220228 Regular Council Meeting AgendaThe Corporation of the Town of Tillsonburg
Council Meeting
AGENDA
Monday, February 28, 2022
5:00 PM
Electronic Meeting
1.Call to Order
2.Closed Session (5:00 P.M.)
Proposed Resolution #1
Moved By: ________________
Seconded By: ________________
THAT Council move into Closed Session to consider a matter of information explicitly
supplied in confidence to the municipality or local board by Canada, a province or territory or
a Crown agency of any of them, under section 239 (2) (h) of the Municipal Act.
2.1.Adoption of the Agenda
2.2.Disclosures of Pecuniary Interest and the General Nature Thereof
2.3.Adoption of Closed Session Council Minutes
2.4.Reports
2.4.1.239 (2) (h) information explicitly supplied in confidence to the municipality or
local board by Canada, a province or territory or a Crown agency of any of
them.
3.Adoption of Agenda (6:00 P.M.)
Proposed Resolution #2
Moved By: ________________
Seconded By: ________________
THAT the Agenda as prepared for the Council meeting of February 28, 2022, with item
14.1.1 Staff Report OPD 22-02 being dealt immediately following item 7.1, be approved.
4.Moment of Silence
5.Disclosures of Pecuniary Interest and the General Nature Thereof
6.Adoption of Council Minutes of Previous Meeting
Proposed Resolution #2
Moved By: ________________
Seconded By: ________________
THAT the minutes of the Regular Council meeting held on February 14, 2022, be approved.
7.Presentations
7.1.Design & Feasibility Study Presentation (Appendix A to Report CAO 22-01)
Presentation by Paul Sapounzi & Yaser Rahmanian of +VG The Ventin Group
Architects
Also in attendance Travis Forrest & Dennis Vass of +VG The Ventin Group Architects
Proposed Resolution #3
Moved By: ________________
Seconded By: ________________
THAT Council receives the presentation by Paul Sapounzi & Yaser Rahmanian of
+VG The Ventin Group Architects regarding the Town Hall Design & Feasibility
Study;
AND THAT this information be referred to item 14.1.1 staff report CAO 22-01, for
consideration.
8.Public Meetings
9.Planning Reports
10.Delegations
11.Deputation(s) on Committee Reports
12.COVID-19
13.Information Items
13.1.BIA - Board of Management Appointment
13.2.Canadian Wildlife Federations - Opportunity for Tillsonburg to join CWF's Pollinator
Network
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13.3.Ministry of Northern Development, Mines, Natural Resources and Forestry -
Outbreak of LDD Moth
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council receives the correspondence from the Tillsonburg BIA Board of
Management dated January 26 and February 9, 2022, the correspondence from
Canadian Wildlife Federation dated February 11, 2022 and the correspondence from
the Ministry of Northern Development, Mines, Natural Resources and Forestry dated
February 18, 2022 as information;
AND THAT a by-law be brought forward to amend By-Law 4260 and 4334 to
Appoint Directors for the Tillsonburg BIA Board.
14.Staff Reports
14.1.Chief Administrative Officer
14.1.1.CAO 22-01 Town Hall Committee Recommendations
Proposed Resolution #5
Moved By: ________________
Seconded By: ________________
THAT Council receives Report CAO 22-01 Town Hall Steering Committee
Recommendation;
AND THAT Council endorses the Town Hall Steering Committees
recommendation regarding Option C – Greyfield Site – located at the
corner of Brock and Harvey Street at the “Maximum” square footage
scenario to enable future growth and expansion;
AND THAT staff be directed to move forward with this option.
14.2.Corporate Services
14.2.1.CS 22-07 IT Study
Proposed Resolution #6
Moved By: ________________
Seconded By: ________________
That Council receives report CS 22-07 entitled IT Study and the overview
and recommendations contained in the IT Study be received for
information.
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14.3.Economic Development
14.3.1.EDM 22-05 Offer to Purchase - Lot 5 and 6, Van Norman Innovation Park
Proposed Resolution #7
Moved By: ________________
Seconded By: ________________
THAT Council receives Report EDM 22-05 Offer to Purchase – Lots 5 and
6, Van Norman Innovation Park;
AND THAT a by-law be brought forward to authorize the Mayor and Clerk
to enter into an agreement of purchase and sale with from Prince Estates
Inc for the property described as Lots 5 and 6 in the Van Norman
Innovation Park.
14.3.2.EDM 22-06 Snow Storage Requirement - Van Norman Innovation Park
Proposed Resolution #8
Moved By: ________________
Seconded By: ________________
THAT Council receives Report EDM 22-06 Snow Storage Requirement –
Van Norman Innovation Park;
AND THAT Council approve the allocation of 4 acres of industrial land in
the Van Norman Innovation Park to the Public Works Department for the
purposes of maintaining the Town’s existing snow storage area.
14.4.Finance
14.5.Fire and Emergency Services
14.6.Operations and Development
14.6.1.OPD 22-09 The Town of Tillsonburg Development Guidelines and Design
Criteria
Proposed Resolution #9
Moved By: ________________
Seconded By: ________________
THAT Council received report OPD 22-09 Town of Tillsonburg
Development Guidelines and Design Criteria as information;
AND THAT Council adopt the use of the Town of Tillsonburg Development
Guidelines and Design Criteria dated February 2022.
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14.7.Recreation, Culture and Parks
14.7.1.RCP 22-03 Recreation and Sports Advisory Committee Recommendation
to Council - Parks Use By-law
Proposed Resolution #10
Moved By: ________________
Seconded By: ________________
THAT Council receives Staff Report RCP 22-03, Recreation and Sports
Advisory Committee Recommendation, as information; and
THAT supports the Recreation and Sports Advisory Committee’s
recommendation that staff be directed to develop a comprehensive new
draft Parks Use Bylaw for further review of Council.
14.7.2.RCP 22-05 - RCP COVID Revenue Mitigation
Proposed Resolution #11
Moved By: ________________
Seconded By: ________________
THAT Council receives RCP report 22-05 entitled RCP COVID Revenue
Mitigation Strategy;
AND THAT staffing and service levels in the Recreation, Culture and Parks
Department remain at present levels.
14.7.3.RCP 22-06 Tillsonburg Community Centre Janitorial Services
Proposed Resolution #12
Moved By: ________________
Seconded By: ________________
THAT Report RCP 22-06, Tillsonburg Community Centre Janitorial
Services, be received as information; and
THAT Staff be authorized to initiate the necessary measures to implement
a new in-house janitorial services program at the Tillsonburg Community
Centre; and
THAT the Director of Finance make the necessary operational budget
adjustments to effect the change in service model.
15.New Business
16.Consideration of Committee Minutes
16.1.Committee Minutes
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17.Motions/Notice of Motions
18.Resolutions/Resolutions Resulting from Closed Session
19.By-Laws
19.1.A by-law to repeal By-Law 2020-072 to adopt a T:GO Advertising Polocy
19.2.A by-law to authorize an agreement of purchase and sale with Prince Estates Inc
19.3.A by-law to amend By-Law 4260, to appoint Directors to the Tillsonburg BIA Board
of Management
Proposed Resolution #13
Moved By: ________________
Seconded By: ________________
THAT a by-law to repeal By-Law 2020-072 to adopt a T:GO Advertising Policy; and
A by-law to authorize an agreement of purchase and sale with Prince Estates Inc.;
and
A by-law to amend By-Laws 4260, and 4334 to appoint Directors to the Tillsonburg
BIA Board of Management 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.
20.Confirm Proceedings By-law
Proposed Resolution #14
Moved By: ________________
Seconded By: ________________
THAT By-Law 2022-019, to Confirm the Proceedings of the Council meeting held on
February 28, 2022, 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.
21.Items of Public Interest
Regular Meeting of Council - March 14, 2022 at 6:00 p.m.•
Regular Meeting of Council - March 28, 2022 at 6:00 p.m.•
22.Adjournment
Proposed Resolution #15
Moved By: ________________
Page 6 of 483
Seconded By: ________________
THAT the Council meeting of February 28, 2022 be adjourned at _____ p.m.
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1
The Corporation of the Town of Tillsonburg
Council Meeting
MINUTES
Monday, February 14, 2022
4:00 PM
Electronic Meeting
ATTENDANCE: Mayor Molnar
Deputy Mayor Beres
Councillor Esseltine
Councillor Gilvesy
Councillor Luciani
Councillor Parker
Councillor Rosehart
Staff: Kyle Pratt, Chief Administrative Officer
Michelle Smibert, Director of Corporate Services/Clerk
Renato Pullia, Interim Director of Finance/Treasurer
Chris Baird, Director of Recreation, Culture and Parks
Carlos Reyes, Director of Operations and Development
Cephas Panschow, Development Commissioner
Geno Vanhaelewyn, Chief Building Official
Andrea Greenway, Recreation Programs and Services Manager
Ann Wright, Interim Deputy Clerk
David Drobitch, Parks & Facilities Manager
Ashely Taylor, Transit Coordinator
Regrets: Shane Caskanette, Fire Chief
_____________________________________________________________________
1. Call to Order
Mayor Molnar called the meeting to order at 4:00 p.m.
2. Closed Session (4:00 P.M.)
Resolution # 2022-041
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Moved By: Councillor Gilvesy
Seconded By: Councillor Parker
THAT Council moves into Closed Session to discuss Closed Session Item 1.4.2
EDM 22-03 Van Norman Industrial Park which is a matter of proposed or pending
acquisition or disposition of land by the municipality or local board under Section
239 (2)(c) of the Municipal Act;
AND THAT Closed Session Item 1.4.1 CAO Town Hall Steering Committee
Recommendation be presented at a future Open Session Meeting of Council.
Councillor Parker called for a recorded Vote.
Councillor Parker - Yes
Councillor Rosehart - Yes
Deputy Mayor Beres - Yes
Councillor Luciani - No
Councillor Gilvesy - Yes
Councillor Esseltine - No
Mayor Molnar - No
Carried
2.1 Adoption of the Agenda
2.2 Disclosures of Pecuniary Interest and the General Nature Thereof
2.3 Adoption of Closed Session Council Minutes
2.4 Reports
2.4.2 Section 239 (2) (c) A proposed or pending acquisition or disposition
of land by the municipality or local board
2.5 Back to Open Session
3. Adoption of Agenda (6:00 P.M.)
Resolution # 2022-042
Moved By: Councillor Parker
Seconded By: Councillor Gilvesy
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3
THAT the Agenda as prepared for the Council meeting of February 14, 2022, be
approved.
Carried
4. Moment of Silence
5. Disclosures of Pecuniary Interest and the General Nature Thereof
No disclosures of pecuniary interest were declared.
6. Adoption of Council Minutes of Previous Meeting
Resolution # 2022-043
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
THAT the minutes of the Regular Council meeting held on January 27, 2022, be
approved.
Carried
7. Presentations
8. Public Meetings
9. Planning Reports
10. Delegations
11. Deputation(s) on Committee Reports
12. COVID-19
Mayor Molnar provided a COVID-19 update.
13. Information Items
13.1 Municipal Modernization Program Funding for Tillsonburg
13.2 Oxford County Resolution RE: Joint and Several Liability
13.3 Zorra Township Resolution RE: Review of the Truth and Reconciliation
Call to Action
Resolution # 2022-044
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4
Moved By: Councillor Esseltine
Seconded By: Councillor Rosehart
THAT Council receives the correspondence from the Ministry of Municipal
Affairs and Housing dated January 25, 2022, from the County of Oxford
dated January 26, 2022, and from Zorra Township dated January 19, 2022
as information.
Carried
14. Staff Reports
14.1 Chief Administrative Officer
14.2 Corporate Services
14.2.1 CS 22-02 Accessibility Status Update 2021
Resolution # 2022-045
Moved By: Councillor Rosehart
Seconded By: Councillor Parker
THAT Council receives the accessibility status update 2021, as
information.
Carried
14.2.2 CS 22-03 Council Meeting Date Change - February 28
Resolution # 2022-046
Moved By: Councillor Gilvesy
Seconded By: Councillor Esseltine
THAT the Council for the Town of Tillsonburg receives report CS 22-
03 entitled Council Meeting Date Change - February 28 as
information;
AND THAT the Council meeting of March 3, 2022 be cancelled and
instead scheduled for Monday February 28th, 2022.
Carried
14.2.3 CS 22-05 Vaccination Data
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Resolution # 2022-047
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
THAT the Council for the Town of Tillsonburg receives report CS-22-
05 entitled Vaccination Data as for information.
Carried
14.3 Economic Development
14.3.1 EDM 22-03 Offer to Purchase - Lot 2B, Van Norman Innovation
Park
Resolution # 2022-048
Moved By: Councillor Luciani
Seconded By: Deputy Mayor Beres
THAT Council receives Report EDM 22-03 Offer to Purchase – Lot
2B, Van Norman Innovation Park;
AND THAT a by-law be brought forward to authorize the Mayor and
Clerk to enter into an agreement of purchase and sale with North
Ridge Realty (2020) Inc. for the property described as Lot 2B in the
Van Norman Innovation Park.
Carried
14.3.2 EDM 22-04 Funding of Remaining Costs - Purchase of 1101
Hwy 3 Property
Resolution # 2022-049
Moved By: Councillor Gilvesy
Seconded By: Councillor Parker
THAT Council receives Report EDM 22-04 Funding of Remaining
Costs - Purchase of the 1101 Highway 3 Property as information;
AND THAT the remaining costs, net of revenue and debt financing,
for the purchase of the 1101 Highway 3 Property be funded from the
Economic Development Reserve in the amount of $34,165.77.
Carried
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14.4 Finance
14.5 Fire and Emergency Services
14.6 Operations and Development
14.6.1 OPD 22-05 - Sign Variance - 262 Broadway
Resolution # 2022-050
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
THAT report OPD 22-05 entitled Sign Variance – 262 Broadway be
received as information;
AND THAT Council approves a variance to Sign By-Law 3798 to
permit an animated LED sign of 0.82 sq. m. be incorporated into a
proposed new ground sign within a Neighbourhood Commercial
Zone and be located within 9 metres of a residential use located at
262 Broadway (Lot 998, Plan 500).
Carried
14.6.2 OPD 22-06 Renaming of Coon Alley to Raccoon Alley
Resolution # 2022-051
Moved By: Councillor Esseltine
Seconded By: Councillor Gilvesy
THAT report OPD 22-06 Renaming of Coon Alley to Raccoon Alley
be received as information;
AND THAT Council approves the renaming of Coon Alley to
Raccoon Alley.
Councillor Esseltine called for a recorded vote.
Councillor Esseltine - No
Councillor Gilvesy - Yes
Councillor Luciani - Yes
Councillor Parker - Yes
Councillor Rosehart - Yes
Page 13 of 483
7
Deputy Mayor Beres - Yes
Mayor Molnar - Yes
Carried
14.6.3 OPD 22-07 - Traffic By-Law Comprehensive Review - Follow-up
Resolution # 2022-052
Moved By: Councillor Luciani
Seconded By: Deputy Mayor Beres
THAT report OPD 22-07 Traffic By-Law Comprehensive Review –
Follow-up be received as information;
AND THAT a By-Law be brought forward for Council’s consideration
to repeal and replace By-Law 3701, being a by-law to regulate traffic
and the parking of motor vehicles within the Town of Tillsonburg.
Carried
14.6.4 OPD 22-08 TGO Advertising Policy Revision
There were some questions as it related to election sign ads. The
Director noted that the current advertising policy allows for this and
no changes have been made to the proposed policy.
Resolution # 2022-053
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
THAT report OPD 22-08 T:GO Advertising Policy Revision report be
received as information;
AND THAT Council repeals By-Law 2020-072;
AND THAT council approves the attached T:GO Advertising Policy
Revision, and the associated rates as outlined in the report and fees
be added to the Town’s Rates and Fees By-Law.
Carried
14.7 Recreation, Culture and Parks
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14.7.1 RCP 22-02 Recreation and Sports Advisory Committee
Recommendation to Council - Kinsmen Pedestrian Bridge
Resolution # 2022-054
Moved By: Deputy Mayor Beres
Seconded By: Councillor Esseltine
THAT Council receives the following Recreation and Sports Advisory
Committee Recommendation:
AND THAT the Recreation and Sports Advisory committee
recognizes the importance of Kinsmen pedestrian bridge as a
connecting pedestrian link in Tillsonburg and that Option 1 provided
in staff report OPD 21-46 of Nov 23, 2021 to council be removed from
consideration and options 2, 3 and 4 be considered for
implementation.
Carried
14.7.2 RCP 22-04 -Ontario Trillium Fund (OTF) Grant for the
Tillsonburg Community Centre
Resolution # 2022-055
Moved By: Councillor Luciani
Seconded By: Deputy Mayor Beres
THAT Report RCP 22-04, Ontario Trillium Fund (OTF) Grant for the
Tillsonburg Community Centre, be received as information; and
THAT the Mayor and Clerk be authorized to execute the Agreement
with OTF.
Carried
15. New Business
16. Consideration of Committee Minutes
16.1 Committee Minutes
Resolution # 2022-056
Moved By: Councillor Gilvesy
Seconded By: Councillor Rosehart
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THAT Council receives the Tillsonburg 150 Ad Hoc Committee minutes
dated January 25, 2022 and February 1, 2022, the Cultural Heritage and
Special Awards Committee minutes dated February 2, 2022, the Boundary
Adjustment Committee Minutes dated January 18, 2022, the Town Hall
Steering Committee minutes dated January 18, 2022 and January 31, 2022,
and the Affordable and Attainable Housing Committee minutes dated
January 26, 2022, as information.
Carried
16.2 Conservation Authority Minutes
Resolution # 2022-057
Moved By: Councillor Rosehart
Seconded By: Councillor Luciani
THAT Council receives the Long Point Conservation Authority minutes
dates January 5, 2022, as information.
Carried
17. Motions/Notice of Motions
18. Resolutions/Resolutions Resulting from Closed Session
19. By-Laws
19.1 By-Law 2022-010 To amend Zoning By-Law Number 3295, as amended.
(ZN 7-21-17 #2)
19.2 By-Law 2022-011 To regulate traffic and the Parking of Motor Vehicles
19.3 By-Law 2022-012 To authorize an agreement of purchase and sale with
North Ridge Realty Inc.
19.4 By-Law 2022-013 To authorize an agreement with the Ministry of Municipal
Affairs and Housing for funding under the Municipal Modernization Program
(Joint Fire Service Modernization Program)
19.5 By-Law 2022-014 To authorize an agreement with the Ministry of Municipal
Affairs and Housing for funding under the Municipal Modernization Program
(Planning and Development Service Delivery Review)
Page 16 of 483
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19.6 By-Law 2022-015 To authorize an agreement with the Ministry of Municipal
Affairs and Housing for funding under the Municipal Modernization Program
(Waste Management Service)
19.7 By-Law 2022-016 To authorize an agreement with the Ministry of Municipal
Affairs and Housing for funding under the Municipal Modernization Program
(Municipal Management Intern)
19.8 By-Law 2022-017 To authorize an agreement with the Ministry of Municipal
Affairs and Housing for funding under the Municipal Modernization Program
(Automated Business Directory)
Resolution # 2022-058
Moved By: Councillor Luciani
Seconded By: Councillor Esseltine
THAT By-Law 2022-010 To amend Zoning By-Law Number 3295, as
amended. (ZN 7-21-17 #2); and
By-Law 2022-011 To regulate traffic and the Parking of Motor Vehicles; and
By-Law 2022-012 To authorize an agreement of purchase and sale with
North Ridge Realty Inc.; and
By-Law 2022-013 To authorize an agreement with the Ministry of Municipal
Affairs and Housing for funding under the Municipal Modernization Program
(Joint Fire Service Modernization Program); and
By-Law 2022-014 To authorize an agreement with the Ministry of Municipal
Affairs and Housing for funding under the Municipal Modernization Program
(Planning and Development Service Delivery Review); and
By-Law 2022-015 To authorize an agreement with the Ministry of Municipal
Affairs and Housing for funding under the Municipal Modernization Program
(Waste Management Service); and
By-Law 2022-016 To authorize an agreement with the Ministry of Municipal
Affairs and Housing for funding under the Municipal Modernization Program
(Municipal Management Intern); and
By-Law 2022-017 To authorize an agreement with the Ministry of Municipal
Affairs and Housing for funding under the Municipal Modernization Program
(Automated Business Directory) 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 17 of 483
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Carried
20. Confirm Proceedings By-law
Resolution # 2022-059
Moved By: Deputy Mayor Beres
Seconded By: Councillor Parker
THAT By-Law 2022-009, to Confirm the Proceedings of the Council meeting held
on February 14, 2022, 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
21. Items of Public Interest
Councillor Rosehart asked staff to consider clearing any road drains with the rain
being forecasted this week.
• Council Planning Meeting - February 22, 2022 at 4:30 p.m.
• Regular Council Meeting - February 28, 2022 at 6:00 p.m.
22. Adjournment
Resolution # 2022-060
Moved By: Councillor Esseltine
Seconded By: Councillor Gilvesy
THAT the Council meeting of February 14, 2022 be adjourned at 6:57 p.m.
Carried
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DOWNTOWN TILLSONBURG BUSINESS IMPROVEMENT AREA (DTBIA)
164 Broadway, Unit 10, Tillsonburg, Ontario N4G5A8 519-550-3780 office@downtowntillsonburg.ca
Page1
Staff directive resulting from the Closed Session of DTBIA
Board Meeting of Tuesday, January 25th, 2022 (9:15 a.m.)
Additionally, the Executive Director is authorized to advise the Clerk of the Town of
Tillsonburg of point #3 below:
3) Pursuant to the Constitution and By-laws of the DTBIA; Board Member Ann Hicks is
hereby removed from the board for failing to attend 3-plus consecutive Board of
Management Meetings. The Executive Director is authorized to provide said removal
notification to the Clerk of the Town of Tillsonburg for updating of the Consolidated BIA
By-law.
Approved by: Cedric Tomico
DTBIA meeting held 01/25/2022 via ZOOM
Page 19 of 483
Motion to appoint additional Board Members to the DTBIA Board
of Management
Moved by: M. Van Geer Truyde and Seconded by: C. Tomico
“And resolved that the DTBIA Board of Management recommends to the Council of
the Town of Tillsonburg; that Ben Cressman, Mike Bossy and Emily Birtwell be
appointed to the Downtown Tillsonburg BIA Board of Management to fill the
vacancies which exist as of January 25th, 2022; and further that these appointments
take immediate effect. These appointees will serve the remainder of the term ending
January 1st, 2023; or until their successors are appointed”.
Carried: X Defeated: _______ Approved by: Cedric Tomico
Votes cast 7 of 7 members – (6 in favour, 1 against) – motion carried.
DTBIA by E-vote February 9th, 2022
Page 20 of 483
From: Fallon Hayes <FallonH@cwf-fcf.org>
Sent: Friday, February 11, 2022 10:53 AM
To: Stephen Molnar <SMolnar@Tillsonburg.ca>; crosehart@tillsonbug.ca; Chris Parker
<cparker@tillsonburg.ca>; Dave Beres <DBeres@tillsonburg.ca>; Deb Gilvesy <dgilvesy@tillsonburg.ca>;
Penny Esseltine <PEsseltine@Tillsonburg.ca>; Pete Luciani <pluciani@tillsonburg.ca>
Subject: Opportunity for Tillsonburg to join CWF's Pollinator Network CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or on clicking links from unknown senders. Hello Mayor Molnar and Councillors Rosehart, Parker, Beres, Gilvesy, Esseltine, and Luciani The Canadian Wildlife Federation is inviting Oxford County and Tillsonburg to join our Rights-Of-Way Habitat Network, Rights-Of-Way Management Trainings and Annual Rights-Of-Way Workshop. Through your participation, you will be joining other municipalities across Ontario to learn about restoring habitat for Monarch butterflies and other pollinators, in ways that also allow you to meet your sustainability goals and reduce your maintenance expenditures! Our training and workshops align with Oxford County's commitment to pollinators and habitat creation which was demonstrated when you built a pollinator field in 2018 in partnership with Pollinative Pathways! In addition, our training also aligns with Tillsonburg's commitment to providing a healthy environment for citizens. Roadsides and other ROW areas cover vast amounts of land in Southern Ontario. This land has the
potential to provide habitat for Monarch butterflies and other essential pollinators. Creating suitable habitat can be as easy as reducing/strategically timing mowing regimes to allow native wildflowers and pollinators to complete their lifecycles! Pollination is an ecosystem service (services that nature provides us free of charge) that is essential to agriculture, seed production and health ecosystems! However, pollination is only one of the many ecosystem services that results from restoring meadow habitat. For example, restoring vegetation along ROW can also enhance carbon sequestration (reducing your carbon footprint), flood
attenuation, reduce the effects of roadside runoff, reduce maintenance costs, and provides natural “snow fences"! Please follow the steps below to register and learn more:
1. Join our National Rights-Of-Way Habitat Network to gain access to training sessions, workshops, and even funds! The Canadian Wildlife Federation is currently recruiting new members for our National Rights-Of-Way (ROW) Habitat Network. By joining this network, you will: be invited to attend specialized ROW training and workshops, gain free expert technical advice
which is tailored to your municipality (we can give specialized presentations) and notifications about funding opportunities. 2. Attend our Virtual Training for ROW Management in Southwestern Ontario by sustainable ROW expert Stephanie Dobbs - the Roadside Maintenance Manager for the Illinois Department of Transportation Southwestern Ontario is a prime spring and fall migratory route for Monarch butterflies which means that by changing ROW management regimes municipalities can help support their habitat! This training will help your municipality learn how to support Monarchs and other pollinators while also preserving a healthy environment, reducing/managing invasive species, meeting GHG/sustainability goals, and saving money while doing so! This training will be taking place in the middle of March - exact date to be finalized. 3. Participate in our third Annual Rights-Of-Way Workshop (virtual) Join ROW managers and industry experts from all over Ontario for a day of networking and knowledge sharing! By attending this workshop, you will learn many strategies that municipalities are using to preserve and create pollinator habitat, engage the public and more! This workshop will be taking place at the end of
March - exact date to be finalized.
Page 21 of 483
To join our ROW Habitat Network, register for this year’s Rights-Of-Way Management Workshop for Southwestern Ontario, and/or sign up for our Annual Rights-Of-Way Workshop please email us your full name, position, township and consent for registration, and we will add you to the workshop and corresponding network! Please note: more information about the finalized dates of the workshops will be sent in the coming weeks. Want to learn more about why pollinators are important, what Canadian Wildlife Federation’s pollinator team has already achieved, and how we are already making a difference in Southwestern Ontario? If so, I have attached a document below with some optional reading if you would like more about our mission and why sustainable ROW management is important! Today we received confirmation that Deputy Mayor Comiskey has approved his roads staff to attend! We are hoping to also garner your mayoral and councillor support for your Public Works and Roads staff to also join our network and participate in our free training! Please share this information with your Public Works, Roads staff and anyone else who you think may be interested in the County! If you have any questions or would like further information, please call me at 1-877-599-5777 ext. 263 or
email me at fallonh@cwf-fcf.org
Fallon Hayes
Rights of Way Network Recruiter Canadian Wildlife Federation | Fédération canadienne de la faune
350, promenade Michael Cowpland Drive, Kanata ON K2M 2W1 t 1-877-599-5777 ext 263 • www.cwf-fcf.org
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Ministry of Northern
Development, Mines,
Natural Resources and
Forestry
Office of the Minister
99 Wellesley Street West
Room 6630, Whitney Block
Toronto ON M7A 1W3
Tel: 416-314-2301
Ministère du
Développement du Nord,
des Mines, des Richesses
naturelles et des Forêts
Bureau du ministre
99, rue Wellesley Ouest
Bureau 6630, Édifice Whitney
Toronto ON M7A 1W3
Tél.: 416 314-2301
February 18, 2022
Dear Colleague:
Ontario is currently experiencing an outbreak of LDD moth (previously referred to as
gypsy moth), particularly in southern Ontario and some areas of the northeast region of
the province. Severe LDD moth infestations are cyclical, occurring every seven to 10
years, and usually last three to five years.
In the spring and early summer, LDD moth larvae consume leaves, defoliating trees and
leaving them looking nearly dead. LDD prefers oak trees, but during severe outbreaks
other hardwoods and, in some cases, conifer will be defoliated. Hardwood trees can
produce a second crop of leaves during the growing season allowing them to continue
growing and storing nutrients into the fall and winter months. Since conifers can’t
produce a second crop of foliage, they may be impacted by severe defoliation. Healthy
growing trees can withstand a few seasons of severe defoliation before branch and twig
dieback start to occur.
In 2021, the Ministry of Northern Development, Mines, Natural Resources and Forestry
(NDMNRF) conducted aerial and ground surveys to map damaged areas and forecast
defoliation for 2022. The results suggest 2022 will be another year with high populations
of LDD moth causing moderate to severe defoliation in some areas. Lighter defoliation
is forecasted in some areas that have been impacted in previous years. NDMNRF will
continue to monitor LDD moth throughout the current outbreak cycle.
Although the ministry conducts pest management programs on Crown land to protect
foliage of high-value stands (e.g., jack pine and spruce budworm programs),
management of LDD moth on private land is the responsibility of the landowner or
municipality. The ministry supports these efforts by providing information on forest pests
and options for reducing defoliation by LDD moth. Ontario’s Invasive Species Centre
also offers resources and information to help people prevent LDD moth from damaging
their trees.
In the spring, landowners can put bands of burlap around their trees. This gives the
larvae a place to congregate during warm days and they can be physically removed and
killed. In the fall, landowners can remove and destroy egg masses.
Page 25 of 483
Landowners wishing to reduce impacts on their property can also have trees sprayed
with Btk (Bacillus thuringiensis kurstaki) in the spring by a licensed insecticide
application company. This is best carried out by coordinating efforts with other local
landowners. Landowners can check their local listings for a reputable insect control
provider in their area.
In the past, demand for aerial spraying of LDD has exceeded industry capacity. If
landowners are considering having their property sprayed, it is best to engage a
licensed insecticide application company as early as possible.
There are also natural controls on LDD moth populations in Ontario:
• Cool, wet conditions provide an ideal environment for a natural fungus
(Entomophaga maimaiga) known to contribute to LDD moth population collapse.
• A viral infection (nuclear polyhedrosis virus or NPV) also kills LDD larvae.
• There are other natural enemies of LDD moth as well, including parasitic insects
and predators such as birds and mammals.
I have attached a fact sheet and a roles and responsibilities document to help your
office assist your constituents who may have questions about managing LDD moths
during the outbreak period.
Sincerely,
The Honourable Greg Rickford
Minister of Northern Development, Mines, Natural Resources and Forestry
Attachments
Page 26 of 483
LDD moth (Lymantria dispar dispar) in Ontario
LDD (Lymantria dispar dispar) is an invasive species
that is native to Europe. It was first detected in Ontario
in 1969. This defoliator feeds on a variety of hardwood
species, preferring oak, birch, and aspen. During severe
outbreaks, softwoods such as eastern white pine,
balsam fir, and Colorado blue spruce may be affected.
LDD moth outbreaks have become cyclical, typically
occurring every seven to 10 years, with outbreaks lasting
three to five years.
What does LDD moth do to forests?
• Larvae (caterpillars) feed on new foliage.
• After defoliation, hardwood trees can produce a second crop of leaves during the growing season enabling them to continue to grow.
• Conifers can’t produce a second crop of foliage but healthy trees can withstand repeated years of defoliation before branch and twig dieback start to occur.
• Defoliation stresses trees making them more susceptible to damage from secondary pests, drought, and poor growing conditions.
1. Overwinters in the egg stage — tan-coloured masses — often on the bark of trees.
2. In spring, eggs hatch and larvae ascend the trees to feed on the new foliage. Initially, larvae feed during the day but as they mature feeding occurs mainly at night.
3. Mature larvae, seen in early summer, are about 50 mm long, dark-coloured, hairy, with a double row of five pairs of blue spots down their backs followed by a double row of six pairs of red spots.
4. By July, the larvae are done feeding, pupate for 1 to 2 weeks, then hatch into moths.
5. Male moths are light brown and slender-bodied, while females are white, wingless, and heavy-bodied. They live only long enough to mate and lay eggs.
LDD moth life cycle
Page 27 of 483
Control methods
The ministry does not manage LDD moth on private land. Landowners can find licensed insect control service providers with experience in controlling LDD moth populations by checking their local listings.
In spring, placing burlap bands around the tree stem gives the travelling larvae a place to congregate during warm days. The larvae can then be removed and killed.
After larvae have emerged, registered insecticides can also be applied to help protect trees from defoliation. Landowners considering spraying their property should engage a licensed insecticide application business as early as possible, as commercial capacity may be limited.
In fall and winter, removal of egg masses is also effective.
Tip: During a drought year, help your trees by watering them into the fall where appropriate to do so (ornamental or open grown trees). In a woodlot setting, manage trees to allow proper spacing and light to promote a healthy forest. Plant a diversity of species for a forest that is more resilient to insect and disease disturbances!
ontario.ca
Ontario’s forest health monitoring
The ministry monitors forest health across the
province every year. Previous years’ LDD moth
defoliation information is included in our annual
Forest Health Conditions in Ontario reports,
available at ontario.ca/page/foresthealth-
conditions.
Related information
ontario.ca/page/lymantria-dispar-dispar-ldd-
moth
Invasive Species Centre
invasivespeciescentre.ca/invasive-species/meet-
the-species/invasive-insects/gypsy-moth/
Invading Species Awareness Program
invadingspecies.com/invaders/forest/ldd-moth/
Page 28 of 483
FOREST HEALTH (LDD MOTH)
ROLES & RESPONSIBILITIES
Provincial forest health monitoring
Forest health is monitored every year by the Ministry of Northern Development, Mines, Natural
Resources and Forestry (NDMNRF). The ministry conducts ground and aerial surveys to map major
forest health disturbances on the landscape. When pest populations reach outbreak levels, NDMNRF
may complete pest specific forecast surveys to help predict defoliation for future years.
The forest health monitoring program provides scientific advice and supports training and
interpretation of forest health disturbances.
LDD moth information
NDMNRF provides information on LDD moth (previously referred to as gypsy moth), defoliation maps
and forecasts, and control options at www.ontario.ca/page/lymantria-dispar-dispar-ldd-moth.
LDD moth monitoring
NDMNRF’s aerial forest health surveys include determining the severity and extent of the LDD moth
defoliation. The ministry also conducts egg mass surveys to collect forecast data to guide activities,
including monitoring of virus and fungus impacts on the population.
In 2022, NDMNRF expects a continued outbreak with substantial levels of defoliation in the same
areas that experienced it last year – most of southern and parts of northeastern Ontario.
As part of the annual monitoring program, the ministry also works with the Canadian Food Inspection
Agency to deploy pheromone traps outside the area where LDD moth infestations are known to
occur. These traps are used as an early detection tool and to support federal quarantine legislation.
The forest health program will continue to conduct surveys to monitor this pest throughout the
duration of its outbreak cycle.
NDMNRF works with Canadian Forest Service (CFS, Natural Resources Canada) to support the
development of science and evaluate sampling methodologies.
Federal regulation and enforcement
LDD moth is a regulated pest by the Canadian Food Inspection Agency (CFIA). The CFIA is
responsible for establishing and maintaining standards to prevent the introduction and spread of plant
pests in Canada.
Page 29 of 483
Pesticide regulation
The Health Canada Pest Management Regulatory Agency (PMRA) is responsible for pesticide
regulation in Canada. Pesticides are stringently regulated in Canada to ensure they pose minimal risk
to human health and the environment. Under authority of the Pest Control Products Act, Health
Canada requires thorough scientific evaluation to determine that pesticides are acceptable for a
specific use and that registered pesticides remain acceptable for use once on the market.
Ministry of the Environment, Conservation and Parks (MECP) regulates the sale, storage, use,
transportation and disposal of pesticides in Ontario. Ontario regulates pesticides by placing
appropriate education, licensing and/or permit requirements on their use under the Pesticides Act and
Ontario Regulation 63/09 (O. Reg. 63/09).
Insect management on Crown land
In Ontario, to achieve sustainable forest management on Crown land, there is a forest management
planning system under the Crown Forest Sustainability Act (CFSA).
For more information about this process visit Sustainable forest management.
The CFSA and the Forest Management Planning Manual dictate acceptable forest management
activities on Crown land in Ontario. Decisions to conduct an insect control program on Crown land are
science-based and involve NDMNRF staff and local forest managers.
Some insect outbreaks can cause extensive tree mortality on high-value stands that may lead to
significant economic and cultural impacts and increase the risk of fire to northern communities. During
these outbreaks, usually in Northern Ontario, an insect pest management program is developed as
required in the Forest Management Planning Manual to evaluate all options. If the pest management
program involves aerial application of insecticides, the Forest Management Planning Manual outlines
a specific process which includes creating project proposals, First Nation and Métis community
involvement, and public consultation.
Currently, there is no alternative process for private landowners to request permission to spray on
Crown land.
Insect management on private land
NDMNRF does not manage LDD moth on private land; insect management on private land is the
responsibility of property owner. The ministry does provide information on forest pests that includes
suggestions for landowners on how to control localized populations. The ministry also leverages
partners such as Ontario’s Invasive Species Centre, and the Ontario Federation of Anglers and
Hunters’ Invading Species Awareness Program to provide information to landowners, and to assist
with tracking citizen reports of LDD moth.
Municipalities and conservation authorities may choose to develop integrated pest management
plans to manage trees, parks and other green spaces within their jurisdiction.
Page 30 of 483
Page 1 of 10
Subject: Town Hall Steering Committee Recommendation
Report Number: CAO 22-01
Department: Office of the CAO
Submitted by: Kyle Pratt
Meeting Type: Council Meeting
Meeting Date: Monday, February 28, 2022
RECOMMENDATION
THAT Council receives Report CAO 22-01 Town Hall Steering Committee
Recommendation;
AND THAT Council endorses the Town Hall Steering Committees recommendation
regarding Option C – Greyfield Site – located at the corner of Brock and Harvey Street at
the “Maximum” square footage scenario to enable future growth and expansion;
AND THAT staff be directed to move forward with this option.
BACKGROUND
During the latter half of 2019, Council considered three options for a new Town Hall under
a Design/Build and Leaseback scenario. The building sizes ranged from 25,025 square
feet to 27,198 square feet with estimated 30 year Total Lease Costs ranging from $23.8
Million to $25.1 Million.
At their December 9, 2019 meeting, Council passed the following resolution, which
essentially terminated the Design/Build and Leaseback process and resulted shortly
thereafter with the Town Hall Steering Committee being reconstituted with a mandate to
look at all options for a new Town Hall.
THAT Report CAO 19-14 Town Hall Recommended Option – Town Hall Steering
Committee be received;
AND THAT, given that the quotes have come in well in excess of the benchmark
and will create a negative impact on future budgets, that Council reject all
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CAO 22-01
Page 2 of 10
proposals for the Design, Build/Lease of a new Town Hall and terminate the current
RFP process.
AND THAT staff communicate with the proponents in regards to the honorarium;
AND THAT staff report back in February with recommendations on how to proceed
with consideration of a complete set of options on how to proceed towards new
corporate space for the Town of Tillsonburg with lower costs to the Town.
The Town Hall Steering Committee has been working over the past two years to fulfill this
mandate and have been able to, despite the pandemic, work with Town staff and various
consultants to move this project forward.
One of the main tasks undertaken was an update to the 2016 Town Hall Space Needs
Study to reflect the changes since that study was completed. These changes include
restructuring within its various departments, more consideration given to how the overall
Town functions and who should be located in a new Town Hall. In addition to this, the
global pandemic has resulted in a shift in thinking as to how businesses can operate, and
specifically, with respect to flexible and virtual work arrangements.
Fabrik Architects was retained to conduct this update, which has been completed with
input from the Town Hall Steering Committee and Town staff.
The next step in the Town Hall project was the completion of a location/site Feasibility
Analysis, including conceptual design options. Town Staff have met with VG+ on a weekly
basis to discuss the three options for the Town Hall which include:
Option A – 200 Broadway (Tillsonburg Town Centre Mall)
Option B – 10 Lisgar Avenue (Customer Service Centre)
Option C – Grey field Site (Northeast corner of Brock and Harvey streets)
Once the conceptual floor plans for each of these locations was finalized, a Project
Analysis, outlining the estimated costs for three scenarios for each location, along with
the pros/cons for each, was completed. Town Staff and +VG Architects presented the
information to the Town Hall Steering Committee at their January 18, 2022 meeting.
Based on the input from the Committee, a number of revisions were made to the
information and brought back for consideration by the Committee at their January 31,
2022 meeting. Based on the revised information, the Town Hall Steering Committee has
made a recommendation for Council’s consideration as follows:
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CAO 22-01
Page 3 of 10
RESOLUTION
Mover: Rick Strouth
Seconder: Jesse Goossens
THAT the Town Hall Steering Committee recommends Site C for the new Town
Hall with the largest square footage format;
AND THAT the Town Hall Steering Committee and VG+ be brought into the
February 14th Council meeting to present the three Town Hall options.
CARRIED
DISCUSSION
With Modernization funding provided by the Ontario Government, the Town was able to
retain The Ventin Group (+VG Architects) to develop Conceptual Floor Plans for each of
the three locations now under consideration. The purpose of the Conceptual Floor Plans
is to incorporate the information from the updated Space Needs Study into a floor plan
design that shows if/how the specific location could accommodate the Town’s
requirements.
Once this work was completed, a Project Analysis was conducted to better evaluate the
long term feasibility of the three options and help the Town in identifying the preferred
location and optimal solution for the Town’s space needs.
The following information has been developed with extensive input from Town Staff,
Department Heads and the Town Hall Steering Committee. It is important to note that
all locations have both pros and cons (see Appendix B – Report – Town Hall Stage 1
Designs and Site Options Analysis.
In terms of the required area for the new Town Hall, the Conceptual Floor Plans prepared
by +VG are based on the “Medium” Scenario, which is a combination of Work-from-the-
Office and Work-from-home options. However, +VG did provide proposed floor plan
areas and cost estimates for the “Maximum” (No Work-from-home) and “Minimum” (High
Work-from-home) scenarios for each of the three location options.
Because of how the existing built space is constructed and the flexibility afforded by new
construction, the first two options tend to have larger area requirement than the new
construction/Greyfield location. Table 1 summarizes the area requirement for each of the
options.
Table 1 – Area Requirement for Each Option (in Square Feet)
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CAO 22-01
Page 4 of 10
Option A – Town
Centre Mall
(Improvements
Financed by
Mall Owner)
Option A – Town
Centre Mall
(Improvements
Financed by Town)
Option B
– 10
Lisgar
Ave
Option C –
Brock/Harvey
“Greyfield”
site
“Maximum”
Scenario
(No Work-
from-home)
27,317 sf 27,317 sf 23,640 sf
21,959 sf
“Medium”
Scenario
(Some
Work-from-
home)
26,000 sf 26,000 sf 22,500 sf 20,900 sf
“Minimum”
Scenario
(High Work-
from-home)
17,640 sf 17,640 sf 15,265 sf
14,179 sf
Option A – 200 Broadway (Town Centre Mall)
Site A option is to renovate the existing Town Centre Mall location with the addition of an
entrance and customer service wickets on the Broadway frontage of the mall with the
majority of space and staff being located on the second floor of the Town Centre Mall.
This site has two different pricing options due to the fact that originally the financial
projections provided by Strathallen in regards to the amount of financing they would cover
for Leasehold Improvements did not provide an “apples to apples” comparison. Therefore,
VG+ and Town Staff requested a version of the pricing where the cost of site A was
funded by the Town in order to show a realistic comparison between Sites A, B, and C.
Cost Scenario Option A – Town
Centre Mall
(Improvements
Financed by Mall
Owner)
Total 30 Year Costs
Option A – Town
Centre Mall
(Improvements
Financed by Town)
Total 30 Year
Costs
Initial
Capital
Cost
“Maximum” Scenario
(No Work-from-home)
$20,840,238
$31,028,149 $ 9,907,787
“Medium” Scenario
(Some Work-from-
home)
$19,859,600
$29,531,868 $ 9,430,000
“Minimum” Scenario
(High Work-from-home)
$14,693,144 $20,035,732 $ 6,397,731
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CAO 22-01
Page 5 of 10
The Town Hall Steering Committee agreed with the concerns for this site including the
fact that the building is already a 40 year old structure. VG+ noted that in order to avert
the worst impacts of climate change, the Government of Canada is committed to
achieving net-zero emissions by 2050. As a result, the need to meet requirements may
be a challenge if the Town Hall is inserted into an already existing building. If the Town
Hall is constructed as a new facility, requirements can be incorporated into the designs
and will not cause an issue in the future.
Strathallen noted that if the Town Hall would be constructed at the Mall, the Town could
take ownership of the building after 50 years. As such, this would require a 30 year lease
agreement plus an additional 20 year lease agreement. While the implication of
ownership from Strathallen can be seen as positive for the Town of Tillsonburg, the value
of a building of that age could be minimal and this could led to the cost of upkeep or
possible demolition being the responsibility of the Town of Tillsonburg.
Parking was a major discussion point in regards to which Town Hall location would be the
best option. It was noted by the Town Hall Steering Committee that the parking in the mall
is very limited. It was noted that those coming to the Council Chambers and the Corporate
Office do not have a designated place to park or a stand alone presence in Tillsonburg,
which the Town Hall Steering Committee noted would be a very welcoming and important
aspect for the Community.
The Committee wanted to express the fact that originally the Town of Tillsonburg agreed
to support the mall owners (now Strathallen) for 10 years. The Town of Tillsonburg has
gone well above that and it is believed that Strathallen will be able to find a new tenant in
the Mall, therefore this should not be a concern for the Committee or Council.
The Committee agreed that Site A is not their recommended location/design for the new
Town Hall.
Option B – 10 Lisgar Ave (Customer Service Centre)
Option B is the Customer Service Centre located at 10 Lisgar Avenue. This location would
involve renovating the existing Town owned facility. This location is reasonably close to
the Downtown Core and is currently the location of the Customer Service, Water, and
Building Department(s), as well as Hydro Operations/Administration. A large portion of
this building is occupied with the bays that are required to house the Hydro Operations
fleet. What is more, it was noted that similar to Site A, the parking for this lot is not ideal
and if chosen for the new Town Hall site, community members and/or staff would need to
park across the street in the Mall parking lot in order to get to the proposed Town Hall.
The total cost over 30 years and the initial capital costs for Option B is:
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CAO 22-01
Page 6 of 10
Scenario Total 30 Year Costs Initial Capital Cost
“Maximum” Scenario
(No Work-from-home)
$ 18,967,221 $ 9,477,013
“Medium” Scenario
(Some Work-from-home)
$ 18,052,558 $ 9,020,000
“Minimum” Scenario
(High Work-from-home)
$ 12,247,658 $ 6,119,569
The Town Hall Steering Committee agreed that this is not their recommendation for a
new Town Hall. It was noted that if this option was in fact selected for a new Town Hall,
a new home for the operations and hydro teams that work out of this building would be
required (an additional $14M to $17.6M as per Appendix B - Town Hall Space Needs
Analysis Report), and that the Town of Tillsonburg could sell this building.
Option C – Greyfield Site at Brock/Harvey Streets (Municipal Parking Lot)
Option C is a new construction facility located at Harvey Street and Brock Street. This
facility would have access to much more available parking (which is not achievable with
Options A and B) and natural lighting. This location is also the most cost effective.
The total cost over 30 years and the initial capital costs for Option C is:
Scenario Total 30 Year Costs Initial Capital Cost
“Maximum” Scenario
(No Work-from-home)
$ 17,546,357 $ 8,247,733
“Medium” Scenario
(Some Work-from-home)
$ 16,700,213 $ 7,850,000
“Minimum” Scenario
(High Work-from-home)
$ 11,330,167 $ 5,325,789
The Town Hall Steering Committee agreed that Site C is their recommendation for the
new Town Hall. The Committee noted that the community of Tillsonburg is growing and
this is the best way to serve this growth. Committee members also agreed that this option
would assist in attracting people to Tillsonburg (works/residents).
The Committee’s discussion around the preferred Square Footage scenario focused on
either the “Medium” or “Maximum” scenario. While some cities may continue to support
the ramifications of COVID-19 and remain in a hybrid work model, they do not believe
Tillsonburg would fall under this umbrella. What is more, the Committee noted the amount
of growth and potential for future growth in Tillsonburg, and as such building a new Town
Hall that is limited in space would not be justifiable.
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CAO 22-01
Page 7 of 10
CONSULTATION
The purpose of the Town Hall Steering Committee is to provide input, feedback, advice
and recommendations on the business and financial decisions for the location and
construction/renovation of a building for the purpose of a Tillsonburg Town Hall. The
primary function of the Town Hall Steering Committee is to take responsibility for
establishing a business case and the achievement of outcomes of the Tillsonburg Town
Hall Project as identified in the Committee’s Terms of Reference.
The Town Hall Steering Committee is comprised of various private sector leaders and
members of Council, and supported by Town Staff from a variety of departments.
The Project Team that worked with +VG for this stage of the process was comprised of
the Chief Administrative Officer, Development Commissioner, Director of Corporate
Services and the Executive Assistant. The Senior Leadership Team (SLT) was apprised
with updates as needed and they reviewed and provided comments on the Conceptual
Floor Plans after their January 5, 2022 meeting. SLT members also participated in the
November 16, 2021 tour of various Town facilities and locations.
The Development Commissioner and +VG representatives reviewed Strathallen’s 2020
Proposal and subsequently engaged in discussions with Strathallen to update the
information for the various scenarios and this information has been included in their final
analysis.
FINANCIAL IMPACT/FUNDING SOURCE
The estimated cost of a new Town Hall at Site C (Grey Field) location over a 30 year
timeframe, and under the “Maximum” square footage (21,959 sf) as per the Town Hall
Steering Committee Recommendation is $17,546,357.
The construction cost for this option is estimated to be $8,247,733 to $9,073,000. It is
important to note that depending on when the construction will commence, pricing for
construction materials will likely increase as seen in the last two years.
Financing
Overall, Site C has 3 potential scenarios, which are outlined below, followed by
calculations of each scenario for comparison:
Scenario Total 30 Year Costs Construction Costs
including 10% contingency
“Maximum” Scenario
(No Work-from-home)
$ 17,546,357 $ 9,073,000
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CAO 22-01
Page 8 of 10
“Medium” Scenario
(Some Work-from-home)
$ 16,700,213 $ 8,640,000
“Minimum” Scenario
(High Work-from-home)
$ 11,330,167 $ 5,860,000
Taking each of the scenarios for Site C, using the most current interest rates for both the
construction period (estimated at 1-yr) and a 30-yr amortization, the following tables
shows the total cost for each scenario, both total paid in principal and interest, and impact
per household.
As noted, pricing for construction materials will likely increase as seen in the last two
years, plus interest rates are likely to rise. In the chart below, since last November the
rates have increased ~30 basis points for the 30 year rates (~40 points for the 5 year),
and that is without an increase to the Prime lending rate. Thus, we would anticipate that
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CAO 22-01
Page 9 of 10
by the time we issue the debenture in 2023, interest rate may be up to a percentage point
higher.
Also, municipalities in Ontario are responsible for ensuring that they do not exceed their
legislated Annual Repayment Limit (ARL). The ARL is the maximum amount that a
municipality in Ontario can pay each year in principal and interest payments for its long-
term debt and other long-term financial commitments. The ARL is set at 25 percent of a
municipality’s annual own-source revenues (such as property taxes, user fees and
investment income), less their annual existing long-term debt service costs and payments
for other long-term financial obligations.
The Ministry’s set ARL for 2021 was $2M against a limit of $5.725M (being total annual
principal + interest payments). The $2M amount is for principal and interest against
current debt, which the Town is projected to have by the end of 2022 $12.6M (see below).
