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211101 Planning Council Meeting AgendaThe Corporation of the Town of Tillsonburg Council Planning Meeting AGENDA Monday, November 1, 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 November 1, 2021, be approved. 3.Disclosures of Pecuniary Interest and the General Nature Thereof 4.Adoption of Council Planning Minutes of Previous Meeting Proposed Resolution #2 Moved By: ________________ Seconded By: ________________ THAT the minutes of the Council Planning meeting held on September 20, 2021, be approved. 5.Public Meetings Proposed Resolution #3 Moved By: ________________ Seconded By: ________________ THAT Council move into the Committee of Adjustment to hear applications for Minor Variance at ___ p.m. 5.1.Application for Minor Variance A16-21 (Weeks) Proposed Resolution #4 Moved By: ________________ Seconded By: ________________ THAT the Committee of Adjustment approve Application File A16-21, submitted by Dorothy Weeks for lands described as Lot 143, Plan 500 and Part Lot 28, Plan 621, being 14 Fourth Street, in the Town of Tillsonburg, as it relates to: Relief from Section 5.37.1 – Permitted Projections into Required Yards, to increase the permitted projection of a covered deck into the required exterior side yard from 1.5 m (4.9 ft) to 3.15 m (10.3 ft) to allow for the covering of an existing deck. 1. Subject to the applicant obtaining a building permit for the proposed covered deck within one year of the date of the Committee’s Decision. 5.2.Application for Minor Variance A21-21 (Szabo) Proposed Resolution #5 Moved By: ________________ Seconded By: ________________ THAT the Committee of Adjustment approve Application File A21-21, submitted by John Szabo (Ken and Jody Shelley), for lands described as Lot 101 and Part Lots 93 & 94, Plan 41M-145, Town of Tillsonburg, as it relates to: Relief from Section 6.2 - R1 Zone Provisions - Rear Yard, to reduce the minimum required rear yard depth from 12 m (39.3 ft) to 4.9 m (16 ft) to facilitate an addition to the rear of the existing single detached dwelling. 1. Subject to a building permit for the proposed addition be issued within one year of the date of 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. 5.3.Applications for Official Plan Amendment, Draft Plan of Subdivision and Zone Change OP 21-11-7, SB 21-06-7 & ZN 7-21-09 (Ambrus) Proposed Resolution #7 Moved By: ________________ Seconded By: ________________ THAT Council approve in principle the zone change application (File No. ZN 7-21-09) submitted by George and Clara Ambrus, for lands legally described as Part of Lot 4, Page 2 of 172 Concession 10 (Dereham) in the Town of Tillsonburg, to rezone the lands Special Low Density Residential Type 2 Holding Zone, Neighbourhood Commercial Zone, and Passive Use Open Space Zone, to facilitate the proposed draft plan of subdivision; AND THAT Council advise County Council that the Town supports the application to amend the County Official Plan (File No. OP 21-11-7), submitted by George and Clara Ambrus, for lands legally described as Part of Lot 4, Concession 10 (Dereham), in the Town of Tillsonburg, to redesignate the subject lands from ‘Medium Density Residential’ to ‘Low Density Residential’, to facilitate a draft plan of subdivision consisting of lots for 49 single detached dwellings, a neighbourhood commercial block and a stormwater management block; AND THAT Council advise County Council that the Town supports the application for draft plan of subdivision, File No. SB 21-06-7, submitted by George and Clara Ambrus, for lands legally described as Part of Lot 4, Concession 10 (Dereham), in the Town of Tillsonburg, consisting of 49 lots for single-detached dwellings, one block for neighbourhood commercial purposes, a stormwater management block, one new local street, subject to the conditions of draft approval included in staff report CP 2021-372. 5.4.Applications for Draft Plan of Subdivision and Zone Change SB 21-11-7 & ZN 7-21- 11 (Performance Communities Realty Inc. & Lindprop Corporation) Proposed Resolution #8 Moved By: ________________ Seconded By: ________________ THAT Council approve in principle the zone change application (File No. ZN 7-21-05) submitted by Performance Communities Realty Inc & Lindprop Corporation, for lands legally described as Part Lots 4 & 5, Concession 10 (Dereham), in the Town of Tillsonburg, to rezone the lands Special Low Density Residential Type 3 Holding Zone, Medium Density Residential Holding Zone, Passive Use Open Space Zone, & Active Use Open Space Zone to facilitate the proposed draft plan of subdivision; AND THAT the Council of the Town of Tillsonburg advise County Council that the Town supports the application for approval of draft plan of subdivision, File No. SB 21-11-7, submitted by Performance Communities Realty Inc & Lindprop Corporation, for lands legally described as Part Lots 4 & 5, Concession 10 (Dereham), 16 blocks for future residential development, three stormwater management blocks, and a parkland block, served by 6 new local streets, subject to the conditions of draft approval included in staff report CP 2021-373. 5.5.Applications for Official Plan Amendment, Draft Plan of Subdivision and Zone Change OP 20-09-7 & SB 20-02-7 & ZN 7-20-06 (2407774 Ontario Ltd.) Page 3 of 172 Proposed Resolution #9 Moved By: ________________ Seconded By: ________________ THAT Council approve in principle the zone change application (File No. ZN 7-20-06) submitted by 240774 Ontario Limited, for lands legally described as Part Lot 1594, Plan 500, Parts 1, 2, 5 & 6 of 41R-8700, Parts 1 & 2 of 41R-7400, in the Town of Tillsonburg, to rezone the lands Special Low Density Residential Type 2 Holding Zone, Special Low Density Residential Type 3 Holding Zone, Passive Use Open Space Zone, and Active Use Open Space Zone to facilitate the proposed draft plan of subdivision; AND THAT Council advise County Council that the Town supports the application to amend the Official Plan (File No. OP 20-09-7), submitted by 240774 Ontario Limited, for lands legally described as Part Lot 1594, Plan 500, Parts 1, 2, 5 & 6 of 41R-8700, Parts 1 & 2 of 41R-7400, in the Town of Tillsonburg, to redesignate the subject lands from ‘Open Space’ to ‘Low Density Residential’, to facilitate a draft plan of subdivision consisting 65 lots for single detached dwellings, and 7 blocks for street-fronting townhouses, totaling 24 units; AND THAT Council advise County Council that the Town supports the application for draft plan of subdivision, File No. SB 20-02-7, submitted by 240774 Ontario Limited, for lands legally described as Part Lot 1594, Plan 500, Parts 1, 2, 5 & 6 of 41R-8700, Parts 1 & 2 of 41R-7400, in the Town of Tillsonburg, consisting of 65 lots for single detached dwellings, and 7 blocks for street-fronting townhouses, totaling 24 units, subject to the conditions of draft approval as included in staff report CP 2021-371. 6.Planning Reports 7.New Business 8.Motions/Notice of Motions 9.By-Laws 10.Confirm Proceedings By-law Proposed Resolution #10 Moved By: ________________ Seconded By: ________________ THAT By-Law 2021-114, to Confirm the Proceedings of the Council Planning meeting held on November 1, 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 Page 4 of 172 Proposed Resolution #11 Moved By: ________________ Seconded By: ________________ THAT the Council Planning meeting of November 1, 2021 be adjourned at ___ p.m. Page 5 of 172 1 The Corporation of the Town of Tillsonburg Council Planning Meeting MINUTES Monday, September 20, 2021 4:30 PM Electronic Meeting ATTENDANCE: Mayor Molnar Deputy Mayor Beres Councillor Esseltine Councillor Gilvesy Councillor Luciani Councillor Parker Councillor Rosehart Staff: Michelle Smibert, Director of Corporate Services/Clerk Gord Hough, Director of Community Planning Amelia Jaggard, Deputy Clerk Regrets: Kyle Pratt, Chief Administrative Officer Eric Gilbert, Senior Planner Carlos Reyes, Director of Operations and Development _____________________________________________________________________ 1. Call to Order The meeting was called to order at 4:30 p.m. 2. Adoption of Agenda Resolution # 2021-402 Moved By: Councillor Parker Seconded By: Councillor Esseltine THAT the Agenda as prepared for the Council Planning meeting of September 20, 2021, be approved. Page 6 of 172 2 Carried 3. Disclosures of Pecuniary Interest and the General Nature Thereof No disclosures of pecuniary interest were declared. 4. Adoption of Council Planning Minutes of Previous Meeting 5. Public Meetings Resolution # 2021-403 Moved By: Councillor Rosehart Seconded By: Councillor Gilvesy THAT Council move into the Committee of Adjustment to hear applications for Minor Variance at 4:33 p.m. Carried 5.1 Application for Minor Variance A17-21 (Winters) Gord Hough, Director of Community Planning, Oxford County, appeared before Council to provide an overview of the application. Staff recommend approval of the application. Opportunity was provided for comments and questions from Council. Shawn Winters, Applicant, was present to provide support for the application. No members of the public appeared before Council either in support or opposition to the application. Resolution # 2021-404 Moved By: Councillor Esseltine Seconded By: Deputy Mayor Beres 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: 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. Page 7 of 172 3 Subject to a building permit for the proposed addition being issued within one year of the date of the Committee's decision. Carried 5.2 Application for Minor Variance A18-21 (McPhee) Gord Hough, Director of Community Planning, Oxford County, appeared before Council to provide an overview of the application. Staff recommend approval of the application. Opportunity was provided for comments and questions from Council. No members of the public appeared before Council either in support or opposition to the application. Resolution # 2021-405 Moved By: Councillor Luciani Seconded By: Councillor Parker 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: 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 a building permit for the proposed sunroom being issued within one year of the date of the Committee's decision. Carried 5.3 Application for Minor Variance A19-21 (Tillsonburg Developments Inc.) Gord Hough, Director of Community Planning, Oxford County, appeared before Council to provide an overview of the application. Staff recommend approval of the application. Opportunity was provided for comments and questions from Council. Page 8 of 172 4 No members of the public appeared before Council either in support or opposition to the application. Resolution # 2021-406 Moved By: Councillor Gilvesy Seconded By: Councillor Rosehart 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: 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 applicant obtaining a building permit for the proposed single detached dwelling within one year of the date of the Committee’s Decision. Carried Resolution # 2021-407 Moved By: Councillor Rosehart Seconded By: Councillor Gilvesy THAT Council move out of the Committee of Adjustment and move back into regular Council session at 4:47 p.m. Carried 5.4 Application for Zone Change ZN 7-21-10 (Landmark Homes) Gord Hough, Director of Community Planning, Oxford County, appeared before Council to provide an overview of the application. Staff recommend approval of the application. Opportunity was provided for comments and questions from Council. Page 9 of 172 5 There was discussion regarding the requested front and rear yard depths. Valerie Schmidt, Agent, was present to provide support for the application. No members of the public appeared before Council either in support or opposition to the application. Resolution # 2021-408 Moved By: Councillor Parker Seconded By: Councillor Esseltine 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). Carried 6. Planning Reports 6.1 Application for Draft Plan of Condominium and Exemption from Draft Plan Approval CD 21-02-7 (2412374 Ontario Ltd.) Gord Hough, Director of Community Planning, Oxford County, appeared before Council to provide an overview of the application. Staff recommend support of the application. Opportunity was provided for comments and questions from Council. Resolution # 2021-409 Moved By: Deputy Mayor Beres Seconded By: Councillor Luciani 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; Page 10 of 172 6 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. Carried 7. New Business 8. Motions/Notice of Motions 9. By-Laws 9.1 By-Law 2021-101, to amend Zoning By-Law Number 3295, as amended (ZN 7-21-10) Resolution # 2021-410 Moved By: Councillor Esseltine Seconded By: Councillor Parker THAT By-Law 2021-101, 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. Carried 10. Confirm Proceedings By-law Resolution # 2021-411 Moved By: Councillor Parker Seconded By: Councillor Luciani 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. Page 11 of 172 7 Carried 11. Adjournment Resolution # 2021-412 Moved By: Councillor Gilvesy Seconded By: Councillor Rosehart THAT the Council Planning meeting of September 20, 2021 be adjourned at 5:07 p.m. Carried Page 12 of 172 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: A16-21 APPLICATION FOR MINOR VARIANCE TO: Town of Tillsonburg Committee of Adjustment MEETING: November 1, 2021 REPORT NUMBER: 2021-362 OWNER: Dorothy Weeks 14 Fourth Street, Tillsonburg ON N4G 1G7 REQUESTED VARIANCE: 1. Relief from Section 5.37.1 – Permitted Projections into Required Yards, to increase the permitted projection of a covered deck into the required exterior side yard from 1.5 m (4.9 ft) to 3.15 m (10.3 ft) to allow for the covering of an existing deck. LOCATION: The subject property is described as Lot 143, Plan 500 and Part Lot 28, Plan 621, in the Town of Tillsonburg. The property is located on the northwest corner of the intersection of Lisgar Avenue and Fourth Street and is municipally known as 14 Fourth 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 Scheduled ‘C-3’ County of Oxford Development Constraints Plan Erosion Hazard 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 13 of 172 File Number: A16-21 Report Number 2021-362 Page 2 COMMENTS: (a) Purpose of the Application: The applicant is requesting relief from the above-noted provision of the Town Zoning By-law to allow for an existing deck that was recently covered that exceeds the permitted projection into the required exterior side yard. Specifically, the applicant is proposing to increase the permitted projection into the required exterior side yard from 1.5 m (4.9 ft) to 3.15 m (10.3 ft), which will result in a 4.35 m (14.27 ft) setback to the exterior lot line. The applicant has indicated that the existing deck is used for accessibility purposes and the roof is required to avoid snow and ice during the winter months. The subject lands are approximately 558 m2 (6,006.4 ft2) in size, with approximately 19.8 m (65 ft) of frontage on Fourth Street. The subject lands contain an existing single detached dwelling, with two residential accessory buildings. Plate 1, Location Map with Existing Zoning, shows the location of the subject property and the zoning in the immediate vicinity. Plate 2, Close-up of Subject Lands (2020 Aerial Photo) provides an aerial view of the subject lands. Plate 3, Applicant’s Sketch, shows the location and configuration of the covered deck in relation to the exterior lot line, as submitted by the applicant. (b) Agency Comments: The application was circulated to a number of public agencies. As of the date of writing of this report, no comments of concern had been received from any of the public agencies circulated. (c) Public Consultation: Public Notice was provided to surrounding property owners on October 14, 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 as Low Density Residential according to the County’s 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 applicant is requesting relief to recognize a covered deck on an existing single detached dwelling, which is a permitted use in the Low Density Residential designation. Given this, staff are satisfied that the proposal is in keeping with the general purpose and intent of the County’s Official Plan. Page 14 of 172 File Number: A16-21 Report Number 2021-362 Page 3 (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 establishes a number of development standards for single detached dwellings and requires that such development maintains a minimum exterior side yard width of 7.5 m (24.6 ft). Notwithstanding this setback requirement, Table 5.37.1 permits the projection of covered decks 1.5 m (3.9 ft) into a required exterior side yard. The applicant has requested permission to increase this permitted projection into the required exterior side yard from 1.5 m (3.9 ft) to 3.15 m (10.33 ft) to recognize a recently constructed roof over an existing deck, which will result in the covered deck being setback 4.35 m (14.27 ft) from the exterior lot line. It is noted that the existing deck was established through approval from the Committee of Adjustment in 2012, but no consideration to the covering of the deck was given at that time. It is the intent of the exterior side yard provisions to ensure that sufficient separation is maintained between development on private lands and the public road allowance to ensure vehicle and pedestrian safety and to allow for typical road maintenance efforts. Planning staff are generally satisfied that the minor increase to the permitted projection will maintain the intent of the exterior side yard setback provisions as sufficient space will be maintained between the covered deck and the exterior property line and no comments of concern were received from the Town Engineering Services Department. (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. Planning staff are generally satisfied that the covering of an existing deck will have minimal impact on the subject lands or surrounding land uses beyond what is currently experienced and staff are of the opinion that the existing deck is sufficiently setback from adjacent right of way to allow for normal road maintenance efforts. Further staff are satisfied that sufficient area exists on the subject lands to provide for off-street parking and private amenity space. 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 15 of 172 File Number: A16-21 Report Number 2021-362 Page 4 RECOMMENDATION: That the Town of Tillsonburg Committee of Adjustment approve Application File A16-21, submitted by Dorothy Weeks for lands described as Lot 143, Plan 500 and Part Lot 28, Plan 621, being 14 Fourth Street, in the Town of Tillsonburg, as it relates to: 1. Relief from Section 5.37.1 – Permitted Projections into Required Yards, to increase the permitted projection of a covered deck into the required exterior side yard from 1.5 m (4.9 ft) to 3.15 m (10.3 ft) to allow for the covering of an existing deck. Subject to the following condition: i. The applicant shall obtain a building permit for the proposed covered deck 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: original signed by Heather St. Clair, MCIP, RPP Development Planner Approved for submission by: original signed by Eric Gilbert, MCIP, RPP Senior Planner Page 16 of 172 October 19, 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 1200 Notes NAD_1983_UTM_Zone_17N 60 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.: A16-21 - Weeks Lot 143, Plan 500, Part Lot 28, Plan 6212, 14 Fourth Street, Town of Tillsonburg Subject Lands Page 17 of 172 October 19, 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 300 Notes NAD_1983_UTM_Zone_17N 15 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 - Close-up of Subject Lands (2020 Aerial Photo) File No.: A16-21 - Weeks Lot 143, Plan 500, Part Lot 28, Plan 6212, 14 Fourth Street, Town of Tillsonburg Subject Lands Page 18 of 172 Plate 3 - Applicant's Sketch File No.: A16-21 - Weeks Lot 143, Plan 500, Part Lot 28, Plan 6212, 14 Fourth Street, Town of Tillsonburg Page 19 of 172 Page 20 of 172 Page 21 of 172 Page 22 of 172 Page 23 of 172 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: A21-21 APPLICATION FOR MINOR VARIANCE TO: Town of Tillsonburg Committee of Adjustment MEETING: November 1, 2021 REPORT NUMBER: 2021-363 OWNERS: Ken and Jody Shelley 32 Primrose Drive, Tillsonburg ON, N4G 5S7 AGENT: John Szabo 9 Carman Street, Norwich ON, N0J 1P0 REQUESTED VARIANCE: 1. Relief from Section 6.2 - R1 Zone Provisions- Rear Yard, to reduce the minimum required rear yard depth from 12 m (39.3 ft) to 4.9 m (16.08 ft) to facilitate an addition to the rear of the existing dwelling on the subject lands. LOCATION: The subject lands are legally described as Lot 101 & Part Lots 93 & 94, Plan 41M-145, and Parts 10 & 11, Plan 41R-6029, Town of Tillsonburg. The lands are located on the east side of Primrose Drive, lying between Trillium Drive and Crocus Avenue and are municipally known as 32 Primrose Drive in the Town of Tillsonburg. BACKGROUND INFORMATION: COUNTY OF OXFORD OFFICIAL PLAN: Schedule ‘T-1’ Town of Tillsonburg Land Use Plan Residential Schedule ‘T-2’ Town of Tillsonburg Residential Density Plan Low Density Residential TOWN OF TILLSONBURG ZONING BY-LAW : Low Density Residential Type 1 Zone (R1) SURROUNDING USES: Surrounding land uses are predominately single detached dwellings with South Ridge Public School to the east. Page 24 of 172 File Number: A21-21 Report Number 2021-363 Page 2 COMMENTS: (a) Purpose of the Application: The application for minor variance has been requested to facilitate an addition to an existing single detached dwelling which will be 74.3 m2 (800 ft2) in size. The subject lands are approximately 687.8 m2 (7,403.6 ft2) in size, with approximately 20 m (65.6 ft) of frontage on Primrose Drive. The subject lands contain an existing single detached dwelling with an attached garage and garden shed and surrounding land uses are predominately single detached dwellings. Plate 1, Location Map with Existing Zoning, illustrates the location of the property and the zoning in the immediate vicinity. Plate 2, 2020 Aerial Map, provides an aerial view of the subject lands and lands in the immediate vicinity. Plate 3, Applicant’s Site Plan, illustrates the existing and proposed development on the subject lands, as submitted by the applicant. (b) Agency Comments: The application was circulated to a number of public agencies. As of the date of writing this report, no comments had been received from any of the public agencies circulated. (c) Public Consultation: Public Notice was provided to surrounding property owners on October 14, 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 County Official Plan. Within the ‘Low Density Residential’ designation, permitted land uses primarily consist of low density housing forms including single detached dwellings, duplexes and street fronting town houses as well as accessory uses thereto. The use of the lands for a single detached dwelling with an addition for residential purposes is consistent with the ‘Low Density Residential’ policies of the Official Plan. (e) Intent and Purpose of the Zoning By-law: The subject property is zoned ‘Low Density Residential Type 1 Zone (R1)’, according to the Town of Tillsonburg Zoning By-law. Permitted uses within the ‘R1 zone include a single detached dwelling and home occupation. The provisions of the R1 zone require a minimum rear yard depth of 12 m (39.3 ft) for the development of a single detached dwelling. Page 25 of 172 File Number: A21-21 Report Number 2021-363 Page 3 The applicants have requested a reduction to the required rear yard depth provision to facilitate the construction of an addition to the existing dwelling. It is the intent of the rear yard depth provision is to ensure that there is adequate amenity space for the occupants of the dwelling, while providing for sufficient space for maintenance of the dwelling, and accommodation of any required drainage swales or easements. In this instance, the proposed rear yard depth will continue to allow for normal building maintenance and private amenity space and staff are of the opinion that the said addition will not significantly impact the provision of lot grading for drainage purposes. To this end a lot grading plan will be required at the time of building permit submission to ensure that any additional run- off will be attenuated onsite, and any existing drainage patterns will not be affected. Given this, Planning staff are of the opinion that the requested relief is generally in-keeping with the intent of the Zoning By-law. (f) Desirable Development/Use: It is the opinion of this Office that the applicants’ request can be considered minor and desirable for the development of the subject property. Planning staff are generally satisfied that the proposed relief will facilitate a minor addition to the existing single detached dwelling that will maintain adequate area for amenity space, landscaped open space, and area for drainage while having minimal impact on surrounding residential uses. No comments of concern were received from any of the public agencies or surrounding property owners circulated, and planning staff are of the opinion that the requested variance can be considered minor in nature. 