and east of the green space will lose their privacy and be “overlooked” by the said
construction. In a Town of this size, every portion of green space within a small community such
as that on Wren Court is valuable to the residents and should be deemed as such by the Town.
4. The area of the Green Space is too small to support construction of the proposed size.
Respectfully submitted by:
Richard DeRoo & Juanita DeRoo
Page 24 of 73
Page 25 of 73
From:Amelia Jaggard
To:Councillors
Cc:Michelle Smibert; Kyle Pratt; Eric Gilbert; Carlos Reyes
Subject:FW: Application for Minor Variance A05-21 (Wrenmark Limited) (13 Wren Court)
Date:April 15, 2021 3:52:41 PM
Attachments:image001.png
Good afternoon Council members,
Please see below new correspondence from a resident regarding Application for
Minor Variance A05-21 (Wrenmark Limited) (13 Wren Court).
Regards,
Amelia Jaggard, CMM I
Deputy Clerk
From: DOUG SHWALUK <doug202074@gmail.com>
Sent: April 15, 2021 2:24 PM
To: Amelia Jaggard <AJaggard@tillsonburg.ca>
Subject: Re: Application for Minor Variance A05-21 (Wrenmark Limited) (13 Wren Court)
CAUTION: This email originated from outside your organization. Exercise caution
when opening attachments or on clicking links from unknown senders.
ps:Kindly acknowledge receipt of this Email / "letter" - Comments would be appreciated!
- Doug
Ms. Amelia;
Thank you for providing me with information regarding the subject of this Email!
In reference to "Application for Minor Variance A05-21 (Wrenmark Limited) (13 Wren
Court), Tillsonburg, Ontario.
To Whom it May Concern;
It is to my disappointment that my wife, Eleanor, and I, learned in recent days that a proposal
of construction of two buildings plus corresponding parking is forecasted for 13 Wren Court!
Being that we are tenants within 11 Wren Court, this construction if approved would infringe
Page 26 of 73
on our freedom of enjoying the Green Space that we were led to believe existed when we
signed our rental contract with our Landlady! Adding to our disapproval of the request for
change is the fact of having to tolerate additional traffic; additional human activity; additional
restrictions to pet walking; obstruction of natural view; depriving free space for children to
frolic, and restricting an overflow for vehicle parking alloted to some residence, just to name a
few concerns; let alone the fact of tolerating huge equipment activity with endless construction
noise, dust, and material storage, which, basically adds to the disruption of our entitled
retirement freedom. Regrettably, the issue has come to this point in our lives as taxpayers and
supporters of our Community that those, whom we elected to Council, should pressure us
citizens to succumb to a regime of perceived bullying, rather than those same officials taking
this piece of ground and having it transformed into a pleasant relaxing park with flowers,
trees, benches, ect., for the local inhabitants to enjoy! My dear recipients of these brief
expressions of our feelings and opinions compile into a mound of inconsideration for the
livelihood of others, and boils down into a factor of greed! Thanks for allowing me to delve
into this most disturbing matter, and I sincerely wish you all in authority the best of health and
May God Bless You!
Very Disillusioned - Doug Shwaluk
519-688-3458 / doug202074@gmail.com
On Thu, 15 Apr 2021 at 10:28, Amelia Jaggard <AJaggard@tillsonburg.ca> wrote:
Good morning Doug,
If you would like to submit a letter to Council in regards to Application for Minor
Variance A05-21 (Wrenmark Limited) (13 Wren Court) please provide your
response by responding to this email. Your letter will be circulated to Council.
Regards,
Amelia Jaggard, CMM I
Deputy Clerk
Town of Tillsonburg
200 Broadway, Suite 204
Tillsonburg, ON N4G 5A7
Phone: 519-688-3009 Ext. 4041
www.Tillsonburg.ca
www.DiscoverTillsonburg.ca
www.Facebook.com/TillsonburgON
Individuals who submit letters and other information to Council should be aware
that any personal information contained within their communications may become
part of the public record and may be made available to the public through the
Council Agenda process.
This email communication is CONFIDENTIAL AND LEGALLY PRIVILEGED. If you
Page 27 of 73
are not the intended recipient, use or disclosure of the contents or attachment(s) is
strictly prohibited. If you have received this communication in error, please notify
the author by return email and delete this message and any copy of it immediately.
Thank you.
þ Think about our Environment. Print only if necessary.
Page 28 of 73
From:Kendall Wharton
To:Eric Gilbert
Subject:FW: Opposition of Wren Court Development
Date:April 16, 2021 2:31:19 PM
From: Lindsay Tribble <onourway01@gmail.com>
Sent: April 16, 2021 2:15 PM
To: Planning <planning@tillsonburg.ca>
Cc: Amelia Jaggard <AJaggard@tillsonburg.ca>
Subject: Opposition of Wren Court Development
CAUTION: This email originated from outside your organization. Exercise caution
when opening attachments or on clicking links from unknown senders.
ATTN: Tillsonburg Town Council
I am the standing President of Oxford Condo Corp #33 also known as 19 Wren Court, which
is a 10 unit, each individually owned, condominium building. We as a corporation have many
concerns regarding the proposed development on Wren Court with the public meeting to be
held on April 19th that I am hoping you can pass on for me. I have also spoke with Chris
DeClarke as he has concerns with his property also on Wren Court. I have asked my unit
owners to write statements as to how this will negatively affect our homes and living space
which I can forward to you.
The following are my concerns:
1. We currently have a gentlemen's agreement in good standing with Rolling Meadows
Development and Morcon Limited (Available upon request) for parking on this space which
entailed us looking after it as we have since our units were built in 1993, although this
agreement did not guarantee the property wouldn't be sold in the future, it has provided the
majority of second vehicle parking since our existence and was never offered for purchase to
us. We do not have any other adequate space available on our properties for parking and there
is currently no parking allowed on the street thankfully as this street is a very narrow circle
with only one entrance/exit point. This will displace approximately 10+ vehicles daily per
condo corporation (19, 21, 23 Wren Court) if we are to lose all of this space without any other
available space. Currently we have parking for only 1 vehicle/unit and 1 garage/unit which
are not capable of fitting all sizes of vehicles. We also only have 2 excess parking spots for 10
units for visitor parking, we do not have room anywhere to expand our parking as our lot
backs directly up to the North Broadway baptist Church lot.. I know in the 90's this would
have proven more adequate with not all households having 2 cars, but in 2021 this is not
feasible.
2. With the addition of the 3 newest developments on Wren Court, we are currently
completely out of any excess space for children to play, dog walks and this space provides the
ONLY green space currently for approximately 46 dwellings/units already existing on the
small, NARROW street of Wren Court.
3. My opinion is by approving this proposal, the traffic and parking congestion will
immediately create an even bigger issue with traffic and parking congestion deeming it unsafe
for the current owners and occupants, as well as creating an overload in occupancy in the
small space of Wren Court. This also will close in all the existing properties obstructing any
view to the main street of Woodcock Drive
4. With the newest town Strategic plan in the works, the addition of this development DOES
NOT contribute to keeping the "small town feel" to our neighbourhoods and in fact does just
the opposite by creating more congestion, cars on the street, and concrete buildings in small
Page 29 of 73
inadequate lot spaces. This also creates major issues with the overnight street parking ban that
is in effect throughout the winter months.
We oppose this proposal and any further building in our court.
Thank you for your consideration in this matter, I look forward to a reconcilable solution to
this urgent matter,
--Thank you for your time,
Lindsay Tribble
19 Wren Court Unit 8
President of Condo Corp #33
519-550-0864
--
Lindsay Tribble
On Our Way Massage Therapy and Wellness Clinic
39 London Street East Lower, Tillsonburg ON
N4G 2K9
519-550-9199
Page 30 of 73
From:Lindsay Tribble
To:Amelia Jaggard; planning@tillsonburg.ca
Subject:Fwd: Concerns of Wren Court Development
Date:May 11, 2021 4:12:27 PM
CAUTION: This email originated from outside your organization. Exercise caution
when opening attachments or on clicking links from unknown senders.
Hi All,
Please find attached 2 letters in Opposition of the Wren Court development. Furthermore, I am
unaware of what the sign says for the actual date of this meeting but please be aware, the
notice of public meeting went up on May4th or 5th only so I am wondering if that gives
enough time for the standard 20 day requirement of notice necessary.
Thank you,
Lindsay Tribble
President OCC#33 19 Wren Court
ATTN: Tillsonburg Town Council
I am the standing President of Oxford Condo Corp #33 also known as 19 Wren Court, which
is a 10 unit, each individually owned, condominium building. We as a corporation have many
concerns regarding the proposed development on Wren Court with the public meeting to be
held on April 19th that I am hoping you can pass on for me. I have also spoke with Chris
DeClarke as he has concerns with his property also on Wren Court. I have asked my unit
owners to write statements as to how this will negatively affect our homes and living space
which I can forward to you.