That amount, plus 2022 budgeted, would bring the total debt to $17.5M including prior
year committed debt that has not yet been issued (done so at completion of respective
projects).
Debt issued for the Town Hall would be in addition to the $17.5M noted above, and if the
maximum scenario is selected, that would increase the Town’s total principal and interest
payments up to $3M. That would bring the Town’s ARL to about 12.8% in terms of the
25% limit.
Interest Rates
15-Nov 9-Feb
Construction 0.67%0.73%
30YR 3.04%3.35%
2022
PRINCIPAL
Total Tax Supported Debt Outstanding 8,756,328$
Total Operational Savings Debt Outstanding 2,765,500$
Total User pay debt Outstanding 1,097,769$
Total Debt outstanding 12,619,597$
New debt for 2022 1,416,000$
Prior-years Committed debt but not issued - tax 1,033,000$
Prior-years Committed debt but not issued - user pay 2,403,000$
Total 17,471,597$
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CAO 22-01
Page 10 of 10
CORPORATE GOALS
How does this report support the corporate goals identified in the Community Strategic
Plan?
☐ Lifestyle and amenities
☒ Customer service, communication and engagement
☐ Business attraction, retention and expansion
☐ Community growth
☐ Connectivity and transportation
☐ Not Applicable
Does this report relate to a specific strategic direction or project identified in the
Community Strategic Plan? Please indicate section number and/or any priority projects
identified in the plan.
Goal – The Town of Tillsonburg will strive for excellence and accountability in
government, providing effective and efficient services, information, and opportunities to
shape municipal initiatives.
Strategic Direction – Position Tillsonburg as a leader in the municipal sector.
Priority Project – Immediate Term – Consolidated Town Hall initiative
ATTACHMENTS
Appendix A - Presentation – Town Hall Stage 1 Designs and Site Options Analysis
Appendix B – Report – Town Hall Stage 1 Designs and Site Options Analysis
Page 40 of 483
DESIGN &
FEASIBILITY STUDY
[ FEB 28, 2022 ]
Page 41 of 483
PROGRAM
Tillsonburg Town Hall Space Needs Review
[Oct 19, 2021]
Design / Feasibility Stage
Page 42 of 483
PROGRAMMaximum Flexibility Summary of Spaces (Sq.Ft.)
Total Office Space +
Common Space + External
Agency
15,734
Circulation & Walls –30%4,720
Future Growth –10%2,045
Total Project Area 22,500
MAX. FLEXIBILITY
[MEDIUM HYBRID]
THE BENCHMARK
Page 43 of 483
PROGRAMOptimized Floor Plate Summary of Spaces (Sq.Ft.)
Total Office Space +
Common Space + External
Agency
10,675
Circulation & Walls –30%3,203
Future Growth –10%1,388
Total Project Area 15,265
OPTIMIZED FLOOR
[MAXIMUM HYBRID]
32% REDUCTION TO THE BENCHMARK
Page 44 of 483
PROGRAMNO HYBRID Summary of Spaces (Sq.Ft.)
Total Office Space +
Common Space + External
Agency
16,529
Circulation & Walls –30%4,959
Future Growth –10%2,149
Total Project Area 23,640
NO WORK FROM HOME
[NO HYBRID]
5% INCREASE TO THE BENCHMARK
Page 45 of 483
Summary of Options Increase /
Decrease (%)
Space Requirements (Sq. Ft.)
Max. Flexibility
[Medium Hybrid]
Benchmark 22,500
Optimized Floor
[Max. Hybrid]
32%
Decrease
15,265
No Work From Home
[No Hybrid]
5%
Increase
23,640
TILLSONBURG TOWN HALL –PROGRAM OPTIONS
Page 46 of 483
Design / Feasibility Stage
MUNICIPAL
DESIGN TRENDS & STANDARDS
Page 47 of 483
BUILDING EXTERIOR PRECEDENTIMAGESPage 48 of 483
BUILDING EXTERIOR PRECEDENT IMAGESPage 49 of 483
BUILDING EXTERIOR PRECEDENT IMAGESPage 50 of 483
BUILDING EXTERIOR PRECEDENT IMAGESPage 51 of 483
COUNCIL CHAMBER PRECEDENT IMAGESPage 52 of 483
PRECEDENT IMAGESPage 53 of 483
PRECEDENT IMAGESPage 54 of 483
PRECEDENT IMAGESPage 55 of 483
PRECEDENT IMAGESMAIN LOBBY
& RECEPTION
Page 56 of 483
PRECEDENT IMAGESPage 57 of 483
PRECEDENT IMAGESPage 58 of 483
PRECEDENT IMAGESLUNCHROOM &
COLLABORATION
Page 59 of 483
PRECEDENT IMAGESPage 60 of 483
PRECEDENT IMAGESPage 61 of 483
PRECEDENT IMAGESOFFICE SPACE &
MEETING AREA
Page 62 of 483
PRECEDENT IMAGESPage 63 of 483
PRECEDENT IMAGESPage 64 of 483
FLOOR PLANS
Design / Feasibility Stage
Page 65 of 483
SITE A –TOWN CENTRE MALL
Page 66 of 483
ELEVATION RENDERING COURTESY OF STRATHALLENILLUSTRATIONONLY,NOT REPRESENTING THE FLOOR PLAN DESIGN &PROGRAM REQUIREMENTS IDENTIFIED IN THIS PRESENTATION
SITE A –TOWN CENTRE MALL
Page 67 of 483
TILLSONBURG TOWN HALL –FLOOR PLAN LAYOUTS
SITE-A
TOWN CENTRE MALL
[MAIN LEVEL]
Page 68 of 483
TILLSONBURG TOWN HALL –FLOOR PLAN LAYOUTS
SITE-A
TOWN CENTRE MALL
[MAIN LEVEL]
Page 69 of 483
TILLSONBURG TOWN HALL –FLOOR PLAN LAYOUTS
SITE-A
TOWN CENTRE MALL
[UPPER LEVEL]
Page 70 of 483
TILLSONBURG TOWN HALL –FLOOR PLAN LAYOUTS
SITE-A
TOWN CENTRE MALL
[UPPER LEVEL]
Page 71 of 483
SITE B –LISGAR AVE
Page 72 of 483
SITE B –LISGAR AVE
Page 73 of 483
TILLSONBURG TOWN HALL –FLOOR PLAN LAYOUTS
SITE-B
LISGAR AVE
[CUSTOMER SERVICE CENTRE]
Page 74 of 483
TILLSONBURG TOWN HALL –FLOOR PLAN LAYOUTS
SITE-B
LISGAR AVE
[CUSTOMER SERVICE CENTRE]
Page 75 of 483
SITE C –GREY FIELD [HARVEY ST. & BROCK ST.]
Page 76 of 483
SITE C –GREY FIELD [HARVEY ST. & BROCK ST.]
Page 77 of 483
SITE-C
GREY FIELD[NEW BUILDING]
TILLSONBURG TOWN HALL –FLOOR PLAN LAYOUTS
Page 78 of 483
TILLSONBURG TOWN HALL –FLOOR PLAN LAYOUTS
SITE-C
GREY FIELD [UPPER LEVEL]
Page 79 of 483
TILLSONBURG TOWN HALL –FLOOR PLAN LAYOUTS
SITE-C
GREY FIELD [LOWER LEVEL]
Page 80 of 483
ORDER OF MAGNITUDEESTIMATE
Design / Feasibility Stage
Page 81 of 483
SITE-A
TOWN CENTRE MALL
$ 9,430,000 OME CONSTRUCTIONTotal Renovation Area 26,000 sf 2,415 sm
Sub-Total
A SHELL & STRUCTURE 26,000 sf $70 /sf 1,820,000$
A1 SUBSTRUCTURE N/A -$
A2 STRUCTURE N/A -$
A3 EXTERIOR ENCLOSURE 26,000 sf $70 /sf 1,820,000$
B INTERIORS (Incl. FF&E)26,000 sf $91 /sf 2,355,000$
C SERVICES 26,000 sf $95 /sf 2,470,000$
C1 Mechanical 26,000 sf $65 /sf 1,690,000$
●Plumbing & Drainage 26,000 sf @ $5 /sf 130,000$
●Fire protection(sprinkler)26,000 @ $2 /sf 52,000$
●HVAC 26,000 @ $50 /sf 1,300,000$
●Controls 26,000 @ $8 /sf 208,000$
C2 Electrical 26,000 sf $30 /sf 780,000$
●Services & Distribution 1.00 @ $109,000$ 109,000$
●Lighting & Devices 1.00 @ $132,000$ 132,000$
●Systems & Ancillaries 1.00 @ $52,000$ 52,000$
D DEMOLITION 26,000 sf $10 /sf 260,000$
F EQUIPMENT (IT/Comm/AV/Security)26,000 sf $25 /sf 650,000$
SUBTOTAL SUBTOTAL 7,555,000$
General Requirements 10%756,000$
Fee 3%250,000$
SUBTOTAL SUBTOTAL 8,561,000$
Construction Contingency 10%860,000$
SUBTOTAL CONSTRUCTION SUBTOTAL *9,430,000$
HST
Temporary Relocation (Allowance)500,000$
TOTAL CONSTRUCTION SUBTOTAL 9,930,000$
Sub-Total
Construction **
26,000 sf 9,430,000$
17,640 sf 6,397,731$
27,317 sf 9,907,787$
Bench Mark *
32% reduction
from the bench
mark5% increase to the
bench mark
Max. Space Flexibility Option [Medium Hybrid]
Optimized Floor Plate Option [Max. Hybrid]
No Work From Home Option [No Hybrid]
Quantity
Unit RateQuantityElement
Item Comment
Page 82 of 483
SITE-B
LISGAR AVE
$ 9,020,000
Total Renovation Area 22,500 sf 2,090 sm
Sub-Total
A SHELL & STRUCTURE 22,500 sf $75 /sf 1,684,000$
B INTERIORS (Incl. FF&E)22,500 sf $96 /sf 2,158,000$
C SERVICES 22,500 sf $95 /sf 2,137,500$
C1 Mechanical 22,500 sf $65 /sf 1,462,500$
●Plumbing & Drainage 22,500 sf @ $5 /sf 112,500$
●Fire protection(sprinkler)22,500 @ $2 /sf 45,000$
●HVAC 22,500 @ $50 /sf 1,125,000$
●Controls 22,500 @ $8 /sf 180,000$
C2 Electrical 22,500 sf $30 /sf 675,000$
●Services & Distribution 1.00 @ $109,000$ 109,000$
●Lighting & Devices 1.00 @ $132,000$ 132,000$
●Systems & Ancillaries 1.00 @ $52,000$ 52,000$
D DEMOLITION 18,700 sf $20 /sf 374,000$
F EQUIPMENT (IT/Comm/AV/Security)562,500$
SUBTOTAL SUBTOTAL 6,916,000$
General Requirements 10%692,000$
Fee 3%230,000$
SUBTOTAL SUBTOTAL 7,840,000$
Construction Contingency 15%1,180,000$
TOTAL CONSTRUCTION SUBTOTAL 9,020,000$
HST
Temporary Relocation (Allowance)500,000$
TOTAL CONSTRUCTION SUBTOTAL 9,520,000$
Sub-Total
Construction**
22,500 sf 9,020,000$
15,265 sf 6,119,569$
23,640 sf 9,477,013$
Unit RateQuantityElement
Item Comment Quantity
Max. Space Flexibility Option
[Medium Hybrid]
Bench Mark *
Optimized Floor Plate Option [Max. Hybrid]32% reduction
from the bench
markNo Work From Home Option [No Hybrid]5% increase to the
bench mark OME CONSTRUCTIONPage 83 of 483
SITE-C
GREY FIELD
[NEW BUILDING]
$ 8,640,000
Total Renovation Area 20,900 sf 1,940 sm
Sub-Total
A SHELL & STRUCTURE (Incl. Site Services)20,900 sf $116 /sf 2,415,000$
B INTERIORS (Incl. FF&E)20,900 sf $96 /sf 2,006,000$
C SERVICES 20,900 sf $95 /sf 1,976,500$
C1 Mechanical 20,900 sf $50 /sf 1,045,000$
●Plumbing & Drainage 20,900 sf @ $15 /sf 313,500$
●Fire protection(sprinkler)20,900 @ $5 /sf 104,500$
●HVAC 20,900 @ $25 /sf 522,500$
●Controls 20,900 @ $5 /sf 104,500$
C2 Electrical 20,900 sf $35 /sf 731,500$
●Services & Distribution 1.00 @ $109,000$ 109,000$
●Lighting & Devices 1.00 @ $132,000$ 132,000$
●Systems & Ancillaries 1.00 @ $52,000$ 52,000$
C3 Hydro Lines Relocation (Allowance)1 200,000$
D DEMOLITION 0 sf $/sf -$
F EQUIPMENT (IT/Comm/AV/Security)20,900 @ $25 /sf 522,500$
SUBTOTAL SUBTOTAL 6,920,000$
General Requirements 10%692,000$
Fee 3%230,000$
SUBTOTAL SUBTOTAL 7,850,000$
Construction Contingency 10%790,000$
TOTAL CONSTRUCTION SUBTOTAL 8,640,000$
HST
Sub-Total
Construction**
20,900 sf 7,850,000$
14,179 sf 5,325,789$
21,959 sf 8,247,733$
Unit RateQuantityElement
Item Comment Quantity
Max. Space Flexibility Option
[Medium Hybrid]
Bench Mark *
Optimized Floor Plate Option
[Max. Hybrid]
32% reduction
from the bench
markNo Work From Home Option
[No Hybrid]
5% increase to the
bench mark OME CONSTRUCTIONPage 84 of 483
EVALUATION
& SUMMARY
Design / Feasibility Stage
Page 85 of 483
QUANTITATIVE
+ QUALITATIVE
ANALYSIS EVALUATION& SUMMARYPage 86 of 483
EVALUATIONItem Comments SF Unit Rate Lump-Sum Annual Rate30 Yr SUB TOTAL SF Unit Rate Lump-Sum Annual Rate30 Yr SUB TOTAL SF Unit Rate principal + interest Annual Rate30 Yr SUB TOTAL SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTAL
Capital Cost/ PrincipalSee Costing Schedule Principal Payment 26,000 N/A N/A *(Included in base building lease rate) $ 3,900,000 26,000 N/A N/A $ 9,430,000 22,500 N/A N/A $ 9,020,000 20,900 N/A N/A $ 8,640,000
Interest Cost (30 YR term)Cost of Borrowing for construction Interest Rate @3.00%
amortized over 30 YR
N/A N/A N/A N/A $ - 26,000 3.00%30 $ 4,848,618 22,500 3.00%30 $ 4,637,808 20,900 3.00%30 $ 4,442,423
Carry CostFinanced by Town (Site A,B &C)Principal + interest @3.00% over 30 YR N/A N/A N/A N/A $ - 26,000 3.00%30 $ 14,278,618 22,500 3.00%30 $ 13,657,808 20,900 3.00%30 $ 13,082,423
Base Building Lease (SIteA)*26,000 $ 19.00 Average lease over 30 YR $ 494,000 30 $ 14,820,000 26,000 Varies $12.50 for 2nd floor $18.00 for Gr. floor
Average 30 YR
$ 340,455 30 $ 10,213,650 N/A N/A N/A N/A $ - N/A N/A N/A N/A $ -
Temporary relocation (Moving and swing space cost) $ 500,000 $ 500,000 $ 500,000 $ -
Operating Cost (CAM)AverageUnit Rate: 30YR AS PROVIDED BY LESSOR (NOT INDEXED)26,000 $ 3.10 CAM $ 80,600 30 $ 2,418,000 26,000 $ 3.10 CAM $ 80,600 30 $ 2,418,000 N/A N/A N/A N/A $ - N/A N/A N/A N/A $ -
Estimated Property MaintenanceAverage Unit Rate: 30YR AVERAGE ANNUAL OVER 30YR N/A N/A N/A N/A * (Included) N/A N/A N/A N/A * (Included) 22,500 $ 3.73 Property Maintenance $ 83,925 30 $ 2,517,750 20,900 $ 3.73 Property Maintenance $ 77,957 30 $ 2,338,710
Operating Cost (Hydro)AverageUnit Rate: 30YR AVERAGE ANNUAL OVER 30YR 26,000 $ 2.72 Hydro $ 70,720 30 $ 2,121,600 26,000 $ 2.72 Hydro $ 70,720 30 $ 2,121,600 22,500 $ 2.04 Hydro $ 45,900 30 $ 1,377,000 20,900 $ 2.04 Hydro $ 42,636 30 $ 1,279,080
TOTAL CARRYING COST 30 YEARS $ 19,859,600 $ 29,531,868 $ 18,052,558 $ 16,700,213
RESIDUAL VALUE AFTER 30 YEARS (50% ASSET VALUE ON SITE B&C AND 0% FOR SITE A) ZERO ZERO $ 4,510,000 $ 4,320,000
Age of Asset [after 30 Years] 71 Years 71 Years 70 Years 30 Years
Item Comments SF 30 Yr SUB TOTAL SF 30 Yr SUB TOTAL SF Unit Rate principal + interest Annual Rate30 Yr SUB TOTAL SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTAL
Max. Space Flexibility Option [Medium Hybrid]The analysis Bench Mark for the comaparison of 3 site options
26,000 Carrying Cost based on $19 average lease
over 30 YR
$ 19,859,600 26,000 Base Building Lease: $12.50 for 2nd floor $18.00 for Gr. floor
Average 30 YR
$ 29,531,868 22,500 $ 18,052,558 20,900 $ 16,700,213
Optimized Floor Plate Option [Max. Hybrid]32% reduction in space needs to the bench mark as per FABRIK's Space Needs Study Report
17,640 Carrying Cost based on $21 average lease over 30 YR
$ 14,693,144 17,640 Base Building Lease: $12.50 for 2nd floor $18.00 for Gr. floor Average 30 YR
$ 20,035,732 15,265 $ 12,247,658 14,179 $ 11,330,167
No Work From Home Option [No Hybrid]5% increase in space needs to the bench mark claculated based on the program in FABRIK's Space Needs Study Report
27,317 Carrying Cost based on $19 average lease over 30 YR
$ 20,840,238 27,317 Base Building Lease: $12.50 for 2nd floor $18.00 for Gr. floor Average 30 YR
$ 31,028,149 23,640 $ 18,967,221 21,959 $ 17,546,357
Item Comments
Achieveing provincial standards on Municipal building, Space Standards, Healthy Environment, Natural Light, COVID-19, Customer Service.
Building Age & integrity
Work environment (Building Appearances & Quality of space and the impact on work performance)Layout Efficiency and adjacencies
Branding
Civic Space
Parking Access
Loading and delivery
Council Chamber Ceiling Height
Construction Complication & Timeline
Carbon Neutral
Natural Light
Future Growth and expansion / co-location
Ownership
Item Comments
Indirect Cost Impacts
PROS CONS PROS CONS PROS CONSPROSCONS
freeing up space on Lisgar ave (for other use and purpose/Future growth) after relocation of some staff from Lisgar to the new Admin
building.
Further to the temporary relocation cost of Operation team and the garages, this option would impose additional cost for permanent relocation of that team to Spruce St or elsewhere. This is included in FABRIK's
Operation Department Study Report (Oct 2021) with an estimated overal cost of $14M to $17.6M
freeing up space on Lisgar ave (for other use and purpose/Future growth) after relocation of some staff from Lisgar to the new Admin building.
ALTERNATE FLOOR AREA COST OPTIONS (30 YR)
Meets the standards Meets the standards
The Town will own The Mall building in 50 years (by 2072)The Town already owned the building The Town already owned the building
Hard or impractical to achieve due to the existing conditions of the overall existing building
OTHER IMPACTS
Limitted opportunity for future growth on 2nd floor (direct adjacency to admin programs)
SITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS BY MALL OWNER
Old building apearances with limitations on quality of space improvements leading to less appealing work environment and work performance.
Limitted ceiling height
Hard or impractical to achieve due to the existing conditions of the overall existing building
Town hall located on Broadway (Artery Access)Mall location inhibits creation of clear town branding (Lost or diminished identity)
Less convinent (Long Walk) from Mall parking to the Town hall
shipping and receiving. Lack of delivery space on Broadway street and access to shipping and receiving through plaza.
The program has now been fully developed to the current and future needs in accordance with provincial design standards. The lease rates recently provided by the mall owner are based on Schedule A: Tenant’s Statement of Requirement 2019; as such, the costs indicated do not likely reflect the required scope of work for Ontario Municipal government workplace standards.
PROS CONS
In 30 years (Study's end of the term) the building will be 70 years old. The town will be performing of an old facility within this time frame
Less convinent (Long Walk) from Mall parking to the Town hall entry
Limitted Civic space (plaza) shared with the Mall with limitted parking
Major structural and building system work along with demolition work leading to prolonged construction timing
New construction would take longer time than ordinary renovations, however the grey field construction timing could be equal or close in overall duration with other options, due to the complications
on renovation of Mall or lisgar Ave buildings
Loading space / Shipping and Delivery immddiately
adjacent to the building
Loading space / Shipping and Delivery
immddiately adjacent to the building
Stand Alone building with prominent branding/identity-New Grey Field is located on a prominent location adjacent to the church and Brock /Harvey intersection
Potential for a large Civic space (plaza) with immediate and abundance of parking space
Working on an occupied building with potential needs to access to other tenant's space. Selective demolition and Complicated exiting and construction phasing. Leading to prolonged construction timining
highly desirable building appearances with NO limitation on quality of space improvements leading to very appealing work environment and work
Grey Field is one block east of Broadway
Immediate access from parking to the building entranceInsufficient parking adjacent to the building. Long Walk from Mall parking to the Town hall entry
No Civic space (plaza)
No limits in achieveing Carbon Neutral goals to meet the Town's & National mandates
No limits in providing natural lighting even to the core of the building
the building is located at the least visible location from main streets
Least Efficient existing building layout (Long & Narrow)No limits - Most Efficient layout and adjacencies
potential for future growth on the site and future expansion/co-location of other facilities with admin
building
The proper ceiling height is achievableThe proper ceiling height is achievable
No Demolition required. No after hour and slow construction due to working in an occupied building.
Limitted opportunity for future growth (building and parking) on the site (direct adjacency to admin
programs)
Hard or impractical to achieve due to the existing conditions of the overall existing building
Hard or impractical to achieve due to the existing conditions of the overall existing building
SITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS FINANCED BY TOWN
PROS CONS
Moderate improvements on the building appearances with limitations on quality of space improvements leading to less appealing work environment
DATE: 2022.02.01
In 30 years (Study's end of the term) the building will be 70 years old. The town will be performing of an old facility within this time frame
Old building apearances with limitations on quality of space improvements leading to less appealing work environment and work performance.
SITE C_GREY FIELD
PROS CONS
New facility which will perform very efficiently
SITE B_LISGAR AVE
PROS CONS
In 30 years (Study's end of the term) the building will be 70 years old. The town will be performing of an old facility within this time frame
Inefficient due to the existing Building layout & barriers
Town hall located on Broadway (Artery Access)Mall location inhibits creation of clear town branding (Lost or diminished identity)
TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS
Inefficient due to the existing Building layout & barriers
QUANTITATIVE ANALYSIS
QUALITATIVE ANALYSIS
EXPENDITURES
freeing up space on Lisgar ave (for other use and purpose/Future growth) after relocation of some staff from Lisgar to the new Admin building.
Meets the standards
Hard or impractical to achieve due to the existing conditions of the overall existing building
Hard or impractical to achieve due to the existing conditions of the overall existing building
Limitted opportunity for future growth on 2nd floor (direct adjacency to admin programs)
The Town will own The Mall building in 50 years (by 2072)
Limitted Civic space (plaza) shared with the Mall with limitted parkingLess convinent (Long Walk) from Mall parking to the Town hall entry
Less convinent (Long Walk) from Mall parking to the
Town hall shipping and receiving. Lack of delivery space on Broadway street and access to shipping and receiving through plaza.Limitted ceiling height
Working on an occupied building with potential needs to access to other tenant's space. Selective demolition and Complicated exiting and construction phasing. Leading to prolonged construction timining
Page 87 of 483
SITE A
TOWN CENTRE MALL
LEASEHOLD IMPROVEMENTS
BY MALL OWNER EVALUATION& SUMMARYPage 88 of 483
EVALUATION& SUMMARYItem Comments SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTAL
Capital Cost/ Principal
See Costing Schedule
Principal Payment 26,000 N/A N/A *(Included in base building lease rate)
$ 3,900,000
Interest Cost (30 YR term)Cost of Borrowing for construction Interest Rate @3.00%
amortized over 30 YR
N/A N/A N/A N/A $ -
Carry Cost
Financed by Town (Site A,B &C)
Principal + interest @3.00%
over 30 YR
N/A N/A N/A N/A $ -
Base Building Lease (SIteA)*26,000 $ 19.00 Average lease
over 30 YR
$ 494,000 30 $ 14,820,000
Temporary relocation
(Moving and swing space cost)
$ 500,000
Operating Cost (CAM)
AverageUnit Rate: 30YR
AS PROVIDED BY LESSOR
(NOT INDEXED)
26,000 $ 3.10 CAM $ 80,600 30 $ 2,418,000
Estimated Property Maintenance
Average Unit Rate: 30YR
AVERAGE ANNUAL OVER
30YR
N/A N/A N/A N/A * (Included)
Operating Cost (Hydro)
AverageUnit Rate: 30YR
AVERAGE ANNUAL OVER
30YR
26,000 $ 2.72 Hydro $ 70,720 30 $ 2,121,600
TOTAL CARRYING COST 30 YEARS $ 19,859,600
RESIDUAL VALUE AFTER 30 YEARS (50% ASSET VALUE ON SITE
B&C AND 0% FOR SITE A)
ZERO
Age of Asset [after 30 Years] 71 Years
Item Comments SF 30 Yr SUB TOTAL
Max. Space Flexibility Option
[Medium Hybrid]
The analysis Bench Mark
for the comaparison of 3
site options
26,000 Carrying Cost
based on $19
average lease
over 30 YR
$ 19,859,600
Optimized Floor Plate Option
[Max. Hybrid]
32% reduction in space
needs to the bench mark
as per FABRIK's Space
Needs Study Report
17,640 Carrying Cost
based on $21
average lease
over 30 YR
$ 14,693,144
No Work From Home Option
[No Hybrid]
5% increase in space
needs to the bench mark
claculated based on the
program in FABRIK's Space
Needs Study Report
27,317 Carrying Cost
based on $19
average lease
over 30 YR
$ 20,840,238
SITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS BY MALL OWNER
TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01
QUANTITATIVE ANALYSIS
EXPENDITURES
ALTERNATE FLOOR AREA COST OPTIONS (30 YR)
Page 89 of 483
EVALUATION& SUMMARYItem Comments
Achieveing provincial standards on Municipal
building, Space Standards, Healthy Environment,
Natural Light, COVID-19, Customer Service.
Building Age & integrity
Work environment (Building Appearances &
Quality of space and the impact on work
performance)
Layout Efficiency and adjacencies
Branding
Civic Space
Parking Access
Loading and delivery
Council Chamber Ceiling Height
Construction Complication & Timeline
Carbon Neutral
Natural Light
Future Growth and expansion / co-location
Ownership
QUALITATIVE ANALYSIS SITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS BY MALL OWNER
PROS
The Town will own The Mall building in
50 years (by 2072)
Limitted opportunity for future growth on 2nd floor
(direct adjacency to admin programs)
Hard or impractical to achieve due to the existing
conditions of the overall existing building
Hard or impractical to achieve due to the existing
conditions of the overall existing building
Working on an occupied building with potential needs
to access to other tenant's space. Selective demolition
and Complicated exiting and construction phasing.
Leading to prolonged construction timining
Limitted ceiling height
Less convinent (Long Walk) from Mall parking to the
Town hall shipping and receiving. Lack of delivery space
on Broadway street and access to shipping and receiving
through plaza.
Less convinent (Long Walk) from Mall parking to the
Town hall entry
Limitted Civic space (plaza) shared with the Mall with
limitted parking
Town hall located on Broadway
(Artery Access)
Mall location inhibits creation of clear town branding
(Lost or diminished identity)
Inefficient due to the existing Building layout & barriers
Old building apearances with limitations on quality of
space improvements leading to less appealing work
environment and work performance.
In 30 years (Study's end of the term) the building will be 70
years old. The town will be performing of an old facility
within this time frame
The program has now been fully developed to the
current and future needs in accordance with provincial
design standards. The lease rates recently provided by the
mall owner are based on Schedule A: Tenant’s Statement
of Requirement 2019; as such, the costs indicated do not
likely reflect the required scope of work for Ontario
Municipal government workplace standards.
CONS
TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01 Page 90 of 483
EVALUATION& SUMMARYItem Comments
Indirect Cost Impacts freeing up space on Lisgar ave (for
other use and purpose/Future growth)
after relocation of some staff from
Lisgar to the new Admin building.
PROS CONS
OTHER IMPACTS
Page 91 of 483
SITE A
TOWN CENTRE MALL
LEASEHOLD IMPROVEMENTS
FINANCED BY THE TOWN EVALUATION& SUMMARYPage 92 of 483
EVALUATION& SUMMARYItem Comments SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTAL
Capital Cost/ Principal
See Costing Schedule
Principal Payment 26,000 N/A N/A $ 9,430,000
Interest Cost (30 YR term)Cost of Borrowing for construction Interest Rate @3.00%
amortized over 30 YR
26,000 3.00%30 $ 4,848,618
Carry Cost
Financed by Town (Site A,B &C)
Principal + interest @3.00%
over 30 YR
26,000 3.00%30 $ 14,278,618
Base Building Lease (SIteA)*26,000 Varies $12.50 for 2nd floor
$18.00 for Gr. floor
Average 30 YR
$ 340,455 30 $ 10,213,650
Temporary relocation
(Moving and swing space cost)
$ 500,000
Operating Cost (CAM)
AverageUnit Rate: 30YR
AS PROVIDED BY LESSOR
(NOT INDEXED)
26,000 $ 3.10 CAM $ 80,600 30 $ 2,418,000
Estimated Property Maintenance
Average Unit Rate: 30YR
AVERAGE ANNUAL OVER
30YR
N/A N/A N/A N/A * (Included)
Operating Cost (Hydro)
AverageUnit Rate: 30YR
AVERAGE ANNUAL OVER
30YR
26,000 $ 2.72 Hydro $ 70,720 30 $ 2,121,600
TOTAL CARRYING COST 30 YEARS $ 29,531,868
RESIDUAL VALUE AFTER 30 YEARS (50% ASSET VALUE ON SITE
B&C AND 0% FOR SITE A)
ZERO
Age of Asset [after 30 Years] 71 Years
Item Comments SF 30 Yr SUB TOTAL
Max. Space Flexibility Option
[Medium Hybrid]
The analysis Bench Mark
for the comaparison of 3
site options
26,000 Base Building Lease:
$12.50 for 2nd floor
$18.00 for Gr. floor
Average 30 YR
$ 29,531,868
Optimized Floor Plate Option
[Max. Hybrid]
32% reduction in space
needs to the bench mark
as per FABRIK's Space
Needs Study Report
17,640 Base Building Lease:
$12.50 for 2nd floor
$18.00 for Gr. floor
Average 30 YR
$ 20,035,732
No Work From Home Option
[No Hybrid]
5% increase in space
needs to the bench mark
claculated based on the
program in FABRIK's Space
Needs Study Report
27,317 Base Building Lease:
$12.50 for 2nd floor
$18.00 for Gr. floor
Average 30 YR
$ 31,028,149
EXPENDITURES
ALTERNATE FLOOR AREA COST OPTIONS (30 YR)
TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01
QUANTITATIVE ANALYSIS SITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS FINANCED BY TOWN
Page 93 of 483
EVALUATION& SUMMARYItem Comments
Achieveing provincial standards on Municipal
building, Space Standards, Healthy Environment,
Natural Light, COVID-19, Customer Service.
Building Age & integrity
Work environment (Building Appearances &
Quality of space and the impact on work
performance)
Layout Efficiency and adjacencies
Branding
Civic Space
Parking Access
Loading and delivery
Council Chamber Ceiling Height
Construction Complication & Timeline
Carbon Neutral
Natural Light
Future Growth and expansion / co-location
Ownership
QUALITATIVE ANALYSIS SITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS FINANCED BY TOWN
The Town will own The Mall building in
50 years (by 2072)
Limitted opportunity for future growth on 2nd floor
(direct adjacency to admin programs)
Hard or impractical to achieve due to the existing
conditions of the overall existing building
Hard or impractical to achieve due to the existing
conditions of the overall existing building
Working on an occupied building with potential needs
to access to other tenant's space. Selective demolition
and Complicated exiting and construction phasing.
Leading to prolonged construction timining
Limitted ceiling height
Less convinent (Long Walk) from Mall parking to the
Town hall shipping and receiving. Lack of delivery space
on Broadway street and access to shipping and receiving
through plaza.
Less convinent (Long Walk) from Mall parking to the
Town hall entry
Limitted Civic space (plaza) shared with the Mall with
limitted parking
Town hall located on Broadway (Artery
Access)
Mall location inhibits creation of clear town branding
(Lost or diminished identity)
Inefficient due to the existing Building layout & barriers
Old building apearances with limitations on quality of
space improvements leading to less appealing work
environment and work performance.
In 30 years (Study's end of the term) the building will be 70
years old. The town will be performing of an old facility
within this time frame
Meets the standards
PROS CONS
TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS
ANALYSIS _30 YEARS DATE: 2022.02.01 Page 94 of 483
EVALUATION& SUMMARYItem Comments
Indirect Cost Impacts freeing up space on Lisgar ave (for
other use and purpose/Future growth)
after relocation of some staff from
Lisgar to the new Admin building.
PROS CONS
OTHER IMPACTS
Page 95 of 483
EVALUATION& SUMMARYSITE B
LISGAR AVE
Page 96 of 483
Item Comments SF Unit Rate principal + interest Annual Rate 30 Yr SUB TOTAL
Capital Cost/ Principal
See Costing Schedule
Principal Payment 22,500 N/A N/A $ 9,020,000
Interest Cost (30 YR term)
Cost of Borrowing for construction
Interest Rate @3.00%
amortized over 30 YR
22,500 3.00%30 $ 4,637,808
Carry CostFinanced by Town (Site A,B &C)Principal + interest @3.00%
over 30 YR
22,500 3.00%30 $ 13,657,808
Base Building Lease (SIteA)*N/A N/A N/A N/A $ -
Temporary relocation
(Moving and swing space cost)
$ 500,000
Operating Cost (CAM)
AverageUnit Rate: 30YR
AS PROVIDED BY LESSOR
(NOT INDEXED)
N/A N/A N/A N/A $ -
Estimated Property Maintenance
Average Unit Rate: 30YR
AVERAGE ANNUAL OVER
30YR
22,500 $ 3.73 Property
Maintenance
$ 83,925 30 $ 2,517,750
Operating Cost (Hydro)
AverageUnit Rate: 30YR
AVERAGE ANNUAL OVER
30YR
22,500 $ 2.04 Hydro $ 45,900 30 $ 1,377,000
TOTAL CARRYING COST 30 YEARS $ 18,052,558
RESIDUAL VALUE AFTER 30 YEARS (50% ASSET VALUE ON SITE B&C AND 0% FOR SITE A) $ 4,510,000
Age of Asset [after 30 Years] 70 Years
Item Comments SF Unit Rate principal + interest Annual Rate 30 Yr SUB TOTAL
Max. Space Flexibility Option
[Medium Hybrid]
The analysis Bench Mark
for the comaparison of 3
site options
22,500 $ 18,052,558
Optimized Floor Plate Option
[Max. Hybrid]
32% reduction in space
needs to the bench mark
as per FABRIK's Space
Needs Study Report
15,265 $ 12,247,658
No Work From Home Option
[No Hybrid]
5% increase in space
needs to the bench mark
claculated based on the
program in FABRIK's Space
Needs Study Report
23,640 $ 18,967,221
EXPENDITURES
ALTERNATE FLOOR AREA COST OPTIONS (30 YR)
TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01
QUANTITATIVE ANALYSIS SITE B_LISGAR AVE
EVALUATION& SUMMARYPage 97 of 483
Item Comments
Achieveing provincial standards on Municipal
building, Space Standards, Healthy Environment,
Natural Light, COVID-19, Customer Service.
Building Age & integrity
Work environment (Building Appearances &
Quality of space and the impact on work
performance)
Layout Efficiency and adjacencies
Branding
Civic Space
Parking Access
Loading and delivery
Council Chamber Ceiling Height
Construction Complication & Timeline
Carbon Neutral
Natural Light
Future Growth and expansion / co-location
Ownership The Town already owned the building
QUALITATIVE ANALYSIS SITE B_LISGAR AVE
Limitted opportunity for future growth (building and
parking) on the site (direct adjacency to admin
programs)
Hard or impractical to achieve due to the existing
conditions of the overall existing building
Hard or impractical to achieve due to the existing
conditions of the overall existing building
Major structural and building system work along with
demolition work leading to prolonged construction
timing
The proper ceiling height is achievable
Loading space / Shipping and Delivery
immddiately adjacent to the building
Insufficient parking adjacent to the building. Long Walk
from Mall parking to the Town hall entry
No Civic space (plaza)
the building is located at the least visible location from
main streets
Least Efficient existing building layout (Long & Narrow)
Moderate improvements on the building appearances
with limitations on quality of space improvements
leading to less appealing work environment
In 30 years (Study's end of the term) the building will be
70 years old. The town will be performing of an old
facility within this time frame
Meets the standards
PROS CONS
TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS
ANALYSIS _30 YEARS DATE: 2022.02.01
EVALUATION& SUMMARYPage 98 of 483
Item Comments
Indirect Cost Impacts Further to the temporary relocation cost of Operation
team and the garages, this option would impose
additional cost for permanent relocation of that team
to Spruce St or elsewhere. This is included in FABRIK's
Operation Department Study Report (Oct 2021) with an
estimated overal cost of $14M to $17.6M
PROS CONS
OTHER IMPACTS EVALUATION& SUMMARYPage 99 of 483
EVALUATION& SUMMARYSITE C
GREY FIED
Page 100 of 483
Item Comments SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTAL
Capital Cost/ Principal
See Costing Schedule
Principal Payment 20,900 N/A N/A $ 8,640,000
Interest Cost (30 YR term)
Cost of Borrowing for construction
Interest Rate @3.00%
amortized over 30 YR
20,900 3.00%30 $ 4,442,423
Carry CostFinanced by Town (Site A,B &C)Principal + interest @3.00%
over 30 YR
20,900 3.00%30 $ 13,082,423
Base Building Lease (SIteA)*N/A N/A N/A N/A $ -
Temporary relocation
(Moving and swing space cost)
$ -
Operating Cost (CAM)
AverageUnit Rate: 30YR
AS PROVIDED BY LESSOR
(NOT INDEXED)
N/A N/A N/A N/A $ -
Estimated Property Maintenance
Average Unit Rate: 30YR
AVERAGE ANNUAL OVER
30YR
20,900 $ 3.73 Property Maintenance $ 77,957 30 $ 2,338,710
Operating Cost (Hydro)
AverageUnit Rate: 30YR
AVERAGE ANNUAL OVER
30YR
20,900 $ 2.04 Hydro $ 42,636 30 $ 1,279,080
TOTAL CARRYING COST 30 YEARS $ 16,700,213
RESIDUAL VALUE AFTER 30 YEARS (50% ASSET VALUE ON SITE
B&C AND 0% FOR SITE A)
$ 4,320,000
Age of Asset [after 30 Years] 30 Years
Item Comments SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTAL
Max. Space Flexibility Option
[Medium Hybrid]
The analysis Bench Mark
for the comaparison of 3
site options
20,900 $ 16,700,213
Optimized Floor Plate Option
[Max. Hybrid]
32% reduction in space
needs to the bench mark
as per FABRIK's Space
Needs Study Report
14,179 $ 11,330,167
No Work From Home Option
[No Hybrid]
5% increase in space
needs to the bench mark
claculated based on the
program in FABRIK's Space
Needs Study Report
21,959 $ 17,546,357
EXPENDITURES
ALTERNATE FLOOR AREA COST OPTIONS (30 YR)
TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01
QUANTITATIVE ANALYSIS SITE C_GREY FIELD
EVALUATION& SUMMARYPage 101 of 483
Item Comments
Achieveing provincial standards on Municipal
building, Space Standards, Healthy Environment,
Natural Light, COVID-19, Customer Service.
Building Age & integrity
Work environment (Building Appearances &
Quality of space and the impact on work
performance)
Layout Efficiency and adjacencies
Branding
Civic Space
Parking Access
Loading and delivery
Council Chamber Ceiling Height
Construction Complication & Timeline
Carbon Neutral
Natural Light
Future Growth and expansion / co-location
Ownership The Town already owned the building
No limits in providing natural lighting even to the core
of the building
potential for future growth on the site and future
expansion/co-location of other facilities with admin
building
No Demolition required. No after hour and slow
construction due to working in an occupied building.
New construction would take longer time than
ordinary renovations, however the grey field
construction timing could be equal or close in overall
duration with other options, due to the complications
on renovation of Mall or lisgar Ave buildings
No limits in achieveing Carbon Neutral goals to meet
the Town's & National mandates
Loading space / Shipping and Delivery immddiately
adjacent to the building
The proper ceiling height is achievable
Potential for a large Civic space (plaza) with
immediate and abundance of parking space
Immediate access from parking to the building
entrance
No limits - Most Efficient layout and adjacencies
Stand Alone building with prominent branding/identity-
New Grey Field is located on a prominent location
adjacent to the church and Brock /Harvey intersection
Grey Field is one block east of Broadway
highly desirable building appearances with NO
limitation on quality of space improvements leading to
very appealing work environment and work
Meets the standards
New facility which will perform very efficiently
QUALITATIVE ANALYSIS SITE C_GREY FIELD
PROS CONS
TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS
ANALYSIS _30 YEARS DATE: 2022.02.01
EVALUATION& SUMMARYPage 102 of 483
EVALUATION& SUMMARYItem Comments
Indirect Cost Impacts
PROS CONS
freeing up space on Lisgar ave (for other use and
purpose/Future growth) after relocation of some staff
from Lisgar to the new Admin building.
OTHER IMPACTS
Page 103 of 483
QUESTION
Design / Feasibility Stage
Page 104 of 483
TOWN OF TILLSONBURG TOWN HALL SPACE NEEDS DESIGN_STAGE -1 CONCEPT DESIGN & SITE OPTIONS ANALYSIS February 9, 2022 C TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS Page 105 of 483
2 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS TABLE OF CONTENTS Part 1 - General Requirements 1. IntroductionPurpose of this ReportProject OverviewProject ApproachOrder of Magnitude Estimate [Opinion of Construction Cost]2. Floor Plan LayoutsDesign ApproachFunctional ProgramPart 2 – Site Options Analysis Site A Town Centre Mall [Leasehold improvements by mall owner]Site A Town Centre Mall [Leasehold improvements financed by the Town of Tillsonburg]Site B Lisgar Ave [10 Lisgar Ave]Site C Grey Field [Municipal Parking Lot at Brock St. & Harvey St.]Cover page notes: The top left corner Image is conceptual illustration and courtesy of Strathallen as provided by the Town of Tillsonburg for Site A_Town Centre Mall option. The bottom left corner Image and the image on the right side are conceptual illustrations for Site B_Lisgar Ave and Site C_Grey Field options respectively as prepared by +VG Architects. Page 106 of 483
3 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS Part 1 – General Requirements 1. IntroductionPurpose The following report has been prepared to inform the feasibility and the design for the Town of Tillsonburg Administration Facility in Tillsonburg, Ontario. With the approval of this stage and selection of the preferred site location, the project will proceed into the schematic design stage, which will result in the floorplan layouts being finalized for the preferred location. Project Overview The Town of Tillsonburg is currently planning to consolidate the Town’s administrative functions, now facilitated in multiple locations, to provide enhanced service delivery to its ratepayers. This will be complemented by an Information Technology service review that will recommend technology enhancements for the consolidated Town Hall. Furthermore, concerning the Town’s response to the global pandemic, a mandate to leverage technology to facilitate a hybrid Work-from-home (WFH)/Work-from-office (WFO) model to offer more efficient and effective services has become evident. The Town Hall Steering Committee will use this information to provide a recommendation to Town Council as to the best solution to move forward with a new and updated Town Hall with appropriate space and information technology to serve the ratepayers better. Project Approach The updated Town Hall Space Needs Review report, prepared by Fabrik Architect, has been reviewed, and thefunctional program, in further review and modifications by the Town staff, was used as the basis for the spaceneeds in the development of the floor plan layouts presented in this report.Three (3) site locations have been assessed and test fitted to allocate the space program needs.Architectural floor plan layouts and an associated order of magnitude estimate have been provided for each sitelocation, respectively.Page 107 of 483
4 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS The net area requirements for each site are based on the space needs conditions which are similar amongst the three site options. However, each option’s total required gross margin varies based on their required gross-up factor, resulting from the existing building layout and other constraints. A review of the Town’s current IT ecosystem has been performed. With this review, the IT strategy has been developed by SPEC TECH, and the costing impacts have been incorporated into the opinion of cost. Order of Magnitude Estimate [Opinion of Construction Cost] As part of this site evaluation, +VG was asked to prepare an order of magnitude estimate (OME) or opinion of construction cost. This procedure entails formulating a unit cost for each of the various construction components based on current market feedback through recent construction tender results and coordination with current construction cost publications. It should be noted that professional cost consultants are currently advising that the impact of COVID-19 on normal competitive market condition have presented a varying range of cost fluctuations and delivery impacts that affect costs. The formulation of the unit rate costs used in preparing these estimates is based on component-specific unit rates that have been normalized to reflect a price per square foot of the gross building area. This allows a simple transfer of unit costs between site options with only minor adjustments to account for specialized costs expenses specific to a particular site. This allows a more lateral comparison from Site A, Site B and Site C. The OME for each site option is intended to reflect a fair comparison between each site in that each site option is expected to be constructed to the same level of performance. For example, in new construction, the building envelope must meet certain energy efficiency levels by the Ontario Building Code. Thus, the same must be applied to each option to achieve a more homogenous comparison.Page 108 of 483
TILLSONBURG TOWNHALLSITE 'A' OPTION - MALLORDER OF MAGNITUDE ESTIMATEPRE-DESIGN PHASEJan 26, 2022Total Renovation Area 26,000 sf 2,415 smSub-TotalA SHELL & STRUCTURE26,000sf$ 70 /sf 1,820,000$ A1 SUBSTRUCTUREN/A -$ A2 STRUCTUREN/A-$ A3 EXTERIOR ENCLOSURE26,000sf$ 70 /sf 1,820,000$ B INTERIORS (Incl. FF&E)26,000sf$ 91 /sf 2,355,000$ C SERVICES26,000sf$ 95 /sf 2,470,000$ C1 Mechanical26,000sf$ 65 /sf 1,690,000$ ●Plumbing & Drainage26,000sf @ $ 5 /sf 130,000$ ●Fire protection(sprinkler)26,000@ $ 2 /sf 52,000$ ●HVAC 26,000@ $ 50 /sf 1,300,000$ ●Controls26,000@ $ 8 /sf 208,000$ C2 Electrical26,000sf$ 30 /sf 780,000$ ●Services & Distribution1.00@ $ 109,000$ 109,000$ ●Lighting & Devices1.00@ $ 132,000$ 132,000$ ●Systems & Ancillaries1.00@ $ 52,000$ 52,000$ DDEMOLITION26,000sf$ 10 /sf 260,000$ F EQUIPMENT (IT/Comm/AV/Security)26,000sf$ 25 /sf 650,000$ SUBTOTALSUBTOTAL 7,555,000$ General Requirements 10%756,000$ Fee 3%250,000$ SUBTOTALSUBTOTAL 8,561,000$ Construction Contingency 10%860,000$ SUBTOTAL CONSTRUCTIONSUBTOTAL * 9,430,000$ HSTTemporary Relocation (Allowance)500,000$ TOTAL CONSTRUCTIONSUBTOTAL 9,930,000$ Unit RateQuantityElementPage 109 of 483
TILLSONBURG TOWNHALLSITE 'A' OPTION - MALLORDER OF MAGNITUDE ESTIMATEPRE-DESIGN PHASEJan 26, 2022 Sub-Total Construction ** 26,000 sf9,430,000$ 17,640 sf6,397,731$ 27,317 sf9,907,787$ Bench Mark *32% reduction from the bench mark5% increase to the bench markMax. Space Flexibility Option [Medium Hybrid]Optimized Floor Plate Option [Max. Hybrid]No Work From Home Option [No Hybrid]QuantityItem CommentPage 110 of 483
TILLSONBURG TOWNHALLSITE 'B' OPTION - LISGARORDER OF MAGNITUDE ESTIMATEPRE-DESIGN PHASEJan 26, 2022Total Renovation Area 22,500 sf 2,090 smSub-TotalA SHELL & STRUCTURE22,500sf$ 75 /sf 1,684,000$ B INTERIORS (Incl. FF&E)22,500sf$ 96 /sf 2,158,000$ C SERVICES22,500sf$ 95 /sf 2,137,500$ C1 Mechanical22,500sf$ 65 /sf 1,462,500$ ●Plumbing & Drainage22,500sf @ $ 5/sf112,500$ ●Fire protection(sprinkler)22,500@$ 2/sf45,000$ ●HVAC 22,500@$ 50/sf1,125,000$ ●Controls22,500@$ 8/sf180,000$ C2 Electrical22,500sf$ 30 /sf675,000$ ●Services & Distribution1.00@ $ 109,000$ 109,000$ ●Lighting & Devices1.00@ $ 132,000$ 132,000$ ●Systems & Ancillaries1.00@ $ 52,000$ 52,000$ DDEMOLITION18,700sf$ 20 /sf 374,000$ F EQUIPMENT (IT/Comm/AV/Security) 562,500$ SUBTOTALSUBTOTAL 6,916,000$ General Requirements 10%692,000$ Fee 3%230,000$ SUBTOTALSUBTOTAL 7,840,000$ Construction Contingency 15%1,180,000$ TOTAL CONSTRUCTIONSUBTOTAL 9,020,000$ HSTTemporary Relocation (Allowance)500,000$ TOTAL CONSTRUCTIONSUBTOTAL 9,520,000$ Unit RateQuantityElementPage 111 of 483
TILLSONBURG TOWNHALLSITE 'B' OPTION - LISGARORDER OF MAGNITUDE ESTIMATEPRE-DESIGN PHASEJan 26, 2022 Sub-Total Construction** 22,500 sf9,020,000$ 15,265 sf6,119,569$ 23,640 sf9,477,013$ Item Comment QuantityMax. Space Flexibility Option [Medium Hybrid]Bench Mark *Optimized Floor Plate Option [Max. Hybrid]32% reduction from the bench markNo Work From Home Option [No Hybrid]5% increase to the bench markPage 112 of 483
TILLSONBURG TOWNHALLSITE 'C' OPTION - GREYFIELDORDER OF MAGNITUDE ESTIMATEPRE-DESIGN PHASEJan 26, 2022Total Renovation Area 20,900 sf 1,940 smSub-TotalA SHELL & STRUCTURE (Incl. Site Services)20,900sf$ 116 /sf 2,415,000$ B INTERIORS (Incl. FF&E)20,900sf$ 96 /sf 2,006,000$ C SERVICES20,900sf$ 95 /sf 1,976,500$ C1 Mechanical 20,900sf$ 50 /sf 1,045,000$ ●Plumbing & Drainage20,900 sf @ $ 15/sf313,500$ ●Fire protection(sprinkler)20,900 @ $ 5/sf104,500$ ●HVAC 20,900 @ $ 25/sf522,500$ ●Controls20,900 @ $ 5/sf104,500$ C2 Electrical 20,900sf$ 35 /sf731,500$ ●Services & Distribution1.00@ $ 109,000$ 109,000$ ●Lighting & Devices1.00@ $ 132,000$ 132,000$ ●Systems & Ancillaries1.00@ $ 52,000$ 52,000$ C3 Hydro Lines Relocation (Allowance) 1 200,000$ DDEMOLITION0sf$ /sf -$ F EQUIPMENT (IT/Comm/AV/Security)20,900@$ 25/sf 522,500$ SUBTOTALSUBTOTAL 6,920,000$ General Requirements 10%692,000$ Fee 3%230,000$ SUBTOTALSUBTOTAL 7,850,000$ Construction Contingency 10%790,000$ TOTAL CONSTRUCTIONSUBTOTAL 8,640,000$ HSTUnit RateQuantityElementPage 113 of 483
TILLSONBURG TOWNHALLSITE 'C' OPTION - GREYFIELDORDER OF MAGNITUDE ESTIMATEPRE-DESIGN PHASEJan 26, 2022 Sub-Total Construction** 20,900 sf7,850,000$ 14,179 sf5,325,789$ 21,959 sf8,247,733$ Item Comment QuantityMax. Space Flexibility Option [Medium Hybrid]Bench Mark *Optimized Floor Plate Option [Max. Hybrid]32% reduction from the bench markNo Work From Home Option [No Hybrid]5% increase to the bench markPage 114 of 483
11 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS 2. Floor Plan Layouts Key objectives of the new improvements for the Town Hall facility: Provide a distinctive entrance for the Town Hall for better branding of the services Providing secure and distinctive access for Staff, Council members and service/operation areas while maintaining the internal circulation without interruption Placing public services and the council chamber within proximity to the public’s main point of entrance. Proximity to, or with visual connection to the Town’s main street (Broadway) Plan for future growth within the allocated space as per the functional program space requirements. The space allocation to be distributed throughout the facility with proximity to various departments Adjacencies between departments and proximity of the central customer service area to the main public entrance, waiting for area room and the departments related to the customer service desks Create support areas for offices that are to be located centrally and accessible by all departments. Designate parking for service vehicles close to the receiving area (where feasible) Designate parking for public and staff close to their respective entrance (where feasible) Design Approach Together with the opportunities and constraints of each site location, the proposed design incorporates the following principles and concepts into the design of the new facility: Efficient space and circulation planning to meet the municipal administration standards, provide convenient access and collaboration within and between departments Providing and maintaining barrier-free accessibility throughout the facility for the public, staff, and visitors Incorporate collaboration areas to provide instructional flexibility now and for the future Use low maintenance, high quality, durable materials throughout Considerations given to Federal and Provincial mandates for Net Zero carbon footprint and other sustainable factors where feasible Page 115 of 483
12 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS SITE A _ TOWN CENTRE MALL Conceptual illustration courtesy of Strathallen as provided by the Town of Tillsonburg for Site A_Town Centre Mall option. This illustration does not necessarily represent the floor plan design and program requirements identified in this report. Page 116 of 483
EXITSTAIRS"NO
.2"OPEN TO BELOWOPEN TO BELOWUNITA1058(3,850 SF)USED : 2,810 SFPT C
SR(30 SF
)LOADINGAREA(64 SF)CUST. SERVICE
/BILL
ING SUPP
.CLERK(60 SF
)CUST. SERVICE
/BILL
ING SUPP
.CLERK(60 SF
)BFBFCUST. SERVICE
/BILL
ING SUPP
.CLERK(60 SF
)CUST. SERVICE
/BILL
ING SUPP
.CLERK(60 SF
)CUST. SERVICE
/BILL
ING SUPP
.CLERK(60 SF
)CUST. SERVICE
/BILL
ING SUPP
.CLERK(60 SF
)CUST. SERVICE
/BILL
ING SUPP
.CLERK(60 SF
)ELEV.MACHINEROOMBRAK
-OU
TROOM#1(80 S
F)ENTRANCE/EXITLOWERLEVELMALLENTRANCE/EXITLOWER LEVEL950x2150DR#RM#0LEVEL_1 PLAN1.537.5m118171615141312LKJIJ1
18171615141312HH1G1ENTRYVEST.