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 26 of 172 File Number: A21-21 Report Number 2021-363 Page 4 RECOMMENDATION: That the Town of Tillsonburg Committee of Adjustment approve Application File A21-21, submitted by John Szabo (Ken and Jody Shelley), for lands described as Lot 101 and Part Lots 93 & 94, Plan 41M-145, Town of Tillsonburg, as it relates to: 1. Relief from Section 6.2 - R1 Zone Provisions - Rear Yard, to reduce the minimum required rear yard depth from 12 m (39.3 ft) to 4.9 m (16 ft) to facilitate an addition to the rear of the existing single detached dwelling. Subject to the following conditions: a) That a building permit for the proposed addition be issued within one year of the date of Committee’s Decision; As the proposed variance is: (i) a minor variance from the provisions of the Town of Tillsonburg Zoning By-law No. 3295; (ii) desirable for the appropriate development or use of the land; (iii) in-keeping with the general intent and purpose of the Town of Tillsonburg Zoning By-law No. 3295; and (iv) in-keeping with the general intent and purpose of the Official Plan. Authored by: “original signed by” Heather St. Clair, MCIP RPP Development Planner Approved for submission by: “original signed by” Eric Gilbert, MCIP, RPP Senior Planner Page 27 of 172 October 22, 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 1100 Notes NAD_1983_UTM_Zone_17N 55 Meters Parcel Lines Property Boundary Assessment Boundary Unit Road Municipal Boundary 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.: A21-21 - Shelley Lot 101 & Part Lots 93 & 94, Plan 41M-145, 32 Primrose Drive, Town of Tillsonburg Subject Lands Page 28 of 172 October 22, 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 280 Notes NAD_1983_UTM_Zone_17N 14 Meters Parcel Lines Property Boundary Assessment Boundary Unit Road Municipal Boundary 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.: A21-21 - Shelley Lot 101 & Part Lots 93 & 94, Plan 41M-145, 32 Primrose Drive, Town of Tillsonburg Subject Lands Page 29 of 172 Plate 3 - Applicant's Sketch File No.: A21-21 - Shelley Lot 101 & Part Lots 93 & 94, Plan 41M-145, 32 Primrose Drive, Town of Tillsonburg Page 30 of 172 Page 31 of 172 Page 32 of 172 Page 33 of 172 Page 34 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 To: Mayor and Members of Tillsonburg Council From: Eric Gilbert, Senior Planner, Community Planning Applications for Official Plan Amendment, Draft Plan of Subdivision & Zone Change OP 21-11-7, SB 21-06-7 & ZN 7-21-09 – George & Clara Ambrus REPORT HIGHLIGHTS  The purpose of the Official Plan amendment, Draft Plan of Subdivision and zone change applications is to facilitate the creation of 49 lots for single detached dwellings, 1 block for future neighbourhood commercial uses and one block for stormwater management purposes, in a new residential plan of subdivision.  A number of special zoning provisions are requested to permit reduced exterior side yard widths, increased maximum lot coverage, reduced rear yard depths and lot depths, and to recognize the size of, and allow two existing oversized accessory buildings to remain.  The proposal is consistent with the relevant policies of the Provincial Policy Statement and is in-keeping with the strategic initiatives and objectives of the Official Plan and can be supported from a planning perspective. DISCUSSION Background OWNER: George and Clara Ambrus 61 Cranberry Road, Tillsonburg ON N4G 4G8 AGENT: Andrew Gilvesy, P. Eng, Cyril J. Demeyere Limited 261 Broadway, Tillsonburg ON N4G 4H8 LOCATION: The subject lands are described as Part Lot 4, Concession 10 (Dereham), in the Town of Tillsonburg. The lands are located on the west side of Cranberry Road, between North Street East and Keswick Road, and are known municipally as 33 Cranberry Road, Tillsonburg. Page 35 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 2 of 12 COUNTY OF OXFORD OFFICIAL PLAN: Existing: Schedule ‘T-1’ Town of Tillsonburg Residential & Open Space Land Use Plan Schedule ‘T-2’ Town of Tillsonburg Medium Density Residential Residential Density Plan Proposed: Schedule ‘T-1’ Town of Tillsonburg Residential & Open Space Land Use Plan Schedule ‘T-2’ Town of Tillsonburg Low Density Residential Residential Density Plan TOWN OF TILLSONBURG ZONING BY-LAW 3295 Existing Zoning: Future Development Zone (FD) Proposed Zoning: Special Low Density Residential Type 2 Holding Zone (R2-sp (H)) Neighbourhood Commercial Zone (NC) Passive Use Open Space Zone (OS1) PROPOSAL: The application for Official Plan Amendment proposes to redesignate the subject property from Medium Density Residential to Low Density Residential to facilitate the proposed residential development, consisting of single detached dwellings. The application for Draft Plan of Subdivision will facilitate the creation of 49 lots for single- detached dwellings, one block for neighbourhood commercial purposes, a stormwater management block, served by one new local street in a new draft plan of subdivision. The Zone Change application proposes to rezone the lands from ‘Future Development Zone (FD)’ to ‘Special Low Density Residential Type 2 Holding Zone (R2-sp (H))’, ‘Neighbourhood Commercial Zone (NC)’, and ‘Passive Use Open Space Zone (OS1)’ to facilitate the above noted Draft Plan of Subdivision. Within the proposed zoning, the applicant intends to reduce the minimum required exterior side yard width from 6 m (19.69 ft) to 4.5 m (14.76 ft), increase the maximum permitted lot coverage from 40% to 50%, reduce the minimum required rear yard depth from 7.5 m (24.6 ft) to 6 m (19.6 ft), and reduce the lot depth from 30 m (98.4 ft) to 29 m (95 ft) for one of the lots abutting the stormwater management block. Relief has also been requested to permit an existing accessory building to remain on proposed Lot 4, and to permit the dwelling and oversized accessory building on Lot 43 to remain. Page 36 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 3 of 12 The applicant has provided the following studies in support of the applications:  Geotechnical Investigation & Hydrogeological Assessment, May 14, 2021, PRI Engineering  Functional Servicing Report, Cranberry Road Subdivision, June 2, 2021, CJDL Consulting Engineers Limited  Draft Plan of Subdivision, November 2, 2020, Development Engineering Limited  Stage 1 & 2 Archaeological Assessment, June 26, 2020, Wood Environment & Infrastructure Solutions The subject lands comprise approximately 4.45 ha (11 ac) and contain a single detached dwelling, former implement shed (approximate area of 61 m2), workshop (approximate area of 87 m2), with the remaining lands in agricultural production. An existing stormwater management area is located at the south-west corner of the property. Surrounding uses include the Trans-Canada Trail to the west, a convenience store to the south, and existing residential development fronting on Cranberry Road and North Street East. Plate 1, Location Map with Existing Zoning, indicates the location of the subject site and the existing zoning in the immediate vicinity. Plate 2, 2020 Aerial Map, provides an aerial view of the subject property and surrounding area. Plate 3, Proposed Draft Plan, provides the layout of the proposed draft plan of subdivision. Application Review 2020 PROVINCIAL POLICY STATEMENT The 2020 Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Under Section 3 of the Planning Act, where a municipality is exercising its authority affecting a planning matter, such decisions shall be consistent with all policy statements issued under the Act. The policies of Section 1.1 state that healthy, liveable and safe communities are sustained by accommodating an appropriate range and mix of residential uses, including an appropriate affordable and market-based range, to meet long-term needs. Sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 25 years. Within settlement areas, sufficient land shall be made available through intensification and redevelopment. Section 1.1.3 states that settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. Land use patterns within settlement areas shall be based on densities and a mix of land uses which efficiently use land, resources, infrastructure and public service facilities. Section 1.4.3 directs that planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents of the regional market area by:  establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households; Page 37 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 4 of 12  permitting and facilitating all forms of residential intensification and redevelopment and all forms of housing required to meet the social, health and well-being requirements of current and future residents;  directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available;  promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities and support the use of active transportation;  requiring transit-supportive development and prioritizing intensification, including potential air rights development, in proximity to transit, including corridors and stations; and  establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety. Section 1.6.6.2 also states that intensification and redevelopment within settlement areas on existing municipal sewage and water services should be promoted, wherever feasible. OFFICIAL PLAN The subject lands are designated ‘Medium Density Residential’, according to the Town of Tillsonburg Land Use Plan and Residential Density Plan. Medium Density Residential areas are those lands that are primarily developed or planned for low profile multiple unit development that exceed densities established in Low Density Residential Districts. Residential uses within Medium Density Residential areas include townhouses, cluster houses, converted dwellings, and apartment buildings. Low Density Residential Areas are those lands that are primarily developed or planned for a variety of low rise, low density housing forms including single-detached dwellings, semi-detached, duplex or converted dwellings, quadraplexes, townhouses and low density cluster development. In these areas, it is intended that there will be a mixing and integration of different forms of housing to achieve a low overall density of use. It is not intended that the full range of housing will be permitted in every individual neighbourhood or development. The maximum net residential density in the Low Density Residential Designation is 30 units/ha (12 units/ac) and the minimum net residential density is 15 units/ha (6 units/ac). The Low Density Residential development proposed has a net residential density of 16.7 units/ha (6.8 units/ ac). The policies of Section 10.3.3 (Plans of Subdivision and Condominium) provide that County and Town Councils will evaluate applications for a plan of subdivision on the basis of the requirements of the Planning Act, as well as criteria including, but not limited to, the following:  Conformity with the Official Plan;  The availability of community services such as roads, water, storm and sanitary sewers, waste disposal, recyclable collection, public utilities, fire and police protection, parks, schools and other community facilities;  The accommodation of Environmental Resources and the mitigation of environmental and human-made constraints;  The reduction of any negative effects on surrounding land uses, transportation networks or significant natural features;  The design of the plan can be integrated into adjacent developments, and; Page 38 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 5 of 12  The design of the plan is to be compatible with the natural features and topography of the site, and proposals for extensive cut and fill will be discouraged. Town Council will support the provision of services and amenities that enhance the quality of the residential environment within lands designated as Residential Area on Schedule T-1 by permitting neighbourhood serving uses to be established. Neighbourhood serving uses include land uses such as schools, churches, libraries, parks, community centres, day care facilities, convenience shopping facilities and community support services which primarily serve a local residential neighbourhood by providing everyday goods and services or fulfilling cultural and social needs. As a condition of draft plan approval, County Council will require an applicant to satisfy conditions prior to final approval and registration of the plan. The applicant will be required to meet the conditions of the draft approval within the specified time period, failing which, draft plan approval may lapse. Additionally, to provide for the fulfillment of these conditions, and for the installation of services according to municipal standards, County Council shall require the applicant to enter into a subdivision agreement with the area municipality and, where necessary, the County, prior to final approval of the plan. ZONING BY-LAW The subject lands are currently zoned ‘Future Development Zone (FD)’ according to the Town’s Zoning By-law. The ‘Future Development Zone (FD)’ permits a farm, existing buildings and structures, and a seasonal fruit and vegetable outlet. The application for zone change proposes to rezone the subject lands to ‘Special Low Density Residential Type 2 Zone (R2-sp)’, ‘Neighbourhood Commercial Zone (NC)’, and ‘Passive Use Open Space Zone (OS1)’. The applicants propose to reduce the minimum required exterior side yard width from 6 m (19.69 ft) to 4.5 m (14.76 ft), increase the maximum permitted lot coverage from 40% to 50%, reduce the minimum required rear yard depth from 7.5 m (24.6 ft) to 6 m (19.6 ft), and reduce the lot depth from 30 m (98.4 ft) to 29 m (95 ft) for one of the lots abutting the stormwater management block. Relief has also been requested to permit an existing accessory building to remain on proposed Lot 4, and to permit the dwelling and oversized accessory building on Lot 43 to remain. For a single detached dwelling, the ‘R2’ zone requires a minimum lot area of 315 m2 (3,390.7 ft2) for an interior lot and 450 m2 (4,843.9 ft2) for a corner lot, a frontage of 10.5 m (34.4 ft) for an interior lot and 15 m (49.2 ft) for a corner lot, a minimum lot depth of 30 m (98.4 ft), front yard depth of 6 m (19.7 ft), rear yard depth of 7.5 m (24.6 ft), interior side yard width of 1.2 m (3.9 ft), exterior side yard width of 6.0 m (19.7 ft), setback of 20.5 m (67.3 ft) from the centreline of an arterial road, landscaped open space area of 30% and maximum lot coverage of 40%. Permitted uses within the ‘Neighbourhood Commercial Zone (NC)’ include an ATM, a convenience store, a daycare centre, a dry cleaning depot, an eating establishment, a fitness club, a personal service establishment, a postal outlet, a public library, and a studio. Permitted uses within the ‘Passive Use Open Space Zone (OS1)’ include a passive use park, conservation project, or a public use including stormwater management facility. Accessory buildings are only permitted once a primary use has been established. Page 39 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 6 of 12 It is recommended that Holding Provisions be utilized (as has been standard practice in the Town for draft plans of subdivision) to ensure that all appropriate development agreements are in place prior to the issuance of any building permits. AGENCY COMMENTS The applications were reviewed by a number of public agencies. The following comments were received. Town of Tillsonburg Building & By-Law Services provided the following comments:  Provide appropriate fencing as per the Town’s Pool Enclosure By-Law around Block 51 for Lots 18 and 19;  Provide 7’ solid board fence between Block 50 and Lot 28;  No parking signage will be required around island;  Relief of accessory building size required for Lot 43;  Relief required for accessory building size on proposed Lot 4, and to permit the standalone building without a principal use. The Town of Tillsonburg Engineering Services Department provided the following comments:  Road widening on Cranberry Road required.  Sidewalks will be required on the west, south, and north side of Street A, and west side of Cranberry Road.  Provide daylighting triangles for Lots 1, 27, 35, 44 & 29.  If approved, please include the following as conditions of draft plan approval: a. The Owner agrees to install fencing if required by the Town. b. The Owner agrees to satisfy all requirements, financial and otherwise, of the Town regarding the construction of roads, installation of services, including water, sewer, electrical distribution systems, street lights, sidewalks, and drainage facilities and other matters pertaining to the development of the subdivision in accordance with Town standards. c. Road allowances included in the draft plan of subdivision shall be dedicated to the Town as public highway to the satisfaction of the Town. d. The streets included on the draft plan of subdivision shall be named to the satisfaction of the Town. e. The subdivision agreement shall contain provisions indicating that prior to grading and issuance of building permits, a grading plan, servicing plan, hydro and street lighting plan, and erosion and siltation control plan, along with reports as required, be reviewed and approved by the Town, and further, the subdivision agreement shall include provisions for the owner to carry out or cause to be carried out any necessary works in accordance with the approved plans and reports. f. Such easements as may be required for utility or drainage purposes outside of the proposed public right-of-way shall be granted to the appropriate authority. The Town of Tillsonburg Parks Department provided the following comments:  Due to the irregular shape of the subject lands, RCP staff recommend that cash-in-lieu of parkland be required for this development.  The Developer shall retain, at their cost, a Certified Landscape Architect to work jointly with the Town to develop a plan for the Subdivision. Page 40 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 7 of 12  Develop an overall Landscaping Plan depicting One (1) tree per lot, in accordance with Tillsonburg’s Design Guidelines. Tree Species to satisfaction of the Town.  Chainlink Fencing between Lots 13 to 19 adjacent to Stormwater Management Block 51.  Appropriate Fencing between Lots 3 to 13 adjacent to Trans-Canada Trail. The County Public Works Department provided the following comments: - The Town of Tillsonburg has indicated that they will design and reconstruct Cranberry Road (including extensions of underground services) fronting the development. The owner should be aware that connection to municipal services is not available until Cranberry Road reconstruction is complete. - The functional servicing report should be revised to include detailed water usage (average day, max day, and max hour), fire flow requirements (per FUS) and sanitary generation rates for County review and comment. The following draft plan conditions should be included: - The Owner shall agree to prepare, and submit for the approval of Oxford County Public Works, detailed servicing plans designed in accordance with Oxford County Design Guidelines - The subdivision agreement shall make provision for the assumption and operation by the County of Oxford of the water and sewage system within the draft plan subject to the approval of the County of Oxford Department of Public Works - Prior to the final approval of the subdivision plan, the Owner shall receive confirmation from the County of Oxford Department of Public Works that there is sufficient capacity in the Tillsonburg water and sanitary sewer systems to service the plan of subdivision - The Owner agrees to provide such easements as may be required for utility or drainage purposes outside of the proposed public right-of-ways shall be granted to the appropriate authority - The Owner agrees in writing to satisfy all the requirements, financial and otherwise, including payment of applicable development charges, of the County of Oxford regarding the installation of the water distribution system, the installation of the sanitary sewer system, and other matters pertaining to the development of the subdivision. - Prior to final approval by the County, the Owner shall properly decommission any abandoned private services (water well, cistern and/or septic system) located on the subject lands, in accordance with the Ontario Water Resources Act, R.S.O. 1990 (Ontario Regulation No. 903) and to the satisfaction of the County of Oxford Public Works Department. Enbridge Gas requested that the Owner/developer provide the necessary easements and/or agreements required by Union Gas as a condition of draft approval. PUBLIC CONSULTATION Notice of complete application was provided to surrounding property owners on August 13, 2021, and notice of public meeting was sent on October 14, 2021 in accordance with the requirements of the Planning Act. At the time of writing this report, no comments or concerns had been received from the public. Page 41 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 8 of 12 Planning Analysis The subject applications for Official Plan amendment, draft plan of subdivision approval and zone change propose to facilitate the creation 49 lots for single detached dwellings, 1 block for neighbourhood commercial purposes, one stormwater management block served by one new local street to facilitate the development of a residential plan of subdivision in the Town of Tillsonburg. It is the opinion of staff that the proposed amendments are consistent with the relevant policies of the PPS as the proposed development is compact, cost-effective, and an efficient land use pattern that minimizes land consumption and servicing costs. The applicant proposes to re-designate portions of the site from ‘Medium Density Residential’ to ‘Low Density Residential’. With respect to the supply and demand for residential land, the Phase One Comprehensive Review completed by Hemson Consulting Limited (March 2020) indicates that over the 20 year planning period from 2019-2039 the Town of Tillsonburg is expected to have a potential surplus of 66 ha of vacant residential land, representing an estimated 1462 residential units beyond the 1650 forecasted unit growth. Additionally, the 2019 Vacant Land Study estimated that Tillsonburg had 96 net hectares of developable land, estimated to represent 2109 residential units. It would appear that there is sufficient lands designed for Medium Density development and the re-designation of the subject lands for Low Density residential development will not compromise the supply of Medium Density residential lands. Planning staff are satisfied that the proposed re-designation is appropriate and there is sufficient supply remaining within the Town for future demand for Medium Density residential development. With regard to the policies of Section 10.3 of the Official Plan (Plans of Subdivision and Condominium) which require the developer to address a series of standard review criteria concerning the adequacy of servicing, environmental impacts, cultural resources, transportation networks and integration with surrounding developments, staff note that the required studies and reports have been received and reviewed through this Office and the recommendations of these reports can be satisfactorily addressed through the inclusion of appropriate conditions of draft approval. The proposal is in keeping with the Plan of Subdivision policies of Section 10.3.3, and the policies of the Low Density Residential designation. The proposed draft plan has a net residential density of 16.7 units/ha (6.8 units/ ac), in keeping with the density parameters set out in the Plan, being 15 to 30 units per hectare. The proposed street layout is an efficient development pattern for the subject lands which are irregularly shaped. Appropriate linkages to the Trans Canada Trail on Cranberry Road and North Street East will be provided through a proposed pedestrian connection within the stormwater management block and sidewalks on Cranberry Road and Street A. Through the circulation process, comments were provided by Town staff indicating that due to the irregular shape of the lands, and the proximity of other greenspace, parks, and parks under development, that Town staff recommend that cash-in-lieu of parkland be required rather than a parkland dedication. Staff are satisfied that the requested zoning provisions to provide for reduced exterior side yard widths for corner lots, and increased maximum permitted lot coverage within the development are generally appropriate. Town Engineering staff have indicated that adequate space remains for daylighting triangles to ensure that there are no impacts to sightlines or traffic movements, and through the review of the detailed engineering design for the subdivision the stormwater Page 42 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 9 of 12 management will be required to be sized appropriately to accommodate the proposed runoff generated by the increased lot coverage. With respect to the reduced rear yard depth of 6 m (19.6 ft), Planning staff recommend that this only apply to lots 13-18 which are impacted by a reduced lot depth due to the presence of the existing slope and natural area that includes part of Block 51. The other lots in the development have generous lot depths ranging from 30 m (108 ft) to 42 m (138 ft) that will provide sufficient building envelopes. It is recommended that Block 51 be zoned ‘Passive Use Open Space’ to recognize the use of the lands for stormwater management purposes and to ensure that the existing slope and wooded areas to the rear of lots 12-18 remain undisturbed. The applicants have also proposed to recognize an existing oversized residential accessory building that is accessory to an existing single detached dwelling on Lot 43, and to permit an existing farm building on Lot 4 to remain without a principal use being established. Staff are of the opinion that recognizing the size of the existing buildings is appropriate as they are existing buildings that can be accommodated on the proposed residential lots; sufficient space will remain for amenity areas, lot grading and drainage, and the buildings will be compliant with the required setbacks to the new property lines. In light of the foregoing, Planning staff are satisfied that the proposed development is consistent with the policies of the Provincial Policy Statement and is in-keeping with the strategic initiatives and objectives of the Official Plan. As such, Staff are satisfied that the applications can be given favourable consideration. The previously noted agency comments have been addressed in the recommended conditions of draft approval, where appropriate, and are provided for Council’s consideration. RECOMMENDATIONS 1. The Council of the Town of Tillsonburg approve in principle the zone change application (File No. ZN 7-21-09) submitted by George and Clara Ambrus, for lands legally described as Part of Lot 4, Concession 10 (Dereham) in the Town of Tillsonburg, to rezone the lands Special Low Density Residential Type 2 Holding Zone, Neighbourhood Commercial Zone, and Passive Use Open Space Zone, to facilitate the proposed draft plan of subdivision; 2. That the Council of the Town of Tillsonburg advise County Council that the Town supports the application to amend the County Official Plan (File No. OP 21-11-7), submitted by George and Clara Ambrus, for lands legally described as Part of Lot 4, Concession 10 (Dereham), in the Town of Tillsonburg, to redesignate the subject lands from ‘Medium Density Residential’ to ‘Low Density Residential’, to facilitate a draft plan of subdivision consisting of lots for 49 single detached dwellings, a neighbourhood commercial block and a stormwater management block; 3. And further, the Council of the Town of Tillsonburg advise County Council that the Town supports the application for draft plan of subdivision, File No. SB 21-06-7, submitted by George and Clara Ambrus, for lands legally described as Part of Lot 4, Concession 10 (Dereham), in the Town of Tillsonburg, consisting of 49 lots for single-detached dwellings, one block for neighbourhood commercial purposes, a Page 43 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 10 of 12 stormwater management block, one new local street, subject to the following conditions of draft approval: 1. This approval applies to the draft plan of subdivision submitted by George and Clara Ambrus, (SB 21-06-7) and prepared by CJDL Consulting Engineers Limited, as shown on Plate 3 of Report No. CP 2021-372 and comprising Part of Lot 4, Concession 10 (Dereham), in the Town of Tillsonburg, showing 49 lots for single-detached dwellings, one block for neighbourhood commercial purposes, a stormwater management block, one new local street, subject to the following modification: a. Appropriate daylighting triangles be included for Lots 1, 27, 35, 44 & 29, to the satisfaction of the Town of Tillsonburg. 