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201013 Development AGDThe Corporation of the Town of Tillsonburg Economic Development Advisory Committee Meeting October 13, 2020 7:30 a.m. Hybrid Model- Electronic Meeting & 200 Broadway, 2nd Floor Council Chambers AGENDA 1.Call to Order 2.Adoption of Agenda Proposed Resolution #1 Moved by: Seconded by: THAT the Agenda as prepared for the Economic Development Advisory Committee meeting of October 13, 2020, be adopted. 3.Adoption of Previous Minutes P ropos ed Resolution #2 Moved by: Seconded by: THAT the Minutes as prepared for the Economic Development Advisory Committee meeting of September 15, 2020, be adopted. 4.Disclosures of Pecuniary Interest and the General Nature Thereof 5.Closed Session Proposed Resolution #3 Moved by: Seconded by: THAT the Economic Development Committee move into closed session to discuss: - a proposed or pending acquisition or disposition of land by the Town 6.General Business & Reports 6.1 Monthly Projects Update 6.1.1 Economic Development Strategy Update 6.2 County of Oxford Water and Wastewater Rates Study 2021-24 6.3 Development Map Review- Potential Boundary Adjustments 6.4 Real Estate Survey Results 6.5 Criteria for Reviewing Development Applications 6.6 Real Estate Listings- Town Policy 6.6 Tillsonburg Hydro Inc. 6.7 Town Hall Task Force 6.8 Physician Recruitment & Retention Committee 6.9 Community Strategic Plan 7.Community Organization Updates 7.1 Downtown Business Improvement Association 7.2 Tillsonburg District Chamber of Commerce 7.3 Tillsonburg District Real Estate Board 7.3.1 October 2020 Listings 8.Round Table 9.Next Meeting 10. Adjournment Proposed Resolution #4 Moved by: Seconded by: THAT the October 13, 2020 Economic Development Advisory Committee meeting be adjourned at _____ a.m. The Corporation of the Town of Tillsonburg Economic Development Advisory Committee Meeting September 15, 2020 7:30 a.m. Electronic Meeting MINUTES Present: Councillor Deb Gilvesy, Mayor Stephen Molnar , Steve Spanjers, Suzanne Renken (arrived at 7:39 a.m.), Cedric Tomico, Lisa Gilvesy, Andrew Burns , Jeff VanRybroeck, Lindsay Morgan-Jacko Staff: Cephas Panschow, Development Commissioner; Laura Pickersgill, Legislative Services Coordinator ; Kyle Pratt, CAO Regrets: Collette Takacs , Randy Thornton Absent: Kirby Heckford Guests: Don Ford, Manager of Water/Wastewater Services and Carolyn King, Manager of Finance; County of Oxford 1. Roll Call 2. Call to Order The meeting was called to order at 7:32 a.m. 3. Adoption of Agenda Resolution #1 Moved by: Cedric Tomico Seconded by: Councillor Gilvesy THAT the Agenda as prepared for the Economic Development Advisory Committee meeting of September 15, 2020, be adopted. Carried 4. Adoption of Previous Minutes Resolution #2 Moved by: Andrew Burns Seconded by: Cedric Tomico THAT the Minutes as prepared for the Economic Development Advisory Committee meeting of August 11, 2020, be adopted. Carried 5. Disclosures of Pecuniary Interest and the General Nature Thereof There were no disclosures of pecuniary interest declared. 6. General Business & Reports 6.1 Monthly Projects Update There is an Economic Development Strategic Plan workshop planned for September 17, 2020. The workshop will be held partly in-person and virtually. The tender for preliminary grading at VanNorman Innovation Park has been released and will be awarded shortly. The next step would be to move forward with developing the electrical grid design. It was noted that there are a good amount of leads for interest in industrial properties and potential investment in Tillsonburg. Regarding the 1,101 Highway 3 Surplus Lands notice, Council directed staff to move forward with a notice of the Town’s intent to declare all of the non- industrial lands as surplus. An individual could purchase the private residence property or additional parcels if they are interested There is an informational package that will be circulated to the Committee that will be available to provide clarity in that a party could purchase. 6.1.1 Sale of Norfolk Mall The Norfolk Mall has been sold to E&E McLaughlin. It was noted that the servicing has been designed to service the mall, the two primary properties and the satellite buildings on the property. There were concerns noted regarding the sewage capacity of this property. It was recommended that this concern be noted during a pre-analysis when any evaluations are done on this property. It was mentioned that initially when the water routing was done out to the mall there were properties along Simcoe Street that could be connected in at their own cost and discretion and they w ere required to pay two times the water and wastewater rates. It was noted that there is more information that could be provided to the committee as background information, such as the O fficial Plan amendment and extension of the water beyond corporate