(80
SF)UNUSED AREACOFFEE &COATSMAIL/CO
P
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RM(90 SF)MAIN LOBBY/WELCOMEAREANEWELEV.OFFICE OF THE CAO/COUNCILLEGENDECONOMIC DEVELOPMENTCORPORATE SERVICES / CLERKBUILDING/ PLANNING/ BY LAWFINANCERECREATION, CULTURE & PARKSOPERATIONS SERVICESACCESS & CORRIDORSMEETING & ASSEMBLYFUNCTIONAL SUPPORTWASHROOMSEXTERNAL AGENCIESFUTURE GROWTHTHE VENTIN GROUP LTDARCHITECTSVG50 Dalhousie StreetBrantford, Ontario, CanadaN3T 2H8T: 519.754.1652www.plusvg.comTown of Tillsonburg200 Broadway, Suite 204Tillsonburg, ON N4G 5A7www.Tillsonburg.caSITE LOCATION "A"_200 BROADWAY2022.01.20TILLSONBURG TOWN HALLFilename: K:\TVG-Brantford\Tillsonburg Town Hall-22190\Drawings\Design\TTH new design - Site A Color.dwg Jan 20, 2022 - 1:35pm By: PriyankaShuklaPlot Date:REVISIONSNO.PARTICULARDATEISSUED FOR CL
IENT'S REVIEW2021.12.031NCNMODIFIED PER
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DIR. OFRCP(75 SF)
TRA
ININGROOM(500 SF
)EXITSTAIRS"NO
.2"OPEN TO BELOWDELIGA
TES
STAFFCLG
.
MON
TED
A
/V
D
I
SPL
AY COUNCILCHAMBER(3000 SF)
SUMMER/CO-OP(30
SF)MAYOR'SOFFICE(200 SF)CAO'SOFFICE
(200
SF)EXEC. A
SS
IST
.CAO/MAYOR(60 S
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DEVELO
PM
E
NTCOMMISSIONER(100 SF)
COMMUN
I
CA
TI
ON
OFFICER(60 SF
)MANAGER OFHUMANRESOURCES(150 SF)HRGENERALIST
(35 SF)
IN
FO
.TECH
.
(30
SF)SUMMERSTUDENT(30 SF
)DEPUTY CBO(150
SF)PROPERTYSTANDARD /BYLAW OFFICER(150 SF)MUNICIPALBYLAWOFFICER(150 SF)DEV.TECH.(60 S
F)REVENUEMANAGER(150 SF)TAX CLERK
(60 S
F)
PURCHASING
COORD.(60 S
F)
AP/AR(60 SF
)
FINANCE & UTIL.
ANALYST(60 SF
)
FINANCIAL
ANALYST (RCP)
(60
SF)LUNCH ROOM(450
SF
)IT/ SERVER ROOM(225 SF)MECH. ROOM(225 SF)ELEC. ROOM(225 SF)SPRINKLER. ROOM(225 SF)BRAK-OUTROOM#2(80 SF
)NEWELEV.
950x2150DR#RM#CLERK(75
SF)CBO(200
SF)COUNTYPLANNER(150 SF)
950x2150DR#RM#950x2150
DR#RM#
950x2150DR#RM#COUNCILLOR(60 SF
)COUNCILLOR(60 S
F)COUNCILLOR(60 SF
)COUNCILLOR(60 S
F)COUNCILLOR
(60
SF)COUNCILLOR(60 SF
)950x2150 DR#RM#BOARDROOM-2(150 S
F)MAP ROOM(150 SF)PLOTTER(150
SF)FILE ROOM(150
SF)COPYROOM(150
SF)B.F.W/R(65 S
F)B.F.W/R(65 S
F)W/R(43 S
F)W/R(43 SF
)W/R(43
SF)W/R(43 S
F)W/R(43 SF
)W/R(43
SF)LIBRARYROOM(120 SF)FUTURE GROWTH(810
SF)FUTURE GROWTH
(360
SF)TOTAL FUTURE GROWTH(2,245 SF)18171615141312LKJIJ1
18171615141312HH1G123,970 sf (UPPER LEVEL) + 2,810 sf (GROUND LEVEL) = 26,780 sf -780 (unused) = 26,000 sf (Town hall & Common Elements)Program req'd = 22,500-1,400 =21,100 (EXCL. HYDRO , BIA and reduction in CoC)0LEVEL_2 PLAN1.537.5m1MAIL ROOM(80 SF
)FUTUREGROWTH(135 SF)UNUSED AREA(750 SF NE
T AREA)FUTURE GROWTH
(320
SF)FUTURE GROWTH(420
SF)
950x2150
DR#RM#950x2150DR#RM#950x2150 DR#RM#UNIV.W/R(100 SF
)MULTIPURPOSEAREA / EOCBACKUPDISPATCH(150 SF)ECON. DEV./ MARKETINGCOORD.(30 SF)DEPUTYCLERK(75 SF)RECORDS /LEGISLA
TIVE
COORD
.(30 SF)HEALTH &SAFETYOFFICER(30 SF
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INGINSPEC
TOR(30 S
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ING
INSPECTOR
(30
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INGINSPEC
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SUMMERSTUDENT(30 SF
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(30
SF)DIR. OFFINANCE /TREASURER(100
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TIONADMIN.(30 SF
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TECH
.(60 SF
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.(60 SF
)GIS TECH.(60 SF
)DESIGN T
ECH
.(60 SF
)CIV
IL
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IGNER(60 SF
)ASSET MGMT
.COORD.(60 SF
)MANAGEROFENGINEERING(150 SF)TRANSITCOORD.(75 SF)MAIN LOBBY /WELCOME AREA(UPPER LEVEL
)WASTE
/RECYCLING(120 SF
)VAULT(300 SF)STORAGEROOM(600 SF)W/R(43
SF)W/R(43
SF)FUTURE GROWTH(810 SF)BOARDROOM-1
(280
SF)FUTURE GROWTH
(200
SF)OFFICE OF THE CAO/COUNCILLEGENDECONOMIC DEVELOPMENTCORPORATE SERVICES / CLERKBUILDING/ PLANNING/ BY LAWFINANCERECREATION, CULTURE & PARKSOPERATIONS SERVICESACCESS & CORRIDORSMEETING & ASSEMBLYFUNCTIONAL SUPPORTWASHROOMSEXTERNAL AGENCIESFUTURE GROWTHTHE VENTIN GROUP LTDARCHITECTSVG50 Dalhousie StreetBrantford, Ontario, CanadaN3T 2H8T: 519.754.1652www.plusvg.comTown of Tillsonburg200 Broadway, Suite 204Tillsonburg, ON N4G 5A7www.Tillsonburg.caSITE LOCATION "A"_200 BROADWAY2022.01.20NCNTILLSONBURG TOWN HALLFilename: K:\TVG-Brantford\Tillsonburg Town Hall-22190\Drawings\Design\TTH new design - Site A Color.dwg Jan 20, 2022 - 1:33pm By: PriyankaShuklaPlot Date:REVISIONSNO.PARTICULARDATEISSUED FOR CL
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15 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS SITE B _ LISGAR AVE Conceptual illustration for Site B_Lisgar Ave Page 119 of 483
MAYOR'SOFFICE(200 SF)COMMUN
I
CA
TI
ON
OFFICER(60 SF
)MANAGER OFHUMANRESOURCES(150 SF)CBO(200
SF)DEPUTY CBO(150 SF)PROPERTYSTANDARD /BYLAW OFF
ICER(150 SF)MUNIC
IPALBYLAW OFFICER(150 SF)COUNTYPLANNER(150
SF)
TAX CLERK
(60 SF
)
PURCHASING
COORD.(60 SF
)
AP/AR(60
SF)
FINANCE & UTIL.ANALYST(60
SF)
FINANCIAL
ANALYST (
RC
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)(60 SF
)OPERATIONADMIN.
(30
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SF)SUMMER/CO-OPSTUD
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T
(30
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(80
SF)BOARDROOM-2(150 SF
)MAP ROOM(150 SF)PLOTTER(150 SF)FILE ROOM(150 SF)COPYROOM(150 SF)
IT/ SERVER ROOM(225 SF)MECH. ROOM(225 SF)SPRINKLER. ROOM(225 SF)MAIL ROOM(80 SF
)VAULT(300
SF)STORAGEROOM(600 SF)WASTE
/RECYCL
ING(120 S
F)LOADINGAREA(64 SF)MAIN LOBBY/WELCOMEAREACOUNCILLOR(60 SF
)COUNCILLOR(60 SF
)COUNCILLOR(60 SF
)COUNCILLOR(60 SF
)COUNCILLOR(60 SF
)COUNCILLOR(60 SF
)LUNCH ROOM
(450
SF)W/R(43 SF
)W/R(43 SF
)W/R(43
SF)950x2150DR#RM#BOARDROOM-1
(280
SF)BRAK-OUTROOM#1(80
SF)BRAK-OUTROOM#2(80 SF
)EXEC. ASS
IST
.CAO/MAYOR(60
SF)
CUST. SERVICE /BILLING SUPP.CLERK(60 SF)
CUST. SERVICE /BILLING SUPP.CLERK(60 SF)BFBF950x2150DR#RM#
CUST. SERVICE /BILLING SUPP.CLERK(60 SF)
CUST. SERVICE /BILLING SUPP.CLERK(60 SF)
CUST. SERVICE /BILLING SUPP.CLERK(60 SF)
CUST. SERVICE /BILLING SUPP.CLERK(60 SF)
CUST. SERVICE /BILLING SUPP.CLERK(60 SF)
950x2150DR#RM#
B.F.W/R(65 SF)W/R(43 SF
)HEA
LTH &
SA
FETYOFFIC
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(30
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.(60 SF
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TECH
.(60 SF
)CIVI
L DES
IGNER(60 S
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)DESIGN
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.(60 SF
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T.COORD.(60 SF
)STAFF ENTRYVEST.
(60
SF)STAFFEXIT/ENTRYLOADINGCOUNCILEXIT/ENTRY18,700 sf Existing + 3,800 sf addition = 22,500 sfProgram req'd = 22,500-1,400=21,100 (EXCL. HYDRO , BIA and reduction in CoC)ELEC. ROOM(225 SF)
FU
TURE GROWTH(650 SF
)0FLOOR PLAN1.537.5m1DELIGATES
STA
FF
CLG. MONTED A/V DISPLAYCOUNCILCHAMBER(3000 SF)MULTIPURPOSEAREA / EOCTRAININGROOM(500
SF
)W/R(43
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950x2150DR#RM#950x2150DR#RM#FUTURE GROWTH(350
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)FUTURE GROWTH(1,045
SF
)W/R(43 SF
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SF)B.F.W/R(65 SF)CAO'SOFFICE(200 SF)
950x2150
DR#RM#BACKUPDISPATCH(125 SF)
SUMMER/CO-OP(30
SF)
ECON. DEV./ MARKETINGCOORD.(30 SF)DEVELOPMENTCOMMISSIONER(100 SF)DEPUTYCLERK(75 SF)CLERK(75 SF
)RECORDS /LEGISLAT
IVECOORD
.(30 SF)SUMMERSTUDENT(30 SF
)HRGENERALIST
(35 SF)PT CSR(30
SF)DEV.TECH.(60
SF)BUILDING
INSPECTOR
(30
SF)BUILDINGINSPEC
TOR(30 S
F)BUILDINGINSPECTOR(30 SF
)BUILDINGINSPEC
TOR(30 S
F)SUMMERSTUDENT(30 SF
)SUMMERSTUDEN
T
(30
SF)REVENUEMANAGER(150
SF)SENIOR F
IN
.ANALYST/DEPUTYTREASURER(150 SF)DIR. OFFINANCE /TREASURER(100 SF)DIR. OFRCP(75
SF)MANAGEROF PARKS &FACILITIES(150 SF)RCP ADMIN
.ASSIST
.(60 S
F)DIR
.OPERATIONS(75 SF)
TRANS
ITCOORD.(75 SF)
950x2150
DR#RM#
950x2150DR#RM#
950x2150DR#RM#LIBRARYROOM(120 S
F)W/R(43 S
F)W/R(43
SF)UNIV.W/R(125 SF
)FUTURE GROWTH
(250
SF)OFFICE OF THE CAO/COUNCILLEGENDECONOMIC DEVELOPMENTCORPORATE SERVICES / CLERKBUILDING/ PLANNING/ BY LAWFINANCERECREATION, CULTURE & PARKSOPERATIONS SERVICESACCESS & CORRIDORSMEETING & ASSEMBLYFUNCTIONAL SUPPORTWASHROOMSEXTERNAL AGENCIESFUTURE GROWTHTHE VENTIN GROUP LTDARCHITECTSVG50 Dalhousie StreetBrantford, Ontario, CanadaN3T 2H8T: 519.754.1652www.plusvg.comTown of Tillsonburg200 Broadway, Suite 204Tillsonburg, ON N4G 5A7www.Tillsonburg.caSITE LOCATION "B"_10 LISGAR AVE2022.01.20NCNTILLSONBURG TOWN HALLFilename: K:\TVG-Brantford\Tillsonburg Town Hall-22190\Drawings\Design\TTH new design - Site B Color.dwg Jan 20, 2022 - 1:37pm By: PriyankaShuklaPlot Date:REVISIONSNO.PARTICULARDATEISSUED FOR CL
IENT'S REVIEW2021.12.031MODIFIED PER CLIENT
'S REQ
.2022.01.052MODIFIED PER CLIENT
'S REQ
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17 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS SITE C _ GREY FIELD Conceptual illustration for Site C_Grey Field Page 121 of 483
STAFFENTRANCEMID LEVELUPDNCOUNCILCHAMBREVAULT300 SFMACHBOARDROOM 1150 SFTRAIN
INGROOM500 SF1020x2150 1020x2150BFWR
WRMECHANICALELECTRICAL&SPRINKLERMULTIPURPOSEROOM / EOCSTAFFLUNCH ROOM450 SFCOUNSELLOR OFF
ICE360 SFBOARDROOM 2280 SFDIR.FINANCETREASURER DEVELOP.COMM.CLERK1020x21501020x2150CAOOFFICE
HRMANAGERREVENUEMGR.DEPUTYCLERKSENIOR FA.DEPUTYTREASURER1020x2150
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7 WICKETS TOTAL
I.T.SERVERCUST.STAFFWRSTAFFWRSTAFFWRMAIL ROOM950x2150950x2150
BF
EPB SND CUSTO
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ERSERVICE UNIVWR
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S
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AC
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EPB
SND
BFA/VSUPPORTMECH&SUPPORTDELIGATES
STAF
F
CLG. MONTED A/V DISPLAYENTRANCE/EXITLOWER LEVELMAINENTRANCEUPPER LEVELLOWERLOBBYSTORAGE600 SFCOOPSTU
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T
H.R.GENE
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ANC
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ASSISTMGMTCOORD.TRANSITCOORD.12 LEVEL BELOWMAYOR'SOFFICECBOOFFICE
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ICE
PROPERTYSTDS OFFICEBYLAWOFFICERCOUNTYPLANNERBLDGINSP
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.BLDGINS
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950x2150
DEVEL
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NTTECH.
CUS
TOM
ER
SER
V
ICE
MAPFILE ROOMLIBRARY
1020x2150
950x2150
950x2150
950x2150
CUSTOM
ERSERVICEWR950x2150
1020x2150
1020x21501020x2150
1020x2150
1020x2150
1020x2150
MANAGERP&FBREAKOUT1020x21501020x2150
1020x2150 STAFFWRSTUDE
NT STUD
ENT
950x2150
950x2150
950x2150
950x2150
950x2150
950x2150
CUST1020x2150EXITLOWERLEVEL
DIRECTORRCPPLOTFUT
URE
3
0
SQ
FTWASTERECYLINGFUTURE1470 SF950x2150
1020x2150
950x21501020x2150950x2150950x2150950x2150
FUTURE780 SQFT1020x2150
1020x21501020x2150
950x2150
950x2150 WRUPDNDN950x2150
950x2150
950x2150
950x2150
1020x2150
TOTAL FU
TURE GROWTH(LEVEL 1 &2)2,250 SQFT0LEVEL_1 PLAN1.537.5m10LEVEL_2 PLAN1.537.5m220,900 sf TOTAL GROSS AREAProgram req'd = Program req'd = 22,500-1,400=21,100(EXCL. HYDRO , BIA and reduction in CoC)DIR.OPERATIONS
TRANS
ITCOORD.(75 SF)RCP ADM
IN
1020x2150
1020x2150
ADMIN
.OP.COPY1020x2150
1020x2150
1020x2150
LOADINGAREA12 LEVEL BELOWUP1020x2150 BACKUPDISPATCH1020x2150
1020x2150
950x2150950x2150950x2150
OFFICE OF THE CAO/COUNCILLEGENDECONOMIC DEVELOPMENTCORPORATE SERVICES / CLERKBUILDING/ PLANNING/ BY LAWFINANCERECREATION, CULTURE & PARKSOPERATIONS SERVICESACCESS & CORRIDORSMEETING & ASSEMBLYFUNCTIONAL SUPPORTWASHROOMSEXTERNAL AGENCIESFUTURE GROWTHTHE VENTIN GROUP LTDARCHITECTSVG50 Dalhousie StreetBrantford, Ontario, CanadaN3T 2H8T: 519.754.1652www.plusvg.comTown of Tillsonburg200 Broadway, Suite 204Tillsonburg, ON N4G 5A7www.Tillsonburg.caSITE LOCATION "C"_GREY FIELD2022.01.20NCNTILLSONBURG TOWN HALLFilename: K:\TVG-Brantford\Tillsonburg Town Hall-22190\Drawings\Design\TTH new design - Site C Color.dwg Jan 20, 2022 - 1:43pm By: PriyankaShuklaPlot Date:REVISIONSNO.PARTICULARDATEISSUED FOR CL
IENT'S REVIEW2021.12.031MODIFIED PER CLIENT
'S REQ
.2022.01.052MODIFIED PER CLIENT
'S REQ
.2022.01.124MODIFIED PER CLIENT
'S REQ
.2022.01.205Page 122 of 483
19 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS Functional Program Referring to Appendix “B” for the functional programs provided by the Town as part of the study prepared by Fabrik Architect for Town of Tillsonburg Space Needs Review [administration facility]. The program, as referenced in the study, features space needs evaluations based on two sets of assumptions. Those assumptions are as follows: 1- The first chart is based on maximum space usage programming flexibility and allows for a more significant amount of private workspace (Medium Hybrid_Benchmark option) 2- The second space needs analysis chart is based on optimized space usage and the full integration of a hybrid work from home model. (Maximum Hybrid option) Using the program assumption methods above, the Town requested +VG to further evaluate and incorporate, at a high level as a third assumption. This new third assumption was to show the impacts of the “No Hybrid, No Work from Home” option on the area requirements as part of the order of magnitude estimate and the project site options analysis. (No Hybrid option) Page 123 of 483
20 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS Part 2 – Site Options Analysis Refer to Appendix “A”: the overall chart for site options analysis Quantitative Analysis: The ground for the analysis is based on a 30-year term in the assessment of the options, as identified in former studies and further finalized in review with the Town staff. Each of the three (3) site location options has been analyzed to identify the total carrying cost applicable to each option and is based on the following: Complete gross area requirements are driven from each option layout design, The construct high-level opinion of cost as provided by +VG Architects or the lease rates as provided by the mall owner (Strathallen), The interest rates (cost of borrowing) to finance the construction costs as identified by the Town staff, Temporary relocation allowances, Operation and maintenance costs Qualitative Analysis: In addition to the quantitative analysis explained here, each location/option has been assessed based on various qualitative factors to assist the Town Hall Committee and the Council in their final decision. These qualitative factors have been reviewed with the town staff and the committee to cover significant concerns. Page 124 of 483
21 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS Site A_Town Centre Mall: Two distinct approaches have been reviewed and incorporated into the final analysis: I. Leasehold improvements by mall owner (Strathallen): The program has now been fully developed to the current and future needs in accordance with Provincial design standards. The lease rates recently provided by the mall owner are based on Schedule A: Tenant’s Statement of Requirement 2019; as such, the costs indicated do not likely reflect the required scope of work for Ontario Municipal government Workplace Standards. As further clarified by Strathallen, for this option, a construction cost of approximately $150 per sq. ft. has been carried in their improvements to the base building. The average of various lease rates (for base building and some level of leasehold improvements) provided by Strathallen for 5-year periods over the 30-year term to calculate the carrying cost for the entire lease term. In addition, Strathallen provided the CAM (Common Area Maintenance) lease rate per sq. ft. of the area applied in the calculation of the overall carrying costs. Furthermore, temporary relocation allowances and an estimated operating cost, as provided in the previous studies and verified by the town staff, were incorporated in calculating the overall carrying costs. The residual asset value of the building, in this option, will be zero since the Town does not hold ownership of the building and improvements after 30 Years. Furthermore, the age of the asset after 30 years has been indicated in this analysis for consideration. In this option, the three sets of assumptions, as indicated earlier, were proportionally factored in under alternate floor area cost options (carrying cost) to identify floor area requirements. This area requirement was then multiplied by the various average lease rates provided by Strathallen, based on the different scenarios in lease area options. There is an average lease rate of $19 PSF for 17,640 sf and an average lease rate of $21 PSF for 27,317 sf. Page 125 of 483
Item Comments SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTALCapital Cost/ PrincipalSee Costing SchedulePrincipal Payment 26,000 N/A N/A *(Included in base building lease rate) $ 3,900,000 Interest Cost (30 YR term)Cost of Borrowing for constructionInterest Rate @3.00% amortized over 30 YRN/A N/A N/A N/A $ - Carry CostFinanced by Town (Site A,B &C)Principal + interest @3.00% over 30 YRN/A N/A N/A N/A $ - Base Building Lease (SIteA)*26,000 $ 19.00 Average lease over 30 YR $ 494,000 30 $ 14,820,000 Temporary relocation (Moving and swing space cost) $ 500,000 Operating Cost (CAM)AverageUnit Rate: 30YRAS PROVIDED BY LESSOR (NOT INDEXED)26,000 $ 3.10 CAM $ 80,600 30 $ 2,418,000 Estimated Property MaintenanceAverage Unit Rate: 30YRAVERAGE ANNUAL OVER 30YRN/A N/A N/A N/A * (Included) Operating Cost (Hydro)AverageUnit Rate: 30YRAVERAGE ANNUAL OVER 30YR26,000 $ 2.72 Hydro $ 70,720 30 $ 2,121,600 TOTAL CARRYING COST 30 YEARS $ 19,859,600 RESIDUAL VALUE AFTER 30 YEARS (50% ASSET VALUE ON SITE B&C AND 0% FOR SITE A) ZERO Age of Asset [after 30 Years] 71 Years Item Comments SF 30 Yr SUB TOTALMax. Space Flexibility Option [Medium Hybrid]The analysis Bench Mark for the comaparison of 3 site options 26,000 Carrying Cost based on $19 average lease over 30 YR $ 19,859,600 Optimized Floor Plate Option [Max. Hybrid]32% reduction in space needs to the bench mark as per FABRIK's Space Needs Study Report17,640 Carrying Cost based on $21 average lease over 30 YR $ 14,693,144 No Work From Home Option [No Hybrid]5% increase in space needs to the bench mark claculated based on the program in FABRIK's Space Needs Study Report27,317 Carrying Cost based on $19 average lease over 30 YR $ 20,840,238 SITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS BY MALL OWNERTOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01QUANTITATIVE ANALYSISEXPENDITURESALTERNATE FLOOR AREA COST OPTIONS (30 YR)Page 126 of 483
Item CommentsAchieveing provincial standards on Municipal building, Space Standards, Healthy Environment, Natural Light, COVID-19, Customer Service. Building Age & integrityWork environment (Building Appearances & Quality of space and the impact on work performance)Layout Efficiency and adjacenciesBranding Civic SpaceParking AccessLoading and deliveryCouncil Chamber Ceiling HeightConstruction Complication & TimelineCarbon NeutralNatural LightFuture Growth and expansion / co-locationOwnershipItem CommentsIndirect Cost Impactsfreeing up space on Lisgar ave (for other use and purpose/Future growth) after relocation of some staff from Lisgar to the new Admin building.OTHER IMPACTS QUALITATIVE ANALYSISSITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS BY MALL OWNERPROSPROS CONSThe Town will own The Mall building in 50 years (by 2072)Limitted opportunity for future growth on 2nd floor (direct adjacency to admin programs)Hard or impractical to achieve due to the existing conditions of the overall existing buildingHard or impractical to achieve due to the existing conditions of the overall existing buildingWorking on an occupied building with potential needs to access to other tenant's space. Selective demolition and Complicated exiting and construction phasing. Leading to prolonged construction timiningLimitted ceiling heightLess convinent (Long Walk) from Mall parking to the Town hall shipping and receiving. Lack of delivery space on Broadway street and access to shipping and receiving through plaza.Less convinent (Long Walk) from Mall parking to the Town hall entryLimitted Civic space (plaza) shared with the Mall with limitted parkingTown hall located on Broadway (Artery Access)Mall location inhibits creation of clear town branding (Lost or diminished identity)Inefficient due to the existing Building layout & barriersOld building apearances with limitations on quality of space improvements leading to less appealing work environment and work performance.In 30 years (Study's end of the term) the building will be 70 years old. The town will be performing of an old facility within this time frameThe program has now been fully developed to the current and future needs in accordance with provincial design standards. The lease rates recently provided by the mall owner are based on Schedule A: Tenant’s Statement of Requirement 2019; as such, the costs indicated do not likely reflect the required scope of work for Ontario Municipal government workplace standards.CONSTOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01Page 127 of 483
24 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS Site A_Town Centre Mall: (Continues) II. Leasehold improvements financed by the Town: For this option, the average lease rate for the base building, without any improvement, as provided by Strathallen for 5-year periods over the 30-year term, is used to determine the carrying cost for the use building lease. Two different lease rates of $12.50 PSF for the second floor and $18 PSF for the ground floor were set by Strathallen for the base building lease rates. These rates were used accordingly to determine the carrying costs for the 30-year term of the lease. In addition to the base building lease rates, the improvements in this option are tendered and financed by the Town to reflect the capital costs estimated to meet the required scope of work for Ontario Municipal Government Workplace Standards (like site options B and C). The interest rates for borrowing to finance the improvements are to be carried by the Town and added to the overall carrying cost. Furthermore, the same CAM (Common Area Maintenance) lease rate per Sq.Ft. (SF) of area (as provided by Strathallen), operating cost, maintenance costs and temporary relocation allowances are used to calculate the overall carrying cost of this option. Like the previous option for Site A, the zero residual value of the asset and the age of the investment after 30 years have been indicated in this analysis for consideration. In this option, for the calculation of the three sets of assumptions, the same base building lease rates of $18 PSF for the ground floor and $12.50 PSF for the second floor was factored in under alternate floor area cost options to identify the carrying cost of each option over the 30-year term of this study. Page 128 of 483
Item Comments SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTALCapital Cost/ PrincipalSee Costing SchedulePrincipal Payment 26,000 N/A N/A $ 9,430,000 Interest Cost (30 YR term)Cost of Borrowing for constructionInterest Rate @3.00% amortized over 30 YR26,000 3.00% 30 $ 4,848,618 Carry CostFinanced by Town (Site A,B &C)Principal + interest @3.00% over 30 YR26,000 3.00% 30 $ 14,278,618 Base Building Lease (SIteA)*26,000 Varies $12.50 for 2nd floor $18.00 for Gr. floor Average 30 YR $ 340,455 30 $ 10,213,650 Temporary relocation (Moving and swing space cost) $ 500,000 Operating Cost (CAM)AverageUnit Rate: 30YRAS PROVIDED BY LESSOR (NOT INDEXED)26,000 $ 3.10 CAM $ 80,600 30 $ 2,418,000 Estimated Property MaintenanceAverage Unit Rate: 30YRAVERAGE ANNUAL OVER 30YRN/A N/A N/A N/A * (Included) Operating Cost (Hydro)AverageUnit Rate: 30YRAVERAGE ANNUAL OVER 30YR26,000 $ 2.72 Hydro $ 70,720 30 $ 2,121,600 TOTAL CARRYING COST 30 YEARS $ 29,531,868 RESIDUAL VALUE AFTER 30 YEARS (50% ASSET VALUE ON SITE B&C AND 0% FOR SITE A) ZERO Age of Asset [after 30 Years] 71 Years Item Comments SF 30 Yr SUB TOTALMax. Space Flexibility Option [Medium Hybrid]The analysis Bench Mark for the comaparison of 3 site options 26,000 Base Building Lease: $12.50 for 2nd floor $18.00 for Gr. floor Average 30 YR $ 29,531,868 Optimized Floor Plate Option [Max. Hybrid]32% reduction in space needs to the bench mark as per FABRIK's Space Needs Study Report17,640 Base Building Lease: $12.50 for 2nd floor $18.00 for Gr. floor Average 30 YR $ 20,035,732 No Work From Home Option [No Hybrid]5% increase in space needs to the bench mark claculated based on the program in FABRIK's Space Needs Study Report27,317 Base Building Lease: $12.50 for 2nd floor $18.00 for Gr. floor Average 30 YR $ 31,028,149 TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01QUANTITATIVE ANALYSISSITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS FINANCED BY TOWNEXPENDITURESALTERNATE FLOOR AREA COST OPTIONS (30 YR)Page 129 of 483
Item CommentsAchieveing provincial standards on Municipal building, Space Standards, Healthy Environment, Natural Light, COVID-19, Customer Service. Building Age & integrityWork environment (Building Appearances & Quality of space and the impact on work performance)Layout Efficiency and adjacenciesBranding Civic SpaceParking AccessLoading and deliveryCouncil Chamber Ceiling HeightConstruction Complication & TimelineCarbon NeutralNatural LightFuture Growth and expansion / co-locationOwnershipItem CommentsIndirect Cost ImpactsPROS CONSTOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01In 30 years (Study's end of the term) the building will be 70 years old. The town will be performing of an old facility within this time frameMeets the standardsInefficient due to the existing Building layout & barriersOld building apearances with limitations on quality of space improvements leading to less appealing work environment and work performance.Limitted Civic space (plaza) shared with the Mall with limitted parkingTown hall located on Broadway (Artery Access)Mall location inhibits creation of clear town branding (Lost or diminished identity)Less convinent (Long Walk) from Mall parking to the Town hall shipping and receiving. Lack of delivery space on Broadway street and access to shipping and receiving through plaza.Less convinent (Long Walk) from Mall parking to the Town hall entryWorking on an occupied building with potential needs to access to other tenant's space. Selective demolition and Complicated exiting and construction phasing. Leading to prolonged construction timiningLimitted ceiling heightHard or impractical to achieve due to the existing conditions of the overall existing buildingHard or impractical to achieve due to the existing conditions of the overall existing buildingOTHER IMPACTS QUALITATIVE ANALYSISSITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS FINANCED BY TOWNThe Town will own The Mall building in 50 years (by 2072)Limitted opportunity for future growth on 2nd floor (direct adjacency to admin programs)freeing up space on Lisgar ave (for other use and purpose/Future growth) after relocation of some staff from Lisgar to the new Admin building.PROS CONSPage 130 of 483
27 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS Site B_Lisgar Ave (Current Customer Service Facility): For this option, the Town’s improvements are to be tendered and financed to reflect the capital costs estimated to meet the required scope of work for Ontario Municipal Government Workplace Standards (like Site Options A.II and C). The interest rates of borrowing to finance the improvements are to be carried by the town and are also added to the overall carrying cost. In addition to the temporary relocation allowances (like Site A), operating and maintenance costs (as provided in the past reports received from the Town and verified by the Town) are used to calculate the overall carrying cost. Unlike the Site A option, a 50% residual value of the cost of improvements has been identified in the analysis for consideration (without impacting the overall carrying cost). Furthermore, the age of the asset after 30 years has been indicated in this analysis for consideration. The earlier identified three sets of assumptions in this option were proportionally factored in under alternate floor area cost options (carrying cost) to identify floor area requirements. This area requirement is then multiplied by the construction unit rates driven from the order of magnitude estimate for the benchmark scenario to develop the overall carrying cost over the 30-year term based on the alternate area requirements. Page 131 of 483
Item Comments SF Unit Rate principal + interest Annual Rate 30 Yr SUB TOTALCapital Cost/ PrincipalSee Costing SchedulePrincipal Payment 22,500 N/A N/A $ 9,020,000 Interest Cost (30 YR term)Cost of Borrowing for constructionInterest Rate @3.00% amortized over 30 YR22,500 3.00% 30 $ 4,637,808 Carry CostFinanced by Town (Site A,B &C)Principal + interest @3.00% over 30 YR22,500 3.00% 30 $ 13,657,808 Base Building Lease (SIteA)*N/A N/A N/A N/A $ - Temporary relocation (Moving and swing space cost) $ 500,000 Operating Cost (CAM)AverageUnit Rate: 30YRAS PROVIDED BY LESSOR (NOT INDEXED)N/A N/A N/A N/A $ - Estimated Property MaintenanceAverage Unit Rate: 30YRAVERAGE ANNUAL OVER 30YR22,500 $ 3.73 Property Maintenance $ 83,925 30 $ 2,517,750 Operating Cost (Hydro)AverageUnit Rate: 30YRAVERAGE ANNUAL OVER 30YR22,500 $ 2.04 Hydro $ 45,900 30 $ 1,377,000 TOTAL CARRYING COST 30 YEARS $ 18,052,558 RESIDUAL VALUE AFTER 30 YEARS (50% ASSET VALUE ON SITE B&C AND 0% FOR SITE A) $ 4,510,000 Age of Asset [after 30 Years] 70 Years Item Comments SF Unit Rate principal + interest Annual Rate 30 Yr SUB TOTALMax. Space Flexibility Option [Medium Hybrid]The analysis Bench Mark for the comaparison of 3 site options 22,500 $ 18,052,558 Optimized Floor Plate Option [Max. Hybrid]32% reduction in space needs to the bench mark as per FABRIK's Space Needs Study Report15,265 $ 12,247,658 No Work From Home Option [No Hybrid]5% increase in space needs to the bench mark claculated based on the program in FABRIK's Space Needs Study Report23,640 $ 18,967,221 TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01QUANTITATIVE ANALYSISSITE B_LISGAR AVEEXPENDITURESALTERNATE FLOOR AREA COST OPTIONS (30 YR)Page 132 of 483
Item CommentsAchieveing provincial standards on Municipal building, Space Standards, Healthy Environment, Natural Light, COVID-19, Customer Service. Building Age & integrityWork environment (Building Appearances & Quality of space and the impact on work performance)Layout Efficiency and adjacenciesBranding Civic SpaceParking AccessLoading and deliveryCouncil Chamber Ceiling HeightConstruction Complication & TimelineCarbon NeutralNatural LightFuture Growth and expansion / co-locationOwnershipItem CommentsIndirect Cost ImpactsPROS CONSTOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01In 30 years (Study's end of the term) the building will be 70 years old. The town will be performing of an old facility within this time frameMeets the standardsLeast Efficient existing building layout (Long & Narrow)Moderate improvements on the building appearances with limitations on quality of space improvements leading to less appealing work environment performance.No Civic space (plaza)the building is located at the least visible location from main streetsLoading space / Shipping and Delivery immddiately adjacent to the building Insufficient parking adjacent to the building. Long Walk from Mall parking to the Town hall entryMajor structural and building system work along with demolition work leading to prolonged construction timing The proper ceiling height is achievableHard or impractical to achieve due to the existing conditions of the overall existing buildingHard or impractical to achieve due to the existing conditions of the overall existing buildingOTHER IMPACTS QUALITATIVE ANALYSISSITE B_LISGAR AVELimitted opportunity for future growth (building and parking) on the site (direct adjacency to admin programs)Further to the temporary relocation cost of Operation team and the garages, this option would impose additional cost for permanent relocation of that team to Spruce St or elsewhere. This is included in FABRIK's Operation Department Study Report (Oct 2021) with an estimated overal cost of $14M to $17.6MThe Town already owned the buildingPROS CONSPage 133 of 483
27 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS Site C_Grey Field (Municipal Parking Lot at Brock St. & Harvey St.): For this option, the improvements are to be tendered and financed by the Town Town’s advances are to be tendered and funded to reflect the capital costs estimated to meet the required scope of work for Ontario Municipal Government Workplace Standards (like site options A.II and C). The interest rates of borrowing to finance the improvements are to be carried by the Town and added to the overall carrying cost. In addition, the exact operating and maintenance costs used in Site B are used to calculate the overall carrying cost in this option. Like Site B and Unlike Site A, a 50% residual value of the cost of improvements has been identified in the analysis for consideration (without impacting the overall carrying cost). Furthermore, the age of the asset after 30 years has been indicated in this analysis for consideration. In the earlier identified three sets of assumptions in this option were proportionally factored in under alternate floor area cost options (carrying cost) to identify floor area requirements area requirement is then multiplied by the construction unit rates driven from the order of magnitude estimate for benchmark scenario, to develop the overall carrying cost over the 30-year term based on the alternate area requirements. Page 134 of 483
Item Comments SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTALCapital Cost/ PrincipalSee Costing SchedulePrincipal Payment 20,900 N/A N/A $ 8,640,000 Interest Cost (30 YR term)Cost of Borrowing for constructionInterest Rate @3.00% amortized over 30 YR20,900 3.00% 30 $ 4,442,423 Carry CostFinanced by Town (Site A,B &C)Principal + interest @3.00% over 30 YR20,900 3.00% 30 $ 13,082,423 Base Building Lease (SIteA)*N/A N/A N/A N/A $ - Temporary relocation (Moving and swing space cost) $ - Operating Cost (CAM)AverageUnit Rate: 30YRAS PROVIDED BY LESSOR (NOT INDEXED)N/A N/A N/A N/A $ - Estimated Property MaintenanceAverage Unit Rate: 30YRAVERAGE ANNUAL OVER 30YR20,900 $ 3.73 Property Maintenance $ 77,957 30 $ 2,338,710 Operating Cost (Hydro)AverageUnit Rate: 30YRAVERAGE ANNUAL OVER 30YR20,900 $ 2.04 Hydro $ 42,636 30 $ 1,279,080 TOTAL CARRYING COST 30 YEARS $ 16,700,213 RESIDUAL VALUE AFTER 30 YEARS (50% ASSET VALUE ON SITE B&C AND 0% FOR SITE A) $ 4,320,000 Age of Asset [after 30 Years] 30 Years Item Comments SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTALMax. Space Flexibility Option [Medium Hybrid]The analysis Bench Mark for the comaparison of 3 site options 20,900 $ 16,700,213 Optimized Floor Plate Option [Max. Hybrid]32% reduction in space needs to the bench mark as per FABRIK's Space Needs Study Report14,179 $ 11,330,167 No Work From Home Option [No Hybrid]5% increase in space needs to the bench mark claculated based on the program in FABRIK's Space Needs Study Report21,959 $ 17,546,357 TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01QUANTITATIVE ANALYSISSITE C_GREY FIELDEXPENDITURESALTERNATE FLOOR AREA COST OPTIONS (30 YR)Page 135 of 483
Item CommentsAchieveing provincial standards on Municipal building, Space Standards, Healthy Environment, Natural Light, COVID-19, Customer Service. Building Age & integrityWork environment (Building Appearances & Quality of space and the impact on work performance)Layout Efficiency and adjacenciesBranding Civic SpaceParking AccessLoading and deliveryCouncil Chamber Ceiling HeightConstruction Complication & TimelineCarbon NeutralNatural LightFuture Growth and expansion / co-locationOwnershipItem CommentsIndirect Cost ImpactsTOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS DATE: 2022.02.01QUALITATIVE ANALYSISSITE C_GREY FIELDPROS CONSMeets the standardsNew facility which will perform very efficientlyhighly desirable building appearances with NO limitation on quality of space improvements leading to very appealing work environment and work performance. No limits - Most Efficient layout and adjacencies Stand Alone building with prominent branding/identity-New Grey Field is located on a prominent location adjacent to the church and Brock /Harvey intersectionGrey Field is one block east of BroadwayPotential for a large Civic space (plaza) with immediate and abundance of parking spaceImmediate access from parking to the building entranceLoading space / Shipping and Delivery immddiately adjacent to the building The proper ceiling height is achievableNo Demolition required. No after hour and slow construction due to working in an occupied building.New construction would take longer time than ordinary renovations, however the grey field construction timing could be equal or close in overall duration with other options, due to the complications on renovation of Mall or lisgar Ave buildingsNo limits in achieveing Carbon Neutral goals to meet the Town's & National mandatesNo limits in providing natural lighting even to the core of the building potential for future growth on the site and future expansion/co-location of other facilities with admin buildingThe Town already owned the buildingOTHER IMPACTS PROS CONSfreeing up space on Lisgar ave (for other use and purpose/Future growth) after relocation of some staff from Lisgar to the new Admin building.Page 136 of 483
30 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS Appendix “A” Site Options Analysis Page 137 of 483
Item Comments SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTAL SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTAL SF Unit Rate principal + interest Annual Rate 30 Yr SUB TOTAL SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTALCapital Cost/ PrincipalSee Costing SchedulePrincipal Payment 26,000 N/A N/A *(Included in base building lease rate) $ 3,900,000 26,000 N/A N/A $ 9,430,000 22,500 N/A N/A $ 9,020,000 20,900 N/A N/A $ 8,640,000 Interest Cost (30 YR term)Cost of Borrowing for constructionInterest Rate @3.00% amortized over 30 YRN/A N/A N/A N/A $ - 26,000 3.00% 30 $ 4,848,618 22,500 3.00% 30 $ 4,637,808 20,900 3.00% 30 $ 4,442,423 Carry CostFinanced by Town (Site A,B &C)Principal + interest @3.00% over 30 YRN/A N/A N/A N/A $ - 26,000 3.00% 30 $ 14,278,618 22,500 3.00% 30 $ 13,657,808 20,900 3.00% 30 $ 13,082,423 Base Building Lease (SIteA)*26,000 $ 19.00 Average lease over 30 YR $ 494,000 30 $ 14,820,000 26,000 Varies $12.50 for 2nd floor $18.00 for Gr. floor Average 30 YR $ 340,455 30 $ 10,213,650 N/A N/A N/A N/A $ - N/A N/A N/A N/A $ - Temporary relocation (Moving and swing space cost) $ 500,000 $ 500,000 $ 500,000 $ - Operating Cost (CAM)AverageUnit Rate: 30YRAS PROVIDED BY LESSOR (NOT INDEXED)26,000 $ 3.10 CAM $ 80,600 30 $ 2,418,000 26,000 $ 3.10 CAM $ 80,600 30 $ 2,418,000 N/A N/A N/A N/A $ - N/A N/A N/A N/A $ - Estimated Property MaintenanceAverage Unit Rate: 30YRAVERAGE ANNUAL OVER 30YR N/A N/A N/A N/A * (Included) N/A N/A N/A N/A * (Included) 22,500 $ 3.73 Property Maintenance $ 83,925 30 $ 2,517,750 20,900 $ 3.73 Property Maintenance $ 77,957 30 $ 2,338,710 Operating Cost (Hydro)AverageUnit Rate: 30YRAVERAGE ANNUAL OVER 30YR 26,000 $ 2.72 Hydro $ 70,720 30 $ 2,121,600 26,000 $ 2.72 Hydro $ 70,720 30 $ 2,121,600 22,500 $ 2.04 Hydro $ 45,900 30 $ 1,377,000 20,900 $ 2.04 Hydro $ 42,636 30 $ 1,279,080 TOTAL CARRYING COST 30 YEARS $ 19,859,600 $ 29,531,868 $ 18,052,558 $ 16,700,213 RESIDUAL VALUE AFTER 30 YEARS (50% ASSET VALUE ON SITE B&C AND 0% FOR SITE A) ZERO ZERO $ 4,510,000 $ 4,320,000 Age of Asset [after 30 Years] 71 Years 71 Years 70 Years 30 Years Item Comments SF 30 Yr SUB TOTAL SF 30 Yr SUB TOTAL SF Unit Rate principal + interest Annual Rate 30 Yr SUB TOTAL SF Unit Rate Lump-Sum Annual Rate 30 Yr SUB TOTALMax. Space Flexibility Option [Medium Hybrid]The analysis Bench Mark for the comaparison of 3 site options 26,000 Carrying Cost based on $19 average lease over 30 YR $ 19,859,600 26,000 Base Building Lease: $12.50 for 2nd floor $18.00 for Gr. floor Average 30 YR $ 29,531,868 22,500 $ 18,052,558 20,900 $ 16,700,213 Optimized Floor Plate Option [Max. Hybrid]32% reduction in space needs to the bench mark as per FABRIK's Space Needs Study Report17,640 Carrying Cost based on $21 average lease over 30 YR $ 14,693,144 17,640 Base Building Lease: $12.50 for 2nd floor $18.00 for Gr. floor Average 30 YR $ 20,035,732 15,265 $ 12,247,658 14,179 $ 11,330,167 No Work From Home Option [No Hybrid]5% increase in space needs to the bench mark claculated based on the program in FABRIK's Space Needs Study Report27,317 Carrying Cost based on $19 average lease over 30 YR $ 20,840,238 27,317 Base Building Lease: $12.50 for 2nd floor $18.00 for Gr. floor Average 30 YR $ 31,028,149 23,640 $ 18,967,221 21,959 $ 17,546,357 Item CommentsAchieveing provincial standards on Municipal building, Space Standards, Healthy Environment, Natural Light, COVID-19, Customer Service. Building Age & integrityWork environment (Building Appearances & Quality of space and the impact on work performance)Layout Efficiency and adjacenciesBranding Civic SpaceParking AccessLoading and deliveryCouncil Chamber Ceiling HeightConstruction Complication & TimelineCarbon NeutralNatural LightFuture Growth and expansion / co-locationOwnershipItem CommentsIndirect Cost ImpactsPROS CONSPROS CONS PROS CONSPROS CONSfreeing up space on Lisgar ave (for other use and purpose/Future growth) after relocation of some staff from Lisgar to the new Admin building.Further to the temporary relocation cost of Operation team and the garages, this option would impose additional cost for permanent relocation of that team to Spruce St or elsewhere. This is included in FABRIK's Operation Department Study Report (Oct 2021) with an estimated overal cost of $14M to $17.6Mfreeing up space on Lisgar ave (for other use and purpose/Future growth) after relocation of some staff from Lisgar to the new Admin building.ALTERNATE FLOOR AREA COST OPTIONS (30 YR)Meets the standardsMeets the standardsThe Town will own The Mall building in 50 years (by 2072)The Town already owned the buildingThe Town already owned the buildingHard or impractical to achieve due to the existing conditions of the overall existing buildingOTHER IMPACTS Working on an occupied building with potential needs to access to other tenant's space. Selective demolition and Complicated exiting and construction phasing. Leading to prolonged construction timiningLimitted opportunity for future growth on 2nd floor (direct adjacency to admin programs)SITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS BY MALL OWNEROld building apearances with limitations on quality of space improvements leading to less appealing work environment and work performance.Limitted ceiling heightHard or impractical to achieve due to the existing conditions of the overall existing buildingTown hall located on Broadway (Artery Access)Mall location inhibits creation of clear town branding (Lost or diminished identity)Less convinent (Long Walk) from Mall parking to the Town hall shipping and receiving. Lack of delivery space on Broadway street and access to shipping and receiving through plaza.The program has now been fully developed to the current and future needs in accordance with provincial design standards. The lease rates recently provided by the mall owner are based on Schedule A: Tenant’s Statement of Requirement 2019; as such, thecosts indicated do not likely reflect the required scope of work for Ontario Municipal government workplace standards.PROS CONSIn 30 years (Study's end of the term) the building will be 70 years old. The town will be performing of an old facility within this time frameLess convinent (Long Walk) from Mall parking to the Town hall entryLimitted Civic space (plaza) shared with the Mall with limitted parkingGrey Field is one block east of BroadwayImmediate access from parking to the building entranceInsufficient parking adjacent to the building. Long Walk from Mall parking to the Town hall entryNo Civic space (plaza)Major structural and building system work along with demolition work leading to prolonged construction timing New construction would take longer time than ordinary renovations, however the grey field construction timing could be equal or close in overall duration with other options, due to the complications on renovation of Mall or lisgar Ave buildingsLoading space / Shipping and Delivery immddiately adjacent to the building Least Efficient existing building layout (Long & Narrow) No limits - Most Efficient layout and adjacencies SITE C_GREY FIELDPROS CONSNew facility which will perform very efficientlySITE B_LISGAR AVEPROS CONSIn 30 years (Study's end of the term) the building will be 70 years old. The town will be performing of an old facility within this time framehighly desirable building appearances with NO limitation on quality of space improvements leading to very appealing work environment and work performance. Loading space / Shipping and Delivery immddiately adjacent to the building Hard or impractical to achieve due to the existing conditions of the overall existing buildingHard or impractical to achieve due to the existing conditions of the overall existing buildingStand Alone building with prominent branding/identity-New Grey Field is located on a prominent location adjacent to the church and Brock /Harvey intersectionPotential for a large Civic space (plaza) with immediate and abundance of parking spaceNo limits in achieveing Carbon Neutral goals to meet the Town's & National mandatesNo limits in providing natural lighting even to the core of the building the building is located at the least visible location from main streetspotential for future growth on the site and future expansion/co-location of other facilities with admin buildingThe proper ceiling height is achievableThe proper ceiling height is achievableNo Demolition required. No after hour and slow construction due to working in an occupied building.Limitted opportunity for future growth (building and parking) on the site (direct adjacency to admin programs)SITE A_TOWN CENTRE MALL LEASEHOLD IMPROVEMENTS FINANCED BY TOWNPROS CONSModerate improvements on the building appearances with limitations on quality of space improvements leading to less appealing work environment performance.DATE: 2022.02.01In 30 years (Study's end of the term) the building will be 70 years old. The town will be performing of an old facility within this time frameOld building apearances with limitations on quality of space improvements leading to less appealing work environment and work performance.Inefficient due to the existing Building layout & barriersTown hall located on Broadway (Artery Access)Mall location inhibits creation of clear town branding (Lost or diminished identity)TOWN OF TILLSONBURG _ TOWN HALL SITE OPTIONS ANALYSIS _30 YEARS Inefficient due to the existing Building layout & barriersQUANTITATIVE ANALYSISQUALITATIVE ANALYSISEXPENDITURESfreeing up space on Lisgar ave (for other use and purpose/Future growth) after relocation of some staff from Lisgar to the new Admin building.Meets the standardsHard or impractical to achieve due to the existing conditions of the overall existing buildingHard or impractical to achieve due to the existing conditions of the overall existing buildingLimitted opportunity for future growth on 2nd floor (direct adjacency to admin programs)The Town will own The Mall building in 50 years (by 2072)Limitted Civic space (plaza) shared with the Mall with limitted parkingLess convinent (Long Walk) from Mall parking to the Town hall entryLess convinent (Long Walk) from Mall parking to the Town hall shipping and receiving. Lack of delivery space on Broadway street and access to shipping and receiving through plaza.Limitted ceiling heightWorking on an occupied building with potential needs to access to other tenant's space. Selective demolition and Complicated exiting and construction phasing. Leading to prolonged construction timiningPage 138 of 483
32 TOWN OF TILLSONBURG CONCEPT DESIGN & SITE OPTIONS ANALYSIS Appendix “B” Functional Program [Part of Tillsonburg Town Hall Space Needs Review report prepared by Fabrik Architect, Oct 21, 2019] Page 139 of 483
11 Tillsonburg Town Hall Space Needs Review
Summary of Spaces - Maximum Flexibility
Current Future
Office of the CAO/Council Chief Administrative Officer 1 0 Office 1 200 200 Private Office
Mayor 1 0 Office 1 200 200 Private Office
Councillor 6 0 Workspace 6 60 360 Individual Workstations
Executive Assistant (CAO/ Mayor)1 0 Workspace 1 60 60 Individual Workstation
Total 9 0 9 520 820
Economic Development Development Commissioner 1 0 Office 1 100 100 Shared Office
Economic Development & Marketing Coordinator 1 0 Workspace 1 30 30 Shared Workstation
Summer/Co-op (Share with CAO Office)0 1 Workspace 1 30 30 Shared Workstation
Total 2 1 3 160 160
Corporate Services/Clerk Clerk 1 0 Office 1 75 75 Shared Office
Deputy Clerk 1 0 Office 1 75 75 Shared Office
Records & Legislative Coordinator 1 0 Workspace 1 30 30 Shared Workstation
Communications Officer (Corporate Services)1 0 Workspace 1 60 60 Individual Workstation
Manager of Human Resources 1 0 Office 1 150 150 Private Office
Human Resources Generalist 1 0 Office 1 30 30 Shared Workstation
Health & Safety Officer 1 0 Workspace 1 30 30 Shared Workstation
Customer Service Reps / Billing Support Clerks 7 0 Workspace 7 60 420 Individual Workstations
Information Techonology 1 0 Workspace 1 30 30 Shared Workstation
PT CSR 0 1 Workspace 1 30 30 Shared Workstation
Summer Student 0 1 Workspace 1 30 30 Shared Workstation
Total 15 2 17 600 960
Building/ Planning / Bylaw Chief Building Official 1 0 Office 1 200 200 Private Office
Deputy Chief Building Official 1 0 Office 1 150 150 Private Office
Property Standards / Bylaw Officer 1 0 Office 1 150 150 Private Office
Municipal By-Law Officer 1 0 Office 1 150 150 Private Office
Development Technician 1 0 Workspace 1 60 60 Individual Workstation
County Planner 1 0 Office 1 150 150 Private Office
Building Inspectors 3 0 Workspace 4 30 120 Shared Workstation
Summer Students 0 2 Workspace 2 30 60 Individual Workstations
Total 9 2 12 920 1040
Finance Director of Finance/Treasurer 1 0 Office 1 100 100 Shared Office
Senior Financial Analyst/Deputy Treasurer 1 0 Office 1 150 150 Shared Office
Purchasing Coordinator 1 0 Workspace 1 60 60 Individual Workstation
Accounts Payable / Accounts Receivable 1 0 Workspace 1 60 60 Individual Workstation
Financial & Utility Analyst 1 0 Workspace 1 60 60 Individual Workstation
Financial Analyst (RCP)1 0 Workspace 1 60 60 Individual Workstation
Revenue Manager 1 0 Office 1 150 150 Private Office
Tax Clerk 1 0 Workspace 1 60 60 Individual Workstation
Total 8 0 8 700 700
Recreation, Culture & Parks Director of RCP 1 0 Office 1 75 75 Shared Office
Manager of Park & Facilities 1 0 Office 1 150 150 Private Office
RCP Administrative Assistant 1 0 Office 1 150 150 Private Office
Total 3 0 3 375 375
Operation Services Director of Operations 1 0 Office 1 75 75 Shared Office
Operations Administrator 1 0 Workspace 1 30 30 Shared Workstation
Manager of Engineering 1 0 Office 1 150 150 Private Office
Senior Operations Technologist 1 0 Workspace 1 60 60 Individual Workstation
GIS Technician 1 0 Workspace 1 60 60 Individual Workstation
Operations Technologist 1 0 Workspace 1 60 60 Individual Workstation
Design Technologist 1 0 Workspace 1 60 60 Individual Workstation
Civil Designer 1 0 Workspace 1 60 60 Individual Workstation
Asset Management Coordinator 1 0 Workspace 1 60 60 Individual Workstation
Transit Coordinator 1 0 Office 1 75 75 Shared Office
Summer/Co-op Students 1 0 Workspace 1 30 30 Shared Workstation
Total 11 0 11 720 720
Total Office Space 57 5 4775
Hydro THI - General Manager/CEO 1 0 Office 1 150 150 Private Office
Operations Regulatory Affairs Officer 1 0 Workspace 1 30 30 Shared Workstation
Development & Design Technologist 1 0 Workspace 1 60 60 Individual Workstation
Instrumentation Technologist 1 0 Workspace 1 60 60 Individual Workstation
Manager of Operations 1 0 Office 1 150 150 Private Office
Hydro Operations Coordinator 1 0 Workspace 1 60 60 Individual Workstation
Total 6 0 6 510 510
Total Office Space Including Hydro 63 5 5285
Common Spaces Entry Vestibule 80
Staff Vestibule 80
Reception 100
Main Lobby / Welcome Area / Display Area 400
Council Chamber 100 3000
Board Room - 1 12 280
Board Room - 2 6 150
Training Room 20 500
Break - Out Room - 1 80
Break - Out Room - 2 80
Lunch Room / Kitchen Staff 450
Mail Room 80
Copy Room 150
File Room 150
Library Room 120
Map Room 150
Plotter Room 150
Washrooms - Public 300
Washrooms - Staff 300
Universal Barrier Free Washroom 100
Waste Recycling Room 120
Loading Area 64
General Storage 600
Vault 300
IT/Server Room 225
Mechanical Room 225
Electrical Room 225
Sprinkler Room 225
Elevator 100
Elevator Equipment Room 100
Stair 1 250
Stair 2 250
Stair 3 375
Total Common Space 9759
Total Common Space + Office Space 14534
External Agencies Chamber of Commerce - 20 Oxford St. 800
BIA 400
Total External Agencies 1200
External Agencies + Common + Office Space 15734
Circulation & Walls - 30%4720
Total Project Area 20454
Future Growth - 10%2045
Total Project Area + Future Growth 22500
* These positions can be accomodated in phase
4 of the new operations facility at 20 Spruce St,
identified in Fabrik's Feasibiltiy Study for Public Works
DescriptionStaffDepartment Space Type Unit Area (SF)Number
Required Net Area (SF)Program
This section features space needs evaluations based on two sets of assumptions. This first chart is based on maximum space usage and programming flexibility and allows for a greater amount of private workspace. Please note we have included the original 2016 space needs chart in the appendix. The positions in blue below are a combination of new hires and existing positions that were not included in KNY Architects’s 2016 analysis, they represent a 21% or 12 employee increase in positions from the original report.