The following are my concerns:
1. We currently have a gentlemen's agreement in good standing with Rolling Meadows
Development and Morcon Limited (Available upon request) for parking on this space which
entailed us looking after it as we have since our units were built in 1993, although this
agreement did not guarantee the property wouldn't be sold in the future, it has provided the
majority of second vehicle parking since our existence and was never offered for purchase to
us. We do not have any other adequate space available on our properties for parking and there
is currently no parking allowed on the street thankfully as this street is a very narrow circle
with only one entrance/exit point. This will displace approximately 10+ vehicles daily per
condo corporation (19, 21, 23 Wren Court) if we are to lose all of this space without any other
available space. Currently we have parking for only 1 vehicle/unit and 1 garage/unit which
are not capable of fitting all sizes of vehicles. We also only have 2 excess parking spots for 10
units for visitor parking, we do not have room anywhere to expand our parking as our lot
backs directly up to the North Broadway baptist Church lot.. I know in the 90's this would
have proven more adequate with not all households having 2 cars, but in 2021 this is not
feasible.
2. With the addition of the 3 newest developments on Wren Court, we are currently
completely out of any excess space for children to play, dog walks and this space provides the
ONLY green space currently for approximately 46 dwellings/units already existing on the
small, NARROW street of Wren Court.
3. My opinion is by approving this proposal, the traffic and parking congestion will
immediately create an even bigger issue with traffic and parking congestion deeming it unsafe
for the current owners and occupants, as well as creating an overload in occupancy in the
small space of Wren Court. This also will close in all the existing properties obstructing any
view to the main street of Woodcock Drive
Page 31 of 73
4. With the newest town Strategic plan in the works, the addition of this development DOES
NOT contribute to keeping the "small town feel" to our neighbourhoods and in fact does just
the opposite by creating more congestion, cars on the street, and concrete buildings in small
inadequate lot spaces. This also creates major issues with the overnight street parking ban that
is in effect throughout the winter months.
We oppose this proposal and any further building in our court.
Thank you for your consideration in this matter, I look forward to a reconcilable solution to
this urgent matter,
---------- Forwarded message ---------
From: Mila Haines <mila.haines@adient.com>
Date: Tue, May 11, 2021 at 2:56 PM
Subject: Concerns of Wren Court Development
To: Lindsay Tribble <onourway01@gmail.com>
Lindsay,
Please pass on my concerns:
Attention: Tillsonburg Town Council
As a Board member with yourself of Oxford Condo Corporation #33 please pass onto the
Tillsonburg Town Council my concerns regarding the proposed development.
I do not believe, we as a corporation were ever made aware of the sale of the property we have
been paying to maintain to accommodate additional and necessary parking for our owners
until a sign was posted to announce the first public meeting. This has stuck with me that we
were not approached.
As you have mentioned in your letter to council dated April 16, 2021, the parking that is
allotted for our building is far from adequate. I am concerned where people will actually
park. We have no where to add additional parking and are over capacity as most residences
have 2 vehicles and we only have allotment for 1 space per unit. This is the same for the other
Page 32 of 73
two buildings. 21 Wren Court was built on an angle so their parking out back is angled so its
near impossible for them to even enter their garages at the one end.
As for how NARROW Wren Court actually is, there is currently an understanding among
residents, If you are entering Wren Court and another resident is exiting you wait until they
exit. As well as, if you see someone coming your way around the circle you know to go the
opposite direction.
As far as sight lines around Wren Court, it is nearly impossible to see any one walking their
dog or even a child riding a bike. As there will be even more residents, when the new building
that is currently under construction is occupied and as more traffic increases, this has to be a
worry and concern for any of us who have children and grandchildren. With the expected
congestion of more vehicles I ask that you please take this into consideration before allowing
any more traffic in our Court.
Woodcock Drive, as well has a bend, just before our Court, even now, where there are no
sidewalks, it is very difficult to see any vehicle approaching or any of the many dog walkers,
children or anyone walking. You currently have to slow right down coming around that bend.
At the last public meeting the developer was asked whether the new development would be
“Wren Court rent”. I am still unclear with his answer. We as a corporation as well as the new
developments as well our subdivision absolutely want this to be remain.
When you enter our subdivision there is a sign welcoming you to Rolling Meadows a quiet
country setting in town. If this development proceeds that sign will need to changed or
removed. I also would also ask that this sign be relocated so there are improved sight lines
when you need to pull up to North Street.
Thank you for your consideration in this matter,
__________________________________________________________________
Mila Haines
19 Wren Court Unit 3
Director of Condo Coporation #33
Page 33 of 73
519-842-1199
Adient - INTERNAL
--
Lindsay Tribble
On Our Way Massage Therapy and Wellness Clinic
39 London Street East Lower, Tillsonburg ON
N4G 2K9
519-550-9199
Page 34 of 73
Community Planning
P. O. Box 1614, 21 Reeve Street
Woodstock Ontario N4S 7Y3
Phone: 519-539-9800 Fax: 519-421-4712
Web site: www.oxfordcounty.ca
Our File: A09-21
APPLICATION FOR MINOR VARIANCE
TO: Town of Tillsonburg Committee of Adjustment
MEETING: May 17, 2021
REPORT NUMBER: 2021-142
OWNER: 2385667 Ontario Limited
9140 Leslie Street, Unit 210, Richmond Hill, ON L4B 0A9
AGENT: Eldon Darbyson, MCIP, RPP
G. D. Vallee Limited
2 Talbot Street, Simcoe ON, N3Y 3W4
REQUESTED VARIANCE:
1. Relief of Section 7.2, R2 Zone Provisions – Front Yard, Minimum Depth, to decrease the
minimum required front yard depth from 6.0 m (19.7 ft) to 4.39 m (14.4 ft), to facilitate the
construction of a single detached dwelling.
LOCATION:
The subject property is legally described as Lot 42, Draft Plan SB 18-02-7, Town of Tillsonburg.
The lands are located on the southwest corner of Seaton Crescent, between Harvest Avenue and
Hardwood Street, and are municipally known as 31 Seaton Crescent.
BACKGROUND INFORMATION:
COUNTY OF OXFORD OFFICIAL PLAN:
Schedule ‘T-1’ Town of Tillsonburg Land Use Plan Residential
Schedule ‘T-2’ Town of Tillsonburg Residential Density Plan Low Density Residential
TOWN OF TILLSONBURG ZONING BY-LAW :
Special Low Density Residential Type 2 Zone (R2-17)
Page 35 of 73
File Number: A09-21 Report Number 2021-142
Page 2
SURROUNDING USES:
Surrounding land uses include vacant residential land, and planned low and medium density
residential development, consisting of single detached dwellings and street-fronting townhouse
dwellings.
COMMENTS:
(a) Purpose of the Application:
The applicant is requesting relief from the above noted provision of the Town Zoning By-law to
facilitate the future construction of a single detached dwelling.
The subject lands comprise one lot in a draft plan of subdivision known as Potters Gate, Phase
3. Through the review of the building permit submitted for a single detached dwelling on the
property, it has come to light that the proposed dwelling design does not comply with the required
front yard depth, primarily due to the curved streetline of Seaton Crescent.
The subject property has an approximate area of 514 m2 (5,533 ft2), with the proposed dwelling
having an area of 168.9 m2 (1,818 ft2).
The registration of the subdivision is expected imminently.
Plate 1, Location Map with Existing Zoning, depicts an aerial view of the property, location, and
the zoning in the immediate vicinity.
Plate 2, 2015 Aerial Map, shows an aerial view of the subject property.
Plate 3, Applicant’s Sketch, shows the location of the proposed single detached dwelling on the
subject property and relevant yards.
(b) Agency Comments:
The application was circulated to a number of public agencies. No comments were received in
response to the agency circulation.
(c) Public Consultation:
Public Notice was provided to surrounding property owners on May 6, 2021 in accordance with
the requirements of the Planning Act. As of the writing of this report, no comments or concerns
had been received from the public.
(d) Intent and Purpose of the Official Plan:
The subject lands are designated ‘Low Density Residential’ according to the Official Plan. Within
the ‘Low Density Residential’ designation, permitted land uses primarily consist of low density
housing forms including single detached dwellings, duplexes and street fronting town houses as
well as accessory uses thereto. The use of the lands for a single detached dwelling conforms to
the ‘Low Density Residential’ policies of the Official Plan.
Page 36 of 73
File Number: A09-21 Report Number 2021-142
Page 3
(e) Intent and Purpose of the Zoning By-law:
The subject property is currently zoned ‘Special Low Density Residential – Type 2 Zone (R2-17)’,
according to the Town of Tillsonburg Zoning By-law. Permitted uses within the ‘R2-17’ zone
include a single detached dwelling and semi-detached dwelling. The special provisions included
in the R2-17 zone permit a reduced exterior side yard width of 3 m (9.8 ft), reduced lot frontage
of 10 m (32.8 ft) for a corner lot, and increased lot coverage of 60%.
The ‘R2’ Zone requires a minimum front yard depth of 6 m (19.7 ft); the intent of the minimum
front yard depth requirement is to ensure that dwellings are constructed with an appropriate
setback from the road allowance, and to ensure there is sufficient space available for the provision
of required parking on private property. In this instance, relief is being sought to reduce the front
yard depth from 6 m (19.7 ft) to 4.39 m (14.4 ft) at the northeast portion of the lot.
