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210920 Planning Council Meeting AgendaThe Corporation of the Town of Tillsonburg Council Planning Meeting AGENDA Monday, September 20, 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 September 20, 2021, be approved. 3.Disclosures of Pecuniary Interest and the General Nature Thereof 4.Adoption of Council Planning Minutes of Previous Meeting 5.Public Meetings Proposed Resolution #2 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 A17-21 (Winters) Proposed Resolution #3 Moved By: ________________ Seconded By: ________________ THAT the Committee of Adjustment approve Application File A17-21, submitted by Shawn Winters, for lands described as Part Lots 14 & 15, Plan 1083, Town of Tillsonburg, as it relates to: Section 6.2 - R1 Zone Provisions – Front Yard Minimum Depth, to reduce the required minimum front yard depth from 7.5 m (24.6 ft) to 5.6 m (18.4 ft), to facilitate the construction of a porch addition to an existing single detached dwelling. 1. Subject to a building permit for the proposed addition being issued within one year of the date of the Committee's decision. 5.2.Application for Minor Variance A18-21 (McPhee) Proposed Resolution #4 Moved By: ________________ Seconded By: ________________ THAT the Committee of Adjustment approve Application File A18-21, submitted by Austin McPhee, for lands described as Part Lot 28, Plan 41M-86, Parts 6 & 7, 41R- 4089, Town of Tillsonburg, as it relates to: Relief of Section 7.5.2.2.4 – R2-2 - Lot Coverage, to increase the permitted maximum lot coverage from 55% to 56.2%; 1. Relief of Section 7.5.2.2.13.2 – R2-2 - Rear Yard – Minimum Depth, to reduce the minimum required rear yard depth from 5.65 m (18.5 ft) to 2.75 m (9 ft) to facilitate the construction of a sunroom addition at the rear of the existing single detached dwelling. 2. Subject to a building permit for the proposed sunroom being issued within one year of the date of the Committee's decision. 5.3.Application for Minor Variance A19-21 (Tillsonburg Developments Inc.) Proposed Resolution #5 Moved By: ________________ Seconded By: ________________ THAT the Committee of Adjustment approve Application File A19-21, submitted by Tillsonburg Developments Inc., for lands described as Part Lots 71 & 73, Lot 72, Plan 41M-147, Part 23 of 41R-6720, in the Town of Tillsonburg, as it relates to: Relief from Section 6.2, R1 Zone Provisions – Minimum Exterior Side Yard, to reduce the minimum required exterior side yard width from 7.5 m (24.6 ft) to 6 m (19.7 ft); 1. Relief from Section 6.2, R1 Zone Provisions – Minimum Rear Yard, to reduce the minimum required rear yard depth from 12 m (39.3 ft) to 11.50 m (37.73 ft), to facilitate the construction of a single detached dwelling. 2. Page 2 of 83 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. Proposed Resolution #6 Moved By: ________________ Seconded By: ________________ THAT Council move out of the Committee of Adjustment and move back into regular Council session at ___ p.m. 5.4.Application for Zone Change ZN 7-21-10 (Landmark Homes) Proposed Resolution #7 Moved By: ________________ Seconded By: ________________ THAT Council approve the zone change application submitted by Landmark Homes (Trevalli Homes), whereby the lands described as Lots 45-47, Plan 41M-143 & Lots 78-92, Plan 41M-144, known municipally as 3, 5, 7-33 Sycamore Drive in the Town of Tillsonburg are to be rezoned from ‘Low Density Residential – Type 1A Holding Zone (R1A-H)’ to ‘Special Low Density Residential – Type 1A Holding Zone (R1A-sp-H)’ to permit a reduced front yard depth of 6 m (19.68 ft) and a reduced rear yard depth of 9 m (29.52 ft). 6.Planning Reports 6.1.Application for Draft Plan of Condominium and Exemption from Draft Plan Approval CD 21-02-7 (2412374 Ontario Ltd.) Proposed Resolution #8 Moved By: ________________ Seconded By: ________________ THAT Council advise County Council that the Town supports the application for draft approval of a proposed condominium submitted by 2412374 Ontario Ltd, (File No. CD 21-02-7), prepared by Van Harten Surveying Inc, dated March 25, 2021, for lands described as Part Lots 1463 & 1464, Plan 500, and Part 2 of Reference Plan 41R- 7261, in the Town of Tillsonburg; AND FURTHER THAT Council advise County Council that the Town supports the application for exemption from the draft plan of condominium approval process, submitted by 2412374 Ontario Ltd, (File No. CD 21-02-7), prepared by Van Harten Surveying Inc, dated March 25, 2021, for lands described as Part Lots 1463 & 1464, Plan 500, and Part 2 of Reference Plan 41R-7261, in the Town of Tillsonburg, as all matters relating to the development have been addressed through the Site Plan Approval process and a registered site plan agreement with the Town of Tillsonburg. 7.New Business Page 3 of 83 8.Motions/Notice of Motions 9.By-Laws 9.1.A By-Law to amend Zoning By-Law Number 3295, as amended (ZN 7-21-10) Proposed Resolution #9 Moved By: ________________ Seconded By: ________________ THAT a By-Law to amend Zoning By-Law Number 3295, as amended (ZN 7-21-10), 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. 10.Confirm Proceedings By-law Proposed Resolution #10 Moved By: ________________ Seconded By: ________________ THAT By-Law 2021-100, to Confirm the Proceedings of the Council Planning meeting held on September 20, 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 September 20, 2021 be adjourned at ___ p.m. Page 4 of 83 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: A17-21 APPLICATION FOR MINOR VARIANCE TO: Town of Tillsonburg Committee of Adjustment MEETING: September 20, 2021 REPORT NUMBER: 2021-294 OWNER/ APPLICANT: Shawn Winters 4 Maple Court, Tillsonburg ON, N4G 2Z1 AGENT: Evan Prouse - RND Construction PO Box 63, Tillsonburg ON, N4G 4H3 REQUESTED VARIANCE: 1. Section 6.2 - R1 Zone Provisions – Front Yard Minimum Depth, to reduce the required minimum front yard depth from 7.5 m (24.6 ft) to 5.6 m (18.4 ft), to facilitate the construction of a porch addition to an existing single detached dwelling. LOCATION: The subject property is described as Part Lots 14 & 15, Plan 1083, in the Town of Tillsonburg. The property is located on the east side of Maple Court, between Concession Street East and Maple Lane and is municipally known as 4 Maple 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 : Low Density Residential Type 1 Zone (R1) Page 5 of 83 File Number: A17-21 Report Number 2021-294 Page 2 SURROUNDING USES: Predominately low density residential uses to the east and south, with medium density uses to the west and north. 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 porch addition at the front of the existing dwelling. Specifically, the proposed addition and covered porch will have an area of 20.9 m2 (225 ft2). The subject property is approximately 856.2 m2 (9,216 ft2) in size, and contains an existing single detached dwelling (circ. 1971). Plate 1, Location Map with Existing Zoning, shows the location of the subject property and the zoning in the immediate vicinity. Plate 2, 2020 Aerial Map provides an aerial view of the subject lands. Plate 3, Applicant’s Sketch, shows the location, size and setbacks of the existing dwelling and proposed porch addition on the subject lands. Plate 4, Proposed Front Elevation, depicts the proposed elevation of the addition at the front of the dwelling. (b) Agency Comments: The application was circulated to a number of public agencies. The Downtown Tillsonburg BIA, Town Fire and Rescue Services Department, and Oxford County Public Works Department indicated they had no concerns with the application. (c) Public Consultation: Public Notice was provided to surrounding property owners on September 10, 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 and 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 6 of 83 File Number: A17-21 Report Number 2021-294 Page 3 (e) Intent and Purpose of the Zoning By-law: The subject property is zoned ‘Low Density Residential Type 1 Zone (R1)’, which permits the development of single detached dwellings, subject to a number of zone provisions. The R1 zone requires a minimum front yard depth of 7.5 m (24.6 ft). The applicant has proposed to reduce the depth to 5.6 m (18.4 ft) from the front lot line to accommodate the addition. The intent of the front yard depth provision is to ensure that single detached dwellings maintain adequate setback from the streetline to ensure the dwelling does not create any impacts on the public right of way, and to ensure that sufficient space is available for parking within the private driveway. In this case, it is not anticipated that the reduced front yard depth will have a negative impact on Maple Court, or the ability of the applicant to provide the required parking within the existing private driveway. The proposed setback of 5.6 m will be greater than the minimum depth of a parking space (5.5 m) and as such, the required parking can be accommodated. (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 the minimum required parking spaces or negatively impact the function of Maple Court, the requested relief can be considered minor. Further, staff are satisfied that the proposed relief will add value to the residential dwelling on the subject lands without creating an undesirable precedent for similarly zoned lands in the area. No adverse impacts on surrounding lands uses are anticipated. 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 7 of 83 File Number: A17-21 Report Number 2021-294 Page 4 RECOMMENDATION: That the Town of Tillsonburg Committee of Adjustment approve Application File A17-21, submitted by Shawn Winters, for lands described as Part Lots 14 & 15, Plan 1083, Town of Tillsonburg, as it relates to: 1. Section 6.2 - R1 Zone Provisions – Front Yard Minimum Depth, to reduce the required minimum front yard depth from 7.5 m (24.6 ft) to 5.6 m (18.4 ft), to facilitate the construction of a porch addition to an existing single detached dwelling. Subject to the following condition: i. A building permit for the proposed addition shall be issued within one year of the date of the Committee's decision. 