Page 140 of 483
12 Tillsonburg Town Hall Space Needs Review
Summary of Spaces - Maximum Flexibility
Current FutureOffice of the CAO/Council Chief Administrative Officer 1 0 Office 1 200 200 Private OfficeMayor10Office1200200Private OfficeCouncillor60Workspace660360Individual WorkstationsExecutive Assistant (CAO/ Mayor)1 0 Workspace 1 60 60 Individual WorkstationTotal909520820Economic Development Development Commissioner 1 0 Office 1 100 100 Shared OfficeEconomic Development & Marketing Coordinator 1 0 Workspace 1 30 30 Shared WorkstationSummer/Co-op (Share with CAO Office)0 1 Workspace 1 30 30 Shared WorkstationTotal213160160Corporate Services/Clerk Clerk 1 0 Office 1 75 75 Shared OfficeDeputy Clerk 1 0 Office 1 75 75 Shared OfficeRecords & Legislative Coordinator 1 0 Workspace 1 30 30 Shared WorkstationCommunications Officer (Corporate Services)1 0 Workspace 1 60 60 Individual WorkstationManager of Human Resources 1 0 Office 1 150 150 Private OfficeHuman Resources Generalist 1 0 Office 1 30 30 Shared WorkstationHealth & Safety Officer 1 0 Workspace 1 30 30 Shared WorkstationCustomer Service Reps / Billing Support Clerks 7 0 Workspace 7 60 420 Individual WorkstationsInformation Techonology 1 0 Workspace 1 30 30 Shared WorkstationPT CSR 0 1 Workspace 1 30 30 Shared WorkstationSummer Student 0 1 Workspace 1 30 30 Shared WorkstationTotal15217600960Building/ Planning / Bylaw Chief Building Official 1 0 Office 1 200 200 Private OfficeDeputy Chief Building Official 1 0 Office 1 150 150 Private OfficeProperty Standards / Bylaw Officer 1 0 Office 1 150 150 Private OfficeMunicipal By-Law Officer 1 0 Office 1 150 150 Private OfficeDevelopment Technician 1 0 Workspace 1 60 60 Individual WorkstationCounty Planner 1 0 Office 1 150 150 Private OfficeBuilding Inspectors 3 0 Workspace 4 30 120 Shared WorkstationSummer Students 0 2 Workspace 2 30 60 Individual WorkstationsTotal92129201040FinanceDirector of Finance/Treasurer 1 0 Office 1 100 100 Shared OfficeSenior Financial Analyst/Deputy Treasurer 1 0 Office 1 150 150 Shared OfficePurchasing Coordinator 1 0 Workspace 1 60 60 Individual WorkstationAccounts Payable / Accounts Receivable 1 0 Workspace 1 60 60 Individual WorkstationFinancial & Utility Analyst 1 0 Workspace 1 60 60 Individual WorkstationFinancial Analyst (RCP)1 0 Workspace 1 60 60 Individual WorkstationRevenue Manager 1 0 Office 1 150 150 Private OfficeTax Clerk 1 0 Workspace 1 60 60 Individual WorkstationTotal808700700Recreation, Culture & Parks Director of RCP 1 0 Office 1 75 75 Shared OfficeManager of Park & Facilities 1 0 Office 1 150 150 Private OfficeRCP Administrative Assistant 1 0 Office 1 150 150 Private OfficeTotal303375375Operation Services Director of Operations 1 0 Office 1 75 75 Shared OfficeOperations Administrator 1 0 Workspace 1 30 30 Shared WorkstationManager of Engineering 1 0 Office 1 150 150 Private OfficeSenior Operations Technologist 1 0 Workspace 1 60 60 Individual WorkstationGIS Technician 1 0 Workspace 1 60 60 Individual WorkstationOperations Technologist 1 0 Workspace 1 60 60 Individual WorkstationDesign Technologist 1 0 Workspace 1 60 60 Individual Workstation
Civil Designer 1 0 Workspace 1 60 60 Individual Workstation
Asset Management Coordinator 1 0 Workspace 1 60 60 Individual Workstation
Transit Coordinator 1 0 Office 1 75 75 Shared Office
Summer/Co-op Students 1 0 Workspace 1 30 30 Shared Workstation
Total 11 0 11 720 720
Total Office Space 57 5 4775
Hydro THI - General Manager/CEO 1 0 Office 1 150 150 Private Office
Operations Regulatory Affairs Officer 1 0 Workspace 1 30 30 Shared Workstation
Development & Design Technologist 1 0 Workspace 1 60 60 Individual Workstation
Instrumentation Technologist 1 0 Workspace 1 60 60 Individual Workstation
Manager of Operations 1 0 Office 1 150 150 Private Office
Hydro Operations Coordinator 1 0 Workspace 1 60 60 Individual Workstation
Total 6 0 6 510 510
Total Office Space Including Hydro 63 5 5285
Common Spaces Entry Vestibule 80
Staff Vestibule 80
Reception 100
Main Lobby / Welcome Area / Display Area 400
Council Chamber 100 3000
Board Room - 1 12 280
Board Room - 2 6 150
Training Room 20 500
Break - Out Room - 1 80
Break - Out Room - 2 80
Lunch Room / Kitchen Staff 450
Mail Room 80
Copy Room 150
File Room 150
Library Room 120
Map Room 150
Plotter Room 150
Washrooms - Public 300
Washrooms - Staff 300
Universal Barrier Free Washroom 100
Waste Recycling Room 120
Loading Area 64
General Storage 600
Vault 300
IT/Server Room 225
Mechanical Room 225
Electrical Room 225
Sprinkler Room 225
Elevator 100
Elevator Equipment Room 100
Stair 1 250
Stair 2 250
Stair 3 375
Total Common Space 9759
Total Common Space + Office Space 14534
External Agencies Chamber of Commerce - 20 Oxford St. 800
BIA 400
Total External Agencies 1200
External Agencies + Common + Office Space 15734
Circulation & Walls - 30%4720
Total Project Area 20454
Future Growth - 10%2045
Total Project Area + Future Growth 22500
* These positions can be accomodated in phase 4 of the new operations facility at 20 Spruce St,
identified in Fabrik's Feasibiltiy Study for Public
Works
DescriptionStaffDepartment Space Type Unit Area (SF)Number Required Net Area (SF)Program
Please note this maximum flexibility spatial strategy results in 12 private offices, 4 shared offices, 29 individual workstations and 6 shared workstations. Based on the Steering Committee’s survey up to 4 of these shared workstations would be well suited to hoteling stations. The remaining 2 workstations would be dedicated shared stations for the same 2 employees full time. The total required office space in this scenario results in an average 77 SF of workspace per employee. Further analysis of the space needs outlined above shows that the common and service spaces make up the majority of the area (67%) and the building and by-law department has the largest office space needs at 1040 SF. When compared against the 2016 study the greatest space savings can be seen in the office of the CAO/Council 672 SF or a 45% space savings. In addition to these workspace assumptions this evaluation includes provisions for external adjacencies such as the Chamber of Commerce and the BIA and includes more robust programming such as a training room and loading area as well as larger service rooms.
This model will allow for the largest number of in person employees in the future and ability to host various events and activities. As a result it requires a larger building area of 22,500 SF to accommodate all programming.
*Please note that with the provisional inclusion of hydro employees 23,010 SF of space would be required.
Page 141 of 483
13 Tillsonburg Town Hall Space Needs Review
Summary of Spaces - Optimized Floor Plate
Current Future
Office of the CAO/Council Chief Administrative Officer 1 0 Office 1 100 100 Shared Office
Mayor 1 0 Office 1 200 200 Private Office
Councillor 6 0 Workspace 6 30 180 Shared Workstations
Executive Assistant to CAO/ Mayor 1 0 Workspace 1 30 30 Shared Workstation
Total 9 0 9 360 510
Economic Development Development Commissioner 1 0 Office 1 100 100 Shared Office
Economic Development & Marketing Coordinator 1 0 Workspace 1 30 30 Shared workstation
Summer Student/Co-op (Share with CAO Office)0 1 Workspace 1 30 30 Shared workstation
Total 2 1 3 160 160
Corporate Services/Clerk Clerk 1 0 Office 1 75 75 Shared Office
Deputy Clerk 1 0 Office 1 75 75 Shared Office
Records & Legislative Coordinator 1 0 Workspace 1 30 30 Shared Workstation
Communications Officer (Corporate Services)1 0 Workspace 1 30 30 Shared Workstation
Manager of Human Resources 1 0 Office 1 75 75 Shared Office
Human Resources Generalist 1 0 Office 2 0 0 Work from Home
Health & Safety Officer 1 0 Workspace 1 0 0 Work From Home
Customer Service Reps / Billing Support Clerks 7 0 Workspace 7 30 210 Shared Workstations
Information Technology 1 0 Workspace 1 30 30 Shared Workstation
PT CSR 0 1 Workspace 1 30 30 Shared Workstation
Summer Student 0 1 Workspace 1 30 30 Shared Workstation
Total 15 2 18 405 585
Building/ Planning / Bylaw Chief Building Official 1 0 Office 1 200 200 Private Office
Deputy Chief Building Official 1 0 Office 1 150 150 Private Office
Property Standards / Bylaw Officer 1 0 Office 1 75 75 Shared Workstation
Municipal By-Law Officer 1 0 Office 1 75 75 Shared Workstation
Development Technician 1 0 Workspace 1 30 30 Shared Workstation
County Planner 1 0 Office 1 150 150 Private Office
Building Inspectors 3 0 Workspace 4 30 120 Shared Workstations
Summer Students 0 2 Workspace 1 30 30 Shared Workstation
Total 9 2 11 740 830
Finance Director of Finance/Treasurer 1 0 Office 1 100 100 Shared Office
Senior Financial Analyst/Deputy Treasurer 1 0 Office 1 75 75 Shared Office
Purchasing Coordinator 1 0 Workspace 1 30 30 Shared Workstation
Accounts Payable / Accounts Receivable 1 0 Workspace 1 30 30 Shared Workstation
Financial & Utility Analyst 1 0 Workspace 1 30 30 Shared Workstation
Financial Analyst (RCP)1 0 Workspace 2 30 60 Shared Workstation
Revenue Manager 1 0 Office 1 75 75 Shared Office
Tax Clerk 1 0 Workspace 1 30 30 Shared workstation
Total 8 0 9 400 430
Recreation, Culture & Parks Director of RCP 1 0 Office 1 100 100 Shared Office
Manager of Park & Facilities 1 0 Office 1 75 75 Shared Office
RCP Administrative Assistant 1 0 Office 1 75 75 Shared Office
Total 3 0 3 250 250
Operation Services Director of Operations 1 0 Office 1 100 100 Shared Office
Operations Administrator 1 0 Workspace 1 0 0 Work From Home
Manager of Engineering 1 0 Office 1 75 75 Shared Office
Senior Operations Technologist 1 0 Workspace 1 30 30 Shared Workstation
GIS Technologist 1 0 Workspace 1 30 30 Shared Workstation
Operations Technologist 1 0 Workspace 1 30 30 Shared Workstation
Design Technologist 1 0 Workspace 1 30 30 Shared Workstation
Civil Designer 1 0 Workspace 1 30 30 Shared Workstation
Asset Management Coordinator 1 0 Workspace 1 30 30 Shared Workstation
Transit Coordinator 1 0 Workspace 1 30 30 Shared Office
Summer/Co-op Students 1 0 Workspace 1 30 30 Shared Workstation
Total 11 0 11 415 415
Total Office Space 57 5 3180
Hydro THI - General Manager/CEO 1 0 Office 1 75 75 Shared Office
Operations Regulatory Affairs Officer 1 0 Workspace 1 30 30 Shared Workstation
Development and Deisgn Technologist 1 0 Workspace 1 30 30 Shared Workstation
Instrumentation Technologist 1 0 Workspace 1 30 30 Shared Workstation
Manager of Operations 1 0 Office 1 75 75 Shared Office
Hydro Operations Coordinator 1 0 Workspace 1 30 30 Shared Workstation
Total 6 0 6 270 270
Total Office Space Including Hydro 63 5 3450
Common Spaces Entry Vestibule 80
Staff Vestibule 80
Reception 100
Main Lobby / Welcome Area / Display Area 300
Council Chamber 50 1800
Board Room - 1 12 280
Board Room - 2 6 150
Break - Out Room - 1 80
Break - Out Room - 2 80
Lunch Room / Kitchen Staff 350
Mail Room 80
Copy Room 150
File Room 150
Library Room 120
Map Room 150
Plotter Room 150
Washrooms - Public 300
Washrooms - Staff 300
Universal Barrier Free Washroom 100
Waste Recycling Room 120
General Storage 550
Vault 200
IT/Server Room 200
Mechanical Room 200
Electrical Room 200
Sprinkler Room 200
Elevator 100
Elevator Equipment Room 100
Stair 1 250
Stair 2 250
Stair 3 325
Total Common Space 7495
Total Common Space + Office Space 10675
Circulation & Walls - 30%3203
Total Project Area 13878
Future Growth - 10%1388
Total Project Area + Future Growth 15265
* These positions can be accomodated in phase 4 of the new operations facility at 20 Spruce St, identified in Fabrik's Feasibiltiy Study for Public
Works
DescriptionStaffDepartment Space Type Unit Area (SF)Number Required Net Area (SF)Program
This second space needs analysis chart is based on optimized space usage and the assumption of full integration of a hybrid work from home model.
Page 142 of 483
14 Tillsonburg Town Hall Space Needs Review
Summary of Spaces - Optimized Floor Plate
Current FutureOffice of the CAO/Council Chief Administrative Officer 1 0 Office 1 100 100 Shared OfficeMayor10Office1200200Private OfficeCouncillor60Workspace630180Shared WorkstationsExecutive Assistant to CAO/ Mayor 1 0 Workspace 1 30 30 Shared WorkstationTotal909360510Economic Development Development Commissioner 1 0 Office 1 100 100 Shared OfficeEconomic Development & Marketing Coordinator 1 0 Workspace 1 30 30 Shared workstationSummer Student/Co-op (Share with CAO Office)0 1 Workspace 1 30 30 Shared workstationTotal213160160Corporate Services/Clerk Clerk 1 0 Office 1 75 75 Shared OfficeDeputy Clerk 1 0 Office 1 75 75 Shared OfficeRecords & Legislative Coordinator 1 0 Workspace 1 30 30 Shared WorkstationCommunications Officer (Corporate Services)1 0 Workspace 1 30 30 Shared WorkstationManager of Human Resources 1 0 Office 1 75 75 Shared OfficeHuman Resources Generalist 1 0 Office 2 0 0 Work from HomeHealth & Safety Officer 1 0 Workspace 1 0 0 Work From HomeCustomer Service Reps / Billing Support Clerks 7 0 Workspace 7 30 210 Shared WorkstationsInformation Technology 1 0 Workspace 1 30 30 Shared WorkstationPT CSR 0 1 Workspace 1 30 30 Shared WorkstationSummer Student 0 1 Workspace 1 30 30 Shared WorkstationTotal15218405585Building/ Planning / Bylaw Chief Building Official 1 0 Office 1 200 200 Private OfficeDeputy Chief Building Official 1 0 Office 1 150 150 Private OfficeProperty Standards / Bylaw Officer 1 0 Office 1 75 75 Shared WorkstationMunicipal By-Law Officer 1 0 Office 1 75 75 Shared WorkstationDevelopment Technician 1 0 Workspace 1 30 30 Shared WorkstationCounty Planner 1 0 Office 1 150 150 Private OfficeBuilding Inspectors 3 0 Workspace 4 30 120 Shared WorkstationsSummer Students 0 2 Workspace 1 30 30 Shared WorkstationTotal9211740830FinanceDirector of Finance/Treasurer 1 0 Office 1 100 100 Shared OfficeSenior Financial Analyst/Deputy Treasurer 1 0 Office 1 75 75 Shared OfficePurchasing Coordinator 1 0 Workspace 1 30 30 Shared WorkstationAccounts Payable / Accounts Receivable 1 0 Workspace 1 30 30 Shared WorkstationFinancial & Utility Analyst 1 0 Workspace 1 30 30 Shared WorkstationFinancial Analyst (RCP)1 0 Workspace 2 30 60 Shared WorkstationRevenue Manager 1 0 Office 1 75 75 Shared OfficeTax Clerk 1 0 Workspace 1 30 30 Shared workstationTotal809400430Recreation, Culture & Parks Director of RCP 1 0 Office 1 100 100 Shared OfficeManager of Park & Facilities 1 0 Office 1 75 75 Shared OfficeRCP Administrative Assistant 1 0 Office 1 75 75 Shared OfficeTotal303250250Operation Services Director of Operations 1 0 Office 1 100 100 Shared OfficeOperations Administrator 1 0 Workspace 1 0 0 Work From HomeManager of Engineering 1 0 Office 1 75 75 Shared OfficeSenior Operations Technologist 1 0 Workspace 1 30 30 Shared WorkstationGIS Technologist 1 0 Workspace 1 30 30 Shared WorkstationOperations Technologist 1 0 Workspace 1 30 30 Shared WorkstationDesign Technologist 1 0 Workspace 1 30 30 Shared Workstation
Civil Designer 1 0 Workspace 1 30 30 Shared Workstation
Asset Management Coordinator 1 0 Workspace 1 30 30 Shared Workstation
Transit Coordinator 1 0 Workspace 1 30 30 Shared Office
Summer/Co-op Students 1 0 Workspace 1 30 30 Shared Workstation
Total 11 0 11 415 415
Total Office Space 57 5 3180
Hydro THI - General Manager/CEO 1 0 Office 1 75 75 Shared Office
Operations Regulatory Affairs Officer 1 0 Workspace 1 30 30 Shared Workstation
Development and Deisgn Technologist 1 0 Workspace 1 30 30 Shared Workstation
Instrumentation Technologist 1 0 Workspace 1 30 30 Shared Workstation
Manager of Operations 1 0 Office 1 75 75 Shared Office
Hydro Operations Coordinator 1 0 Workspace 1 30 30 Shared Workstation
Total 6 0 6 270 270
Total Office Space Including Hydro 63 5 3450
Common Spaces Entry Vestibule 80
Staff Vestibule 80
Reception 100
Main Lobby / Welcome Area / Display Area 300
Council Chamber 50 1800
Board Room - 1 12 280
Board Room - 2 6 150
Break - Out Room - 1 80
Break - Out Room - 2 80
Lunch Room / Kitchen Staff 350
Mail Room 80
Copy Room 150
File Room 150
Library Room 120
Map Room 150
Plotter Room 150
Washrooms - Public 300
Washrooms - Staff 300
Universal Barrier Free Washroom 100
Waste Recycling Room 120
General Storage 550
Vault 200
IT/Server Room 200
Mechanical Room 200
Electrical Room 200
Sprinkler Room 200
Elevator 100
Elevator Equipment Room 100
Stair 1 250
Stair 2 250
Stair 3 325
Total Common Space 7495
Total Common Space + Office Space 10675
Circulation & Walls - 30%3203
Total Project Area 13878
Future Growth - 10%1388
Total Project Area + Future Growth 15265
* These positions can be accomodated in phase 4 of the new operations facility at 20 Spruce St, identified in Fabrik's Feasibiltiy Study for Public
Works
DescriptionStaffDepartment Space Type Unit Area (SF)Number Required Net Area (SF)Program
Please note this optimized floor plate spatial strategy results in 4 private offices, 7 shared offices, 23 shared workstations and 3 full time work from home employees. Based on the Steering Committee’s survey up to 18 of these shared workstations would be well suited to hoteling stations that could be booked by employees and 2 would be suitable for hotdesks that can be used by any employee at any time. The remaining 3 workstations would be dedicated shared stations for the same 6 employees full time. The total required office space in this scenario results in an average of 51 SF of workspace per employee.
When the above space needs spreadsheet is compared against the original 2016 study the space savings of the hybrid work from home model and proposed workspace sharing is evident. Specifically, these space savings are most substantial in the CAO/Council, Finance and Parks & Recreation departments with a potential for 66%, 59% and 40% space needs reduction in each department respectively when comparing the reduction in required area between the spreadsheets. Furthermore the 3,014 SF reduction in common and service spaces required from 2016 reflects a 29% savings in total area.
In addition to these workspace assumptions this evaluation removes provisions for external adjacencies such as the Chamber of Commerce and the BIA and minimizes programming such as training rooms, loading areas as and service rooms.
This model will allow for the greatest space and cost savings at 15,265 SF in required building area at the potential expense of flexible programming and with the inherent requirement for a permanent hybrid work from home policy.
*Please note that with the provisional inclusion of hydro employees 15,535 SF of space would be required.
Page 143 of 483
Page 1 of 3
Subject: IT Study
Report Number: CS 22-07
Department: Corporate Services Department
Submitted by: Director of Corporate Services
Meeting Type: Council Meeting
Meeting Date: Monday, February 28, 2022
RECOMMENDATION
That the overview and recommendations contained in the IT Study be received for
information.
BACKGROUND
The Town received monies for an IT Study and related Town Hall Study from the Ministry
of Municipal Affairs and Housing. +VG partnered with Spechtech to conduct this review.
DISCUSSION
In conjunction with the Town Hall Study, it was important to identify the current IT
infrastructure and to ensure a plan forward in the event of any administrative operations
moving (ie customer service moving to Corporate or entire administration to a standalone
building). That information has been gathered and processed as part of the Town Hall
Study project.
In order to reduce new Town Hall Space (in any of the proposed options), it was
suggested that the Town leverage current technology to improve remote collaboration,
conduct virtual meetings, and host virtual Town Hall services. The consultants are
recommending that we transition away from Zoom for internal meetings and consider
purchasing Microsoft Teams (Microsoft 365). Teams is a one stop place to chat, meet,
call, and collaborate on files and projects. It is also recommended that we look at creating
meeting rooms capable of hosting or joining web conferences witch can be fitted with all-
in-one kits that come pre-programmed with Microsoft Teams. A small 4 to 10-person
room could be fitted out for roughly $15 to 20K.
Page 144 of 483
CS 22-07
Page 2 of 3
In addition to the primary scope of the project as it relates to the Town Hall, the Town also
asked for a review of the current system in hopes of obtaining efficiencies with our
software applications, hardware and current network configurations.
From a service standpoint, frontline support from the county is excellent and the back end
support is doing a great job of keeping the servers and services up to date.
From an IT Security, Privacy and Compliance Standard perspective, the consultant
recommends that standards regarding information and technology be established
immediately, and before any subsequent recommendations are implemented. These
standards should provide a framework and guidelines on how information and technology
is to be used and stored by the Town. The consultants provided a price of $20,000 to do
this work and it is hoped that through on-ongoing discussions between the County and
the Town that we can work together to develop such standards. Our current software,
hardware and mobile devices were also reviewed with the
recommendations/observations made as follows:
Software
The current tax system (Great Plains) needs to be reviewed and updated
(underway)
Fleet GPS tracking products such as On-Track and Locate should be reviewed
and consideration should be given to move towards MESHTracks
Laserfiche is a great tool for content capture, document and records management
that can automate processes and integrate other applications but consideration
should be given to rolling this software out to other departments and team
members to help support workflows.
Recommend moving from Microsoft Office 2010 to Microsoft 365 under an E3 or
E5 licence.
Computer Hardware
Moving from a 4-year lifecycle to 5 years;
Office or mobile users should have the following – laptop with i5 or greater CPU,
250GB HDD, 8 GB or RAM, a docking station for the office and dual monitors on
articulating arm mounts for the office and home.
Shared systems not be moves or BAS/Hydro system: desktop with i5 or greater
CPU, 250 GB HDD, 8GB of RAM;
For Corporate cellphone lifecycle, it is recommended that this should be 3 to 5
years with staff to be able to use their preferred phone (Android, Apple or BYOD).
Page 145 of 483
CS 22-07
Page 3 of 3
Mobile Device Management & Mobile Application Management
Recommend that Intune, a mobile devise manager (MDM) and mobile application
manager (MAM) be purchased to better track and manage mobile devices.
CONSULTATION
Team members were asked to meet with the consultants to provide their feedback on
software, hardware and mobile devices.
FINANCIAL IMPACT/FUNDING SOURCE
There have been no monies budgeted for any recommendations in 2022. A plan will be
created in 2022 and monies budgeted in 2023.
CORPORATE GOALS
How does this report support the corporate goals identified in the Community Strategic
Plan?
☐ Lifestyle and amenities
☒ Customer service, communication and engagement
☐ Business attraction, retention and expansion
☐ Community growth
☐ Connectivity and transportation
☐ Not Applicable
Does this report relate to a specific strategic direction or project identified in the
Community Strategic Plan? Please indicate section number and/or any priority projects
identified in the plan.
Goal – The Town of Tillsonburg will strive for excellence and accountability in
government, providing effective and efficient services, information, and opportunities to
shape municipal initiatives.
Strategic Directions – Explore opportunities for efficiencies and ensure that our team
members have the right tools for the job they do.
Ongoing Projects – Not applicable.
ATTACHMENTS
None
Page 146 of 483
Page 1 of 5
Subject: Offer to Purchase – Lots 5 and 6, Van Norman Innovation Park
Report Number: EDM 22-03
Department: Economic Development Department
Submitted by: Cephas Panschow
Meeting Type: Council Meeting
Meeting Date: Monday, February 28, 2022
RECOMMENDATION
THAT Council receives Report EDM 22-05 Offer to Purchase – Lots 5 and 6, Van
Norman Innovation Park;
AND THAT a by-law be brought forward to authorize the Mayor and Clerk to enter into
an agreement of purchase and sale with from Prince Estates Inc. for the property
described as Lots 5 and 6 in the Van Norman Innovation Park
BACKGROUND
The purpose of this report is to seek direction to move forward with an offer to purchase
from Prince Estates Inc for approximately 4.86 Acres of land in the Van Norman
Innovation Park. Prince Estates Inc is a real estate holding company wholly owned by
the same principal shareholders that own Tillsonburg Tube Inc, who will be the sole
occupant of the proposed building.
Tillsonburg Tube was established in 2003 and are a contract manufacturer of healthcare
furniture, greenhouse structures, and structural building components. They started
operations with 2 employees and now have 14 employees. Over the last three years
they have seen strong growth across all their product lines and have outgrown their
current 11,000 square foot manufacturing facility at 47 Clearview Drive in Tillsonburg.
The company owners are investing in new technology and equipment and have ordered
Laser CNC Cutting machines and Advanced Robotic Welding machines. They are
Page 147 of 483
EDM 22-05
Page 2 of 5
proposing the construction of a 45,000 square foot building on the property while
maintaining their current employment of 14 people, but with growth to 35 employees by
2026. The new facility will enable them to consolidate their existing production facility
and an additional 18,000 square feet of space that they lease.
DISCUSSION
The following map shows the parcel of land being considered in this report.
Subject Property – 4.86 Acres
The details of their offer to purchase are:
Initial Offer Comments on the Offer
Terms
Price $243,000 None
Acreage 4.86 acres If this sale proceeds, there
will be 1 parcel of land
available in the VIP
Price/Acre $50,000/Acre See below
Page 148 of 483
EDM 22-05
Page 3 of 5
Irrevocable Date March 4, 2022 No concerns
Conditional “As-
is” Date
April 1, 2022 No concerns
Completion Date April 15, 2022 No concerns
Proposed Uses 45,000 square foot
manufacturing facility
Approximately 21% lot
coverage
Purchaser
Conditions
Buyer being satisfied as to the
feasibility of the site and
financial feasibility of the project
The sale of the buyer’s current
location at 47 Clearview Dr
No concerns with these
conditions. The offer is only
conditional until April 1,
2022.
Timelines for
Development
Standard time period of 1 year
to start construction and an
additional year to complete
construction
Meets the Town’s
requirements
Based on the offer from Prince Estates supporting an expansion of a company in the
Advanced Manufacturing sector and the offer meeting the Town’s requirements, the
Development Commissioner is recommending that Council move forward with this offer
to purchase.
CONSULTATION
The Van Norman Innovation Park has been well advertised including on the Town’s
website, an on-site sign that has been present since 2009 and many different marketing
opportunities and advertisements.
The Van Norman Innovation Park achieved Substantial Completion of the servicing on
September 9, 2021, which means that the required municipal infrastructure and utilities
necessary to support this sale are in place. Notice of this pending transaction was
provided to the Town’s Operations and Development Department and CJDL Consulting
Engineers.
Page 149 of 483
EDM 22-05
Page 4 of 5
FINANCIAL IMPACT/FUNDING SOURCE
The offer to purchase has been submitted at the Town’s asking price of $50,000 per Acre
for a total price of $243,000. The land sale revenue from this transaction will be used to
pay the Town’s legal, closing and real estate costs with the net amount being contributed
to the Economic Development Reserve. If the legal and closing costs total $10,000, the
net reserve contribution would be $233,000. The funds in the Economic Development
Reserve will be used to offset all expenditures related to the development of the Van
Norman Innovation Park including servicing costs required to enable the development to
proceed.
Based on BMA 2021 data of $1.03 per square foot in tax revenue for a standard industrial
building, the tax revenue for the proposed 45,000 square foot building is estimated at
$46,350. It is important to note that, due to the significant increases in assessed values
being experienced across the Province, a new industrial building could have a
significantly higher assessed value (although the assessed value would still have to be in
line with the existing industrial assessments in the area). Hence, the potential tax revenue
might be higher.
CORPORATE GOALS
How does this report support the corporate goals identified in the Community Strategic
Plan?
☐ Lifestyle and amenities
☐ Customer service, communication and engagement
☒ Business attraction, retention and expansion
☐ Community growth
☐ Connectivity and transportation
☐ Not Applicable
Does this report relate to a specific strategic direction or project identified in the
Community Strategic Plan? Please indicate section number and/or any priority projects
identified in the plan.
Goal – Through community and regional partnerships, Tillsonburg will attract and
retain a diverse range of businesses, creating employment opportunities for
residents and a balanced tax base.
Strategic Direction – Ensure adequate supply of “shovel ready” land for
business attraction and expansion.
Priority Project – Ongoing Projects - Marketing and build out of Van Norman
Innovation Park
Page 150 of 483
EDM 22-05
Page 5 of 5
ATTACHMENTS
Appendix A – Offer to Purchase – Prince Estates Inc.
Page 151 of 483
AGREEMENT OF PURCHASE AND SALE (the “Agreement” or “APS”)
BETWEEN
THE CORPORATION OF THE TOWN OF TILLSONBURG
(the “Vendor”)
-and-
Prince Estates Inc.
(the “Purchaser”)
WHEREAS the Vendor is the owner,in fee simple,of the lands and premises described in Schedule
“A” (the “Property”);
NOW THEREFORE IN CONSIDERATION of the mutual covenants and premises in this Agreement,
the parties agree as follows:
SECTION I - GENERAL
1.The Purchaser agrees to purchase the Property and the Vendor agrees to sell the Property
according to the terms of this Agreement.
2.In consideration of the agreement referred to in the preceding paragraph,the Purchaser shall
pay to the Vendor a Price of Two-Hundred and Forty-Three Thousand Dollars ($243,000.00).
The estimated area of the Property is 4.86 acres.
3.The Purchase Price shall be paid as follows:
(a)Twenty Five Thousand Dollars ($25,000.00)deposit is payable by the Purchaser by
certified cheque upon Acceptance of this Agreement,to be held on an interest free
basis by the Vendor as a deposit pending completion of this transaction on account of
the Purchase Price on completion,or if this Agreement is not completed through no
fault of the Purchaser, the deposit shall be returned to the Purchaser; and
(b)the balance of the Purchase Price,subject to adjustments,shall be paid to the Vendor
on the Completion Date, by certified cheque or bank draft.
SECTION II - PURCHASE OF PROPERTY
4.Irrevocable Date
(a)The parties agree and acknowledge that negotiation of this APS is not a valid and
binding agreement until accepted by the Council of The Corporation of the Town of
Tillsonburg.The Chief Administrative Officer of the Town of Tillsonburg,or his or her
designate,shall negotiate the terms of this APS in good faith.However,the
negotiation of the terms of this APS by the Chief Administrative Officer of the Town of
Tillsonburg,or his or her designate,in no ways binds The Corporation of the Town of
Tillsonburg until such time as this APS is authorized and approved by the Council of
The Corporation of the Town of Tillsonburg.
(b)Acceptance shall mean the date upon which the Mayor and Clerk of the Town of
Tillsonburg,or such other persons as the Vendor may authorize from time to time,
sign and execute this APS subsequent to the requirement that the Council of The
Corporation of the Town of Tillsonburg has passed a resolution or by-law authorizing
and approving the sale of the Property to the Purchaser pursuant to the terms of this
APS.
(c)This APS shall be irrevocable and open for acceptance by the Vendor until 6:00 p.m.
on the 28th day of,2022 (“Acceptance”),and when accepted shall constitute a
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binding contract of purchase and sale,otherwise the APS shall be null and void and
all deposit monies paid shall be returned to the Purchaser deduction without.
5.Council Approval
(a)This transaction is subject to compliance with Section 270 of the Municipal Act,2001,
S.O.2001,c.25 as amended and the approval of the Council of The Corporation of
the Town of Tillsonburg in its sole and absolute discretion by resolution or by-law.
6.Deed/Transfer
(a)The Vendor agrees to deed or transfer the Property to the Purchaser subject to the
terms of this Agreement.
7.Completion Date
(a)The closing of this transaction shall take place by April 15th,2022,or such other
date as mutually agreed upon (the “Completion Date”)at which time possession of
the Property in "as is,where is"condition shall be given to the Purchaser other than
as provided in this APS.The Vendor acknowledges that it has the right and authority
to sell the Property.
8.Documents, Reports and Information
(a)The Vendor will produce and deliver to the Purchaser within twenty-eight (28)days of
Acceptance of the APS any documents,reports or information in its possession in
respect to the Property.The Purchaser agrees to return all of the above
documentation to the Vendor if this transaction is not completed.
SECTION III - CONDITIONS, REPRESENTATIONS AND WARRANTIES
9.Provision of Company Information and Development Plans
(a)The Purchaser agrees to provide the following information about their company and
development plans for the property in the form of a Letter of Intent,on corporate
letterhead,for review by the Vendor as part of their consideration in terms of entering
into an agreement with the Purchaser.Should the Purchaser’s plans change in any
manner that is material,the Purchaser shall provide an update to the Vendor,in
writing,thirty (30)days prior to the scheduled closing date,or,if after the closing date,
at least thirty (30) days prior to the one year anniversary of the closing date:
(i)Purchasing company description and relationship to the operating company (if
different);
(ii)Articles of Incorporation detailing shareholders;
(iii)Description of the products and services provided by the operating company;
(iv)Information on proposed development plan and timing;
(v)Initial building sizes and potential future expansions; and,
(vi)Estimated initial and potential future employment.
10.Property Not for Resale
(a)The Purchaser covenants that it is purchasing the Property for the construction of a
building and not for the purpose of resale of vacant land.
11.Development Covenants and Restrictions
(a)The Property shall be subject to the development covenants and restrictions more
particularly set out in Schedule “D”attached to this APS,which shall survive the
completion of this transaction and run with the Property.The development covenants
and restrictions shall be registered on title by the Vendor.In the event that the said
covenants and restrictions are not registered on title to the Property on or before
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closing,the Purchaser covenants and agrees to consent to the registration of the
covenants and restrictions after closing.
12.Investigation by the Purchaser
(a)The Purchaser acknowledges having inspected the Property prior to executing the
APS and understands that upon Acceptance by the Vendor,and subject to any
conditions herein,there shall be a binding agreement of purchase and sale between
the Purchaser and the Vendor.It shall be the Purchaser's responsibility to provide,at
its own expense,any soil bearing capacity tests or environmental inspection,as may
be required or desired,and the Vendor shall grant the Purchaser access for such
testing or inspection at all reasonable times,on reasonable notice,for the purpose of
conducting reasonable inspections.
13.Future Use
(a)The Vendor and the Purchaser agree that there is no condition,express or implied,
representation or warranty of any kind that the future intended use of the Property by
the Purchaser is or will be lawful except as may be specifically stipulated elsewhere in
this Agreement.
14.Reasonable Assistance
(a)The Vendor agrees to provide reasonable assistance and co-operation to the
Purchaser in obtaining the necessary approvals for the development of the Property
subject to the Purchaser’s compliance with all relevant building codes,by-laws,land
use controls,any other statutory requirements and payment of the fees provided for in
the Town of Tillsonburg’s current fees by-law.
15.“As Is” Condition
(a)The Purchaser acknowledges that it is acquiring the Property in an “as is”condition
and that it must satisfy itself by April 1st 2022 regarding the condition of the
Property including,but not limited to,all existing physical conditions of this Property,
environmental conditions,fitness for any purpose,suitability for construction,soil
bearing capacity for any building proposed,and the availability of municipal services
and utilities necessary for the Purchaser’s proposed use of the Property.The
Purchaser acknowledges that the Vendor shall not be responsible for any physical
deficiencies of the Property or for any past,present or future environmental liabilities
and hereby waives any claims against the Vendor in respect of any environmental
liabilities on the Property.The Purchaser agrees to sign a release and indemnity in
favour of the Vendor on or before closing with respect to matters set out in the
preceding sentence.If the Purchaser is for any reason whatsoever dissatisfied with
the Property,it shall deliver written notice to that effect to the Vendor by no later than
the time specified herein,and this Agreement shall be terminated and the deposit
shall be returned to the Purchaser without interest or deduction.If the Vendor is
notified that the condition of the Property is not satisfactory,then the Purchaser shall,
prior to receiving its deposit monies back and prior to being entitled to a full release
from the Vendor with respect to this Agreement,restore the Property to its original
condition as it existed prior to such testing or inspection by the Purchaser,at the
Purchaser’s sole expense.If the Purchaser fails to deliver written notice to the
Vendor within the time specified herein regarding this condition,this condition shall be
deemed to have been waived by the Purchaser.
SECTION IV - PRIOR TO COMPLETION DATE
16.Purchaser May Inspect the Property
(a)The Purchaser,its agents and contractors shall be permitted to inspect the Property
and any buildings as frequently as is reasonably necessary between the date of
Acceptance and the Completion Date at reasonable times and upon reasonable
notice to the Vendor.
17.Insurance
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(a)Pending closing,the Vendor shall hold all insurance policies and the proceeds thereof
in trust for the parties as their interest may appear and in the event of damage to the
Property.The Purchaser may elect to either receive the proceeds of the insurance
and complete the purchase or to cancel the APS and have all the deposit monies paid
to the Vendor returned together with all interest earned thereon without deduction.
SECTION V - COMPLETING THE TRANSACTION
18.Examination of Title
(a)Title to the Property shall be good and marketable and free from all encumbrances
except for any service easements or rights-of-way to be reserved in favour of the
Vendor and for any easements or rights-of-way registered on title and any minor
encroachments shown on the survey or Reference Plan delivered to the Purchaser.
Any required easement shall be in the form set out in Schedule “C”.
(b)The Purchaser is allowed until one week prior to closing to examine the title to the
Property.If on or before this date the Purchaser furnishes the Vendor in writing with
any valid objections:to the title;to any undisclosed outstanding work orders;to
undisclosed non-compliance with the municipal by-laws or covenants and restrictions
which run with the land and cannot be resolved before the Completion Date;as to any
objection of which the Vendor shall be unable to remedy or correct by the Completion
Date and which the Purchaser will not waive,then this APS shall,notwithstanding any
intermediate acts or negotiations,be terminated and the deposit shall be returned to
the Purchaser without deduction and the Vendor and the Purchaser shall not be liable
for any costs, damages, compensation or expenses.
19.Survey or Reference Plan
(a)The parties acknowledge that a survey may be required and a Reference Plan may
be registered on title and may be used to provide a registrable description of the
Property and any easements.
20.Vendor to Discharge all Encumbrances
(a)The Vendor agrees to obtain and register at its own expense,on or before the
Completion Date,a discharge of all liens,encumbrances,agreements and mortgages
now registered against the Property and not assumed by the Purchaser.The Vendor
further covenants and agrees to discharge,on or before the Completion Date,any
and all liens,chattel mortgages,assignments or any other security interest given by
the Vendor against its personal Property.
21.Harmonized Sales Tax
(a)The parties hereto acknowledge and agree that the transaction contemplated herein
is subject to the Harmonized Sales Tax (HST)under the Excise Tax Act,R.S.C.,
1985,c.E-15 (the “Act”)and that the Purchase Price does not include HST.The
Vendor shall provide the Purchaser with its HST Business Number.The Purchaser
shall pay to the Vendor any HST imposed under the Act payable in connection with
the transfer of the Property to the Purchaser,or as it may direct,unless the Purchaser
or its nominee, or its assignee, provides:
(i)a certificate on or before the Completion Date containing a representation and
warranty to the Vendor that:
(1)it is registered for the purpose of the HST on the Completion Date and
specifying the HST registration number;
(2)it will self-assess the HST on its GST/HST return or file the prescribed
form pursuant to subsection 228(4)of the Act in connection with the
purchase of the Property;
(3)the Property transferred pursuant to this APS is being purchased by
the Purchaser,or its nominee or assignee,as principal for its own
account and is not being purchased by the Purchaser as agent,trustee
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or otherwise on behalf of or for another person,and does not
constitute a supply of residential complex made to an individual for the
purpose of paragraph 221 (2)(b) of the Act;
(4)an indemnity,indemnifying and saving harmless the Vendor from any
HST payable on this transaction and penalty and interest relating to
HST; and
(5)a notarial true copy of its HST registration confirmation.
22.Adjustments
(a)The Vendor agrees that all deposits,if any,held by the Vendor not including interest
thereon shall be credited to the Purchaser in the Statement of Adjustments prepared
for the Completion Date.
