180710 Development MINprev=
ATTENDANCE
Andrew Burns, Mel Getty, Deb Gilvesy, Lisa Gilvesy, Jesse Goossens, Kirby Heckford (Arrived 8 AM), Mayor Stephen Molnar, Steve Spanjers, Randy Thornton (Left 9 AM), Cedric Tomico, John Veldman
Staff Present: David Calder, Cephas Panschow, Eric Gilbert (Arrived 9:05 AM, Left 9:20 AM)
MEMBERS ABSENT/REGRETS
Councillor Jim Hayes, Lindsay Morgan, Ashton Nembhard,
1. Call to Order
The meeting was called to order at 7:30 AM.
2. Adoption of Agenda
Moved By: S. Molnar Seconded By: A. Burns
Resolution # 1
THAT the Agenda for the Development Committee meeting of July 10, 2018 be adopted.
Carried
3. Disclosures of Pecuniary Interest and the General Nature Thereof – None Declared
4. Adoption of Minutes of Previous Meeting – June 12, 2018
Moved By: D. Gilvesy Seconded By: L. Gilvesy
Resolution # 2
THAT the Minutes of the Development Committee Meeting of June 12, 2018 be approved.
Carried
4.1. Business Arising from the Minutes
5. Delegations and Presentations
5.1. Central Area Design Study
E. Gilbert indicated that the study was approved by Council in 2012 and has been
instrumental in providing guidance for various development projects and studies (E.g.
façade committee, 138 Broadway, 253, parking study, recommended designs for rear
The Corporation of the Town of Tillsonburg
Development Committee
July 10, 2018
7:30 AM
Boardroom, Customer Service Centre
10 Lisgar Ave, Tillsonburg
MINUTES
Development Committee Meeting Minutes (July 10, 2018) - 2 -
alley facades, etc). This study also resulted in the sign bylaw being revised to not
include backlit or neon type signs on storefronts. Any further discussions regarding
parkland spaces? Not much work done on the public realm sites. Overall, study has
been used to inform responses on private sector proposals. What funding is available
to convert second floor? None, this program was removed from the new CIP program
as it had not been utilized nor funded. Improvements to second floor units can
potentially be supported through rebates of building permit fees or taxes offered through
the new CIP program. Overall, the study is still relevant. Provide information to Town
Hall Project Committee for their information. E. Gilbert to provide summary of
downtown façade program since implemented.
6. Information Items
6.1. Community Strategic Plan
D. Calder advised that Town Hall style meeting was held on July 5. Good information,
but unfortunately not well attended. Circulate information.
6.2. Tillsonburg Hydro Inc – AGM was held on June 26 with appointment of officers and
Memorandum of Understanding and Direction approved. Direction to complete Master
Service Plan. Strong financial position. There will also be an increase in the annual
dividend.
6.3. Town Hall Task Force – Update presentation was provided to Council on July 9.
Colliers Project Leaders working on completing Financial Options Analysis and working
with Town on Functional Space Review. Next steps include completion of Request for
Proposal document with release in Q4. The Downtown Parking & Accessibility Study
was a useful document in terms of identifying potential sites. Council approved $25K in
funding for the project in 2018.
7. General Business & Reports
7.1. Monthly Project Update
253 Broadway – Can remove from list.
Hwy 3 Business Park – Two bids for Hwy 3 intersection construction received with
report recommending contractor approved at July 9 Council meeting. Work is
anticipated to take 8 weeks in the August to October period.
Post-Secondary Education Enhancement – An update to the 2015 survey has been
released with a response deadline of July 9. Delegation status with new minister of
Training, Colleges and Universities has been requested at AMO.
Development Committee Meeting Minutes (July 10, 2018) - 3 -
7.2. Review of Fanshawe Business Entrepreneurship Program – Update version of the
program was circulated to the committee with a request to review and provide
comments on any gaps in the program. This is further to the earlier version circulated.
7.3. Highway 3 Business Park – Funding and Pricing Report
Development Commissioner provided information requested at the last meeting as
follows:
o Provide information on industrial land prices in other municipalities
Prices as low as $45,000 in St Thomas and as high as $325,000 in
Guelph. Ingersoll ranges from $100 - $150,000/acre and Woodstock
ranges from $85-$125,000. In general, Tillsonburg prices are fair, but
some larger municipalities in the Southwest are able to offer land prices
from $55-$75,000/acre, which puts downward pressure on Tillsonburg
prices.