Planning staff note that the calculated relief has been determined as the intersection of the front
lot line and exterior lot line, as defined by the Zoning By-Law. The required relief is due to the
curved design of Seaton Crescent.
Based on the proposed dwelling location, sufficient depth will remain at the driveway of the
proposed dwelling and will be able to accommodate the required 1 parking space within the
private property boundary, and no negative impacts to the surrounding road network is
anticipated. Given this, Planning staff are of the opinion that the proposed relief maintains the
general intent and purpose of the Town’s Zoning By-Law.
(f) Desirable Development/Use:
It is the opinion of this Office that the applicant’s request can be considered minor and desirable
for the development of the subject property, as the proposed relief will facilitate the construction
of a single detached dwelling, which will be consistent with the existing and planned future
development in the area. For Committee’s information, no comments of concern have been
received from any of the neighbouring property owners or public agencies circulated.
In light of the foregoing, it is the opinion of this Office that the requested relief is in keeping with
the general intent and purpose of the Official Plan and Town Zoning By-law and can be given
favourable consideration.
Page 37 of 73
File Number: A09-21 Report Number 2021-142
Page 4
RECOMMENDATION:
That the Town of Tillsonburg Committee of Adjustment approve Application File A09-21,
submitted by 2385667 Ontario Limited, for lands described as Lot 42, Draft Plan SB 18-02-7,
Town of Tillsonburg, as it relates to:
1. Relief of Section 7.2, R2 Zone Provisions – Front Yard, Minimum Depth, to decrease the
minimum required front yard depth from 6.0 m (19.7 ft) to 4.39 m (14.4 ft), to facilitate the
construction of a single detached dwelling.
Subject to the following conditions:
a) The applicant shall obtain a building permit for the proposed single detached
dwelling within one year of the date of the Committee’s Decision.
b) That the proposed relief shall only apply upon registration of Draft Plan of
Subdivision SB 18-02-7
As the proposed variance is:
(i) a minor variance from the provisions of the Town of Tillsonburg Zoning By-law No. 3295;
(ii) desirable for the appropriate development or use of the land;
(iii) in-keeping with the general intent and purpose of the Town of Tillsonburg Zoning By-law
No. 3295; and
(iv) in-keeping with the general intent and purpose of the Official Plan.
Authored by: Eric Gilbert, MCIP, RPP, Senior Planner
Approved for submission by: Gordon K. Hough, RPP, Director
Page 38 of 73
May 6, 2021
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
Legend
1020
Notes
NAD_1983_UTM_Zone_17N
51 Meters
Draft Plans
Open Space
Right of Ways
Properties
Zoning Floodlines
Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Land Use Zoning (Displays
1:16000 to 1:500)
Plate 1: Location Map with Existing Zoning
File No: A-09/21-Oxnard Developments
Part Lot 24, Plan 1653, Part 1 of 41R-9575, Town of Tillsonburg - 31 Seaton Crescent
Subject
Property
West
Town
Line
Harvest
Avenue
Seaton
Crescent
Beretta
Street
Harwood
Street
Page 39 of 73
May 6, 2021
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
Legend
510
Notes
NAD_1983_UTM_Zone_17N
26 Meters
Draft Plans
Open Space
Right of Ways
Properties
Zoning Floodlines
Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Land Use Zoning (Displays
1:16000 to 1:500)
Plate 2: 2015 Aerial Map
File No: A-09/21-Oxnard Developments
Part Lot 24, Plan 1653, Part 1 of 41R-9575, Town of Tillsonburg - 31 Seaton Crescent
West
Town
Line
Subject
Property
Seaton
Crescent
Harwood
Street
Page 40 of 73
Plate 3: Applicant's Sketch
File No: A-09/21-Oxnard Developments
Part Lot 24, Plan 1653, Part 1 of 41R-9575, Town of Tillsonburg - 31 Seaton Crescent
Page 41 of 73
Community Planning
P. O. Box 1614, 21 Reeve Street
Woodstock Ontario N4S 7Y3
Phone: 519-539-9800 Fax: 519-421-4712
Web site: www.oxfordcounty.ca
Our File: A10-21
APPLICATION FOR MINOR VARIANCE
TO: Town of Tillsonburg Committee of Adjustment
MEETING: May 17, 2021
REPORT NUMBER: 2021-151
OWNERS: E & E McLaughlin Limited
500 Highway 3, P.O Box 428, Tillsonburg ON N4G 4G8
APPLICANT: Riviera Homes
10 Michael’s Lane, Tillsonburg ON, N4G 4G9
REQUESTED VARIANCE:
1. Relief from Table 7.2 – R2 Zone Provisions, to reduce the minimum required lot depth
from 30 m (98.4 ft) to 26.5 m (86.9 ft), to facilitate the construction of a single detached
dwelling.
LOCATION:
The subject property is described as Lot 2, Plan 41M-205 & Parts 3 & 6 or 41R-7549, Town of
Tillsonburg. The lands are located at the northwest corner of the intersection of Sandy Court and
Tillson Avenue, and are municipally known as 2 & 4 Sandy Court.
BACKGROUND INFORMATION:
COUNTY OF OXFORD OFFICIAL PLAN:
Schedule ‘T-1’ Town of Tillsonburg Land Use Plan Residential
Schedule ‘T-2’ Town of Tillsonburg Residential Density Plan Low Density Residential
TOWN OF TILLSONBURG ZONING BY-LAW :
Special Low Density Residential Type 2 Zone (R2-24)
Page 42 of 73
File Number: A10-21 Report Number 2021-151
Page 2
SURROUNDING USES:
Surrounding land uses include primarily low density residential development, consisting of single
detached dwellings and semi-detached dwellings.
COMMENTS:
(a) Purpose of the Application:
The applicant is requesting relief from the above noted provision of the Town Zoning By-law to
facilitate the future construction of a single detached dwelling.
The subject lands comprise one lot in a plan of subdivision commonly known as Sandy Court.
The applicant has received provisional consent from the Oxford County Land Division Committee
on October 1, 2020 to create an additional residential lot. The Land Division Committee also
approved a minor variance (A20-06-7) to reduce the minimum required lot depth from 30 m (98.4
ft) to 27 m (88.58 ft). Through the review of the building permit submitted for a single detached
dwelling on the property, it has come to light that additional relief is required for the lot to be
severed through application B20-33-7 (being the easterly half of Lot 2).
The subject property has an approximate area of 926.1 m2 (9,968 ft2), with the lot proposed to be
severed through application B20-33-7 having an area of 474.7 m2 (5,109.6 ft2), and the lot to be
retained having an area of 451.4 m2 (4,859 ft2) fronting on Sandy Court. The proposed relief will
apply to the proposed lot to be severed, as the lot depth of the proposed lot to be retained will
comply with the relief previously granted by the Oxford County Land Division Committee.
Plate 1, Location Map with Existing Zoning, depicts the location of the subject lands and the
zoning in the immediate vicinity.
Plate 2, 2015 Aerial Map, shows an aerial view of the subject property.
Plate 3, Applicant’s Sketch, shows the proposed lot depth for the subject property.
(b) Agency Comments:
The application was circulated to a number of public agencies. No comments were received in
response to the agency circulation.
(c) Public Consultation:
Public Notice was provided to surrounding property owners on May 6, 2021 in accordance with
the requirements of the Planning Act. As of the writing of this report, no comments or concerns
had been received from the public.
(d) Intent and Purpose of the Official Plan:
The subject lands are designated ‘Low Density Residential’ according to the Official Plan. Within
the ‘Low Density Residential’ designation, permitted land uses primarily consist of low density
housing forms including single detached dwellings, semi-detached dwellings, duplexes and street
fronting town houses as well as accessory uses thereto. The use of the lands for a single
detached dwelling conforms to the ‘Low Density Residential’ policies of the Official Plan.
Page 43 of 73
File Number: A10-21 Report Number 2021-151
Page 3
(e) Intent and Purpose of the Zoning By-law:
The subject property is currently zoned ‘Special Low Density Residential – Type 2 Zone (R2-24)’,
according to the Town of Tillsonburg Zoning By-law. Permitted uses within the ‘R2-24’ zone
include a single detached dwelling and semi-detached dwelling. The special provisions included
in the R2-24 zone permit a reduced front yard depth of 6 m (19.69 ft), and a reduced rear yard
depth of 3 m (9.8 ft).
The ‘R2’ Zone requires a minimum lot depth of 30 m (98.4 ft); a minor variance application
approved by the Oxford County Land Division Committee reduced the minimum lot depth from 30
m (90.4 ft) to 27 m (88.58 ft), as noted previously. Where a lot has a curved or irregular front lot
line, the Zoning By-Law requires that the lot depth is to be calculated by measuring the distance
between the midpoint of the front lot line and the midpoint of the rear lot line. In this instance, that
results in a lot depth of 26.5 m (86.9 ft).
It is the intent of the minimum lot depth requirement is to ensure that residential lots are
appropriately sized to accommodate required front yard and rear yard depths, and to ensure that
minimum lot area and required amenity space is provided.