(b)Any rents,mortgage,interest,taxes,local improvements,water and assessment
rates shall be apportioned and allowed to the Completion Date,the day itself to be
apportioned to the Purchaser.
23.Deliveries by the Vendor To The Purchaser on Closing
(a)The Vendor covenants and agrees to deliver to the Purchaser on the Completion
Date,all such deliveries to be a condition of the Purchaser’s obligation to close this
transaction, the following:
(i)a deed/transfer of the Property;
(ii)any survey or reference plan of the Property in the possession of the Vendor;
(iii)a Statutory Declaration by an authorized officer of the Vendor stating that
accurateness and truthfulness of all of the representations and warranties;
(iv)a Statutory Declaration by an authorized officer of the Vendor as to
possession of the Property in a form acceptable to the solicitors for the
Purchaser;
(v)a Statutory Declaration by an authorized officer of the Vendor that it is not
now,and upon completion will not be,a “non-resident person”within the
meaning and for the purpose of Section 116 of the Income Tax Act,R.S.C.,
1985, c. 1 (5th Supp.) as amended;
(vi)certified copies of all appropriate certificates,by-laws and other documents of
Vendor authorizing the transaction herein; and
(vii)such further documentation and assurances as the Purchaser may reasonably
require to complete the transaction contemplated by the APS.
24.Deed/Transfer
(a)The Deed or Transfer of the Property will be prepared at the expense of the Vendor in
a form acceptable to the solicitors for the Purchaser and the Purchaser will pay all
Land Transfer Tax,Harmonized Sales Tax and other costs in connection with the
registration of it.
25.Electronic Registration
(a)The parties agree that the transaction shall be completed by electronic registration
pursuant to Part III of the Land Registration Reform Act,R.S.O.1990,c.L.4 as
amended.The parties acknowledge and agree that the delivery and release of
documents may,at the discretion of the lawyer:a)not occur contemporaneously with
the registration of the transfer/deed and other registrable documentation,and b)be
subject to conditions whereby the lawyer receiving documents and/or money will be
required to hold them in trust and not release them except in accordance with the
terms of a written agreement between the lawyers entered into in the form of the
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Document Registration Agreement adopted by the Joint LSUC-OBOA Committee on
Elective Registration of Title Documents.
SECTION VI - MISCELLANEOUS
26.Entire Agreement
(a)There is no representation,warranty,collateral agreement or condition affecting this
Agreement of the Property other than expressed herein.
27.Acceptance by Fax or Email
(a)The Purchaser and Vendor acknowledge and agree that the communication of this
Agreement of Purchase and Sale may be transmitted by way of facsimile or electronic
mail,and that they agree to accept such signatures and documents to be legal and
binding upon them.
28.Counterparts
(a)This Agreement may be signed in any number of counterparts,each of which is
considered to be an original,and all of which are considered to be the same
documents.
29.Tender
(a)Any tender of documents or moneys hereunder may be made upon the solicitor
acting for the party upon whom tender is desired,and it shall be sufficient that a
negotiable, certified cheque or bank draft may be tendered instead of cash.
30.Time of Essence
(a)Time shall be of the essence of this Agreement.
31.Planning Act
(a)This Agreement shall be effective only if the provisions of Section 50 of the Planning
Act, R.S.O. 1990, c.P.13, as amended are complied with.
32.Notices
(a)All notices in this Agreement shall be in writing and shall be deemed to have been
given if delivered by hand or mailed by ordinary mail,postage prepaid,addressed to
the solicitor (Should this be changed to the Town only in order to reflect current
practice,which seems to be working?)for the person to whom such notice is intended
to be given at the following addressed:
Solicitors for the Vendor:
Duncan, Linton LLP
ATTENTION: Adrian Rosu
45 Erb Street West
Waterloo, ON N2J 4B5
Fax: (519) 886-8651
with a copy delivered to:
The Corporation of the Town of Tillsonburg
ATTENTION: Development Commissioner
204-200 Broadway
Tillsonburg, ON N4G 5A7
Fax: 519-842-9431
Solicitors for the Purchaser:
Jenkins And Gilvesy
ATTENTION: Lisa Gilvesy
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107 Broadway Street Tillsonburg ON
Phone: (519) 842-9017
If mailed,such notices must also be given by facsimile transmission on the date it
was so mailed.If so given,such notices shall be deemed to have been received on
the first business day following the date it was delivered or marked mailed out.
33.Schedules
(a)The following Schedules shall form an integral part of this Agreement:
(i)Schedule “A” Description of the Property;
(ii)Schedule “B” Purchaser Conditions;
(iii)Schedule “C” Easement; and,
(iv)Schedule “D” Development Covenants.
34.Successors and Assigns
(a)The Purchaser shall be permitted to assign all of its right,title and interest in and to
this APS with the Vendor’s written approval,which shall not be unreasonably
withheld,including assignment to another corporation with the same shareholders as
the Purchaser.Subject to the restrictions in the preceding sentence,the Vendor
agrees to engross the Transfer/Deed of Land as directed by the Purchase on the
completion Date as the Purchaser may elect,and the Vendor agrees to complete the
transaction contemplated by this APS on the Completion Date with such assignee or
nominee.The Purchaser is released from all liability hereunder,if it assigns its
interest in this APS.This Agreement shall be binding upon the parties hereto and
their respective successors and assigns.
35.Severability
(a)If any provision of this Agreement,or the application thereof to any circumstances,
shall be held to be invalid or unenforceable,then the remaining provisions of this
Agreement,or the application thereof to other circumstances,shall not be affected,
and shall be valid and enforceable.
IN WITNESS WHEREOF the Purchaser has executed this Agreement:
Dated at ___________________, Ontario this _______ day of ______________, 2022.
**
Per:
_________________________________
Name:
Title:
_________________________________
Name:
Title:
I/We have authority to bind the Corporation.
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Tillsonburg 16th
2/16/2022
February
Keith Prince
Page 158 of 483
The Vendor hereby accepts this Agreement according to its terms.
Dated at Tillsonburg, Ontario this _______ day of ______________, 2022.
IN WITNESS WHEREOF the Vendor has executed this Agreement:
The Corporation of the Town of
Tillsonburg
_________________________________
Stephen Molnar
Mayor
_________________________________
Michelle Smibert
Clerk
We have authority to bind The Corporation
of the Town of Tillsonburg.
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SCHEDULE “A” – LEGAL DESCRIPTION OF THE PROPERTY
ALL AND SINGULAR that certain parcel or tract of land and premises situated,lying and being in the
Town of Tillsonburg in the County of Oxford,as highlighted below and to be described by a new
reference plan:
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SCHEDULE “B” – PURCHASER CONDITIONS
1.The transaction of purchase and sale contemplated herein shall be subject to the fulfillment
of the following terms and conditions on or before April 1st 2022 ,which terms and conditions
are for the exclusive benefit of the Purchaser and may be waived in whole or in part by the
Purchaser.If the conditions are not fulfilled or waived then the deposit shall be returned and
Agreement arising from the offer shall be at an end and all parties released from their
obligations:
A)The Buyer examining suitability of the proposed project including but not limited to the
financial feasibility,including such items as costing for the proposed building site work or
other factors that will influence the Buyers ability to see the project to completion all i their
sole and absolute discretion.This condition is included for the benefit of the Buyer and may
be waived at their sole option anytime within the conditional time period.If notice is not given
to the Sellers representative within the conditional time period then this offer shall become
null and void and the deposit returned to the Buyer in full without deduction or penalty.
B)The sale of the Buyers present property/location.This condition is included for the benefit of
the Buyer and may be waived at their sole option anytime within the conditional time period.
If notice is not given to the Sellers representative within the conditional time period then this
offer shall become null and void and the deposit returned to the Buyer in full without
deduction or penalty.
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SCHEDULE “C” – EASEMENT
TERMS AND PROVISIONS OF THE EASEMENT:
l.The Owner hereby grants,conveys and confirms to The Corporation of the Town of
Tillsonburg (the “Town”),its successors and assigns,in perpetuity,the free,uninterrupted and
undisturbed right and easement to enter upon the lands herein described at any time for the
purposes of constructing,installing and maintaining all municipal services of any kind (including
water distribution pipes and sanitary and storm sewers)in,under,over and upon the said lands,and
with the further and continuing right to the Town,its successors and assigns,and its servants,
agents and workers to enter upon the lands at any time to construct,repair,correct,operate,replace
and maintain at all times in good condition and repair the municipal services and for every such
purpose the Town shall have access to the said lands at all times by its agents,servants,employees
and workers.
2.The Town covenants and agrees that,upon completion of any work undertaken hereunder,
the Town will restore the areas of land upon which it has performed work to the same condition as
that in which the lands were found prior to the commencement of the work.
3.The Owner covenants with the Town to keep the lands herein described free and clear of any
trees,buildings,structures or other obstructions which may limit the use,operation,repair,
replacement or maintenance of the easement and to use the lands herein described only in a
manner and for purposes not inconsistent with the exercise of the rights created by this indenture
and without limiting the generality of the foregoing,only as a yard,lawn,garden,flowerbed,roadway,
driveway or parking area and the Owner agrees not to do or suffer to be done anything which might
injure any of the works of the Town hereon.
The term “building”as set out herein shall specifically include any window sills,chimney
breasts,cornices,eaves or other architectural features projecting from the first floor of the building
but shall not include window sills,chimney breasts,cornices,eaves or other architectural features
projecting from the second floor of the building by less than two (2)feet and such second floor
projections shall be specifically authorized and allowed to encroach upon the lands herein described.
4.The Town,by the acceptance and registration of the within easement,agrees to be bound by
the terms and provisions contained herein.
5.The burden and benefit of this easement shall run with the lands herein described and shall
extend to and be binding upon and enure to the benefit of the parties hereto and their respective
heirs, executors, administrators, successors and assigns.
6. This is an easement in gross.
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SCHEDULE “D” – DEVELOPMENT COVENANTS
1.Title Control
(a)The owner or owners of the property (the “Owner”)upon which these development
covenants attach (the “Property”)covenants and agrees that it may not use the
Property for its intended use and may not retain ownership of the Property unless the
Owner has constructed a building for such use including obtaining a building permit
for a permanent building with a minimum building coverage of twenty percent (20%)
of the total area of the Property.The Owner further covenants and agrees to
commence construction of a permanent building on the Property which complies with
the permitted uses of the Property’s zoning within one (1)year of the date the Owner
took title to the Property being the date of registration of transfer (the “Completion
Date”)and to substantially complete the construction of the said building in conformity
with an approved site plan within two (2)years from the Completion Date of this
transaction.
(b)In the event that the Owner has not obtained a building permit in accordance with the
provisions of subclause 1.a)above,the Owner may request from The Corporation of
the Town of Tillsonburg (the “Town of Tillsonburg”),in writing,an extension of the time
specified in subclause 1.a)above up to a maximum extension period of six (6)
months,(such extension,the “Extended Time”)upon payment by the Owner to the
Town of Tillsonburg of a performance deposit equal to ten (10%)percent of the
purchase price of the Property (the “Performance Deposit”).The Performance
Deposit shall be refunded to the Owner,without interest,upon the Owner’s
compliance with and completion of the provisions of subclause 1.a)above within the
Extended Time.In the event that the Owner fails to complete construction within the
Extended Time,then the Town of Tillsonburg shall,in addition to its other rights and
remedies as set out herein or otherwise,be entitled to retain the Performance Deposit
as liquidated damages and not as a penalty,in partial or full satisfaction of the Town
of Tillsonburg’s damages.
(c)If the Owner does not comply with the provisions of subclause 1.a)above within the
periods therein specifically set out or within the Extended Time,the Owner,will,at the
option of the Town of Tillsonburg by notice in writing to the Owner,re-convey good
title to the Property to the Town of Tillsonburg,free and clear of all encumbrances,in
consideration for payment by the Town of Tillsonburg to the Owner of 90%of the
purchase price paid by the Owner to the Town of Tillsonburg for the conveyance of
the Property in the first instance (the “Discounted Consideration”).The re-conveyance
shall be completed within sixty (60)days of the notice set out in this subclause.The
Town of Tillsonburg shall be allowed to deduct from the Discounted Consideration all
of its reasonable costs,realty commission and legal fees incurred with respect to the
original conveyance of the Property by the Town of Tillsonburg to the Owner,as well
as the costs of the Town of Tillsonburg in re-acquiring the Property,including without
limitation,realty commission,registration costs,land transfer tax,legal fees and such
other costs as reasonably incurred by the Town of Tillsonburg.The Town of
Tillsonburg shall not be required to pay for any improvements that may have been
made, constructed, installed or performed by the Owner on the Property.
(d)Subject to subclause 1.c)above,the Owner covenants that it will not sell the Property
or any part thereof to any person,firm or corporation without first offering,in writing,
to sell the Property to the Town of Tillsonburg for consideration equal to or less than
the consideration paid by the Owner to the Town of Tillsonburg in the original
conveyance of the Property less the costs of the Town of Tillsonburg incurred in
re-acquiring the Property,including without limitation,real estate commission,land
transfer tax,registration costs,legal fees and such other costs as reasonably incurred
by the Town of Tillsonburg,provided however that the Owner may sell or transfer the
Property to a subsidiary or affiliate corporation as defined in the Business
Corporations Act,R.S.O.1990,c.B.16 as amended,provided such subsidiary
assumes and confirms its acceptance of the within covenants and restrictions and
expressly undertakes in writing to comply with them in such form as the Town of
Tillsonburg may require.The Town of Tillsonburg shall have ninety (90)days from the
receipt of an offer made by the Owner under this subclause,to accept such offer
which acceptance shall be in writing.If the Town of Tillsonburg does not accept an
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offer to sell made by the Owner under the provisions of this subclause,the Town of
Tillsonburg’s right to repurchase the Property so offered shall terminate.However,the
remaining provisions of this clause 1 as well as other provisions herein shall continue
in full force and effect.The limitation contained in this subclause,will expire upon the
Owner fulfilling all of the building requirements as set out in subclause 1.a)and 1.b)
above.
2.Town of Tillsonburg Option on Vacant Portion of Land
(a)The Town of Tillsonburg shall have the option to repurchase such vacant portion of
the Property not used by the Owner for the construction building(s)thereon provided
such land is not reasonably ancillary to the Owner’s use and occupation of the said
building.
(b)This option shall only be exercisable if the Owner has not constructed permanent
buildings with a minimum building coverage of thirty percent (30%)of the total area of
the Property.
(c)The option shall be exercisable by the Town of Tillsonburg for consideration equal to
the per square foot consideration paid by the Owner to the Town of Tillsonburg in the
original conveyance of the Property.Any costs incurred by the Town of Tillsonburg in
re-acquiring the subject portion of the Property,including without limitation,real estate
commission,land transfer tax,registration costs,legal fees and such other costs shall
be at the cost of the Town of Tillsonburg.
(d)This option expires ten (10) years from the Completion Date.
3.Development Standards
(a)The Owner shall not construct and maintain a building unless the exterior of the wall
or walls of any building or structure facing any municipal street is constructed of a
minimum sixty (60)percent brick,precast stone,glass,pre-cast concrete or
alternative non-steel materials and subject to approval by the Town of Tillsonburg,in
their sole and absolute discretion,acting reasonably,through the Town’s Site Plan
Approval process.
(b)The Owner shall not use the Property unless any portion of any area of the Property
to be used for open storage shall not be left so that any area is unenclosed,and any
such areas shall be enclosed and designed so that the storage area is not visible
from any municipal street.No storage shall be permitted within any set back area as
set out in the Town of Tillsonburg Zoning By-Law,nor in front of any building or
structure facing any municipal roadway.
(c)The Owner hereby acknowledges that it is aware that the Property is designated as
within a site plan control area.The Owner shall not commence any construction or
use the Property until site plan approval has been obtained.The external building
materials used on any building to be constructed on the Property must be approved in
writing in advance by the Town of Tillsonburg as part of such site plan control
approval process.
4.Assignment of Covenants
(a)The Owner acknowledges and agrees that the covenants and restrictions herein shall
run with the title to the Property.The Owner,for itself,its successors,heirs,and
assigns in title from time to time of all or any part or parts of the Property will observe
and comply with the stipulations,restrictions,and provisions herein set forth (the
“Restrictions”),and covenants that nothing shall be erected,fixed,placed or done
upon the Property or any part thereof in breach or in violation or contrary to the
Restrictions or the provisions of the agreement of purchase and sale between the
Owner and the Town of Tillsonburg and that the Owner will require every subsequent
purchaser or every successor in title to assume and acknowledge the binding effect of
this document,as well as,covenant to observe and comply with the Restrictions and
other covenants herein,and the surviving provisions of this Agreement of Purchase
and Sale.
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5.Force Majeure
(a)If the Owner shall be unable to fulfill,or shall be delayed or restricted in fulfilling any
of the obligations set out herein due to any act or neglect of the Town of Tillsonburg or
any of its employees,or due to strikes,walkouts,lockouts,fire,unusual delay by
common carriers,or by any other cause beyond the Owner’s reasonable control,then
the time for fulfilling any such obligations shall be extended for such reasonable time
as may be required by the Owner to fulfill such obligation.
6.Right to Waive
(a)Notwithstanding anything herein contained,the Town of Tillsonburg and its
successors shall have the power by instrument or instruments in writing from time to
time to waive,alter or modify the herein covenants and restrictions with respect to
their application to any part of the Property without notice to or approval from the
Owner or notice to or approval from the owners of any other adjacent or nearby lands.
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Page 1 of 5
Subject: Snow Storage Requirement – Van Norman Innovation Park
Report Number: EDM 22-06
Department: Economic Development Department
Submitted by: Cephas Panschow
Meeting Type: Council Meeting
Meeting Date: Monday, February 28, 2022
RECOMMENDATION
THAT Council receives Report EDM 22-06 Snow Storage Requirement – Van Norman
Innovation Park;
AND THAT Council approve the allocation of 4 acres of industrial land in the Van Norman
Innovation Park to the Public Works Department for the purposes of maintaining the
Town’s existing snow storage area.
BACKGROUND
The Operations and Development Department has made a request for 4 acres of land in
the Van Norman Innovation Park in order to maintain the existing snow storage area,
which has been a longstanding use of the lands. This snow dump/storage area is for
snow that is removed from the downtown when the Town has experienced a significant
snowfall event.
It was never the understanding of the Economic Development & Marketing Department
that this use had to be maintained once the lands were developed into an industrial park.
However, based on concerns raised by the former and current Director of Operations and
Development recently, it is now an important consideration based on the fact that
replacing this grandfathered use with a new snow melt and water quality control facility is
estimated to cost in excess of $1 – 2 Million.
If these lands are transferred to the Operations & Development Department free of
charge, this would impact the cost recovery for the Van Norman Innovation Park as the
revenue for these lands has been included in cost recovery calculations for the innovation
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EDM 22-06
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park development. Hence, Staff are providing this information to Council prior to
removing these lands from being available for purchase and development.
DISCUSSION
The 16.28 Acre parcel of industrial land in the Van Norman Innovation Park is the largest
parcel of industrial land available for development. The parcel contains a longstanding
access to the former landfill site owned and managed by the County of Oxford to the
South as well as rough graded area that has been historically used for snow storage and
melting purposes.
Subject Property – 16.28 Acre Parcel
This parcel has been proposed to be developed and sold for a large scale industrial use
and could support anywhere from a 142,000 square foot building (minimum 20% lot
coverage) to 496,000 square foot building (maximum 70% lot coverage) with related
employment. While it is unlikely that the site will be developed to the maximum 70% lot
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coverage permitted by the Zoning Bylaw, it clearly can support a large scale industrial
development.
The Operations and Development Department has indicated that they require a minimum
4 acres of the 16.28 Acre lot to maintain the existing snow storage/melt operations.
Allocating 4 acres of land to snow storage will reduce the available land for development
to 12.28 Acres.
A 12.28 Acre parcel of land could support anywhere from a 107,000 square foot building
(minimum 20% lot coverage) to 374,000 square foot building (maximum 70% lot
coverage). This reduction in potential building size represents an approximately 25
percent reduction in the potential of the property.
Subject Property – Snow Storage Area
Nevertheless, preliminary investigations by the Operations and Development Department
have indicated that replacing this existing use with a new facility built to modern standards
would cost a minimum $1 – 2 Million with the potential for it to cost more. These costs
would include, but are not limited to, environmental assessment, site selection,
geology/hydrogeology studies, preliminary and detailed design, permitting/approvals, and
construction costs
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Hence, it appears that the best way forward is to allocate 4 Acres of land to maintain the
existing snow storage/melt area.
The one concern that the Development Commissioner has identified is the mixing of a
“dump” type use in a proposed Innovation Park. Hence, the Development Commissioner
is proposing that the Operations and Development Department be required to fence and
landscape the snow storage area with a row of suitable trees or plantings. This will help
improve the aesthetics of the area while maintaining the use.
It should be noted that the previous access to the snow storage/melt area off Highway 3
has been removed as part of the draft Plan of Subdivision conditions for Ministry of
Transportation Approval and a new access west of Progress Drive to the County landfill
property has been constructed as part of the Servicing Contract. This access will serve
as the new access to the snow storage/melt area.
CONSULTATION
The potential to relocate the existing snow storage/melt area to the land south of the
Storm Water Pond was explored in consultation with the Design Engineer – CJDL
Consulting Engineers, but access to that property was not possible and even modest
relocation of the snow storage/melt area would have triggered various Provincial
approvals and a new facility.
The Director of Operations and Development has reviewed this report and noted the
following:
If required, costs for any fence installation and/or tree plantings would have to be
investigated and brought back for consideration.
A new snow melt facility would require an environmental assessment, site
selection, geology/hydrogeology studies, preliminary and detailed design,
permitting/approvals, and construction costs.
FINANCIAL IMPACT/FUNDING SOURCE
Removing 4 Acres of land from the Town’s industrial land inventory will result in the loss
of an estimated $200,000 in revenue based on current prices for lands in the Van Norman
Innovation Park. This will impact overall cost recovery for the Van Norman Innovation
Park and reduce funds available for future industrial initiatives.
Town staff are currently in the process of completing the financial aspects of servicing
phase 1 of the Van Norman Innovation Park, including claims to the Provincial
Government for the funding awarded under the Southwestern Ontario Development
Fund. Staff will be providing an update to Council on the Financial Impact of the entire
project once further details have been finalized.
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Should Council direct staff to move forward with this allocation, the financial impact will
expand to include this impact.
CORPORATE GOALS
How does this report support the corporate goals identified in the Community Strategic
Plan?
☐ Lifestyle and amenities
☐ Customer service, communication and engagement
☒ Business attraction, retention and expansion
☐ Community growth
☐ Connectivity and transportation
☐ Not Applicable
Does this report relate to a specific strategic direction or project identified in the
Community Strategic Plan? Please indicate section number and/or any priority projects
identified in the plan.
Goal – Through community and regional partnerships, Tillsonburg will attract and
retain a diverse range of businesses, creating employment opportunities for
residents and a balanced tax base.
Strategic Direction – Ensure adequate supply of “shovel ready” land for business
attraction and expansion.
Priority Project – Short Term - Build out of new industrial land purchase
ATTACHMENTS:
None
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Subject: Town of Tillsonburg Development Guidelines and Design Criteria
Report Number: OPD 22-09
Department: Operations and Development Department
Submitted by: Shayne Reitsma, Manager of Engineering
Meeting Type: Council Meeting
Meeting Date: Monday, February 28, 2022
RECOMMENDATION
THAT report OPD 22-09 Town of Tillsonburg Development Guidelines and Design
Criteria be received as information;
AND THAT Council adopt the use of the Town of Tillsonburg Development Guidelines
and Design Criteria dated February 2022.
BACKGROUND
The current Town of Tillsonburg standard is the “Town of Tillsonburg Subdivision and
Development Guidelines and Criteria dated 2008”. Starting in 2020 the Engineering
Department has been working on revising the document in order to update our current
standards and be consistent with other municipalities within Ontario.
The new standard will allow Builders, Developers, and consulting engineers the ability to
use only one document for information regarding, Site Plan applications and processes,
Subdivision applications and processes, Engineering criteria and typical standard
drawings.
DISCUSSION
The new Town of Tillsonburg Development Guidelines and Design Criteria has some key
new additions added that are summarized below:
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SECTION 1 – GENERAL PREFACE
Update to Town population, purpose of the document such as the inclusion of site plan
criteria and application within the same document, updated definitions and abbreviations,
updated reference to applicable reference documents, permits and approval agencies.
SECTION 2 – SUBDIVISION APPROVAL PROCESS
Provided Residents, Builders, Developers and Consulting Engineers (users) with
subdivision approval process highlighting all steps and processes within the subdivision
process.
SECTION 3 – SUBDIVISION SUBMISSION REQUIREMENTS
Updated subdivision submission requirements such as, Geotechnical report, excess soil
management plan as per O.Reg 406/19 Excess Soil, Site Plans and Subdivisions
(including Parks) will be required to provide a Landscaping plan designed by a Landscape
architect.
SECTION 4 – SITE PLAN APPROVAL PROCESS
Provided users with site plan approval process highlighting all steps and processes within
the site plan process. Includes the Site Plan Application to provide “one stop shopping”
access for users.
SECTION 5 – SITE PLAN SUBMISSION REQUIREMENTS
Provide users with a fee structure, general requirements for drawings, landscape
requirements and fire route access.
SECTION 6 – SITE PLAN ADDITIONAL GUIDELINES
Inclusion of tree protection standards, garbage and snow removal areas, outdoor amenity
areas, updated site servicing requirements and stormwater management, electrical
systems and street lighting. The update further requires users to provide, where
applicable, any construction method that is in accordance with the accessibility for
Ontarians with Disabilities Act.
SECTION 7 – ROADWAYS
Update to geometric design elements, addition of bike lane information, providing sight
line triangle distances and minimum pavement design requirements. A new boulevard
spacing of 2.5m (current 1.2m) will be required in new subdivisions to allow room not only
for utilities, snow storage and trees, but will provide additional space between pedestrians
and motor vehicles for safety. The 2.5m allows a vehicle the ability to parallel park
between the road and the sidewalk. Oxford County spec is 3m boulevard spacing, City of
London is 2.56 and City of St.Thomas is 2.75m.
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SECTION 8 – STREETLIGHTING
Providing specific standard material specifications to be used in the Town.
SECTION 9 – UTILITIES
Inclusion of a composite utility plan during the first drawing submission that outlines the
location of hydro, gas and telecommunication services for Town and County review. The
requirement of having this submitted at the onset will allow staff to provide accurate and
detailed comments when assessing the subdivision as a whole.
SECTION 10 – STORM SEWERS
Updating to new a relevant rainfall data to better represent Tillsonburg. The requirement
to design storm pipes to only 93% full flow capacity to allow a factor of safety during large
storm events and when residents build pools and patios. This will further prolong the
usefulness of the pipes with an increase of higher density units within infill lots.
SECTION 11 – STORMWATER MANAGEMENT
Adding the requirement to provide Low Impact Development solutions and overland flow
routes. Aligning our standards with the Ministry of Environment Conservation and Parks
and our local comparisons. Storm water management ponds to promote a natural state
to support ecosystems.
SECTION 12 – SANITARY SEWERS
Reference to Oxford County Sanitary Sewer Standard.
SECTION 13 – WATERMAINS
Reference to Oxford County Watermain Standard.
SECTION 14 – LOT GRADING
Updates to the lot grading criteria includes the requirement to provide further details on
lot grading plans for submission to the Town such as number of risers and doors for each
house and additional elevations shown on the grading plan. This will assist Town staff the
ability to ensure proper grading at each house.
SECTION 15 – PARKLAND AND STREETSCAPING
The new Town standard will require that each lot (municipal address) will have a
boulevard tree. Not only are trees aesthetically appealing during warm summer months
the trees will provide the necessary shade on the asphalt road surface prolonging its
useful life. Ultimately reducing climate change impacts.
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Page 4 of 4
CONSULTATION
The following staff and resources have been consulted:
Director of Operations and Development
Director of Recreation, Culture and Parks
Manager of Public works
Chief Building Official
Manager of Parks and Facilities; and
Oxford County Planning
Further, these standards were sent to developers and local engineering companies for a
30-day review period. Comments were received by Town Staff and some items within the
standard were adjusted based on the feedback received from this consultation.
FINANCIAL IMPACT/FUNDING SOURCE
There is no financial impact.
CORPORATE GOALS
How does this report support the corporate goals identified in the Community Strategic
Plan?
☐ Lifestyle and amenities
☒ Customer service, communication and engagement
☐ Business attraction, retention and expansion
☐ Community growth
☐ Connectivity and transportation
☐ Not Applicable
Does this report relate to a specific strategic direction or project identified in the
Community Strategic Plan? Please indicate section number and/or any priority projects
identified in the plan.
Goal – The Town of Tillsonburg will strive for excellence and accountability in
government, providing effective and efficient services, information, and opportunities to
shape municipal initiatives.
Strategic Direction – Position Tillsonburg as a leader in the municipal sector.
Priority Project – Municipal service review.
ATTACHMENTS
Appendix A - The Town of Tillsonburg Development Guidelines and Design Criteria
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The Corporation of the Town of Tillsonburg
Development Guidelines and Design Criteria
Operations Services Customer Service Centre 10 Lisgar Avenue
Tillsonburg, Ontario
N4G 5A5
Tel: 519-688-3009
Fax: 519-688-0759 Date: February 2022
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TABLE OF CONTENTS
Operations Services The Corporation of the Town of Tillsonburg Development Guidelines and Design Criteria
TOWN OF TILLSONBURG
DEVELOPMENT GUIDELINES AND DESIGN CRITERIA
TABLE OF CONTENTS
GENERAL PREFACE ................................................................................ SECTION 1
SUBDIVISION APPROVAL PROCESS ..................................................... SECTION 2
SUBDIVISION SUBMISSION REQUIREMENTS ....................................... SECTION 3
SITE PLAN APPROVAL PROCESS ......................................................... SECTION 4
SITE PLAN SUBMISSION REQUIREMENTS ........................................... SECTION 5
SITE PLAN ADDITIONAL GUIDELINES ................................................... SECTION 6
ROADWAYS .............................................................................................. SECTION 7
STREETLIGHTING .................................................................................... SECTION 8
UTILITIES .................................................................................................. SECTION 9
STORM SEWERS ...................................................................................... SECTION 10
STORMWATER MANAGEMENT .............................................................. SECTION 11
SANITARY SEWERS ................................................................................ SECTION 12
WATERMAINS .......................................................................................... SECTION 13
LOT GRADING .......................................................................................... SECTION 14
PARKLANDS AND STREETSCAPING ..................................................... SECTION 15
TOWN OF TILLSONBURG STANDARD DRAWINGS .............................. APPENDIX A
TOWN OF TILLSONBURG DESIGN SHEETS .......................................... APPENDIX B
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TABLE OF CONTENTS
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REVISION
NUMBER
DATE DESCRIPTION
REVISED BY
1.1 02/15/2022 Final Draft Engineering Department
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GENERAL PREFACE The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
Section 1
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GENERAL PREFACE The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
Table of Contents
1 GENERAL PREFACE .............................................................................................. 1
1.1 About the Town .................................................................................................. 1
1.2 Purpose of the Document ................................................................................... 1
1.3 Definitions and Abbreviations ............................................................................. 2
1.4 Other Reference Documents .............................................................................. 6
1.5 Permits and Approvals ....................................................................................... 6
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GENERAL PREFACE
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1 GENERAL PREFACE
1.1 About the Town
The Town of Tillsonburg is a prosperous community in Oxford County, Ontario, with a population
of approximately 18,000. The Town is responsible for stormwater management, storm sewers,
road networks, sidewalks, drainage ditches, bridges, and culverts. Oxford County owns and is
responsible for the sanitary and water infrastructure design requirements. The Town is the official
Operating Authority of the County owned linear water and sanitary infrastructure within the Town
Limits.
1.2 Purpose of the Document
The Development Guidelines and Design Criteria are intended to provide the Town, consulting engineers, contractors, developers and the general public with a common reference to ensure the consistent application of design and construction practices of municipal infrastructure within the
Town.
The manual is intended to aid in the planning, design activities of linear infrastructure for new site
developments, subdivision developments and the retrofit of existing infrastructure.
The use of this manual does not absolve the Proponent’s Consultant from their professional
obligations in applying sound engineering principles and industry best practices for a solution that
is practical, economical, efficient, safe and sustainable to operate and maintain by the Town.
This manual does not supersede, nor replace any legislation governing the design and
construction of linear municipal infrastructure. The Proponent’s Consultant shall be fully familiar
with legislative requirements as they relate to the subject infrastructure.
This manual will be reviewed and updated periodically to stay current with construction standards,
industry best practices and to remain in compliance with regulatory requirements. It is the
responsibility of all users to ensure they are referencing the most recent version of this manual.
The information provided is not intended to hinder innovation, rather is rooted on meeting
performance requirements over the lifecycle of the infrastructure. The Proponent is encouraged
to provide innovative solutions, where applicable.
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1.3 Definitions and Abbreviations
The following contains definitions for terms used throughout the manual.
TERM DEFINITION
AODA Accessibility for Ontarians with Disabilities Act.
Applicant Persons submitted to the Town on behalf of a proposed development.
ASTM American Society for Testing and Materials.
AWWA American Water Works Association.
ANSI American National Standards Institute.
Backfill All materials placed at 300 mm or above the watermain or sewer.
Bedding,
Embedment and
Cover
All materials placed between the trench bottom and 300 mm above the
watermain or sewer.
B.C.Beginning of Curves
Binder Course
A Hot Mix Asphalt (HMA) course between a surface course and either
a granular base course or stabilized base course, an existing
pavement, or another HMA binder course.
Boulevard
Portion of the road allowance between the adjacent property line and
the edge of the travelled portion of the highway or the edge of the
shoulder, where such exists, furthest from the travelled portion of the
highway.
CPO Oxford County Community Planning Office
Consulting Engineer
The Professional Engineer responsible for the planning and design of
the municipal infrastructure, performing those duties with the standard
of care prescribed by the Professional Engineers Ontario (PEO).
Contractor Any person, persons or corporation undertaking the installation of
municipal infrastructure and services in the Town.
CSA CSA Group (Formerly Canadian Standards Association)
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TERM DEFINITION
Developer
A person, persons or corporation who has applied to subdivide and/or
develop and/or service an existing parcel of land, whether as the
owner or an agent for the owner of the land.
E.C. End of Curves
Engineer of Record
The Professional Engineer who completed the original subdivision
design and overall grading plan, performing those duties with the
standard of care prescribed by the Professional Engineers Ontario
(PEO).
Easement
A right of use over the property of another. Common examples of
easements include the right of a Municipal corporation to run a sewer
line across a strip of an owner’s land. Easement requirements for
infrastructure will be determined on an individual project basis.
ESA Electrical Safety Authority
FSR
Functional Servicing Report - A FSR describes the layout of the
development and required infrastructure including detailed engineering
to demonstrate the feasibility of the services requiring approval from
the Town and County. The FSR ensures that the proposed
development can be serviced for its intended use, and that all on-site
and off-site servicing requirements are identified.
HSU
A heavy single unit vehicle is a vehicle with a gross weight or
registered weight of over 5,000 kg. Examples of heavy single unit
vehicles are single unit trucks, tractors, fire trucks, and buses.
Hot Mix Asphalt Hot mixed, hot laid asphaltic concrete. The terms are used
interchangeable. HMA may include recycled or specialty mixes.
I/I Inflow and Infiltration
Inflow
Water from rainfall or snow melt that enters the wastewater collection
system via direct routes such roof downspouts, cross-connections with
storm drains, foundation drains and maintenance hole covers.
Infiltration Groundwater that enters through holes and cracks in maintenance
holes, laterals and sewer pipes
IDF Curve Intensity-Duration-Frequency Curve
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TERM DEFINITION
LPAT Local Planning Appeal Tribunal
LPRCA Long Point Region Conservation Authority
Maintenance Hole Commonly called a manhole, it is an opening protected by a cast iron
cover to access an underground sanitary sewer or storm sewer.
MOE
Ministry of the Environment, Conservation and Parks (Previously
Ministry of the Environment/Ministry of the Environment and Climate
Change) for the purposes of this document
OBC Ontario Building Code
OLS Ontario Land Surveyor
OPSD Ontario Provincial Standard Drawings
OPSS Ontario Provincial Standards and Specifications
PDC Private Drain Connection
Plant Infrastructure own and operated for electricity, gas, and
telecommunications
Population
Equivalents
Population per unit for determining sanitary sewer flows and water
demands based on land use
Photometric Plan Plan that measures light, in terms of its perceived brightness to the
human eye, for streetlight placement.
Proponent User of this manual, i.e., consulting engineer, contractor, developer,
etc.
PVC Polyvinyl Chloride
PVCO Polyvinyl Chloride Biaxially-Oriented
Restraint (Joint)
Mechanical assembly unit that holds together a pipe at the connection
point and utilizes the pipe itself to counter the thrust force from the
pressurized water.
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TERM DEFINITION
Road Allowance
An allowance for a public road laid out by a land surveyor, including a
road allowance shown on an original municipal survey and a road
allowance included on a plan of subdivision.
R.O.W. Right-of-way includes all areas of Tillsonburg that are the property of
the Town.
Special Provision Forms part of the Contract Document and shall be used for the supply
and installation of works
Top Course Hot Mixed Asphalt wearing course of any flexible or composite
pavement
TAC Transportation Association of Canada
WHMIS Workplace Hazardous Materials Information System
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1.4 Other Reference Documents
The Proponent shall design and construct the linear infrastructure in accordance with the latest
version of this manual, industry standards, best practices, and related documents including but
not limited to:
• Ontario Provincial Standard Specifications and Drawings
• Applicable Town of Tillsonburg By-laws
• Oxford County Design Guidelines
• Oxford County Official Plan
• Applicable Oxford County By-laws
• Accessibility for Ontarians with Disabilities Act (AODA)
Other reference documents related to various linear infrastructure components are identified in
each section of the manual.
1.5 Permits and Approvals
The Proponent shall follow the requirements and seek approvals of other applicable authorities,
agencies and Ministries including but not limited to the following:
• County of Oxford
• Long Point Region Conservation Authority
• Electrical Safety Authority
• Ministry of Environment, Conservation and Parks
• Ministry of Tourism, Culture and Sport
• Ministry of Natural Resources and Forestry
• Ministry of Transportation
• Fisheries and Oceans Canada
All required permits and approvals shall be in place prior to finalizing any development agreement.
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SUBDIVISION APPROVAL PROCESS
The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
Section 2
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SUBDIVISION APPROVAL PROCESS
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Table of Contents
2 SUBDIVISION APPROVAL PROCESS ................................................................... 1
2.1 General Requirements .................................................................................... 1
2.2 Draft Plan Approval ......................................................................................... 4
2.2.1 Pre-Consultation .......................................................................................... 4
2.2.2 Prepare the Application ............................................................................... 5
2.2.3 Submission Requirements ........................................................................... 5
2.2.4 Application Fee ............................................................................................ 7
2.2.5 Assess Application for Completeness .......................................................... 7
2.2.6 Return of Incomplete Draft Plan of Subdivision Application Packages ........ 7
2.2.7 Notice of Application .................................................................................... 7
2.2.8 Planning Evaluation Report ......................................................................... 8
2.2.9 Public Meeting before Town Council ........................................................... 8
2.2.10 Statutory Public Meeting Before County Council ......................................... 8
2.2.11 Notice of Decision ........................................................................................ 8
2.2.12 Design Studies/Engineering Drawings ......................................................... 8
2.3 Subdivision/Development Agreement ............................................................. 9
2.4 Other Approvals .............................................................................................. 9
2.5 Security Collection and Release ..................................................................... 9
2.6 Pre-Construction Meeting ............................................................................. 10
2.7 Construction and Inspection of the Works ..................................................... 10
2.8 Preliminary Acceptance of the Works ........................................................... 11
2.9 Maintenance of Works .................................................................................. 12
2.10 Maintenance Securities ................................................................................. 12
2.11 Final Acceptance of the Works ..................................................................... 12
2.12 Assumptions of the Works ............................................................................ 13
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2 SUBDIVISION APPROVAL PROCESS
2.1 General Requirements
The purpose of this Section is to outline the submission process for subdivision development
within the Town of Tillsonburg for the Proponent and its agent(s), Planner and Consulting
Engineers required.
Plans of Subdivision are processed and approved under Section 51 of the Planning Act. Process and
circulation requirements are identified in O. Reg. 544/06 of the Planning Act. The County of Oxford is
the approval authority for draft plans of subdivision. Please refer to the Flow Chart on the next page
for a brief overview of the approval process.
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SUBDIVISION APPROVAL PROCESS
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2.2 Draft Plan Approval
Planning services for the Town of Tillsonburg are provided by the Oxford County Community and
Strategic Planning Office (CPO) including approvals for Draft Plan of subdivision. The Draft
Approval Stage covers all activities from submission of a Draft Plan of Subdivision Application to
Final Approval and registration of the Draft Plan. The following Guidelines will provide direction
for the submission and processing of complete applications.
2.2.1 Pre-Consultation
Pre-consultation meetings are a mandatory part of the development review process for
applications for Draft Plans of Subdivision. The Proponent meets with CPO staff/Development
Planner to discuss the proposed application and to review zoning, servicing and characteristics
of the site that are relevant to the development. This meeting will be initiated at the request of the
Proponent at which time the Proponent shall submit to CPO a concept plan illustrating the
configuration of the lots, frontages, road widths, open space etc.
Prior to the pre-consultation meeting the CPO staff/Development Planner will review the concept
plan and confirm conformity with the Official Plan and Zoning By-law and identify any necessary
amendments which may be required in addition to draft plan approval. Parkland dedication
requirements will be identified as well as the preferred location for parks and open space
requirements. CPO staff/Development Planner may consult with other County/Municipal divisions
or agencies if there are concerns or constraints that are identified.
A meeting agenda will be prepared and distributed by the Development Plannerand will be
distributed to Town Staff at least 1 week before the meeting to ensure that the necessary staff are
present.
During the pre-consultation meeting, application requirements will be discussed including:
• application forms,
• application fees,
• any supporting documents required for the official plan and zoning by-law amendment and
draft plan of subdivision,
• public consultation strategy requirements and checklist,
• review of timelines and potential scheduling for notices and public meetings.
Although the requirements for a complete application will be identified during the pre-consultation
meeting it should be recognized that as the approval process proceeds other items, not noted at
the pre-consultation meeting, may be requested as the design progresses and more information
becomes available.
2.2.1.1 Record of Consultation
A concise record of the requirements for draft plan approval as identified by planning and
engineering at the pre-consultation meeting will be completed. The requirements identified in the
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Record of Consultation will form the contents of a complete subdivision application submission.
The requirements identified in the Record of Consultation will allow the Conditions of Draft
Approval to be crafted during the draft approval stage. It is anticipated that the Record of
Consultation will be distributed no later than 7 business days after the pre-consultation meeting.
2.2.1.2 Consult Other Agencies
The application process can involve consultation with several outside agencies. In some cases,
the Proponent may be required to consult with one or more of these agencies prior to the
submission of the application to determine if any additional items will be required. Fees associated
with those consultations are not covered by the fee submitted to the CPO for draft plan approval.
2.2.2 Prepare the Application
The Proponent has sole responsibility for submitting a complete application and may be required
to prepare drawings or studies depending on feedback from the pre-consultation meeting and
consultation with other agencies. The complete application including supporting material,
declarations and the appropriate fees are to be submitted to CPO by mail or in person. The
application shall have regard for matters of Provincial interest and shall be consistent with the
Provincial Policy Statements issued under Section 3 of the Planning Act. Section 51(24) of the
Planning Act requires that when a draft plan of subdivision is considered, it must have regard for
health, safety, convenience and welfare of the present and future inhabitants of the municipality.
If it has been determined during pre-consultation that a zoning by-law amendment and/or an
official plan amendment is required, submission of the zoning by-law amendment application and
official plan amendment application may take place at any time prior to the granting of final plan
approval, however it is recommended that the necessary zoning by-law amendment application
and official plan amendment application be filed with the local municipality at the same time as
the plan of subdivision application so that a combined public meeting can be held.
2.2.3 Submission Requirements
All applications for draft plan approval must include the following:
• Six (6) full size folded copies of the draft plan drawn to scale, with boundaries certified by
an Ontario Land Surveyor
• Two (2) reduced copy no larger than 11” x 17” and a digital file in pdf and an e-transmit
CAD file format are required
All draft plans must include all items as required under Section 51(17) of The Planning Act
including:
• the boundaries of the proposed subdivision certified by an Ontario Land Surveyor, Ontario
land surveyor's name, signature and date of signature
• map scale, legend, north marker
• name of person or firm who prepared the plan, date plan prepared and dates of any
revisions
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• the location, widths and names of the proposed highways within the proposed subdivision
and of existing highways on which the proposed subdivision abuts
• dimensions and layout of the proposed roads, lots and blocks, including walkways, school
sites and park blocks (if any)
• on a small key plan at a scale of not less than 1cm:100m,- all of the adjacent land to the
proposed subdivision that is owned by the Proponent or in which the Proponent has an
interest, and every subdivision adjacent to the proposed subdivision and the relationship
of the boundaries of the land to be subdivided to the boundaries of the municipal lot or
other original grant of which the land forms the whole or part
• the purpose for which the proposed lots are to be used
• the existing land use on the site and on all adjacent lands
• the approximate dimensions and layout of proposed lots
• natural and artificial features within or adjacent to the land proposed to be subdivided
including:
- existing buildings and structures to be retained or demolished
- active or inactive railways, rail rights-of-way
- highways and other roads - existing, public/private, open/closed location, width, and
proposed generic street labels (i.e. Street A, Street B) with a separate list of proposed
street names
- watercourses (lakes, streams, ponds, wetlands, etc.)
- flood plains/flood elevations, flood lines, fill lines, top of slopelines
- woodland
- significant plant and wildlife habitat (including ESA's & ANSl's)
- drainage courses, retention ponds (natural or man-made)
- archaeological or historic features
• the municipal services available or to be available to the land proposed to be subdivided
• waterlines and sewer
• main hydro lines
• the nature and porosity of the soil
• existing contours (Site surveys are not to exceed 5 years) or elevations as may be required
to determine the grade of the highways and drainage
• the availability and nature of domestic water supplies
• the nature and extent of any restrictive covenants or easements affecting the site
• lot and concession/registered plan number/street address
• Owner's name(s), signature(s) and date of signature(s) or Authorized Individual
• all measurements, scales, etc. must be in metric units
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2.2.4 Application Fee
The application must be accompanied by the application fee and any required peer review deposit
in accordance with Schedule "A", County of Oxford By-law No. 4889, as amended, made payable
to the ‘County of Oxford. The application fee is established by County Council under Section 69
of the Planning Act to recover the administrative costs involved in processing applications.
Additional fees, as set out in the County of Oxford By-law No. 4889, as amended, may be required
to review supporting reports and studies. The Proponent shall submit a deposit, as determined by
the County, based on the estimated cost of peer review for studies submitted in support of the
application. Any amount in excess of the actual cost of a peer review shall be reimbursed.
2.2.5 Assess Application for Completeness
From the date the application is submitted, the approval authority has up to 30 calendar days to
assess the submission for completeness based on consistency with Planning Act requirements
and the Record of Consultation. They will then notify the Proponent of the decision in writing
(Letter of Complete Application). If the application is deemed complete, it is accepted for
processing and review. Completeness at this point is for receipt of the application and does not
imply or convey acceptance of the technical information provided or any associated
recommendations. Applications accepted for review are required to receive an approval authority
decision within 180 calendar days of submission of the application package.
2.2.6 Return of Incomplete Draft Plan of Subdivision Application Packages
Applications deemed incomplete by the approval authority are returned to the Proponent in full
including a written response identifying the outstanding requirements. If the Proponent disagrees
with the approval authority’s assessment of the completeness of the application, the Proponent
may contact CPO. If agreement is not reached, the Planning Act provides 30 days for the
Proponent to make a motion to the Local Planning Appeal Tribunal (LPAT) for a determination on
the matter and the decision of LPAT is final.
When all required information has been submitted, a Letter of Complete Application will be issued.
The 180-day decision period will begin when packages are returned for reconsideration.
2.2.7 Notice of Application
The approval authority is required to provide a Notice of Complete Application within 15 days after
the Letter of Complete Application has been issued to the Proponent. The application is circulated
to the public, agencies and municipal departments. The public circulation applies to every property
owner within 120 metres of the subject land and to every person and public body that has provided
a written request for such notice. Any member of the public, agency or municipal body may make
written submissions to the approval authority before its decision.
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2.2.8 Planning Evaluation Report
The Development Planner will undertake an evaluation of the application using the relevant
planning policy documents and Town Zoning By-law, taking into account oral and written
comments received. The Development Planner will prepare a Report on the development
application(s) which will establish staffs position on the application(s), either approval or refusal.
If the Planning Evaluation Report recommends approval it will include conditions that are to be
satisfied before the issuance of Draft Plan Approval. The report will address all comments and
positions received from the public and will include all comments received from internal divisions
and external commenting agencies.
2.2.9 Public Meeting before Town Council
A meeting will be held before Town Council on the second or fourth Monday of the month to
present the application to the public, to hear comments and concerns, to provide technical
clarification and to explain the development review process. The Planning Evaluation Report
prepared by Planning Staff will be made available on the Towns Website on the Friday before the
public meeting. At this meeting, the Proponent and or the Proponent's agent(s) may present
details about the proposed development. Town Council will then make a recommendation as to
the appropriateness of the development. If Town Council recommends draft plan approval, the
application is forwarded to the County of Oxford for consideration.
2.2.10 Statutory Public Meeting Before County Council
Plan of Subdivision Applications require a statutory public meeting in accordance with the
Planning Act. The statutory public meeting will be held on the second or fourth Wednesday of
every month. Notice of any statutory public meeting will be given at least 20 days prior to the date
of the meeting. The meeting agenda and the Planning Evaluation Report will be made available
on the County’s website on the Friday before the meeting. Any person in attendance at the public
meeting shall be afforded the opportunity to make representations regarding the proposed
development application(s). County Council exercises the final approval authority responsibility.
2.2.11 Notice of Decision
The Proponent, owners and any person or public body that requested to be notified will be notified
of the decision within 15 days. After County Council has granted draft plan approval the County’s
decision is subject to a 20-day appeal period from the date of the Notice of Decision. If no appeals
are received after the Notice of Draft Approval has been sent, the owner must satisfy all the
conditions of draft plan approval.
2.2.12 Design Studies/Engineering Drawings
Following Draft Approval, the Proponent shall compile design studies and drawing submission
package including all required and requested supporting studies/investigation as identified in the
conditions of draft plan approval and Section 3 – Subdivision Submission Requirements of this
document.
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The requirements of various studies, investigations and drawings for this process can be found in
Section 3 of this document.
Engineering shall circulate the completed development application to all departments as required
to solicit comment and feedback on the proposed design. The Town/County will review the
application and provide within 25 business days, a Summary Comment Letter and/or drawings for
the Proponent to address and provide justification and/or comment.
The Proponent shall address all the comments and issues identified from the Town/County review
and provide a resubmission of the complete development application to the engineering
department and associated fees as per the Town’s and County’s Rates & Fees By-law, as
amended
2.3 Subdivision/Development Agreement
Once all departments have been satisfied with the development submission, a draft pre-servicing
or draft subdivision agreement will be circulated to relevant agencies and departments prior to
finalization of the respective agreement(s), for their review and comment. Once all parties are
satisfied with the contents of the agreement(s), it may be prepared for final signature.