2. The Owner shall enter into a subdivision agreement with the Town of Tillsonburg and County of Oxford. 3. The Owner agrees in writing, to install fencing as may be required by the Town, to the satisfaction of the Town of Tillsonburg. 4. The Owner agrees in writing, to satisfy all requirements, financial and otherwise, of the Town regarding construction of roads, installation of services, including water, sewer, electrical distribution systems, sidewalks, street lights, and drainage facilities and other matters pertaining to the development of the subdivision in accordance with the standards of the Town, to the satisfaction of the Town of Tillsonburg. 5. The road allowances included in the draft plan of subdivision shall be dedicated as public highways, to the satisfaction of the Town of Tillsonburg. 6. The streets included in the draft plan of subdivision shall be named, to the satisfaction of the Town of Tillsonburg. 7. The subdivision agreement shall contain provisions indicating that prior to grading and issuance of building permits, a grading plan, servicing plan, hydro and street lighting plan, and erosion and siltation control plan, along with reports as required, be reviewed and approved by the Town, and further, the subdivision agreement shall include provisions for the owner to carry out or cause to be carried out any necessary works in accordance with the approved plans an reports, to the satisfaction of the Town of Tillsonburg. 8. The subdivision agreement shall contain provisions requiring the Owner provide an overall Landscaping Plan depicting at least one (1) tree per lot, in accordance with Tillsonburg’s Design Guidelines. The Town shall approve the species of tree to be planted. 9. The Owner shall make payment to the Town of Tillsonburg for cash-in-lieu of parkland, in accordance with the provisions of Section 42 of the Planning Act, to the satisfaction of the Town of Tillsonburg. 10. The Owner shall retain a Landscape Architect to prepare a landscape plan for the plan of subdivision, to the satisfaction of the Town of Tillsonburg. 11. The Owner agrees in writing, that a road widening along Cranberry Road shall be conveyed to the Town as required, sufficient to provide a 13 m (42.6 ft) width from the centreline of the road allowance, free of all costs and encumbrances, to the satisfaction of the Town of Tillsonburg. Page 44 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 11 of 12 12. Prior to the approval of the final plan by the County, all lots/blocks shall conform to the zoning requirements of the Town’s Zoning By-law. Certification of lot areas, frontages, and depths shall be provided to the Town by an Ontario Land Surveyor retained by the Owner, to the satisfaction of the Town of Tillsonburg. 13. Prior to the approval of the final plan by the County, the Owner shall agree in writing that all phasing of the plan of subdivision will be to the satisfaction of the Town of Tillsonburg and County of Oxford. 14. Prior to the approval of the final plan by the County, such easements as may be required for utility and drainage purposes shall be granted to the appropriate authority, to the satisfaction of the Town of Tillsonburg and County of Oxford Public Works. 15. The Owner agrees in writing, to satisfy all the requirements, financial and otherwise, including payment of applicable development charges, of the County of Oxford regarding the installation of the water distribution system, the installation of the sanitary sewer system, and other matters pertaining to the development of the subdivision, to the satisfaction of County of Oxford Public Works. 16. The subdivision agreement shall make provision for the assumption and operation of the water and sewage system within the draft plan of subdivision by the County of Oxford, to the satisfaction of County of Oxford Public Works. 17. The Owner agrees in writing, to prepare and submit for approval from County of Oxford Public Works, detailed servicing plans designed in accordance with the County Design Guidelines, to the satisfaction of County of Oxford Public Works. 18. Prior to the approval of the final plan by the County, the Owner shall receive confirmation from County of Oxford Public Works that there is sufficient capacity in the Tillsonburg water and sanitary sewer systems to service the plan of subdivision, to the satisfaction of County of Oxford Public Works. 19. Prior to the approval of the final plan by the County, the Owner shall agree in writing to satisfy the requirements of Canada Post Corporation with respect to advising prospective purchasers of the method of mail delivery; the location of temporary Centralized Mail Box locations during construction; and the provision of public information regarding the proposed locations of permanent Centralized Mail Box locations, to the satisfaction of Canada Post. 20. Prior to the approval of the final plan by the County, the Owner shall agree in writing, to satisfy the requirements of Union Gas that the Owner/developer provide Union Gas Limited with the necessary easements and/or agreements required for the provisions of gas services, to the satisfaction of Union Gas Limited. 21. Prior to the approval of the final plan by the County, the Owner shall secure clearance from the Long Point Region Conservation Authority (LPRCA), indicating that final lot grading plans, soil conservation plan, and stormwater management plans have been completed to their satisfaction. 22. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by the Town of Tillsonburg that Conditions 2 to 14 (inclusive), have been met to the satisfaction of the Town. The clearance letter shall include a brief statement for each condition detailing how each has been satisfied. Page 45 of 172 Report No: CP 2021-372 COMMUNITY PLANNING Council Date: November 1, 2021 Page 12 of 12 23. Prior to the approval of the final plan by the County, the Owner shall secure clearance from the County of Oxford Public Works Department that Conditions 14 to 18 (inclusive), have been met to the satisfaction of County Public Works. The clearance letter shall include a brief statement for each condition detailing how each has been satisfied. 24. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by Canada Post Corporation that Condition 19 has been met to the satisfaction of Canada Post. The clearance letter shall include a brief statement detailing how this condition has been satisfied. 25. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by Enbridge that Condition 20 has been met to the satisfaction of Enbridge. The clearance letter shall include a brief statement detailing how this condition has been satisfied. 26. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by LPRCA that Condition 21 has been met to the satisfaction of LPRCA. The clearance letter shall include a brief statement detailing how this condition has been satisfied. 27. Prior to the approval of the final plan by the County, the Owner shall provide a list of all conditions of draft approval with a brief statement detailing how each condition has been satisfied, including required supporting documentation from the relevant authority, to the satisfaction of the County of Oxford. 28. This plan of subdivision shall be registered within three (3) years of the granting of draft approval, after which time this draft approval shall lapse unless an extension is authorized by the County of Oxford. SIGNATURES Authored by: Eric Gilbert, MCIP, RPP Senior Planner Approved for submission: Gordon K. Hough, RPP Director Page 46 of 172 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 Nos. OP 21-11-7, SB 21-06-7 & ZN 7-21-09- Ambrus Part Lot 4, Concession 10 (Dereham) - 33 Cranberry Road, Town of Tillsonburg Cranberry Road North Street East Beckett Boulevard Subject Property Page 47 of 172 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 2: 2020 Aerial Map File Nos. OP 21-11-7, SB 21-06-7 & ZN 7-21-09- Ambrus Part Lot 4, Concession 10 (Dereham) - 33 Cranberry Road, Town of Tillsonburg North Street East Subject Property Beckett Boulevard Tillson Avenue Page 48 of 172 SIT KEY PLAN SCALE U 0 ,000 en 0 z '.) 0 w i ':::; :::, t) (J iZ G <( Q z <( 0 <( z <( (J -LL -0 ~ z <( -0 ,g, <( "" z J 0 <( .f u Lor 4 EX. RESIDENTIAL PART l 47R 5073 Lor , f , ' , ' , ' i! (o ' ~ " @ ' ' ' l ' :::: ; 1 ' ' ' ' ' 29 ' E ~ ' ' J ' g ,,; N ' 0 " .. 4 " 20 E X. RE-S IDENTIAL CONC[ "'.s ,. "" u OF 31 32 33 PA PART 1 4/R -9J57 2 PAffT 3 • 34 r 5 41R 0 ,,; ~ ' ~ ~ ' J ~ "' g E E i ; I~ .; n • 1 r t 0 i'i ~ tJ 15 u ,; 0 z < ~ ~ § 41R -5239 ' ' ' ' ' ' ' 0 411' s2,0 :o l <( :o : 0:::: ' i ~ c:='-,------=--t---:1: 0:::: N ., E -., E 0 ., '"' E '" 11,f E E E ~ ill ~ " 0 J "' I ~ I 5 a' J . 1 " . ;;l ~ ~ ~ "' :;, .i ii. ' ' ' ' ' ' \_PART 2 411< -45 §TR A1:r , Jtt R~ 6 / ,wa.Jf.C' ro £AS£iENfo~~Jt'cJ°"-I J'"\ _ .;-: I . ~: . -' ~ f r l ' ,0 ' g ~ ~ N n 26 23 24 ,,; 25 N n n '{7 ' ' ' ' CONC[<:: N 'R 'N ' ' ' ' ' .,..,../': ' 7 1-.,._I#"<,_ ' \44.82 I~· "°-1,9 ., ! ,. -ITT i "'R ,/' ' -.,.-r-1-.,\ • ' :! i ' ! , , E • _, ,.; .. ~ ;, - EX. RESIDENTIAL /✓ /✓ D[R[HAM OF /✓ ROAD AU..OWA.liC£ BCT'1lCD/ CONCESSIONS 10 ANO 11 NORTH STREET EAST-COUNTY RD. 20 ~ 0 ~ • o > 0 ,. ' ,I- 0 0 • • ~ .,. • ' m' • en 0 z '.) 0 w ~ > f- ..J :::, t) en 0 5 0 w i ':::; :::, t) ~ f-z w 0 en w D:'. ~ BECKETT BOULEVARD ;i ;::: z w 0 en w D:'. ~ DRAFT PLAN OF SUBDIVISION PART OF LOT4 CONCESSION 10 GEOGRAPHIC TOWNSHIP OF DEREHAM TOWN OF TILLSONBURG COUNTY OF OXFORD INFORMATION REQUIRED UNDER SECTION 51(17) OF THE PLANNING ACT RSO 1990 (A) ON PLAN (B) ON PLAN (C) ON PLAN (D) LOTS 1-4 9 -SINGLE DETACHED RESIDENTIAL, DED ICATED STREETS -STREET 'A', BLOCK 50 -CO MMER CIAL BLOCK BLOCK 51 -SWM BLOCKS 52-55 -ROAD WIDENING (E) NORTH -EXISTING RESIDENTIAL, FUTURE DEVELOPMENT, Yi'EST -TRAIL, CULTIVATED LANDS EAST -EXISTING RESIDENTIAL SOUTH -EXISTING RESIDENTIAL, COMMERCIAL (F) ON PLA N (G) ON PLAN (H) TOWN WATER AVAILABLE (I) SANO (J) ON PLAN (K) STORM SEWERS, SAN ITARY SEWERS, TELEPHONE , GAS, T.V.CABLE (L) TOWN OF TILLSO NBURG OFFICI AL PLAN ANO ZONING BY-LAWS DISTANCES SHOWN ON TH IS PLAN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048. SCALE 1: 750 D 10 25 50 METRE I I I I 100 I NOTE: OR IGINAL CONTOURS SHOWN FROM 20XX CJDL SURVEY AREA SUMMARY DESCRIPTION LOTS 1-49 SINGLE DETACHED RESIDENTIAL (49 LOTS) DEDICATED STREETS STREET 'A' BLOCK 50 COMMERCIAL BLOCK BLOCK 51 Sv.M BLOCKS 52-55 ROAD \\10ENING TOTAL OWNER'S CERTIFICATE AREA (ha) 2.93 0.90 0.11 0.44 0.08 4.46 GEORGE AMBRUS, THE REGISTERED OWNER OF THE LANDS TO BE SUBDIVIDED , HEREBY AUTHORIZE CYRIL J. DEMEYERE LIMITED TO SUB MIT THIS DRAFT PLAN OF SUBDIVISION FOR APPROVAL. T UJV€ J,ZD2...z. DATE OWN ER'S CERTIFICATE CLARA J AMBRUS, THE REGISTERED OWNER OF THE LANDS TO BE SUBDIVIDED, HEREBY AUTHORIZE CYRIL J. DEMEYERE LIMITED TO SUB MI T THIS DRAFT PLAN OF SUBDIVISION FOR APPROVAL. J1<.tJi,. t, VJZ..t. , DATE CLARA J AMBRUS SURVEYOR'S CERTIFICATE I HER EBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBOIVlDED AND THEIR RELATIONSHIP TO TO THE ADJACENT LANDS ARE ACCURATELY AND CORRECTLY SHOWN ON TH1S PLAN. 31 MAY 2021 DATE CJDL Consultlng Engineers 19083 KlM HU Cyril J. Demeyere Limited P.O. Box 460, 261 Broadway Tlllsonburg, Ontario. N4G 4HB Tel: 519-688-1000 866-302-9886 Fax: 519-842-3235 cjdl@cjdleng.com 31 MA Y 2021 I Plate 3: Proposed Draft Plan File Nos. OP 21-11-7, SB 21-06-7 & ZN 7-21-09- Ambrus Part Lot 4, Concession 10 (Dereham) - 33 Cranberry Road, Town of Tillsonburg Page 49 of 172 1.0 PURPOSE OF THE AMENDMENT The purpose of this amendment is to re-designate the portion of the subject lands that is currently ‘Medium Density Residential’ to ‘Low Density Residential’ to facilitate the development of a residential draft plan of subdivision, consisting of 49 lots for single detached dwellings and 1 block for neighbourhood commercial purposes. 2.0 LOCATION OF LANDS AFFECTED The subject lands are described as Part Lot 4, Concession 10 (Dereham), in the Town of Tillsonburg. The lands are located on the west side of Cranberry Road, between North Street East and Keswick Road, and are known municipally as 33 Cranberry Road, Tillsonburg. 3.0 BASIS FOR THE AMENDMENT The purpose of this amendment is to re-designate the portion of the subject lands that is currently ‘Medium Density Residential’ to ‘Low Density Residential’ to facilitate the development of a residential draft plan of subdivision, consisting of 49 lots for single detached dwellings and 1 block for neighbourhood commercial purposes. It is the opinion of Council that the proposed amendment is consistent with the relevant policies of the PPS as the proposed draft plan of subdivision is cost-effective, and an efficient land use pattern that minimizes land consumption and servicing costs. The proposed development also preserves existing natural features and its linkages to existing trails will improve active transportation networks in Town. Council is of the opinion that the proposal is in keeping with the Plan of Subdivision policies of Section 10.3.3, and the policies of the Low Density Residential designation. The proposed draft plan has a net residential density of 16.7 units / ha (6.8 units/ ac), in keeping with the density target, being 15 to 30 units per hectare. The proposed street layout is an efficient development pattern for the subject lands which are irregularly shaped. Appropriate linkages to the Trans Canada Trail on Cranberry Road and North Street East will be provided through a proposed pedestrian connection within the stormwater management block and sidewalks on local streets. The site is located on the periphery of an area that is surrounded by existing low density development to the east, and planned low density residential development to the east and farther to the west. It is the opinion of Council that the proposed low density development is appropriate for the area with respect to the nature, character and scale of existing and planned adjacent uses. Further, it is the opinion of Council that the subject application is consistent with the policies for Low Density Residential areas within the Town. The Low Density Residential designation is intended for areas to be primarily developed or planned for a variety of low rise, low density housing forms including single-detached dwellings, semi-detached, duplex or converted dwellings, quadraplexes, townhouses and low density cluster development. In light of the foregoing, Council is satisfied that the proposal is consistent with the policies of the Provincial Policy Statement and is in-keeping with the strategic initiatives and objectives of the County Official Plan. Page 50 of 172 4.0 DETAILS OF THE AMENDMENT 4.1 That Schedule “T-2” – Town of Tillsonburg Residential Density Plan, is hereby amended by designating those lands identified as “ITEM 1” on Schedule “A” attached hereto as “Low Density Residential”. 5.0 IMPLEMENTATION This Official Plan Amendment shall be implemented in accordance with the implementation policies of the Official Plan. 6.0 INTERPRETATION This Official Plan Amendment shall be interpreted in accordance with the interpretation policies of the Official Plan. Page 51 of 172 FOR OFFICE USE ONLY DATE PRESCRIBED INFORMATION COMPLETE PIN REV. JAN 2020 PO Box 1614 FILE NO. Woodstock ON N4S 7Y3 Tel: (519) 539-9800 DATE RECEIVED: Fax: (519) 421-4712 website: www.oxfordcounty.ca COUNTY OF OXFORD APPLICATION FOR AN AMENDMENT TO THE OFFICIAL PLAN SECTION ONE - GENERAL INFORMATION 1.Applicant: a)Name Telephone: Address Cell Phone: Fax No. Postal Code: Email Address: b)Applicant’s Interest in Subject Land: __ Registered Owner __ Agreement of Purchase and Sale (attach copy) __ Mortgage __ Other (specify) 2.Registered Owner: (if other than applicant) Name Telephone: Address Cell Phone: Fax No. Postal Code: Email Address: 3.Solicitor or Agent: (if any) Name Telephone: Address Cell Phone: Fax No. Postal Code: Email Address: 4.Location of Subject Land: Lot Number(s) Concession / Plan No. Part Number(s) Reference Plan No. Municipality Former Municipality Street/911 Civic Address The subject land is located on the side of the Street, lying between Street and Street. OP 21-11-7 June 3/21 000210709 George and Clara J. Ambrus 61 Cranberry Road, N4G 4G8 gaambrus@sympatico.ca X Andrew Gilvesy (Cyril J. Demeyere Limited) 261 Broadway, P.O.Box 460, N4G 4H8 519-842-4888 519-842-3235 agilvesy@cjdleng.com Town of Tillsonburg 10 33 Cranberry Road, Tillsonburg,Ontario West North Keswick Road Part of Lot 4 Tillsonburg,Ontario Tillsonburg,Ontario Township of Dereham 519-842-0134 519-688-1000 519-688-1000 519-842-3235 agilvesy@cjdleng.comN4G 4H8 Tillsonburg,Ontario 261 Broadway, P.O.Box 460, Andrew Gilvesy (Cyril J. Demeyere Limited) Page 52 of 172 COUNTY OF OXFORD – APPLICATION FOR OFFICIAL PLAN AMENDMENT PAGE 2 SECTION TWO - OFFICIAL PLAN INFORMATION (Complete sections only where applicable) 5. Purpose of requested Amendment: 6. Is the application consistent with the Provincial Policy Statement, 20 14, as amended? (see Item No. 9 in the application guide) Yes No 7. Is this a request for an Amendment to a Schedule(s) of the Official Plan: (yes/no) If yes, complete the following: SCHEDULE (E.G. C-3) TITLE DESIGNATION OF SITE USES PERMITTED Existing: Proposed: 8. Is this a request for an Amendment to the text of the Official Plan: (yes/no) If yes, complete the following: a) Chapter, Section and Subsection title b) Is this section / subsection to be: Changed _____ Replaced _____ Deleted _____ c) If changed/replaced, proposed text of Amendment SECTION THREE – DESCRIPTION OF DEVELOPMENT (If specific development is proposed, complete the following) 9. Present Use of Subject Land: 10. Description of Existing Building(s) or Structure(s) on Subject Land: (Date of construction, present use) 11. Proposed Use of Subject Land: (Description of Applicant’s Proposal) 12. Proposed Buildings or Structures associated with the Proposed Land Use: (include information regarding alteration to or demolition of existing buildings or structures) Re-designate land from Medium Density Residential to Low Density Residential, Neighbourhood Commercial,and Passive Use Open Space x Yes T-1 T-2 Land Use Plan Residential Density Plan Land Use Plan Residential Density Plan Town of Tillsonburg Town of Tillsonburg Residential Residential Low DensityResidential No Cultivated lands, house and outbuildings 1 House -Occupied 3 Outbuildings - Storage Residential building lots for single detached dwellings, neighbourhood commercial use, and stormwater management pond Single detached dwellings proposed in reference to draft plan being submitted concurrently. T-1 T-2 Medium DensityResidential Outbuilding located on proposed lot 4 to remain. House and outbuilding on proposed lot 43 to remain. Outbuilding on proposed lot 44 to be demolished. Page 53 of 172 COUNTY OF OXFORD – APPLICATION FOR OFFICIAL PLAN AMENDMENT PAGE 3 13. For proposed Residential development, specify: a) Gross or Net Density/Hectare b) No. of Units Type of Units 14. For proposed Commercial, Industrial, Institutional or Recreational development, specify: a) Gross Floor Area (by type of uses) b) Proposed Uses SECTION FOUR – SITE INFORMATION AND SERVICES 15. Dimensions of Subject Land: (in metric units) a) Area b) Frontage c) Depth 16. Access to Subject Land: ____ Provincial Highway ____ Unopened Road Allowance ____ County Road ____ Private Right-of-Way ____ Municipal Road ____ Other (specify) 17. Adjacent Land Uses: (Indicate nature of adjacent land uses) 18. Services: MUNICIPAL W ATER MUNICIPAL SEWER PRIVATE W ATER PRIVATE SEWER** CONNECTED (YES/NO) TYPE (INDIVIDUAL/COMMUNAL) Municipal Storm Sewers ____ Municipal Drain ____ (Please check one) **Note: If the requested amendment involves development on a privately owned and operated individual or communal septic system and more than 4500 litres per day of effluent will be produced as a result of the completed proposal, the applicant must submit a servicing options report and a hydrogeological report. SECTION FIVE - ZONING BY-LAW 19. Municipal Zoning By-Law Number: Existing Zoning of Subject Land 20. Has an application for Zone Change been filed? Yes ____ No _____ If yes, describe the proposed zoning of the subject land 49 16.7 units/ha Single detached dwellings 4.46 ha Varies (See Draft Plan) x Residential, Future Development, Neighbourhood Commercial, Open Space Yes Yes N/A N/A x Town of Tillsonburg No. 3295 Future Development x Concurrently R2-Special -Low Density Residential, NC - Neighbourhood Commercial,and OS1 -Passive Use Open Space T.B.D. T.B.D. Varies (See Draft Plan) Page 54 of 172 Page 55 of 172 Page 56 of 172 Page 57 of 172 Box 1614 Woodstock ON N4S 7Y3 Tel: 519-539-9800 Fax: 519-421-4712 Website: www.oxfordcounty.ca APPLICATION TYPE File No. 1.Registered Owner(s): Name: SUBDIVISION APPROVAL CONDOMINIUM APPROVAL CONDOMINIUM EXEMPTION Residence: Address: Business: Fax: Postal Code: Email Address: Applicant (if other than registered owner): Name: Residence: Address: Business: Fax: Postal Code: Email Address: Solicitor or Agent: Name: Residence: Address: Business: Fax: Postal Code: Email Address: Ontario Land Surveyor: Name: Residence: Address: Business: Fax: Postal Code: Email Address: Unless otherwise noted, all communications will be sent to those listed above. Do not send communications to: Owner Applicant Solicitor/Agent OLS 2.Location of Subject Land: Municipality former municipality Lot(s) Lot(s) Part(s) Concession Registered Plan No. Reference Plan No. The subject land is located on the side of (St./Rd./Ave./Line) lying between and (St./Rd./Ave./Line) Street and/or 911 Address (if any): OFFICE USE ONLY Date Application Received Date Prescribed Information Complete PIN Rev. JAN 2021 SB 21-06-7 000210709June 3/21 George and Clara J. Ambrus X 61 Cranberry Road, Tillsonburg,Ontario N4G 4G8 gaambrus@sympatico.ca Andrew Gilvesy (Cyril J. Demeyere Limited) 261 Broadway, P.O.Box 460 Tillsonburg,Ontario N4G 4H8 519-688-1000 519-842-3235 agilvesy@cjdleng.com Andrew Gilvesy (Cyril J. Demeyere Limited) 261 Broadway, P.O.Box 460 Tillsonburg,Ontario N4G 4H8 519-688-1000 519-842-3235 agilvesy@cjdleng.com Kim Husted (Kim Husted Surveying Ltd.) 30 Harvey Street Tillsonburg,Ontario N4G 3J8 519-842-3638 519-842-3639 kimhusted@bellnet.ca Town of Tillsonburg Part of Lot 4 10 Township of Dereham West Cranberry Road North Street Keswick Road 33 Cranberry Road, Tillsonburg,Ontario 519-842-4888 519-842-0134(Cell) Page 58 of 172 County of Oxford - Application for Subdivision, Condominium or Condominium Exemption Page 2 NATURE OF APPLICATION 3. Proposed Land Use Indicate the intended uses of land in the proposal. Please use the following definitions for residential buildings a) single detached: a detached residential building containing one dwelling unit b) double or semi-detached: a residential building containing 2 dwelling units c) townhouse or rowhouse: a residential building containing 3 or more dwelling units with individual direct access to the street or parking area d) apartment: a building containing 3 or more dwelling units each with access to the street or parking area via a common corridor. Please fill out this table In addition, complete this section for Condominium Applications Intended Use # of Residential Units Nos. of Lots or Letters of Blocks on attached draft plan Acres or Hectares Units or Dwellings per hectare # of Parking Spaces for each use Floor Coverage (sq.m.) Bedroom Count Specify by # of Residential Units RESIDENTIAL single detached double or semi-detached town and row housing apartments seasonal (cottage or chalet) mobile home other (specify)* NON-RESIDENTIAL neighbourhood commercial commercial, other industrial institutional (specify below)* park or open space roads other (specify)* TOTAL 4. Additional Information for Condominium Applications Only: Application for: Condominium Approval Condominium Exemption New Building Yes No a) Has the local municipality approved a site plan? If yes, Site Plan Application No.? b) Has a site plan agreement been entered into? c) Has a building permit been issued? d) Is the proposed development under construction? e) If construction is completed, indicate date of completion: 49 49 2.93 ha 16.7 2 0.44 ha 0.98 ha 0.11 ha 4.46 ha Block 50 Block 51 Street 'A' Blocks 52-55 Page 59 of 172 County of Oxford - Application for Subdivision, Condominium or Condominium Exemption Page 3 Existing Building Date of Construction of existing building? a) Is this the conversion of an existing building containing rental residential units? Yes No If yes, indicate the number of units to be converted. The applicant is advised that an Engineering Report, indicating the structural integrity of the building(s) proposed to be converted may be required as part of the processing of the application. 