Planning staff note that the angled front lot line and rear lot line has contributed to the reduced lot
depth. Staff are satisfied that the requested reduction to the required lot depth will continue to
ensure sufficient space on the lot remains to accommodate the required front yard and rear yard
depths and adequate amenity space will remain for the future residents of the dwelling.
(f) Desirable Development/Use:
It is the opinion of this Office that the applicant’s request can be considered minor and desirable
for the development of the subject property, as the proposed relief will facilitate the construction
of a single detached dwelling on the lot that has been given provision consent through application
B20-33-7, which will be consistent with the existing and future development in the area. No
comments of concern have been received from any of the neighbouring property owners or public
agencies circulated.
In light of the foregoing, it is the opinion of this Office that the requested relief is in keeping with
the general intent and purpose of the Official Plan and Town Zoning By-law and can be given
favourable consideration.
RECOMMENDATION:
That the Town of Tillsonburg Committee of Adjustment approve Application File A10-21,
submitted by E & E McLaughlin Limited, for lands described as Lot 2, Plan 41M-205, Town of
Tillsonburg, as it relates to:
1. Relief from Table 7.2 – R2 Zone Provisions, to reduce the minimum required lot depth
from 30 m (98.4 ft) to 26.5 m (86.9 ft), to facilitate the construction of a future single
detached dwelling.
Subject to the following condition:
Page 44 of 73
File Number: A10-21 Report Number 2021-151
Page 4
a) The applicant shall obtain a building permit for the proposed single detached
dwelling within one year of the date of the Committee’s Decision.
As the proposed variance is:
(i) a minor variance from the provisions of the Town of Tillsonburg Zoning By-law No. 3295;
(ii) desirable for the appropriate development or use of the land;
(iii) in-keeping with the general intent and purpose of the Town of Tillsonburg Zoning By-law
No. 3295; and
(iv) in-keeping with the general intent and purpose of the Official Plan.
Authored by: Eric Gilbert, MCIP, RPP, Senior Planner
Approved for submission by: Gordon K. Hough, RPP, Director
Page 45 of 73
July 16, 2020
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
Legend
510
Notes
NAD_1983_UTM_Zone_17N
26 Meters
Zoning Floodlines
Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Land Use Zoning (Displays
1:16000 to 1:500)
Sandy
Court
Subject
Lands
Plate 1: Location Map with Existing Zoning
File No: A-10/21 - E & E McLaughlin Ltd
Lot 2, Plan 41M-205 and Parts 3 & 6, Plan 41R-7549, 2 & 4 Sandy Court, Town of Tillsonburg
Page 46 of 73
July 16, 2020
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
Legend
260
Notes
NAD_1983_UTM_Zone_17N
13 Meters
Zoning Floodlines
Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Land Use Zoning (Displays
1:16000 to 1:500)
Plate 2: 2015 Aerial Map
File No: A-10/21 - E & E McLaughlin Ltd
Lot 2, Plan 41M-205 and Parts 3 & 6, Plan 41R-7549, 2 & 4 Sandy Court, Town of Tillsonburg
Subject
Lands
Page 47 of 73
Plate 3: Applicant's Sketch
File No: A-10/21 - E & E McLaughlin Ltd
Lot 2, Plan 41M-205 and Parts 3 & 6, Plan 41R-7549, 2 & 4 Sandy Court, Town of Tillsonburg
Page 48 of 73
Community Planning
P. O. Box 1614, 21 Reeve Street
Woodstock Ontario N4S 7Y3
Phone: 519-539-9800 Fax: 519-421-4712
Web site: www.oxfordcounty.ca
Our File: A11-21
APPLICATION FOR MINOR VARIANCE
TO: Town of Tillsonburg Committee of Adjustment
MEETING: May 17, 2021
REPORT NUMBER: 2021-152
OWNER: Dalm Construction Limited
41 King Street, Tillsonburg ON N4G 3E6
REQUESTED VARIANCE:
1. Relief from Section 6.2 - R1 Zone Provisions, to increase the maximum permitted lot
coverage from 35% to 38%, to facilitate the construction of a single detached dwelling on
the subject lands.
LOCATION:
The subject property is described as Lot 1, Plan 41M-218, in the Town of Tillsonburg. The property
is located on the north side of Brookside Lane, east of Lyndale Road, and is municipally known
as 4 Brookside Lane.
BACKGROUND INFORMATION:
COUNTY OF OXFORD OFFICIAL PLAN:
Schedule ‘T-1’ Town of Tillsonburg Land Use Plan Residential
Schedule ‘T-2’ Town of Tillsonburg Residential Density Plan Low Density Residential
TOWN OF TILLSONBURG ZONING BY-LAW :
Low Density Residential Type 1 Zone (R1)
SURROUNDING USES:
Predominately low density residential uses, consisting of single detached dwellings.
Page 49 of 73
File Number: A11-21 Report Number 2021-152
Page 2
COMMENTS:
(a) Purpose of the Application:
The applicant is requesting relief from the above-noted section of the Town Zoning By-law to
facilitate the construction of a single detached dwelling. The proposed dwelling and attached
grage will have an approximate area of 278.1 m2 (2,993 ft2).
The subject property is approximately 736 m2 (7,922 ft2) in area, with frontage on Brookside Lane.
The subject lands are currently vacant.
Plate 1, Location Map with Existing Zoning, shows the location of the subject property and the
zoning in the immediate vicinity.
Plate 2, 2015 Aerial Map provides an aerial view of the subject lands (as they existed in 2015).
Plate 3, Applicant’s Sketch, shows the location, size and setbacks of the proposed single
detached dwelling.
(b) Agency Comments:
The application was circulated to a number of public agencies.
The Town Building Department, Town Engineering Services Department, Town Fire Chief and
Oxford County Public Works Department indicated that they have no concerns with the
application.
(c) Public Consultation:
Public Notice was provided to surrounding property owners on May 6, 2021 in accordance with
the requirements of the Planning Act. As of the writing of this report, no comments or concerns
had been received from the public.
(d) Intent and Purpose of the Official Plan:
The subject lands are designated ‘Low Density Residential’ according to the Official Plan. Within
the ‘Low Density Residential’ designation, permitted land uses primarily consist of low density
housing forms including single detached dwellings, semi-detached dwellings, duplexes and street
fronting town houses as well as accessory uses thereto.
The use of the lands for a single detached dwelling is permitted in the Low Density Residential
designation.
(e) Intent and Purpose of the Zoning By-law:
The subject property is zoned ‘Low Density Residential Type 1 Zone (R1)’ in the Town Zoning
By-law, which permits a single detached dwelling and accessory uses.
The R1 Zone permits a maximum lot coverage of 35% for single detached dwellings and
accessory buildings. The applicant has requested permission to increase the permitted lot
coverage to 38%.
Page 50 of 73
File Number: A11-21 Report Number 2021-152
Page 3
The purpose of the maximum lot coverage provision is to ensure that the adequate space remains
for amenity areas, landscaping, required building setbacks, and to ensure that the total impervious
surface of the lot does not create negative impacts on municipal storm water management and
drainage facilities.
Planning staff consider the proposed relief to be in keeping with the Zoning By-Law as in this
instance sufficient space will remain for amenity purposes, to accommodate any drainage swales,
and for access and property maintenance purposes. Further, the proposed lot coverage will not
be out of character with surrounding development in this area. For these reasons, Planning staff
consider the relief to be in-keeping with the general intent of the Zoning By-Law.
(f) Desirable Development/Use:
It is the opinion of this Office that the applicant’s request can be considered minor and desirable
for the development of the subject property. As the proposed relief is not anticipated to impact
the ability of the property to provide adequate amenity space, or negatively impact drainage or
overall subdivision stormwater management design or municipal stormwater management
infrastructure, the requested relief can be considered minor. Further, staff are satisfied that the
proposed relief will not create an undesirable precedent for similarly zoned lands in the area.
In light of the foregoing, it is the opinion of this Office that the requested relief is in keeping with
the general intent and purpose of the Official Plan and Town Zoning By-law and can be given
favourable consideration, and in conclusion, staff are of the opinion that this proposal is minor in
nature and satisfies the four tests for minor variance as set out in Section 45(1) of the Planning
Act and can be supported from a Planning perspective.
RECOMMENDATION:
That the Town of Tillsonburg Committee of Adjustment approve Application File A11-21,
submitted by Dalm Construction Limited, for lands described as Lot 1, Plan 41M-218, in the Town
of Tillsonburg, as it relates to:
1. Relief from Section 6.2 - R1 Zone Provisions, to increase the maximum permitted lot
coverage from 35% to 38%, to facilitate the construction of a single detached dwelling on
the subject lands.
Subject to the following condition:
i. The applicants shall obtain a building permit for the proposed single detached dwelling
within one year of the date of the Committee’s Decision.
Page 51 of 73
File Number: A11-21 Report Number 2021-152
Page 4
As the proposed variance is:
(i) deemed to be a minor variance from the provisions of the Town of Tillsonburg Zoning By-
law No. 3295;
(ii) desirable for the appropriate development or use of the land;
(iii) in-keeping with the general intent and purpose of the Town of Tillsonburg Zoning By-law
No. 3295; and
(iv) in-keeping with the general intent and purpose of the Official Plan.