2.4 Other Approvals
The Proponent is solely responsible for obtaining all required approvals and clearances prior to
the finalization of the pre-servicing or subdivision agreement. These approvals may include, but
are not limited to, the following:
• All Ministry of the Environment, Conservation and Parks – Environmental Compliance Approvals as noted during pre-consultation
• County of Oxford
• Ministry of Transportation
• Ministry of Natural Resources and Forestry
• Long Point Region Conservation Authority
• Fisheries and Oceans Canada
2.5 Security Collection and Release
Upon execution of the pre-servicing and/or subdivision agreement, the Town of Tillsonburg will
collect full security amounts for all Municipal and R.O.W. works including 1.76% applicable HST.
Suitable forms of the security deposit are:
• An irrevocable Letter of Credit satisfactory to the Town from any financial institution
• Cash
• Certified cheque
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• Development Bond, in a manner satisfactory to the Town
Irrespective of the manner in which the amount of security was calculated, the security is
deposited to secure all obligations of the Proponent and the security may be used by the Town to
complete any aspect of the Works, pay for any works completed, or fulfill any other obligation of
the development agreement that the Proponent has failed to complete.
As work progresses and upon issuance of certificates of acceptance by the Town, security
amounts may be reduced through the submission of the most current version of the Security
Reduction Request Form that can be obtained from the Town of Tillsonburg – Engineering
Services. The Town will retain an appropriate amount of securities at all times to ensure
completion of all outstanding Works or obligations required of the Proponent. A minimum of
$25,000 will be retained until the Assumption By-Law is in place.
2.6 Pre-Construction Meeting Once all the pre-requisites for commencement of construction have been met, the Proponent shall
request a pre-construction meeting with the Town of Tillsonburg, Proponent, Consulting Engineer
and Selected Contractor be arranged a minimum of ten (10) working days prior to construction.
The Proponent will be responsible for organizing the attendance of any utility companies, other
agencies and staff who are perceived to have an interest in the construction.
During the meeting, the Proponent shall provide the Town an approximate schedule of
construction, list of materials, and mix designs to be used in the construction of the subdivision
for review and approval of the Town.
The Consulting Engineer shall prepare meeting minutes to be circulated to all parties after being
reviewed and approved by the Town.
2.7 Construction and Inspection of the Works
All works to be constructed shall be inspected and tested under the direction of the Consulting
Engineer.
The Proponent shall be responsible for providing full time site inspection for all municipal and
R.O.W. works occurring within the subdivision. The Town may provide independent periodic site
inspection to confirm the contract documents and approvals are being adhered to.
At the sole discretion of the Town or County, the Town and County shall reserve the right to have
inspectors/consultants employed to review all the approved plans and specifications and observe
the construction and installation of the Works and Services at any time. The cost of this inspection
will be the sole responsibility of the Proponent.
The Consulting Engineer shall notify the Town of Tillsonburg regarding the timing for all watermain
work within the R.O.W. The Town shall have full time inspection on-site during all watermain work
to confirm compliance to applicable standards.
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2.8 Preliminary Acceptance of the Works
Upon completion of all Works by the Proponent and submission of all compliance letters and
clearances to the Town of Tillsonburg for all underground and surface works from the Consulting
Engineer, the Town Engineering Department will prepare a Preliminary Certificate of Acceptance
to commence the respective maintenance period(s) and permit request for security reduction(s)
by the Proponent.
The Proponent may be required to provide the following information:
• Maintenance securities as determined by the Town
• Statutory Declaration for all accounts
• Watermain testing result for commissioning
• Daily construction diary
• Proof of the MOE Environmental Compliance Approvals (ECA)
• Proof of insurance as determined by the Town
• Proof of the registration to title of the Plan of Subdivision, subdivision agreement and
associated schedules
• Certification from an Ontario Land Surveyor (OLS) that all survey monuments and iron
bars are installed and located at grade
• Copies of the test results for:
o Concrete sidewalk
o Curb and gutter
o Base course asphalt
o Surface course asphalt
o Geotechnical testing
o Sieve analysis and compaction testing for sewer and watermain bedding material
o Sieve analysis and compaction testing of road subgrade and granular base courses
• A certification letter from the Consulting Engineer certifying:
o All Services and Works have been constructed in conformance with the approved drawings
o Rough grading has been completed to provide a proper outlet for the major design storm
o All hydrant testing has been completed in the presence of a licensed Operator from the County and/or designated service provider
o All sanitary and storm manholes and catch basins have been flushed and cleaned along with a CCTV inspection of the sanitary and storm systems
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The final course surface asphalt is not placed for a minimum of two (2) years after Preliminary
Acceptance.
At the sole discretion of the Town’s Director of Operations and Development and Development,
separate certificates of Preliminary Acceptance may be issued for below ground (including curb
and base course asphalt) and above ground works or stormwater management facilities.
2.9 Maintenance of Works The Proponent shall be responsible for the repair and maintenance of all works and services
constructed, installed or provided by the Proponent for a minimum period of two (2) years from
the date of the associated Preliminary Certificate of Acceptance. An addition one (1) year
maintenance period shall be required for the final course of asphalt commencing from the date
the Preliminary Certificate of Acceptance is provided for that specific work.
The Proponent shall complete any maintenance or repair work within seventy-two (72) hours after
receiving a written request form the Town. Should the Proponent fail to complete the works within
the required seventy-two (72) hours, the Town may draw from the securities posted to complete
the work.
For stormwater management facilities, the Proponent shall undertake final cleaning and dredging
of the facility once 90% of the contributing lots have been completed, as confirmed by the Town.
2.10 Maintenance Securities
The Proponent will be required to post maintenance securities for ten percent (10%) of the total
estimated cost of the works and services with an additional fifteen percent (15%) for the base and
surface course asphalt and curb and gutter works plus full securities for the final cleaning and
dredging of all stormwater management facilities.
2.11 Final Acceptance of the Works
Upon the conclusion of the maintenance period, final inspections will be completed with the Town
of Tillsonburg Staff, the Consulting Engineer, and other Applicable parties to confirm and verify
the warranty/maintenance work required and final state of the project.
The Proponent may be required to provide the following information:
• Statutory Declaration for all accounts
• Proof of the MOE Environmental Compliance Approvals (ECA)
• Proof of insurance as determined by the Town
• Certificate from the Electrical Safety Authority certifying the streetlighting system
• Proof of the registration to title of the Plan of Subdivision, subdivision agreement and associated schedules
• Certification from an Ontario Land Surveyor (OLS) that all survey monuments and iron bars are installed and located at grade
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• Confirmation from the Town that any emergency repairs that may have been required are fully paid for by the Proponent
• A certification letter from the Consulting Engineer certifying:
o All Services and Works have been constructed in conformance with the approved drawings
o Rough grading has been completed to provide a proper outlet for the major design storm
o All hydrant testing has been completed in the presence of a licensed Operator from the County and/or designated service provider
o All sanitary and storm manholes and catch basins have been flushed and cleaned along with a CCTV inspection of the sanitary and storm systems
o Retaining wall structures are structurally sound and were constructed as per the approved design drawings and applicable standards
• Final “as-constructed” drawings on original mylar transparencies and electronically on a USB 2.0 drive in AutoCAD or DXF format.
• Record Forms (provided by the Town) indicating the swing times to all plant features.
Once the Town deems that all deficiencies have been rectified and all conditions of the subdivision
agreement have been met, the Town will provide a Certificate of Final Acceptance at which time
the associated maintenance securities can be released by the Town. At the sole discretion of the
Town’s Director of Operations and Development, separate Certificates of Final Acceptance may
be issued for below ground works (including curb and base course asphalt) and above ground
works or stormwater management facilities.
2.12 Assumptions of the Works
The Town will assume the works once all Certificates of Final Acceptance have been issued by
the Town and the Town has approved and passed an Assumption By-law.
Once the water distribution and sanitary collection systems have been installed to the satisfaction
of the Town/County, the water distribution and sanitary collection systems shall be assumed and
operated by the County and/or designated service provider.
Once all repairs have been completed and the Proponent has complied with all terms and
conditions of the subdivision agreement, the Town Director of Operations and Development shall
submit a written report to Town Council outlining compliance with the approved drawings and
subdivision agreement.
The works shall not be construed as assumed by the Town until the Assumption By-law is passed
by Town Council.
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Operations Services The Corporation of the Town of Tillsonburg Development Guidelines and Design Criteria
Section 3
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Table of Contents
3 SUBDIVISION SUBMISSION REQUIREMENTS ..................................................... 1
3.1 General Requirements ................................................................................................ 1
3.1.1 Tillsonburg Hydro Inc .............................................................................................. 1
3.1.2 Water Distribution System ....................................................................................... 1
3.1.3 Utilities ..................................................................................................................... 1
3.1.4 Easements .............................................................................................................. 1
3.1.5 Geotechnical Report ................................................................................................ 2
3.1.6 Excess Soil Management Plan ................................................................................ 2
3.1.7 Functional Servicing Report .................................................................................... 2
3.2 Submission of Servicing Drawings .............................................................................. 3
3.2.1 First Submission ...................................................................................................... 3
3.2.2 Subsequent Submissions ........................................................................................ 4
3.2.3 Ministry of the Environment, Conservation and Parks Applications ........................ 4
3.2.4 Other Approvals ....................................................................................................... 4
3.3 Drawing Format and Requirements ............................................................................ 4
3.3.1 Calculate Survey Plan and Draft Plan ..................................................................... 5
3.3.2 Cover Sheet............................................................................................................. 5
3.3.3 General Plan of Services ......................................................................................... 5
3.3.4 Sanitary Sewer Design and Area Plan .................................................................... 5
3.3.5 Storm Sewer Design and Area Plan ........................................................................ 6
3.3.6 Plan and Profile Drawings ....................................................................................... 7
3.3.7 Lot Grading Drawings .............................................................................................. 8
3.3.8 Storm Water Management Drawings ....................................................................... 9
3.3.9 Photometric Plan Submission ................................................................................ 10
3.3.10 Composite Utility Plan ........................................................................................... 11
3.3.11 Landscape Plan ..................................................................................................... 11
3.4 “As-Constructed” Drawings ....................................................................................... 11
3.4.1 “As-Constructed” Field Survey .............................................................................. 12
3.4.2 Drawings Revisions ............................................................................................... 12
3.4.3 Submission of “As-Constructed” Drawings ............................................................ 12
3.4.4 GIS Information ..................................................................................................... 13
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Appendices
Section 3 - Appendix “3-1” Asset Management Plan Data Table Example
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3 SUBDIVISION SUBMISSION REQUIREMENTS
3.1 General Requirements
The purpose of this section is to provide general submission requirements and design guidelines
for the developer and its engineering consultants required for project acceptance by Operations
Services of the Town of Tillsonburg.
3.1.1 Tillsonburg Hydro Inc. Tillsonburg Hydro Inc. is responsible for the approval of the electrical distribution system and
services installed within all road allowances and associated registered easements within the Town
of Tillsonburg.
All hydro servicing is to be designed by an Electrical Consultant and installed within the road
allowance or applicable easement in accordance with the most recent requirements and
specifications of the Town and Tillsonburg Hydro Inc. The developer will be required to enter into
a separate Connection Agreement for the hydro installation with Tillsonburg Hydro Inc. All
inquiries regarding hydro servicing shall be directed to Tillsonburg Hydro Inc.
3.1.2 Water Distribution System The Consultant shall submit a general plan of the proposed water distribution system indicating
the main size, material, location of hydrants, valves, blowoffs and other appurtenances, including
sidewalks prior to the preparation of the plan and profile drawings to the Town for review and
approval. If hydraulic modelling is required to verify watermain sizing, the County of Oxford will
provide water pressures and flows at locations specified by the consulting engineer for their
design.
3.1.3 Utilities
The Developer shall arrange for streetlight, servicing cables, telecommunication cables and
natural gas to be installed underground, all to the satisfaction of the respective Operating Authority
and the Town of Tillsonburg.
A street lighting system providing illumination in accordance with the requirements of Section 9 -
Utilities and installed by the Developer to the current standards of the Town. A digital file in
AutoCAD Format shall be submitted to the Town.
3.1.4 Easements
The Developer shall provide easements of sufficient width for all municipal services and utilities
that cross private property. Easement width shall be determined based on minimum trench width,
side slopes and soil types as per Ontario Health and Safety Act. The developer shall register all
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easements at no cost to the Town of Tillsonburg. Preliminary reference plans shall be submitted
to the Town of Tillsonburg for approval.
3.1.5 Geotechnical Report
A soils investigation and report from a qualified geotechnical engineer is required to be provided
with the first submission of engineering drawings, which will address the following:
• soil types to be encountered during construction and building
• information on water table levels and impacts on road structure
• recommendations regarding trench backfill and bedding material
• road structure design
• recommended stable trench construction and building foundation support
3.1.6 Excess Soil Management Plan
An Excess Soil Management Plan shall be prepared by a Qualified Person, as defined by Ontario
Regulation 153/04, for proposed developments that require excess soil to be removed from site
and meets the criteria of current Ontario regulations. The purpose of the report is to characterize
the quality of the excess soil and generate a management plan that is in compliance with the
current Ontario regulations for excess soil management.
The Plan shall be prepared as per the MOE’s “Management of Excess Soil – A Guide for Best
Management Practices” and shall comply with the current regulatory implementation schedule as
put forth by the MOE.
The Excess Soil Management Plan shall be submitted to the Town of Tillsonburg for approval. If
deemed appropriate by the Town, the Town may appoint a qualified third-party reviewer to review
the plan for compliance to the current regulatory obligations. The owner shall be responsible for
the cost of the third-party reviewer.
The Owner will be responsible for O.Reg 406/19 ON-SITE AND EXCESS SOIL MANAGEMENT 3.1.7 Functional Servicing Report
A functional servicing report (FSR) describes the layout of the development and required
infrastructure including detailed engineering to demonstrate the feasibility of the services requiring
approval from the Town and County. The FSR ensures that the proposed development can be
serviced for its intended use, and that all on-site and off-site servicing requirements are identified.
In cases where the subdivision development under consideration forms part of a larger area set
aside for future development, the FSR shall be a definite requirement in order to confirm that the
servicing design does not limit the future development. The FSR shall be a definite requirement,
when a subdivision is being phased and the engineering design is being undertaken for each
phase separately. The FSR shall be signed and sealed by a professional engineer.
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A FSR shall include, but will not necessarily be limited to the following considerations:
• Major roadway alignments, cross-sections and intersections
• Watercourse improvement and channelization
• Railway crossings as applicable
• Major trunk sewers and watermains
• Stormwater management facilities
• Storm drainage systems
• Sanitary drainage systems
• Water distribution systems
• Utility servicing
• Site grading design
• Pumping station locations (if applicable)
3.2 Submission of Servicing Drawings 3.2.1 First Submission
The first submission of servicing drawings and design calculations for a proposed development
shall contain the following information:
• three copies of the proposed Draft Plan
• three copies of the Calculated Survey Plan
• three copies of the General Plan of Services
• three copies of the Sanitary Drainage Areas and Design Sheet
• three copies of the Storm Drainage Areas and Design Sheet
• three copies of the External Drainage Areas (if required)
• three copies of the Plan and Profiles
• three copies of the Lot Grading & Erosion Control Plans
• three copies of the Storm Water Management Facility (if required)
• three copies of the Preliminary Photometrics Plan
• three copies of the Composite Utility Plan
• three copies of the Landscape Plan
• three copies of the Details and Notes
• three copies of all External Works (if required)
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• three copies of the geotechnical report, storm water management facility functional report, slope stability report, all reports required as noted in the conditions of draft plan approval
• three copies hydraulic water analysis report and drawing (if required)
• Digital copies in PDF format of all requirement documentation.
The above information will be reviewed by the Town of Tillsonburg and a summary comment letter
will be provided to the Consultant Engineer for review and responses.
3.2.2 Subsequent Submissions
Subsequent submissions of applicable drawings and calculations shall be made until the
engineering drawings, design, and calculations are acceptable to the Town of Tillsonburg. Once
approved two copies of all supporting information shall be forwarded to the Town of Tillsonburg
Operations Services for their records.
After the second submission, fees for additional submissions will be assessed based on the Town
of Tillsonburg Rates and Fees Bylaw (as amended).
3.2.3 Ministry of the Environment, Conservation and Parks Applications
Once the engineering design, drawings, and calculations have been approved by the Town of
Tillsonburg, three copies of Ministry of the Environment, Conservation and Parks Applications
completed by the Developer / Consulting Engineer shall be forwarded to the Town of Tillsonburg
and the County of Oxford for signing.
A copy of the MOE Form 1 for any watermain systems shall be forwarded to the Town of
Tillsonburg for their records.
3.2.4 Other Approvals The developer/engineering consultant shall be required to make all submissions and
representations necessary to obtain approval from all authorities affected by the development.
These may include but are not limited to the following: County of Oxford, Ministry of
Transportation, Ministry of Natural Resources and Forestry, Fire Department, Parks Division, and
Long Point Region Conservation Authority. The Town of Tillsonburg shall be kept informed of the
progress of these approvals by copies of all correspondence. All approvals shall be in place prior
to the execution of any Development Agreement.
3.3 Drawing Format and Requirements The following information is required to be submitted for approval of servicing drawings.
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3.3.1 Calculate Survey Plan and Draft Plan
A calculated plan completed by an Ontario Land Surveyor must be completed and submitted with
the first submission of servicing drawings. The calculated plan shall be drawn in metric units. The
approved draft plan shall also be provided with the first submission of servicing drawings.
3.3.2 Cover Sheet
The cover sheet shall include the Name of Development, Developers Name, List of Drawings,
Town’s Logo and Key Plan showing location of project.
3.3.3 General Plan of Services
The General Plan of Services shall include sanitary sewers, storm sewers, watermains, storm
water management facilities, and all easements. Lot numbering and lot fabric shall match that of
the draft plan. The General Plan of Services shall show all proposed and existing services
required for servicing the proposed development and serves as a "key" plan for the remainder of
the drawing set. In addition, the General Plan of Services shall satisfy the following requirements:
• scale shall be 1:1000
• metric A1 sheet
• north arrow
• delineate limits of subdivision and/or phasing
• proposed and existing lot/block numbers
• proposed and existing street names
• proposed and existing sanitary and storm sewers
• label all proposed and existing sewer lengths (one decimal), size, manholes, catch basins, ditch inlet catch basins, grades (two decimals) and direction of flow
• all proposed and existing watermains, size, material, hydrants, valves and fittings
• legend
• at least three geodetic benchmarks
• reference drawing numbers for plan and profiles
• all drawings to be stamped, signed and dated by a professional engineer
3.3.4 Sanitary Sewer Design and Area Plan
The Sanitary Sewage Design and Area Plan shall include all information necessary to complete
a thorough review of the design. All external areas shall be shown on the drawing. If the external
areas are too large to be accommodated, a separate drawing for the external sanitary areas shall
be included in the set. Drainage areas shall be delineated on a lot line by lot line and manhole to
manhole basis and shall include drainage area numbers, areas in hectares and population or non-
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residential zoning class. A design sheet shall also be included on the drawing. If the design sheet
cannot be accommodated on the drainage area plans, the sanitary design sheet can be shown
on its own drawing or included with the storm design sheet on its own drawing. In addition, the
Sanitary Sewage Design and Area Plan shall satisfy the following requirements:
• scale shall be 1:1000
• metric A1 sheet
• north arrow
• delineate limits of subdivision and/or phasing
• proposed and existing lot/block numbers
• easements, municipal numbers of existing lots, road widenings, identify semi- detached lots
• proposed and existing street names
• proposed and existing sanitary sewers
• label all proposed and existing sewer lengths (one decimal), size, manholes, grades (two decimals) and direction of flow
• delineate all sanitary drainage areas by lot line and on a manhole by manhole basis, show drainage area number, area in hectares, and population and/or non-residential zoning class for each catchment area
• design sheet to be shown on drawing
• legend
• all drawings to be stamped, signed and dated by a professional engineer
3.3.5 Storm Sewer Design and Area Plan The Storm Sewer Design and Area Plan shall include all information necessary to complete a
thorough review of the design. All external areas shall be shown on the drawing. If the external
areas are too large to be accommodated, a separate drawing for the external storm areas shall
be included in the set. Drainage areas shall be delineated on an actual contributing drainage area
and manhole to manhole basis and shall include drainage area numbers, areas in hectares and
runoff coefficients. A design sheet shall also be included on the drawing. If the design sheet
cannot be accommodated on the drainage area plans, the storm design sheet can be shown on
its own drawing or included with the sanitary design sheet on its own drawing. In addition, the
Storm Sewer Design and Area Plan shall satisfy the following requirements:
• scale shall be 1:1000
• metric A1 sheet
• north arrow
• delineate limits of subdivision and/or phasing
• proposed and existing lot/block numbers
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• lot/block dimensions, easements, municipal numbers of existing lots, road widenings, identify semi- detached lots
• proposed and existing street names
• proposed and existing storm sewers, ditches and watercourses
• label all proposed and existing sewer lengths (one decimal), size, manholes, catchbasins, ditch inlet catchbasins, grades (two decimals) and direction of flow
• delineate all storm drainage areas by the actual catchment area and a structure by
structure basis, show drainage area number, area in hectares, runoff coefficient for each catchment area
• design sheet to be shown on drawing
• legend
• all drawings to be stamped, signed and dated by a professional engineer
• overland flow
3.3.6 Plan and Profile Drawings
Plan and Profile drawings of each street and easement shall include all information necessary to
construct the proposed works. In addition, Plan and Profile drawings shall satisfy the following
requirements:
• scale shall be horizontal 1:500, vertical 1:50
• metric A1 sheet
• north arrow
• delineate limits of subdivision and/or phasing
• proposed and existing lot/block numbers
• lot/block dimensions, easements, municipal numbers of existing lots, road widenings, horizontal curve data, vertical curve data, S.I.B. locations, identify semi-detached lots and all pertinent survey data
• proposed and existing street names
• proposed and existing sanitary and storm sewers and watermain
• label all proposed and existing manholes, catch basins, ditch inlet catch basins, hydrants, valves, etc
• for storm, sanitary and watermain label pipe material, size, bedding type, inverts or C/L of watermain, length (one decimal) and grade (two decimals)
• elevations for top of base flange of hydrants, catchbasin and ditch inlet frame and grates
• all proposed and existing surface features such as curb and gutter, sidewalk, asphalt roadways, ditches, swales, existing buildings, etc
• all existing utilities abutting proposed development shall be shown
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• all landscaping shall be shown as per the landscape plan
• show elevations and chainages at Beginning of Curves (B.C.'s), End of Curves (E.C.'s),
project limits, centerline intersections, 20m intervals, and breakpoints
• show private drain connections, and water services
• show existing and future profiles for a distance of 60m from project limits
• plan and profiles of rear yard catchbasins, walkways, and servicing easements are required
• reference drawing numbers for adjoining plan and profiles
• borehole information in plan and profile
• dimensions for road width, manholes, catch basins, sidewalks, watermain, etc
• show all existing features i.e. trees, mailboxes, creeks, ponds, etc
• all drawings to be stamped, signed and dated by a professional engineer
3.3.7 Lot Grading Drawings
The Lot Grading Drawings shall include all information and grades necessary to ensure proper
grading of the proposed lots as well as ensuring drainage compatibility with existing lands, which
abut the proposed development, i.e. not restricted or inundated due to the new development. The
drawings should also include overland flow arrows which delineate the proposed flow route of a
major storm. Erosion and sediment control measures and notes can be included on the Lot
Grading Drawings. In addition, Lot Grading Drawings shall satisfy the following requirements:
• scale shall be 1:500
• metric A1 sheet
• north arrow
• delineate limits of subdivision and/or phasing
• proposed and existing lot/block numbers, registered plan numbers etc
• lot/block dimensions, easements, municipal numbers of existing lots, road widenings,
S.I.B. locations, identify semi-detached lots and all pertinent survey data
• at least two geodetic benchmarks
• proposed and existing street names
• all proposed and existing surface features such as curb and gutter, sidewalk, asphalt roadways, driveways, ditches, swales, existing buildings, hydrants, valves, manholes, catch basins, ditch inlet catch basins, etc
• all existing surface utilities abutting proposed development shall be shown
• show proposed elevations at B.C.'s, E.C.'s, project limits, centreline intersections, 30m intervals, lot corners, building setback line, and breakpoints
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• show proposed maximum building envelopes, elevations at all lot and block corners, proposed elevations at the front and rear of all buildings, proposed finished floor or top of foundation elevations for all lots as well as break point elevations along rear and side yard
swales and accompanying slopes along each side yard / swale
• provide drainage arrows for overland surface flow
• provide drainage arrows for major overland flow due to 100-year storm flooding
• show existing contours at 0.5m interval and existing spot elevations around perimeter of development
• show a minimum of 30m of existing contours and features around perimeter of development
• show all existing features i.e. trees, mailboxes, creeks, ponds, etc
• all drawings to be stamped, signed and dated by a professional engineer
3.3.8 Storm Water Management Drawings
The Storm Water Management Drawings shall include all information necessary to construct the
stormwater management facility so it will function as per design. Details for the Storm drainage
area shall be included. Details for inlet and outlet structures shall be included on this sheet. Cross
sections along the length and perpendicular to the facility shall be included. Ground cover and
erosion protection to be detailed on this drawing. In addition, Stormwater Management Drawings
shall satisfy the following requirements:
• scale shall be 1:500 or larger.(i.e. 1:250)
• metric A1 sheet
• north arrow
• delineate limits of subdivision and/or phasing
• proposed and existing lot/block numbers
• lot/block dimensions, easements, municipal numbers of existing lots, road widenings
• at least two geodetic benchmarks
• proposed and existing street names
• all proposed and existing features such as curb and gutter, sidewalk, asphalt roadways,
ditches, swales, existing buildings, hydrants, valves, manholes, catch basins, ditch inlet catch basins, etc
• all existing surface utilities abutting proposed development shall be shown
• show a minimum of 30m of existing contours and features around perimeter of
development
• show all existing features i.e. trees, mailboxes, creeks, ponds, etc.
• show all related design features, structures, weirs and grades / elevations, etc.
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• show maintenance access
• Overland Flow route
• all drawings to be stamped, signed and dated by a professional engineer
• details and notes
The Details and Notes drawings shall contain specific details and notes needed to construct the
proposed works. Notes shall include standard specifications relating to general construction or
specific items. There shall be a typical cross-section showing structures, and general sewer
locations. In addition, the Details and Notes drawings shall satisfy the following requirements:
• details to scale if possible
• metric A1 sheet
• standard general construction notes
• sewer and watermain construction notes
• list of standard OPSD and Town of Tillsonburg standards to be used on project
• miscellaneous details and sections required for construction of development
• benchmark list (at least two)
• all drawings to be stamped, signed and dated by a professional engineer
3.3.9 Photometric Plan Submission
The Photometric Plan shall be prepared and should reference ‘LUX’ units of measure for
information purposes. The Plan should include a point-by-point photometric grid superimposed
over the site that clearly indicates the proposed site lighting levels.
Other plan requirements include:
• a fixture legend indicating the fixture details
• arm length and height
• LED wattage
• LED Colour Rendering Index Rating(s)
• shield specifications (if applicable)
• fixture light shield locations
• A chart that confirms calculated average, minimum and maximum LUX, veiling luminescence and uniformity
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3.3.10 Composite Utility Plan
The Composite Utility Plan shall include sanitary sewers, storm sewers, watermain, storm water
management facilities, and all easements. Lot numbering and lot fabric shall match that of the
registered plan. The Composite Utility Plan shall show all proposed and existing services required
for servicing the proposed development and serves as a "key" plan for the remainder of the
drawing set. In addition, the Composite Utility Plan shall satisfy the following requirements:
•scale shall be 1:500;
•metric A1 sheet;
•north arrow;
•location of all existing and proposed utilities;
•offsets from property line;
•location of all proposed street trees;
•location of all proposed streetlights;
•location of all driveways; and,
•all drawings to be stamped, signed and dated by a professional engineer.
3.3.11 Landscape Plan
The landscaping plan shall include all plantings, tree, and landscaping features proposed as
part of the development. In addition, the Landscaping Plan shall satisfy the following
requirements:
•scale shall be 1:500;
•metric A1 sheet;
•north arrow;
•location of all trees, shrubs, and miscellaneous plantings;
•complete list of tree/planting sizes, common name, species name, and quantities;
•All drawings are to be stamped, signed and dated by a landscape architect
3.4 “As-Built” Drawings
The "As-Built" Drawings constitute the original engineering drawings, which have been
amended to incorporate the construction changes and variances to provide accurate
information on the works as installed in the development. The Registered Plan Number must be
clearly shown on all "As-Built" Drawings.
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3.4.1 “As-Built” Field Survey
The "As-Built" revisions shall be based on a final survey of all the subdivision services and
from construction records. The final survey of the subdivision services shall include a field
check of the following items:
•location and invert elevations of all sewer manholes and revised grade of sewers
•distance between manholes
•location of all roadway catchbasins
•location, lid and invert elevations for all rear yard catchbasins
•location of curb and sidewalk
•location of hydrants
•location and ties to all valve boxes and valve chambers located in landscaped areas
•location and ties to watermain (horz. & vert.) all blow-offs and other special watermainappurtenances
•road centreline elevations
•location and elevation site benchmarks established during construction
•location of all service connections to all lots and blocks and chainage of the connection at
the sewer to the nearest downstream manhole
•all sewer and watermain sizes, material, bedding type
•location of fencing constructed as part of the subdivision services
•location of all street light poles and transformers
3.4.2 Drawings Revisions
The original drawings shall be revised to reflect the "As-Recorded" changes which were
documented by the consulting engineer. The drawing revisions shall include but are not limited to
the following:
•all sewer and road grades are to be recalculated to two decimal places
•all screening shall be removed
•all street names, lot and block numbering and dimensions shall be checked against theregistered plan
•an "As-Recorded" revision note shall be placed on all drawings
3.4.3 Submission of “As-Recorded” Drawings
Upon completion of all underground and road construction the "As-Recorded" drawings shall be
submitted to the Town of Tillsonburg Operations Services on 'white prints' for review. When the
drawings have been revised to the satisfaction of the Town, the engineering consultant will supply
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the Town with one set of stamped "As-Recorded" mylars and an AutoCAD digital file for their
records.
The information shown on the "As-Recorded" drawings may be checked by the Town at any time
up to two years from the "Final Acceptance" of the development and if discrepancies are found
between the information shown on the drawings and the field conditions, the drawings will be
returned to the Engineering Consultant for rechecking and further revisions.
The Engineering Consultant may be required to explain, in writing, any differences between the
design and the "As-Recorded" data and provide verification that the alterations will not adversely
affect the design of the subdivision services. The "As-Recorded" drawings shall be submitted to
the Town before "Preliminary Acceptance" for the underground works will be given.
3.4.4 GIS Information
Finalized digital CAD files, properly georeferenced (NAD 83 17N) are to be provided, showing all
services for the entire development with each asset category drawn on its own layer.
3.4.5 Asset Management Information
As part of the submission of “As-Recorded” drawings, it is necessary to supply all infrastructure
attribute information for the development to the Town in a spreadsheet format that will allow for
importation into the Towns Asset Management system (sample spreadsheets and datasets are
included in Appendix 3-1 for this purpose). The collection of infrastructure attribute information
is required to enable efficient lifecycle management practices for infrastructure and to account
for infrastructure assets on annual financial statements.
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Asset Management Plan Data Table Example
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Table of Contents
4 SITE PLAN APPROVAL PROCESS ........................................................................ 1
4.1 General Requirements ............................................................................................... 1
4.2 Introduction ................................................................................................................ 1
4.2.1 Definition of Development ....................................................................................... 1
4.2.2 Site Plan Approval Required ................................................................................... 2
4.2.3 Goals of Site Plan Control ....................................................................................... 3
4.3 Site Plan Control Process ........................................................................................... 3
4.3.1 Approval Process .................................................................................................... 3
4.3.2 Site Plan Approval Pre-consultation ........................................................................ 4
4.3.3 Exempt from Site Plan Approval .............................................................................. 4
4.3.4 Minor Site Plan Approval Application ....................................................................... 6
4.3.5 Major Site Plan Approval Application ....................................................................... 7
4.3.6 Site Plan Amendment Application ........................................................................... 7
4.3.7 Site Plan Approval Application Submission ............................................................. 8
4.3.8 County, Town and Agency Review .......................................................................... 8
4.3.9 Site Plan Meeting, Review and Resubmission of Plans .......................................... 9
4.3.10 Public and Town Council Information/Consultation ................................................. 9
4.3.11 Final Approval........................................................................................................ 10
4.3.12 Agreement or Undertaking Execution .................................................................... 11
4.3.13 Building Permit ...................................................................................................... 11
4.3.14 Post-Construction .................................................................................................. 11
4.3.15 Partial Release of Performance Securities ............................................................ 12
4.3.16 Release of Performance Securities for Landscaping ............................................. 13
4.3.17 Drawing Upon the performance security – Failure to Complete Works ................. 13
4.3.18 Appeals ................................................................................................................. 14
4.3.19 Red-line Amendments ........................................................................................... 14
4.3.20 Minor Corrective Amendments .............................................................................. 15
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4 SITE PLAN APPROVAL PROCESS
4.1 General Requirements
In the Province of Ontario, Section 41 of the Planning Act authorizes municipalities to employ Site
Plan Control as a land use tool to ensure the appropriate location of a development on a site and
to ensure the safety, attractiveness and compatibility with the surrounding land. This section is to
inform potential developers and the public about the process of Site Plan Control within the Town
of Tillsonburg.
4.2 Introduction
4.2.1 Definition of Development
For the purposes of Site Plan Control, development is defined in the Planning Act as:
… the construction, erection or placing of one or more buildings or structures on
land or the making of an addition or alteration to a building or structure that has
the effect of substantially increasing the size or usability thereof, or the laying out
and establishment of a commercial parking lot or of sites for the location of three
or more trailers as defined in subsection 164 (4) of the Municipal Act, 2001 or
subsection 3 (1) of the City of Toronto Act, 2006, as the case may be, or of sites
for the location of three or more mobile homes as defined in subsection 46 (1) of
this Act or of sites for the construction, erection or location of three or more land
lease community homes as defined in subsection 46 (1) of this Act. R.S.O. 1990,
c.P.13, s. 41 (1); 1994, c. 4, s. 14; 2002, c. 17, Sched. B, s. 14 (1); 2006, c. 32,
Sched. C, s. 47 (8). (S. 41(1) Planning Act, R.S.O. 1990, c. P.13)
In addition to the provisions in the Planning Act, within Oxford County and its local area
municipalities, the general policies for use of Site Plan Control are contained in the County of
Oxford Official Plan. The Official Plan defines the entire Town as a proposed Site Plan
Control area. Development in the Town is further regulated through the Town of Tillsonburg
Zoning Bylaw No. 3295 as amended, the Town Site Plan Control By-law and other applicable By-
laws.
Pursuant to Section 41 of the Planning Act, the Council of the Town of Tillsonburg has enacted a
comprehensive Site Plan Control By-law. The Town’s Site Plan Control Bylaw 4151 as amended
identifies the development situations and land use classes subject to Site Plan Control and
exempts certain classes of land use from these controls. This by-law also outlines the
requirements for the submission of plans and drawings, and where necessary appropriate studies,
prior to permitting “development” on the lands which are subject to Site Plan Control.
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4.2.2 Site Plan Approval Required Site Plan Approval (SPA) is required for all commercial, industrial, institutional, private
recreational and medium or high-density residential types of development in the following
situations:
The construction, erection or placing of one or more buildings or structures on the land
An interior or exterior alteration to a building or structure on a property that has the effect of
increasing the usability of the property
An addition or alteration to a building or structure on a property that has the effect of increasing the size of the building or structure in an industrial zone by more than 30% of the gross floor area or increasing the size of the building or structure in all other zones by more than
20% of the gross floor area, subject to the review of the proposal by the Town and County
• The making or construction of, or addition to, a commercial, institutional or industrial
parking lot resulting in five or more parking spaces
• An amendment to an existing site plan, elevation plan, landscape plan, and/or servicing
plan or an amendment to an existing site plan agreement with the Town
It should be noted that all submissions must meet the requirements of the Town Zoning By-law
No. 3295 as amended and the County of Oxford Official Plan, otherwise planning approval will be
required prior to the final approval of a site plan application.
The following classes of development are exempted from site plan approval:
• Dwellings: single detached dwelling, semi-detached dwelling, duplex dwelling, triplex dwelling, freehold street-fronting townhouses on public streets and converted dwelling
containing a maximum of two (2) dwelling units, as well as all residential accessory buildings
• An addition or alteration to a building or structure mentioned in Section 2.1 of Site Plan Control By-law (as amended)
• Placement of a portable classroom on a school site of a district school board if the school site was in existence on January 1, 2007
• Agricultural and farm-related buildings, building additions, building alterations or structures that are utilized in farming operations, but not including agricultural, commercial or industrial operations such as farm equipment sales and service, farm supply sales and
agricultural storage, service or supply establishments
• For more information please see the section titled Exempt from SPA found in section
44.3.3.
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4.2.3 Goals of Site Plan Control
The principal goals of Site Plan Control are to:
•Ensure the safety and convenience of vehicular and pedestrian traffic to, from, and on thesite of a new development or redevelopment
•Reduce the cost to the Town where development requires the widening of existing roadsor the granting of easements for Town purposes
•Ensure that off-street parking and loading facilities are properly located, constructed andmaintained during all seasons
•Improve the quality and aesthetic appearance of developments for greater enjoyment by
the users and tenants
•Improve the image of the Town through well designed individual developments
•Ensure proper stormwater management, drainage, lot grading for individual developments
•Proper and adequate Town services and utilities are provided
4.3 Site Plan Control Process
4.3.1 Approval Process
In order to expedite SPA applications, the Town has created three separate application types,
Minor, Major and Amendment.
Minor SPA applications will take approximately 15 business days from submission of a complete
application if the application conforms to the provisions in the Town of Tillsonburg Zoning By-law
No. 3295 as amended, the policies of the County of Oxford Official Plan, the Town’s SPA
Guidelines, and other applicable policies and guidelines. Major applications will take
approximately 25 business days from submission of a complete application. Site Plan Amendment
applications will vary in the length of time to approve based on the complexity of the proposed
development.
Please note that the application process can be expedited by ensuring that all submitting
drawings and reports meet the requirements of the SPA Guidelines. In order to ensure a
complete application, it is recommended to contact Staff to arrange for a pre-consultation
meeting (application attached as Appendix “4-1”). After the pre-consultation meeting, the
Proponent completes the SPA application form (attached as Appendix “4-2”), and
completes the attached SPA application checklist, supplies cost estimates (attached as
Appendix “4-3”, if necessary) along with all required drawings/reports/studies/etc.
Furthermore, timely resubmission of amended plans based on comments/concerns of
commenting agencies can also greatly expedite the approval process.
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4.3.2 Site Plan Approval Pre-consultation The Town encourages that the Proponent and their agents (if applicable) meet with the County
Development Planner and Town staff (if applicable) to discuss the development proposal before
submitting any application for SPA. The purpose of the meeting is to advise the Proponent of the
various Official Plan policies, Zoning By-law provisions, and external approved required for the
development. The review of these policies and provisions will assist the Proponent in the design
of the site such as the placement of the proposed buildings, structures and other built features
before preparing the required site plan drawings.
If it is identified that additional planning approvals are required before the proposed site plan could
be considered for approval, staff will discuss with the Proponent in determining if an application
for planning approval should be submitted and considered concurrently with the site plan
application.
In order to determine if SPA is applicable, and to assist the Proponent in the preparation of a
complete application package, the County Development Planner and Town staff will complete a
checklist of what is required to constitute a complete application based on the proposed
development on the subject lands. This SPA pre-consultation application can be found attached
as Appendix “4-1”.
After the completion and submission of the SPA pre-consultation application staff will review the
proposal and determine if the proposed development is:
• Exempt from SPA
• An Amendment to an existing SPA
• A minor SPA application
• A major SPA application
It is anticipated that any required drawings, reports, and or studies will be identified during the
above noted review. The Proponent will be expected to provide such studies in conjunction with
the completed SPA application.
Please be advised that the SPA pre-consultation application is provided to assist the Proponent
in moving forward with the proposed development. The above should not be considered an
exhaustive list, as additional requirements or information may be identified through a complete
review of the formal submission of all required drawings, studies, and reports.
4.3.3 Exempt from Site Plan Approval Upon the completion and submission of the SPA pre-consultation, planning staff will discuss the
proposal with applicable Town staff and if necessary, additional applicable agencies. Staff will
review the proposal against the policies of the Official Plan, Zoning By-law and Site Plan Control
Guidelines and Site Plan Control By-law.
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The following shall be considered by staff when determining if the proposal should be
exempt from Site Plan Control Approval:
•Is the proposal for greenfield development? (Note that new development proposals willnot be exempted from Site Plan Control Approval and will generally require either Minoror Major SPA)
•Does the proposed development have the effect of increasing the size of the building orstructure in an industrial zone by more than 30% of the gross floor area or increasing thesize of the building or structure in all other zones by more than 30% of the gross floorarea?;
•Interior renovations will generally be exempt from Site Plan Control Approval, unless achange of use permit is required and the required amount of parking increases.
•Are there any environmental features or constraints as identified by the Official Planlocated on the subject property or within the immediate area?
•Does the extent or scale of the development proposal suggest that a ProfessionalEngineer or other professional(s) be retained to review the development proposal?
•Do existing site conditions complicate the development (i.e. topography, slopes, previoushazardous uses)?
•Does the proposed development conform to the Zoning By-law, Official Plan or anyagreements, or are there property standards complaints, open storage problems,
outstanding stop work orders, or other matters of Town interest?
•Are there any obvious parking, loading or access problems?
•Are there any obvious drainage or storm water management problems/concerns?
•Are there requirements for internal/external servicing improvements, construction or roadworks?
•Is the proposed development compatible with the surrounding area in terms of conceptualmassing/design?
•Would any traffic hazards and other safety issues result from the development?
•Would the proposed development result in land use conflict/compatibility concerns?
•Is the property subject to an existing Site Plan and/or Agreement?
•Has Council requested a full review of the site?
•Is stormwater management required?
•Are municipal drains located on subject property?
•Geotechnical analysis required?
•Are new services or servicing proposed?
•What is the extent of work within the municipal ROW?
Within 5 to 7 business days of submission of the SPA pre-consultation, staff will determine if the
proposed development is exempt from SPA. If exempt, a building permit application may be
submitted for approval.
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If the Town has determined that the proposed development is not exempt from SPA, then the
Proponent must submit either a Minor, Major or Site Plan Amendment Approval Application.
4.3.4 Minor Site Plan Approval Application
Minor SPA applications can be required for minor development proposals such as a change of
use of an existing building, building additions, or by means of the provisions of the Zoning By-law.
The Proponent of the subject lands shall submit a detailed drawing of the subject lands which
illustrates the proposed development including all other necessary drawings/reports/studies as
identified through the pre-consultation application. If during the site plan review stage, it is
determined that the proposed development requires changes to an approved grading plan or may
have off-site impacts, the application will be considered a major application and additional fees
shall be required.
The Proponent will retain the services of qualified professionals to prepare computer generated
site plan required by staff, as noted by the Pre-consultation application. The plans shall be
prepared to scale and in metric format, and shall include the following information:
• Registered property Proponent, signature and date
• Legal description and roll number
• Brief statement explaining the proposed development
• Scale, north arrow, and clearly legible labeling
• Property limits and dimensions which coincide with a survey or assessment records
• Location and footprint of all existing and proposed buildings and structures on the subject property
• Identification of all surrounding uses, including distances and locations of all adjacent structures on all adjacent properties
• Access locations
• Delineation of asphalt, grassed, and graveled areas
• Existing on-site drainage, including drainage swales or catch basins
• Location of all signs and lighting
• Location of any nearby hydrants, utility poles or other services for the property or surrounding area
• Landscaping (trees, shrub beds, berms, swales
• Stormwater management report prepared by a Professional Engineer
• Posting of performance securities based upon the Cost Estimate of all outside works (see appendix “D”)
• Site statistics including:
o Property area
o Percentage of the property which is developed
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o Area of site covered by buildings
o Gross floor area of all buildings
o Number of parking spaces and loading spaces
o Percentage of the site which is landscaped
Upon submission of the complete Minor SPA application and all required
drawings/reports/studies, the application will be circulated to various Town staff and other
applicable agencies for comment. Comments will be forwarded to the Proponent within 10
business days. The Proponent will be required to address all concerns prior to approval being
granted.
Under the Minor SPA process, a Site Plan Agreement or Undertaking is required. The Agreement
or Undertaking will be drafted by Town staff, and forwarded to the Proponent of the lands for
signatures. The Agreement will then be sent to the Town and signed by the Director of Operations
and Town Clerk. The Agreement must be registered on title of the subject lands, which the Town’s
solicitor will execute at cost to the Owner.
4.3.5 Major Site Plan Approval Application
In circumstances where approval of a Major SPA Application is required, the Proponent will retain
the services of qualified professionals to prepare any necessary drawings or supporting
documents, as noted by Town staff during the pre-consultation application.
The process for full Site Plan Control Approval shall generally be as follows (additional details can
be found in the checklist as part of the Site Plan Approval Application form):
•Submission of a complete set of plans and the requisite application and fee
•Review of plans by the Town, agencies and appropriate professionals (25 business days)
•Revisions of the plans to address concerns
•Town and County staff approval of the plans and preparation of the Site Plan Agreement
•Posting of performance securities based upon the Cost Estimate of all outside works
•Execution of the Site Plan Agreement by the Town and the Proponent
•Site Plan Agreement is registered on title of the subject lands and proof of registration isprovided
•Clearance to the Building Department and commencement of the building permit process
4.3.6 Site Plan Amendment Application
Development proposals for lands which are already subject to an existing Site Plan Agreement or
approved site plan that proposes a major addition or alteration will be processed in accordance with
the Town’s Major Site Plan Application process unless otherwise noted by the County
Development Planner, in consultation with the Manager of Engineering and Chief Building Official.
Subsequent to SPA Pre-consultation, and within 20 business days the Town and County staff will
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utilize the following criteria to determine whether a development proposal is considered major and
therefore requires an amendment to the existing Site Plan Agreement:
• An addition or alteration to a building or structure on a property that has the effect of
increasing the size of the building or structure in an industrial zone by more than 30% of the gross floor area or increasing the size of the building or structure in all other zones by more than 20% of the gross floor area, subject to the review of the proposal by the Town
and County staff. If the proposed addition or alteration does not contain any new servicing and will not have stormwater management implications, consideration may be given to exempting the addition from site plan approval.
4.3.7 Site Plan Approval Application Submission
The SPA process is initiated by submitting a completed Amendment, Minor or Major SPA
application, all required drawings, approvals? reports and studies, and the required fee to the
Town of Tillsonburg Customer Service Centre or the County of Oxford Community Planning
Office. The SPA application form can be found in Appendix “4-2” of this document. Additional
application forms are available at the local Town office, the Oxford County Community Planning
Office, and online on the Town and County websites. The required application fee must
accompany the completed application. The applicable application fee is contained within the
Town’s Rates and Fees By-Law, as amended. Please note that the fee is payable to the Town
of Tillsonburg. Please refer to section 5 for SPA submission requirements. For information
regarding the application fee please contact the Town of Tillsonburg , or visit the County’s
Community Planning Office website or the Town of Tillsonburg website
(https://www.tillsonburg.ca). A checklist of complete application submission requirements are
contained within the SPA application form (Appendix “4-2”).
Please note that applications will not be circulated unless deemed to be complete by the County
Development Planner.
4.3.8 County, Town and Agency Review The County Development Planner will review the initial submission and forward to Town staff. The
Town’s Development Engineering Technologist will circulate the following public agencies, as
required:
• Town staff including, Chief Building Official, Fire Chief, Director of Operations, Manager of Engineering, Director of Recreation, Culture and Parks, Town Water/Wastewater
supervisor, Town Development Commissioner, Manager of Public Works & Hydro Design.
• County of Oxford Community Planning Office
• County of Oxford Public Works Department
• Applicable local utility companies (THI)
• County or Town Accessibility Advisory Committee
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Depending on the location and nature of the development, the developer may be required to
obtain approvals from various other regulatory agencies including (but not limited to) one or
more of the following and in addition to and/or prior to obtaining approval from the Town:
•The Department of Fisheries and Oceans (DFO)
•The Ministry of Environment, Conservation and Parks (MECP)
•The Ministry of Natural Resources (MNR)
•The Ministry of Transportation (MTO)
•The Ministry of Tourism, Culture and Sport (MTC)
•Long Point Region Conservation Authority (LPRCA)
It is the responsibility of the developer to provide the Town with suitable written documentation
of the approval from the regulatory agencies.
The development will be subject to the requirements of all by-laws within the Town.
Other agencies may be circulated depending on the location and scope of the application. The
Proponent will be notified, in writing, if the circulated agencies require revisions of the site plan
drawings or if additional information is required.
4.3.9 Site Plan Meeting, Review and Resubmission of Plans
The Proponent will receive an acknowledgement letter, recognizing receipt of the application. If
necessary, a site plan meeting will be scheduled with the Proponent, Town and County staff, and
if necessary, circulated agencies to review the application and agency comments. This meeting
shall be held once the comments from all applicable departments/agencies have been received.
Once all requested comments have been received, the County Development Planner will
consolidate all comments and concerns into a formal response and forward them to the Proponent
requesting the required revisions to site specific design information, additional information or
studies. If requested, the Town and County staff will meet with the Proponent to discuss concerns
regarding the proposed development and to clarify resubmission requirements.
Any subsequent site plan resubmission shall include a letter from the Proponent stating
in bullet form how they have addressed each of the concerns/comments in the formal
response from the Development Engineering Technologist
4.3.10 Public and Town Council Information/Consultation
At the discretion of Town Staff, the Proponent may be required to hold a public
information/consultation session to advise the public of the proposed development.
The public information/consultation session is to be conducted at the expense of the Proponent,
at a time and location to the satisfaction of the Town. A public notice sign will be erected on the
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subject lands advising of the public meeting. Written notification will also be circulated to
neighbouring property Proponents with 120m.
Town Council may require the proposed development to be brought forward to a Town Council
meeting for information.
4.3.11 Final Approval For the purposes of SPA, in accordance with Subsection 41(13)(b) of the Planning Act and the
Town’s Delegation By-law 2020-091 , the authority to approve plans and drawings required for
any Site Plan application in the Town has been delegated to the County Development Planner
and the Town Clerk.
Upon receipt of the final plans and documents, Town staff will prepare the Site Plan Agreement
or Undertaking. The approved plans and documents will be noted in the Site Plan Agreement
4.3.12 Agreement or Undertaking Execution Once the Site Plan Agreement or Undertaking has been prepared, the following steps will be
taken:
• The Proponent will be sent the agreement to be signed by the owner and returned to the
Town for signing.
• The Proponent will provide both digital and hard copies of the approved drawings
• The Proponent will provide securities to the Town
• The Agreement must be registered on title prior to the issuance of a building permit, the Town will have this done by their solicitor at cost to the Owner.
• The Owner shall obtain additional approvals from other government agencies or ministries as may be required prior to the issuance of a Building Permit
• Once the Site Plan Agreement has been signed by all parties, the Town has received all performance securities, and the Town has received documentation that the Site Plan
Agreement has been registered on title of the subject lands, Town staff shall advise the Chief Building Official that a building permit can be issued
4.3.13 Building Permit
Construction of buildings or structures cannot commence until the Undertaking has been signed
or the Site Plan Agreement has been signed by all parties, registered on title, all performance
securities have been received by the Town, and all permits required for the development have
been obtained from the regulatory agencies .Town staff will notify the Chief Building Official when
the Undertaking has been signed or the executed Agreement has been registered on title, and
the required performance securities and approvals have been received. The building permit may
then be issued to the Proponent.