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 8 of 83 September 2, 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 1920 Notes NAD_1983_UTM_Zone_17N 96 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-17/21- Shawn Winters Part Lots 14 & 15, Plan 1083 - 4 Maple Court, Town of Tillsonburg Concession Street East Subject Property Maple Lane Page 9 of 83 September 2, 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: 2020 Aerial Map File No. A-17/21- Shawn Winters Part Lots 14 & 15, Plan 1083 - 4 Maple Court, Town of Tillsonburg Subject Property Page 10 of 83 Plate 3: Applicant's Sketch File No. A-17/21- Shawn Winters Part Lots 14 & 15, Plan 1083 - 4 Maple Court, Town of Tillsonburg Page 11 of 83 Plate 4: Proposed Front Elevation File No. A-17/21- Shawn Winters Part Lots 14 & 15, Plan 1083 - 4 Maple Court, Town of Tillsonburg Page 12 of 83 Page 13 of 83 Page 14 of 83 Page 15 of 83 Page 16 of 83 Page 17 of 83 Page 18 of 83 Page 19 of 83 Page 20 of 83 Page 21 of 83 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: A18-21 APPLICATION FOR MINOR VARIANCE TO: Town of Tillsonburg Committee of Adjustment MEETING: September 20, 2021 REPORT NUMBER: 2021-295 OWNER/ APPLICANT: Austin McPhee 25 Hawkins Crescent, Tillsonburg ON, N4G 5H6 REQUESTED VARIANCES: 1. Relief of Section 7.5.2.2.4 – R2-2 - Lot Coverage, to increase the permitted maximum lot coverage from 55% to 56.2%; 2. Relief of Section 7.5.2.2.13.2 – R2-2 - Rear Yard – Minimum Depth, to reduce the minimum required rear yard depth from 5.65 m (18.5 ft) to 2.75 m (9 ft) to facilitate the construction of a sunroom addition at the rear of the existing single detached dwelling. LOCATION: The subject property is described as Part Lot 28, Plan 41M-86, Parts 6 & 7, 41R-4089, in the Town of Tillsonburg. The property is located on the south side of Hawkins Crescent, west of Wilson Avenue, and is municipally known as 25 Hawkins 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 (R2-2) Page 22 of 83 File Number: A18-21 Report Number 2021-295 Page 2 SURROUNDING USES: Predominately low density residential uses, consisting of single detached dwellings. 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 sunroom addition at the rear of the existing dwelling. Specifically, the proposed sunroom addition will have an area of 20.4 m2 (220 ft2). The subject property is approximately 314 m2 (3,380 ft2) in size, and contains an existing single detached dwelling (circ. 1990). Plate 1, Location Map with Existing Zoning, shows the location of the subject property and the zoning in the immediate vicinity. Plate 2, 2020 Aerial Map provides an aerial view of the subject lands. Plate 3, Applicant’s Sketch, shows the location, size and setbacks of the existing dwelling and proposed sunroom addition on the subject lands. (b) Agency Comments: The application was circulated to a number of public agencies. No comments were received from the agency circulation. (c) Public Consultation: Public Notice was provided to surrounding property owners on September 10, 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 and 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 23 of 83 File Number: A18-21 Report Number 2021-295 Page 3 (e) Intent and Purpose of the Zoning By-law: The subject property is zoned ‘Special Low Density Residential Type 2 Zone (R2-2)’, which permits the development of single detached dwellings, subject to a number of site specific development criteria, such as minimum lot frontage, lot area, lot depth, lot coverage, front yard and rear yard depth, interior side yard width, maximum height and reduced parking space width within the Hickory Hills development. The R2-2 zone permits a maximum lot coverage of 55% and requires a minimum rear yard depth of 5.65 m (18.5 ft). In this instance, the proposed sunroom will be located 2.75 m (9 ft) from the rear lot line and will require approval of a lot coverage increase to 56.2%. The intent of the rear yard depth provision is to ensure that single detached dwellings maintain adequate setback to provide a buffer between neighbouring properties, and to maintain sufficient space for recreation and amenity areas. Rear yard space is also required to be maintained for drainage purposes. The intent of the lot coverage provisions is to ensure that the total limit of buildings and impervious surfaces on lots are controlled to ensure that stormwater run-off can be appropriately managed and controlled, and opportunities remain for infiltration to ensure that overall lot grading and subdivision design is not compromised. In this case, it is not anticipated that the reduced rear yard depth will have a negative impact on available amenity area of the subject lands, or the necessary lot grading and drainage provisions. The minor increase to the permitted lot coverage is not expected to create negative impacts on the overall subdivision lot grading or stormwater management design. A lot grading plan will be reviewed as part of the building permit process to ensure the proposal will have no adverse drainage impacts on neighbouring property owners, and that required drainage swales and easements can be appropriately accommodated. (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, the requested relief can be considered minor. Further, staff are satisfied that the proposed relief will add value to the residential dwelling on the subject lands without creating an undesirable precedent for similarly zoned lands in the area and the proposed development will be in keeping with the character of similar type development in the Hickory Hills community. No adverse impacts on surrounding lands uses are anticipated. 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 24 of 83 File Number: A18-21 Report Number 2021-295 Page 4 RECOMMENDATION: That the Town of Tillsonburg Committee of Adjustment approve Application File A18-21, submitted by Austin McPhee, for lands described as Part Lot 28, Plan 41M-86, Parts 6 & 7, 41R- 4089, Town of Tillsonburg, as it relates to: 1. Relief of Section 7.5.2.2.4 – R2-2 - Lot Coverage, to increase the permitted maximum lot coverage from 55% to 56.2%; 2. Relief of Section 7.5.2.2.13.2 – R2-2 - Rear Yard – Minimum Depth, to reduce the minimum required rear yard depth from 5.65 m (18.5 ft) to 2.75 m (9 ft) to facilitate the construction of a sunroom addition at the rear of the existing single detached dwelling. Subject to the following condition: i. A building permit for the proposed sunroom shall be issued within one year of the date of the Committee's decision. 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: Eric Gilbert, MCIP, RPP Senior Planner Approved for submission by: Gordon K. Hough, RPP Director Page 25 of 83 September 2, 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 1: Location Map with Existing Zoning File No. A-18/21- Austin McPhee Part Lot 28, Plan 41M-86, Parts 6 & 7, 41R-4089- 25 Hawkins Crescent, Town of Tillsonburg Subject Property Edwin Crescent Page 26 of 83 September 2, 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: 2020 Aerial Map File No. A-18/21- Austin McPhee Part Lot 28, Plan 41M-86, Parts 6 & 7, 41R-4089- 25 Hawkins Crescent, Town of Tillsonburg Subject Property Hawkins Crescent Page 27 of 83 Plate 3: Applicant's Sketch File No. A-18/21- Austin McPhee Part Lot 28, Plan 41M-86, Parts 6 & 7, 41R-4089- 25 Hawkins Crescent Page 28 of 83 Page 29 of 83 Page 30 of 83 Page 31 of 83 Page 32 of 83 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: A19-21 APPLICATION FOR MINOR VARIANCE TO: Town of Tillsonburg Committee of Adjustment MEETING: September 20, 2021 REPORT NUMBER: 2021-296 OWNER: Tillsonburg Developments Inc. 146 Tillson Ave, Tillsonburg ON N4G 3A5 REQUESTED VARIANCES: 1. Relief from Section 6.2, R1 Zone Provisions – Minimum Exterior Side Yard, to reduce the minimum required exterior side yard width from 7.5 m (24.6 ft) to 6 m (19.7 ft); 2. Relief from Section 6.2, R1 Zone Provisions – Minimum Rear Yard, to reduce the minimum required rear yard depth from 12 m (39.3 ft) to 11.50 m (37.73 ft). LOCATION: The subject property is described as Part Lots 71 & 73, Lot 72, Plan 41M-147, Part 23 of 41R- 6720, in the Town of Tillsonburg. The property is located on the northwest corner of the intersection of Glendale Drive and Allen Street, and is municipally known as 159 Allen Street. 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 33 of 83 File Number: A19-21 Report Number 2021-296 Page 2 COMMENTS: (a) Purpose of the Application: The applicant is requesting relief from the above-noted sections of the Town Zoning By-law to facilitate the construction of a single detached dwelling. The proposed dwelling and attached garage will have an approximate area of 285 m2 (3,068 ft2). The subject property is approximately 1060 m2 (11,410 ft2) in area, with frontage on Allen Street and Glendale Drive. 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, 2020 Aerial Map provides an aerial view of the subject lands. 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 September 10, 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 requires a minimum rear yard depth of 12 m (39.3 ft) and a minimum exterior side yard width of 7.5 m (24.6 ft). The applicant has requested permission to reduce the minimum rear yard depth to 11.5 m (37.73 ft) and minimum exterior side yard width of 6 m (19.7 ft). Page 34 of 83 File Number: A19-21 Report Number 2021-296 Page 3 In this instance, the frontage along Glendale Drive is considered to be the exterior side yard, and the frontage on Allen Street is considered to be the front yard. The intent of these provisions is to ensure that single detached dwellings maintain sufficient setback to provide a buffer for neighbouring properties, sufficient setback to the road allowance and to allow for road maintenance purposes, as well as maintaining adequate space for recreational and amenity area, and proper area for drainage. It is not anticipated that the minor reduction to the required rear yard depth and exterior side yard width will have a negative impact on neighbouring property owners, the operation and maintenance of Allen Street or Glendale Drive, or appropriate lot grading or drainage. It is noted that a final grading and drainage plan will be reviewed by the Town Engineering Department to ensure there are no adverse impacts as a result of the proposed construction. Further, staff are satisfied that the proposed construction will provide for sufficient amenity area for the rear yard of the subject lands and adequate space will remain for the parking of vehicles within the private driveway, which is in keeping with the intent of the Town 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 single detached dwelling that will allow for adequate rear yard amenity space and is not anticipated to negatively impact drainage, it can be considered desirable development for the property. Additionally, staff are satisfied that the requested 0.5 m (1.65 ft) reduction to the required rear yard depth can be considered a minor departure from the provision of the By-law. Further, staff are satisfied that the proposed relief will continue to provide sufficient separation between the proposed dwelling and the rear and front property line to allow for normal yard maintenance, access, and required parking; approval of the proposed variance will be in keeping with the existing character and aesthetic of the surrounding lands. 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. 