Authored by: Eric Gilbert, MCIP, RPP
Senior Planner
Approved for submission by: Gordon K. Hough, RPP
Director
Page 52 of 73
May 6, 2021
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
Legend
1020
Notes
NAD_1983_UTM_Zone_17N
51 Meters
Zoning Floodlines
Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Land Use Zoning (Displays
1:16000 to 1:500)
Plate 1: Location Map with Existing Zoning
File No: A-11/21-Dalm Construction Limited
Lot 1, Plan 41M-218, Town of Tillsonburg - 4 Brookside Lane
Quarter
Town
Line
Subject
Property
Brookside
Lane
Lyndale
Road
Belmont
Avenue
Page 53 of 73
May 6, 2021
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
Legend
510
Notes
NAD_1983_UTM_Zone_17N
26 Meters
Zoning Floodlines
Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Land Use Zoning (Displays
1:16000 to 1:500)
Plate 2: 2015 Aerial Map
File No: A-11/21-Dalm Construction Limited
Lot 1, Plan 41M-218, Town of Tillsonburg - 4 Brookside Lane
Quarter
Town
Line
Subject
Property
Page 54 of 73
Plate 3: Applicant's Sketch File No: A-11/21-Dalm Construction Limited Lot 1, Plan 41M-218, Town of Tillsonburg - 4 Brookside LanePage 55 of 73
Page 1 of 9
Report No: CP 2021-141
COMMUNITY PLANNING
Council Meeting: May 17, 2021
To: Mayor and Members of Tillsonburg Town Council
From: Eric Gilbert, Senior Planner, Community Planning
Application for Consent and Minor Variance
B21-07-7; A21-02-7 – Andrew Leliveld & Meagan Nicolson
REPORT HIGHLIGHTS
The application for consent proposes to create a new residential infill lot for a proposed
single detached dwelling in northeast Tillsonburg.
Relief is also required from Section 7.2, Table 7.2 – Zone Provisions, to reduce the minimum
lot depth for the lots to be severed and retained, and to reduce the minimum required rear
yard depth for the existing dwelling on the lot to be retained.
Planning staff are recommending approval of the application as it is consistent with the
Provincial Policy Statement, maintains the intent and purpose of the Official Plan, and the
proposed variances satisfy the requirements of Section 45(1) of the Planning Act.
DISCUSSION
Background
OWNERS: Andrew Leliveld & Meagan Nicolson
565 Broadway
Tillsonburg ON, N4G 3S8
AGENT: Peter Leliveld
565 Broadway
Tillsonburg ON, N4G 3S8
LOCATION:
The subject lands are described as Lot 8, Plan 500 in the Town of Tillsonburg. The subject lands
are located on the north side of Charles Street, south side of Nelson Street and west side of
Wellington Street, and are municipally known as 14 Charles Street.
Page 56 of 73
Report No: CP 2021-141
COMMUNITY PLANNING
Council Meeting: May 17, 2021
Page 2 of 9
COUNTY OF OXFORD OFFICIAL PLAN:
TILLSONBURG ZONING BY-LAW NO. 3295:
Existing Zoning: Low Density Residential Type 2 Zone (R2)
EXISTING USE OF SUBJECT PROPERTY:
Lot to be Severed – vacant Residential
Lot to be Retained – Residential (single detached dwelling)
SERVICES: Lot to be Severed: municipal sanitary sewer & water (on Wellington Street)
Lot to be Retained: municipal sanitary sewer & water (on Wellington Street)
ACCESS: Lots to be Severed & Retained: paved, municipal street (Nelson Street & Charles
Street)
PROPOSAL:
Area
Frontage
Depth
Severed Lot
460 m2 (4,951.4 ft2)
20.12 m (66 ft)
22.8 m (74.8 ft)
Retained Lot
460 m2 (4,951.4 ft2)
20.12 m (66 ft)
22.86 m (75 ft)
The purpose of the Application for Consent is to create a new vacant residential lot. The lot to be
severed will have a lot area of approximately 460 m2 (4,951 ft2), with frontage on Nelson Street
and Wellington Street. A single detached dwelling is proposed to be constructed on the lot to be
severed. The lot to be retained will have an area of 460 m2 (4,951 ft2), with frontage on Charles
Street and Wellington Street, and contains an existing single detached dwelling.
Schedule “T-1” Town of Tillsonburg
Land Use Plan
Residential
Schedule “T-2” Town of Tillsonburg
Residential Density Plan
Low Density Residential
Page 57 of 73
Report No: CP 2021-141
COMMUNITY PLANNING
Council Meeting: May 17, 2021
Page 3 of 9
The minor variance application proposes to obtain relief from Section 7.2 - R2 Zone Provisions in
the Town of Tillsonburg Zoning By-law No. 3295, to reduce the required lot depth for the lot to be
severed and lot to be retained from 30 m (98.4 ft) to 22.8 m (74.8 ft), and the required rear yard
depth for the lot to be retained from 7.5 m (24.6 ft) to 5.01 m (16.4 ft).
Surrounding land uses to the north, west and east consist of predominantly single detached
dwellings and semi-detached dwellings. Service commercial uses and the Trans Canada Trail
are present to the south.
Plate 1, Existing Zoning & Location Map, shows the location of the subject lands and the existing
zoning in the immediate vicinity.
Plate 2, 2015 Aerial Map, provides an aerial view of the subject lands and surrounding area.
Plate 3, Applicants’ Sketch, provides the dimensions of the lands to be severed, retained and the
location of the existing single detached dwelling.
Application Review
PROVINCIAL POLICY STATEMENT:
The 2020 Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Under Section 3 of the Planning Act, where
a municipality is exercising its authority affecting a planning matter, such decisions “shall be
consistent with” all policy statements issued under the Act.
Section 1.1.1 provides that healthy liveable and safe communities are sustained by
accommodating an appropriate range and mix of residential housing (including additional units,
affordable housing, and housing for older persons) to meet long-term needs, and promoting cost-
effective development that minimizes land consumption and servicing costs.
Section 1.1.3.1 of the PPS states that Settlement Areas will be the focus of growth and their vitality
and regeneration shall be promoted. Land use patterns within settlement areas shall be based
on:
densities and mix of land uses which are appropriate for, and efficiently use the
infrastructure and public service facilities which are planned or available;
support active transportation;
efficiently use land and resources;
a range of uses and opportunities for intensification and redevelopment in accordance
with the criteria in policy 1.1.3.3, where this can be accommodated.
Section 1.1.3.4 directs that appropriate development standards shall be promoted which facilitate
intensification, redevelopment and compact form, while avoiding or mitigating risks to public
health and safety.
Page 58 of 73
Report No: CP 2021-141
COMMUNITY PLANNING
Council Meeting: May 17, 2021
Page 4 of 9
Further, Section 1.4 Housing, specifically ss. 1.4.3, states that planning authorities shall provide
for an appropriate range and mix of housing types and densities to meet projected requirements
of current and future residents of the regional market area by:
Establishing and implementing minimum targets for the provision of housing which is
affordable to low and moderate income households;
Permitting and facilitating all forms of housing required to meet the social, health and
well-being requirements of current and future residents;
Permitting and facilitating all types of residential intensification, including additional
residential units and redevelopment, in accordance with policy 1.3.3.3;
Directing the development of new housing towards locations where appropriate levels of
infrastructure and public service facilities are or will be available to support current and
projected needs;
Promoting densities for new housing which efficiently use land, resources, infrastructure
and public service facilities, and support the use of active transportation and transit in
areas where it exists or is to be developed; and
Establishing development standards for residential intensification, redevelopment and
new residential development which minimize the cost of housing and facilitate compact
form, while maintaining appropriate levels of public health and safety.
OFFICIAL PLAN:
The subject lands are located within the ‘Low Density Residential’ designation according to the
Town of Tillsonburg Residential Density Plan, as contained in the Official Plan. Low density
residential districts are those lands that are primarily developed or planned for a variety of low-rise,
low density housing forms including both executive and smaller single-detached dwellings,
semi-detached, duplex and converted dwellings, street-fronting townhouses and other, similar
development. Within these areas, it is intended that there will be a mixing and integration of
different forms of housing to achieve a low overall density of use.
The policies of Section 8.2.4.1 (Infill Housing) also apply to this proposal. Infill housing is defined
as the placement of new residential development into established built-up areas on vacant or
underutilized sites. In order to efficiently utilize the land supply designated residential and
municipal servicing infrastructure, infill housing will be supported in Low Density Residential
Districts.
The introduction of new residential housing into an established streetscape pattern will only be
permitted if the proposal is deemed to be consistent with the characteristics of existing
development on both sides of the same street. In order that the street oriented infill projects are
sensitive to the continuity of the existing residential streetscape, the County Land Division
Committee and Town Council will ensure that:
the proposal is consistent with the street frontage, setbacks, lot area and spacing of existing
development within a two block area on the same street; and,
for proposals involving more than two dwelling units, the exterior design in terms of height,
bulk, scale and layout of the proposed building is consistent with present land uses in the
area.