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4.3.14 Post-Construction
All of the works required by the agreement or undertaking shall be completed within two years of
the date of building permit issuance, or one year of the date of approval of the site plan if no
building permit is required, unless otherwise approved by Town and County staff and specified in
the Site Plan Agreement. In anticipation of construction taking longer than two years to complete,
the Proponent shall provide written correspondence to the attention of the County Development
Planner advising:
•When the approved development will be completed
•What is remaining to be constructed/installed
•Why the approved development has not been constructed within the two-year period
Upon completion of all site works, the Proponent may request the return of all performance
securities. The Proponent must provide the Town written confirmation from the consulting
engineer that all site works have been completed as per the Agreement and all approved stamped
drawings. The Proponent may be required to provide any professional reports or ‘As-Recorded’
drawings to confirm the completion of works such as final grading and stormwater management
facilities on the subject property, prior to the return of any applicable performance security.
The Manager of Engineering or Development Engineering Technologist and the Chief Building
Official will undertake a final site inspection of the development to ensure construction conforms
to the approved stamped drawings, after which they will advise the Director of Finance in writing
that all site works have been completed and that the performance security can be released.
4.3.15 Partial Release of Performance Securities
Performance securities held by the Town may be released in stages as development progresses
to the satisfaction of the Manager of Engineering or Development Engineering Technologist, and
Chief Building Official. Prior to the release of partial performance securities, the Proponent must
provide the Town written confirmation from the consulting engineer that certain site works have
been completed as per the Agreement and all approved stamped drawings. These performance
security reductions are dealt with on a request basis. The Proponent will be required to complete
the necessary release of performance securities form. The Proponent will be notified within 15
business days of submission of the above if the Town is satisfied to release a portion of the held
performance securities.
The Proponent shall be required (at their expense) to provide any professional reports (usually
in the form of an Engineer’s certificate) along with ‘As-Recorded’ drawings to confirm the
completion of works such as final grading and stormwater management facilities on the subject
property, prior to the return of any requested partial performance security. The Proponent will
provide a detailed cost estimate stamped by a Professional Engineer.
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The Engineer’s certificate will provide the following:
o All Services and Works have been constructed in conformance with the approved drawings
o Rough grading has been completed to provide a proper outlet for the major design storm
o All hydrant testing has been completed in the presence of a licensed Operator from the County and/or designated service provider
o All sanitary and storm manholes and catch basins have been flushed and cleaned along with a CCTV inspection of the sanitary and storm systems
o Retaining wall structures are structurally sound and were constructed as per the approved design drawings and applicable standards If the work required by the agreement is not completed as required in the Agreement, the
performance securities or portion thereof will be retained until the deficiencies are remedied. Upon
failure of the Proponent(s) to remedy the situation to the satisfaction of the Town, the Town may
choose to cash and/or draw upon the performance security.
If any elements of the works have been constructed contrary to the Agreement, revised plans
shall be submitted by the consulting Engineer detailing the changes which have been made and
the reasons behind the changes. The Town will review the changes to determine if they are
acceptable and whether or not an amendment to the site plan is required. If the changes are
acceptable and no Amendment is required, the Town will then inspect the site to determine
whether or not a reduction in the performance security is justified. If the changes are not
acceptable, or if an amendment is required to reflect the changes, no reduction in the performance
security respecting the changes can occur until all relevant departments/agencies have approved
the changes, or portion thereof, to have the deficiencies corrected.
The Manager of Engineering or Development Engineering Technologist and the Chief Building
Official will undertake a site inspection of the development to ensure construction conforms to the
approved stamped drawings, after which they will advise the Director of Finance in writing that
the noted site works have been completed and that an applicable portion of the performance
security can be released. In all instances, the Town will retain a portion of the performance
security (10%) until one year after all works have been completed. This is to ensure performance
security against deficiencies, which may occur within that year.
4.3.16 Release of Performance Securities for Landscaping
Performance securities held by the Town for landscaping purposes will be held until June following
the end of the first growing season to ensure all installed landscaping has survived the winter and
is healthy.
4.3.17 Drawing Upon the performance security – Failure to Complete Works In the event of any failure by the Proponent to carry out any provisions of the Agreement, the
determination of which shall be at the sole discretion of the Chief Administrative Officer and/or the
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Director of Operations, the Town may provide Notice to the Proponent of the nature of the
failure. Such notice may provide that the Director of Finance will cash any performance security
held by the Town.
If, as a result of any work undertaken or not completed by the Owner, there exists in the opinion of the Town’s Chief Building Official in his or her sole discretion an emergency which requires
immediate attention, the Town, its authorized employees, contractors, and agents may enter upon the Property and complete or repair such work at the sole expense of the Owner. In the event of such emergency, the Town shall provide written or verbal notice to the Owner at the
earliest practicable opportunity.
In the event costs are incurred by the Town in performing the works or services required to
be affected or deemed by the Town to be necessary pursuant to this Agreement, the Proponent
will forthwith pay such costs to the Town, upon demand therefore. In the event of failure by
the Proponent to pay such costs within thirty (30) business days of receiving Notice thereof from
the Town, the Town shall have the right to recover such costs by drawing upon the
performance security.
In the event the costs incurred exceed the amount of the performance security, the Town shall
have the right to recover such incurred costs by legal action or in like manner and with the
same priority as municipal taxes. The performance security may also be used to remedy
deficiencies and/or damages within the road allowance relating to the completion of development
of the subject lands.
Up to ninety percent (90%) of any performance security provided to the Town by the
Proponent may be returned by the Town to the Proponent without interest when the Works
required by the terms and provisions of this Agreement have been completed by, and at the
expense of, the Proponent to the satisfaction of the Town. Any reduction in performance
security will not occur prior to a written request by the Proponent and a recommendation by
the Chief Building Official and Manager of Engineering to the Director of Finance that such
reduction be permitted.
A maximum of ten percent (10%) of the initial performance security provided to the Town by
the Proponent shall be retained by the Town for a minimum period of one year (commencing on
the day that ninety percent (90%) of a deposit has been returned to the Proponent) as a
guarantee against any defects that may occur with regard to any building, structure or work
effected by the Proponent or on the lands pursuant to the terms of this Agreement and these
funds may be used by the Town to pay the expense of rectifying or remedying any such defect.
If, after the expiry of this one-year guarantee period, no outstanding defects are found that
relate to the lands or to any of the buildings, structures or works in or on the lands, the
performance security remaining in the hands of the Town, shall be returned to the Proponent.
4.3.18 Appeals
Under Section 41(12) of the Planning Act, if the Town does not approve a complete
application within thirty (30) business days after it has been received or the Proponent is not
satisfied with the any of the requirements made by the Town, including any terms of the
required Site Plan Agreement, the Proponent may appeal to the Local Planning Appeal Tribunal
(LPAT).
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Written notice of appeal, including the reasons for appeal and prescribed fees, must be lodged
with both the LPAT and the Clerk. After receipt of an appeal, the LPAT will schedule a hearing
and determine the matters of issue. Once the LPAT has issued a decision/order, the Proponent
shall enter into a Site Plan Agreement with the Town to implement the LPAT decision. The
decision of the LPAT is final and binding on all parties.
4.3.19 Red-line Amendments All approved SPA drawings may be subject to minor red line amendments in accordance with the
Town of Tillsonburg SPA Guidelines, to the satisfaction of the Town of Tillsonburg, and authorized
by the delegated approval authorities. The Clerk of the Town of Tillsonburg and the County of
Oxford shall keep a copy of any redline amendment on file with the original agreement.
4.3.20 Minor Corrective Amendments
Minor grammatical, cross referencing or formatting amendments to the Site Plan Guidelines or
the Site Plan Control By-law may be undertaken at the discretion of the delegated approval
authorities, without amendment to the Site Plan Control By-law.
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Appendices
Section 4 - Appendix “4-1” Site Plan Approval Pre-Consultation Application
Section 4 - Appendix “4-2” Site Plan Approval Application
Section 4 - Appendix “4-3” Cost Estimate of Site Works and Services
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Section 4 - Appendix “-1”
Site Plan Approval Pre-Consultation Application
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APPENDIX 'A'
TOWN OF TILLSONBURG SITE PLAN APPROVAL
PRE-CONSULATION
File No.:
Recieved:
Date Circulated:
1.BACKGROUND INFORMATION
a) Applicant/Agent:
Name
Address
City: Postal Code
Contact Person E-mail:
Telephone Number Fax Number
b)Registered Owner: (if other than applicant)
Name
Address
City: Postal Code
Contact Person E-mail:
Telephone Number Fax Number
c) Solicitor:
Postal Code
Name
Address
City:
Contact Person E-mail:
Telephone Number: Fax Number
2.SITE INFORMATION
a)Location of Subject Land:
Plan No. or Concession
Reference Plan
Registered Plan
side of the street between
Lot Number(s)
Part Number(s)
Lot Number(s)
Street Address (or 911 Number)
The subject land is located on the
and .
Assessment Roll Number:
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c)Existing Use of Subject property
a)Proposed uses of land and buildings
b)Particulars of Subject Lands
Lot Frontage
Lot Depth
Lot Area
3.PROPOSAL
4.ZONING & OFFICIAL PLAN INFORMATION
a)Zoning By-law
Current Zoning
Current Official Plan Designation
b)Official Plan Designation
a)Provide any other information for consideration:
3.OTHER COMMENTS
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OFFICE USE ONLY
1.TYPE OF SITE PLAN REQUIRED
([HPSWIURP6LWH3ODQ$SSURYDO
$PHQGPHQWWR([LVWLQJ6LWH3ODQ
0LQRU6LWH3ODQ$SSOLFDWLRQ
0LQRU6LWH3ODQ$SSOLFDWLRQDIWHUWKHIDFW
0DMRU6LWH3ODQ$SSOLFDWLRQ
General Plan - showing dimension of subject lands, all buildings & structures, all setback
information, parking space and aisle dimensions, general vegetation, etc. Please see the Site Plan Approval Guidelines for more information as what is required to be included on submitted drawings
Minor Application: P. Eng or OLS
Major Application: P. Eng
Building Elevations - shows the proposed façade and window treatments of all sides of a proposed development, certain situations may require the provision of drawings in colour
P. Eng
Architect
Qualified Designer
Site Plan Agreement or Undertaking - the Agreement or Undertaking is drafted by the
Town, signed by the Town and the owner of the lands, and is to be registered on the title of the lands, or the Undertaking signed and returned to the Town prior to the issuance of a building permit.
Site Plan Agreement
Undertaking
Market Impact Study - this report will be required to be peer reviewed, and applicant may be required to provide a $1,500.00 deposit for this peer review
Landscaping Plan - shall be required for all medium and high density residential, commercial, institutional and industrial development unless other- wise noted
Minor Application: OALA, P. Eng, or Qualified Professional
Major Application: OALA or P. Eng
Fire Safety Plan - please contact the Town Fire Chief for information as to the re- quirements of a Fire Safety Plan
Archaeological Study - this study must be sent to the Ministry of Culture for review and
comment
As-Built Drawings - required to show all completed works, if As-Built drawing differs from the approved plans a Site Plan Amendment application may be required
Grading and Drainage Plan - to be stamped and endorsed by a professional P. Eng, including all existing and proposed grades as well as direction arrows and percentages
Servicing Plan - to be stamped and endorsed by a professional P. Eng, showing all existing and proposed private or municipal services, including sanitary sewer, storm sewer,
water, hydro, gas, telephone, etc
Illumination Study - to be stamped and endorsed by a professional electrical Engineer or Architect
2. REQUIRED DOCUMENTS
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Stormwater Management Plan - to be stamped and endorsed by a professional P. Eng, includes a detailed description as to how stormwater is pro- posed to be directed and collected
Traffic Impact Study - to be stamped and endorsed by a professional P. Eng and will be
required to be peer reviewed, applicant may be required to provide a $1,500.00 deposit for the peer review
Slope Stability Study - to be stamped and endorsed by a professional Geotechnical Engineer, may be required to be reviewed by the LPRCA
Geotechnical Report - to be stamped and endorsed by a professional P. Eng, may be required to be reviewed by the LPRCA
Noise and Vibration Feasibility Study - to be stamped and endorsed by a professional P.
Eng and will be required to be peer reviewed, applicant may be required to provide a $1,500.00 deposit for peer review
Environmental Impact Study - to be stamped and endorsed by a professional P. Eng, requirement is determined by staff from the LPRCA
Environmental Site Assessment - to be stamped and endorsed by a professional P. Eng, may be required to be reviewed by the LPRCA
Record of Site Condition - to be stamped and endorsed by a professional P. Eng, may be
required to be reviewed by the LPRCA
Cost Estimates - to be stamped and endorsed by a professional P. Eng, includes the estimation of costs for items in which a security will be held by the Town
Securities - provided in the form of Certified Cheque or Letter of Credit
Please be advised that the above comments are provided to assist you moving forward with
this proposed development. The above should not be considered an exhaustive list, as additional requirements or infor- mation may be identified through a complete review of the formal submission of all required drawings, studies, and reports.
Zone Change
Official Plan Amendment
Minor Variance
Severance / Easement / Boundary Adjustment
Long Point Region Conservation Authority Approval
Removal of Holding Provision (Zone Change)
Enbridge Gas
Bell Canada
Canada Post Corporation
Railway Approval
Ministry of Transportation
Ministry of Environment
Ministry of Culture
Ministry of Municipal Affairs and Housing
Ministry of Natural Resources
Other Provincial Ministry:
Rogers Cable
Tillsonburg Hydro Inc.
Parkland Dedication / Cash-in-Lieu of Parkland
Cash-in-Lieu of Parking
3. OTHER APPROVALS
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Road Widening (Town / County / MTO)
Encroachment Agreement / Permit
Lifting of Reserve
Demolition Permit
Building Permit
Public Notification and Consultation Meeting
Town Council Review
Other:
County Planner:
Chief Building Official:
Manager of Engineering:
Director of Operations and Development:
Owner / Applicant:
4. SIGNATURES
5. OTHER COMMENTS / CONCERNS
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Section 4 - Appendix “4-2”
Site Plan Approval Application
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APPENDIX “B”
TOWN OF TILLSONBURG SITE PLAN APPLICATION FORM
TOWN OF TILLSONBURG
FILE NO.
REC'D:
DATE APPLICATION CONSIDERED
COMPLETE:
SITE PLAN APPROVAL APPLICATION FORM
The undersigned hereby request the Town of Tillsonburg to consider a Site Plan Control application pursuant to Section 41 of the Planning Act on the lands hereinafter described. Type of Site Plan Approval Application: **Fees include 2 Submissions, Site Plan Approval Fee (includes Registration on Title), Engineering Inspection Feeds (applied twice) and Oxford County Works Review fee
subsequent submissions-$515.00
Engineering Inspection Fee- $ 175.00
Amendment to Existing Site Plan Approval ($1700.00)
Amendment to Existing Site Plan Approval – After ($2250.00)
Minor Site Plan Approval Application ($1950.00)
Minor Site Plan Approval Application –After ($2500.00)
Major Site Plan Approval Application ($2700.00)
Major Site Plan Approval Application – After ($4000.00)
1. BACKGROUND INFORMATION
a) Applicant/Agent: Name
Address City:
Postal Code
Contact Person E-mail:
Telephone Number Fax Number
b) Registered Owner: (if other than applicant) Name
Address City:
Postal Code
Contact Person E-mail:
Telephone Number Fax Number
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Solicitor: Name
Address City:
Postal Code
Contact Person E-mail:
Telephone Number Fax Number
c) Location of Subject Land:
Lot Number(s) Plan No. or Concession
Part Number(s) Reference Plan
Lot Number(s) Registered Plan
Street Address (or 911 Number)
The subject land is located on the side of the street between
and .
Assessment Roll Number:
d) Adjacent Lands:
Does the Registered Owner own any adjacent lands or lands within 120 m of the subject
lands? Yes (where) No
e) New Development or Expansion of Existing Development
If new, is any demolition of existing buildings on the site proposed? Yes No
Are there previous site plan or development agreements registered against these lands?
Yes (File no. ) No
f) Existing use of Subject property
g) Proposed uses of land and buildings
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h) Official Plan Designation
Schedule “ -1” Land Use Plan
Schedule “ -2” Residential Density Plan
Other Schedules and Appendices
If related to a recent or current Official Plan Amendment application, please indicate the:
File No. Status
i) Zoning By-law
Existing Zoning
Requested Zoning
If related to a recent or current Zone Change application, please indicate the
File No. Status
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2. SITE INFORMATION
Note: Under Parts 2(a) and 2(b) below, where the proposed dimension / feature does not meet
the By-law regulation, a Minor Variance(s) or Zoning By-law Amendment will be required.
A decision on the Site Plan application cannot be made without first securing approval of the required Minor Variance(s) or Zoning By-law Amendment.
a) Zoning Provisions REGULATION PROPOSED
by Zoning By-law 3295
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
Width of Planting Strip
Driveway Width
Handicap Spaces
5 Off-Street Parking and Loading Facilities
Total number of off-street parking spaces existing:
Number of off-street parking spaces proposed (include existing & proposed):
Number of off-street loading
facilities existing:
Number of off-street loading facilities
proposed (include existing & proposed):
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Site Plan Approval Application Page 4
Note: If the application includes a combination of residential, commercial, industrial, institutional or open space development on the same site, the applicable sections must be completed. a) Multiple Family Residential Landscaped Area m² (or ft²)
Conversion or Addition to Existing Residential Buildings Yes No
Amenity and/or Children's Play Area Yes No
UNIT BREAKDOWN
Type Number of Units Floor area of Unit Type (m² or ft²) Bachelor
One-Bedroom
Two-Bedroom
Three-Bedroom
Other Facilities provided (e.g. play facilities, underground parking, games rooms, swimming pool, etc.)
b) Commercial / Industrial Uses
Describe Type of Business Proposed
No. of Buildings Proposed
Conversion or Addition to Existing Building Yes No
If yes, describe
Gross Floor Area (breakdown by type of use - office area, retail, storage etc.)
Seating Capacity (if applicable)
Number of employees - Initially In future (5 yrs)
b) Proposed Building Size:
Ground Floor Area of Existing Buildings(s)
Ground Floor Area of Proposed Development
Total Ground Floor Area (including existing & proposed)
Number of Storeys proposed
Building Height Proposed
Total Gross Floor Area Proposed (including existing and proposed)
3. COMPLETE AS APPLICABLE
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Site Plan Approval Application Page 5
Open Storage Required Yes No
If yes, describe type, location, area m² (ft²) and buffering provided (if any)
Phasing of development/construction if any
If residential use proposed as part of, or accessory to commercial/industrial use, please complete Sec. 3 a). c) Institutional, Open Space or Other Uses
Proposed Use
No. of Beds (if applicable)
Gross Floor Area by Type of Use (office, common rooms, storage, etc.)
Landscaped Area m² (ft²).
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Town of Tillsonburg
Site Plan Approval Application Page 6
4. CHECKLIST TO ENSURE COMPLETE APPLICATION
In order to ensure applications for Site Plan Control are complete please complete the following checklist of the information to be provided on the site plan drawing.
Site plan at a maximum scale of 1:200 and a minimum scale of 1:300.
All measurements must be in metric.
Location/key map at a 1:2000 scale with north arrow.
Applicant’s and owner’s name, address and telephone number.
Project name, municipal address and legal description (Lot and Plan number).
Professional stamps- Originals
Property dimensions certified by an Ontario Land Surveyor.
Site Plan and Building Statistics:
Zoning Category / Symbol
Lot Area
Lot Coverage – proposed and permitted
Gross Floor Area – proposed and required
Gross Leasable area (if applicable)
Landscaped Open Space Area – proposed and required
Paved Area
Parking spaces – proposed and required
Loading spaces
Accessible parking spaces provided
All bearings and dimensions of the property.
Adjacent land uses, zoning and existing structures.
Adjacent street names.
Above ground utilities.
Existing and proposed services.
Existing municipal sidewalks.
Dimensions of all buildings and structures.
Building setbacks to lot lines and rights-of-way (including overhead canopies).
Centre line setback of buildings from Arterial roads.
Existing and proposed easements, rights-of-way and site triangles.
Location and dimensions of required parking spaces, aisles & loading spaces.
All vehicular entrances (widths and radii).
Dimensioned landscape amenity areas.
Existing and proposed grades around the perimeter of the site and critical points within site, including the base of existing trees to be preserved.
Finished floor elevations of existing and proposed buildings.
Retaining walls (top and bottom of wall spot elevations, material).
Building entrances, including spot elevations at entrances to indicate flush thresholds,.
Principle building entrance including nearest fire hydrant.
Existing natural features and vegetation.
Type and location of all hard surface areas – walkways, stairs, ramps.
Garbage storage and handling areas.
Snow removal and storage areas.
Sign locations and heights.
The location and turning radii for Fire and Emergency Service access route.
Completed Appendix ‘D’ – Cost Estimates for Site Works and Services, if applicable.
OBC Matrix
Signature of Owner/Applicant
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Site Plan Approval Application Page 7
5. AUTHORIZATION
NOTE: The property owner or the authorized agent must complete the application. Where an
agent is making the application, the written authorization of the owner must be completed below.
If the application is being made under an agreement of purchase and sale, a copy of the
agreement must be attached and will remain confidential.
Authorization of Owner(s) for Applicant/Agent to Make the Application I/We, , am/are the owner(s) of the land that is the
subject of this application for site plan and I/we authorize ,
to make this application on my/our behalf.
Signature of Owner(s)
DATED
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Site Plan Approval Application Page 8
5. DECLARATION:
DO SOLEMNLY DECLARE THAT: All of the statements contained in this application are true and I make this solemn declaration conscientiously believing it to be true and knowing that it is of the same force and effect as if made under Oath and by virtue of the Canada Evidence Act.
I/We, of the of
(Name) (Town/City) in the of
(Name of municipality) (County) (Name of County)
Signature of Owner/Applicant
DECLARED before me at the of
(Town/City) (Name of municipality)
in the of
(County) (Name of County)
this day of , 20 .
A Commissioner for Taking Affidavits, etc.
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Section 4 - Appendix “4-3”
Cost Estimate of Site Works and Services
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COST ESTIMATE OF ON-SITE WORKS AND SERVICES
1. Site grading and preparation $
2. Paving – granular base and sub base $
3. Paving – base and surface asphalt $
4. Lighting (as applicable) $
5. Fencing $
6. Walkways $
7. Curbing $
8. Waterlines $
9. Sanitary sewers $
10. Storm sewers $
11. Landscaping $
12. Total of other works and services
(Please list on a separate page)
$
TOTAL ON-SITE WORKS AND SERVICES $
(A) TOTAL ON-SITE WORKS AND SERVICES multiplied by 50% or 100% (see page 12 for more detail) $
(B) ON-SITE STORMWATER MANAGEMENT FACILITY (AS APPLICABLE) X 100%
$
COST ESTIMATE OF OFF-SITE WORKS AND SERVICES
1. Water lines and hydrants $
2. Sanitary sewers $
3. Storm sewers $
4. Other works and services
(Please list on a separate page)
$
(C) TOTAL OFF-SITE WORKS AND SERVICES X 100% $
LETTER OF CREDIT IN THE AMOUNT OF THE ABOVE TOTAL (A + B + C)
$
Signature and Stamp of Professional Engineer
APPENDIX “D” – COST ESTIMATE OF SITE WORKS AND SERVICES
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The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
Section 5
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Table of Contents
5 SITE PLAN SUBMISSION REQUIREMENTS .......................................................... 1
5.1 General Requirements ................................................................................................ 1
5.2 Application .................................................................................................................. 1
5.3 Fees, Performance Securities and Deposits ............................................................... 1
Fees ........................................................................................................................ 1
Performance Securities ........................................................................................... 1
Deposits .................................................................................................................. 3
5.4 General Requirements for Drawings ........................................................................... 3
5.5 Drawings Required for Stamping ................................................................................ 3
5.6 Site Plan Drawing Requirements ................................................................................ 3
5.7 Building Elevation and Cross-Section Drawings ......................................................... 4
5.8 Landscape Plan Requirements ......................................................................... 4
5.9 Excess Soil Management Plan ................................................................................... 4
5.10 Fire Department Access .............................................................................................. 5
5.11 Road Widening(s) and Site Triangle(s) ....................................................................... 5
5.12 Easements .................................................................................................................. 5
Table 1. Performance Securities
List of Tables
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5 SITE PLAN SUBMISSION REQUIREMENTS
5.1 General Requirements
The purpose of this Manual is to provide submission requirements for the developer and its
engineering consultants required for project acceptance for Site Plan Control by the Operations
Services of the Town of Tillsonburg.
5.2 Application
The property Proponent or their authorized agent should complete the SPA application found in
Appendix “4-2” in Section 4. Where an agent is making the application, the written authorization
of the Proponent must accompany the application. If the application is being made under an
agreement of purchase and sale, a copy of the agreement must be attached and will remain
confidential. Drawings which accompany a site plan application are required to be submitted in
standard .pdf format to planning@tillsonburg.ca.
The application must be accompanied by the required fee payable in cash or cheque made to the
"Town of Tillsonburg". 5.3 Fees, Performance Securities and Deposits
In accordance with the Town Site Plan Control By-law, a Proponent may be required to provide
the Town with an irrevocable, renewable letter of credit, certified cheque, or development bond to
ensure satisfactory provision and maintenance of the building, structures, facilities and work
approved under the SPA process.
Fees The required application fee shall be submitted payable to the “Town of Tillsonburg.” Please refer
to the Rates and Fees By-Law, as amended, for the application fee amount.
Performance Securities
The Proponent shall provide performance securities (in the form of an irrevocable, renewable
letter of credit, certified cheque, or development bond) and applicable deposits before the Town
issues SPA for the proposed development in the following manner:
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Table 1. Performance Securities
For all lands zoned Industrial, Commercial, Open Space or Institutional (excluding retirement homes, nursing homes, etc)
On-Site Works
Grading and drainage, seeding, maintenance, erosion control, fencing 50%
Stormwater management facilities 100%
For all lands zoned Residential or Institutional (pertaining to retirement homes, nursing homes, etc)
On-Site Works
Grading and drainage, asphalt, curbing, servicing, etc 100%
Landscaping 100%
Stormwater management facilities 100%
The performance security required for all work proposed within the Town or County road
allowance, or on Town/County owned land, shall be at 100% of the cost estimate provided
by the Proponent’s consulting Engineer to the satisfaction of the Town of Tillsonburg.
The performance security shall also contain 1.76% net non-rebatable HST.
Further to the above, the Town will not require performance securities in the event that the
Proponent’s submitted cost estimate (to the satisfaction of the Town Engineering Services),
indicates the required performance security will not exceed $5,000.00.
Also, the Town will not require performance securities relating to stormwater management in the
instance where a Town owned regional stormwater management facility has already been
constructed. However securities will be required for dredging the storm water management pond.
The amount of the performance securities required by the Town shall be listed in the Site Plan
Agreement. Any construction on Town property or the use of public right of ways during
construction must be first approved by the Town through the SPA process and outlined in the Site
Plan Agreement. Any construction on Town or County properties or road allowances shall require
an encroachment permit prior to the commencement of any approved construction.
In order to determine the amount of the performance securities required by the Town, the
Proponent’s consulting Engineer must complete Appendix “4-3” – Cost Estimate of the Site Works
and Services found in Section 4 and affix their professional stamp.
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Deposits
A deposit may be required for a third party peer review of site servicing, grading and storm water
management, noise and vibration, and traffic impact, etc. as determined by Town staff. If the
collected deposit does not cover the cost of the third party review, the Proponent will be required
to pay for any additional/outstanding fees to the Town prior to SPA. Alternatively, any monies from
the deposit remaining after the third party review will be returned to the Proponent upon SPA.
5.4 General Requirements for Drawings
The completed application form shall be accompanied by a site plan drawing(s). At a minimum,
the drawings used to describe the proposed development will show the site details, landscaping,
storm water management, services and grading. Additional separate drawings showing the
landscape plan, site servicing plan, building elevations and cross section plans shall also be
submitted.
3 (3) full size (maximum size of 24”x 36”) folded copies of the site plan drawing(s) are required,
including digital .pdf copies of the full size drawings. These drawings shall be prepared by a
qualified professional in such a manner as to permit registration at the Oxford County Land
Registry Office. Please refer to the SPA Pre-consultation application (Appendix “4-1”) in Section 4
to verify the applicable professional required to prepare the SPA drawings.
5.5 Drawings Required for Stamping
Once SPA has been granted, three (3) sets of large drawings, a digital .pdf of the final plans shall
be submitted to be included in the Site Plan Agreement or Undertaking. Final plans for SPA shall
be certified by the appropriate professional. The drawings and plans submitted for review must
meet the requirements set out in this document.
5.6 Site Plan Drawing Requirements
The general site plan requirements are listed in checklist format in SPA application (Appendix “4-
2”) and are required as a minimum submission for SPA. Further details are listed below. All
submitted drawings are required to be in black and white only unless otherwise specified in these
Guidelines. Also, please see the completed SPA Pre-consultation application for clear guidance
regarding required drawings/reports/studies/etc.
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5.7 Building Elevation and Cross-Section Drawings
Building elevation and cross section drawings are required for all commercial, industrial,
institutional buildings and residential buildings containing more than four units. These drawings
must include the following details:
• Drawing scale
• Elevation and details of all facades of the building including type of surface material and paint colour schemes
• All windows, doors, openings and any mechanical equipment attached to or on the roof of the building including the dimensions of these features
• A longitudinal cross-section view through the building to the street line
• Elevations and dimensions of any signs on the building. If a freestanding sign is proposed, an insert drawing is required with the details of the sign 5.8 Landscape Plan Requirements
The landscape plan(s) must encompass the same area of the site plan and must include:
• The location of all existing and proposed trees and/or shrubs which are to be preserved or removed. The symbol of each tree/shrub must reflect the branch spread or canopy of existing trees/shrubs and the proposed trees/shrubs at maturity
• A landscaping table listing all existing and proposed species, including common name, botanical name, quantity, size and condition at planting
• Planting specifications and any required instructional drawings
• All areas to be seeded or covered in grass sod and calculated area thereof, in addition to the percent coverage for the site Please refer to Section 15 which lists, in detail, the Landscape Plan Guidelines. 5.9 Excess Soil Management Plan
An Excess Soil Management Plan shall be prepared by a Qualified Person, as defined by Ontario
Regulation 153/04, for proposed developments that require excess soil to be removed from site
and meets the criteria of current Ontario regulations. The purpose of the report is to characterize
the quality of the excess soil and generate a management plan that is in compliance with the
current Ontario regulations for excess soil management.
The Plan shall be prepared as per the MOE’s “Management of Excess Soil – A Guide for Best
Management Practices” and shall comply with the current regulatory implementation schedule as
put forth by the MOE.
The Excess Soil Management Plan shall be submitted to the Town of Tillsonburg for approval. If
deemed appropriate by the Town, the Town may appoint a qualified third-party reviewer to review
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the plan for compliance to the current regulatory obligations. The owner shall be responsible for
the cost of the third-party reviewer.
The Owner will be responsible for O.Reg 406/19 ON-SITE AND EXCESS SOIL MANAGEMENT
5.10 Fire Department Access
Access to buildings for emergency services as required by the Ontario Building Code, shall be
shown on the site plan.
5.11 Road Widening(s) and Site Triangle(s)
All road widening(s) and site triangles to be dedicated to the Town and/or County are to be shown
on the site plan. These lands are to be free of buildings, structures and signs. All road widening(s)
and site triangles will be deeded free and clear of all legal encumbrances to the Town. Any costs
associated with the dedication of road widening(s) and site triangles are to be incurred by the
Proponent.
5.12 Easements
An easement provides the right to use private land for a specific purpose. A title search prior to
developing plans will identify existing easements and their specific use, size and location.
In order for any Town and utility installations traversing the site to be properly installed and
maintained by the appropriate authority, Town service easements and utility easements are
required for any water mains, sanitary and storm sewers, drains, telephone, electricity, gas and
cable services that traverse the site.
The site plan shall show both existing easements and any easements to be granted to the Town,
County or applicable utility provider. The easements shall be free of all buildings and structures.
The treatment of the easement(s) including the placing of fill, vehicular access and landscaping,
shall be with the approval of the Town, County or utility company to which the easement is
conveyed.
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Section 6
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Operations Services The Corporation of the Town of Tillsonburg Development Guidelines and Design Criteria
Table of Contents
6 SITE PLAN ADDITIONAL GUIDELINES ................................................................. 1
General Requirements ....................................................................................... 1
Other Reference Documents .............................................................................. 1
Location of Buildings and Facilities .................................................................... 1
Building Orientation ............................................................................................ 2
Building Form ..................................................................................................... 2
Parking, Driveway and Loading Facilities Guidelines – All Developments ......... 3
6.6.1 Parking Areas .............................................................................................. 3
6.6.2 Parking Space Requirements ...................................................................... 3
6.6.3 Internal Driveways ....................................................................................... 4
6.6.4 Off-Street Loading Facilities ......................................................................... 4
Garbage Storage Handling Areas – All Developments ....................................... 4
Snow Removal and Storage Areas – All Developments .................................... 5
Access – All Developments ................................................................................ 5
Pedestrian Facilities Guidelines – All Developments ......................................... 5
Landscaping and Buffering Features Guidelines – All Developments ................ 6
6.11.1 Definitions ................................................................................................ 6
6.11.2 Screening and Ornamental Plantings ....................................................... 7
6.11.3 Plant Selection ......................................................................................... 7
6.11.4 Preservation of Existing Landscape Elements ......................................... 7
Tree Protection Standards - All Developments .................................................. 7
Guidelines for Commercial Developments ......................................................... 8
6.13.1 General Guidelines ................................................................................... 8
6.13.2 Commercial Development in the Downtown Core Area ........................... 8
Additional Guidelines for Residential Development ............................................ 9
6.14.1 General Building Orientation .................................................................... 9
6.14.2 Separation Spaces ................................................................................... 9
6.14.3 Private Outdoor Amenity Areas .............................................................. 10
6.14.4 Children's Play Areas ............................................................................. 10
6.14.5 Proximity to Railway Lines and Other Sources of Noise......................... 10
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6.14.6 Community Mailboxes ............................................................................ 11
Design for Accessibility .................................................................................... 11
Additional Guidelines and Design Criteria ........................................................ 11
6.16.1 Site Servicing Plan Requirements .......................................................... 11
6.16.2 Grading .................................................................................................. 11
6.16.3 Sanitary Sewer Systems ........................................................................ 12
6.16.4 Stormwater Drainage and Collection ...................................................... 13
6.16.5 Stormwater Management Systems ........................................................ 14
6.16.6 Water Systems ....................................................................................... 14
6.16.7 Waste Water Systems ............................................................................ 14
6.16.8 Electrical Systems .................................................................................. 15
6.16.9 Site Lighting Guidelines - All Developments ........................................... 15
6.16.10 Excess Soil Management ....................................................................... 15
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6 SITE PLAN ADDITIONAL GUIDELINES
General Requirements
This section outlines the recommended requirements for the design and implementation for the
specific objectives for each matter which is subject to Site Plan Control, as well as the guidelines,
criteria and standards to be used to achieve these goals.
Other Reference Documents Lot grading shall be designed and constructed in accordance with the latest version of this manual
as well as other industry standards and best practices, including but not limited to:
• Guidelines on Erosion and Sediment Control for Urban Construction Sites, prepared by
Ontario Ministry of Natural Resources
• Ontario Provincial Standard Specifications (OPSS) and Ontario Provincial Standard Drawings (OPSD) prepared by the Ministry of Transportation
• Ontario Building Code (OBC)
• Applicable Town of Tillsonburg By-Laws
Location of Buildings and Facilities The objectives of Site Plan Control for building and facility location are to demonstrate the extent
to which the massing and conceptual design of new developments:
• Minimize conflicts with adjacent land uses
• Provide a comfortable and pleasing environment for the intended uses in terms of building orientation, form and siting
• Are consistent with or complimentary to existing buildings that are to be retained
• Are consistent with or complimentary to existing streetscapes
• Comply with Zoning By-law provisions
• Manage drainage and lot grading on the subject site and mitigate the effects of development on adjacent properties
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Building Orientation
Objectives for proper orientation of buildings on a development site include the following:
• Where possible, buildings should reinforce the prevailing street pattern by aligning with
the established building line or street edge. Buildings may be set back from or placed at an angle to the existing street edge if they are of community importance
• Where possible public views, into, through and out of a development site, should be maintained and improved. Community identity can be achieved by ensuring views of community features such as churches, heritage buildings, bodies of water, valleys, open
space and bridges are preserved
• New development next to parks, open space and streets should be designed to effectively
integrate with the surrounding landscape so that any change resulting from the new development does not compromise the character of the landscape
• Buildings should be oriented to maximize energy conservation
Building Form The scale and character of new development should reflect the existing neighborhood pattern
and/or adjacent heritage buildings. The following features of the surrounding neighbourhood
should be reflected in the new development:
• Building height
• Ground level treatments
• Ground level views
• Roof treatments
• Frontage widths
• Continuity of street face
• Facades
• Scale of doors, windows and other openings
• Canopies
• Lighting and
• Landscaping
The form created by the building should produce a sense of physical security by controlling
ingress and egress as well as providing visual surveillance of all public or common areas.
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The Proponent is encouraged to consider aesthetic characteristics of adjacent development and
incorporate similar features into the design of new buildings and structures such as:
• The compatibility of materials, textures and colours
• The unique architectural details such as cornices, railings, lintels, arches, ironworks and chimneys
Parking, Driveway and Loading Facilities Guidelines – All Developments The requirements for parking surface material, space size and number, aisle and driveway widths
and loading facilities are to comply with Sections 5.14, 5.24 and all other applicable provisions of
the Town of Tillsonburg Zoning By-law, as amended.
6.6.1 Parking Areas
To ensure appropriate design for vehicle access and loading, all parking spaces are to be painted
with lines to delineate the location and size of spaces. Consideration may be given to alternative
surface materials such as cobblestone which allow precipitation to percolate into the soil, for any
parking spaces provided over the minimum number required.
To ensure adequate parking areas have orderly circulation and an attractive community
appearance:
• Delineate parking rows to confine traffic to designated parking aisles or driveways
• Minimize access to and from parking aisles along main internal driveways
• Design and clearly mark all accessible parking in accordance with Section 5.24.2.2 of the Town Zoning By-Law
• Clearly identify the types of designated parking areas for employees, visitors and the public
• Ensure public parking does not conflict with shipping, loading, garbage removal or utility
areas
• Ensure parking is not the dominant visual element in the streetscape. Screen larger
parking areas with buildings, landscaping or low walls, while still maintaining some visibility to provide public safety by means of public surveillance
6.6.2 Parking Space Requirements
As previously mentioned, requirements for the number of parking spaces for specific types of
uses and the size of spaces are set out in the Town Zoning By-law, Section 5.24.
The number of parking spaces designated to accommodate persons with disabilities shall be in
accordance with Section 5.24.2.2 of the Town of Tillsonburg’s Zoning By-law.
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6.6.3 Internal Driveways
To ensure proper flow of traffic:
• Delineate main internal driveways with raised curbs
• Avoid lengthy straight sections and use traffic calming devices to discourage high speeds
• Ensure adequate visibility of intersecting traffic movements in the design of driveways and parking aisle intersections
• For large commercial or industrial developments, main internal driveways should be located away from building entrances in order to minimize pedestrian and vehicle conflicts
• Aisles designed for one-way or two-way circulation should be clearly marked
• Driving lanes should widen at drop-off areas near buildings
• Turning radii shall be provided at the end of dead-end driveways
• Identify and design all required fire routes as per the Ontario Building Code and National Fire Code 6.6.4 Off-Street Loading Facilities
To ensure loading facilities are effective:
• Sufficient space should be provided on a property to permit delivery vehicles to make all maneuvers "off-street" away from fire routes which are to be designed to support emergency vehicles
• Separate access or internal driveways should provide access to loading facilities which abut the building to be served
• For commercial developments or other integrated development, the use of joint loading facilities to serve all or several individual businesses will be encouraged
Site Plan designs should ensure that adequate waste storage facilities and enclosures are
provided to permit:
• The storage of garbage and recyclable materials between collections thereby avoiding health, safety, and litter problems
• The efficient and safe collection of garbage by collection vehicles
• Adequate separation from other land uses including residential uses
Garbage Storage Handling Areas – All Developments To ensure proper design and siting of waste storage facilities include the following:
• Location and accessibility – waste disposal areas should be located at the building service entrance or rear yard which can be easily accessed by the waste collection vehicle
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• Collection Platform Material – a concrete pad or other structurally adequate impervious material is required to mitigate any seepage of liquid waste
• Enclosure Wall Material and Height – the enclosure should be constructed with low maintenance durable material
• Street-fronting Townhouses should have an individual waste and recycling storage area within or immediately associated with each unit. Common exterior storage facilities are not recommended and will only be permitted where the Proponent demonstrates that individual storage facilities are not feasible
• Apartments – waste and recycling is to be centrally stored in specifically designed common storage facility
Snow Removal and Storage Areas – All Developments
To ensure proper snow removal and storage areas, include the following:
• Location of snow storage – snow storage areas should be identified on the site plan
outside of a parking area, garbage storage and pedestrian access to the building. Appropriate grading shall be provided to manage snowmelt
• Design – parking areas, outdoor amenity areas, and pedestrian access ways should be
designed to ensure accessibility of snow removal equipment
Access – All Developments To ensure the orderly and safe movement of traffic with minimum interference with pedestrian
traffic:
• The number of access driveways shall be minimized
• Individual residential driveways on to arterial streets should be avoided
• Access for development on a corner lot should be as far from the intersection of the two streets as possible
• Where required, the site plan shall make provisions for the joint use of common driveways between abutting properties
Please note that a Traffic Impact Study may be required to be submitted as part of the SPA
application. Further, a deposit may be required to have the study peer reviewed.
Pedestrian Facilities Guidelines – All Developments To ensure the provision of safe and convenient pedestrian circulation:
• Install public sidewalks across the frontage of the site in accordance with the Town standards. Please review the Town of Tillsonburg Development Guidelines and Design
Criteria or contact the Town of Tillsonburg for the required public sidewalk standards
• On-site walkways should join building(s), access points to parking areas, recreational areas and public sidewalks
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• Link building entrances to sidewalks and parking areas by means of a safe, convenient and well-lit walkway system
• Clearly identify walkways that cross vehicular lanes
• Provide continuous pedestrian walkways between entrances of units in buildings with multiple tenancies
• Increase the width of the walkway where pedestrian activity is greater, such as at building entrances
• Protect pedestrian areas from vehicular intrusion with landscaping or curbs
• Minimize grade changes between the public sidewalk and private pedestrian areas
• Design pedestrian facilities for maximized accessibility from the public sidewalk to, at least, one main building entrance and one main parking area by incorporating sidewalk ramps
of a proper gradient and surfacing material. Compliance with the Ontario Building Code will be required
• Recommended standards are outlined in the Built Environment Standard of the AODA
Notwithstanding the above, sidewalks shall not be required to be constructed in Restricted
Industrial (MR) and General Industrial (MG) zones, unless existing sidewalk networks exist in the
vicinity of the proposed development. If a sidewalk network is present within the vicinity of the
proposed development, the Proponent shall contact the Town Director of Operations and
Development in order to discuss required sidewalk construction and connection to the existing
sidewalk network.
Landscaping and Buffering Features Guidelines – All Developments The following landscaping design requirements may be required on the landscape plan at the
discretion of Town staff.
Landscaping requirements, in the form of planting strips, are outlined in Section 5.25 Planting
Strips of the Town of Tillsonburg’s Zoning By-law and must be shown on the Site Plan or if
required, a separate Landscape Plan.
6.11.1 Definitions
For the purposes of these guidelines, the following definitions are applicable:
• "Landscaping" is comprised of deciduous and/or coniferous trees, shrubs, organic and herbaceous ground cover, berms, water courses, retaining walls, fences, outdoor furniture, and other materials or objects that may be used to enhance the function and/or aesthetics of the landscaped area.
• "Landscaped Open Space" - means the open unobstructed space at grade on a lot and which is suitable for the growth and maintenance of grass, flowers, bushes, trees and other landscaping and includes any surfaced walk, patio or similar area but does not include any driveway or ramp, whether surfaced or not, any curb, retaining wall, parking
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area or any open space beneath or within any building or structure. (Section 4.97 of the Town of Tillsonburg’s Zoning By-law).
6.11.2 Screening and Ornamental Plantings The two basic types of landscaping are "Screening" and "Ornamental Planting." The function of
each type overlaps. Screening can also be Ornamental and vice versa. Screening and ornamental
plantings can include items such as plants, hedges, walls, fences, berms and herbaceous or
organic ground cover.
6.11.3 Plant Selection
Native plant species are strongly encouraged wherever feasible. The selection of landscaping
and plant material shall be based on the following criteria:
• Year round and seasonal Interest
• Colour
• Height and shape of planting through to maturity
• Maintenance – fertilizing; pruning and watering; plants that drop large seed pods or shrubs with thorns or sharp edges shall be planted away from pedestrian walkways
• Function - wind protection, seasonal shading and vandal resistance
• Physical Conditions - proximity to buildings in terms of shadow and obstruction of sunlight; roads and vehicular access ensuring sight lines are not obstructed and salt spray and snow storage areas do not damage plantings; and Town services and utilities ensuring
root systems do not obstruct utilities above or below ground
• All plants will be certified by a landscape architect
6.11.4 Preservation of Existing Landscape Elements
Consideration should be given to the preservation, retention and improvement of existing
landscape elements such as major trees and watercourses.
Tree Protection Standards - All Developments
Tree preservation and protection is encouraged through careful site planning including the
appropriate location of buildings, facilities and servicing. In general, when trees are to be saved
in a construction area, the following recommendations have to be followed to ensure the longevity
of those trees:
• Where deemed necessary, a tree preservation report will be required and prepared by a qualified professional. This report shall include detailed tree inventories, assessments, discussion of alternatives and recommendations
• A snow fence or other barrier should be placed around the tree to at least the "drip line" of the tree. The “drip line” is the outer extent of branches, regardless of tree maturity
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• No excavation shall be carried out within the "drip line" of trees to be preserved. Root loss must be minimal
• No heavy equipment shall be driven over the tree lawn area within the drip line, to alleviate soil compaction around the tree roots
• No soil or construction materials shall be piled within the drip line area or around the trunks of trees to be preserved
If comments or questions regarding trees to be saved should arise, the services of the Town's
Parks office will be available at 519-842-9200 at any time before or during construction.
Guidelines for Commercial Developments In general, commercial uses can have impacts on other more sensitive land uses. New
commercial uses and expanding uses must have minimal impacts on nearby sensitive land uses.
6.13.1 General Guidelines
The design should meet the following objectives:
• Ensure new developments are sited such that adjacent properties maintain sunlight exposure, have visual privacy, protection from the new development's lighting, noise,
odour and vibration. Screen certain site elements, such as loading areas, snow storage areas, transformers, meters, garbage enclosures and roof-top mechanical equipment from public view
• Avoid building designs with large flat surfaces. Incorporate angles, differing setbacks, peaked rooflines, canopies, and coloured trim to provide interesting, attractive façade(s)
• Provide safe, convenient access for persons with disabilities to all major building entrances by means of minimal grade changes, curb cuts, ramps and railings
• Provide screening and buffering between existing residential uses and new developments
6.13.2 Commercial Development in the Downtown Core Area
Within the Downtown Core Area, locate buildings at the minimum setback line from the street and
to a width equal to the maximum frontage of the property to:
• Provide frequent and convenient pedestrian connections between buildings and the public sidewalk
• Provide protection for pedestrians from inclement weather with shelters, canopies and windbreaks at building entrances and along storefront facades
• Minimize the public view of off-street parking areas and servicing facilities
Commercial development within the Downtown Core Area shall reflect the recommendations and
guidelines of the Central Area Design Study (2012).
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Additional Guidelines for Residential Development
The following guidelines address residential development proposals which require SPA. As
previously mentioned, SPA is required for multi-family (medium and high density) residential types
of development.
6.14.1 General Building Orientation
• Consideration should be given to locating residential buildings close to the north lot line to increase solar access to open spaces on the site
• The proposed building(s) should not excessively shade adjacent private or public property. In the case of multiple storey apartment buildings, a shadow study may be required to ensure that adjacent properties are not negatively affected by the proposed development
• The long axis of apartment buildings and multiple residential buildings should be oriented to ensure that most of the dwelling units would receive sunlight during some part of the day
• Residential buildings exceeding 4 storeys should be sited with one of the longest walls parallel to and not more than 6.0 m (20 feet) from a driveway that can accommodate fire
equipment 6.14.2 Separation Spaces
Separation spaces generally refer to the space between buildings on the same site. Setbacks
refer to the space between a building and the street line or property line. Separation spaces are
also required for fire protection under the Ontario Building Code. Separation spaces between
buildings and property lines should address:
• Sunlight - Space should be provided around dwellings to ensure the provision of daylight. New housing should be located so not to deprive existing dwellings and private outdoor
spaces in the surrounding areas of adequate sunlight or daylight
• Ventilation - The space around the unit should be sufficient to permit natural ventilation of the dwelling
• Noise and Privacy - Physical separation and/or screening should be provided between the
dwelling unit and adjacent users and activities to permit the occupant to enjoy rest and privacy without undue interference from external noise. Windows and entrances of a dwelling unit should be separated and/or screened from adjacent buildings and activities to permit residents to make full use of their interior living spaces
• Application of Separation Space - The minimum separation space in front of any window
or opening should be applied along the full length and height of the exterior wall. Separation spaces should be free of buildings, roadways, communal parking areas and any communal amenity areas intended for active use
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6.14.3 Private Outdoor Amenity Areas
Private Outdoor Amenity Areas are intended to provide private outdoor areas directly related to
the dwelling unit that can effectively extend the living area of the unit and may include landscaped
open areas, patios, balconies, communal lounges, swimming pools, recreation facilities and any
other areas which may be used for recreational or aesthetic purposes. Outdoor amenity areas
shall not include any driveway or parking area. Private outdoor amenity areas should address:
• Type of Occupancy - The amenity space should reflect the anticipated type of households that will occupy the dwelling units
• Accessibility - For ease of maintenance, an on-grade private outdoor space should be accessible from the front of the unit without requiring access through a living or dining room. A private outdoor space above grade should be easily accessible from a principle habitable room such as a living room
• Separation and Screening - Separation, in the form of distance or separation screening, between private outdoor spaces and adjacent uses should be provided. Where screening is used to provide separation between abutting privacy areas at the same grade, this screening should be at least 1.5m (5.0ft) high
• Parking Separation - Common parking lots should not be closer than 3.0m (9.8ft) to a private outdoor space and should be oriented so that headlights and fumes are not directed towards the private outdoor space by using a parallel parking arrangement or by screening with planting or fencing
6.14.4 Children's Play Areas
All multi-family residential developments shall have an area set aside within the site for the
exclusive use by children as a play area. This play area shall consider the following factors in the
design:
• The area shall be located away from parking areas, driveways and garbage bins. If located adjacent to a property line, the area shall be fenced with a six foot privacy fence
• The areas shall be level and be landscaped with grass and perimeter trees
6.14.5 Proximity to Railway Lines and Other Sources of Noise
Proponents may be required to provide, in conjunction with site plans, an acoustical engineering
study outlining on-site noise and vibration measurements, methods of evaluation, noise sources
and abatement measures. New residential development which is proposed to locate in proximity
to railway lines or other major sources of noise will be required to meet Provincial Noise
Guidelines for residential development to ensure an acceptable acoustical environment is
provided for future occupants. Where noise abatement measures are required, site plans and/or
landscaping plans shall incorporate the necessary remedial measures.
The Proponent will be responsible for any costs associated with having the study reviewed by an
independent acoustical engineer on behalf of the Town.