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. Page 35 of 83 File Number: A19-21 Report Number 2021-296 Page 4 RECOMMENDATION: That the Town of Tillsonburg Committee of Adjustment approve Application File A19-21, submitted by Tillsonburg Developments Inc., for lands described as Part Lots 71 & 73, Lot 72, Plan 41M-147, Part 23 of 41R-6720, in the Town of Tillsonburg, as it relates to: 1. Relief from Section 6.2, R1 Zone Provisions – Minimum Exterior Side Yard, to reduce the minimum required exterior side yard width from 7.5 m (24.6 ft) to 6 m (19.7 ft); 2. Relief from Section 6.2, R1 Zone Provisions – Minimum Rear Yard, to reduce the minimum required rear yard depth from 12 m (39.3 ft) to 11.50 m (37.73 ft), to facilitate the construction of a single detached dwelling. Subject to the following condition: i. 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 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 K. Hough, RPP Director Page 36 of 83 September 10, 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) Allen Street Plate 1: Location Map with Existing Zoning File No. A-19/21- Tillsonburg Developments Inc Part Lots 71 & 73, Lot 72, Plan 41M-147, Part 23, 41R-6720- 159 Allen Street, Town of Tillsonburg Subject Property Page 37 of 83 September 13, 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) Subject Property Allen Street Plate 2: 2020 Aerial Map File No. A-19/21- Tillsonburg Developments Inc Part Lots 71 & 73, Lot 72, Plan 41M-147, Part 23, 41R-6720- 159 Allen Street, Town of Tillsonburg Glendale Drive Page 38 of 83 Plate 3: Applicant's Sketch File No. A-19/21- Tillsonburg Developments Inc Part Lots 71 & 73, Lot 72, Plan 41M-147, Part 23, 41R-6720- 159 Allen Street, Town of TillsonburgPage 39 of 83 Page 40 of 83 Page 41 of 83 Page 42 of 83 Page 43 of 83 12812812812810:12COMPLIANCE PACKAGE A1ELEVATIONTOTAL AREA OFEXPOSEDBUILDING FACEPROPOSED TOTALWINDOW/DOOR OPENINGFRONTRIGHTLEFTREAR622 SQ.FT.614 SQ.FT.60.6 SQ.FT.164 SQ.FT.IN ACCORDANCE WITH SB-12 TABLE 3.1.1.2 (IP) OFTHE 2012 ONTARIO BUILDING CODE(EXCLUDING FRONT ENTRY)TOTAL:658.6 SQ.FT.31.5 SQ.FT.653.3 SQ.FT.72.8 SQ.FT.2547.9 SQ.FT.328.9 SQ.FT.TOTAL % OF WINDOW/DOOR OPENINGS:7.7%NOTE: FOR WALK-OUT & PART WALK-OUT LOTS STEPCONC. FOUNDATION AS REQ'D FOR PROPOSEDGRADES ENSURING A MAX. OF 4'-0" OF LATERALLYUNSUPPORTED WALLNOTE: WINDOW SIZES SHOWN ARE APPROXIMATE.EXACT ROUGH OPENINGS TO BE DETERMINED BYWINDOW MANUFACTURERS SPECIFICATIONS.NOTE: PROVIDE GUARDS (CONFORMING TO DIVISION B, PART9.8.8 OF THE 2012 ONTARIO BUILDING CODE AND SB-7 TYPEGUARDS FOR HOUSING AND SMALL BUILDINGS) AT PORCHWHERE DISTANCE FROM PORCH TO GRADE IS 2'-0" ORGREATER.NOTE: WHERE PATIO/TERRACE DOOR THRESHOLD IS GREATERTHAN 2'-0" ABOVE FINISHED GRADE, PROVIDE SB-7 GUARD ORPROVIDE BLOCKING TO PREVENT DOOR FROM OPENING MORETHAN 4".OF23 ALLEN STREET SINGLE FAMILY HOMES TILLSONBURG , ONTARIO ORCHARD DESIGN STUDIO INC.519-620-041418FRONT & RIGHT SIDE ELEVATION 000Page 44 of 83 *SUMPSUMPHWTHWT HRV UP 14RUnexcavated Unexcavated Unexcavated 2 8 x 6 8Utilities/ Storage OF 23 ALLEN STREET SINGLE FAMILY HOMES TILLSONBURG , ONTARIO ORCHARD DESIGN STUDIO INC.519-620-041426BASEMENT FLOOR PLAN M-E LEGEND- SMOKE DETECTOR- C.O. DETECTOR- CEILING MOUNTED EXHAUST FAN (ALL BATHROOMS AND WATER CLOSET ROOMS TO BE MECHANICALLY VENTED) NOTE: VENTILATION TO BE DETERMINED IN CONFORMITY TO O.B.C. (932) BY MECHANICAL CONTRACTOR11 7/8" ENG. F.J.11 7/8" ENG. F.J.11 7/8" ENG. F.J.2x8 PT. F.J. at 16" o.c.W10x22 CONTINUOUS W8x18 W12 x 30 (TO BE ENG.) Finished Basement 60"2 4 x 8 02 4 x 8 0Pocket5 0 x 8 0Slider2 4 x 8 0 60"x36"SHOWER. Bedroom 20-0 (17-7) x 11-8 Storage & Mechanical Room 20-0 (17-7) x 11-8 2 8 x 6 8C 1 Bath Finished Basement - 16445 sq.ft.2-2x102-2x10 2-2x10 2-2x10 C1C1Page 45 of 83 Great Room 14-6 x 17-5 40"x36" TILED SHOWER. 2 4 x 8 0 Pocket2 6 x 8 02 6 x 8 02 6 x 8 0 5 0 x 8 02 4 x 8 0W/D2 8 x 8 0 Insul.GLASSRAILINGF BREAKFAST BARDW Master Bedroom 15-0 x 13-0 Bedroom 14-0 x 10-4 Bedroom 10-0 x 13-5 2 8 x 8 0 Pocket Main Bath W.I.C.W.I.C. Ensuite Kitchen 16-0 x 12-0 Covered Porch Garage 29-6 x 21-10(20-0) 56" PANTRY Dining Area 10-6 x 13-6 2 SIDED GAS FIREPLACE Foyer GLASS RAILING BARFRIDGEDeck 44-0 x 10-0 DN. 14RDN. ASREQ'D Covered Porch 11-6 x 13-5 COFFERED CEILING OF 23 ALLEN STREET SINGLE FAMILY HOMES TILLSONBURG , ONTARIO ORCHARD DESIGN STUDIO INC.519-620-041436MAIN FLOOR PLAN M-E LEGEND- SMOKE DETECTOR- C.O. DETECTOR- CEILING MOUNTED EXHAUST FAN (ALL BATHROOMS AND WATER CLOSET ROOMS TO BE MECHANICALLY VENTED) NOTE: VENTILATION TO BE DETERMINED IN CONFORMITY TO O.B.C. (932) BY MECHANICAL CONTRACTOR MAIN FLOOR AREA-GARAGE FLOOR AREA-PORCH AREA-TOT. BLDG. COVERAGE-2130 sq.ft.685 sq.ft.271 sq.ft.3086 sq.ft.2-2x1021.5x28ATTIC HATCH2 4 x 8 0 Pocket 6'0" PATIO SLIDER 6'-0" PATIO SLIDER DN. ASREQ'D 5 0 x 8 0Slider5 0 x 8 0 Slider Bench 2 4 x 8 0Laundry *CATHEDRAL CELING 2-2x10 96"6' SOAKER TUB Page 46 of 83 OF 23 ALLEN STREET SINGLE FAMILY HOMES TILLSONBURG , ONTARIO ORCHARD DESIGN STUDIO INC.519-620-041446ROOF PLAN W/DF 56" PANTRY OF 23 ALLEN STREET SINGLE FAMILY HOMES TILLSONBURG , ONTARIO ORCHARD DESIGN STUDIO INC.519-620-041436MAIN FLOOR PLAN 6x6 P.T.POST6x6 P.T.POST4-2x10 21.5x28ATTIC HATCHTRUSSES at 24" o.c.10 : 12SLOPE10 : 12SLOPE GABLE TRUSSES at 24" o.c.6 : 12 SLOPE 6 : 12 SLOPE 6 : 12 SLOPE 6 : 12 SLOPE 8 : 12SLOPE8 : 12SLOPE8 : 12SLOPE8 : 12SLOPE8 : 12SLOPE8 : 12 SLOPE 8 : 12 SLOPE10 : 12SLOPE10 : 12SLOPEGABLEGABLERIDGERIDGE RIDGERIDGE VALLEYV A L L E YVALLEYHIPHIP HIPHI P 6 : 12 SLOPE 6 : 12 SLOPE HIP 10 : 12SLOPE10 : 12SLOPE HIP GIRDER TRUSS GIRDER TRUSS JACK TRUSSES at 24"o.c.JACK TRUSSES at 24"o.c.GIRDER TRUSSGIRDER TRUSSGIRDER TRUSS JACK TRUSSES at24"o.c.JACK TRUSSES at24"o.c.JACK TRUSSES at24"o.c.RIDGEVALLEYV A L L E Y SCISSORS TRUSSES 6 : 12 SLOPE 6 : 12 SLOPE HIP 2-2x12 W8x18 with 8"x 3 8" PLATE WELDED TO U/S OF BEAM w/ STEEL POST EACH END GIRDER TRUSSHIPPage 47 of 83 8:1212612610:12126OF23 ALLEN STREET SINGLE FAMILY HOMES TILLSONBURG , ONTARIO ORCHARD DESIGN STUDIO INC.519-620-041458RIGHT SIDE ELEVATIONNOTE: FOR WALK-OUT & PART WALK-OUT LOTS STEPCONC. FOUNDATION AS REQ'D FOR PROPOSEDGRADES ENSURING A MAX. OF 4'-0" OF LATERALLYUNSUPPORTED WALLNOTE: WINDOW SIZES SHOWN ARE APPROXIMATE.EXACT ROUGH OPENINGS TO BE DETERMINED BYWINDOW MANUFACTURERS SPECIFICATIONS.NOTE: PROVIDE GUARDS (CONFORMING TO DIVISION B, PART9.8.8 OF THE 2012 ONTARIO BUILDING CODE AND SB-7 TYPEGUARDS FOR HOUSING AND SMALL BUILDINGS) AT PORCHWHERE DISTANCE FROM PORCH TO GRADE IS 2'-0" ORGREATER.NOTE: WHERE PATIO/TERRACE DOOR THRESHOLD IS GREATERTHAN 2'-0" ABOVE FINISHED GRADE, PROVIDE SB-7 GUARD ORPROVIDE BLOCKING TO PREVENT DOOR FROM OPENING MORETHAN 4".Page 48 of 83 1281281012101210:12OF23 ALLEN STREET SINGLE FAMILY HOMES TILLSONBURG , ONTARIO ORCHARD DESIGN STUDIO INC.519-620-041468REAR ELEVATIONNOTE: FOR WALK-OUT & PART WALK-OUT LOTS STEPCONC. FOUNDATION AS REQ'D FOR PROPOSEDGRADES ENSURING A MAX. OF 4'-0" OF LATERALLYUNSUPPORTED WALLNOTE: WINDOW SIZES SHOWN ARE APPROXIMATE.EXACT ROUGH OPENINGS TO BE DETERMINED BYWINDOW MANUFACTURERS SPECIFICATIONS.NOTE: PROVIDE GUARDS (CONFORMING TO DIVISION B, PART9.8.8 OF THE 2012 ONTARIO BUILDING CODE AND SB-7 TYPEGUARDS FOR HOUSING AND SMALL BUILDINGS) AT PORCHWHERE DISTANCE FROM PORCH TO GRADE IS 2'-0" ORGREATER.NOTE: WHERE PATIO/TERRACE DOOR THRESHOLD IS GREATERTHAN 2'-0" ABOVE FINISHED GRADE, PROVIDE SB-7 GUARD ORPROVIDE BLOCKING TO PREVENT DOOR FROM OPENING MORETHAN 4".Page 49 of 83 1268:1210121012OF23 ALLEN STREET SINGLE FAMILY HOMES TILLSONBURG , ONTARIO ORCHARD DESIGN STUDIO INC.519-620-041478LEFT SIDE ELEVATIONNOTE: FOR WALK-OUT & PART WALK-OUT LOTS STEPCONC. FOUNDATION AS REQ'D FOR PROPOSEDGRADES ENSURING A MAX. OF 4'-0" OF LATERALLYUNSUPPORTED WALLNOTE: WINDOW SIZES SHOWN ARE APPROXIMATE.EXACT ROUGH OPENINGS TO BE DETERMINED BYWINDOW MANUFACTURERS SPECIFICATIONS.NOTE: PROVIDE GUARDS (CONFORMING TO DIVISION B, PART9.8.8 OF THE 2012 ONTARIO BUILDING CODE AND SB-7 TYPEGUARDS FOR HOUSING AND SMALL BUILDINGS) AT PORCHWHERE DISTANCE FROM PORCH TO GRADE IS 2'-0" ORGREATER.NOTE: WHERE PATIO/TERRACE DOOR THRESHOLD IS GREATERTHAN 2'-0" ABOVE FINISHED GRADE, PROVIDE SB-7 GUARD ORPROVIDE BLOCKING TO PREVENT DOOR FROM OPENING MORETHAN 4".Page 50 of 83 Total=R22TYPICAL WALL SECTIONFRAMING NOTES3.2 STRUCTURAL DETAILS2.2 STRUCTURAL DETAILSGUARD NOTES:GUARD HEIGHT:EXTERIOR STAIRSGUARD HEIGHT:INTERIOR STAIRS (INCLUDING THE GARAGE)STAIR DIMENSIONSCODES AND STANDARDSFOUNDATION NOTESOF23 ALLEN STREET SINGLE FAMILY HOME TILLSONBURG , ONTARIO ORCHARD DESIGN STUDIO INC.519-620-041488GENERAL SPECIFICATIONS AND OBC REQUIREMENT TYPICAL SLAB ONGRADETYPICAL WOODTRUSS ROOFTYPICAL WOODRAFTER ROOFTYPICAL FOUNDATIONWALL at GARAGETYPICAL EXTERIORMASONRY VENEERWALLTYPICAL EXTERIORGARAGE WALLTYPICAL INTERIORGARAGE WALL45min. RATING (SIDEYARD IS 0.6m-1.2m)TYPICAL FRAMEDFLOOR45min. RATING (SIDEYARD IS 0.6m-1.2m)TYPICAL INSULATEDFRAMED FLOOR(GARAGES)WALL TYPESTYPICAL EXTERIORFOUNDATION WALLTYPICAL WOODSTUD PARTITIONFLOOR TYPESROOF TYPESPage 51 of 83 Page 1 of 5 Report No: CP 2021-293 COMMUNITY PLANNING Council Date: September 20, 2021 To: Mayor and Members of Tillsonburg Council From: Eric Gilbert, Senior Planner, Community Planning Application for Zone Change ZN 7-21-10 – Landmark Homes REPORT HIGHLIGHTS  The application for zone change proposes to rezone a number of lots in the Oak Park Estates subdivision from ‘Low Density Residential – Type 1A Holding Zone (R1A-H)’ to ‘Special Low Density Residential – Type 1A Holding Zone (R1A-sp)’ to permit a reduced front yard depth of 6 m (19.68 ft), and to permit a reduced rear yard depth of 9 m (29.5 ft).  The requested reductions are proposed for a number of vacant lots fronting on Sycamore Drive, and has been requested to allow for a slightly modified building envelope on the subject lands to accommodate certain dwelling designs of the developer. The proposed re-zoning will be consistent with relief granted for dwellings recently constructed on Beech Boulevard.  