In addition to the specific infill policies identified, the following policies will apply to all infill
proposals:
Page 59 of 73
Report No: CP 2021-141
COMMUNITY PLANNING
Council Meeting: May 17, 2021
Page 5 of 9
the location of vehicular access points, the effect of traffic generated by the proposal on the
public road system, pedestrian and vehicular safety and surrounding properties is assessed
and found to be acceptable;
existing municipal services and community facilities will be adequate to accommodate the
proposed infill project;
stormwater run-off from the proposal will be adequately controlled and will not negatively
affect adjacent properties;
the extent to which the proposed development provides for the retention of any desirable
vegetation or natural features that contribute to the visual character of the surrounding area;
the effect of proposed development on environmental resources or the effects of
environmental constraints on the proposed development will be addressed and mitigated in
accordance with Section 3.2;
compliance of the proposed development with the provisions of the Zoning By-Law of the
Town and other municipal by-laws; and,
consideration of the potential effect of the development on natural and heritage resources
and their settings.
TOWN OF TILLSONBURG ZONING BY-LAW:
The subject lands are zoned ‘Low Density Residential Type 2 Zone (R2)’ according to the Town’s
Zoning By-law. The R2 zone permits a limited range of low density residential uses, including
single-detached dwellings, semi-detached dwellings and duplexes.
For corner lots, the provisions of the R2 Zone require a minimum lot area of 450 m2 (3,390.7 ft2)
and minimum lot frontage of 10.5 m (34.4 ft). Further requirements include a minimum lot depth
of 30 m (98.4 ft), minimum front yard depth of 7.5 m (24.6 ft) for an existing lot and 6 m (19.7 ft)
for a lot created after the passing of the Zoning By-Law, and a minimum rear yard depth of 7.5 m
(24.6 ft).
The minimum lot depth provisions of the By-Law are intended to ensure lots are sufficiently large
enough to provide an adequately sized building envelope that maintains adequate setbacks to
provide access to the rear yard and sufficient area to conduct normal property maintenance.
These provisions are also intended to ensure adequate area is provided for parking, landscaping,
drainage and private amenity space. The minimum rear yard depth provisions of the By-Law are
intended to ensure adequate private amenity space for the occupants of the dwelling, and to
ensure sufficient area remains to accommodate any required drainage swales or easements and
maintain privacy for adjacent residential properties.
AGENCY COMMENTS:
The application was circulated to various agencies considered to have an interest in the proposal.
The Town of Tillsonburg Engineering Department provided the following comments:
Preliminary lot grading plan will be required to demonstrate how appropriate lot grading/
drainage designs can be achieved with the new proposed lot line;
Lot servicing plan shall be provided.
Page 60 of 73
Report No: CP 2021-141
COMMUNITY PLANNING
Council Meeting: May 17, 2021
Page 6 of 9
The Town of Tillsonburg Building Department provided the following comments:
Updated survey to be provided to verify the actual setbacks and proposed lot coverage
for the lot to be retained in order to provide comment.
Subject to servicing - verify existing location & provide services for the proposed severed
lot.
Variance may be required for exterior side yard setback for future dwelling on lot to be
severed.
Any clearance letters will be subject to the applicable fee of $75.00.
Cash in lieu of parkland is required in the amount of $3500.00
If approved, please include the following conditions:
The owner provides confirmation of the location of any existing overhead or underground
services installed to the retained and severed lots.
The owner shall agree, in writing, to satisfy all requirements, financial and otherwise, of
the Town of Tillsonburg regarding the installation of services and drainage facilities.
The owner shall submit a recent as-built survey to confirm lot sizes and building setbacks
to the satisfaction of the Town of Tillsonburg.
The owner to provide payment for cash-in-lieu of parkland.
The Oxford County Public Works Department provided the following comments:
Prior to the issuance of building permit(s), all financial requirements to the Oxford County
Public Works Department must be complied with in respect to the provision of water and
wastewater service connections. This condition can be cleared by payment for the
required services.
Town of Tillsonburg Fire & Rescue Services, Town of Tillsonburg Development Commissioner,
Tillsonburg District Chamber of Commerce, Bell Canada & Canada Post indicated that they have
no objections or concerns regarding the application.
PUBLIC CONSULTATION:
Notice of the consent was provided to the public and surrounding property owners in accordance
with the requirements of the Planning Act on May 3, 2021. At the time of writing this report, no
comments or concerns have been received from the public.
Planning Analysis
The subject application proposes to create a new residential infill lot for a single detached
dwelling, while retaining a lot with an existing single detached dwelling in the northeast area of
Tillsonburg.
In regard to the PPS, the proposal is consistent with the intensification, redevelopment and
housing policies as the application provides for an opportunity for redevelopment and is
considered to be an efficient use of land and municipal infrastructure. Further, since the proposal
facilitates redevelopment of the severed and retained lands, staff are of the opinion that the
Page 61 of 73
Report No: CP 2021-141
COMMUNITY PLANNING
Council Meeting: May 17, 2021
Page 7 of 9
subject application promotes intensification and supports a mix of housing types and lot sizes in
an area that is characterized by a variety of housing forms, including single and semi-detached
dwellings.
Both the lots to be severed and retained are considered to be appropriate in accordance with the
infill policies of the Official Plan. The subject lands are located within a broader area that is
characterized by low density development consisting of single detached and semi-detached
dwellings on a variety of lot sizes, both in existing residential areas to the north and east and new
residential development to the west. The proposed lots are not out of character with the
residential development in the immediate area with respect to lot area, depth and frontage on
Herford Street, Charles Street, Nelson Street and Sandy Court. Lots on the north side of Nelson
Street and north side of Charles Street adjacent to the municipal alley exhibit similar setbacks, lot
areas, lot depth, lot frontage, and configuration. T he lot to be severed and lot to be retained will
be of sufficient size to provide adequate space for setbacks, parking and vehicular ingress and
egress. As such, it is the opinion of staff that the application conforms to the policies of the Official
Plan respecting infill development.
Based on the severance sketch provided by the applicants, it would appear that the relevant
provisions of the ‘R2’ zone will be maintained with the exception of the lot depth for both the
severed and retained lots, and the required rear yard depth for the lot to be retained. As previously
indicated, the applicant has requested relief from the Zoning By-law to reduce the minimum lot
depth for a single detached dwelling from 30 m (98.4 ft) to 22.8 m (74.8 ft), and to reduce the
required rear yard depth for the existing dwelling on the retained lands from 7.5 m (24.6 ft) to
5.01 m (16.4 ft). Staff are satisfied that the applicants’ request for relief can be considered minor,
desirable and appropriate as adequate space will be maintained to accommodate required
parking, area for drainage purposes and building maintenance, and sufficient access to the rear
yard will be maintained. Adequate amenity area will remain for the occupants of the dwellings
and the request can be considered desirable for the area as the proposed setbacks and lot shapes
are in keeping with the development in the immediate area and are supported by the policies of
the Official Plan.
In light of the foregoing, it is the opinion of this Office that the proposed application for consent
and minor variance are consistent with the policies of the PPS and are in keeping with the County
Official Plan. As such, Planning staff are satisfied that the application can be given favourable
consideration, subject to the appropriate conditions.
RECOMMENDATIONS
The Council of the Town of Tillsonburg advise the Oxford County Land Division Committee
that the Town supports Minor Variance Application A21-02-7 submitted by Andrew &
Meghan Leliveld for lands described as Lot 9, Plan 500, in the Town of Tillsonburg, as it
relates to:
1. Relief from Section 7.2, Table 7.2 – R2 Zone Provisions, to reduce the minimum lot
depth from 30 m (98.4 ft) to 22.8 m (74.8 ft) for the lots to be severed and retai ned;
2. Relief from Section 7.2, Table 7.2 – R2 Zone Provisions, to reduce the minimum
required rear yard depth from 7.5 m (24.6 ft) to 5.0 m (16.4 ft) for the lot to be retained;
Page 62 of 73
Report No: CP 2021-141
COMMUNITY PLANNING
Council Meeting: May 17, 2021
Page 8 of 9
As the proposed variances are;
(i) deemed to be minor variances from the provisions of the Town of Tillsonburg
Zoning By-law No. 3295;
(ii) desirable for the appropriate development or use of the land;
(iii) in keeping with the general intent and purpose of the Town of Tillsonburg Zoning
By-law No. 3295; and
(iv) in keeping with the general intent and purpose of the Official Plan of the County of
Oxford.
AND FURTHER, it is recommended that Tillsonburg Council advise the Oxford County
Land Division Committee that the Town supports the proposal to sever the subject
property, subject to the following conditions:
1. The owners provide confirmation of the location of any existing overhead or
underground services installed to the retained lots. Services cannot traverse the
adjoining lots and any conflicts must be re-directed or an easement created. Any
proposed easements shall be reviewed by the Town of Tillsonburg.
2. The owners shall agree, in writing, to satisfy all requirements, financial and
otherwise, of the Town of Tillsonburg, regarding the installation of services and
drainage facilities, to the satisfaction of the Town of Tillsonburg.
3. The owners shall submit an updated survey to confirm lot sizes and building
setbacks, to the satisfaction of the Town of Tillsonburg.