5. Planning Information (All Applications): a) Present Official Plan Designation applying to the subject land: Note: If the proposed land use conflicts with an Official Plan designation, this application will not be processed unless an application to amend the County Official Plan has also been submitted for approval. b) Present Zoning applying to the subject land: c) Provincial Policy Statement, 2020, as amended: Is the plan consistent with the Provincial Policy Statement. (see Item 4, Section A in the application guide) Yes No d) Are the subject lands currently the subject of any other application under the Act, such as an application for consent to sever, an Official Plan Amendment, a zoning by-law amendment, a Minister's Zoning Order, a minor variance or site plan control? No Yes If yes, File # Status / Decision e) Have the subject lands ever been the subject of any other application under the Act, such as an application for plan of subdivision, a consent to sever, an Official Plan Amendment, a Minister's Zoning Order, a minor variance or site plan control? Unknown No Yes If yes, File # Status / Decision f) Are there any easements or restrictive covenants affecting the subject land? No Yes If yes, describe the easement or restrictive covenant and its effect SITE APPRAISAL AND EVALUATION 6. Existing Land Use: Briefly describe: a) the existing use of the subject lands b) if the subject lands are vacant or idle, describe the most recent productive use of the land c) do the subject lands constitute a brownfield site? If yes, please explain. Residential Future Development X X Unknown Official Plan Amendment and Zone Change - Concurrently Filed X X Hydro easement with overhead wires - Easement as in inst. No. DE 17161 (41R-4555) Cultivated lands, house and outbuildings No See above SWM pond & STM sewer easement in favour of the Town of Tillsonburg - Part 1 41R-4555 Page 60 of 172 County of Oxford - Application for Subdivision, Condominium or Condominium Exemption Page 4 Yes No Studies Required Attached 7. Existing Buildings: Describe any buildings, historical or otherwise, and any man-made features on the site and their proposed use. (eg. whether retained, modified, demolished etc.) b) if the subject lands are vacant or idle, describe the most recent productive use of the land 8. Natural Features: What consideration has been given to preserving the natural amenities of the site (eg. prominent topographical features, significant views, mature trees, etc.) SITE INFORMATION AND SERVICES 9. Services: (Existing / Proposed) Water Supply and Sewage A. Public Services (i) municipal piped water none n/a will the extension of a system be required Servicing Study which water system will require extension is supply capacity immediately available for this development has a servicing study been submitted in support of this servicing solution (ii) municipal sanitary sewers none n/a will the extension of a system be required Servicing Study which municipal system will require extension is capacity immediately available for this development has a servicing study been submitted in support of this servicing solution (iii) other water supply: communal well, lake Servicing Study B. Private Services Is the site suitable for wells and/or septic systems? (i) wells and/or septic systems for a residential subdivision Hydrogeological Study Servicing Options Justification Study* (ii) any development on individual private services not covered in B(i) above (iii) Septic systems for a residential subdivision with fewer than 5 lots (or units), and 4500 litres or less of effluent produced per day (iv) Septic systems for a residential subdivision with fewer than 5 lots (or units), and 4500 litres or more of effluent produced per day Hydrogeological Study Servicing Options Storm Water Management (* including information on known water quality problems, depth of overburden and soil types) sewers Stormwater Management Study ditches, swales other (specify) 1 house on proposed lot 43 to remain 3 outbuildings, buildings on lots 43 & 4 to remain, lot 44 outbuilding to be demolished The existing stormwater management pond (Part 1 41R-4555) will be modified and kept in the same location. Many of the existing trees along the west side of the site will be maintained & respected within the proposed open space block 51. X X Cranberry Road X X X X Cranberry Road X X X X X X X X X None X X XSWM Pond X X Cultivated Lands Page 61 of 172 Page 62 of 172 Page 63 of 172 Page 64 of 172 FOR OFFICE USE ONLY DATE PRESCRIBED INFORMATION COMPLETE PIN REV.JAN 2020 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 ZN 7-21-09 June 3/21 000210709 George and Clara J. Ambrus Town of Tillsonburg 10 33 Cranberry Road, Tillsonburg,Ontario West Cranberry Road North Keswick Road Medium Density Residential Low Density Residential, Neighbourhood Commercial, and Passive Use Open Space x Concurrently Future Development 61 Cranberry Road, Tillsonburg,Ontario N4G 4G8 gaambrus@sympatico.ca Andrew Gilvesy(Cyril J. Demeyere Limited) 261 Broadway, P.O.Box 460, N4G 4H8 519-688-1000 519-842-3235 agilvesy@cjdleng.com Part of Lot 4 Tillsonburg,Ontario Township of Dereham 519-688-1000 519-842-4888 (Cell) 519-842-0134 519-842-3235 agilvesy@cjdleng.com 261 Broadway, P.O.Box 460, Andrew Gilvesy(Cyril J. Demeyere Limited) Tillsonburg,Ontario N4G 4H8 Page 65 of 172 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 FD R2-Special, NC, OS1 Cultivated land, house and outbuildings Residential building lots for single detached dwellings, Single Family Residential 49 49 10.5 m or 15 m in case of corner lot (min) 29.0 m (min) 315 m2 or 450 m2 in case of corner lot (min) 50%of the lot area (max) 6.0 m (min) 6.0 m (min) 1.2 m (min) 4.5 m (min) 30%of the lot area (min) N/A N/A N/A N/A 10.5 m (max) Commercial use,and Stormwater Management Pond Residential 9.47m 4.14m 20.98m Outbuilding 86.02m2 29.27m 1.22m 0.15m 153.68m2 (House Area) (house setback from rear lot line) 4.09m (barn setback from rear lot line) (On Proposed Lot 43)(On Proposed Lot 4) Page 66 of 172 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, Future Development, Neighbourhood Commercial, Open Space x Wooded area along west side of site x x Draft Plan + O.P.A.are being filed concurrently on the subject land x x x Page 67 of 172 Page 68 of 172 Page 69 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 To: Mayor and Members of Tillsonburg Council From: Eric Gilbert, Senior Planner, Community Planning Applications for Draft Plan of Subdivision & Zone Change SB 21-11-7 & ZN 7-21-11 – Performance Communities Realty Inc. & Lindprop Corporation REPORT HIGHLIGHTS  The purpose of the applications for draft plan of subdivision approval and zone change is to facilitate the development of 16 blocks for future residential development, three stormwater management blocks, and a parkland block, served by 6 new local streets.  A number of special zoning provisions are requested to permit single detached dwellings, semi-detached dwellings and/or street fronting townhouse dwellings with site-specific development provisions within the residential blocks.  The proposal is consistent with the relevant policies of the Provincial Policy Statement and maintains the intent and purpose of the Official Plan and can be supported from a planning perspective. DISCUSSION Background OWNERS: Performance Communities Realty Inc 1 Barrie Boulevard, St Thomas ON N5P 4B9 Lindprop Corporation 7681 Highway 27, Unit 16, Woodbridge ON L4L 4M5 AGENT: Peter Penner, P. Eng, CJDL Consulting Engineers 261 Broadway, Tillsonburg ON N4G 4H8 LOCATION: The subject lands are described as Part Lots 4 & 5, Concession 10 (Dereham), in the Town of Tillsonburg. The lands are located on the north side of North Street East, between Huntley Avenue and Tillson Avenue, and are known municipally as 112 North Street East, Tillsonburg. Page 70 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 2 of 12 COUNTY OF OXFORD OFFICIAL PLAN: Schedule ‘T-1’ Town of Tillsonburg Residential & Open Space Land Use Plan Schedule ‘T-2’ Town of Tillsonburg Low & Medium Density Residential Density Plan Residential TOWN OF TILLSONBURG ZONING BY-LAW 3295 Existing Zoning: Future Development Zone (FD) Proposed Zoning: Special Low Density Residential Type 3 Holding Zone (R3-sp (H)) Passive Use Open Space Zone (OS1) Active Use Open Space Zone (OS2) Recommended Zoning: Special Low Density Residential Type 3 Holding Zone (R3-sp (H)) Medium Density Residential Holding Zone (RM (H)) Passive Use Open Space Zone (OS1) Active Use Open Space Zone (OS2) PROPOSAL: The application for draft plan of subdivision approval proposes to create 16 blocks for future residential development, 3 storm water management blocks, and a park block, served by 6 new local streets. The Zone Change application proposes to rezone the lands from ‘Future Development Zone (FD)’ to ‘Special Low Density Residential Type 3 Holding Zone (R3-sp (H)), Passive Use Open Space Zone (OS1), and Active Use Open Space Zone (OS2) to facilitate the proposed draft plan of subdivision. The subject lands comprise approximately 14.48 ha (35.8 ac) and are currently vacant. Surrounding uses include existing low density residential uses to the south and west, with a previous subdivision phase (Northcrest Estates Phase 2) currently underway immediately adjacent to the site. Plate 1, Location Map with Existing Zoning, indicates the location of the subject site and the existing zoning in the immediate vicinity. Plate 2, 2020 Aerial Map, provides an aerial view of the subject property. Plate 3, Proposed Draft Plan of Subdivision, provides the layout of the proposed draft plan of subdivision. Page 71 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 3 of 12 Application Review 2020 PROVINCIAL POLICY STATEMENT The 2020 Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Under Section 3 of the Planning Act, where a municipality is exercising its authority affecting a planning matter, such decisions shall be consistent with all policy statements issued under the Act. The policies of Section 1.1 state that healthy, liveable and safe communities are sustained by accommodating an appropriate range and mix of residential uses, including an appropriate affordable and market-based range, to meet long-term needs. Sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 25 years. Within settlement areas, sufficient land shall be made available through intensification and redevelopment. Section 1.1.3 states that settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. Land use patterns within settlement areas shall be based on densities and a mix of land uses which efficiently use land, resources, infrastructure and public service facilities. Section 1.1.3.3 further states that planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where it 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. Section 1.4.3 directs that planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents of the regional market area by:  establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households;  permitting and facilitating all forms of residential intensification and redevelopment and all forms of housing required to meet the social, health and well-being requirements of current and future residents;  directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available;  promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities and support the use of active transportation;  requiring transit-supportive development and prioritizing intensification, including potential air rights development, in proximity to transit, including corridors and stations; and  establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety. Section 1.6.6.2 also states that intensification and redevelopment within settlement areas on existing municipal sewage and water services should be promoted, wherever feasible. Page 72 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 4 of 12 OFFICIAL PLAN The subject lands are predominantly designated ‘Low Density Residential’. The southeastern portion of the site is designated ‘Medium Density Residential’, according to the Town of Tillsonburg Land Use Plan & Residential Density Plan. Medium Density Residential areas are those lands that are primarily developed or planned for low profile multiple unit development that exceed densities established in Low Density Residential Districts. Residential uses within Medium Density Residential areas include townhouses, cluster houses, converted dwellings, and apartment buildings. Low Density Residential Areas are those lands that are primarily developed or planned for a variety of low rise, low density housing forms including single-detached dwellings, semi-detached, duplex or converted dwellings, quadraplexes, townhouses and low density cluster development. In these areas, it is intended that there will be a mixing and integration of different forms of housing to achieve a low overall density of use. It is not intended that the full range of housing will be permitted in every individual neighbourhood or development. The maximum net residential density in the Low Density Residential Designation is 30 units/ha (12 units/ac) and the minimum net residential density is 15 units/ha (6 units/ac). The proposed development has a net residential density of 29.9 units/ha (12 units/ac). The policies of Section 10.3.3 (Plans of Subdivision and Condominium) provide that County and Town Council will evaluate applications for a plan of subdivision on the basis of the requirements of the Planning Act, as well as criteria including, but not limited to, the following:  Conformity with the Official Plan;  The availability of community services such as roads, water, storm and sanitary sewers, waste disposal, recyclable collection, public utilities, fire and police protection, parks, schools and other community facilities;  The accommodation of Environmental Resources and the mitigation of environmental and human-made constraints;  The reduction of any negative effects on surrounding land uses, transportation networks or significant natural features;  The design of the plan can be integrated into adjacent developments, and;  The design of the plan is to be compatible with the natural features and topography of the site, and proposals for extensive cut and fill will be discouraged. As a condition of draft plan approval, County Council will require an applicant to satisfy conditions prior to final approval and registration of the plan. The applicant will be required to meet the conditions of the draft approval within the specified time period, failing which, draft plan approval may lapse. Additionally, to provide for the fulfillment of these conditions, and for the installation of services according to municipal standards, County Council shall require the applicant to enter into a subdivision agreement with the area municipality and, where necessary, the County, prior to final approval of the plan. Section 8.6.2.3 of the Official Plan provides that Town Council will acquire lands for use as parkland or leisure through conditions of draft approval of plan of subdivision. Land conveyed to the Town as part of the required parkland dedication will be expected to meet minimum standards for drainage, grading, landscaping, fencing and shape in accordance with the intended function and will be located in appropriate locations. Page 73 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 5 of 12 ZONING BY-LAW The subject lands are currently zoned ‘Future Development Zone (FD)’ according to the Town’s Zoning By-law. The ‘Future Development Zone (FD)’ permits a farm, existing buildings and structures, and a seasonal fruit and vegetable outlet. The applicant is proposing to rezone the residential blocks to ‘Special Low Density Residential Type 3 Zone (R3-sp)’ which would permit single detached dwellings, semi-detached dwellings, or street fronting townhouse dwellings. At this time, the unit types are have not been determined. The proposed provisions are the same as the provisions recently approved for Northcrest Estates Phase 2, immediately south and west of the subject lands. A number of site specific provisions are required to facilitate the pro posed development, as summarized below: Provisions for Single-Detached Dwelling Provision Required (R2) Proposed Lot Coverage, max 40 % 55% Exterior Side Yard, min 6.0 m (19.7 ft) 4.5 m (14.76 ft) Interior Side Yard, min 3.0 m (9.8 ft) & 1.2 m (3.9 ft) 1.2 m (3.9 ft) Rear Yard, min 7.5 m (24.6 ft) 6.0 m (24.6 ft) Permitted Encroachment for Covered Deck 1.5 m (4.9 ft) 3.0 m (9.8 ft) Provisions for Semi-Detached Dwelling Provision Required (R2) Proposed Lot Coverage, max 40 % 55% Exterior Side Yard, min 6.0 m (19.7 ft) 4.5 m (14.76 ft) Interior Side Yard, min 3.0 m (9.8 ft) & 1.2 m (3.9 ft) 1.2 m (3.9 ft) Rear Yard, min 7.5 m (24.6 ft) 6.0 m (24.6 ft) Permitted Encroachment for Covered Deck 1.5 m (4.9 ft) 3.0 m (9.8 ft) Street- Fronting Townhouse Dwelling Provision Required (R3) Proposed Lot Area for Interior Unit, min 240 m2 (2,583.3 ft2) 190 m2 (2,045 ft2) Lot Area for End Unit, min 330 m2 (3,552 ft2) 235 m2 (2,529 ft2) Lot Frontage for Interior Unit, min 8 m (26.2 ft) 6 m (19.69 ft) Lot Frontage for End Unit, min 11 m (36 ft) 7.6 m (24.9 ft) Lot Coverage, max 40% 55% Exterior Side Yard, min 6.0 m (19.7 ft) 4.5 m (14.76 ft) Interior Side Yard, min 3.0 m (9.8 ft) 1.2 m (3.9 ft) Permitted Encroachment for Covered Deck 1.5 m (4.9 ft) 3.0 m (9.8 ft) Special provision for street-fronting townhouse dwelling corner lots, to define the front lot line as the shorter of the two street lines to ensure the interior lots comply with the minimum lot frontage requirements when part lot control exemption is sought. Permitted uses within the ‘Passive Use Open Space Zone (OS1)’ include a passive use park, conservation project, or a public use including stormwater management facility. Page 74 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 6 of 12 It is recommended that Holding Provisions be utilized, as has been standard practice in the Town for draft plans of subdivision, to ensure that all appropriate development agreements are in place prior to the issuance of any building permits. AGENCY COMMENTS The applications were reviewed by a number of public agencies. The following comments were received. Town of Tillsonburg Building & By-Law Services provided the following comments:  With respect to Section 5.24.1.7.3 of the Town Zoning By-Law, it is recommended that the maximum driveway width be increased to 65%. The Town of Tillsonburg Engineering Services Department provided the following comments:  All side yards abutting streets need to follow Town and County standards for daylight triangles; Braun Avenue is a collector road.  Block 17 shall be 10 m wide.  Daylighting triangles to be confirmed for proposed round about. The Town of Tillsonburg Director of Recreation, Culture and Parks provided the following comments:  The Developer shall retain, at their cost, a Certified Landscape Architect to work jointly with the Town to develop a plan for the Subdivision and parkland block.  Develop an overall Landscaping Plan depicting One (1) tree per lot, in accordance with Tillsonburg’s Design Guidelines. Tree Species to satisfaction of the Town.  Chainlink Fencing required for all lots adjacent to Stormwater Management Block 19  Chainlink Fencing required for both sides of pedestrian walkways (Blocks 17 & 18) The County Public Works Department provided the following comments: It is the County’s understanding that the most recent Traffic Impact Study was completed in support of the North Street ESR (2013). The developer will need to update the Traffic Impact Study as part of this phase to address additional traffic on North Street. Per previous correspondence, future phases of this development are contingent on looping the water system to the west (Bobolink Drive). The developer should be aware that future phases which include medium density blocks may not proceed until this looping has been completed. We request that the following conditions be included: - The Owner shall agree to prepare, and submit for the approval of Oxford County Public Works, a Traffic Impact Study and agree to undertake the works required by the outcome of the study for the proposed development. - The Owner shall agree to prepare, and submit for the approval of Oxford County Public Works, detailed servicing plans designed in accordance with Oxford County Design Guidelines Page 75 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 7 of 12 - The subdivision agreement shall make provision for the assumption and operation by the County of Oxford of the water and sewage system within the draft plan subject to the approval of the County of Oxford Department of Public Works - Prior to the final approval of the subdivision plan, the Owner shall receive confirmation from the County of Oxford Department of Public Works that there is sufficient capacity in the Tillsonburg water and sanitary sewer systems to service the plan of subdivision - The Owner agrees to provide such easements as may be required for utility or drainage purposes outside of the proposed public right-of-ways shall be granted to the appropriate authority - Prior to final approval by the County, the Owner shall properly decommission any abandoned private services (water well, cistern and/or septic system) located on the subject lands, in accordance with the Ontario Water Resources Act, R.S.O. 1990 (Ontario Regulation No. 903) and to the satisfaction of the County of Oxford Department of Public Works. - The Owner agrees in writing to satisfy all the requirements, financial and otherwise, including payment of applicable development charges, of the County of Oxford regarding the installation of the water distribution system, the installation of the sanitary sewer system, and other matters pertaining to the development of the subdivision. Enbridge Gas requested that the Owner/developer provide the necessary easements and/or agreements required by Enbridge Gas as a condition of draft approval. The Town Development Commissioner indicated that they are supportive of this proposed plan of subdivision, which help meet increased market demand for housing and will result in increased residential growth for the community. The Long Point Region Conservation Authority indicated that the submitted design for the SWM pond meets LPRCA policy and can be constructed as part of phase 1. The grading plan should be submitted before beginning phase 2 to confirm overland routing routes. PUBLIC CONSULTATION Notice of complete application was provided to surrounding property owners on August 16, 2021, and notice of public meeting was sent on October 18, 2021 in accordance with the requirements of the Planning Act. At the time of writing this report, no comments or concerns had been received from the public. Planning Analysis The purpose of the applications for draft plan of subdivision approval and zone change is to facilitate the development of 16 blocks for future residential development, three stormwater management blocks, a park, served by 6 new local streets. It is the opinion of staff that the proposal is consistent with the relevant policies of the Provincial Policy Statement. The proposed development is considered to be a form of infilling that promotes a mix of housing types and represents an efficient use of lands, municipal s ervices and infrastructure within a designated settlement area, which is consistent with Sections 1.1.1, 1.1.3.1, 