Planning staff are generally supportive of the requested zoning provisions as the proposed setback reductions can be considered minor, and will facilitate residential development on the subject lands, which is consistent with the policy direction of the Provincial Policy Statement and the County Official Plan. DISCUSSION Background OWNER: Landmark Homes Inc. Akhtar Syed 130 Guelph Avenue, Cambridge ON, N3C 1A4 APPLICANT: Trevalli Homes Ltd. 35 Harvard Road, P.O. Box 21009, Guelph ON, N1G 3A0 AGENT: GSP Group Inc. Valerie Schmidt 201-72 Victoria Street South, Kitchener ON, N2G 4Y9 LOCATION: The subject lands are described as Lots 45-47, Plan 41M-143 & Lots 78-92, Plan 41M-144 in the Town of Tillsonburg. The subject properties have frontage on Sycamore Drive, between Beech Boulevard and William Street. The subject lands are municipally known as 3, 5, 7-33 Sycamore Drive in the Town of Tillsonburg. Page 52 of 83 Report No: CP 2021-293 COMMUNITY PLANNING Council Date: September 20, 2021 Page 2 of 5 COUNTY OF OXFORD OFFICIAL PLAN: Schedule “T-1” Schedule “T-2” Town of Tillsonburg Land Use Plan Town of Tillsonburg Residential Density Plan Residential Low Density Residential TOWN OF TILLSONBURG ZONING BY-LAW NO. 3295: Existing Zoning: Low Density Residential – Type 1A Holding Zone (R1A-H) Proposed Zoning: Special Low Density Residential – Type 1A Holding Zone (R1A-sp-H) PROPOSAL: The application for zone change proposes to rezone the subject lands from ‘Low Density Residential – Type 1A Holding Zone (R1A-H)’ to ‘Special Low Density Residential – Type 1A Holding Zone (R1A-sp-H)’ to permit a reduced front yard depth of 6 m (19.68 ft), whereas 7.5 m (24.6 ft) is required, and to permit a rear yard depth of 9 m (29.53 ft), whereas 10.5 m (34.4 ft) is required in the Town Zoning By-law. The applicant has requested the above-noted reductions from the Town Zoning By-law to facilitate the construction of one single detached dwelling per lot, and has indicated that the proposed reductions have been requested to accommodate the proposed dwelling designs on the subject lands while not limiting the ability of future purchasers to construct covered porches, decks and patios in the future. The subject lands are comprised of 28 vacant lots within the Oak Park Estates subdivision, which was registered in 1994. Surrounding land uses are mainly comprised of vacant residential lands to the south, with existing single detached dwellings to the north and east, and agricultural lands to the west, located in the Township of South-West Oxford. Plate 1, Location Map with Zoning, shows the location of the subject property and the existing zoning in the immediate vicinity. Plate 2, 2020 Aerial Map, provides an aerial view of the vacant subject property. Plate 3, Applicant’s Sketch, shows the lots that are subject to this application. Application Review PROVINCIAL POLICY STATEMENT: 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. Section 1.1.3.3 of the PPS states that Planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. Page 53 of 83 Report No: CP 2021-293 COMMUNITY PLANNING Council Date: September 20, 2021 Page 3 of 5 Section 1.4.3 of the PPS states that Planning authorities shall provide for an appropriate mix of housing types and densities to meet projected requirements of current and future residents by permitting and facilitating all forms of housing required to meet the social, health, and well-being requirements of current and future residents and permitting and facilitating all forms of residential intensification, including second units, and redevelopment in accordance with policy 1.1.3.3. OFFICIAL PLAN: The subject lands are designated ‘Residential’ and ‘Low Density Residential’ according to the Land Use Plan and Residential Density Plan for the Town of Tillsonburg, as contained in the Oxford Official Plan. Low density residential areas 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 areas designated Low Density Residential, 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 (Town of Tillsonburg Housing Development and Residential Areas) promote the accommodation of present and future demand for housing in Tillsonburg through the efficient use of vacant residentially-designated lands, underutilized parcels in built-up areas and existing housing stock in all neighbourhoods. TOWN OF TILLSONBURG ZONING BY-LAW: The subject property is currently zoned ‘’Low Density Residential – Type 1A Holding Zone (R1A- H)’, according to the Town of Tillsonburg Zoning By-law. Permitted uses within the ‘R1A-H’ zone include a single detached dwelling, once the holding provision is removed. The intent of the holding provision is to ensure that all appropriate development agreements are in place, required easements have been provided, and payment for servicing has been provided in advance of building permit issuance. The ‘R1A’ zone requires a minimum rear yard depth of 10.5 m (34.4 ft) and a minimum front yard depth of 7.5 m (24.6’) for lots created prior to the passing of the Zoning By-law. The ‘R1A’ zone also permits a maximum lot coverage of 37% for all buildings and structures and requires a minimum interior side yard width of 3 m (9.8 ft) on one side and 1.2 m (3.8 ft) on the other where an attached garage is not present. The applicant is proposing to reduce the rear yard depth from 10.5 m (34.4 ft) to 9 m (29.52 ft), and to reduce the minimum required front yard depth from 7.5 m (24.6 ft) to 6 m (19.68 ft) to permit future buyers the opportunity to construct a covered, private amenity space in the form of covered decks, porches and/or patios, while accommodating the preferred dwelling design of the applicant. No request has been received from the applicant for an increase to the permitted lot coverage allowance of 37% lot area. AGENCY COMMENTS: The application was circulated to various public agencies considered to have an interest in the proposal. The Tillsonburg Building Services Department, Oxford County Public Works Department, Town Engineering Services Department, and the Tillsonburg District Chamber of Commerce indicated they have no concerns with the proposal. Page 54 of 83 Report No: CP 2021-293 COMMUNITY PLANNING Council Date: September 20, 2021 Page 4 of 5 PUBLIC CONSULTATION: Notice of complete application and notice of public meeting regarding this application was circulated to surrounding property owners on August 12, 2021 and September 3, 2021, respectively. As of the writing of this report, no public comments have been received. Planning Analysis It is the opinion of this Office that the proposed zoning amendment to reduce the front and rear yard depth requirements for a number of lots fronting on Sycamore Drive is consistent with the policies of the Provincial Policy Statement and Official Plan and can therefore be supported from a planning perspective. The proposal, which will facilitate the construction of one single detached dwelling per lot is consistent with the Provincial Policy Statement direction to provide for an appropriate diversity of housing types and densities to meet the needs of current and future residents. The proposal is also consistent with the permitted uses and forms of development contemplated in the Low Density Residential designation of the County Official Plan. With respect to the Town Zoning By-law, the purpose of the minimum front yard depth is to ensure that dwellings are situated an appropriate distance from the street, and to ensure that there is adequate space for the provision of private parking within the driveway on site. This provision also assists in ensuring that a uniform sight line is maintained along residential streets. Planning staff are satisfied that a reduction to the required front yard depth of 1.5 m (4.9 ft) will continue to ensure sufficient setback between the public right of way and private development, and will continue to provide sufficient space for the 2 parking spaces required by the Zoning By- law for single detached dwellings. Planning staff are further of the opinion that the minor reduction proposed to the front yard depth will be consistent with recently-constructed dwellings on Beech Boulevard and Planning staff note that as per the provisions of the R1A zone, the reduced front yard depth of 6 m would apply if this subdivision plan was registered after the passing of th e Zoning By-Law (2008). With respect to the required rear yard depth, it is the intent of the Zoning By-law to ensure that single detached dwellings maintain adequate rear yard setback to provide a buffer between neighbouring properties for privacy purposes, while maintaining sufficient space for recreation and amenity areas, and proper area for drainage. Planning staff are satisfied that the proposed rear yard depth reduction can be considered appropriate. Notwithstanding the proposed dwelling design can be accommodated in the allotted building envelope provided for dwellings in the ‘R1A’ zone, this office is of the opinion that the reduced rear yard depth will aid in providing additional flexibility for larger covered decks and patios for the proposed dwellings, which are common for similar types of development found in the area, and will assist in providing shaded, alternative amenity areas on the subject lands. Page 55 of 83 Report No: CP 2021-293 COMMUNITY PLANNING Council Date: September 20, 2021 Page 5 of 5 Further, it is not anticipated that the proposed reduction to the minimum front and rear yard depth requirements will have a negative impact on lot grading or drainage. A detailed lot grading plan for each dwelling will be reviewed as part of the building permit process to ensure the proposal will have no negative impacts on neighbouring properties or the overall drainage plan for the subdivision and the applicant has not requested an increase to the maximum lot coverage provision of the By-law. Based on the foregoing, it is the opinion of this office that the proposed zoning by-law amendment to reduce the required front and rear yard depth provisions for a number of lots in the Oak Park Estates subdivision is appropriate from a planning perspective and can be given favourable consideration. RECOMMENDATION 1. It is recommended that the Council of the Town of Tillsonburg approve the zone change application submitted by Landmark Homes (Trevalli Homes), whereby the lands described as Lots 45-47, Plan 41M-143 & Lots 78-92, Plan 41M-144, known municipally as 3, 5, 7-33 Sycamore Drive in the Town of Tillsonburg are to be rezoned from ‘Low Density Residential – Type 1A Holding Zone (R1A-H)’ to ‘Special Low Density Residential – Type 1A Holding Zone (R1A-sp-H)’ to permit a reduced front yard depth of 6 m (19.68 ft) and a reduced rear yard depth of 9 m (29.52 ft). SIGNATURES Authored by: Eric Gilbert, MCIP, RPP Senior Planner Approved for submission: Gordon K. Hough, RPP Director Page 56 of 83 August 10, 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 2050 Notes NAD_1983_UTM_Zone_17N 102 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. ZN 7-21-10- Landmark Homes Inc. (Trevalli Homes) Lots 45-47, Plan 41M-143, Lots 78-92, Plan 41M-144 - 3, 5, 7-12, 14-33 Sycamore Drive, Town of Tillsonburg William Street Beech Boulevard Concession St W Hemlock Drive Subject Properties Page 57 of 83 August 10, 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) William Street Hemlock Drive Beech Boulevard Plate 2: 2020 Aerial Map File No. ZN 7-21-10- Landmark Homes Inc. (Trevalli Homes) Lots 45-47, Plan 41M-143, Lots 78-92, Plan 41M-144 - 3, 5, 7-12, 14-33 Sycamore Drive, Town of Tillsonburg Sycamore Drive Subject Properties Page 58 of 83 LANDS TO BE REZONED FROM THE LOW DENSITY RESIDENTIAL TYPE 1A (R1A(H)) ZONE TO THE SITE-SPECIFIC R1A-XX ZONE SCHEDULE A TO BY-LAW NO. ______ OF THE TOWN OF TlLLSONBURG Plate 3: Applicant's Sketch File No. ZN 7-21-10- Landmark Homes Inc. (Trevalli Homes) Lots 45-47, Plan 41M-143, Lots 78-92, Plan 41M-144 - 3, 5, 7-12, 14-33 Sycamore Drive, Town of Tillsonburg Page 59 of 83 FOR OFFICE USE ONLY DATE PRESCRIBED INFORMATION COMPLETE PIN REV.APR16 FILE NO: DATE RECEIVED: TOWN OF TILLSONBURG APPLICATION FOR ZONE CHANGE 1.Registered Owner(s): Name:Phone: Residence: Address:Business: Fax: Postal Code: E-mail: Applicant (if other than registered owner): Name: Phone: Residence: Address: Business: Fax: Postal Code: E-mail: Solicitor or Agent (if any): Name: Phone: Business: Address: Fax: Postal Code: E-mail: All communications will be sent to those listed above. If you do not wish correspondence to be sent to the Owner,  Applicant, or  Solicitor/Agent, please specify by checking the appropriate box. Name and address of any holders of any mortgage, charges or other encumbrances (if known): 2.Subject Land(s): a)Location: Municipality former municipality Concession No.Lot(s) Registered Plan No.Lot(s) Reference Plan No.Part(s) The proposed lot is located on the side of Street, lying between Street and Street. Street and/or Civic Address (911#): b)Official Plan Designation:Existing: Proposed: If the proposed designation is different than the existing designation, has an application for Official Plan Amendment been filed with the County of Oxford?  