4. The owners shall provide payment for cash-in-lieu of parkland to the Town of
Tillsonburg for the lot to be severed, to the satisfaction of the Town of Tillsonburg.
5. The owners shall provide a preliminary lot grading plan, to the satisfaction of the
Town of Tillsonburg Engineering Services Department.
6. The owners agree to satisfy all the financial requirements of the County of Oxford,
regarding the installation of sanitary and water services for each lot, to the
satisfaction of the County of Oxford Public Works Department.
Page 63 of 73
Report No: CP 2021-141
COMMUNITY PLANNING
Council Meeting: May 17, 2021
Page 9 of 9
7. The Clerk of the Town of Tillsonburg advise the Secretary-Treasurer of the Land
Division Committee that all requirements of the Town of Tillsonburg have been
complied with.
SIGNATURES
Authored by: "Original Signed By" Eric Gilbert, MCIP RPP, Senior Planner
Approved for submission: "Original Signed By" Gordon K. Hough, RPP, Director
Page 64 of 73
February 23, 2021
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
Legend
1020
Notes
NAD_1983_UTM_Zone_17N
51 Meters
Zoning Floodlines
Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Land Use Zoning (Displays
1:16000 to 1:500)
Plate 1: Existing Zoning & Location Map
B21-07-7; A21-02-7 - Leliveld & Nicolson
Lot 8, Plan 500 - 14 Charles Street, Tillsonburg
Lot to be
Retained
Lot to be Severed
Wellington
Street
Nelson Street
Herford Street
Trans Canada
Trail
Tillson Avenue
Charles Street
Sandy Court
Page 65 of 73
February 23, 2021
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
Legend
260
Notes
NAD_1983_UTM_Zone_17N
13 Meters
Zoning Floodlines
Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Land Use Zoning (Displays
1:16000 to 1:500)
Plate 2: 2015 Aerial Map
B21-07-7; A21-02-7 - Leliveld & Nicolson
Lot 8, Plan 500 - 14 Charles Street, Tillsonburg
Herford Street
Wellington
Street
Lot to be
Severed
Lot to be
Retained
Page 66 of 73
Plate 3: Applicants' Sketch
B21-07-7; A21-02-7 - Leliveld & Nicolson
Lot 8, Plan 500 - 14 Charles Street, Tillsonburg
Page 67 of 73
i-o IA,, s-e.-T tt ,s c ~ V\ ~ s~, '} -5 3 9 -o o 1.s 5 z ; 2
J fo.Jci.. r1er t! o>CUJ-J cc;,_,,,__{(, c_r;,..
File No. B _____ _
~ford County File No. A _____ _
Growing stronger together
APPLICATION FOR CONSENT
or
APPLICATION FOR CONSENT AND MINOR VARIANCE
Oxford County Land Division Committee
□
0
(Check One)
Z L fv 7-5 S ·· 0 7 9 L/
1. Registered Owner(s): Residence: ______ _
Name: ,TA [QN C !1f+-IU£..5 e '-I&<.. C TT Business:-------
Address: IL( CHAILC...(S..:S ,J--r TILLSV1✓/]vJ'W-oN Fax: ________ _
Postal Code: /VlfG-I C b Email: __________________ _
I 2 '/9-3 5'8·-0 70t> Applicant (if other than registered owner): Residence: ______ _
Name: flNf)fli::faJ btLfYE-::l-.JJ < M&AG-f\1'-( NIC.OL..SvN Business: ______ _
Address: 5 6 S-8,'<0A-cl Wit'/ V'-Lvt1H i]vfl...Or fJN Fax: I
Postal Code: AIL./C-3 S 8 Email: o. n cl r e,v..; j e.A ; v e.,/ J ,e, I Z. s G> c1 rvtci' ,I • CO' I'\.,,(
ctf"\d1e¼.l 1e11vt.td 1'2'3 e "J~l'<.tl, C .. i\.A 51Cj-fjt{?..-73SI
Solicitor or Agent (if any): Sus.
Name: /Je-Terc Le.LI Ve::..L/J Cell~-, 9-z-8~8~---9,--1-;<6-.,.CZ.,---
Address: >'6'~ &l<Olt-0 W Y or'-/ -,-1LL,.nJt✓ 8v/'l.Jr Fax
Postal Code: f/'cf C ? 6' 8 Email: e, i V el J @ _i_l_s_C1_t1_b_v_,. __ o_;-_~_e_J __ ~-co M
2. Location of Subject Land:
Municipality Tt !Iv¢ t"I bvr-g former municipality _________ _
Lot(s) _ _,______________ Concession ___________ _
Lot(s) Registered Plan No. _5_Cl_O ______ _
Part(s) _______________ Reference Plan No. _________ _
The subject land is located on the ~N,_~CJ~/,~'{_ Ti_,____,_ff ______ side of C Hflf?:Lf.S Street, lying
between
__._C_. ,_/j_,_,_,t.-'--· _tt_U._-_.S_-_______ Street/ and /'ft;L rO 1'-( Street
Street and/or 911 Address (if any): __._!_1/'-C_·-'-H-'-~-'--/).-U.,_€;_..:._T_..r_r __ 1_1_1..._L_J_-:_t ,_l--{_fl_t,_1u;_._· _______ _
NATURE OF APPLICATION
3. a) Type and Purpose of Proposed Transaction: (check appropriate box(es))
Conveyance
addition to a lot
¥creation of a new lot(s) -specify number of new lots proposed (not including retained lot) __
please check if the creation of the new lot(s) is a "technical severance" (i.e., the land being severed and the land
-being retained were formerly separate holdings but have since become consolidated)
Other
_ Mortgage or Charge
_ Partial Discharge of Mortgage
_ Easement/ Right-of-Way
None
OFFICE USE ONLY
DATE APPLICATION RECEIVED
Lease
Correction of Title
~Other (specify) NO M0/2 ... TG-1+:6£
DATE PRESCRIBED INFORMATION COMPLETE PIN
REV. JANUARY 2020
21-07-7
21-02-7
Page 68 of 73
COUNTY OF OXFORD-APPLICATION FOR CONSENT I CONSENT & MINOR VARIANCE PAGE2
NATURE OF APPLICATION -cont'd
3. b) If Known, name of Person(s) (purchaser, lessee, mortgagee, etc.) to whom land is intended to be conveyed, leased
or mortgaged /)&TE;:/l.. J7) t+N LcLI Vf::.W.J
'
4. Minor Variance(s) Request: (if applicable}
Lor TO BE SEVERED Lot TO BE RETAINED
a) SECTION & PROVISION FROM BY-LAW REQUIRED PROPOSED REQUIRED PROPOSED
a GAt?... \/ 4-i¼ 0<=-PT/1 7. <;~ ..... 5'", o I;..,
LOT 1')€:l>rH '°<,(') M 'Z. 'Z.c 80 3o l"V\ 2-z. ... 8t,.,,
._,nr-VA-A..() r/\f-:-,-PTfl ·
b) Why is it not possible to comply with the provisions of the By-Law? No T (Jo -.rs I B 1.-€: ~ CQM PLY
w111-f Ttt6 '"2,..IJJN 1rlC-111?-ov1.r10/'lrJ B't;CAv..rc op THc L:oT ,srz..E
5. Is the lot(s) to be severed or the lot to be retained currently the subject of any other application under the Act, such as
an application for an Official Plan amendment, a zoning by-law amendment, a Minister's Zoning Order or approval of a plan
of subdivision?
V No Unknown
Yes If yes, File No. ______ _ status/Decision __________ _
HISTORY OF THE SUBJECT LANDS
6. Are there any easements or restrictive covenants ·affecting the subject land? Yes
If yes, describe each easemerit or restrictive covenant and its effect.
7. a) Has the subject property ever been the subject of an application for a plan of subdivi sion or an application for
severance under the Planning Act?
v No Unknown
Yes If yes, File No. ______ _ _Status/Decision __________ _
b) Has any land been severed from the parcel originally acquired by the owner of the subject land?
V No Unknown
Yes If Yes, File No(s). . Status/Decision ________ _
8 . If this application is for a lot addition, has the lot to be enlarged ever been the subject of a previous severance?
__ Not Applicable ·✓ No Unknown Yes
If Yes, please provide the previous severance File No. and a copy of the deed for the property to be enlarged.
File No(s). _______ _
9 . Has the lot(s) to be severed or the lot to be retained ever been the subject of any other application unde r the A ct , s uch
as an application for an Official Plan amendment, a zoning by-law amendment, a Minister's Zoning Order or a minor
variance?
✓No
Yes
Unknown
If yes, File No . ______ _ Status/Decision __________ _
REV. JANU ARY 2020
Page 69 of 73
COUNTY OF OXFORD-APPLICATION FOR CONSENT /CONSENT & MINOR VARIANCE PAGE3
INFORMATION ABOUT SUBJECT LAND(S)
10. a) Present Official Plan Designation applying to the subject land: Lo W 0€:-Nv I , Y r<..t-JI tJGNTt.l+L
b) Present Zoning applying to the subject land: -~f<~'Z.~_"ZJ9_~N_l_t-/--'-u_· ---,-----------
c) Is the application consistent with the Provincial Policy Statement, 2014, as amended?