1.1.3.2, 1.1.3.3 and 1.4.3 of the PPS. Page 76 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 8 of 12 With regard to the policies of Section 10.3 of the Official Plan (Plans of Subdivision and Condominium) which require the developer to address a series of standard review criteria concerning the adequacy of servicing, environmental impacts, transportation networks and integration with surrounding developments, staff note that the required studies and reports have been received and reviewed through this Office and other required reports can be satisfactorily addressed through the inclusion of appropriate conditions of draft approval. Although the exact mix of residential units is not known at this time, there is a potential for up to 244 residential units within the 16 residential blocks that are proposed. Based on this, the proposed draft plan has a net residential density of 29 units per hectare, in keeping with the density target, being 15 to 30 units per hectare. The proposal is in keeping with the Plan of Subdivision policies of Section 10.3.3, and the policies of the Low Density Residential designation. In addition, the proposed draft plan provides a range of lot sizes and a mix of housing type that are integrated throughout the development, which is in keeping with low density residential policies. Town staff have indicated that, for this development, the Town prefers a park block be dedicated adjacent to the parkland block for Northcrest Phase 2, and the existing park at the corner of Tanager Drive and Bobolink. This parkland block is approximately 1.43 ha and is shown as Block 20 on the proposed draft plan. The proposed subdivision design will connect to existing planned roads within the adjacent Northcrest Estates Phase 2 development, and the primary access will be the collector road (Braun Avenue) from North Street East. The proposed layout also ensures that future streets can be accommodated for a planned collector road directly to Highway 19 through 2 properties to the west, as identified in a secondary and servicing plan from 2005. The proposed roads will facilitate an additional future phase of the subdivision that represents the balance of the property. Within the proposed draft plan, Block 16 at the southeastern corner of the development and the abutting lands to the east and northeast are currently designated Medium Density Residential. As no application was submitted to modify this designation, and to ensure an appropriate mix of housing types and densities, Planning staff recommend this block be zoned for Medium Density Residential use. It would appear that the size and configuration of Block 16 is sufficiently large to provide some flexibility for future Medium Density Residential development. As indicated, the applicant has not determined exact location and mix of dwelling types and has instead proposed residential blocks that would later be subdivided through applications for exemption to part lot control. The dwelling types and locations will be required to be determined before detailed engineering and servicing drawings are submitted to the Town and County for review and approval. Staff are satisfied that the requested zoning provisions to provide for increased lot coverage, increased building footprint and reduced exterior side yard widths for corner lots for the proposed single detached dwellings within the development are generally appropriate. The applicant will be required to demonstrate that the proposed stormwater management pond c an accommodate additional run-off resulting from the increased dwelling footprints. The increased permitted projection into the required rear yard depth for covered porches is similar to other recent requests received and approved in Town. The requested zoning provisions for the street-fronting townhouse blocks will provide for increased building envelopes and will reflect other recent townhouse developments in the Town, including the adjacent residential development (Northcrest Estates). The reduced exterior side yard width is not expected to impact traffic sightlines or safety as the lots will front on local streets. Page 77 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 9 of 12 The reduced minimum lot area, lot frontage, interior side yard and increased lot coverage are reflective of the four unit street-fronting townhouse block design and appropriate private amenity space will remain available, and the proposed relief can be considered appropriate to facilitate the development of 4 unit townhouse blocks. The reduced lot frontage, lot area and interior side yard width will continue to allow for 2 parking spaces to be provided for each unit (1 in the driveway and one within the private attached garage). The development will be reviewed by Building staff for zoning compliance at the time of building permit submission. These requested provisions will facilitate the future creation of separate conveyable lots, which will be completed in an anticipated subsequent application for exemption from Part Lot Control. In light of the foregoing, Planning staff are satisfied that the proposed development is consistent with the policies of the Provincial Policy Statement and meets the relevant policies contained in the Official Plan. As such, staff are satisfied that the applications can be given favourable consideration. The previously noted agency comments have been addressed in the recommended conditions of draft approval, where appropriate, and are provided for Council’s consideration. RECOMMENDATIONS 1. That Council of the Town of Tillsonburg approve in principle the zone change application (File No. ZN 7-21-05) submitted by Performance Communities Realty Inc & Lindprop Corporation, for lands legally described as Part Lots 4 & 5, Concession 10 (Dereham), in the Town of Tillsonburg, to rezone the lands Special Low Density Residential Type 3 Holding Zone, Medium Density Residential Holding Zone, Passive Use Open Space Zone, & Active Use Open Space Zone to facilitate the proposed draft plan of subdivision; 2. And further, the Council of the Town of Tillsonburg advise County Council that the Town supports the application for approval of draft plan of subdivision, File No. SB 21-11-7, submitted by Performance Communities Realty Inc & Lindprop Corporation, for lands legally described as Part Lots 4 & 5, Concession 10 (Dereham), 16 blocks for future residential development, three stormwater management blocks, and a parkland block, served by 6 new local streets, subject to the following conditions of draft approval: 1. This approval applies to the draft plan of subdivision submitted by Performance Communities Realty Inc. & Lindprop Corporation. (SB 21-11-7) and prepared by CJDL Consulting Engineers, as shown on Plate 3 of Report No. CP 2021-373 and comprising Part Lots 4 & 5, Concession 10 (Dereham), in the Town of Tillsonburg, showing 16 blocks for future residential development, three stormwater management blocks, and a parkland block, served by 6 new local streets. 2. The Owners shall enter into a subdivision agreement with the Town of Tillsonburg and County of Oxford. 3. The Owners agree in writing, to install fencing as may be required by the Town, to the satisfaction of the Town of Tillsonburg. Page 78 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 10 of 12 4. The Owners agree in writing, to satisfy all requirements, financial and otherwise, of the Town regarding construction of roads, installation of services, including water, sewer, electrical distribution systems, sidewalks, street lights, and drainage facilities and other matters pertaining to the development of the subdivision in accordance with the standards of the Town, to the satisfaction of the Town of Tillsonburg. 5. The road allowances included in the draft plan of subdivision shall be dedicated as public highways, to the satisfaction of the Town of Tillsonburg. 6. The streets included in the draft plan of subdivision shall be named, to the satisfaction of the Town of Tillsonburg. 7. The subdivision agreement shall contain provisions indicating that prior to grading and issuance of building permits, a grading plan, servicing plan, hydro and street lighting plan, and erosion and siltation control plan, along with reports as required, be reviewed and approved by the Town, and further, the subdivision agreement shall include provisions for the owners to carry out or cause to be carried out any necessary works in accordance with the approved plans an reports, to the satisfaction of the Town of Tillsonburg. 8. The subdivision agreement shall contain provisions requiring the Owners provide an overall Landscaping Plan depicting at least one (1) tree per lot, in accordance with Tillsonburg’s Design Guidelines. The Town shall approve the species of tree to be planted. 9. The Owners shall retain a Landscape Architect to prepare a landscape plan for the plan of subdivision, to the satisfaction of the Town of Tillsonburg. 10. Prior to the approval of the final plan by the County, all lots/blocks shall conform to the zoning requirements of the Town’s Zoning By-law. Certification of lot areas, frontages, and depths shall be provided to the Town by an Ontario Land Surveyor retained by the Owners, to the satisfaction of the Town of Tillsonburg. 11. Prior to the approval of the final plan by the County, the Owner s shall agree in writing that all phasing of the plan of subdivision will be to the satisfaction of the Town of Tillsonburg and County of Oxford. 12. Prior to the approval of the final plan by the County, such easements as may be required for utility and drainage purposes shall be granted to the appropriate authority, to the satisfaction of the Town of Tillsonburg and County of Oxford Public Works. 13. The Owners agree in writing, to satisfy all the requirements, financial and otherwise, including payment of applicable development charges, of the County of Oxford regarding the installation of the water distribution system, the installation of the sanitary sewer system, and other matters pertaining to the development of the subdivision, to the satisfaction of County of Oxford Public Works. 14. The subdivision agreement shall make provision for the assumption and operation of the water and sewage system within the draft plan of subdivision by the County of Oxford, to the satisfaction of County of Oxford Public Works. 15. The Owners agree in writing, to prepare and submit for approval from County of Oxford Public Works, detailed servicing plans designed in accordance with the County Design Guidelines, to the satisfaction of County of Oxford Public Works. Page 79 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 11 of 12 16. The Owner shall agree to prepare, and submit for the approval of Oxford County Public Works, a Traffic Impact Study and agree to undertake the works required by the outcome of the study for the proposed development. 17. Prior to the approval of the final plan by the County, the Owners shall receive confirmation from County of Oxford Public Works that there is sufficient capacity in the Tillsonburg water and sanitary sewer systems to service the plan of subdivision, to the satisfaction of County of Oxford Public Works. 18. The Owners agree in writing, that a 0.3 m (1 ft) reserve along North Street East adjacent to Lot 2 shall be conveyed to the County as required, free of all costs and encumbrances, to the satisfaction of County of Oxford Public Works. 19. The Owners agree in writing, that a road widening along North Street East shall be conveyed to the County as required, to provide a 15 m (49.2 ft) right-of-way from the centerline of the Road, free of all costs and encumbrances, to the satisfaction of County of Oxford Public Works. 20. The Owners agree in writing, that 3 m (9.8 ft) x 3 m (9.8 ft) daylighting triangles along North Street East shall be conveyed to the County as required for lots abutting ‘Braun Avenue’, free of all costs and encumbrances, to the satisfaction of County of Oxford Public Works. 21. The Owners agree in writing, to the satisfaction of the County, through t he subdivision agreement, that all agreements of purchase and sale for in Block 16 abutting North Street East shall have appropriate disclosure and warning clauses to inform future owners and residents and the outdoor amenity areas for lots abutting North Street East may experience noise levels that exceed the Ministry of Environment, Conservation and Park’s NPC-300 Noise Guidelines. 22. Prior to the approval of the final plan by the County, the Owners shall agree in writing to satisfy the requirements of Canada Post Corporation with respect to advising prospective purchasers of the method of mail delivery; the location of temporary Centralized Mail Box locations during construction; and the provision of public information regarding the proposed locations of permanent Centralized Mail Box locations, to the satisfaction of Canada Post. 23. Prior to the approval of the final plan by the County, the Owners shall agree in writing, to satisfy the requirements of Enbridge Gas that the Owner/developer provide Enbridge Gas with the necessary easements and/or Enbridge Gas. 24. Prior to the approval of the final plan by the County, the Owners shall secure clearance from the Long Point Region Conservation Authority (LPRCA), indicating that final lot grading plans, soil conservation plan, and stormwater management plans have been completed to their satisfaction. 25. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by the Town of Tillsonburg that Conditions 2 to 13 (inclusive), have been met to the satisfaction of the Town. The clearance letter shall include a brief statement for each condition detailing how each has been satisfied. 26. Prior to the approval of the final plan by the County, the Owners shall secure clearance from the County of Oxford Public Works Department that Conditions 14 to 21 (inclusive), have been met to the satisfaction of County Public Works. The clearance letter shall include a brief statement for each condition detailing how each has been satisfied. Page 80 of 172 Report No: CP 2021-373 COMMUNITY PLANNING Council Date: November 1, 2021 Page 12 of 12 27. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by Canada Post Corporation that Condition 22 has been met to the satisfaction of Canada Post. The clearance letter shall include a brief statement detailing how this condition has been satisfied. 28. Prior to the approval of the final plan by the County, the County of Oxford shall be ad vised by Enbridge Gas that Condition 23 has been met to the satisfaction of Enbridge Gas. The clearance letter shall include a brief statement detailing how this condition has been satisfied. 29. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by LPRCA that Condition 24 has been met to the satisfaction of LPRCA. The clearance letter shall include a brief statement detailing how this condition has been satisfied. 30. Prior to the approval of the final plan by the County, the Owners shall provide a list of all conditions of draft approval with a brief statement detailing how each condition has been satisfied, including required supporting documentation from the relevant authority, to the satisfaction of the County of Oxford. 31. This plan of subdivision shall be registered within three (3) years of the granting of draft approval, after which time this draft approval shall lapse unless an extension is authorized by the County of Oxford. SIGNATURES Authored by: Eric Gilbert, MCIP, RPP Senior Planner Approved for submission: Gordon K. Hough, RPP Director Page 81 of 172 August 11, 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 4090 Notes NAD_1983_UTM_Zone_17N 205 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 Plate 1: Location Map with Existing Zoning File Nos. SB 21-07-7 & ZN 7-21-11- Lindprop Corp & Performance Communities Realty Inc. Part Lots 4 & 5, Concession 10 (Dereham) - 112 North Street East, Town of Tillsonburg Tanager Drive North Street East Tillson Avenue Cranberry Road Page 82 of 172 August 11, 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 4090 Notes NAD_1983_UTM_Zone_17N 205 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 Nos. SB 21-07-7 & ZN 7-21-11- Lindprop Corp & Performance Communities Realty Inc. Part Lots 4 & 5, Concession 10 (Dereham) - 112 North Street East, Town of Tillsonburg Subject Property Tillson AvenueNorth Street East Cranberry Road Tanager Drive Page 83 of 172 BLOCK 4BLOCK 5 BLOCK 1BLOCK 2 BLOCK 3BLOCK 6 BLOCK 7BLOCK 8BLOCK 9BLOCK 10BLOCK 11BLOCK 12BLOCK 13BLOCK 14 BLOCK 15 BLOCK 16 BLOCK 17 BLOCK 18BLOCK 19 BLOCK 20 1 2345678910111213 1 41516171820212223242526 27 2 82930313233343536373891 92 93 94 95 39404142434449484746455051525354555758 59 60 61 62 6 3 64656675 76 77 78717273 746768697096 97 98 99 100 101 102 90 89 88 87 86 85 848382818079BLOCK 117 41M-XXXX BLOCK 120BLOCK 118BLOCK 1 1 9 BLOCK 121 BLOCK 122 41M-XXXX 19 11111210810911311411511611010710610510410356BLOCK 122 41M - XXXX 41M - XXXX41M - XXXX41M - X X X X 41M - XXXX OWNER'S CERTIFICATE LINDPROP CORP., THE REGISTERED OWNER OF THE LANDS TO BE SUBDIVIDED, HEREBY AUTHORIZE CYRIL J. DEMEYERE LIMITED TO SUBMIT THIS DRAFT PLAN OF SUBDIVISION FOR APPROVAL. DATE JOHN SPINA, LINDPROP CORP. OWNER'S CERTIFICATE PERFORMANCE COMMUNITIES INC., THE REGISTERED OWNER OF THE LANDS TO BE SUBDIVIDED, HEREBY AUTHORIZE CYRIL J. DEMEYERE LIMITED TO SUBMIT THIS DRAFT PLAN OF SUBDIVISION FOR APPROVAL. DATE WILL HAYOE, PERFORMANCE COMMUNITIES INC. SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AND THEIR RELATIONSHIP TO TO THE ADJACENT LANDS ARE ACCURATELY AND CORRECTLY SHOWN ON THIS PLAN. DATE KIM HUSTED, ONTARIO LAND SURVEYOR DRAFT PLAN OF SUBDIVISION PART OF LOTS 4 AND 5 CONCESSION 10 TOWN OF TILLSONBURG COUNTY OF OXFORD Cyril J. Demeyere Limited P.O. Box 460, 261 Broadway Tillsonburg, Ontario. N4G 4H8 Tel: 519-688-1000 866-302-9886 Fax: 519-842-3235 cjdl@cjdleng.com 0704 NOTE: ORIGINAL CONTOURS SHOWN FROM 2021 CJDL SURVEY INFORMATION REQUIRED UNDER SECTION 51(17) OF THE PLANNING ACT RSO 1990 (A) ON PLAN (B) ON PLAN (C) ON PLAN (D) BLOCKS 1-16 - RESIDENTIAL, DEDICATED STREETS - STREETS 'A', 'B', 'C', 'D', 'E', 'F' BRAUN AVENUE, MALLARD AVENUE, MARTIN STREET, BLOCKS 17-18 - STORM POND SERVICING BLOCKS BLOCK 19 - SWM AREA BLOCKS 20 - PARK, WALKWAY, (E) NORTH - FUTURE RESIDENTIAL, WOODLAND WEST - EXISTING RESIDENTIAL, WOODLAND, EAST - RAILWAY CORRIDOR, SOUTH - PROPOSED RESIDENTIAL, (F) ON PLAN (G) ON PLAN (H) TOWN WATER AVAILABLE (I) SAND (J) ON PLAN (K) STORM SEWERS, SANITARY SEWERS, TELEPHONE, GAS, T.V.CABLE (L) TOWN OF TILLSONBURG OFFICIAL PLAN AND ZONING BY-LAWS DISTANCES SHOWN ON THIS PLAN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048. 8 JUNE 2021 STREET 'A' SWM 1.64ha STREET 'D'STREET 'D'STREET 'B' STREET 'C' PARK 1.43ha NORTH STREET - COUNTY ROAD No. 20BRAUN AVENUEKEBA CRESCENT MALLARD A V E N U E MALLARD AVENUESTREET 'F ' CANARY STREET CANARY S T R E E T BRAUN AVENUEBRAUN AVENUEMARTIN STREETSITE CANADIAN PACIFIC RAILWAYCANADIAN PACIFIC RAILWAYADJACENT LANDS OWNED BY APPLICANT (LINDPROP CORP.) DRAFT PL A N 34T-07006 STREET 'E'MALLARD AVENUEI:\ACAD Projects\2007\0704\01-Model\0704_Draftplan.dwg, 2021-06-08 2:02:26 PM, CJDLPC38June 08, 2021 PERFORMACE COMMUNITIES REALITY INC. PERFORMANCE COMMUNITIES REALITY INC., THE REGISTERED OWNER OF THE LANDS TO BE SUBDIVIDED, WILLIAM R HAYHOE, PERFORMANCE COMMUNITIES REALTY INC. PERFORMANCE COMMUNITIES REALTY INC., THE REGISTERED OWNER OF THE LANDS TO BE SUBDIVDED, Plate 3: Proposed Draft Plan File Nos. SB 21-07-7 & ZN 7-21-11- Lindprop Corp & Performance Communities Realty Inc. Part Lots 4 & 5, Concession 10 (Dereham) - 112 North Street East, Town of Tillsonburg Page 84 of 172 SB 21-07-7 000210739June 16/21 Page 85 of 172 Page 86 of 172 Page 87 of 172 Page 88 of 172 Page 89 of 172 Page 90 of 172 ZN 7-21-11 June 16/21 000210739 Page 91 of 172 Page 92 of 172 Page 93 of 172 Page 94 of 172 10 June 2021 0704 Oxford County Community and Strategic Planning 21 Reeve Street P.O. Box 1614 Woodstock, Ontario N4S 7Y3 RE: LINDPROP, PHASE 1 ZONING BY-LAW AMENDMENT APPLICATION TOWN OF TILLSONBURG ATTENTION: MR. ERIC GILBERT, MCIP, RPP, M.Sc, SENIOR PLANNER Dear Sir: This letter is to summarize the Zoning By-Law Amendment application for Lindprop, Phase 1. Several site-specific provisions are required to facilitate the proposed development of single-detached, semi-detached and townhomes in R3-SP zoning, as summarized below: Single-Detached Dwelling – R3 Provision Required Proposed Number of dwelling units - 1 dwelling unit Lot Area (minimum) - 315m², or 450m² in the case of a corner lot Lot Frontage (minimum) - 10.5m, or 15m in the case of a corner lot Lot Depth (minimum) - 30.0m Exterior Side Yard (minimum) - 4.5m Interior Side Yard (minimum) - 1.2m Rear Yard (minimum) - 6.0m Lot Coverage (maximum) - 55% Height of Building (maximum) - 10.5m Permitted encroachment for covered Deck 1.5m 3.0m □ Fax □ Mail □ Deliver □ Courier  e-mail Page 95 of 172 Semi-Detached Dwelling – R3 Provision Required Proposed Number of dwelling units - 2 dwelling units Lot Area (minimum) - 315m² per unit or 450m² in the case of a corner lot Lot Frontage (minimum) - 10.5m per unit or 15m in the case of a corner lot Lot Depth (minimum) - 30.0m Exterior Side Yard (minimum) - 4.5m Interior Side Yard (minimum) - 1.2m Rear Yard (minimum) - 6.0m Lot Coverage (maximum) - 55% Height of Building (maximum) - 10.5m Permitted encroachment for covered Deck 1.5m 3.0m Single-Detached, Semi-Detached and Street – Fronting Townhouse Dwelling – R3 Provision Required Proposed Lot Area for Interior Unit (minimum) 240m² 190m² Lot Area for End Unit (minimum) 330m² 235m² Lot Frontage for Interior Unit (minimum) 8m 6m Lot Frontage for End Unit (minimum) 11m 7.6m Lot Coverage (maximum) 40% 55% Exterior Side Yard (minimum) 6.0m 4.5m Permitted encroachment for covered deck 1.5m 3.0m Interior Side Yard (minimum) 3.0m 1.2m Also, for corner Townhome lots we request that the site-specific zoning include a provision that the longer corner property line be deemed to be the front lot line. We also confirm that the SWM Design is based on total impervious surface area of 65% to account for 55% Lot Coverage, shed cover (10 sq. metres/shed) and typical driveway coverage. If there are any questions, please do not hesitate to contact this office. Yours very truly, Peter J. Penner, P. Eng. PJP/sed c.c. Mr. Carlos Reyes, Director of Operations, Town of Tillsonburg Mr. Shayne Reitsma, Manager of Engineering, Town of Tillsonburg Mr. Cephas Panschow, Development Commissioner, Town of Tillsonburg Mr. Geno Vanhaelewyn, Chief Building Official, Town of Tillsonburg Mr. Chris Baird, Director of Recreation, Culture & Parks, Town of Tillsonburg Mr. Reuben Davis, Supervisor of Engineering Services, Oxford County Mr. Andrew Vranckx, Senior Design Technologist, CJDL Consulting Engineers Mr. Kim Husted, OLS, Kim Husted Surveying Ltd. Mr. John Spina, Lindprop Corp. Page 2 Page 96 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 To: Mayor and Members of Tillsonburg Council From: Eric Gilbert, Senior Planner, Community Planning Applications for Official Plan Amendment, Draft Plan of Subdivision & Zone Change OP 20-09-7 & SB 20-02-7 & ZN 7-20-06 – 2407774 Ontario Ltd. REPORT HIGHLIGHTS  The intent of the Official Plan Amendment, Draft Plan of Subdivision and Zone Change applications is to facilitate the creation of 65 lots for single detached dwellings, and 7 blocks for street-fronting townhouses, totaling 24 units, in a new residential plan of subdivision served by 2 new local streets.  An Environmental Impact Study was submitted in support of the applications to assess the impact of the proposed development on existing natural heritage features. Recommendations from the EIS have been included as proposed conditions of draft approval.  A number of special zoning provisions are requested to permit increased lot coverage, reduced rear yard depths, and reduced exterior side yard widths.  