borders . It was recommended that dialogue should start with the new owners to determine if there was benefit and interest into reviewing a boundary adjustment to adjust the boundaries to acquire this property into the Town of Tillsonburg. Eric indicated that a boundary adjustment proposal would need to be justified in a planning aspect. The Committee had a discussion regarding the development study done in 2019. Eric summarized that there are 174 gross developable supply hectares available in the Town, 1003 residential units potential with approved plans and 20 hectares of developable commercial and industrial land. There is a potential of 66 hectares to be declared as surplus land. Eric indicated that the development map is updated on a yearly basis or as required and is based on building permit data. Based on the study, there is enough developable land available for the foreseeable future. It was noted that more than two-thirds of residentially- designated available land is tied up between two parcels at this time. These lands are available, although they are not officially listed. It was suggested that the 117 acre Victoria Woods property could be severed into smaller lots if desired. If this was proposed, a s eparate development study (secondary planning study) would need to be done to ensure the various owners of the various smaller parcels are following the same steps and development timelines and guidelines. Lindsay indicated that there may be a demand for larger, estate sized lots for building executive homes in Tillsonburg as the quantity of these types of homes/properties are limited at this time. Laura to put the development map on a future agenda for members to have a discussion of potential areas for boundary adjustments. 6.2 Water and Wastewater Rates Study 2021-2024 Don Ford and Carolyn King joined at 8:01 a.m. Carolyn provided an overview of the water and waste water rates study that is currently underway through Hemson Consulting for the 2021-2024 rates. The study considered growth, new connections, population trends and consumption patterns. It was noted that the current rate structure will expire at the end of 2020 and will be restructured beginning in 2021 for the next 4 years. It was noted that the County is looking at having a sustainable level of rates in the system and to accommodate long term water and wastewater assets. There are two scenarios for proposed rates outlined in the study. Scenario 2 proposes to consolidate the ICI rate of consumption to be consistent across all municipalities in Oxford County which would make that rate competitive. The difference in costs would come from the fixed rates of consumption. The temporary measure of the source water protection charge implemented in 2016 would not be eliminated from the charges. The Tillsonburg sewer levy charge on tax bills will also be eliminated. Overall, there would be an increase of 2.1% over the 2020 rates. There would be 1.9% inc rease coming from the consolidated ICI rates. It was noted that consumption of water trends are decreasing so therefore some users may not see the full increase in rates. County staff will be bringing a report and by-law to Council in October for consideration. Don noted that there are plans to expand the wastewater treatment plant in Tillsonburg in the near future. There was an opportunity provided for members to ask questions about the study. Don Ford and Carolyn King left the meeting at 8:27 a.m. It was suggested that the rates are already too high. Suzanne indicated that their members have requested that there be no increase in hydro, water and wastewater rates at this time due to the financial constraints inflicted from the COVID -19 pandemic. Jeff VanRybroeck left the meeting at 8:56 a.m. 6.3 ZN 7-20-1 Tillsonburg Zoning By-Law General Update Eric noted that every 5 years the County likes to do an update to the zoning by- law and that this current by-law has not been gener ally updated since 2012. Eric summarized the proposed amendments to the by-law which includes technical terminology updates, reviewing minor variances that passed simply to reduce minor variances going to Council in the future, adding retirement homes as a permitted use in more zones, allow ing for a variety of more permitted uses in various zones , source water protection provisions are to be included, the lot coverage in R1 and R1A zones will be increased by 2%, more provisions included regarding decks, covered decks and interior yards , the minimum dwelling unit size in apartments will be eliminated and regulated under the OBC. Eric noted that the zoning by-law public consultation has been delayed until the fall due to the COVID pandemic. Opportunity was provided to ask questions and make comments . It was suggested that a definition of stacked townhouse units be included. Staff will provide a copy of the report once completed to the Committee for information. It was noted that there is not a separate definition for cannabis retail outlets, they are currently considered to be retail stores that are generally only permitted in the Central Area as per the existing Official Plan policies. 