220517 Boundary Adjustment Committee AgendaPage 1 of 2
The Corporation of the Town of Tillsonburg
Boundary Adjustment Advisory Committee
May 17, 2022
7:30 a.m.
Hybrid
AGENDA
1.Call to Order
2.Adoption of Agenda
Proposed Resolution #1
Moved by:
Seconded by:
THAT the Agenda as prepared for the Boundary Adjustment Advisory Committee
meeting of May 17, 2022 be adopted.
3.Minutes of the Previous Meeting (ATTACHED)
Proposed Resolution #2
Moved by:
Seconded by:
THAT the Minutes as prepared for the Boundary Adjustment Advisory Committee
meeting of April 19, 2022 be adopted.
4.Disclosures of Pecuniary Interest and the General Nature Thereof
5.General Business and Reports
5.1 Oxford County Planning Memo – Updated Residential Inventory and Forecast
(ATTACHED)
5.2 Tillsonburg Land Inventory (ATTACHED)
5.3 Tillsonburg Boundary Lands – Constraint Mapping (ATTACHED )
Page 2 of 2
6.Round Table
7.Next Meeting
June 21, 2022
8.Adjournment
Proposed Resolution #3
Moved by:
Seconded by:
THAT the May 17, 2022 Boundary Adjustment Advisory Committee meeting be
adjourned at _____ a.m.
5.4 Boundary Service Review (ATTACHED)
Page 1 of 3
The Corporation of the Town of Tillsonburg
Boundary Adjustment Advisory Committee Meeting
April 19, 2022
7:30 a.m.
Electronic
MINUTES
Present: Dave Bares (Chair), Mayor Stephen Molnar, Andrew Burns, Samantha
Hamilton,
Absent with Regrets:
Cedric Tomico
Also Present:
Cephas Panschow, Development Commissioner
Kennedy Atkinson, Acting Executive Assistant
Kyle Pratt, Chief Administrative Officer
1.Call to Order
The Chair called this meeting to order at 7:34 a.m.
2.Adoption of Agenda
Resolution #1
Moved by: Samantha Hamilton
Seconded by: Andrew Burns
THAT the Agenda as prepared for the Economic Development Advisory Committee
meeting of April 12, 2022, be adopted.
CARRIED
3.Minutes of the Previous Meeting
Page 2 of 3
Resolution #2
Moved by: Andrew Burns
Seconded by: Samantha Hamilton
THAT the minutes prepared for the Boundary Adjustment Advisory Committee
meeting of March 8, 2022 be adopted.
CARRIED
4.Disclosures of Pecuniary Interest and the General Nature Thereof
No Disclosures of Pecuniary Interest and the General Nature Thereof
5.General Business and Reports
5.1 Update on Tillsonburg Land (Residential/Industrial) Inventory. Update and
Constraint Mapping
Development Commissioner, Cephas Panschow provided an update on the land
inventory. Mapping of land that can be developed and brought into the boundary will
be provided.
5.2 Closed Session
Resolution #3
Moved by: Andrew Burns
Seconded by: Samantha Hamilton
THAT Correspondence be received and staff be requested to respond
appropriately.
AND THAT staff be requested to approach MHBC planning consultants as
potential directional resources for future boundary adjustments.
CARRIED
6.Round Table
No items for Round Table
7.Next Meeting
Page 3 of 3
May 17, 2022
8. Adjournment
Resolution #4
Moved by: Samantha Hamilton
Seconded by: Andrew Burns
THAT the April 12, 2022 Economic Development Advisory Committee meeting be
adjourned at 8:04 A.M.