(see Item No. 9 in the application guide) Yes V No
11. Description of Subject Land : (please use additional page(s) if necessary)
LOT TO BE SEVERED LOT TO BE RETAINED LOT TO BE ENLARGED
(prior to severance)
DIMENSIONS Metres Feet Metres Feet Me tres Feet
Frontaqe -?ri, 11"7 2.0 o//7
Average Depth '2.2a 89 22.•/?6
Averaqe Width ?n.J/7 ?n .117
("sq.mZtia or sq.ft.lac £a.m'8)a or sq .ft.lac sq.m/ha or sq.ft.lac
Area tl/.o l../7io
PLACE AN 'X' IN THE APPROPRIATE BOX BELOW
USE OF SUBJECT LANDS EXISTING PROPOSED EXISTING PROPOSED EX ISTING
Residential (Citv/TownNillaqe/Rural Cluster) v V j,/ v
Non-Farm Rural Residential
Seasonal Residential
Mobile Home Park
Commercial
Recreational
Agricultural
Institutional
Industrial
Parkland
Other (specify)
Provide details on existing uses:
i.e. Residential, Commercial, Aqricultural, Industrial, etc.}
LOT TO BE SEVERED Lor TO BE RETAINED LOT TO BE ENLARGED
pa o Po.r&<J ..)-lr-{CrLE 67<.!S-Tlt---f:J 1 ,4-,ve 1 '-Y
/) G-r A C{fC.-(J f<-6-v, JJ &l'fc.f: f2_ & s,, rJ G NCf~
Provide details on proposed uses:
LOT TO BE SEVERED LOT TO BE RETAINED LOT TO BE ENLARGED
/J £.o f?O Jc::_(j .rr NG--L €::: C: Y-1 v TI HG-;-~ f C.... '-f
{ljG r-;4et-f€0 l<f:.Ji"f 0€=t--lCE:. /f<-.f::S I(} f ,l'-1£t
BUILDINGS AND STRUCTURES -USE & TYPE (INDICATE IF NO BUILDINGS; PROVIDE DATE OF CONSTRUCTION FOR EXISTING)
LOT TO BE SEVERED LOT TO BE RETAINED Lor TO BE ENLARGED
EXISTING
PROPOSED
REV. JANUARY 2020
Page 70 of 73
COUNTY OF OXFORD-APPLICATION FOR C ONSENT/ CONSENT & MINOR VARIANCE PAGE 4
PLACE AN 'X' IN THE APPROPRIATE BOX BELOW
LOT TO BE SEVERED LOT TO BE RETAINED LOT TO BE ENLARGED
EXISTING PROPOSED EXISTING PROPOSED EXISTING
TYPE OF ACCESS
Provincial Highway
Countv Road
Municipal Road maintained all year .,,,-·V""'" v-V""
Municipal Road seasonally maintained
Unopened Road Allowance
Rioht-of-Way owned by:
Water Access (describe boat docking and parking
facilities on mainland & distance from proposed lot)
Other (specify)
TYPE OF WATER SUPPLY
Publicly owned and operated piped water system I/"" ~ .........-
Privately.ow ned and operated communal water system
Privately owned and operated individual we ll
Lake or other w ater body
Othe r ( specify)
TYPE OF SEWAGE DISPOSAL
Publicly owned and operated sanitary sewer system i..------i,...,---.......--
Privately owned and operated communal septic system
Privately owned a nd operated individual septic system
Pit Privy
Other ( specifv)
WHEN WILL WATER SUPPLY AND SEWAGE DISPOSAL
SERVICES BE AVAILABLE (if appiicable)
12. If the applicant is· not the owner of the land that is the subject of this application, a written authorization of the
owner that the applicant is authorized to make the application must be included with this form, or the authorization
set out below must be completed .·
AUTHORIZATION OF OWNER(S) FOR AGENT TO MAKE THE APPLICATION
I /We,------------,------------------------
am/are the owner(s) of the land that is the subject of this application for consent/ consent and minor variance.
I /We auth orize ________________________________ _
to make this application on my I our behalf.
Date Signature of Owner(s)
Signature of Owner(s)
REV. JA NUARY 2020
..
Page 71 of 73
. '
COUIITY OF OXFORD-A PPLICATION FOR CONSENT/ CONSENT & MINOR VARIANCE PAGES
THIS SECTION TO BE COMPLETED IN THE PRESENCE OF A COMMISSIONER FOR TAKING AFFIDAVITS
I I We --~/)'----'G=·-_TG_S,Z___:,_---'J"--'-0---'1-f'-'-H---'---=L=E::::....-_'-....,_l....:cY'----'6-h)----'--~-------------
of the 79v,../ ,"-{ o F T' l-L .. N N f:3, v(Z-.0·
(Township or Municipality)
DO SOLEMNLY DECLARE THAT:
in the COvlVTY ·Cl F O><:FUa..o
(County or Region)
All of the prescribed rn"rormation contained in this application is true and that the information contained in
the documents that may accompany this application is true.
DECLARED before me in the -yovv ;"-/
of 77 LL,nJ 1'-1"3v£(, in the
rcJ,,,11./7:"( of Oc F<ra .. _r'j
this / 3 ,fh day of ,jj\N 20_a__l_.
Owner I Applicant
TRACY CARPANI, a Commissioner, etc.,
Province of Ontario, for the Corporation
of the Town of Tillsonburg
Expires : June 12, 2021
If the decision o.fthis application is appealed by a third party, I jJ c-'Te1'/.... J OffH Le:.L/VG-1-.../J
(owner/applicant name -please print)
· agree to support the application, provide assistance In the preparation and presentation of the application before the
Local Planning Appeal Tribuna P, y all of the County's legal costs associated with the Tribunal hearing.
NQtes:
1. It is requ ired th at one original of this application (including the sketch described in Item 5 of th e guide) be filed, together with the
applicable fee, payable to the Treasurer, County of Oxford. Please contact the County of Oxford Planning Office for the curren t
fee. The fee schedule as set out below was approved by County Council and became effective January 1, 2019.
* Planning Fee Single Consent only $2,065.00
Multiple Consents $2,065.00 for the first lot, each additional lot $1,030.00
* Planning Fee Single Consent and Minor Variance $2,140.00
Multiple Consents and Minor Variances $2,140.00 for the first lot, each additional lot $1,070.00
* Public Works Fee $200.00 per lot
(vacant lot creation -residential, institutional, commercial or industrial)
2. The Application Fee consists of a Plann ing Fee and a Public .Works Fee, as required.
3. Additional fees of $100.00/lot will be required by Public Works at the time of clearance of conditions.
MFIPPA Notice of Collection & Disclosure
Th e collection of personal information on this form is legally authorized under Sec.53 of the Planning Act and O.Reg.197196 for
the purpose of processing your planning application. Questions about this collection should be directed to the Director of
Community Planning at the County of Oxford, 21 Reeve St., P.O. Box 1614, Woodstock, ON N4S 7Y3 or at 519 -539-9800
(ext.3207).
Pursuant to Sec.1.0.1 of th e Planning Act, and in accordance with Sec.32(e) of the Municipal Freedom of Information and
Protection of Privacy Act, it is th e policy of the County of Oxford to make all planning applications and supporting material
available to the public.
REY JANUARY 2020
Page 72 of 73
THE CORPORATION OF THE TOWN OF TILLSONBURG
BY-LAW 2021-056
A BY-LAW to confirm the proceedings of Council at its meeting held on May 17,
2021.
WHEREAS Section 5 (1) of the Municipal Act, 2001, as amended, provides that the
powers of a municipal corporation shall be exercised by its council;
AND WHEREAS Section 5 (3) of the Municipal Act, 2001, as amended, provides that
municipal powers shall be exercised by by-law;
AND WHEREAS it is deemed expedient that the proceedings of the Council of the
Town of Tillsonburg at this meeting be confirmed and adopted by by-law;
BE IT THEREFORE ENACTED by the Council of the Corporation of the Town of
Tillsonburg as follows:
1. All actions of the Council of The Corporation of the Town of Tillsonburg at its
meeting held on May 17, 2021, with respect to every report, motion, by-law, or other
action passed and taken by the Council, including the exercise of natural person
powers, are hereby adopted, ratified and confirmed as if all such proceedings were
expressly embodied in this or a separate by-law.
2. The Mayor and Clerk are authorized and directed to do all the things necessary to
give effect to the action of the Council of The Corporation of the Town of Tillsonburg
referred to in the preceding section.
3. The Mayor and the Clerk are authorized and directed to execute all documents
necessary in that behalf and to affix thereto the seal of The Corporation of the Town
of Tillsonburg.
4. That this By-Law shall come into force and take effect on the date it is passed.
READ A FIRST AND SECOND TIME THIS 17th DAY OF MAY, 2021.
READ A THIRD AND FINAL TIME AND PASSED THIS 17th DAY OF MAY, 2021.
________________________________
MAYOR – Stephen Molnar
_______________________________
CLERK – Michelle Smibert
Page 73 of 73