6.3.1 VIP Permitted and Proposed Uses Eric Gilbert provided an overview of the permitted uses in the existing general industrial zone in VanNorman Innovation Park and a list of proposed additional uses was presented. The Committee did not make any specific recommendations for additional permitted uses not included in the presentation. Mayor Molnar left the meeting at 9:16 a.m. 6.4 Tillsonburg Hydro Inc. 6.4.1 Hydro Subcommittee Recommendation It was discussed that the Hydro subcommittee does not feel that THI has adequately addressed their concerns brought forward. The subcommittee does not feel that the Town would remain competitive with the new economic evaluation model being proposed. The Committee agreed that a draft letter in response to the letter received from THI dated July 29, 2020 was appropriate. It was suggested that the letter indicate that more work needs to be done to look into this further. It was also suggested that there be a differentiation in the letter between what requirements the Ontario Energy Board holds and what are only options (not mandatory) that the Ontario Energy Board holds. It was discussed that it may be beneficial for a representative from the Ministry of Energy and a representative from the Ontario Energy Board could present to this Committee, or perhaps a larger audience to attract better buy-in from presenters, to provide information on how hydro works and what requirements surround hydro and its rates. Suzanne noted that she could try and find a contact for representatives from the above mentioned organizations using the Chamber’s contact network. 6.5 Town Hall Task Force The Town Hall Task Force has had two meetings thus far. The Task Force will be hearing a presentation from a Proponent at an upcoming meeting. The group is working on gathering information for the needs and expectations of this project. Laura will send out the amended Terms of Reference to this Committee for review and add this for discussion on the next agenda. 6.6 Physician Recruitment & Retention Committee It was noted that Council adopted a revised version of the Physician Recruitment Matrix that included the addition of a second column for recruitment incentives specifically for speciality physicians, an increase from $5000 to $10,000 in moving expenses reimbursed for out of Province relocation and the timeframe from clinical space reimbursement has been increased from 3 to 6 months. Laura will send this report out with the minutes and add this item as a discussion for the next meeting. Kyle Pratt left at 9:19 a.m. 6.7 Community Strategic Plans There were 12 submissions received as a res ult of the RFP for the new Strategic Plan. The evaluation committee will be reviewing these submissions as a group and will bring a report to Council for review. 7. Community Organization Updates 7.1 Downtown Business Improvement Association No comments /discussion. 7.2 Tillsonburg District Chamber of Commerce 7.2.1 COVID Energy Assistance Program No comments/discussion. 7.3 Tillsonburg District Real Estate Board 7.3.1 August 2020 Listings No comments/discussion. 8. Round Table 9. Next Meeting October 13, 2020 at 7:30 a.m. 10. Adjournment Resolution #3 Moved by: Councillor Gilvesy Seconded by: Steve Spanjers THAT the September 15, 2020 Economic Development Advisory Committee meeting be adjourned at 9:33 a.m. Carried Monthly Project Update – (October 2020) Prepared for the Economic Development Advisory Committee Project Name/Reference Status Downtown Business Development Staff preparing a marketing profile based on data from the retail study to support retail recruitment efforts. Economic Development Strategy Update Two public engagement workshops held on September 17. EDAC Subcommittee met with MDB Insight on Oct 10 to review summary and next steps. Future Industrial Growth Consider listing the properties on MLS and/or using the Town’s online tendering software. Survey of realtors and construction industry professionals was completed July 10 with summary being presented to Committee on October 13. High Tech Manufacturing Sub- cluster Action Plan Delayed due to pandemic. Consider re-launch after completion of Economic Development Strategy update. Hydro Subcommittee Response letter to THI being finalized. Pandemic Recovery Starting planning for next webinar. Monitoring over remainder of 2020. Post-Secondary Education Enhancements Program delayed due to labour unrest then pandemic. Start-up meetings held with high school and board representatives. Town Hall Project Council approved re-starting of committee per CAO Report. Van Norman Innovation Park Preliminary earthworks