CARRIED
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Tillsonburg Residential Supply Update (Year end 2021)
As of year end 2021, it is estimated that the Town’s total remaining residential land supply was
approximately 2,910 – 2,975 residential lot/units, with a more detailed breakdown as follows:
o 1,458-1,523 unbuilt lots/units remaining in proposed/approved development (i.e. actual
counts from proposed/approved development on lands shown as dark red/brown on the
attached map).
o 1,450 estimated lots/units that could be accommodated on the remaining approximately 66
ha net hectares of undeveloped residential lands within the Town (i.e. calculated for all of
the lands shown as blue on the attached map). These estimates are currently based on the
methodology contained in the Hemson 2020 study, which is generally as follows:
Applying a gross to net adjustment factor to the gross developable land area (i.e. the
total parcel size with undevelopable areas such as flood plains and protected natural
features removed) of each parcel to estimate the net developable land area (i.e. using
Hemson 2020 assumptions - 120.5 gross developable ha x 0.55 gross to net factor =
66.3 net hectares);
Multiplying the estimated net developable land area of each parcel by the estimated
average net residential density (i.e. 22 units per net hectare in the Hemson study) for
new development to calculate the total unit potential for each parcel and then totaling to
determine the total lot/unit potential on such lands.
As noted in previous correspondence, the net development density and net to gross conversion
factor assumptions applied to the remaining unbuilt lands can have a considerable impact on
the land supply estimates, which is why a relatively conservative density of 22 units/net ha and
gross to net conversion factor of 55% was used in the Hemson, 2020 study (i.e. to ensure the
net residential land area and associated residential land supply estimates were not over
estimated).
Based on the above supply estimates and current growth forecasts (Hemson 2020), the Town’s
existing residential land supply would be sufficient to accommodate the forecasted residential
growth for the current 25 year planning period (2022-2047). That said, it is noted that formal
updates to the County and Area Municipal growth forecasts and land needs study and related
assumptions and conclusions are currently intended to be initiated in early 2023. These
updates will take into consideration the 2021 Census information and various changes in
development and growth trends that may have occurred since the last study was completed
(i.e. recent strong residential building activity in Tillsonburg and elsewhere in the County).
Therefore, it is currently expected that there could be substantial changes to some of the
growth forecasts for the 25 year planning period as part of those formal updates.
However, it should also be noted that the average net residential density and gross to net ratios
BRIEFING NOTE
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for more recent residential development in the Town also appears to have increased (i.e. closer
to 30 units/net ha and 60+ percent, respectively). So, if the land supply estimates for the
remaining undeveloped lands in the Town were updated to reflect more recent development,
that could also substantially increase the Town’s estimated residential unit potential/supply.
The attached mapping also shows the Town’s remaining industrial employment land supply as
of year end 2021, which is approximately 96 gross developable ha. That said, lands currently
under application would remove approx. 13 gross developable ha from the current industrial
land inventory (will be formally removed once required building permits issues). As previously
communicated, it appears that the Town will likely require some additional industrial
employment land to accommodate the current forecasted employment growth for the 25 year
planning period (based on Hemson, 2020). This land need would increase once construction of
buildings has been initiated on the above noted 13 ha. Further, similar to the above comments
on residential growth, the employment forecasts and associated land need for the Town will be
further reviewed as part of the County’s broader growth forecasts updates planned for early
2023, which could also change the Town’s employment land need.