No  Yes Landmark Homes Inc. (1300908 Ontario Ltd) 519-241-0411 N3C 1A4 130 Guelph Avenue, Cambridge, ON Trevalli Homes 35 Harvard Road, P.O. Box 210009, Guelph, ON 519-830-6671 N1G 3A0 dguardiero@trevallihomes.com GSP Group c/o Valerie Schmidt 519-569-8883 201 - 72 Victoria Street South, Kitchener, ON N2G 4Y9 vschmidt@gspgroup.ca X Town of Tillsonburg 41M-143 & 41M-144 Residential N/A 41M-143 (Lots 45 to 57) 41M-144 (Lots 78 to 92) 3, 5, 7 to 12, 14 to 33 Sycamore Drive akhtar_syed@hotmail.com ZN7-21-10 8-Jun-21 00025-0406 to 0420 & 00025-0236 to 0248June 8/21 Page 60 of 83 TOWN OF TILLSONBURG APPLICATION FOR ZONE CHANGE Page 2 c)Zoning:Present: Proposed: d)Uses: Present: Proposed: (Include description) 3.Buildings/Structures: For all buildings/structures, either existing or proposed on the subject lands, please supply the following information: None Existing None Proposed Existing/Proposed Building 1 Building 2 Use: Date Constructed (if known): Floor Area: Setbacks: Front lot line Side lot lines Rear lot line Please complete for residential, commercial/industrial or institutional uses. RESIDENTIAL COMMERCIAL/ INDUSTRIAL INSTITUTIONAL TYPE Apt., semi, townhouse, retail, restaurant, church, etc. # OF UNITS N/A CONVERSION/ADDITION TO EXISTING BUILDING Describe TOTAL # OF UNITS/BEDS N/A N/A FLOOR AREA by dwelling unit or by type (office, retail common rooms, etc.) OTHER FACILITIES (playground, underground parking, pool, etc.) # OF LOTS (for subdivision) N/A SEATING CAPACITY (for restaurant, assembly hall, etc.) N/A # OF STAFF N/A OPEN STORAGE REQUIRED? N/A N/A ACCESSORY RESIDENTIAL USE? N/A If accessory residential use, complete residential section If accessory residential use, complete residential section 4.Site Information (proposed use(s): Lot Frontage Lot Depth Lot Area Lot Coverage Front Yard Rear Yard Interior Side Yard Exterior Side Yard (corner lot) Landscaped Open Space (%) No. of Parking Spaces No. of Loading Spaces Building Height Width of Planting Strip Driveway Width Low Density Residential (R1A) R1A with site specific provisions to permit a front yard setback of 6.0 m; and a rear yard setback of 9.0 m. Vacant/Unbuilt registered lots Single detached units X Single detached units Unknown Approx. 1500 to 2000 sq. ft 6.0 m 9.0 m New Construction Models range from 1500 to 2000 sq.ft N/A 6.0 m 9.0 m 28 28 Page 61 of 83 TOWN OF TILLSONBURG APPLICATION FOR ZONE CHANGE Page 3 5.Services: (check appropriate box) Existing Proposed Water supply Publicly owned and operated piped water system   Privately owned and operated individual well   Other (specify)   Sewage Disposal Publicly owned and operated sanitary sewer system   Privately owned and operated individual septic tank   Other (specify)   Storm Drainage Municipal Sewers Ditches  Municipal Drains Swales  6.Access: Provincial Highway Unopened Road Allowance  County Road Right-of-Way owned by  Municipal Road maintained all year Other (specify) Municipal Road seasonally maintained  7.General Information: a)Is the Subject Land the subject of regulations for flooding or fill and construction permits of the Long Point Region Conservation Authority?  No  Yes If yes, has an Application been filed with the Conservation Authority?  No  Yes b)Present land use(s) of adjacent properties: c)Characteristics of subject land (check appropriate space(s) and add explanation, if necessary) (i) Does the land contain environmental features such as wetlands, woodlots, watercourses, etc.? No Yes If yes, describe (ii) Has any part of the land been formally used for any purpose other than agricultural purposes? No Yes If yes, describe former use: 8.Historical Information: a)Is the subject land the subject of a current Application for Consent to the Oxford County Land Division Committee or a curren t application for draft plan of subdivision to the County of Oxford? No Yes Application No. b)Have the subject land(s) ever been the subject of any other application under the Planning Act, such as an application for approval of an Official Plan amendment, a zoning by-law amendment, a Minister's Zoning Order amendment, consent, a minor variance, or approval of a plan of subdivision? No Unknown Yes File No. Status/Decision c)If known, the date the subject land was acquired by the owner? d)If known, the length of time that the existing uses of the subject land have continued? X X X X X X Residential X x Plan of Subdivision Approved Unknown Unknown X Page 62 of 83 TOWN OF TILLSONBURG APPLICATION FOR ZONE CHANGE ! Authorization of Owner(s) for Applicant/Agent to Make the Application Page4 II/We, Landmark Homes !Ne., am/are the owner(s) of the land that is the subject of this application for zone I',,,',.: !change and IWe aolhoOze GSP G,oop loo., to make this ap�icallon on my/ou, behalf !. Date ...................................................................... SiQnature .of Owner(s) ......................................................................... Signature.of.Owner(sL. .................................................. i THIS SECTION TO BE COMPLETED IN THE PRESENCE OF A COMMISSIONER FOR TAKING AFFIDAVITS I/We of Valerie Schmidt of the _C_it.....,_y __________ _ Waterloo in the Region of Waterloo---------------- DO SOLEMNLY DECLARE THAT:All of the prescribed information contained in this application is true and that the information contained in the documents that may accompany this application is true and I make this solemn declaration conscientiously believing it to be true and knowing that it is of the same force and effect as if made under oath and by virtue of the Canada Evidence Act. DECLARED before me at the C � �-'I of �,"tch-el""\•�r-· ---+-----i-n -th-e fL e � O� of \/w e;i+er I Oo this 7 Th day of __,,,.,_) U==h_--e. _____ 20_li_ AC �-�-�mNsloae,,�, o m1 s1on or • Regional Municipality of Waterloo, for GSP Group Inc. Expires February 22, 2022 �= Owner( s )/ Applicant Owner( s )/ Applicant 1.Applications will not be considered complete until all requested information has been supplied. 2.It is required that one original of this application (including the sketch/site plan) be filed, accompanied by the applicable fee of $1,500.00 in cash or cheque, payable to the Treasurer, Town of Tillsonburg. A fee of $2,850.00 will be charged if an application is required 'after the fact' (after the use has occupied the site). Municipal Freedom of Information and Protection of Privacy Act -Notice of Collection & Disclosure The collection of personal information on this form is legally authorized under Sec.34 of the Planning Act and O.Reg.545/06 for the purpose of processing your planning application. Questions about this collection should be directed to the Director of CommunityPlanning 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 the Planning Act, and in accordance with Sec.32(e) of the Municipal Freedom of Information and Protection of Privacy Act, it is the policy of the County of Oxford to make all planning applications and supporting material available to the public. Page 63 of 83 PLANNING | URBAN DESIGN | LANDSCAPE ARCHITECTURE 72 Victoria Street South, Suite 201, Kitchener, ON N2G 4Y9 519 569 8883 162 Locke Street South, Suite 200, Hamilton, ON L8P 4A9 905 572 7477 gspgroup.ca June 8, 2021 File No: 21183 County of Oxford Community Planning 21 Reeve Street Woodstock, ON N4S 7Y3 Attn: Eric Gilbert, Community Planning Re: Zoning By-law Amendment Application Sycamore Street, Tillsonburg – Trevalli Homes Various Lots with Registered Plans 41M-143 and 41M-144 On behalf of Landmark Homes (the “Owner”) and Trevalli Homes Limited (the “Applicant”), GSP Group is pleased to submit a Zoning By-law Amendment to the Town of Tillsonburg to rezone various lots within Registered Plan 41M-143 and 41M-144 from Low Density Residential (R1A) to Low Density Residential (R1A) with site specific provisions to permit a reduced front yard setback from the required 7.5 metres to 6.0 metres and a reduced rear yard setback from the required 10.5 metres to 9.0 metres. The lots to be rezoned are located within the draft plan approved Oak Park Subdivision located in the Town of Tillsonburg and are identified as Lots 45 to 57 on 41M-143 and Lots 78 to 92 on 41M-144. GSP Group had previously consulted with Senior Planner, Eric Gilbert at the County of Oxford regarding the proposed reduced front and rear setbacks to accommodate the house designs for the various lots and was advised to submit a rezoning application. As such, please find the enclosed information in support of a Zoning By-law Amendment application:  1 copy of the original application; and  1 copy of the required sketch. A cheque in the amount of $1,500 made payable to the Treasurer, Town of Tillsonburg will be delivered under separate cover to the County of Oxford. Page 64 of 83 GSP Group | 2 A digital version has also been sent directly to planning@oxfordcounty.ca. Should you have any questions or require any additional information, please do not hesitate to contact the undersigned. Yours truly, GSP Group Valerie Schmidt, MCIP, RPP Senior Planner Cc: Trevalli Homes Limited Page 65 of 83 Report No: CP 2021-292 COMMUNITY PLANNING Council Date: September 20, 2021 Page 1 of 5 To: Mayor and Members of Tillsonburg Council From: Eric Gilbert, Senior Planner, Community Planning Application for Draft Plan of Condominium and Exemption from Draft Plan Approval CD 21-02-7 – 2412374 Ontario Ltd. REPORT HIGHLIGHTS  The purpose of this report is to consider the approval of a draft plan of condominium and exemption from the draft approval process to facilitate condominium ownership of an apartment building, consisting of 33 dwelling units.  