tender awarded and contractor has started on earthworks. Servicing tender anticipated to be released shortly now that sanitary sewer grade item has been resolved. Rezoning for south lands submitted. Electrical grid design completed to 90% level. Wayfinding Signage Update Delayed due to pandemic. Town of TillsonburgAPPENDIX B Real Estate & Construction Sector Survey Results Oct 13, 2020 2 Background •Purpose: •To seek input from real estate and construction industry professionals about how they conduct commercial real estate transactions as well as their experiences with municipally-owned commercial and industrial lands •Released on June 26, 2020 to: •233 contacts within Economic Development database •Tillsonburg District Real Estate Board (members) •Closed July 23, 2020 •51 Respondents 3 Survey Results - Realtors 4 5 6 7 •Oxford County 37% •Waterloo Region 13% •London/Middlesex County 10% •Greater Toronto Area 7% •Hamilton 3% •St Thomas/Elgin County 3% •Wellington County 3% •Other 23% 8 9 10 11 Q11 – Additional Survey Responses 12 Q15 - …more likely to include if list… 13 Additional Findings - Realtors •28% of realtors have clients from outside of Canada •59% indicated no obstacles to including municipally owned lands in responses to clients •79% indicated that they would be more likely to include municipal land in their responses if the lands were listed •81% would be willing to respond to a listing opportunity through a tender or similar process 14 Survey Results – Construction Sector 15 16 Additional Findings – Construction Sector •89% of clients from Southwestern Ontario •26% have clients from outside of Canada •61% aware of municipally owned lands •39% had included municipal owned lands in response to client •88% indicated it was easy to include municipal owned lands in responses to clients •28% indicated there were obstacles to including municipally owned land in responses to clients •80% indicated it would not make them more likely to include municipally owned lands if they were listed 17 Conclusions •Municipal owned lands are generally known to both realtor and construction sector representatives •But, room for municipalities to improve: •Only 59% indicated no obstacles to including municipally owned lands in responses to clients •79% indicated that they would be more likely to include municipal land in their responses if the lands were listed •Only 39% of Construction Sector respondents had included municipal owned lands in response to client 18 Discussions & Next Steps •Is it in the best interests of the Town to list its industrial lands??? P rope rty C lie nt Thumbnail M e m b e r T h u m b n a il 124636 SI MCO E St Tillsonburg MLS® #: 40031071 A ct iv e / Com m ercial Sa le P rice : $259,000.00 MLS®#:40031071 Region:Oxford Bldg Area Total:1,340 Municipality Area:3 - Tillso nburg Lot Size Area:0.12 Neighbourhd/SubDist:Tillsonburg Lot Front:141.90 Property Sub Type:Building and Land Lot Depth: Business Type:Tax Amount:$2,949 Waterfront Y/N:No Tax Year:2020 OPPORTUNITY KNOCKS!! Operate your o wn business. GAS STATION AND VARIETY STORE in a high traffic area. Highway Commercial (CH) Zo ne. PROPERTY BEING SOLD IN "AS IS" CONDITION. WITH NO WARRENTY IMPLIED. Phase 2 Enviro nmental Site Assessment co mpleted. All measurements and realty tax are appro ximate. M e m b e r T h u m b n a il 14 GLEND A LE D r Tillsonburg MLS® #: 244732 Condit ional-CS / Com m ercial Sa le P rice : $445,000.00 MLS®#:244732 Region:Oxford Bldg Area Total: Municipality Area:3 - Tillso nburg Lot Size Area:0.70 Neighbourhd/SubDist:Tillsonburg Lot Front:126.16 Property Sub Type:Building and Land Lot Depth:222.00 Business Type:Institutional Tax Amount:$5,932 Waterfront Y/N:No Tax Year:2019 Beautiful red brick church on a large lot in the heart o f Tillsonburg. Enter into this solid one storey brick building & be greeted by a huge fo yer/vestibule. The main building offers a massive open co ncept worship/meeting ro o m, stained glass windo ws, high cathedral ceiling with hardwood floors/benches and seating for 200+. Private office. A full lo wer level service kitchen & meeting room/audito rium. Multi stall his & hers washrooms along with storage areas. This building was co nstructed in 1955 & has been beautifully maintained & cared fo r. Large on-site fenced parking area with rear storage shed. Mino r Institutional Zo ne (IN1) allows fo r many attractive do wnto wn uses (IE: Daycare, school, residence o r home occupatio n). Call fo r full list. This pro perty has Two(2) New furnaces and Central Air Co nditioning. Newer 50 year roof. Pro perty is currently rented month to month. Sign o n front yard included. This building and pro perty has been superbly maintained by present congregation/owner. M e m b e r T h u m b n a il 169 B RO A D W A Y St Tillsonburg MLS® #: 40027662 A ct iv e / Com m ercial Lea se P rice : $16.00/Sq Ft Net MLS®#:40027662 