The proposal is consistent with the relevant policies of the Provincial Policy Statement and County Official Plan and can be supported from a planning perspective. DISCUSSION Background OWNERS: 240774 Ontario Limited 101 John Pound Road, Tillsonburg ON, N4G 4H3 Town of Tillsonburg 10 Lisgar Avenue, Tillsonburg ON, N4G 5A5 APPLICANT: Tillsonburg Developments Inc. P.O. Box 158, 2 Esseltine Drive, Tillsonburg ON, N4G 4H5 LOCATION: The subject lands are described as Part Lot 1594, Plan 500, Parts 1, 2, 5 & 6 of 41R-8799, Parts 1 & 2 of 41R-7400, in the Town of Tillsonburg. The lands are located on the south side of Baldwin Street, north side of John Pound Road, and west side of Borden Crescent in the Town of Tillsonburg. Page 97 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 2 of 16 COUNTY OF OXFORD OFFICIAL PLAN: Existing: Schedule ‘C-3’ County of Oxford Large Urban Centre Settlement Strategy Plan Schedule ‘T-1’ Town of Tillsonburg Environmental Protection Land Use Plan Open Space Proposed: Schedule ‘C-3’ County of Oxford Large Urban Centre Settlement Strategy Plan Schedule ‘T-1’ Town of Tillsonburg Residential Land Use Plan Open Space Environmental Protection Schedule ‘T-2’ Town of Tillsonburg Low Density Residential Residential Density Plan TOWN OF TILLSONBURG ZONING BY-LAW 3295 Existing Zoning: Active Use Open Space Zone (OS2) Proposed Zoning: Active Use Open Space Zone (OS2) Special Low Density Residential Type 2 Holding Zone (R2-sp (H)) Special Low Density Residential Type 3 Holding Zone (R3-sp (H)) Passive Use Open Space (OS1) Active Use Open Space Zone (OS2) PROPOSAL: The intent of the applications for Official Plan Amendment, Draft Plan of Subdivision approval and zone change is to facilitate the creation of 7 blocks for street-fronting townhouses, totaling 24 units, and 65 lots for single-detached dwelling houses in a new draft plan of subdivision. The application for Official Plan Amendment proposes to re-designate the lands subject to the proposed draft plan of subdivision from Open Space and Environmental Protection to Low Density Residential. The application for Zone Change proposes to rezone the lands from ‘Active Use Open Space (OS2)’, to ‘Special Low Density Residential Type 2 Holding Zone (R2-sp (H))’, and ‘Special Low Density Residential Type 3 Holding Zone (R3-sp (H))’, and ‘Passive Use Open Space (OS1)’ to facilitate the above noted Draft Plan of Subdivision. The intent of the requested zoning provisions is to provide reduced rear yard depth, increased lot coverage, reduced exterior side yard width, and reduced interior side yard width for the proposed street fronting townhouse dwellings. Page 98 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 3 of 16 The subject lands comprise approximately 22.4 ha (55 ac) and are presently used as the Tillsonburg Bridges Golf Course. A clubhouse, maintenance building and several small outbuildings are present on the subject property. Surrounding uses include existing low density residential development to the northwest fronting on Bridle Path, and low density residential uses present on the north side of Baldwin Street. Borden Crescent is to the east, an industrially designated property is located at the northeast corner of Borden Crescent and John Pound Road with John Pound Road to the south and Big Otter Creek to the south of John Pound Road.. The area proposed to be redeveloped for residential purposes comprises approximately 11.99 ha (29.6 ac). Plate 1, Location Map with Existing Zoning, indicates the location of the subject site and the existing zoning in the immediate vicinity. Plate 2, 2015 Aerial Map, provides an aerial view of the subject property and surrounding area. Plate 3, Official Plan Designation, depicts the current Official Plan Designations applying to the site. Plate 4, Proposed Draft Plan of Subdivision, provides the layout of the proposed draft plan of subdivision. Application Review PROVINCIAL POLICY STATEMENT The 2020 Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Under Section 3 of the Planning Act, where a municipality is exercising its authority affecting a planning matter, such decisions “shall be consistent with” all policy statements issued under the Act. Section 1.1.1 states that healthy, liveable and safe communities are sustained by promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term and cost-effective development patterns and standards to minimize land consumption and servicing costs. Further, according to Section 1.1.2, sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 25 years. Section 1.1.3.1 directs that settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. Furthermore, Section 1.1.3.2 directs that land use patterns within settlement areas shall be based on densities and a mix of land uses which efficiently use land and resources, existing infrastructure and public service facilities. Section 1.1.3.3 also directs that planning authorities shall identify appropriate locations 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. As per Section 1.4.1, to provide for an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall: Page 99 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 4 of 16 a) Maintain at all times the ability to accommodate residential growth for a minimum of 15 years through residential intensification and redevelopment; and, b) Maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans. Further, Section 1.4.3 of the PPS directs that planning authorities shall provide for an appropriate mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by:  Establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households;  Permitting and facilitating all forms of residential intensification and redevelopment and all forms of housing required to meet the social, health and well-being requirements of current and future residents, including special needs requirements;  Directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;  Promoting densities for new housing which efficiently uses land, resources, infrastructure and public service facilities, and support the use of active transportation and transit areas where it exists or is to be developed; and  Establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form while maintaining appropriate levels of public health and safety. Section 2.1 of the PPS directs planning authorities to protect natural features and areas for the long term. Section 2.1.5 also states that development and site alteration shall not be permitted in significant wetlands. Furthermore, Section 2.1.8 does not permit development or site alteration on lands adjacent to the aforementioned features, unless it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions. OFFICIAL PLAN The subject lands are designated ‘Open Space’ & ‘Environmental Protection’, according to the Town of Tillsonburg Land Use Plan, as contained within the Oxford County Official Plan. Open Space areas within Settlement areas include lands identified as being regulatory flood plan areas, public lands, pathways and linkages between natural heritage features. In this instance, the open space designation reflects the long-standing use of the lands as a golf course. The presence of the Environmental Protection designation is reflective of significant valleylands that are identified on the subject lands. The Environmental Protection Area designation applies to significant natural features and areas. Where these features are known, an Environmental Protection designation has been applied. Development within or adjacent to Environmental Protection Areas require Environmental Impact Studies to assess the sensitivity of the area and its functions and ensure that possible development or site alteration activities will not detrimentally impact the area. County Council and Area Councils will strive to achieve net environmental gain through the protection and conservation of existing natural features, the maintenance of existing ecological functions and the creation of new environmental features wherever possible. Page 100 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 5 of 16 Low Density Residential Areas are those lands that are primarily developed or planned for a variety of low rise, low density housing forms including single-detached dwellings, semi-detached, duplex or converted dwellings, quadraplexes, townhouses and low density cluster development. In these areas, it is intended that there will be a mixing and integration of different forms of housing to achieve a low overall density of use. It is not intended that the full range of housing will be permitted in every individual neighbourhood or development. The policies of Section 10.3.3 (Plans of Subdivision and Condominium) provide that County and Town Council will evaluate applications for a plan of subdivision on the basis of the requirements of the Planning Act, as well as criteria including, but not limited to, the following:  Conformity with the Official Plan;  The availability of community services such as roads, water, storm and sanitary sewers, waste disposal, recyclable collection, public utilities, fire and police protection, parks, schools and other community facilities;  The accommodation of Environmental Resources and the mitigation of environmental and human-made constraints;  The reduction of any negative effects on surrounding land uses, transportation networks or significant natural features;  The design of the plan to be integrated into adjacent developments, and;  The design of the plan is to be compatible with the natural features and topography of the site, and proposals for extensive cut and fill will be discouraged. As a condition of draft plan approval, County Council will require an applicant to satisfy conditions prior to final approval and registration of the plan. The applicant will be required to meet the conditions of the draft approval within the specified time period, failing which, draft plan approval may lapse. Additionally, to provide for the fulfillment of these conditions, and for the installation of services according to municipal standards, County Council shall require the applicant to enter into a subdivision agreement with the area municipality and, where necessary, the County, prior to final approval of the plan. Section 8.6.2.3 of the Official Plan provides that Town Council will acquire lands for use as parkland or leisure through conditions of draft approval of plan of subdivision. Land conveyed to the Town as part of the required parkland dedication will be expected to meet minimum standards for drainage, grading, landscaping, fencing and shape in accordance with the intended function and will be located in appropriate locations. Section 3.3.3 of the Official Plan identifies that the presence of human-made constraints (defined as man-made characteristics of the land, water or air which may adversely affect people and property both on and off-site) may render an area unsuitable for active use and/or may require specific studies and mitigative measures to mitigate the identified constraint to development. Human-made constraints include: • sites of potential environmental contamination; • former waste disposal sites • lands subject to noise, vibration and emission impacts; • improperly rehabilitated oil and gas well sites. The development of noise sensitive land uses will not be permitted within 20 m (65 feet) of an existing or proposed Class 1 industrial facility. Page 101 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 6 of 16 Notwithstanding the minimum separation distance, the County and/or Area Municipality may reduce the requirement for the minimum separation distance from industrial facilities and waive the requirement for feasibility and/or noise studies where infilling or redevelopment for residential or mixed use is proposed on existing lots of record provided that the proposed development is no closer to the zoned and designated industrial lands or facilities than existing sensitive land uses in the immediate area, and existing industrial uses within the prescribed minimum separation distances are notified of the proposed development and have been provided with the opportunity to comment and the composition of the industrial use is relatively stable and/or there is evidence that these areas are undergoing transition to other more compatible uses. ZONING BY-LAW The subject lands are currently zoned ‘‘Active Open Space Zone (OS2)’ according to the Town’s Zoning By-law. The current zoning on the property is reflective of the use of the lands for a golf course. The applicant is proposing to rezone the proposed townhouse blocks ‘Special Low Density Residential Type 3 Zone (R3-sp)’ and the single-detached dwelling lots ‘Special Low Density Residential Type 2 Zone (R2-sp)’, to facilitate the proposed draft plan of subdivision. The portion of the proposed residential lots that is within the recommended geotechnical setback is proposed to be rezoned to ‘Passive Use Open Space Zone (OS1)’ to preclude any development in these areas. For a single detached dwelling, the ‘R2’ zone requires a minimum lot area of 315 m2 (3,390.7 ft2) for an interior lot and 450 m2 (4,843.9 ft2) for a corner lot, a frontage of 10.5 m (34.4 ft) for an interior lot and 15 m (49.2 ft) for a corner lot, a minimum lot depth of 30 m (98.4 ft), front yard depth of 6 m (19.7 ft), rear yard depth of 7.5 m (24.6 ft), interior side yard width of 1.2 m (3.9 ft), , setback of 20.5 m (67.3 ft) from the centreline of an arterial road, landscaped open space area of 30% and maximum lot coverage of 40%. For a street-fronting townhouse, the ‘R3’ zone requires a minimum lot area of 240 m2 (2,583.3 ft2) for an interior unit and 330 m2 (3,552 ft2) for an end unit, a frontage of 8 m (26.2 ft) for an interior unit and 11 m (36 ft) for an end unit, a minimum lot depth of 30 m (98.4 ft), front yard depth of 6 m (19.9 ft), rear yard depth of 7.5 m (24.6 ft), interior side yard width of 3 m (9.8 ft) for an end unit, exterior side yard width of 6.0 m (19.7 ft), setback of 20.5 m (67.3 ft) from the centreline of an arterial road, landscaped open space area of 30% and maximum lot coverage of 40%. A number of site specific provisions are proposed to facilitate the development, as summarized below: Single-Detached Dwelling – R2-sp Provision Required Proposed Lot Coverage, max 40 % 50% Exterior Side Yard, min 6.0 m (19.7 ft) 4.5 m (14.76 ft) Rear Yard, min 7.5 m (24.6 ft) 6 m (19.6 ft) Street- Fronting Townhouse Dwelling – R3-sp Provision Required Proposed Lot Coverage, max 40% 50% Exterior Side Yard, min 6.0 m (19.7 ft) 4.5 m (14.76 ft) Interior Side Yard, min 3.0 m (9.8 ft) 1.2 m (3.9 ft) Rear Yard, min 7.5 m (24.6 ft) 6 m (19.7 ft) Page 102 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 7 of 16 AGENCY COMMENTS The applications were reviewed by a number of public agencies. The following comments were received. Town of Tillsonburg Building & By-Law Services indicated that golf course mitigation, consisting of fencing/screening will need to be identified and provided. The Town of Tillsonburg Engineering Services Department provided the following comments.  Proposed cul-de-sac at the end of Fairway Drive to be designed in accordance with the Town’s Design Criteria;  Subdivision access to John Pound Road will need to be aligned and constructed at an appropriate grade to the satisfaction of the Town Engineering Services Department.  If approved, please include the following as conditions of draft plan approval: a. The Owner agrees to install fencing if required by the Town. b. The Owner agrees to satisfy all requirements, financial and otherwise, of the Town regarding the construction of roads, installation of services, including water, sewer, electrical distribution systems, street lights, sidewalks, and drainage facilities and other matters pertaining to the development of the subdivision in accordance with Town standards. c. Road allowances included in the draft plan of subdivision shall be dedicated to the Town as public highway to the satisfaction of the Town. d. The streets included on the draft plan of subdivision shall be named to the satisfaction of the Town. e. The subdivision agreement shall contain provisions indicating that prior to grading and issuance of building permits, a grading plan, servicing plan, hydro and street lighting plan, and erosion and siltation control plan, along with reports as required, be reviewed and approved by the Town, and further, the subdivision agreement shall include provisions for the owner to carry out or cause to be carried out any necessary works in accordance with the approved plans and reports. f. Such easements as may be required for utility or drainage purposes outside of the proposed public right-of-way shall be granted to the appropriate authority. The Town of Tillsonburg Recreation Culture and Parks Department provided the following comments:  The owner shall provide 1 tree per residential lot, to the satisfaction of the Town.  The Town will request Cash-in-lieu of parkland for this development,  The Town will review the Insurance Agreement for the continued use of the ‘Toboggan Hill’ by the public. The Town of Tillsonburg Fire and Rescue Services Department indicated that upon review of the revised submission that they had no concerns with the proposal. The County Public Works Department provided the following comments: - As recommended in the TIS prepared by RC Spencer; The Developer shall ensure the following: The reconfiguration of the existing golf course driveway for access into the Eagle’s Nest cul-de-sac should be completed in accordance with best practices as outlined in the TAC Geometric Design Guide for Canadian Roads (2017); Page 103 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 8 of 16 The Following shall be included as draft plan conditions: - The Owner agrees in writing to satisfy all the requirements, financial and otherwise, including payment of applicable development charges, of the County of Oxford Department of Public Works regarding the installation of the water distribution system, the installation of the sanitary sewer system, and other matters pertaining to the development of the subdivision. - The Owner agrees in writing that a 0.3 metre (1 foot) reserve along the Oxford Road 51 (John Pound Road) frontage of the subject lands will be conveyed to the County of Oxford, free of all costs and encumbrances, to the satisfaction of the County of Oxford. - The owner agrees in writing that a road widening will be conveyed to the County of Oxford along the entire frontage of Oxford Road 51 to provide for a 15 metre right -of-way from the centreline of the road, free of all encumbrances and costs to the satisfaction of the County of Oxford. - The Owner agrees in writing to implement the recommendations contained in the Traffic Impact Statement prepared by RC Spencer dated December 2019; Including, but not limited to the following: The reconfiguration of the existing golf course driveway for access into the Eagle’s Nest cul-de-sac should be completed in accordance with best practices as outlined in the TAC Geometric Design Guide for Canadian Roads (2017); - The subdivision agreement shall make provision for the assumption and operation by the County of Oxford of the water and sewage system within the draft plan subject to the approval of the County of Oxford Department of Public Works. - Prior to the final approval of the subdivision plan, the owner shall receive confirmation from the County of Oxford Department of Public Works that there is sufficient capacity in the Tillsonburg water and sanitary sewer systems to service the plan of subdivision. - Such easements as may be required for utility or drainage purposes outside of the proposed public right-of-ways shall be granted to the appropriate authority. - The Owner agrees in writing, to prepare and submit for approval from County of Oxf ord Public Works, detailed servicing plans designed in accordance with the County Design Guidelines, to the satisfaction of County of Oxford Public Works. The Long Point Region Conservation Authority provided the following comments: The subject lands contain steep slopes that are subject to instability and erosion. Conservation Authorities have been delegated responsibilities from the Minister of Natural Resources and Forestry to represent the provincial interests regarding natural hazards encompassed by Section 3.1 of the Provincial Policy Statement, 2020 (PPS). The overall intent of Section 3.0 - Protecting Public Health and Safety of the PPS is to reduce the potential public cost or risk to Ontario’s residents from natural or human-made hazards. As such, “development shall be directed away from areas of natural or human-made hazards where there is an unacceptable risk to public health or safety or of property damage, and not create new or aggravate existing hazards.” Accordingly: Page 104 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 9 of 16 3.1.1. Development shall generally be directed, in accordance with guidance developed by the Province (as amended from time to time), to areas outside of: b) hazardous lands adjacent to river, stream and small inland lake systems which are impacted by flooding hazards and/or erosion hazards The Geotechnical Investigation outlines a Geotechnical Setback Limit that defines hazardous lands as per the PPS, 2020 and should not be developed. The geotechnical setback limit is to be shown on the plan and outline the proposed changes to the zoning. Geotechnical specific comments: 1. All development must be located outside of the erosion hazard. The erosion hazard (geotechnical setback) at this location is the toe erosion allowance, an allowance for slope stability and an erosion access allowance. 2. Page 7, Paragraph 2 states “In areas where toe erosion is occurring, or has the potential to occur and impact the stability of the slope, measures need to be taken at the planning state to reduce the risk of slope stability due to erosion. The problem can be addressed either by instream erosion control works to eliminate erosion and stabilize the bank/gulley or by the provision of an erosion setback.” All new development shall be located outside of the erosion hazard. Undertaking instream erosion control work to eliminate the erosion and stabilize the bank gulley will not be supported for new development. 3. There are minor discrepancies of the lot layout between Figure 1: Location Plan in the Golder report and Drawing: Draft Plan of Subdivision, CJDL Feb 26, 2019. This is a minor detail not require specific action. However, the recommendations within the Geotechnical Slope Assessment, including the erosion hazard must be included in the Draft Plan of Subdivision. 4. Please state the method used for the slope stability analysis. 5. Both geotechnical reports are “draft.” A final version is required to support the development. General Comments: 1. Cut and fill plan showing all temporary stockpiles of materials is required. 2. Erosion and sedimentation control is required during construction of the development. Stormwater Management Comments: 1. A planting plan is required for the SWM facility. The plan must include species tolerant to the level of submergence, support the treatment of stormwater, reduce thermal stress (provide shade), discourage unwanted geese, and be native to the Tillsonburg area. 2. Final design details of the SWM facility including the outlet is required. Page 105 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 10 of 16 3. The major overland flow system including depth and velocities must be calculated to ensure there is no increased flood risk to life, property and the environment. Ontario Regulation 178/06 A portion of the area proposed for development is located within the Regulated Area outlined in Ontario Regulation 178/06 and requires permission from the Long Point Region Conservation Authority prior to any on-site development, including grading or site alteration. The LPRCA has no objection to the concept of site development provided all concerns can be addressed. Enbridge requested that the Owner/developer provide the necessary easements and/or agreements required by Enbridge for the provision of natural gas services as a condition of draft approval. The Town Development Commissioner provided comments which are included as an attachment to this report. PUBLIC CONSULTATION An original notice of complete application was sent to surrounding property owners on August 4, 2020 and a revised version was sent on October 6, 2021. The notice of public meeting was sent on October 18, 2021, in accordance with the requirements of the Planning Act. Numerous inquiries and public comments expressing concerns with the proposal have been received, and are included as attachments to this report. Planning Analysis The subject application for draft plan of subdivision approval and zone change proposes to create 65 lots for single detached dwellings, and 7 blocks for street-fronting townhouses, totaling 24 units, in a new residential plan of subdivision served by 2 new local streets. It is the opinion of staff that the proposal is consistent with the relevant policies of the Provincial Policy Statement. The proposed development is considered to be a form of infilling that promotes a mix of housing types and represents an efficient use of lands, municipal services and infrastructure within a designated settlement area, which is consistent with Sections 1.1.1, 1.1.3.1, 1.1.3.2, 1.1.3.3 and 1.4.3 of the PPS. The impact of the proposal on surrounding natural heritage features has also been evaluated in accordance with Section 2.1.8 of the PPS. The applicant proposes to re-designate portions of the site from ‘Open Space’ to ‘Low Density Residential’ to facilitate the proposed residential subdivision. An Environmental Impact Study was provided and peer-reviewed to examine whether there are significant natural features on site, and whether they will be impacted by the proposed development. The Environmental Impact Study concluded that the vegetation removal that is proposed to occur on the golf course lands proposed for residential uses does not represent significant wetlands, or significant woodlands and the presence of the vegetation communities is reflective of the golf course or altered drainage patterns as a result of other municipal infrastructure. The EIS did identify opportunities for net environmental gain through afforestation opportunities within the proposed storm water Page 106 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 11 of 16 management block adjacent to the significant valleyland to provide an opportunity for an improved wildlife corridor. The study also concluded that the proposed geotechnical setback (and the preclusion of any development in these areas) from the top and bottom of slopes would limit the potential impacts on adjacent significant valleylands. The EIS recommended a tree -saving plan be prepared once the overall grading design has been finalized to identify the impact on individual trees and vegetation for each lot to ensure that vegetation loss is minimized wherever possible. It is recommended that a condition of draft approval be included to ensure that recommended mitigation measures and other