No concerns were raised as a result of agency circulation.  The proposal is consistent with the relevant policies of the Provincial Policy Statement, maintains the general intent of the County Official Plan, and complies with the provisions of the Town’s Zoning By-law. DISCUSSION Background OWNER: 2412374 Ontario Limited 3410 South Service Road, Unit G5, Burlington ON, L7N 3T2 AGENT: Valour Capital (c/o Carson O’Connor) 3410 South Service Road, Unit G5, Burlington ON, L7N 3T2 LOCATION: The subject property is described as Part Lots 1463 & 1464, Plan 500, and Part 2 of Reference Plan 41R-7261, in the Town of Tillsonburg. The lands are located on the west side of John Pound Road, between Bidwell Street (closed) and Savannah Court, and are municipally known as 3 John Pound Road. Page 66 of 83 Report No: CP 2021-292 COMMUNITY PLANNING Council Date: September 20, 2021 Page 2 of 5 COUNTY OF OXFORD OFFICIAL PLAN: Schedule “T-1” Town of Tillsonburg Land Use Plan Residential & Open Space Schedule “T-2” Town of Tillsonburg Residential Medium Density Residential Density Plan TOWN OF TILLSONBURG ZONING BY-LAW 3295: Existing Zoning: Special Medium Density Residential Zone (RM-4) PROPOSAL: An application has been received for approval of a plan of condominium and exemption from the draft approval process. The application will facilitate condominium ownership of an apartment building, whereby each of the 33 units will be privately owned. For Council’s information, a zone change application (ZN 7-17-10) was approved by Town Council in September 2017 for the purpose of facilitating the proposed development. Subsequent to this, the owner obtained site plan approval for the apartment building development from the Town in August 18, 2020 (TSPC 7-180 & TSPC 7-180-1). The approved site plan includes the 33 unit apartment building, with access from Savannah Court, which is a private road. The exemption from draft plan approval of condominium process can only occur if site plan approval has been granted, and all requirements of the Town and County have been met. The subject property is approximately 3,870 m2 (0.95 ac) and contains an apartment building that has recently been constructed, together with a surface parking lot. Surrounding land uses include a single detached dwelling condominium development to the south and single detached dwellings to the north and west at the top of the hill at the western terminus of Bidwell Street. A restaurant and lands used for golf course purposes are to the east. Plate 1, Existing Zoning and Location Map, provides the location of the subject property and the existing zoning in the immediate vicinity. Plate 2, Approved Site Plan, shows the approved site plan for the development. Plate 3, Proposed Draft Plan of Condominium, shows the proposed units, parking areas and access, and exclusive use and common elements. Application Review Provincial Policy Statement (2020) Section 1.1.1 of the PPS provides that healthy liveable and safe communities are sustained by accommodating an appropriate range and mix of residential (including second units, affordable Page 67 of 83 Report No: CP 2021-292 COMMUNITY PLANNING Council Date: September 20, 2021 Page 3 of 5 housing, and housing for older persons) to meet long-term needs, and promoting cost-effective development that minimizes land consumption and servicing costs. Section 1.4.3 directs 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 by permitting and facilitating all forms of housing required to meet the social, health, and well-being requirements of current and future residents, including special needs requirements and increasing the supply of affordable housing, and utilizing existing infrastructure and public service facilities. 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. Official Plan The subject property is designated Medium Density Residential as per Schedule T-2, Residential Density Plan for the Town of Tillsonburg, as contained in the Oxford County Official Plan. The Official Plan directs that Medium Density Residential Areas are those lands that are primarily developed or planned for low to medium profile multiple unit development that exceeds densities established for Low Density Residential areas. Residential uses within the Medium Density Residential areas include townhouses, medium density cluster development, converted dwellings and low-rise apartments. The maximum net residential density in the Medium Density Residential area is 62 units per hectare (25 units per acre) and no building shall exceed four stories in height at street elevation. Within areas of new Medium Density Residential development, the minimum net residential density shall be 31 units per hectare (13 units per acre). Any new buildings or additions will respect the height, bulk, scale and setbacks of adjacent residential uses and shall not adversely impact adjacent residential uses in terms of light, views, privacy or traffic. When considering a specific proposal for Medium Density Residential development, Town Council will be satisfied that the policies of Section 8.2.7 are adequately addressed. The review criteria contained within Section 8.2.7 include consideration of driveways and parking areas, pedestrian activity, landscaping, play/recreational opportunities, utilities and operational facilities, and safety and comfort. ZONING BY-LAW : The subject property is currently zoned ‘Special Medium Density Residential Zone (RM-4)’, according to the Town of Tillsonburg Zoning By-law. The RM-4 zone permits an apartment dwelling, subject to a number of special provisions related to front yard depth, exterior and interior Page 68 of 83 Report No: CP 2021-292 COMMUNITY PLANNING Council Date: September 20, 2021 Page 4 of 5 side yard widths, lot area and parking. The RM-4 Zone also limits the number of apartment dwelling units to 33. The approved site plan complies with all of the provisions of the Zoning By-law, including the special provisions noted above, as well as provisions related to required landscaped open space, maximum permitted lot coverage and required amenity area. AGENCY REVIEW : The Town of Tillsonburg Building Services Department and County Public Works Department indicated that they have no comments or concerns regarding the application. Planning Analysis Applications for condominium approval can be dealt with in one of two ways, in accordance with the Condominium Act. The first method generally involves a process similar to an application for draft plan of subdivision where, after appropriate circulation, a proposal receives 'draft' approval which is contingent on the applicant satisfying a number of conditions prior to final approval and registration. The second process is where the approval of the condominium is exempt from the draft or ‘conditional’ approval stage and proceeds directly to final approval. The exemption process is intended to apply to proposals that have previously undergone a complete evaluation (i.e. site plan approval) and no further conditions of approval are required by the municipality for the development to proceed. As noted, the proposed development was subject to a zoning amendment that was approved by Town Council in 2017. The development received site plan approval from the Town in August 2020, and is subject to the conditions of the development agreement that was entered into with the Town of Tillsonburg as part of the site plan approval process. In light of this, staff are of the opinion that the requested exemption can be considered appropriate. As the proposal will facilitate the creation of an alternative form of housing to meet the long term needs of current and future residents in a designated Settlement Area, Planning staff are of the opinion that the proposal is consistent with the policies of the PPS. The proposal complies with the policies contained within Section 8.2.2.2 that encourage the creation of housing opportunities that may result in a mix of tenure forms, such as ownership, rental, and cooperative, throughout the Town. The proposal is also consistent with the policy direction within Section 8.2.2.5 that promotes residential intensification in appropriate locations to make more efficient use of existing land, infrastructure, and public services. Based on a review of the draft plan of condominium, it would appear that the proposed development will meet the relevant provisions of the ‘RM-4’ Zone. Page 69 of 83 Report No: CP 2021-292 COMMUNITY PLANNING Council Date: September 20, 2021 Page 5 of 5 In light of the foregoing, Planning staff are of the opinion that the proposal is consistent with the relevant policies of the Provincial Policy Statement, maintains the general intent of the County Official Plan, and complies with the provisions of the Town’s Zoning By-law. As such, the application for draft plan of condominium and exemption from the draft approval process can be supported from a planning perspective. RECOMMENDATIONS That the Council of the Town of Tillsonburg advise County Council that the Town supports the application for draft approval of a proposed condominium submitted by 2412374 Ontario Ltd, (File No. CD 21-02-7), prepared by Van Harten Surveying Inc, dated March 25, 2021, for lands described as Part Lots 1463 & 1464, Plan 500, and Part 2 of Reference Plan 41R-7261, in the Town of Tillsonburg; And further, that the Council of the Town of Tillsonburg advise County Council that the Town supports the application for exemption from the draft plan of condominium approval process, submitted by 2412374 Ontario Ltd, (File No. CD 21-02-7), prepared by Van Harten Surveying Inc, dated March 25, 2021, for lands described as Part Lots 1463 & 1464, Plan 500, and Part 2 of Reference Plan 41R-7261, in the Town of Tillsonburg, as all matters relating to the development have been addressed through the Site Plan Approval process and a registered site plan agreement with the Town of Tillsonburg. SIGNATURES Authored by: Eric Gilbert, MCIP, RPP Senior Planner Approved for submission: Gordon K. Hough, RPP Director Page 70 of 83 August 4, 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) John Pound Road Savannah Court (Private Road) Bloomer Street Bidwell Street Prospect Street London Street George Street Subject Property Plate 1- Existing Zoning and Location Map File No. CD 21-02-7- 2412374 Ontario Ltd Part Lots 1463 & 1464, Plan 500, Parts 1 & 2 of 41R-7052, and Part 2 of 41R-7261, 3 John Pound Road, Town of Tillsonburg Page 71 of 83 208.60 208.26208.62208.62208.47±208.75 ±215.422 1 0 .3 7 2 09.99 210.64209.19 208.36 209.20209.90 208.35208.34208.49±208.05 208.12 210.50208.50208.50±209.28±210.75208.63208.38208.50208.62 208.50 208.20 208.50208.45±209.75±210.00 210.00 212.15 ±207.55 ±207.74 ±207.84 208.41 208.79 208.62±209.44 208.53208.59208.50208.62208.65±208.76209.44 208.32 208.51 ±207.67 ±207.96 209.41 208.58209.01209.66 2 1 0 .2 1 209.68 208.85209.28209.93 209.07210.15 209.50 208.54208.54208.62 208.52208.62208.62208.59208.24208.60208.51208.50212.00 210.30211.17 210.35 ±210.79211.32 ±212.50 ±211.47 ±211 .04 ±211.51±2 1 1 .0 0 208.50208.33±209.16±209.22208.88208.26208.50±208.85±208.31 ±208.05 ±208.01 208.14 208.20 208.01 208.16 208.06 208.21 207.89 208.04 207.79 207.94 207.72 207.87 207.60 207.75207.6 8 207.53 207.61 2 0 7 .5 6207.7 0 2 0 7 .9 8 2 0 7 .8 3 2 0 7 .6 9207.8 4 ±2 0 7 .8 1 ±207.47 208.96 ±207.89 208.78 208.63 207.94 208.09 ±2 0 7 .6 4 2 0 7 .5 0 2 0 7 .5 5 ±2 0 7 .8 7 ±2 0 8 .2 7 ±2 0 8 .6 4 ±2 1 3 .6 7 ±211.33210.05 209.29 ±2 1 3 .5 1 211.18 209.22 ±2 0 9 .5 0 ±2 0 9 .4 8 ±2 1 1 .0 0 209.07 2 1 0 .6 4 2 1 0 .8 7 208.51 208.53208.50208.56208.61208.35 ±208.78 ±208.62 208.29 ±208.77 ±208.56 ±208.02 208.09 208.47208.21208.11 2 0 9 .8 1 2 0 8 .0 1±208.95±212.95212.982 0 8 .6 1 2 0 9 .3 2 2 0 7 .9 9 2 0 8 .1 6207.8 4 ±2 1 5 .3 1 ±2 1 4 .9 0 ±2 1 4 .0 6 ±2 1 4 .0 0 2 1 0 .1 0 208.582 0 9 .8 9 2 1 0 .2 7 2 10 .14 2 1 0 .0 8 ±208.94208.42 208.73208.58 ±208.87208.36 208.08 ±208.21 ±208.31 ±208.07±208.05 209.76 209.61 2 1 0 .3 5 ±2 1 3 .6 1 2 1 3 .0 7 ±2 1 3 .3 8 ±211.83 2 1 3 .5 2 2 1 3 .3 6 2 1 4 .7 5 2 1 3 .2 4 2 1 3 .3 9 2 1 3 .2 2 EX. WROUGHT IRON FENCE EX. WROUGHT IRON FENCE POST SA1 LID=208.31 EX. WV EX. WV EX. WV EX. WV EX. WV EX. HYD. EX. STM OGS LID=±207.45 N.INV=204.96 S.INV=204.94EX. 300 STMEX. 300 STM OUTLETTO HEADWALL AT PONDEX. 300STMEX. STM DICB LID=±218.11 EX. DCB LID=±207.43 N.INV=205.01 S.INV=204.97 EX. STM CB LID=±209.85 EX. STM CB LID=±212.72 EX. STM DCBMH LID=±207.47 N.INV=205.42 NE.INV=205.70 S.INV=205.20 1.0%1.0%1.0%1.0%26.9% 8.9%8.9%2.0% 5 .3 %4 .2 % 25.2%6.5%8.6% 5.6%4.2%8.2%9.6%1.0%1.0% 0 .9 % 6 .9 % 2 .0 % 2 .0 % 4.0%4.0%4.0% 4.0%4.0%4.0% 4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0%2.0% 2.0% 2.0% 2.3%1.7%2 .6 %4.0%4.0%5.0%2.2% 2.0%4.0%4.0%4.0%4.0%2.0%2.0%2.0%2.0%2.0%2.0%2.0%4.0%4.0%4 .0 % 4 .0 %1.0%32.9%27.5%7.1% 2.6% 1.5% 8 .1 % E X . 200 P V C W M EX. 200 PVC WM EX. WV EX. WV EX. WV EX. WV EX. 200 PVCWMEX. 200 PVCWM EX. 200 PVC WM EX. WSV EX. 200 PVCWMEX. HYD EX. HYD.EX. 200 PVCWM2 1 0 .0 2 1 2 .5 2 1 5 .0 217.5208.02 0 8 .5 2 0 9 .0 2 0 9 .5 2 1 0 .5 2 1 1 .0 2 1 1 .5 2 1 2 .0 2 1 3 .0 2 1 3 .5 2 1 4 .0 2 1 4 .5 2 1 5 .5 2 1 6 .0 2 1 6 .5217 .0218.02 1 8 .5219.0210.0208.5209.0209.5210.5212.5 211.0211.52 1 2 .0 215.0217.52 1 3 . 0 2 1 3.5 2 1 4. 0 2 1 4.5 2 1 5 . 5 216.02 1 6 . 5 2 1 7.0 218.0207.5 2 0 7 .5 207.5207.02 0 7 .0 207.0 208.02 0 7 . 5207.0208.0208.0207.5 207.0 20 8 . 0 208.0 2 0 8 .0 208.0208.0208.02 0 8 .0 208.0208.5208 .5219.0218.52 0 7 .5 2 0 7 .0 2 0 8 .5 EX. BACK OF CURB EX. BACK OF CURB EX. CONC. FENCE EX. WROUGHT IRON FENCE EX. CONC. WALL/FENCE HYD EX. TVCABLEEX.GASEX. GAS EX. EDGE OF WATER E X . S T E E L G U A R D R A I L E X . S T E E L G U A R D R A I L EX. WOOD RETAINING WALL EX. TOP SLOPE E X . T O P S L O P E EX. EDGE OF ASPHALT EX. EDGE OF ASPHALT E X . E D G E O F A S P H A L T E X . E D G E O F A S P H A L T E X . E D G E O F A S P H A L T E X . E D G E O F A S P H A L T EX. OF APPROX. EDGE OFASPHALTEX. OF APPROX. EDGE OFASPHALTEX. 1.5mSIDEWALKEX. 1.5mSIDEWALKEX. 1.5mSIDEWALKEX. CONC. TV PAD EX. U/GBELLEX. U/GBELLE X . U /G B E L L EX. BELL MH EX. U/GBELLEX. BLDG EX. BLDG EX. BLDG EX. BLDG EX. BLDG EX. U/GHYDRO EX. HP EX. 150STM EX. STM DICB LID=±207.11 EX. LS E X .L S RESIDENTIAL DEVELOPMENT 3 JOHN POUND ROAD, TILLSONBURG, ON BUILDING AND SITE STATISTICS ZONE: R3-6 LOT AREA:3,860.47 sq.m. LANDSCAPE AREA:1929.1 m² (49.97%) ASPHALT PAVED AREA:1340.14 m² (34.7 %) BUILDING AREA: 591.23 sq.m. (15.3%) TOTAL G.F.A.:2,364.92 sq.m. (0.61 FSR) No. OF STORIES: 4 stories ITEM A/P BYLAW PROVIDED MIN. SETBACK (ALL SIDES)4.5m 4.5m (Min) LOT COVERAGE (MAX)40%15.3% LANDSCAPE OPEN AREA (MIN)30% 52.55% NUMBER OF RESIDENTIAL UNITS 40 max. 33 MIN. SIZE OF RESIDENTIAL UNIT 65.0 sq.m 55.6 sq.m MAX. BUILDING HEIGHT 11.0 m 12.4 m LOT FRONTAGE 20.0 m 44.0 m LOT DEPTH 30.0 m 94.3 m PARKING (SEE GENERAL NOTES) 1.5 per Unit 1.27 per Unit 50 42 LEVEL 1 5 TOTAL SUITE TYPES 1-BEDRM. 1 2-BEDRM. LEVEL 2 3 6 LEVEL 3 3 6 LEVEL 4 3 6 14 19 RESIDENTIAL SUITE TYPE BREAKDOWN GENERAL NOTES: 1. LEGAL DESCRIPTION: PART OF LOTS 1461, 1463 AND 1464, JUDGE'S PLAN REGISTERED AS PLAN 500, TOWN OF TILLSONBURG, COUNTY OF OXFORD. 2. PROPERTY FORMS 1 OF 4 PARTS OF OXFORD VACANT LAND CONDOMINIUM PLAN No. 64. 3. PROPERTY INFORMATION TAKEN FROM SURVEY PREPARED BY KIM HUSTED SURVEYING INC. (PROJECT No. 01-5820C), DATED SEPT. 19, 2003. 4. THE OWNER SHALL BE RESPONSIBLE FOR THE MAINTENANCE, REPAIR, AND REPLACEMENT OF THE LANDSCAPE TREATMENT LOCATED WITHIN THE PUBLIC BOULEVARD (WITHIN THE ADJOINING HIGHWAY) AS PER THE APPROVED SITE PLAN DRAWINGS, LANDSCAPE PLANS, AND ANY RELATED PLANS OR DRAWINGS TO THE SATISFACTION OF THE CITY AND SHALL ENTER INTO ANY IMPLEMENTATION AGREEMENT(S) AND CLEARANCES IF NECESSARY. 5. TREE PROTECTION WILL REMAIN ON SITE FOR THE DURATION OF CONSTRUCTION. 6. PARKING AND SITE LIGHTING FIXTURES WILL BE FULL CUT-OFF AND DIRECTED AWAY FROM ABUTTING PROPERTIES WITH NO GLARE. 7. SNOW STORAGE TO BE LOCATED ON SITE. SEE PLAN FOR LOCATION. 8. BARRIER-FREE ACCESSIBLE ENTRANCE IS THROUGH THE MAIN ENTRANCE. ACCESS FROM ACCESSIBLE PARKING TO BUILDING IS ALSO THROUGH THE MAIN ENTRANCE. 9. GRADING/SERVICING INFORMATION TAKEN FROM SITE GRADING AND SERVICING PLANS PREPARED BY DEVELOPMENT ENGINEERING. 10. LIGHTING INFORMATION IS TAKEN FROM ELECTRICAL DRAWINGS PREPARED BY MIGHTON ENGINEERING 11. INFORMATION AND SECTIONS FOR PROPOSED PILE RETAINING WALL ARE A/P DRAWINGS PROVIDED BY EXP. SERVICES INC. 12. ALL CONDITIONS SHOULD BE SITE VERIFIED PRIOR TO COMMENCEMENT OF WORK. 13. REVIEW ALL PLANS BY ALL CONSULTANTS PRIOR TO COMMENCEMENT OF WORK AMENITY AREA (48sq.m. / unit)1,584.0 sq.m. 2030.29sq.m. ASPHALT PAVED AREA 34.7%- ACCESSIBLE PARKING (INCL. IN ABOVE) 1 space 1 space LOADING SPACES 1 space 1 space SITE PLAN LEGEND HYD FIRE FDC LS B PRINCIPAL FIRE FIGHTERS ENTRANCE FIRE DEPARTMENT CONNECTION FIRE HYDRANT FIRE ROUTE LIGHT STANDARD BOLLARD PROPERTY BOUNDARIES CATCH BASIN EXIT MAN DOOR LOCATION MANHOLE/CATCHBASIN CB CBMH (SEE ELECTRICAL DRAWINGS/SERVICING DWGS) (SEE MECHANICAL DRAWINGS FOR TYPICAL DETAIL) (SEE MECHANICAL DRAWINGS FOR TYPICAL DETAIL) T TACTILE STRIPS A/P OPSD 310.033 LANDSCAPE PLANTING-SEE LANDSCAPE DWGS. SODDED/SEEDED AREA-SEE LANDSCAPE DWGS. REQUIRED SNOW STORAGE AREA X.X%PROPOSED GRADING-SEE GRADING DWGS. PROPOSED/EXISTING PILE RETAINING WALL(BY OTHERS) PROPOSED DROPPED CURB A/P OPSD 600.110JOHNPOUNDRD.BI DWELL ST. SUBJECT SITE 27002700270027002700270027002700270027002700 1 33 1 8 SOD 2345678910111213 1 4 1 5 1 6 32313029282726252423222120 1 9 1 7 CONC. CURB A/P OPSD 600.110 ENCLOSED GARBAGE STRUCTURE ASPHALT LOADING AREA ASPHALT DRIVEWAY SEE 'SE' DRAWINGS FOR PAVEMENT TYPES/PROFILES. 2.7 m 2.7 m 2.7 m 2.7 m 2.7 m 2.7 m 2.7 m 2.7 m 2.7 m 2.7 m 2.7 m 2.7 m 2.7 m LANDSCAPED AREA SEE LANDSCAPE DWGS R = 15.44 A = 9.18 C = 9.04 N 80° 41' 30" E R = 8.56 A = 4.14 C = 4.10 N 77° 31' 20" E EX. CITY SIDEWALK31.5 m18.5 m 19.2 m CONC. SIDEWALK FLUSH W/ ASPHALT (SEE 'SE' DRAWINGWS FOR DETAIL FIRE DEPARTMENT CONNECTION NEW PRIVATE FIRE HYDRANT PRECAST RETAINING WALL BY OTHERS TRANSFORMER PAD C/W 4 BOLLARDS BB BB "C C " Z O N E "R 3 -6 " Z O N E "EC-R" ZONE"R3-6" ZONE"OS1-2" ZONE"R3-6" ZONE"EC-R" ZONE"C C " Z O N E "R 3 -6 " Z O N E "R3-6" ZONE"OS1-2" ZONE"R 3 -6 " Z O N E "R 3 -6 " Z O N E "R 3 -6 " Z O N E EX. PAVED SHOULDEREX. APPROX. C/L OF ROADLIMITING DISTANCE 16.1 m EX. EDGE OF PAVEMENTAPPROX. ROAD WIDTH 7.6 m FIRE ACCESS ROUTE B B NO PARKING/FIRE ROUTE SIGNAGE ON ENTRANCE CANOPY COLUMN BARRIER FREE PARKING SIGNAGE NO PARKING/FIRE ROUTE SIGNAGE ON ENTRANCE CANOPY COLUMN LOADING ZONE SIGNAGE 6.5 m 6.5 m 6.5 m 6.5 m 6.5 m 6.5 m 6.5 m 2700SNOW STORAGE PROPOSED GUARD RAIL (SEE O.P.S.D. 912.130) MAIN FIREFIGHTERS/BARRIER FREE ENTRANCE EXIT FROM STAIR B ALTERNATE FIREFIGHTER ENTRANCE 4.0% PRECAST RETAINING WALL BY OTHERS CONC. CURB A/P OPSD 600.110 PROPOSED DROPPED CURB A/P OPSD 600.110 SEE A205 FOR DETAILS EXISTING CONCRETE NOISE WALL PROPOSED GUIDE RAIL. SEE 'SE' DRAWINGS FOR DETAILS. BIKE RACK A/P LANDSCAPE DWGS. SOD SEE LANDSCAPE DWGS LIMITING DISTANCE9.2 mDSDSDSDS DS DSDSDS SAVANNAH COURT JOHN POUND ROAD B I D W E L L S T R E E T T T T T T 212.15 +1.0%26.9%ANGULAR RIP-RAP-SEE 'SE' DRAWINGS 5.5 m6.9 m5.5 mLANDSCAPED AREA LS LS LS LS R 9.0 mR 9.0 mR 6.0 mR 9.0 mR 9.0 m 6.0 m1 33 1 8 2345678910111213 1 4 1 5 1 6 32313029282726252423222120 1 9 1 7 SAVANNAH COURT JOHN POUND ROAD B I D W E L L S T R E E T T T T T CB3 LID=209.85 CBMH4 LID: 208.45 1.0%26.9%CB1 = LID @ 208.27CBMH3 LID: 208.05 CBMH1 LID: ±207.47 ANGULAR RIP-RAP-SEE 'SE' DRAWINGS 2 .7 m 2 .7 m 2 .7 m 2 .7 m 2 .7 m 2 .7 m EX BUILDING EX CURB/ISLAND REMOVE AND RELOCATE EXISTING LIGHT STANDARD REMOVE EXISTING CONCRETE WALL AS REQUIRED PROPOSED 4 STORY APARTMENT BUILDING V8 V9 V1V2V3V4V5V6V7 V8 V9 2700 2700 CB2 LID=208.68 1.0%1.0%CONC. CURB A/P OPSD 600.110 ENTRANCE CANOPY-SEE PLANS 3716 REMOVE EXISTING CURB AND REPLACE WITH NEW CURB A/P OPSD 600.110 REINFORCED SHEET PILE WALL. SEE 'SE' DRAWINGS BY DEV. ENG AND SHEET PILE WALL DESIGN BY EXP. SERVICES INC. LS LS FFE: 208.65 PROPOSED/EXISTING STEEL PILE RETAINING WALL BY OTHERS 6.7 m1 .5 m ST2 LID: 208.10 CB4 = LID @ 208.205500PROP. ANGULAR RIP RAP. SEE 'SE' DRAWINGS FOR DETAILS PRECAST RETAINING WALL BY OTHERS 5.3 m7.6 m1 7 .7 m 5.5 mSETBACK4.5 mNN M.M. 15008PRINTED ON 30% POST-CONSUMERRECYCLED CONTENT PAPERDRAWING NO.: THIS DRAWING HAS BEEN PREPARED FOR THE USE OF ATIF AQEEL ARCHITECT INC. (AAA) CLIENTS AND MAY NOT BE USED, REPRODUCED OR RELIED UPON BY THIRD PARTIES, EXCEPT AS AGREED BY AAA AND ITS CLIENT, AS REQUIRED BY LAW OR FOR USE BY GOVERNMENTAL REVIEWING AGENCIES. AAA ACCEPTS NO RESPONSIBILITY, AND DENIES ANY LIABILITY WHATSOEVER, TO ANY PARTY THAT MODIFIES THIS DRAWING WITHOUT THE EXPRESS WRITTEN CONSENT OF AAA. DO NOT SCALE THIS DOCUMENT. ALL MEASUREMENTS MUST BE OBTAINED FROM STATED DIMENSIONS. ALL ERRORS AND DISCREPANCIES ARE TO BE REPORTED TO THE CONSULTANT BEFORE COMMENCEMENT OF WORK. IT IS THE RESPONSIBILITY OF THE CONTRACTORS TO INFORM THEMSELVES OF THE EXACT LOCATION OF, AND ASSUME ALL LIABILITY FOR DAMAGE TO ALL UTILITIES, SERVICES AND STRUCTURES WHETHER ABOVE GROUND OR BELOW GRADE BEFORE COMMENCING THE WORK. SUCH INFORMATION IS NOT NECESSARILY SHOWN ON THE DRAWING, AND WHERE SHOWN, THE ACCURACY CANNOT BE GUARANTEED. WITH THE SOLE EXCEPTION OF THE BENCHMARK(S) SPECIFICALLY DESCRIBED FOR