Region:Oxford Bldg Area Total:1,600 Municipality Area:3 - Tillso nburg Lot Size Area:8,557.00 Neighbourhd/SubDist:Tillsonburg Lot Front:50.79 Property Sub Type:Building Only Lot Depth: Business Type:Tax Amount:$1 Waterfront Y/N:No Tax Year:2020 Excellent High Visibility Downtown Location!! Unit available in one o f Tillsonburgs premier lo cations. Immaculately kept building already fitted out with high end upgrades. Large receptio n area, three private o ffices, two bathrooms, lunch room and sto rage area. Rear entrance leads to parking lo t with three exclusive spo ts fo r tenant parking! M e m b e r T h u m b n a il 43 BRO CK St Tillsonburg MLS® #: 278169 A ct iv e / Com m ercial Lea se P rice : $850.00/Month Gro ss Lease MLS®#:278169 Region:Oxford Bldg Area Total: Municipality Area:3 - Tillso nburg Lot Size Area: Neighbourhd/SubDist:Tillsonburg Lot Front:54.30 Property Sub Type:Building Only Lot Depth: Business Type:Tax Amount: Waterfront Y/N:No Tax Year: Great opportunity to lease a spacious office or work space. Lo cated at a busy intersectio n in Tillsonburg with street parking in the front and a Municipal parking lot across the road. Building space also includes a newly redone 2 pc bathroom and includes air conditio ning. With CC zo ning, there are many possibilities and a wide range o f accepted uses for this space. M e m b e r T h u m b n a il 346 SI MCO E St Tillsonburg MLS® #: 278155 A ct iv e / Com m ercial Lea se P rice : $1,400.00/Other MLS®#:278155 Region:Oxford Bldg Area Total: Municipality Area:3 - Tillso nburg Lot Size Area: Neighbourhd/SubDist:Tillsonburg Lot Front:157.00 Property Sub Type:Building and Land Lot Depth: Business Type:Retail Tax Amount:$0 Waterfront Y/N:No Tax Year:2020 Rare o ppo rtunity for o ption to lease in co mmercial plaza. This unit has commercial hamlet zo ning, with very high exposure. CHA zoning allo ws for a wide range of business ventures. Past business was a successful detailing company. There are two large bay doors on the east side o f this unit. Heat, A/C, water and venting are all included in lease price. Both building and large street signage are included in lease price. M e m b e r T h u m b n a il 21 B RO CK St #3 Tillsonburg MLS® #: 276913 A ct iv e / Com m ercial Lea se P rice : $950.00/Other MLS®#:276913 Region:Oxford Bldg Area Total: Municipality Area:3 - Tillso nburg Lot Size Area: Neighbourhd/SubDist:Tillsonburg Lot Front:0.00 Property Sub Type:Part of Building Lot Depth: Business Type:Retail Tax Amount: Waterfront Y/N:No Tax Year: Newly Renovated Do wnto wn Locatio n! This 1100 sq ft unit is located at the rear end of the building on the Lo wer Level, Ground Level Access. Included with rent is Onsite Parking, 1 Universal Bath, Heat & Hydro . Flexible possessio n date. Surro unded in a high traffic area, this busy retail section includes other established local business as Oldridge Heating & Cooling, Calm the Soul Yoga & Wellness Studio, Boston Pizza, Corey's Restaurant and mo re!! All measurements and realty taxes are appro ximate. M e m b e r T h u m b n a il 239 B RO A D W A Y St Tillsonburg MLS® #: 268872 A ct iv e / Com m ercial Lea se P rice : $30.00/Sq Ft Net MLS®#:268872 Region:Oxford Bldg Area Total: Municipality Area:3 - Tillso nburg Lot Size Area:0.16 Neighbourhd/SubDist:Tillsonburg Lot Front:67.18 Property Sub Type:Building Only Lot Depth:101.87 Business Type:Tax Amount: Waterfront Y/N:No Tax Year: This build-to-suit opportunity is lo cated in a very high traffic area! Situated on the corner of Bro adway St. and Bridge St. - have your new and improved lo cation designed to suit your exacting wants and needs. Site is surro unded by many national chains including, but no t limited to: Metro, Pita Pit, Canadian Tire, Medpoint Healthcare, Walmart, Kelsey's Restaurant, LCBO. Site is zoned CC (Central Commercial) which pro vides fo r a number of retail and co mmercial allo wances. The landlord is willing to build to a maximum footprint of approx. 6955 sq. ft. on the site. - all subject to municipal co nfo rmity and to wn by-law allowances. M e m b e r T h u m b n a il 230 LI SGA R A v Tillsonburg MLS® #: 248095 A ct iv e / Com m ercial Lea se P rice : $13.00/Sq Ft Net MLS®#:248095 Region:Oxford Bldg Area Total: Municipality Area:3 - Tillso nburg Lot Size Area: Neighbourhd/SubDist:Tillsonburg Lot Front:0.00 Property Sub Type:Part of Building Lot Depth: Business Type:Retail Tax Amount: Waterfront Y/N:No Tax Year: To tally renovated Lisgar Heights Plaza is filling up fast! Great retail or professional business office in premium locatio n in the hub of Tillsonburg. Spo rts and main recreatio n centre is directly across the road and high population density all alo ng Lisgar Ave. Zoning is SC-E which allows retail, office, medical or personal services. Units available from 1,000 square feet to 1,570 square feet. 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