recommendations be implemented as appropriate. The Open Space designation is reflective of the current and historic use of the lands for golf course purposes and Planning staff are of the opinion that the re-designation of portions of the site is appropriate and in-keeping with the Official Plan’s strategic goals and objectives. With regard to the policies of Section 10.3 of the Official Plan (Plans of Subdivision and Condominium) which require the developer to address a series of standard review criteria concerning the adequacy of servicing, environmental impacts, cultural resources, transportation networks and integration with surrounding developments, staff note that the required studies and reports have been received and reviewed through this Office and the recommendations of these reports can be satisfactorily addressed through the inclusion of appropriate conditions of draft approval. Although the proposed draft plan has a net residential density of 12.5 units/ha (5.1 units/ ac), less than the minimum density parameters set out in the Plan, being 15 to 30 units per hectare, planning staff are of the opinion that the proposed density in this particular instance is appropriate. The reduced density in this instance is compounded by the generous lot depth of the proposed residential lots that reflect topographical constraints and setbacks to natural heritage features that have been recommended that limits the number of units within the development; additionally there are concerns about increasing the number of units on the two cul-de-sac streets which have separate entrances and are not interconnected save for an emergency access road. Increasing the number of units on each street with only a single entrance was identified as a concern by the Town Fire and Rescue Services Department. Planning staff have reviewed the proposal and the proximity of the Class I industrial use located to the east and north fronting on John Pound Road and Borden Crescent and are of the opinion that a noise and feasibility study is not required as the dwellings located closest to the industrial use will be located almost 100 m (328’) from the industrial use and will have significant separation and noise attenuation due to the difference in elevation and the presence of the wooded slope. The industrial use is also located significantly closer to existing residential development on George Street than the residential development proposed through this application. Through the circulation process, comments were provided by Town staff indicating that due to the presence of the golf course and private greenspace and amenity areas that Town staff recommend that cash-in-lieu of parkland be required rather than a parkland dedication. The stormwater management pond in this instance will be privately owned and maintained, with the Town requiring easements for long-term access and maintenance purposes. Staff are satisfied that the requested zoning provisions to provide for reduced exterior side yard widths for corner lots, and increased maximum permitted lot coverage within the development are generally appropriate. Town Engineering staff have indicated that the relief will only apply to a couple of lots in the development, and adequate space remains for daylighting triangles to ensure that there are no impacts to sightlines or traffic movements, and through the review of the detailed engineering design for the subdivision the stormwater management facility will be required to be Page 107 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 12 of 16 sized appropriately to accommodate the proposed runoff generated by the increased lot coverage. With respect to the reduced rear yard depth of 6 m (19.6 ft), Planning staff note that although the lots proposed have generous lot depths, many of the lots will contain a geotechnical setback that is proposed to be rezoned to ‘Passive Use Open Space (OS1)’ that precludes the construction of any buildings or structures. Section 5.16 of the Zoning By-Law provides that as the proposed lots will be divided into more than one zone, the rear yard depth is to be calculated to the limit of the OS1 Zone, and as such, the proposed relief to the required rear yard depth can be considered appropriate. Adequate area will remain for amenity purposes, and no buildings will be permitted within the required geotechnical setback that is intended to ensure that the slope remains undisturbed and sufficient access remains for any required remediation activities. The proposed reduced interior side yard width for street fronting townhouse dwellings of 1.2 m in lieu of the required 3 m can be considered appropriate as the reduced setback between end units of buildings will still provide adequate room for maintenance, access, and can accommodate required drainage easements or swales. The design of the townhouse blocks must be compliant with the provisions of the Ontario Building Code respecting spatial separation between buildings. Proposed conditions of approval are also included to ensure that the recommendations of the Traffic Impact Study are implemented, and to ensure that some mitigation measures are included in the final design of the development or the reconfiguration of the golf course to ensure that stray golf balls do not pose a significant threat to the residential properties or the public right-of-ways. In light of the foregoing, Planning staff are satisfied that the proposed development is consistent with the policies of the Provincial Policy Statement and is in-keeping with the strategic initiatives and objectives of the Official Plan. As such, staff are satisfied that the applications can be given favourable consideration. The previously noted agency comments have been addressed in the recommended conditions of draft approval, where appropriate, and are provided for Council’s consideration. RECOMMENDATIONS 1. The Council of the Town of Tillsonburg approve in principle the zone change application (File No. ZN 7-20-06) submitted by 240774 Ontario Limited, for lands legally described as Part Lot 1594, Plan 500, Parts 1, 2, 5 & 6 of 41R-8700, Parts 1 & 2 of 41R-7400, in the Town of Tillsonburg, to rezone the lands Special Low Density Residential Type 2 Holding Zone, Special Low Density Residential Type 3 Holding Zone, Passive Use Open Space Zone, and Active Use Open Space Zone to facilitate the proposed draft plan of subdivision; 2. That the Council of the Town of Tillsonburg advise County Council that the Town supports the application to amend the Official Plan (File No. OP 20-09-7), submitted by 240774 Ontario Limited, for lands legally described as Part Lot 1594, Plan 500, Parts 1, 2, 5 & 6 of 41R-8700, Parts 1 & 2 of 41R-7400, in the Town of Tillsonburg, to redesignate the subject lands from ‘Open Space’ to ‘Low Density Residential’, to facilitate a draft plan of subdivision consisting 65 lots for single detached dwellings, and 7 blocks for street-fronting townhouses, totaling 24 units; 3. And further, the Council of the Town of Tillsonburg advise County Council that the Town supports the application for draft plan of subdivision, File No. SB 20-02-7, Page 108 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 13 of 16 submitted by 240774 Ontario Limited, for lands legally described as Part Lot 1594, Plan 500, Parts 1, 2, 5 & 6 of 41R-8700, Parts 1 & 2 of 41R-7400, in the Town of Tillsonburg, consisting of 65 lots for single detached dwellings, and 7 blocks for street-fronting townhouses, totaling 24 units, subject to the following conditions of draft approval: 1. This approval applies to the draft plan of subdivision submitted by 240774 Ontario Limited (SB 20-02-7) and prepared by CJDL Consulting Engineers, as shown on Plate 4 of Report No. 2021-371 and comprising Part Lot 1594, Plan 500, Parts 1, 2, 5 & 6 of 41R-8700, Parts 1 & 2 of 41R-7400, in the Town of Tillsonburg, showing 65 lots for single detached dwellings, and 7 blocks for street-fronting townhouses, totaling 24 units, in a new residential plan of subdivision served by 2 new local streets. 2. The Owner shall enter into a subdivision agreement with the Town of Tillsonburg and County of Oxford. 3. The subdivision agreement shall make provision for the payment of cash-in lieu thereof in accordance with the relevant provisions of the Planning Act, to the satisfaction of the Town of Tillsonburg. 4. The Owner agrees in writing, to install fencing and other golf ball mitigation measures as may be required by the Town, to the satisfaction of the Town of Tillsonburg. 5. The Owner agrees in writing, to satisfy all requirements, financial and otherwise, of the Town regarding construction of roads, installation of services, including water, sewer, electrical distribution systems, sidewalks, street lights, and drainage facilities and other matters pertaining to the development of the subdivision in accordance with the standards of the Town, to the satisfaction of the Town of Tillsonburg. 6. The road allowances included in the draft plan of subdivision shall be dedicated as public highways, to the satisfaction of the Town of Tillsonburg. 7. The streets included in the draft plan of subdivision shall be named, to the satisfaction of the Town of Tillsonburg. 8. The subdivision agreement shall contain provisions indicating that prior to grading and issuance of building permits, a grading plan, servicing plan, hydro and street lighting plan, and erosion and siltation control plan, along with reports as required, be reviewed and approved by the Town, and further, the subdivision agreement shall include provisions for the owner to carry out or cause to be carried out any necessary works in accordance with the approved plans an reports, to the satisfaction of the Town of Tillsonburg. 9. The subdivision agreement shall contain provisions requiring the Owners provide an overall Landscaping Plan depicting at least one (1) tree per lot, in accordance with Tillsonburg’s Design Guidelines. The Town shall approve the species of tree to be planted. 10. The Owners shall retain a Landscape Architect to prepare a landscape plan for the plan of subdivision, to the satisfaction of the Town of Tillsonburg. 11. Prior to the approval of the final plan by the County, all lots/blocks shall conform to the zoning requirements of the Town’s Zoning By-law. Certification of lot areas, frontages, and depths shall be provided to the Town by an Ontario Land Surveyor retained by the Owner, to the satisfaction of the Town of Tillsonburg. Page 109 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 14 of 16 12. Prior to the approval of the final plan by the County, the Owner shall agree in writing that all phasing of the plan of subdivision will be to the satisfaction of the Town of Tillsonburg and County of Oxford. 13. Prior to the approval of the final plan by the County, such easements as may be required for utility and drainage purposes shall be granted to the appropriate authority, to the satisfaction of the Town of Tillsonburg and County of Oxford Public Works. 14. The Owner agrees in writing, to satisfy all the requirements, financial and otherwise, including payment of applicable development charges, of the County of Oxford regarding the installation of the water distribution system, the installation of the sanitary sewer system, and other matters pertaining to the development of the subdivision, to the satisfaction of County of Oxford Public Works. 15. The subdivision agreement shall make provision for the assumption and operation of the water and sewage system within the draft plan of subdivision by the County of Oxford, to the satisfaction of County of Oxford Public Works. 16. The Owner agrees in writing, to prepare and submit for approval from County of Oxford Public Works, detailed servicing plans designed in accordance with the County Design Guidelines, to the satisfaction of County of Oxford Public Works. 17. Prior to the approval of the final plan by the County, the Owner shall receive confirmation from County of Oxford Public Works that there is sufficient capacity in the Tillsonburg water and sanitary sewer systems to service the plan of subdivision, to the satisfaction of County of Oxford Public Works. 18. The Owner agrees in writing, that a 0.3 m (1 ft) reserve along John Pound Road shall be conveyed to the County as required, free of all costs and encumbrances, to the satisfaction of County of Oxford Public Works. 19. The Owner agrees in writing, that a road widening along John Pound Road shall be conveyed to the County as required, to provide a 15 m (49.2 ft) right-of-way from the centerline of the Road, free of all costs and encumbrances, to the satisfaction of County of Oxford Public Works. 20. The Owner agrees in writing to implement the recommendations contained in the Traffic Impact Statement prepared by RC Spencer dated December 2019; including, but not limited to the following: The reconfiguration of the existing golf course driveway for access into the Eagle’s Nest cul-de-sac should be completed in accordance with best practices as outlined in the TAC Geometric Design Guide for Canadian Roads (2017). 21. The Owner agrees in writing to implement the recommendations and mitigation measures contained in the Environmental Impact Study prepared by Vroom + Leonard, dated April 2021, and any peer-review recommendations of such study. 22. Prior to any tree removal or grading works, the Owner agrees to prepare a tree saving plan, in accordance with the recommendations of the Environmental Impact Study, prepared by Vroom + Leonard, dated April 2021. 23. Prior to the approval of the final plan by the County, the Owner shall agree in writing to satisfy the requirements of Canada Post Corporation with respect to advising prospective Page 110 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 15 of 16 purchasers of the method of mail delivery; the location of temporary Centralized Mail Box locations during construction; and the provision of public information regarding the proposed locations of permanent Centralized Mail Box locations, to the satisfaction of Canada Post. 24. Prior to the approval of the final plan by the County, the Owner shall agree in writing, to satisfy the requirements of Enbridge that the Owner/developer provide Enbridge Limited with the necessary easements and/or agreements required for the provisions of gas services, to the satisfaction of Enbridge Limited. 25. Prior to the approval of the final plan by the County, the Owner shall secure clearance from the Long Point Region Conservation Authority (LPRCA), indicating that final lot grading plans, cut and fill plan, soil conservation plan, and stormwater management plans have been completed to their satisfaction. 26. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by the Town of Tillsonburg that Conditions 2 to 12 (inclusive), have been met to the satisfaction of the Town. The clearance letter shall include a brief statement for each condition detailing how each has been satisfied. 27. Prior to the approval of the final plan by the County, the Owner shall secure clearance from the County of Oxford Public Works Department that Conditions 12 to 18 (inclusive), have been met to the satisfaction of County Public Works. The clearance letter shall include a brief statement for each condition detailing how each has been satisfied. 28. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by Canada Post Corporation that Condition 23 has been met to the satisfaction of Canada Post. The clearance letter shall include a brief statement detailing how this condition has been satisfied. 29. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by Union Gas that Condition 24 has been met to the satisfaction of Union Gas. The clearance letter shall include a brief statement detailing how this condition has been satisfied. 30. Prior to the approval of the final plan by the County, the County of Oxford shall be advised by LPRCA that Condition 25 has been met to the satisfaction of LPRCA. The clearance letter shall include a brief statement detailing how this condition has been satisfied. 31. Prior to the approval of the final plan by the County, the Owner shall provide a list of all conditions of draft approval with a brief statement detailing how each condition has been satisfied, including required supporting documentation from the relevant authority, to the satisfaction of the County of Oxford. 32. This plan of subdivision shall be registered within three (3) years of the granting of draft approval, after which time this draft approval shall lapse unless an extension is authorized by the County of Oxford. Page 111 of 172 Report No: CP 2021-371 COMMUNITY PLANNING Council Date: November 1, 2021 Page 16 of 16 SIGNATURES Authored by: Eric Gilbert, MCIP, RPP Senior Planner Approved for submission: Gordon K. Hough, RPP Director Page 112 of 172 April 23, 2020 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. This is not a plan of survey Legend 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 Nos: OP 20-09-7, ZN 7-20-06, SB 20-02-7 - 2407774 Ontario Limited Part Lots 1594, Plan 500- 101 John Pound Road, Town of Tillsonburg Subject Lands Baldwin Street Bridle Path John Pound Road Holland Gate Wilson Avenue Page 113 of 172 April 23, 2020 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. This is not a plan of survey Legend 2420 Notes NAD_1983_UTM_Zone_17N 121 Meters Zoning Floodlines Regulation Limit 100 Year Flood Line 30 Metre Setback Conservation Authority Regulation Limit Regulatory Flood And Fill Lines Land Use Zoning (Displays 1:16000 to 1:500) Plate 2: 2015 Aerial Map File Nos: OP 20-09-7, ZN 7-20-06, SB 20-02-7 - 2407774 Ontario Limited Part Lots 1594, Plan 500- 101 John Pound Road, Town of Tillsonburg Holland Gate Baldwin Street Wilson Avenue Bridle Path John Pound Road Subject Lands Page 114 of 172 April 23, 2020 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. This is not a plan of survey Legend 2050 Notes NAD_1983_UTM_Zone_17N 102 Meters 100 Metre Buffer Ingersoll Village Land Use Designation Village Core Service Commercial Low Density Residential Medium Density Residential Industrial Major Institutional Future Urban Growth Open Space Environmental Protection School Requiring Secondary Planning (See Sec. 4.2.2.4) Land Use Designation Residential Residential Reserve Central Business District Entrepreneurial District Neighbourhood Shopping Centre Service Commercial Regional Commercial Node Business Park Traditional Industrial Community Facility Open Space Environmental Protection Future Urban Growth Rural Buffer Industrial Site Specific Policy Area Agricultural Reserve Settlement County Biosolid Storage Facility County Landfill Site Quarry Area Industrial Linear Rural Cluster Pedestrian Predominate Area Plate 3: Official Plan Designation File Nos: OP 20-09-7, ZN 7-20-06, SB 20-02-7 - 2407774 Ontario Limited Part Lots 1594, Plan 500 , Parts 1, 2, 5 & 6 of 41R-8799, Parts 1 & 2 of 41R-7400- 101 John Pound Road Baldwin Street Holland Gate Wilson Avenue Bridle Path John Pound Road Subject Property Page 115 of 172 PHASE 1PHASE 24 0 41 42 43 44 4546474849505152535455565 7 58 7 2 7 1 7 0 69 68 67 6665 646362616059161514131211109875432 353433323130292827262524232221 20 19 1839 3 8 3 736 6171 BLOCK 73BLO C K 7 4 BLOCK 75HOLLANDGATE BALDWIN STREETBRIDLE PATHFAIRWAY DRIVEEAGLE'S NESTJ O H N P O U N D S T R E E T - COU N T Y R D . N o . 5 1 BORDEN CRESCENTAPPROXIMATELOCATION FORSWM AREASITEADJACENT LANDS OWNED BY PROPONENT Cyril J. Demeyere LimitedP.O. Box 460, 261 BroadwayTillsonburg, Ontario. N4G 4H8Tel: 519-688-1000866-302-9886Fax: 519-842-3235cjdl@cjdleng.comA<S PLA< INDUSTRIAL -• ,~ /:1 ~ ~ . ., ---{; "'-\ \ ·-/ :;'-'·<·' ,-~/ -/ ' /: / \ '• ' ' ,, ,,, -' , "\ ____ \ ~ ·, _) I ) ' / KEY PLAN SCALE 1: 10,000 DRAFT PLAN SUBDIVISION PART OF OF LOT 1594 JUDGE'S PLAN PARTS 1, PARTS 1 REGISTERED AS PLAN No. 2, & 5, 2, & 6, PLAN PLAN 41R-8799 41 R-7400 TOWN OF TILLSONBURG COUNTY OF OXFORD SCALE 1:1000 0 10 25 50 METRE 100 NOTE: ORIGINAL CONTOURS SHOWN FROM 20XX CJDL SURVEY LEGEND ------SUBDIVISION LIMITS AREA SUMMARY 500 AREA DESCRIPTION (ha) LOTS 1-15, 19-39, 44-72 SINGLE DETACHED RESIDENTIAL 7.96 (65 LOTS) LOTS 16-18, 40-43 TOWNHOME RESIDENTIAL 1.53 (24 DWELLINGS) BLOCK 73 FUTURE RESIDENTIAL 0.17 BLOCKS 74 & 75 ROAD WIDENING 0.16 DEDICATED STIREETS FAIRWAY DRIVE, EAGLE'S NEST 2.33 TOTAL 12.15 INFORMATION REQUIRED UNDER SECTION 51 (17) (A) ON PLAN OF THE PLANNING ACT RSO 1990 (B) ON PLAN (C) ON PLAN (D) LOTS 1-15, 19-39, 44-72 -SINGLIE DETACHED RESIDENTIAL LOTS 16-18, 40-43 -TOWNHOME RESIDENTIAL BLOCK 73 -FUTURE RESIDENTIAL DEDICATED STREETS -EAGLE'S NEST, FAIRWAY DRIVE BLOCKS 74 & 75 -ROAD WIDENING (E) NORlrl -EXISTING RESIDENTIAL WEST -EXISTING RESIDENTIAL EAST -PASSIVE USE OPEN SPACE ZONE SOUTH -EXISTING GOLF COURSE, PASSIVE USE OPEN SPACE ZONE (F) ON PLAN (G) ON PLAN (H) TOWN WATER AVAILABLE (I) SAND (J) ON PLAN (K) (L) STORM SEWERS, SANITARY SEWERS, TELEPHONE, GAS, T.V.CABLE TOWN OF TILLSONBURG OFFICIAL PLAN AND ZONING BY-LAWS DISTANCES SHOWN ON THIS PLAN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048. D'M:,IER's CERJJFICAJE 2407774 ONTARIO LIMITED, THE REGISTERED OWNER OF lrlE LANDS TO BE SUBDIVIDED, HEREBY AUlrlORIZE CYRIL J. DEMEYERE LIMITED TO SUBMIT lrllS DRAFT PLAN OF SUBDIVISION FOR APPROVAL. DATE KASSANDRA WAY, SECRETARY TREASURER 2407774 ONTARIO LIMITED lrlE TOWN OF TILLSONBURG, THE REGISTERED OWNER OF THE LANDS TO BE SUBDIVIDED, HEREBY AUlrlORIZE CYRIL J. DEMEYERE LIMITED TO SUBMIT lrllS DRAFT PLAN OF SUBDIVISION FOR APPROVAL. DATE DATE SURVEYOR'S CERTIFICATE STEPHEN MOLNAR, MAYOR TOWN OF TILLSONBURG MICHELLE SMIBERT, CLERK TOWN OF TILLSONBURG I HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AND THEIR RELATIONSHIP TO lrlE ADJACENT LANDS ARE ACCURATELY AND CORRECTLY SHOWN ON lrllS PLAN. DATE KIM HUSTED, ONTARIO LAND SURVEYOR CJDL Consulting Engineers 18093 26 AUG 2021 Plate 4: Proposed Draft Plan of Subdivision File Nos: OP 20-09-7, ZN 7-20-06, SB 20-02-7 - 2407774 Ontario Limited Part Lot 1594, Plan 500, Parts 1, 2, 5 & 6 of 41R-8799, Parts 1 & 2 of 41R-7400- 101 John Pound Road, Town of TillsonburgPage 116 of 172 1 Eric Gilbert From:Cephas Panschow <CPanschow@tillsonburg.ca> Sent:June 22, 2020 3:18 PM To:Planning Cc:Eric Gilbert Subject:RE: Applications- OP 20-09-7, ZN 7-20-06, SB 20-02-7- 101 John Pound Road, Town of Tillsonburg Attachments:072715-NAGA_Report_from_RBC_Canadian_Open.pdf; Golf_Industry_Consumer_Behaviour_Study(Sep12,12).pdf; SNG-Golf- Economic_Impact_of_Golf_in_Canada-Executive-Summary(Jun2,2014).pdf My comments are below, but just wondering if any comments have been provided from any Town department with respect to any agreement between the Town and the Golf course owner/previous owner, and specifically, relating to any conditions that may have been put in place as part of the redevelopment of the golf course prior to the expanded course opening in 2009? Any agreement entered into may be critical with respect to understanding how best to move forward with this application as there may have been commitments with respect to the golf course based on the Town’s support and lands transferred at that time. In order to better provide comments on the proposed partial conversion of a public golf course into a smaller, 12-hole public golf course and residential development, I conducted some research on the golf industry as a whole. The below data is taken from the most recent studies I could find (2012 and 2014) for the golf industry in Canada. The data is from the National Allied Golf Associations. Some key statistics on the golf industry in Canada (CANADIAN GOLF CONSUMER BEHAVIOUR STUDY, Conducted by NAVICOM on behalf of the National Allied Golf Associations, FINDINGS REPORT (Published September 12, 2012)):  Among the population of approximately 5.7 million golfers, the number of people entering the game is equal to the number of people leaving the game (18% or approximately 1.026 million people).  Among the population of golfers, the number of golfers playing fewer rounds (38%) is greater than the number of golfers playing more rounds (14%).  Spending is generally flat, or in some cases, decreasing.  The total direct economic activity (total direct sales, golf related travel, capital spending) resulting from the Canadian Golf Industry is estimated at $19.7 billion. Direct revenues generated directly by golf courses and their facilities, and stand-alone driving and practice ranges ($5.0 billion) rivals the revenues generated by all other participation sports and recreation facilities combined ($4.8 billion) in Canada!  The study’s Sustain the Game implications identify that Innovation is required to help players overcome the time & money challenges. Innovative ways to address this include:  Shorten courses (takes less time to play)  Simplify courses for beginners (innovation around the game in introductory stages i.e. beginner times to play, fewer holes to play, etc.)  Lower costs 2014 Economic Impact of Golf in Canada, National Allied Golf Association (NAGA), May 29, 2014:  Based on direct, indirect and induced impacts, Canada’s 2013 golf cluster economic impact accounts for about $14.3 billion of Canada’s Gross Domestic Product (GDP), up from $12.2 billion in 2008. o 300,100 jobs; o $8.3 billion in household income; o $1.4 billion in property and other indirect taxes; and, Page 117 of 172 2 o $2.2 billion in federal and provincial income taxes.  