Prepared by: Paul Michiels, Manager of Planning Policy
Circulated to: Town of Tillsonburg Boundary Adjustment Committee
Further information: Paul Michiels, pmichiels@oxfordcounty.ca, 519 539 0015 ext 3209
Date: May 12, 2022
25.6
28.22
7.9212.6811.23 8.74
7.58
5.3
4.4
2.75
2.76
1.32
0.92
00.59
0.53
0 450 900 1,35 0 1,80 0225Metres
²
Tillsonburg Land Supply inventory - 2021
Map Created by CPOMay 2022
Legend
Environmental and DevelopmentConstriants Overlay
Tillsonburg Supply M apping
Supply data current to end of2021
Built Lands
Underutilized Lands
Vacant Commercial/InstitutionalLands
Vacant Industrial Lands
Industrial Lands UnderApplication
Vacant Residential Lands
Vacant Residential Lands UnderApplication
Settlement Boundary
^_^_^_
^_
^_
^_
^_
^_
^_
^_
^_
OSTRANDER RD
DEREHAM LINEKESWICK RD
ZENDA LINEPRESSEY RD
NORTH S T NEW RD
HAWKINS RD
POTTERS RD
CONCE SSION ST
OTTERVILLE RD
VIENNA RDWHPA - B
WHPA - C
WHPA - CWHPA - C
Legend
^_Barn Locations for MDS Consideration
Municipal Boundary
Serviced Village Boundaries
Limestone Resource Area (From OP)
Quarry Area (LU Desig. From OP)
Woodlands
Wetlands - Non-Provincially Significant
Wetlands - Provincially Significant
Life Science / Provincial; Life Science / Regional
Wellhead Protection Area
Vulnerabililty Score
2
4
6
8
10
Sand & Gravel Resources
UTRCA Generic Reg. Limit
²
0 550 1,100 1,650 2,200275Metres
Tillsonburg BoundaryAssessment
Map Date: May 2022Map Created By: CPO
Text
Map 1
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REDEREHAM LINEOSTRANDER RD
KESWICK RD
ZENDA LINEPRESSEY RD
NORTH ST
HAWKINS RD
MALL RD
CONCESSION STCRANBERRY LINETOWN LINE RD
NEWELL RD
Legend
Municipal Boundary
Zoning
Serviced Village Boundaries
Soils - Canada Land Inventory (CLI) -Prime Agriculture
Class 1
Class 2
Class 3
²
0 550 1,100 1,650 2,200275Metres
Tillsonburg BoundaryAssessment
Map Date: May 2022Map Created By: CPO
Text
Map 2
Boundary Servicing Review
The engineering department was asked to complete a desk top study to assess the
current infrastructure at the limits of the Town of Tillsonburg boundary along with an
assessment of infrastructure exceeding Town limits. This report will discuss the findings
to date.
Looking at the Western, Northern and Eastern limits all would have access to
watermain extensions if supported by County water supply. Storm and sanitary sewer
networks are different depending on each location.
Western Limit – 251 ha
The western limits have not had any sanitary studies completed to date. In 2018, when
the Town completed the extension of Concession Street West, Oxford County did not
support over sizing the sanitary sewer towards town limits. Storm sewers would need to
be supported by extension of sewers from future developments west of Baldwin place.
Given the layout of the land, a transportation network would be relatively easy and
could support a truck route reaching to Highway 3. Access to future underground
infrastructure and transportation routes provides a promising area for new
development.
Northern Limit – 410 ha
Similar to the western limit, the northern limit would need to be supported by future
development for the extension of storm sewers. Based on past studies by the County
and Town in 2005, the current sanitary infrastructure supports an area up to Keswick
Road. The northern limit would have access to Highway 19, Keswick and Cranberry
road as collector and arterial roads allowing for an effective road network. Access to
2
future underground infrastructure and transportation routes provides a promising
area for new development.
Eastern Limit – 260 ha
The eastern limits of Tillsonburg currently have the most access to sanitary and storm
sewers with existing sewer stubs at Moncie and Pearl Street however the southern
section would need to cross the ball diamonds to reach a sanitary sewer stub. Even
though the sanitary sewer design included 260ha the natural land features are a
significant obstacle when looking at gravity sewers. In terms of traffic routes the majority
of the eastern limit would be accessed though existing subdivisions and creation of an
arterial or collector road would be difficult.
3
When looking at total area of land, access to underground infrastructure and
transportation routes, Engineering would recommended further discussion in regards to
the northern limits. The eastern limit does have the ability to service a smaller area
quickly but if looking for a large area the northern appears to have more potential.
Please note given the lack of previous studies and that the Town does not have full access to
the County sanitary sewer information a deeper study would be required to review the western
limits. Further the Engineering department would need to evaluate the topography to confirm if
gravity sewers are sufficient or forcemains required and a geotechnical investigation to gather
soil samples and water elevations on all sides.
Supporting drawings are below:
Figure 1 – Northern limit of sanitary 2005 study area
Figure 2 – Study limit of Eastern limits
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Figure 1
Northern limit of sanitary 2005 study area
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Figure 2
Study limit of Eastern limits
W:\DRAFTING\WORK\2005\0517_ANNANDALE_REV 15 December 2021.dwg, 2021-12-15 9:51:44 AM, CJDLPC36