Norwich has had success selling land to local contractors, etc, in their
newest industrial area. The zoning permits a home/shop on each site,
which has proven attractive.
o Current costs of raw land – Estimated market values provided
o Include a projection of future tax revenue
Based on 37 acres of land, the Highway 3 Business park is projected to
generate 478,681 square feet of development with annual tax revenue to
the Town estimated at $226,467. At full buildout, simple payback is
reasonable even at different scenarios (and assuming other rebates not
provided).
o What is the opportunity cost of selling land at a price in the future versus a price
now – To be determined
Discussion included balancing a flat price with higher valued locations, more
favourable pricing for larger lots or initial transactions, and attracting investment
interest sooner rather than later. Pricing could also include consideration for type of
investment, lot coverage, job creation, etc. Suggestions to (1) identify one block
(perhaps rear) to be divided into smaller lots, (2) prepare a variety of lot layouts with
building footprints, (3) prepare three different pricing scenarios, and (4) prepare
different lot coverage scenarios (20% versus 30%). Agreed that a subcommittee
would be created to investigate these options further and report back. Members K.
Heckford, S. Spanjers, D. Gilvesy, and A. Burns agreed to be part of the committee
Development Committee Meeting Minutes (July 10, 2018) - 4 -
and work with staff to complete. Circulate Town’s development agreement for
industrial land sales.
7.4. Simcoe St Redevelopment Options – Development Commissioner provided overview
of current vacancies on Simcoe Street as per request from earlier meeting. Staff are
using to recruit new companies and are preparing specific marketing information to
support recruitment. Suggestion to send out Community Improvement Plan information
to local realtors and also potential investors.
8. Committee Minutes & Reports
8.1. Tillsonburg District Chamber of Commerce – TDCC Open scheduled for Thursday,
August 16. Tapa event scheduled for September 14 at 7 PM.
8.2. Downtown Business Improvement Association
Canada Day banners placed in time for July 1. Upgrade of Electronic Bulletin board
(LED) is possible and will be considered in future budgets. In discussions with Town
regarding upgrade of 70 lights in BIA area to heritage lighting.
8.3. Tillsonburg District Real Estate Board – Monthly average residential sale price up
12% and year to date up 7% from 2017. Monthly units sold and listings down from
2017, but year to date is still up year over year due to activity earlier in 2018.
8.4. Physician Recruitment – Incentive program being expanded to include hospital
internists due to hospital need. Joint recuirtment at County level still ongoing. City of
Woodstock has approved $50K in funding to support their own recruiter managed by
Economic Development department. Meeting to coordinate efforts being planned.
9. Correspondence – None
10. Other Business
10.1. Roundtable
Mayor Molnar advised that the Town has requested meetings with Ministries of
Transportation, Economic Development, Job Creation and Trade, and Training, Colleges &
Universities at the upcoming AMO conference. Meetings will include discussion of funding
received, Hwy 3 BP, business needs, and post secondary. Members asked to provide input
on potential areas of interest with respect to these meetings.
Development Commissioner advised that the sale of the 32 Clearview Dr property for a
10,000 square foot concrete product manufacturer is moving towards close (10 jobs).
Anticipating announcement regarding significant investment in the near future.
J. Veldman – Kudos to Heritage and Beautification committee regarding their work on the
flower pots for businesses.
Development Committee Meeting Minutes (July 10, 2018) - 5 -
Existing developer advised that they are working on planning for a new residential
subdivision that will bring 109 units (67 single family and 42 townhouses) to the Tillsonburg
market in a prestige location. Will likely be focused on adult lifestyle.
D. Calder advised that the North Broadway construction project (North Street to town limits)
will be underway starting today with most traffic movement being accommodated.
BTS Transit has been approved to provide ongoing transit services within the town, building
on the T:GO pilot project. Town has been advised of $1.4 M for interregional transportation
between Town and other projects in the area (Brant, Elgin, etc) and will be working to
integrate with those projects.
11. Closed Session - None
12. Next Meeting
The next meeting of the Development Committee is scheduled for 7:30 AM on Tuesday,
August 14, 2018.
13. Adjournment
Moved By: K. Heckford Seconded By: J. Veldman
Proposed Resolution 3
The meeting adjourned at 10 AM.
Carried