Other Benefits of Golf: o Environmental Benefits – Over 175,000 hectares of green space managed by approximately 2,308 golf course operators, including 30,000 hectares of unmanaged wildlife habitat under golf course stewardship. o Golf Participation – SNG estimates, based on starts reported by operators and rounds played reported by Canadian golfers, that approximately 60 million rounds of golf were played in 2013. o According to a recent NAVICOM study – there are close to 5.7 million golfers in Canada. o Employment Opportunities – The Canadian Golf Industry provides an excellent employment opportunity, with as many as 37% of those working at Canadian golf courses being students. o Charitable Activity – In 2013 there were nearly 37,000 charitable events hosted at Canadian courses (25,000 in 2008). Using conservative estimates, these events raise more than $533 million for charitable causes across Canada. o Golf Tourism – Canadian travelers make more than 1 million trips involving golf, spending $2.5 billion annually on golf-related travel within Canada (including on-course spending at courses visited). Foreign visiting golfers spent $1.6 billion on golf related travel and on-course spending.  The Canada Golf Economy has more likely recovered to pre-Global Economic Crisis levels, maintaining some of the key metrics in terms of revenues and level of play, in the wake of both the 2008 global recession and the ongoing demographic shift that has been taking place in golf since about 2000 o While rounds played are down (26,100 per course in 2013 from 28,700 in 2008), revenues are equivalent to 2008 levels. o 2013 operating expenditures are in line with 2008 spending. o Capital spending (e.g., course improvements, infrastructure) in 2013, at $650 million, nearly $140 million more than the $511 million (2013$) in 2008. o Courses are providing their services with fewer workers, with employment down in 2013 by as much as 20% from 2008 levels and courses employer fewer students (37% from 43% in 2008). o Canadian golfers increased their spending on golf and golf related travel outside of Canada from $1.9 billion (2013$) in 2008 to $4.6 billion in 2013.  For their part, golfers still managed to spend slightly more on golf in Canada: $15.6 billion (2013$) in 2013 compared to $14 billion (2013$) in 2008.  NAGA leaders report positive news from annual meeting at RBC Canadian Open (2015) - https://www.ngcoa.ca/news/3786/naga-leaders-report-positive-news-from-annual-meeting-at-rbc-canadian-open  Another report released in 2015 – Golf Facilities in Canada 2015 – revealed the following snapshot regarding golf facilities in Canada: o Canada is home to 2,346 public and private golf facilities; ranking it third in the world in total supply. o Seventy-seven per cent of the total golf supply is located in Canada’s four most populated provinces— Ontario, Québec, Alberta and British Columbia. o Canada features nine 12-hole facilities (six of which are in Ontario) and three 6-hole facilities. o Course construction peaked in the 1960s with the opening of more than 420 facilities. A second significant growth spurt occurred in the period between 1990 and 1999, when more than 310 courses— 13 per cent of total supply —opened. The growth was highlighted by the opening of 257 facilities in the four largest provinces: Ontario, Québec, Alberta and British Columbia. o Since 2010 (to 2015), 29 facilities have opened in six different provinces. In recent years, Canada has seen only moderate growth, and currently has 31 18-hole equivalent facilities in various stages of development. Of those facilities in various stages of development, 17 have broken ground including seven in Alberta and four in Nova Scotia. Nearly 60 per cent of new projects are tied to a real estate development. o In the past five to 10 years, 158 facilities have closed. One in five of those closures were located in Ontario, which is home to 35 per cent of the total supply of Canada’s facilities. Three of Canada’s 10 provinces have seen fewer than five facility closures during the past decade. Page 118 of 172 3 Comments: It is a common perception that the golf industry is, at best, flat, and at worst declining. Certainly, course construction, which had experienced the second highest growth spurt in the 1990-1999 period, has declined quite significantly. The studies indicate that the number of golfers is flat, many are playing fewer rounds, spending is flat or declining, number of youth entrances into the sport are lower than in the past, etc. All in all, the golf industry is experiencing significant pressures. However, based on the most recent industry studies available (2012 and 2014), the golf industry is still relatively strong. One of the industry’s major strengths is its size with the total direct economic activity (total direct sales, golf related travel, capital spending) resulting from the Canadian Golf Industry estimated at $19.7 billion and 5.7 million golfers in Canada (2014). Direct revenues generated directly by golf courses and their facilities, and stand-alone driving and practice ranges ($5.0 billion) rivals the revenues generated by all other participation sports and recreation facilities combined ($4.8 billion) in Canada! There are also significant other benefits to golf; including Environmental, Stewardship, Employment, Tourism, etc. Locally, the golf industry is a microcosm of these trends and pressures with a couple of golf courses (Norwich, Mount Elgin) having closed with others experiencing pressures. The Bridges at Tillsonburg golf course expansion plans started well after the peak of course construction in Canada and opened in 2009, during the peak of the Global Economic Crisis. Since then, both the national, provincial and local golf industry has rebounded to previous levels, but there are still challenges within the industry. Locally, it is likely that golf courses are seeing declining number of golfers and events as well as flat number of rounds. Additionally, with the large growth in revenue being spent outside of the country (nearly tripling from 2008 to 2013!), it is likely that there are significant economic leakages with respect to spending on golf both outside of Tillsonburg and outside of Canada. However, there are also a number of positive trends that may start paying dividends for the courses that remain. These include the decreased supply of golf courses in the area, the increased investment in remaining golf courses, the significant population growth of the region, the growing number of people in older demographic groups (growth in an absolute sense), etc. Anecdotally, there are reports of increased demand for golfing due to the limited recreational opportunities available due to current and ongoing impacts from the Coronavirus pandemic, which could reinvigorate previous golfers and attract new golfers to the sport. However, the long term impacts of the pandemic remain to be seen. The studies sourced noted a number of strategies that are being used to deal with the changing economic climate for the golf industry. These include:  Shorten courses (takes less time to play)  Simplify courses for beginners (innovation around the game in introductory stages i.e. beginner times to play, fewer holes to play, etc.)  Lower costs  Nearly 60 per cent of recent projects (2010-2015) are tied to a real estate development. Further, the study identifies that Canada has nine 12-hole facilities (six of which are in Ontario) and three 6-hole facilities. The proposed redevelopment of the Bridges at Tillsonburg course speaks to many of the strategies being used to ensure the feasibility of golf courses in the future. Namely, a shortened course/12 hole facility, potential simplification of the course, and being tied to a real estate development. Based on the economic factors facing the golf industry and recent trends, it appears that the redevelopment proposal, which combines the addition of 90 residential units on the property while maintaining a smaller golf course, is reasonable. However, it will be critical to ensure that the benefits of the original 2007-09 redevelopment (re- Page 119 of 172 4 invigorated course, public trails, etc) are maintained, and possibly enhanced as well as maintaining current off-season uses for the lands (tobogganing hill). Specifically, holes (#1?, #18?) may have to be changed in order to provide suitable flow for golfers. Is the developer able to provide a summary plan for how the re-envisioned golf course will work and how any impacts, both during and after construction, will be mitigated? In terms of the Town owned ravine and other lands located along and to the west of the unopened Borden Crescent road allowance, are there any opportunities to discuss potential reconfigurations/transfer of lands to facilitate the development as well as trails, etc? Is the developer interested in acquiring the slope lands between Borden Crescent and the future Eagle’s Nest roadway for additional lot depth (should the Town be interested)? Other Questions:  Will the existing golf course laneway be maintained off of the Eagle’s Nest roadway to the clubhouse or will future access be only off the Eagle’s Nest roadway?  Will any additional connections between the trails to the north and south of the golf course be created/maintained as the result of this development?  What is the plan for the other lands previously used for golfing, i.e. lands on which holes 2 and 5 are located, tee for hole 6, etc? In summary, this proposed development has the opportunity to be a signature development for the Town that will result in the creation of an additional 90 residential units with the potential to attract a wide variety of people from both within Tillsonburg and across the region. If properly planned and implemented, this development could support new housing with environmental amenities, increase the supply of ravine lots within the Town/region, attract new residents, and better position the Town to attract people within its target markets (the middle third, talent, etc), while enabling the ongoing sustainability of a multi-use recreational facility (golf, trails, tobogganing, etc) for the benefit of all. Note: Should more recent reports regarding the golf industry be published, comments should be reviewed in light of any potential changes in the data. Sources: CANADIAN GOLF CONSUMER BEHAVIOUR STUDY, Conducted by NAVICOM on behalf of the National Allied Golf Associations, FINDINGS REPORT (Published September 12, 2012)) 2014 Economic Impact of Golf in Canada, National Allied Golf Association (NAGA), May 29, 2014 Golf Facilities in Canada 2015 report From: Eric Gilbert [mailto:egilbert@oxfordcounty.ca] Sent: April-23-20 10:39 AM To: Public Works Development; Engineering Services; Shayne Reitsma; Kevin DeLeebeeck; Geno Vanhaelewyn; Rick Cox; Fire; Cephas Panschow; Michelle Smibert; David Rizzuto; Derek Schonewille; Long Point Region (planning@lprca.on.ca); TVDSB - Planning (planning@tvdsb.ca); Kelly Buchanan; Quinten Wilson (quinten.wilson@execulinktelecom.ca); rmclean@office.ldcsb.on.ca; Bell Circulations; Rogers; Mark Renaud; Suzanne Renken; kay.grant@ontario.ca; Jeff Soetemans (jeff.soetemans@execulinktelecom.ca); Connie Richarson; Frances Aparicio; Frances Egan; Karissa Vergeer; Neil Mazey; mandrews@packetworks.net Cc: Planning; Planning; Parcels Subject: Applications- OP 20-09-7, ZN 7-20-06, SB 20-02-7- 101 John Pound Road, Town of Tillsonburg Good Morning, Page 120 of 172 1.0 PURPOSE OF THE AMENDMENT The purpose of this amendment is to re-designate the portion of the subject lands that is currently ‘Open Space’ to ‘Low Density Residential’ to facilitate the development of a residential draft plan of subdivision, consisting of 65 lots for single detached dwellings and 7 blocks for street fronting townhouse dwellings. 2.0 LOCATION OF LANDS AFFECTED The subject lands are described as Part Lot 1594, Plan 500, Parts 1, 2, 5 & 6 of 41R-8799, Parts 1 & 2 of 41R-7400, in the Town of Tillsonburg. The lands are located on the south side of Baldwin Street, north side of John Pound Road, and west side of Borden Crescent in the Town of Tillsonburg. 3.0 BASIS FOR THE AMENDMENT The purpose of this amendment is to re-designate the portion of the subject lands that is currently ‘Open Space’ to ‘Low Density Residential’ to facilitate the development of a residential draft plan of subdivision, consisting of 65 lots for single detached dwellings and 7 blocks for street fronting townhouse dwellings. It is the opinion of Council that the proposal is consistent with the relevant policies of the Provincial Policy Statement. The proposed development is considered to be a form of infilling that promotes a mix of housing types and represents an efficient use of lands, municipal services and infrastructure within a designated settlement area, which is consistent with Sections 1.1.1, 1.1.3.1, 1.1.3.2, 1.1.3.3 and 1.4.3 of the PPS. The impact of the proposal on surrounding natural heritage features has also been evaluated in accordance with Section 2.1.8 of the PPS. The Open Space designation is reflective of the current and historic use of the lands for golf course purposes and Council are of the opinion that the re-designation of portions of the site is appropriate and in-keeping with the Official Plan’s strategic goals and objectives. Although the proposed draft plan has a net residential density of 12.5 units/ha (5.1 units/ ac), less than the minimum density parameters set out in the Plan, being 15 to 30 units per hectare, Council is of the opinion that the proposed density in this particular instance is appropriate. The reduced density in this instance is compounded by the generous lot depth of the proposed residential lots that reflect topographical constraints and setbacks to natural heritage features that have been recommended that limits the number of units within the development; additionally there are concerns about increasing the number of units on the two cul-de-sac streets which have separate entrances and are not interconnected save for an emergency access road. Further, it is the opinion of Council that the subject application is consistent with the policies for Low Density Residential areas within the Town. The Low Density Residential designation is intended for areas to be primarily developed or planned for a variety of low rise, low density housing forms including single-detached dwellings, semi-detached, duplex or converted dwellings, quadraplexes, townhouses and low density cluster development. In light of the foregoing, Council is satisfied that the proposal is consistent with the policies of the Provincial Policy Statement and is in-keeping with the strategic initiatives and objectives of the County Official Plan. Page 121 of 172 4.0 DETAILS OF THE AMENDMENT 4.1 That Schedule “T-1” – Town of Tillsonburg Land Use Plan, is hereby amended by designating those lands identified as “ITEM 1” on Schedule “A” attached hereto as “Residential”. 4.2 That Schedule “T-2” – Town of Tillsonburg Residential Density Plan, is hereby amended by designating those lands identified as “ITEM 2” on Schedule “A” attached hereto as “Low Density Residential”. 5.0 IMPLEMENTATION This Official Plan Amendment shall be implemented in accordance with the implementation policies of the Official Plan. 6.0 INTERPRETATION This Official Plan Amendment shall be interpreted in accordance with the interpretation policies of the Official Plan. Page 122 of 172 1 Eric Gilbert From:Eric Gilbert Sent:October 21, 2021 6:04 PM To:Planning Subject:FW: Amendments to the official plan & zoning By-law Eric Gilbert, MCIP RPP Senior Planner| Community Planning County of Oxford -----Original Message----- From: Brian Watson <bwatiwatson@gmail.com> Sent: October 21, 2021 1:56 PM To: Eric Gilbert <egilbert@oxfordcounty.ca> Cc: Brian Watson <bwatiwatson@gmail.com>; dgilvesy@tillsonburg.ca; Chris Parker <cparker@tillsonburg.ca> Subject: Amendments to the official plan & zoning By-law CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or on clicking links from unknown senders. Eric: Files OP20-09-7, SB 20-02-7 & ZN 7-20-06 My name is Brian Watson. I have resided at 143 Baldwin Street for the past 12 years. I was born and raised in Tillsonburg, and then left for a number of years to pursue my career. When my wife and I started to consider retirement, we visited a number of small communities in Ontario to evaluate the options available. But, after weighing the pros and cons, we decided that Tillsonburg was the winner by a wide margin. Friends, family, small town feel and access to a Championship 18 hole golf course, made coming Home a no brainer. I read all the articles about expanding the existing course and I find it difficult to comprehend that the committee of experts had it wrong a few short years ago! I’m sure there will be some that are content with a 12 hole layout, but for the die hard passionate golfer, it will be like playing a partial game of curling, crib or euchre. Page 123 of 172 2 I’m also sure the developers will construct a beautiful subdivision, but at the expense of one of the few remaining wide open green spaces in our growing town. Respectfully Brian Watson Sent from my iPad Page 124 of 172 1 Eric Gilbert From:Eric Gilbert Sent:October 21, 2021 6:05 PM To:Planning Subject:FW: [EXT] Fwd: Amendments to the official plan & zoning By-law OP20-09-7, SB 20-02-7 & ZN 7-20-06 Eric Gilbert, MCIP RPP Senior Planner| Community Planning County of Oxford From: D Barnard Financial Group Ltd (Derek Barnard) <Derek.Barnard@freedom55financial.com> Sent: October 21, 2021 3:50 PM To: Eric Gilbert <egilbert@oxfordcounty.ca> Cc: Brian Watson <bwatiwatson@gmail.com>; dgilvesy@tillsonburg.ca; cparker@tillsonburg.ca; Stephen Molnar <smolnar@tillsonburg.ca>; dberes@tillsonburg.ca Subject: FW: [EXT] Fwd: Amendments to the official plan & zoning By-law CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or on clicking links from unknown senders. Good afternoon Eric, I would like to echo Brian’s comments below and add a few of my own. I am a resident on Bridle Path and I’ve seen the recent correspondence from the County regarding the rezoning application. I have a hard time reasoning that town and county council could be in agreement with rezoning the golf course land from open space and environmental protection to residential at a time when most communities are in search of green space. The transition from 9 to 18 holes was a long tough process and the result is a beautiful golf course, trail, year round recreational facility and a true local wildlife habitat. As a community I would hope that we would be fighting to save these local treasures. I welcome comments from any of the above people cc’d on this email. Derek Barnard Subject: [EXT] Fwd: Amendments to the official plan & zoning By-law Sent from my iPad Begin forwarded message: From: Brian Watson <egilbert@oxfordcounty.ca> Date: October 21, 2021 at 1:56:04 PM EDT To: egilbert@oxfordcounty.ca Page 125 of 172 2 Cc: Brian Watson <bwatiwatson@gmail.com>, dgilvesy@tillsonburg.ca, Chris Parker <cparker@tillsonburg.ca> Subject: Amendments to the official plan & zoning By-law Eric: Files OP20-09-7, SB 20-02-7 & ZN 7-20-06 My name is Brian Watson. I have resided at 143 Baldwin Street for the past 12 years. I was born and raised in Tillsonburg, and then left for a number of years to pursue my career. When my wife and I started to consider retirement, we visited a number of small communities in Ontario to evaluate the options available. But, after weighing the pros and cons, we decided that Tillsonburg was the winner by a wide margin. Friends, family, small town feel and access to a Championship 18 hole golf course, made coming Home a no brainer. I read all the articles about expanding the existing course and I find it difficult to comprehend that the committee of experts had it wrong a few short years ago! I’m sure there will be some that are content with a 12 hole layout, but for the die hard passionate golfer, it will be like playing a partial game of curling, crib or euchre. I’m also sure the developers will construct a beautiful subdivision, but at the expense of one of the few remaining wide open green spaces in our growing town. Respectfully Brian Watson Sent from my iPad Page 126 of 172 1 Eric Gilbert From:Eric Gilbert Sent:October 22, 2021 11:06 AM To:Planning Subject:Fwd: Golf Course Begin forwarded message: From: Katie Benko <katherinebenko@hotmail.com> Date: October 22, 2021 at 09:25:19 EDT To: Eric Gilbert <egilbert@oxfordcounty.ca> Subject: Golf Course CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or on clicking links from unknown senders. Good morning, I have been given your contact information to express concern about the golf course development in Tillsonburg. If there is any petition that I can sign or way of showing support for keeping the 18 hole golf course as is, I would like to offer my backing. I was born and raised in Tillsonburg and have recently moved back and purchased a home here. I grew up riding my bike to the golf course to attend junior league with my friends. I hope to one day be able to provide this experience to my own children. With the growing housing development in our little town, I believe the last thing that we need to do is lose a cherished facility (that many local people fought to support) for the purpose of more homes. There is plenty of untapped land for residential neighbourhoods in Tillsonburg. Also, the pure logistics of adding more traffic off of Baldwin Street warrants concern. I appreciate your time and support. Kindest regards, Katie Benko Page 127 of 172 1 Eric Gilbert From:Monique & Dan Blahitka <mblahitka@sympatico.ca> Sent:October 26, 2021 4:07 PM To:Planning Subject:Monday nov 1st meeting - The Bridges CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or on clicking links from unknown senders. When will the grading plan be prepared and the tree saving plan to inventory the trees that will be removed or disturbed. the EIS report is subject to this plan. Decisions can't be made until all documents are submitted and reviewed . Monique Blahitka 14 Bridle Path Tillsonburg. Sent from my iPad Page 128 of 172 1 Eric Gilbert From:Eric Gilbert Sent:October 23, 2021 9:14 AM To:Planning Subject:Fwd: Development Begin forwarded message: From: Jim Calvert <jim.calvert@imaltd.com> Date: October 23, 2021 at 08:53:54 EDT To: Eric Gilbert <egilbert@oxfordcounty.ca> Cc: cparker@tillsonburg.ca, jgilvesy@tillsonburg.ca Subject: Development CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or on clicking links from unknown senders. Dear Egilbert I have no idea what value my email may have, however I hope that many Tillsonburg and area residents will share their disappointment and speak out, with the loss of our eighteen hole golf course. My family and I settled our business in Tillsonburg in 1990 and even when we retired in 2012 it was an easy decision to keep the company in the family and remain in the town we are proud to call home. Tillsonburg is a unique community consisting of residents who are proud to call it home, and are eager to participate to improve and support whenever called upon. During a public presentation to council i stated that the difference between Tillsonburg and other communities in the country was that when a project was proposed that would improve our community it was never a question of HOW RATHER WHEN CAN WE BEGIN. There are examples of how Tillsonburg differentiates itself with the annual hospital tournament that raises in excess of thirty thousand a year to purchase specific equipment, the lake Lisgar enhancement, the Scott McClean ice pad and the expansion from nine to eighteen at the Bridges to mention just a few. When our nine holes was being converted to eighteen I was part of a committee that ran a tournament called YOURS TO PLAY, and with the support of our service clubs, local companies and citizens we raised in excess of forty eight thousand dollars in one day. It should also be known that in four short years following the expansion to eighteen the Bridges was named one of the top ten public courses in Ontario. In my opinion it will be a Shame to see this beautiful peace of land that is such a historical part of Tillsonburg being turned into simply another housing development. Regards Jim Calvert Sent from my iPhone Page 129 of 172 1 Eric Gilbert From:Richard VanMaele <ravanmaele@gmail.com> Sent:October 21, 2021 2:52 PM To:Planning Subject:Zone Change at the Bridges at Tillsonburg Attachments:20211009_171854649_iOS.heic; 20211009_171906149_iOS.heic; 20211019_153927625 _iOS.heic CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or on clicking links from unknown senders. Hello I am writing to you in regards to Files: OP 20-09-7; SB 20-02-7 & ZN 7-20-06 (2407774 Ontario Ltd) I live at 8 Bridle Path, Tillsonburg, ON N4G 5L9 and my property buts up to the subject lands and as you can imagine, I am not thrilled about the potential development but I am more concerned about the flow or management of excess water from the subject lands. If you have to change the elevation of that property, water could flow back and flood the existing residential property. In the drawings that you provided there is nothing depicting drainage between the subject lands and the existing residential property. The subject lands on the west side of the proposal are poorly drained and extremely wet. This year there has been water laying on the surface of the ground for most of the season and if you walk along the edge of the tree line towards Baldwin Street the soil moves under your feet as if you are walking in a swamp and not on a golf course.I have attached a couple of photos taken over a 10 day period to show you how wet it gets out there. Thanks -- Richard VanMaele H:(519)409-1670 C:(519)842-0331 Page 130 of 172