THIS PROJECT, NO ELEVATION INDICATED OR ASSUMED HEREON IS TO BE USED AS A REFERENCE ELEVATION FOR ANY PURPOSE. THE DRAWINGS SHOW GENERAL ARRANGEMENT OF ARCHITECTURAL ELEMENTS AND SERVICES. FOLLOW AS CLOSELY AS ACTUAL BUILDING CONSTRUCTION WILL PERMIT. OBTAIN APPROVAL FROM CONSULTANT FOR RELOCATION OF SERVICES BEFORE COMMENCEMENT OF WORK. No.DATE ISSUES / REVISIONS DRAWN BY:CHECKED BY: SCALE:PROJECT No: DESIGNED BY:APPROVED BY: PROJECT: DRAWING: SEAL: OWNER: SCALE VERIFICATION: 1 CM 1 INCH THIS DRAWING IS TO BE PRINTED AT 100% ON ARCH D: 610mm x 915mm (24"x36") A.A. A.A.A.A. SUITE 105, 2121 ARGENTIA ROAD,MISSISSAUGA ON,L5N 2X4 TEL: (647)951-9573FAX: (647)951-9574 ARCHITECT: SITE PLAN NO: SP-15-06 TRUE NORTH:PROJECT NORTH: 1 DEC.2/15 SITE PLAN FOR COORDINATION 2 JAN 5/16 FOR PRECONSULTATION 3 MAR. 3/16 PROGRESS SET 4 APR. 19/16 PARALLEL PARKING,TRANSFORMER PAD & SAVANNAH CT. ISLAND 5 APR. 22/16 COORDINATION UPDATE 1 6 MAY 12/16 SPA SUBMISSION 7 AUG. 20/18 REVISION TO SPA SUBMISSION 8 AUG. 22/18 75% CD SUBMISSION 9 SEPT 18/18 90% CD SUBMISSION 2412374 ONTARIO LTD. c/o Valour Management Inc. 3410 South Service Road,Suite G5 Burlington On, L7N 3T2 10 OCT 16/18 REVISED FOR SPA COMMENTS 11 NOV 09/18 FOR BUILDING PERMIT SUBMISSION 12 AUG 21/19 CO FOR WINDOW SIZING 13 SEPT 30/19 REVISED FOR CLARIFICATION TO FRAMER 14 JULY 22/2020 SITE PLAN REVISION-PARKING LOT AND ENTRANCE WAY As indicated SITE PLAN A100 JOHN POUND CONDOS 3 John Pound Road, Tillsonburg, Ontario SCALE: N.T.S. KEY MAP SCALE:1 : 200A100 PROPOSED SITE PLAN1 Plate 2- Approved Site Plan File No. CD 21-02-7- 2412374 Ontario Ltd Part Lots 1463 & 1464, Plan 500, Parts 1 & 2 of 41R-7052, and Part 2 of 41R-7261, 3 John Pound Road, Town of Tillsonburg Page 72 of 83 214.0216.0 217.0 218.0 210.0 211.0212.0213.0219.0 207.0207. 0208.0SUBJECT TOINSTRUMENTNo. 446926No. LT100350PIN 00358-0369 (LT) JOHN POUND STREETLEVEL 1 AABBVESTIBULE LOBBYOFFICEMAIL BOXES STAIRS STAIRSELEV MECHANICALSERVICESLAUNDRYROOMELECTRICALROOMSTORAGECORRIDOR CORRIDOR 7.5 6.86.38.9 6.15.39.55.6 6.96.85.6 6.66.45.8 6.96.4 8.9UNIT 1UNIT 2UNIT 3UNIT 4UNIT 5UNIT 6GARBAGERETAINING WALLPADTRANSFORMERCONCRETE WALL (WIDTH VARIES)BIDWELL STREET(10 METRES WIDE)BIDWELL STREET(10 METRES WIDE)V1V2V3V4V5V6V7SUBJECT TO EASEMENTS AS IN INST.'S CO225515 & LT100350PIN 00358 - 0370 (LT)ZONING RM-4ZONING EC-R (SINGLE FAMILY HOME)ZONING R3-6 (SINGLE FAMILY HOMES)N84°10'10"E93.810N44°05'50"W3.720N7°38'20"E 44.010 N 5 2 ° 3 8 ' 2 0 " E 3 . 8 0 1N82°21'40"W32.713N82°21'40"W50.360R=15.440A=9.174C=9.040N80°36'40"EN63°34'50"E 11.110R=8.560A=4.140C=4.100N77°26'30"EN11°38'50"W1.230 N28°11'10"E 39.070 N7°38'20"E 0.310 4.814.55 4.55 4.767.82WALLWALLV8V9SNOWSTORAGEPROPOSED CONDOMINIUM IS TOGETHER WITH RIGHT-OF-WAY AND SHARED SERVING AGREEMENT AS IN INST. CO168920UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT 789101112131415161718192.705.35EXISTING CONDOMINIUM ROADG5.35UNITFOR PARKING UNITNOT TO SCALECURBUNITS 7 TO 38, LEVEL 1 INCLUSIVETYPICAL SECTIONWITH CURBINGHFLSLSLSUNIT UNIT UNIT UNIT UNIT UNIT UNIT 20212223242526272829303132333435363738SNOWSTORAGELEVELS 2 & 3LEVEL 4AABBAABBSTAIRSSTAIRSELEVELEVSTAIRSSTAIRSCORRIDORMUAPIPESHAFTELEC.MUAPIPESHAFTELEC.CORRIDOR6.18.86.38.86.56.5 8.86.88.88.66.3 6.18.86.36.38.86.15.86.4 5.65.66.6 5.86.9 6.38.86.16.16.38.88.8 6.58.86.8 6.88.76.3 6.18.86.36.18.9 6.9 5.75.96.8 6.6 5.86.45.96.9 5.96.38.96.18.9 UNIT 1UNIT 2UNIT 3UNIT 4UNIT 5UNIT 6UNIT 7UNIT 8UNIT 9UNIT 1UNIT 2UNIT 3UNIT 4UNIT 5UNIT 6UNIT 7UNIT 8UNIT 9AAAATYPICAL UNIT BOUNDARYDEFINITIONS FORAPARTMENT UNITS8.88.8CROSS SECTION A-ACROSS SECTION B-BUNIT 2UNIT 2UNIT 2UNIT 8UNIT 8UNIT 8GRADEGRADEGRADEGRADELOBBYSTAIRSELEVATOR MUA SHAFT PIPE SHAFT STAIRSSTAIRSSTAIRSUNIT 6CORRIDOR LAUNDRYROOMCORRIDOR CORRIDOR CORRIDOR UNIT 6UNIT 5UNIT 9UNIT 9UNIT 9UNIT 6UNIT 6UNIT 6GARBAGEMUA SHAFT CORRIDOR CORRIDOR CORRIDOR ELEC CLOSET ELEC CLOSET ELEC CLOSET CORRIDOR BAADEDDAAATYPICAL UNIT BOUNDARYDEFINITIONS FORAPARTMENT UNITSNOT TO SCALENOT TO SCALEDATE: MARCH 25, 2021DRAWN BY: GKSJLPROJECT NO.29276-21RE: SECTION 51 - THE PLANNING ACT.SCHEDULE:JAMES LAWS, O.L.S.THIS PLAN AND THEIR RELATIONSHIP TO ADJACENT LANDS ARE ACCURATELY AND CORRECTLYI HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AS SHOWN ONSURVEYOR'S CERTIFICATESHOWN.METRIC:DISTANCES SHOWN ON THIS PLAN ARE IN METRES ANDCAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048.ZONING: RM-4ADDITIONAL INFORMATIONNot to ScaleVISITOR PARKING: 9VVISITOR PARKINGSITE AREA: 3855.6m²OWNER'S CERTIFICATEDATE: I HAVE THE AUTHORITY TO BIND THE CORPORATION_________________OWNER: 2412374 ONTARIO LTD.DRAFT PLAN OF CONDOMINIUMPART OF LOT 1484JUDGE'S PLAN REGISTERED AS PLAN 500TOWN OF TILLSONBURGCOUNTY OF OXFORDVAN HARTEN SURVEYING INC.SCALE 1 : 200051015 metersCHECKED BY: OrangevillePh: 519-940-4110GuelphPh: 519-821-2763KitchenerPh: 519-742-8371Van HartenS U R V E Y I N G I N C.LAND SURVEYORS and ENGINEERSKEY MAPAUTHORIZE VAN HARTEN SURVEYING LTD. TO SUBMIT THIS PLAN FOR APPROVAL.IN ACCORDANCE WITH THE REQUIREMENTS OF SECTION 51 OF THE PLANNING ACT, I HEREBYPURPOSE OF SITE 4 STOREY APARTMENT CONDOMINIUMGRAVEL AND LOAMMUNICIPAL WATER AVAILABLESUBJECT EASEMENT CO225515 IN FAVOUR OF TILLSONBURG HYDRO(d)(f)(e)(h)(g)(k)(j)(i)NATURAL FEATURES N/ADIMENSIONS OF UNITS AS SHOWNEXISTING USES OF ADJOINING LANDS AS SHOWN(b)(a)(c)WIDTHS OF ROADS AS SHOWNBOUNDARIES AS SHOWNKEY PLAN AS SHOWNCONTOURS AS SHOWNALL MUNICIPAL SERVICES AVAILABLE(l)Aug 30, 2021-3:11:50 PMG:\TILLSONBURG\500\3 JOHN POUND CONDO\CONDO\DPJOHNPOUND3.dwgBORDEN CRESCENTGEORGE STPOUN D JO H N ROAD BIDWELL STBROADWAY STBL O O M E R S TSUBJECT SITESAVANNAHCOURTSUBJECT EASEMENT LT100350 IN FAVOUR OF ROGERS COMMUNICATIONSADENOTES THE UNFINISHED UNIT SIDE FACE AND PLANE ANDPROJECTIONS OF THE WALL STUDS ON EXTERIOR WALLS ANDWALL BETWEEN UNITS ON ALL FLOORSDENOTES THE UNFINISHED UNIT SIDE SURFACE OF THECONCRETE SLAB FOR THE FLOOR/CORE SLABBDENOTES EXTERIOR FACE OF HVAC UNITCDENOTES UNFINISHED LOWER FACE AND PLANE OF CEILING/ROOF JOISTS & PRODUCT IONTHEREOFDE UNIT BOUNDARY DEFINITIONSFGDENOTES DIMENSIONS OUTLINED ON PLANDENOTES FRONT FACE OF UNFINISHED CONCRETE CURB AND PROJECTIONS THEREOFHDENOTES UNFINISHED UPPER SURFACE OF THE ASPHALT/ CONCRETEPARKING UNIT (OUTDOOR)DENOTES LOWER SURFACE OF THE UNFINISHED PLYWOOD SUB-FLOORNUMBER OF UNITS RESIDENTIAL UNITS: 33NUMBER OF PARKING UNITS: 32TOGETHER WITH A COST SHARING AGREEMENT AND RIGHT-OF-WAY OVER ADJONING CONDOACCESSIBLE PARKING: 1Plate 3- Proposed Draft Plan of Condominium File No. CD 21-02-7- 2412374 Ontario Ltd Part Lots 1463 & 1464, Plan 500, Parts 1 & 2 of 41R-7052, and Part 2 of 41R-7261, 3 John Pound Road, Town of TillsonburgPage 73 of 83 CD21-02-7000370370May 11, 2021Page 74 of 83 Page 75 of 83 Page 76 of 83 Page 77 of 83 Page 78 of 83 Page 79 of 83 Page 1 of 2 THE CORPORATION OF THE TOWN OF TILLSONBURG BY-LAW 2021-___ A By-Law to amend Zoning By-Law Number 3295, as amended. WHEREAS the Municipal Council of the Corporation of the Town of Tillsonburg deems it advisable to amend By-Law Number 3295, as amended. THEREFORE, the Municipal Council of the Corporation of the Town of Tillsonburg, enacts as follows: 1. That Schedule "A" to By-Law Number 3295, as amended, is hereby amended by changing to ‘R1A-23(H)’ the zone symbol of the lands so designated ‘R1A-23(H)’ on Schedule “A” attached hereto. 2. That Section 6.5 to By-Law Number 3295, as amended is hereby further amended by deleting subsection 6.5.23 and replacing it with the following: 6.5.23 LOCATION: LOTS 40 & 41, 45-47 41M-143 & Lots 4-15, 17-26 & 78-92 41M-144, R1A-23 (Key Map 12) 6.5.23.1 Notwithstanding any provisions of this By-Law, no person shall within any R1A-23 Zone use any lot, or erect, alter, or use any building or structure for any purpose except the following: All uses permitted in Table 6.1. 6.5.23.2 Notwithstanding any provisions of this By-Law, no person shall within any R1A-23 Zone use any lot, or erect, alter, or use any building or structure except in accordance with the following provisions: 6.5.23.2.1 REAR YARD DEPTH Minimum 9 m (29.5 ft) 6.5.23.2.2 FRONT YARD DEPTH Minimum 6 m (19.7 ft) 6.5.23.3 HOLDING PROVISIONS 6.5.23.3.1 Where the symbol “H” appears on a zoning map following the zone symbol R1A-23, those lands shall not be developed or used unless this By -law has been amended to remove the “H” symbol. Page 80 of 83 By-Law 2021-___ Page 2 of 2 6.5.23.3.2 REMOVAL OF THE HOLDING ZONE The Holding Zone, as identified by the “(H)” symbol, shall not be removed from the subject lands until appropriate development agreements have been executed respecting the orderly development of the land, to the satisfaction of the Town. Removal of the Holding Zone shall be undertaken in accordance with Section 36 of the Planning Act. 6.5.23.4 That all of the provisions of the R1A Zone in Section 6.2 of this By-Law, as amended, shall apply; and further, that all other provisions of this By-Law, as amended, that are consistent with the provisions herein shall continue to apply mutatis mutandis.” 3. This By-Law comes into force in accordance with Sections 34(21) and (30) of the Planning Act, R.S.O. 1990, as amended. READ A FIRST AND SECOND TIME THIS 20th day of SEPTEMBER, 2021. READ A THIRD AND FINAL TIME AND PASSED THIS 20th day of SEPTEMBER, 2021. ___________________________ MAYOR – Stephen Molnar _____________________________ CLERK – Michelle Smibert Page 81 of 83 L O T 7 9L O T 8 0L O T 8 1L O T 8 2L O T 8 3L O T 8 4L O T 8 5L O T 8 6L O T 8 7L O T 8 8L O T 8 9L O T 9 0L O T 9 1L O T 9 2L O T 4 7L O T 4 6L O T 4 5 R E G I S T E R E D P L A N 4 1 M - 1 4 4 L O T 5 6L O T 5 5L O T 5 4L O T 5 3L O T 5 2L O T 5 1L O T 5 0L O T 4 9L O T 4 8L O T 5 735.00N10°45'55"WS.E. ANGLELOT 45,PLAN 41M-144 35.00N12°13'25"WN68°05'55"W12.52 N78°53'00"E 246.66 N78°53'00"E 233.68 N78°53'00"E 213.21 N78°53'00"E 213.43 N11°07'00"W32.66N11°07'00"W35.00L O T 7 8 R E G I S T E R E D P L A N 4 1 M - 1 4 3BEECHBLVDSYCAMORE DR SCHEDULE "A" LOTS 45 TO 57 (INCLUSIVE), REGISTERED PLAN 41M-144AND LOTS 78 TO 92 (INCLUSIVE), REGISTERED PLAN 41M-143TOWN OF TILLSONBURG AREA OF ZONE CHANGE TO R1A-23 (H) NOTE: ALL DIMENSIONS IN METRES THIS IS SCHEDULE "A" MAYOR - Stephen Molnar CLERK - Michelle Smibert TO BY-LAW No. ________________, PASSED THE __________ DAY OF ____________, 2021 TO BY-LAW No.© 10 0 10 20 305 METRES Þ Þ2021- 2021- 20 September Page 82 of 83 THE CORPORATION OF THE TOWN OF TILLSONBURG BY-LAW 2021-100 A BY-LAW to confirm the proceedings of Council at its meeting held on September 20, 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 September 20, 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 20th DAY OF SEPTEMBER, 2021. READ A THIRD AND FINAL TIME AND PASSED THIS 20th DAY OF SEPTEMBER, 2021. ________________________________ MAYOR – Stephen Molnar _______________________________ CLERK – Michelle Smibert Page 83 of 83