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6.14.6 Community Mailboxes
Community mailboxes are to be located according to the following criteria:
• In areas which are satisfactory to Canada Post and the Town
• In areas which reduce the potential for conflict with surrounding properties
• In areas that provide a suitable location for the temporary parking of automobiles and on a portion of the Town road allowance which has been widened slightly to recognize the location of the mailbox
• In a visible and well lit area that provides a sense of security
• For townhouse developments, within a common element area that is easily accessible to all dwelling units and, preferably, protected from the natural elements
Design for Accessibility
In accordance with the Accessibility for Ontarians with Disabilities Act, 2005 the Town aims to
make all buildings accessible to persons with disabilities. This new act will be progressively
implemented to replace the existing ODA. The legislation will apply to all private and public sector
organizations and businesses with the release of five standards relating to accessibility with
respects to goods, services, facilities, employment, accommodation and buildings. All site plans
shall be required to adhere to the standards released under the Act, and any accessibility
requirements of the Town Zoning By-Law and Ontario Building Code.
Site plans shall incorporate design features that will make all facilities accessible. Indoor and
outdoor design of facilities shall be made safe and convenient by minimizing grade changes and
providing such things as disabled parking spaces, suitable curb cuts, tactile plates, ramps and
hand-rails.
Additional Guidelines and Design Criteria 6.16.1 Site Servicing Plan Requirements
The Town of Tillsonburg Development Guidelines and Design Criteria and Oxford County
Design Standards are to be adhered to when designing any new developments within the Town.
The guidelines can be obtained by either visiting the Town’s website or by contacting the Town
of Tillsonburg Engineering Services for a copy of these guidelines. The site servicing plan must
also include details of all water, sanitary sewer, storm drainage, and electricity systems. The
Oxford County Design Standards are available online on the Oxford County website.
6.16.2 Grading
Proper grading and disposal of storm and surface should be constructed in order to optimize:
• Safe, convenient and functional access for pedestrians and vehicles to all areas of the site
• Preservation of the natural features of the site where feasible
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•The prevention of stormwater from entering the sanitary sewer system
•Proper site drainage such that stormwater is contained within the site and directed to an
internal storm drainage system, thereby preventing drainage onto adjacent properties
All designs for the conveyance of storm and surface water are to be prepared by a qualified
professional. When deemed necessary by the Town, these designs are to be certified and the
drawings appropriately stamped.
Grading shall comply with the Accessibility for Ontarians with Disabilities Act, 2005 as well as
Oxford County’s Facility Accessibility Design Standards.
The grading design shall be in accordance with Section I4 of these guidelines.
6.16.3 Sanitary Sewer Systems
The sanitary sewer features are to be designed in accordance with the Town of Tillsonburg
Development Guidelines and Design Criteria, as well as the Provincial standards (including the
Ontario Building Code) and the County of Oxford standards and specifications. Please contact
the County of Oxford Public Works Department at 519-539-9800 for information regarding the
County standards and specifications. The following features must be illustrated on the servicing
drawing.
•On-site sewer - location from building to private drain connections, size and grade
•Private drain connections - existing and new, location, size and grade
•Control manholes to be located at the street line on private property and shall remain the
responsibility of the owner to maintain
•All manholes must show invert and finish grade elevations
•Ministry of Environment requirements - "private sewers" are to be designed generally in
accordance with Guidelines for the Design of Sanitary Sewage Works, Systems, StormSewers (interior), Water Distribution Systems and Waste Storage Facilities
•Location and capacity of existing and proposed septic tank(s) and tile bed(s) on the
property, if Town sanitary sewers are not available
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6.16.4 Stormwater Drainage and Collection
The storm drainage features are to be designed in accordance with the Town of Tillsonburg
Development Guidelines and Design Criteria and Long Point Region Conservation Authority
standards and specifications. For information regarding the Conservation Authorities’
requirements, please visit the Long Point Region Conservation Authority websites at
www.lprca.on.ca. For lands abutting County road allowances, storm drainage features are to be
also designed in accordance with County standards. Please contact the County Public Works
Department at 519-539-9800 for information on the County standards. The following features
must be illustrated on the servicing drawing:
• Catch basins - locations, proposed elevations for grates and inverts
• Drainage piping location and all access hole inverts and final grade elevations from building to private drain connections
• Private drain connections - existing and new, location, size and grade, drainage swales (landscaped areas) - elevations along swale, cross sections % grade (slope)
• Overland flow - show flow arrows to permit ready identification of overland flow direction, show existing and proposed elevations along property lines, and key points on site and abutting properties
• Flows from adjacent properties - in the event that adjacent private properties drain onto the site being developed, the storm drainage system is to be designed to prevent
stormwater from backing up and creating a flooding or ponding condition on the adjacent property
• Weeping tiles - identify how flows will be handled should weeping tiles be installed
• Stormwater management systems display such relevant detail contained in the consulting
Engineer's design as will be necessary to ensure that these features are implemented by the contractor
• Surface ponding shall not exceed 0.15m in depth at any location
• Sediment and erosion control measures to be implemented before and during construction and post-construction
• Stormwater management systems and design
Depending on the site and scale of the development, a stormwater management report may be
required in addition to the above servicing drawing requirements. New stormwater management
ponds will require an Environmental Compliance Approval from the Ministry of Environment and
Climate Change.
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6.16.5 Stormwater Management Systems
The Proponent shall be required to submit a stormwater management report, prepared by a
professional engineer competent in stormwater management and licensed to practice in Ontario.
The stormwater management shall be submitted to and approved by the Town and shall follow
the stormwater management practices within the Town of Tillsonburg Development Guidelines
and Design Criteria. Each site plan application shall comply with the following:
• Quantity Controls - The flows from a development site are to be controlled to those pre- development flows (green field) or to the allocated flow rate within the R.O.W. storm sewer servicing the site
• Quality Controls – For all residential, commercial, institutional and industrial developments, the Town requires Enhanced Water Quality Protection (80% Total Suspended Soils Removal) as described in the Stormwater Management Planning and Design Manual prepared by the MOE (2003) prior to discharge from the site to the receiving outlet
• Certification by Engineer - Upon completion of construction, the Proponent will be required
to have the professional engineer certify that the stormwater management system was constructed in accordance with the approved design
• Surface ponding to be limited to 300mm within parking lots.
6.16.6 Water Systems
The water system features are to be designed in accordance with Provincial, County of Oxford
and the Town of Tillsonburg Development Guidelines and Design Criteria standards and
specifications. The following features must be illustrated on the servicing drawing:
• Location and size of all existing or proposed water pipes and mains, valves, shutoffs and blow-offs
• Location of existing and proposed fire hydrants in the vicinity which will service the development
• Location of existing and proposed private water wells on the subject property, if applicable
6.16.7 Waste Water Systems Access cleanouts may be required to permit monitoring by the Town and the County Public Works
Department. These access holes shall be displayed specifically on the site plan and shall be
located on the private drain connection(s) within the development site at the street line
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6.16.8 Electrical Systems
The electrical system features are to be designed in accordance with the electrical distribution
authority (Tillsonburg Hydro Inc.) and the Town of Tillsonburg Development Guidelines and
Design Criteria standards and specifications. The following features must be illustrated on the
servicing drawing:
• Transformer and vault location
• Primary, secondary and service wire and/or cable location
• Service entrance and meter location on any buildings or structures
6.16.9 Site Lighting Guidelines - All Developments
The type, location, height, intensity and direction of lighting shall be shown on the site plan.
Lighting should be kept internal to the site and not adversely affect adjacent residential properties,
or adjacent public streets, which could pose a vehicular safety hazard. Illumination patterns and
levels must be designed to ensure that the site is not illuminated more than necessary. The usage
of LED lighting is preferred.
A photometric site plan may be required to demonstrate lighting is entirely contained within the
site and zero illumination at property line so that not adversely affecting adjacent residential
properties.
All site lighting shall be consistent with the requirements and standards of the Institute of Electrical
and Electronics Engineers (IEEE).
6.16.10 Excess Soil Management
An Excess Soil Management Plan shall be prepared by a Qualified Person, as defined by Ontario
Regulation 153/04, for proposed developments that require excess soil to be removed from site
and meets the criteria of current Ontario regulations. The purpose of the report is to characterize
the quality of the excess soil and generate a management plan that is in compliance with current
Ontario regulations for excess soil management.
The Plan shall be prepared as per the MOE’s “Management of Excess Soil – A Guide for Best
Management Practices” and shall comply with the current regulatory implementation schedule as
put forth by the MOE.
The Excess Soil Management Plan shall be submitted to the Town of Tillsonburg for approval, if
deemed appropriate by the Town, the Town may appoint a qualified third-party reviewer to review
the plan for compliance to the current regulatory obligations. The owner shall be responsible for
the cost of the third-party reviewer.
The Owner will be responsible for O.Reg 406/19 ON-SITE AND EXCESS SOIL MANAGEMENT
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Section 7
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Table of Contents
7 ROADWAYS ............................................................................................................ 1
7.1 General Requirements ................................................................................................ 1
7.1 Other Reference Documents ...................................................................................... 1
7.2 Industry Standards and Specifications ........................................................................ 1
7.3 Other Applicable Acts and Legislations ....................................................................... 1
7.4 Road Classifications ................................................................................................... 2
7.5 Roadway Cross-sections ............................................................................................ 3
7.5.1 Bike Lanes ............................................................................................................... 3
7.6 Geometric Design Elements ....................................................................................... 3
7.7 Intersections ................................................................................................................ 4
7.8 Cul-de-Sacs ................................................................................................................ 5
7.9 Temporary Roads ....................................................................................................... 5
7.10 Emergency Access ..................................................................................................... 5
7.11 Pavement Design ........................................................................................................ 5
7.11.1 General Requirements ............................................................................................ 5
7.11.2 Alternative Materials ................................................................................................ 6
7.12 Concrete Curb ............................................................................................................. 6
7.13 Subdrains .................................................................................................................... 6
7.14 Driveways ................................................................................................................... 7
7.14.1 General Requirements ............................................................................................ 7
7.14.2 Driveway Materials .................................................................................................. 7
7.15 Curb Depression ......................................................................................................... 8
7.16 Sidewalks .................................................................................................................... 8
7.16.1 Tactile Surface Warning Plates ............................................................................... 8
7.17 Location of Utilities ...................................................................................................... 9
7.18 Parking ........................................................................................................................ 9
7.18.1 Accessibility Parking ................................................................................................ 9
7.19 Topsoil, Seed and Sod ................................................................................................ 9
7.20 Fences and Walls ........................................................................................................ 9
7.20.1 Fences ..................................................................................................................... 9
7.20.2 Noise Attenuation Walls ........................................................................................ 10
7.21 Subdivision Entrance Structures ............................................................................... 10
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List of Tables
Table 1. Street Classifications - Residential
Table 2. Geometric Design Elements
Table 3. Curb Return Radii
Table 4. Minimum Pavement Design Requirements
Table 5. Driveway Requirements
Table 6. Concrete Sidewalk Parameters
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7 ROADWAYS
7.1 General Requirements
This section outlines the recommended minimum requirements for the design and implementation
of the transportation network and roadways within the Town of Tillsonburg. This section will outline
the design requirements.
7.1 Other Reference Documents
All roads and transportation systems are to be designed and constructed in accordance with the
latest version of this manual as well as other industry standards and best practices, including but
not limited:
• Oxford County Official Plan
• Town of Tillsonburg Standard Drawings
• Ontario Provincial Standard Specifications (OPSS) and Ontario Provincial Standard
Drawings (OPSD) prepared by the Ministry of Transportation (MTO)
• Geometric Design Guide for Canadian Roads prepared by the Transportation Association of Canada (TAC)
• Ontario Traffic Manual (OTM) prepared by the Ministry of Transportation (MTO)
• Roadway Lighting ANSI/IES RP-8 prepared by the Illuminating Engineering Society of North America (IESNA), latest edition
• O. Reg. 366/18: Minimum Maintenance Standards for Municipal Highways
7.2 Industry Standards and Specifications
All roads and transportation systems are to comply with the latest version of all applicable industry
standards and specifications for quality management and quality control, including but not limited
to the following:
• Electrical Safety Authority (ESA)
• Canadian Standards Association (CSA)
• American Society for Testing and Materials (ASTM)
7.3 Other Applicable Acts and Legislations
This manual does not supersede, nor replace any legislation governing the design and
construction of roads and transportation systems. When carrying out design and construction of
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Town linear projects, the Proponent is to be fully familiar with the latest version of the following
legislative requirements:
• Ontario Highway Traffic Act
• Municipal Act
• Environmental Assessment Act
• Environmental Protection Act
• Accessibility for Ontarians with Disability Act (AODA)
7.4 Road Classifications All urban roadways shall be classified according to the traffic volume expected and the intended
use of the roadway. The proposed classification of all streets in the development shall be
confirmed with the Town prior to commencement of design.
All roads within the urban boundary shall be designed and constructed to Town standards with
full municipal services.
Table 1 is presented as a summary of the three major road classifications within the Town.
However final classification will ultimately be determined by and at the sole discretion of the Town.
Table 1. Street Classifications - Residential Local Collector Arterial
Surfaced Width (m) 8.0 10.0 14.0
Right of Way (R.O.W) (m) 20.0 22.0 26.0
Number of Through Lanes per Direction 1 1 2
Traffic Volume
Range (AADT) Less than 2,000 2,000 to 4,000 Greater than 4,000
Posted Speed Range (km/h) 40-50 50 50 - 601
Minimum Design Speed (km/h) 60 70 80
Utility Location As per the Town of Tillsonburg Typical Cross Sections
1. Proponent to confirm with the Town and County prior to Design. 2. School / community safety zone 40 3. CONFIRM SPEED
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7.5 Roadway Cross-sections
Refer to the typical cross-sections illustrated in Appendix “A” Town of Tillsonburg Standard
Drawings, within these guidelines for requirements on above and below grade infrastructure for
local, collector, and arterial roads.
Typical cross-sections are included in Appendix “A” of manual for the following:
• Local Roads
• Collector Roads
• Arterial Roads
The cross-sections are provided for guidance purposes during design and construction.
Deviations may be necessary and will be reviewed and accepted by the Town on a case-by-case
basis.
The Proponent shall provide justification for the change for review at the full discretion of the
Town. 18.0m R.O.W can be used in reconstructions pending Town approval. 18.0m R.O.W within
new subdivisions are not permitted unless received Town approval such as “window lanes”.
7.5.1 Bike Lanes
Bike lanes shall be incorporated into typical road cross-sections at the request of the Town. Bike
Lanes shall be a minimum of 1.5m in width and shall clearly be delineated with pavement
markings from the vehicle travel lane on collector and arterial roads.
7.6 Geometric Design Elements
Geometric design for horizontal and vertical road alignment must meet the following requirements
or the TAC Geometric Design Guide for Canadian Roads Part 1 and Part 2, whichever is more
conservative.
All points of grade change in excess of 1.0% shall be designed with vertical curves as outlined in
the TAC Guide and shall list the vertical curve properties on the plan and profile drawings.
Table 2. Geometric Design Elements
Geometric Detail Local Collector Arterial
Maximum Longitudinal Road
Grade (%) 8.0 8.0 6.0
Minimum Longitudinal Road Grade (%) 0.5 0.5 0.5
Minimum Crossfall (%) 2.0 2.0 2.0
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Geometric Detail Local Collector Arterial
Sidewalk Separation from Back of Curb (m) 2.2 2.2 2.2
Maximum Sub Base Grade (%) 3.0 3.0 3.0
Maximum Grade Major Approach at Intersection (%) 2.0 2.0 3.0
Grade for Minor Approach at
Intersections (%) Match cross fall of major approach
Minimum Curb Grade (%) 0.5 0.5 0.5
Vertical Curve Minimum Sight Stopping Distance (m) 85.0 85.0 85.0 – 140.0
Maximum Superelevation (%) 2.0 2.0 2.0
7.7 Intersections
All standards pertaining to the design of intersections are as outlined in Table 2 and shall be in
accordance with TAC Geometric Design Guide for Canadian Roads, latest edition.
Should there be an island within the intersection, the Proponent must have a suitable separation
and radius to allow for a Tandem Axle Plough complete with wing with a 0.5m buffer.
At a minimum, curb return radii measured from edge of pavement and the daylighting (sight
triangle) requirements from property line shall meet the following as outlined in Table 3.
Table 3. Curb Return Radii
Street to Street Minimum Curb Return Radii Daylighting
Local to Local 7.5m R 3m x 3m
Local to Collector 9.0m R 5m x 7m
Local to Arterial 9.0m R 5m x 10m
Collector to Collector 12.0m R 7m x 7m
Collector to Arterial 12.0m R 7m x 10m
Arterial to Arterial 15.0m R 10m x 10m
Industrial to any other
street 18.0m R 12m x 12m
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7.8 Cul-de-Sacs
Where necessary and approved by the Town, temporary and permanent cul-de-sacs are to be
implemented in accordance with this manual.
The minimum radii of the cul-de-sac as measured from the edge of pavement shall be 15m. The
minimum road allowance radii of the cul-de-sac is the be 20m as per the Town standard drawings.
Minimum gutter grades of 0.8% are to be maintained along the flow line of all gutters around the
cul-de-sacs, the design road grade on the cul-de-sac and at the beginning of the bulb area where
catchbasins are to be located.
The details shall show gutter, crown and other grades sufficient to determine that the road will
properly drain.
7.9 Temporary Roads
Temporary roads shall be constructed with smooth transitions to paved structures. Pavement
design for temporary roads are to be confirmed by a qualified Geotechnical Engineer and have a
minimum of 450mm Granular ‘B’ and 150mm Granular ‘A’.
7.10 Emergency Access
Emergency access shall be designed in consultation with emergency services and the Town. The
use of knock over bollards and gates shall be evaluated on a case by case basis.
7.11 Pavement Design 7.11.1 General Requirements Minimum thickness of asphalt and granular materials are provided in Table 4. These designs are
considered to be minimums and final thickness are to be recommended and confirmed by a
qualified Geotechnical Engineer.
All designs are to be submitted to the Town for approval and shall comply with the current OPSS
standards.
Table 4. Minimum Pavement Design Requirements
Road Classification
Surface Course HL3 (mm)
Surface Course HL8 (mm)
Granular ‘A’ (mm) Granular ‘B’ (mm)
Total (mm)
Local 40 50 150 300 540
Collector 40 60 150 375 625
Arterial 50 60 150 450 710
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Road Classification
Surface Course HL3 (mm)
Surface Course HL8 (mm)
Granular ‘A’ (mm) Granular ‘B’ (mm) Total (mm)
Industrial 50 (HL4) 60 150 450 710
7.11.2 Alternative Materials
The Town may consider alternative materials on a case-by-case basis, such as reclaimed
concrete and asphalt for typical granular applications such as:
•Engineered fill
•Pavement shoulders
•Construction access roads, bike paths and trails,
A qualified Geotechnical Engineer shall outline the suitability and location of reuse of reclaimed
materials and shall be submitted for approval to the Town. The materials shall be in accordance
with OPSS.
7.12 Concrete Curb
Curb and gutters shall be in accordance with OPSS 353 and OPSD 600.10, 600.04 and 600.09.
The minimum curb and gutter grade will be 0.5% unless it is located in cul-de-sacs where it will
be 0.8%.
For all retrofit projects, concrete curb will be curb and gutter as per the Town’s typical cross section
for the road type in accordance with the applicable OPSD, or as otherwise approved by the Town.
7.13 Subdrains
Subdrains are to be in accordance with the applicable OPSS. Subdrains are to be installed a
minimum of 3.0m from each catchbasin structure. Additional Subdrains may be required on a
case-by-case basis as specified by a qualified Geotechnical Engineer and or the Town or where
the majority of longitudinal grades are less than 1% in fine clay or silt conditions. Subdrains are
to include the connection of an outlet to a drainage structure.
Subdrains shall be perforated high density polyethylene pipe complete with geotextile sock with
a minimum diameter of 150mm and a minimum slope of 0.5% installed continuously below the
curb and gutter complete with clear stone bedding wrapped in filter fabric, unless soil conditions
warrant otherwise as recommended from a Geotechnical Engineer. Shall be installed in
accordance with OPSD 216.021.
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7.14 Driveways
7.14.1 General Requirements
Driveways and approaches/curb depressions are to be designed in accordance with OPSS,
OPSD, Town of Tillsonburg Zoning By-law.
Minimum design grade for all driveways are 2% and maximum grade are 8.0%. The specified
driveway grade shall be directed away from the lot towards the roadway. The use of reverse fall
driveways is not permitted.
Existing driveway to property and driveway approaches are to be replaced with like materials if
impacted by construction activities.
All new driveways and approaches within the Town’s R.O.W. shall be submitted to the Town for
review and approval prior to construction. The details shall include the location, width, slopes and
grades.
Existing curb returns at driveways will be reinstated on a case-by-case basis as approved by the
Town.
A minimum driveway separation distance shall be determined based on TAC standards, Town of
Tillsonburg Zoning By-law (No.3295 as amended), and in accordance with OPSS.
7.14.2 Driveway Materials
Table 5 outlines material requirements for asphalt and concrete driveways. All driveways are to
be in accordance with OPSS and this manual.
Driveway and driveway approaches shall match existing conditions wherever possible and
applicable. Any deviation is to be reviewed and approved by the Town.
Table 5. Driveway Requirements
Land Use Asphalt Concrete
Single Family Residential 50mm of HL3 surface course
200mm of Granular ‘A’
125mm Concrete
150mm Granular ‘A’
Apartments, Commercial and
Light Industrial Properties
40mm of HL3 surface course
50mm of HL4 base course
300mm of Granular ‘A’
150mm Concrete
150mm Granular ‘A’
Heavy Industrial Properties
50mm of HL4 surface course
60mm of HL8 base course
300mm of Granular ‘A’
200mm Concrete
300mm Granular ‘A’
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7.15 Curb Depression
Curb depressions are required at all pedestrian road crossings and provide the smooth integration
of vehicles to and from roadways at driveways. These are to be designed in accordance with
Town of Tillsonburg Zoning By-law and the Accessibility for Ontarians with Disability Act (AODA).
7.16 Sidewalks
The location and extent of sidewalks shall be reviewed and approved by the Town and shall
conform to typical Right of Way cross-sections as per the Town’s Standard Drawings wherever
possible.
Sidewalk locations should first be located in areas to promote continuity of routes and provide
direct access to major pedestrian destinations. It is the preference of the Town for the sidewalk
to be located on the north and east side of the roadway in cases of only one sidewalk.
The Proponent shall take all precautions to minimize impacts to existing and propose driveways.
Reconstruction projects must have the sidewalk replaced or repaired if an existing sidewalk is in
place. In the absence of an existing sidewalk, a new sidewalk is to be considered, at the discretion
of the Town. Sidewalks shall be designed in accordance with Accessibility for Ontarians with
Disabilities Act (AODA) requirements. Best attempts to eliminate depressing the sidewalk at
driveways shall be taken,
Should sections of sidewalk be removed as part of development works, the minimum number of
panels to be removed and replaced shall be three (3) on connecting streets to provide a smooth
transition. Table 6 outlines typical concrete sidewalk design parameters.
Table 6. Concrete Sidewalk Parameters
Parameter Requirement
Sidewalk Thickness Residential – 125mm Street Crossings – 200mm Industrial/commercial entrances – 150mm
Sidewalk Width 1.5m (Local roads), 1.8m adjacent to curb as per OPSD 310.020
Sidewalk Grade * 0.5% to 8%
Sidewalk Crossfall 2% to 4%
Distance from Curb Minimum 2.2m between back of curb and sidewalk
*Steeper grades shall be reviewed and approved by the Town based on site conditions.
7.16.1 Tactile Surface Warning Plates
As a minimum, tactile surface warning plates shall be integrated into sidewalks at curb ramps and
depressed curb areas to assist pedestrians who are visually impaired. They shall be designed in
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accordance with OPSD 0310 series, Accessibility for Ontarians with Disabilities Act (AODA)
requirements and the Town of Tillsonburg Accessibility Plan, latest versions and as approved by
the Town.
7.17 Location of Utilities
The location of all utilities within the road allowance are to be in accordance with the Typical
Cross-section as per the Standard Drawings in this manual and Section 9 - Utilities of this
document.
7.18 Parking
Parking is to be in accordance with the details in Town of Tillsonburg Traffic and Parking By-law.
7.18.1 Accessibility Parking
Where accessibility parking is warranted, the design and implementation shall be in accordance
with the Accessibility for Ontarians with Disabilities Act (AODA) requirements and Town of
Tillsonburg Traffic OTM Book 11, and Parking By-law, amended.
7.19 Topsoil, Seed and Sod
Topsoil shall be of the best quality fertile, loose, loamy material screened to be free from stones
and weeds, to be placed and graded in the locations and to a minimum depth of 150mm as
directed by the Town. Topsoil must not contain any chemical contamination or material
detrimental to plant growth.
Bags are to bear the seed supplier’s label clearly indicating species’ content, grade and mass as
well as the recommended seeding rate for the establishment of new lawn areas.
Sod shall be Commercial Grade Kentucky Bluegrass Nursery Sod according to the Specifications,
Classifications and Use of Turfgrass Sod for Nursery Sod Growers Association of Ontario.
Sod shall be seeded and established in nursery sod fields as a turfgrass sod. There shall be no
more than 5 broadleaf weeds per 40 square metres of sod and up to 20% non-specified grass.
Sod shall be of sufficient density that no surface soil is visible.
Fertilizer shall be supplied in bags bearing the manufacturer’s label indicating mass and analysis.
All fertilizer shall be in granular form: dry, free flowing, free from lumps and with a composition of
8-32-16 (P-K-N) as per OPSS 803.
7.20 Fences and Walls
7.20.1 Fences
Fencing shall be implemented within the ROW as required by the Town. Fencing is not
required where noise barrier walls are to be installed. Fencing within the ROW shall be a
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minimum of 1.52m (5ft) and be non-climbable as required in the Town’s Pool Enclosure By-
Law.
If designed of chain link:
(a)have a diagonal mesh length of not greater than 38mm and shall consist of 12-gaugegalvanized steel wire; and
(b)no rails, bracing or exposed attachments on the exterior that could facilitate or permitclimbing from the exterior; andtop and bottom rails are firmly fastened to upright posts, which rails consist of galvanized steel
pipe at least 32 millimetres (1.25 inches) thick, provided that a continuous galvanized steel tension
rod at least 5 millimetres (0.2 inches) thick may be substituted for the bottom rail.All private fencing
shall be located entirely on private property and shall conform with standards outlined in the Town
of Tillsonburg Fence By-Law and/or Pool Enclosure By-Law. Private gates shall not be allowed
on fencing along the R.O.W.
7.20.2 Noise Attenuation Walls
The acoustical design and structure of all required noise attenuation walls shall be approved
by the Town. A noise attenuation wall abutting Town property shall be located a minimum of
0.3m from the property line in the R.O.W.
All private noise attenuation walls shall be located entirely on private property and shall be
designed by a Professional Engineer.
7.20.3 Subdivision Entrance Structures
The Town will not accept any subdivision gate or decorative entrance structures to be located
on the R.O.W. If these entrances are required, the Proponent shall locate the structure
entirely on private property. The Town will not be responsible for the future maintenance or
repairs of any such subdivision entrance structures.
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The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
Section 8
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Table of Contents
8 STREETLIGHTING ................................................................................................... 1
8.1 General Requirements ................................................................................................ 1
8.2 Design Criteria ............................................................................................................ 1
8.2.1 Within Public ROW .................................................................................................. 1
8.2.2 Site Plans ................................................................................................................ 4
8.2.3 Lighting Configurations and Pole Offsets ................................................................ 5
8.2.4 Installation ............................................................................................................... 5
8.2.5 Materials .................................................................................................................. 6
List of Tables
Table 1. Maintained Luminance for Mid-Block Street Sections (Non-Intersection Areas)
Table 2: Maintained Luminance for Street Corridors near Intersections, Curvilinear
Sections and Pedestrian Walkways/Bikeways Table 3. Tree Protection Zones
Table 3. Streetlighting Material List
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8 STREETLIGHTING
8.1 General Requirements
All roadways are to be lit, unless written approval is received from the Town. Streetlights shall be
provided throughout all developments and may be required on roadways bordering developments
if deemed necessary by the Town.
A qualified engineering consultant shall prepare the streetlight design, including photometric
layouts using an approved computer lighting program such as AGI 32, AutoLux, or equivalent.
All drawings must be sealed by a registered Professional Engineer, licensed to practice in the
Province of Ontario. Any attachments to hydro poles must have Hydro Authority approval and
comply with Regulation 22/04 (or the latest revision thereof). All roadway lighting design and
construction is subject to Electrical Safety Authority (ESA) inspection and approval.
The Transportation Association of Canada (TAC) “Guide for Design of Roadway Lighting”,
Volumes 1 and 2 provide comprehensive design guidelines and may be used for lighting devices
for roadways and associated facilities.
8.2 Design Criteria 8.2.1 Within Public ROW
Lighting design criteria for roadways, sidewalks, pedestrian walkways, and bikeways on public
right-of-ways within the Town of Tillsonburg shall be based on the “American National Standard
Practice for Roadway Lighting”, ANSI/IESNA RP-8-14, or the latest revision thereof.
The lighting system shall provide the average maintained light levels and meet the recommended
uniformities and veiling luminance ratios as indicated in Table 4 and 5.
“Luminance” criteria may be used for determining light levels on straight and level roads that have
a minimum length of ten (10) luminaire mounting heights.
“Illuminance” criteria to be used for intersections, curvilinear road sections, pedestrian walkways,
and bikeways.
The design criteria requirements for luminance, illuminance, and pedestrian conflict area
classifications in Tables 1 and 2 are derived from ANSI/IES RP-8-14.
The criteria listed in Table 2, for intersections, is to be applied to cover the thirty-two (32) conflict
points identified in ANSI/IES RP-8-14 (se. 5.1.2). The criteria listed in Table 4 would apply outside
of this.
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Table 1. Maintained Luminance for Mid-Block Street Sections (Non-Intersection Areas)
Road Classification
Minimum Average Maintained Luminance Lavg (cd/m2)
Maximum Uniformity Ratio Lmax to Lmin
Maximum Luminance Ratio Lavg to Lmin
Maximum Veiling Luminance Ratio LV to Lavg
Pedestrian Conflict Area
Classification
Arterial/Major Roads 0.6 6.0 to 1 3.5 to 1 0.3 to 1 Low
Arterial/Major
Roads
0.9 5.0 to 1 3.0 to 1 0.3 to 1 Medium
Collector Roads (Minor) 0.4 8.0 to 1 4.0 to 1 0.4 to 1 Low
Collector Roads (Major) 0.6 6.0 to 1 3.5 to 1 0.4 to 1 Medium
Local Roads (Rural) 0.3 10.0 to 1 6.0 to 1 0.4 to 1 Low
Local Roads 0.5 10.0 to 1 6.0 to 1 0.4 to 1 Medium
Table 2. Maintained Luminance for Street Corridors near Intersections, Curvilinear Sections and Pedestrian Walkways/Bikeways
Maintained Illuminations for Roadways near Intersections and Curvilinear Sections
Road and Pedestrian Conflict Area Classification
Minimum Average Maintained Illuminance (Horizontal Only) (R2 & R3 Pavements) Eavg (lux)
Maximum Illuminance Uniformity Ratio Eavg to Emin
Arterial/Major Roads - Low 9 3.0 to 1
Arterial/Major Roads - Medium 13 3.0 to 1
Collector Roads (Minor) - Low 6 4.0 to 1
Collector Roads (Major) - Medium 9 4.0 to 1
Local Roads (Rural) - Low 4 6.0 to 1
Local Roads (Urban/Industrial) - Medium 7 6.0 to 1
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Maintained Illuminations for Pedestrian Walkways/Bikeways
Road and Pedestrian Conflict Area Classification
Minimum Average Maintained Illuminance (Horizontal Only) (R2 & R3 Pavements) Eavg (lux)
Maximum Illuminance Uniformity Ratio Eavg to Emin
Rural and Semi - Rural Areas 2 10.0 to 1
Pedestrian Areas – Low (2 or fewer dwelling units per acre or 5 units per ha)
3 6.0 to 1
Pedestrian Areas – Medium (2.1 to 6 dwelling units per acre or 5.1 to 15 units per ha)
5 4.0 to 1
Intersections shall have an illumination level equal to the sum of the recommended average
illumination levels for each of the intersecting roadways. If it is not practical to achieve this level
due to geometric constraints, then a minimum level of 50% higher than the recommended level
for the main roadway may be acceptable, subject to the Town’s approval. Alternatively, Town may
request to follow Table 8 in ANSI/IES RP-8-14, or any update of this standard.
For illumination of crosswalks (mid-block or at intersections) refer to Section 5.3 of ANSI/IES RP-
8-14.
Light levels shall be increased by 50% through school areas, libraries, recreation centres, medical
centres, railway crossings, bridges and any other location where increased conflict is possible.
The street lights shall typically be serviced with underground wiring in ducts between poles. The
luminaires shall be alternated between circuits to maintain 50% illumination upon loss of one
circuit feeder.
Light source for roadway lighting shall be long life (minimum 100,000 hours). Power supply shall be coordinated and arranged with the Supply Authority from the nearest
feasible location. Power supply shall be unmetered and the street lights shall operate at 120 volts
60 Hz AC. Maximum voltage drop at the end of the lighting circuit shall not exceed 5% of the
supply voltage.
The design drawings shall show all surface features, all street light pole complete with ID#, all
power pedestals complete with ID#, the individual conduits from the power pedestal to the light-
emitting diode (LED) lights, the conduit from street light pole to street light pole, all utility road
crossings with dimensions from the road crossing to either a side lot line or a street light pole,
and dimensions from the street light pole to the lot lines where the street light pole is not
opposite a side lot line. The LED street light ID# shall include the type of LED lighting fixture, the
circuit number, and the power pedestal number to which it is connected. The Legend shall
include duct sizes and an explanation of the street light symbol/ID#’s.
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On the single line drawing, there should be an electrical schematic for each power pedestal
showing the transformer (complete with Town ID#) that supplies power to the power pedestal, the
power pedestal cabinet contents (service breakers, service panel, grounding rods, etc.), each
circuit and all of the LED street lights (complete with ID#) connected to that circuit with conductor
lengths from the pedestal to the first light and from light to light, and all electrical components
inside the LED street light fixtures. It should be noted that the maximum conductor length is 100
m.
Lighting calculations shall be prepared for all outdoor site lighting and forwarded to the
Municipality for approval.
All luminaires are to be provided with ANSI C136.41 compliant dimming photocontrol allowing at
least three different settings for dimming levels and start times.
Refer to Table 3 for a list of materials and specifications.
Streetlight designer should contact Town and confirm full set of criteria before the start of design.
8.2.2 Site Plans
Lighting should be controlled by automatic switching devices such as timers or photocells.
Parking Lots
Parking lot illumination has to address good visibility for drivers and pedestrians, provide good
colour rendition for security identification, and leave sufficient impact for customer attraction.
The recommended light levels for high activity community shopping developments are:
• Average maintained illuminance level 2.0 fc (20 lux) minimum. This could be increased up
to 5.0 fc (50 lux), as is common practice for current commercial developments
• Uniformity, average to minimum 4:1
The minimum recommended light levels for parking lots are:
• Minimum horizontal illuminance level 0.2 fc (2 lux)
• Uniformity ratio, maximum to minimum 20:1
Roadways
The recommended light levels for the site roadway zones are:
• Average maintained illuminance level 0.9 fc (9.0 lux)
• Uniformity, average to minimum 6:1
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Pedestrian Walkways
The recommended light levels for pedestrian walkways up to and surrounding any commercial
buildings are:
• Average maintained illuminance level for medium activity areas 2.0 fc (20 lux) and high activity areas 4.0 fc (40 lux)
• Uniformity, average to minimum 4:1
Site Restriction
The recommended light levels projected onto a residential property (spill light) shall not exceed
0.1 vertical foot candles, measured line-of-site at the property line.
Pylon Signs
Externally illuminated pylon signs shall have the light source aimed downward towards the sign.
8.2.3 Lighting Configurations and Pole Offsets
All streets are to employ a staggered streetlight configuration with pole offsets from EP as per
TAC criteria or on shoulder rounding.
In rural areas where TAC pole offsets outside the clear zone are not possible, frangible breakaway
bases may be used. Frangible bases are not permitted at intersections and areas where
pedestrians are expected.
Pole offsets that are identified on the Town’s Typical Road Cross Sections take
precedence.
Lights at signalized intersections should be combined with joint-use traffic signal poles wherever
possible.
On curved roadways, the light poles should be positioned on the inside of curves, if possible.
Alternatively, light poles may be placed on the outside of curves, but shall be kept out of the
vehicle overrun area (the extension of the tangent in the direction of vehicle travel).
Street lights and power pedestals should be located on the extension side lot lines where possible.
8.2.4 Installation The installation of the street lighting system shall be in compliance with ESA, CSA, the Hydro
Supply Authority requirements, the Town’s standards and specifications, as well as the
manufacturer’s installation instructions.
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Ducts
Ducts shall be solvent welded together in trenches with minimum cover of 750 mm. Ducts shall
be surrounded by 80 mm of brick sand and warning tape to cover width of trench.
Road crossings to be carried out by directional bore method using thickwall PVC duct.
Where open-cut road crossings are necessary, ducts shall be concrete encased and buried
below granular base.
Installation as per OPSD 2100.06, 2103.02 and OPSS 603.
Cables
Cables to be continuous without splices and shall be installed after trenches are back-filled.
Installation Specifications as per OPSS 604.
Fuses
Fuses in pole handholes as per OPSD 2255.020 and OPSS 617.
Grounding
Ground rods to be installed at power service disconnect (minimum 2 rods), at every fifth (5th)
lighting pole, and at the last lighting pole in each circuit.
Installation Specifications as per OPSS 609.
Poles
Installation Specifications as per OPSS 615.
Brackets and Luminaires
Installation Specifications as per OPSS 617.
Power Service Disconnect
Installation Specifications as per OPSS 614.
Dimming control
Specifications as per ANSI C136.41. DIM-4 adjustable control.
8.2.5 Materials
All materials used for street lighting must be CSA approved. Refer to Table 3 for a list of Materials
and Specifications.
Table 3. Streetlighting Material List
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Material Standards Features Manufacturer Catalogue No.
1.0 Lighting
Electrical Handholes CSA Precast concrete type complete with cover, 460mm Dia., as per OPSD 2112.02.
Ducts CSA C22.2, No.211.1 CSA C22.2, No.211.2
CSA Standard B137.1, Series 75 or ENT CSA C22.2, No.227.1
In boulevard, rigid PVC DB2 duct, 53mm Dia.
Below roadways, rigid PVC Thickwall duct, 53mm Dia. Flexible duct (Polypipe) to be used for protection of cables entering the wiring aperture in the concrete poles.
Cables CSA C22.2 No.38 Power supply cables shall be 3-#2 AWG copper RWU90 (including ground wire), with cross- linked polyethylene insulation rated 600 volt. Street light cables shall be 1-2C#6AWG copper and #10 AWG copper GND, 60°C, NMWU; or 2- #6 AWG copper RW90 and #8AWG copper GND RW90 Riser wires from pole handhole to luminaire shall be #12 AWG stranded copper type RWU90 insulation. Insulation colour for line conductors for 1-phase, 3-wire 240/120V system shall be “Red” and “Black” and for 1 phase, 2-wire 120V system shall be “Red”. Insulation colour of all neutral conductors shall be “White”.
Cable connectors in pole handholes shall be compression connectors with insulating covers.
Fuses Fuse holders in pole handholes shall be in-line break-away type rated 600V complete with 10 amp KTK fuse.
Grounding CSA C22.2 No.41 Ground rods shall be solid steel, 19mm Dia., 3.0m long, copper clad for full length.
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Material Standards Features Manufacturer Catalogue No.
2.0 Poles
Standard Roadway Lighting Poles
CSA A14-M1979 Direct Buried, Class “B” spun concrete, tapered round with natural concrete smooth mold finish, complete with handhole cover plate, nameplate and ground lug. Arterial Roads – 12.2m (40ft)
Collector Roads – 10.7m (35ft) or 12.2m Local Roads – 7.5m (25ft) or 10.7m Base mounted galvanized octagonal steel poles as per OPSD-2415.010. Arterial Roads – 10.5m Collector Roads – 9.0m/10.5m Local Roads – 7.5m/9.0m
StressCrete Sky Cast U.S.I.
Poles for Walkways/Bik eways
Base mounted contemporary pole with high tensible carbon steel shaft round (76mm) welded to top and bottom of anchor plate. Pole to be black semi-gloss powder coat finish complete with base cover assembled with stainless steel hardware. Photobutton light control recessed near top of pole.
Poles for Commercial Sites
Poles shall be metal type square or round to suit the luminaire style and shall be base mounted. Poles shall have durable powder coat finish, colour to match the luminaire. Poles in parking areas shall be restricted to 30 ft. (9.1m) in height. Poles may be reduced in height down to 12 ft. (3.65m) level for pedestrian pathway applications. Wherever feasible, poles shall be located off the edge of pavement, behind barrier curbs (islands). Concrete bases in parking areas shall be protected by bollards or shall be raised to minimum 900mm above grade and be 760mm diameter.
3.0 Brackets
Standard Roadway Lighting Brackets
Tapered elliptical aluminium brackets as per OPSD 2420.01. The length of the bracket depends on offset from pavement and pole height. Arterial Roads – 2.4m (10ft) preferred, 3.0m maximum Collector Roads – 1.8m (8ft) preferred. Local Roads – 1.2m (6ft) preferred.
Walkways/ Bikeways Brackets
Single or double brackets with bend aluminum tubing with decorative aluminum rod, welded assembly and cast aluminum adaptor.
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Material Standards Features Manufacturer Catalogue No.
4.0 Luminaires
Standard Roadway Luminaires: High Pressure Sodium NOTE – HPS fixtures were allowed in the past. Currently all luminaires are to be LED type. This section is kept for general information only. Designer to consult the Town at the project start-up to confirm all design parameters.
Arterial/Indust rial Roads “Cobra Head” style, type II or III distribution pattern, medium cutoff, internally shielded with flat tempered glass lens and photocontrol receptacle. Lamp wattage to be long life 200W to 400W high pressure sodium. Luminaire housing to be die-cast aluminum with latch and standard grey polyester powder coat finish. Permanent type marking to be applied on underside of the luminaire housing for lamp wattage identification, (Yellow for HPS). Ballast to be C.W.I., 120 volt, 60Hz.
Cooper Lighting (OVF) AEL (series 315)
GE (M-400A)
Local and Collector Roads
“Cobra Head” style, type II or III distribution pattern, medium cutoff, internally shielded with flat tempered glass lens and photocontrol receptacle. Lamp wattage to be long life 70W to 150W high pressure sodium. Luminaire housing to be die-cast aluminum, with latch and standard grey polyester powder coat finish. Permanent type marking to be applied on underside of the luminaire housing for lamp wattage identification, (Yellow for HPS). Ballast to be C.W.I., 120 volt, 60Hz.
Cooper Lighting (OVH) AEL (Series 315)
GE (M-250R2)
Photo- controller Model TRS-1 Photocontroller to have minimum surge protection of 40,000 amps and a minimum load rating of 1,000W/1,800 VA. Must have operating strength of 5,000 volts, and the photocell must be silicon sensor in glass and metal hermetic enclosure.
Photocells shall be rated for a minimum of 100,000 operational hours.
FP Outdoor Lighting Controls/Sunrise Technologies
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Material Standards Features Manufacturer Catalogue No.
Standard Roadway Luminaires
Standard Roadway Luminaires: LED – Cobra Head
Luminaire – Cobra Head style, type 2 or 3 distribution pattern, rugged die cast aluminum housing with surge and brown-out protection, LED drivers and electronic transfer switch. Temperature control by robust heat sink ensuring a minimum of 80,000 hours L70 at 40C operating ambient. Operating range from – 40 to + 50C with light engines meeting the dust and moisture rating of IP-66. Luminaire design to meet CSAC22.2 number 250 for 40C, wet location and to be ROHS compliant. Maximum total harmonic distortion to conform to ANSI C82.77: 2002. Solid state 120 volt 60 Hz electronic drivers with extended life to 100,000 hours minimum. LED colour temperature 4000 K nominal. All luminaires to be provided with a Dimming Module.
5 year limited warranty on LED light engine, LED drivers and all non-electrical components.
General Electric
ERL1005B340A GRAYL ERL1007B340A GRAYL ERL1008B340A GRAYL ERL1010B340A GRAYL ERL1014B340A GRAYL
Standard Roadway Luminaires: LED – Decorative
Luminaire – Decorative lantern style, available in numerous distribution patterns to meet project specific requirements, rugged die cast aluminum housing with surge and brown-out protection, LED drivers.
Operating range from – 40 to +40C, LED luminaire to meet IP65 rating. Luminaire design to meet CSA-C22.2 number 250 for 40C, wet location and to be ROHS compliant. Maximum total harmonic distortion to conform to ANSI C82.77: 2002. Solid state 120 volt 60 Hz electronic drivers with extended life to 100,000 hours minimum. Temperature control by robust heat sink ensuring a minimum of 100,000 hours L70 at 40C operating ambient LED colour temperature 4000 K nominal. All luminaires to be provided with a Dimming Module. Minimum 7 year limited warranty (10 year preferred) on LED light engine, LED drivers and all non-electrical components.
General Electric Phillips
K601D-S-P4NL- III-60(SSL)7030- 120-4K-F4 K601D-T-P4NL- III-40(SSL)7030- 120-4K-F4 K118R-B3AR-III- 40(SSL)1036- 120-K14-4K-F1
MPTR- 55W 48LED4K-T- LE2-UNIV-RCD- NP
Park Walkway/Bike way Luminaires
50W pulse start metal handle.
General Electric
Eaton
ERL1H05B340A GRAYL
PRVA15DUNVT 2SABZ
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Material Standards Features Manufacturer Catalogue No.
Commercial Site Luminaires: Metal halide
In general shall be of the “Architectural Site Lighting” style, contributing a cohesive look to the overall site lighting system. The architectural outdoor luminaries may be shoe-box or round type with good optics and full cut-off with optional house side shielding. Luminaires at lower mounting heights shall have a vandal proof lens. The luminaires shall be post top arm mounted suitable for 1A to 4C configurations and also be suitable for optional wall mount applications. Luminaire housings shall be diecast type with durable powder coat finish colour to match site architectural features.
Lamp wattage for parking lot and site roadway lighting shall be in the 150 to 400 watt range, subject to application. Lamp wattage for pedestrian scale pathway and building zone lighting may be reduced to 70 watt metal halide.
5.0 Power Supply Management
Pole Mounted Disconnects Pole mounted power supply disconnects shall be outdoor weatherproof type 240/120 V rated 100 amps with 60 amp 2 pole main breaker suitable for service entrance.
Pedestal Mounted Disconnects
Pedestal mounted power supply disconnect shall be outdoor heavy gauge galvanized steel with lockable removable front cover complete with precast concrete base. Colour to be equipment green with powder coat finish. Interior power supply disconnect shall be 240/120 V rated 100 amps with 60 amp 2 pole main breaker suitable for service entrance. Branch breakers to be 30 amps 1 pole 120V.
Pedestal Solutions Inc.
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Section 9
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Table of Contents
9 UTILITIES ................................................................................................................. 1
9.1 General Requirements ................................................................................................ 1
9.2 Other Reference Documents ...................................................................................... 1
9.3 Industry Standards and Specifications ........................................................................ 1
9.4 Town of Tillsonburg Permits and Approvals ................................................................ 2
9.5 Long Point Region Conservation Authority Permits and Approvals ............................ 2
9.6 Composite Utility Plans ............................................................................................... 2
9.7 Minimum Cover ........................................................................................................... 2
9.8 Alignment .................................................................................................................... 3
9.9 Utility Clearances ........................................................................................................ 3
9.10 Separation from Trees ................................................................................................ 4
9.11 Underground Structures .............................................................................................. 5
9.11.1 Location of Structures ............................................................................................. 5
9.12 Surface Structures ...................................................................................................... 5
9.12.1 Loading Criteria ....................................................................................................... 5
9.12.2 Placement Criteria ................................................................................................... 5
9.12.3 Surface Criteria ........................................................................................................ 6
9.13 Poles and Anchors ...................................................................................................... 6
9.13.1 Location of Poles ..................................................................................................... 6
9.13.2 Down Guy and Anchor ............................................................................................ 7
List of Tables
Table 1. Minimum Clearances from Utilities
Table 2. Minimum Clearances for Utility Vaults and Structures
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9 UTILITIES
9.1 General Requirements This manual has been prepared to provide the Town, consulting engineers, contractors,
developers, utility providers and the general public with a common reference to ensure the
consistent application of utility design in the Town.
The information provided is not intended to hinder innovation and is rooted on meeting
performance requirements over the lifecycle of the infrastructure. The Proponent shall provide
justification for any deviation from the criteria and requirements set out in this manual, and
approval will be granted at the Town’s discretion.
9.2 Other Reference Documents All utilities shall be designed and constructed in accordance with the latest versions of this manual
as well as other industry standards and best practices, including but not limited to:
• Ontario Regional Common Ground Alliance (ORCGA)
• Ontario Provincial Standard Specifications (OPSS) and Ontario Provincial Standard Drawings (OPSD) prepared by the Ministry of Transportation (MTO)
• Standard Guidelines for the Collection and Depiction of Existing Subsurface Utility Data (ASCE 38-02) prepared by ASCE
9.3 Industry Standards and Specifications All utilities materials and components shall comply with the most recent version of all applicable
current industry standards and specifications for quality management and quality control,
including but not limited to the following:
• Electrical Safety Authority (ESA)
• Canadian Standards Association (CSA)
• Other Applicable Acts and Legislations
This manual does not supersede, nor replace any legislation governing the design and
construction of utility infrastructure. The Proponent shall be fully familiar with the latest version
of these legislative requirements when carrying out design and construction of linear projects,
such as:
• Canadian Electrical Code
• Ontario Electrical Safety Code
• Ontario Underground Infrastructure Notification Systems Act (ON1Call)
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• Technical Standards & Safety Authority (TSSA)
• Accessibility for Ontarians with Disability Act (AODA)
9.4 Town of Tillsonburg Permits and Approvals Utility agencies shall apply and secure all necessary permits and approvals from the Town prior
to commencement of any works within the R.O.W.
Necessary Town approvals include but are not limited to the following:
• Municipal Consent
• Encroachment Permit
• Tillsonburg Hydro Inc. (If applicable)
• Other Applicable County of Oxford Approvals (Within County R.O.W.)
Proponents shall follow the appropriate procedures with each of the above listed permits and
approvals.
All new utility infrastructure projects/installations to be constructed within Town R.O.W. will require
a Municipal Consent approval from the Town for each Utility prior to installation.
9.5 Long Point Region Conservation Authority Permits and Approvals Utility agencies shall apply and/or secure all necessary permits and approvals from the Long Point
Region Conservation Authority (LPRCA) for any installations within LPRCA jurisdiction/regulated
area, as applicable.
9.6 Composite Utility Plans To ensure that conflicts are avoided among utilities, street trees, municipal services and
driveways, the Proponent shall prepare a Composite Utility Plan (CUP) for all new subdivision
developments.
The CUP shall indicate the location of all underground services and utilities.
9.7 Minimum Cover
The minimum depth of cover shall be 1.2m for underground utilities within Town R.O.W. and shall
be measured from the street surface to the top of the installed duct or conduit, as per OPSD
2103.02.
When attempting to locate existing underground utilities, it must not be assumed that all utilities
are at standard depth.
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9.8 Alignment In preserving the Town R.O.W. for present and future use, the Town coordinates its efforts to
minimize the amount, while maximizing the efficient use, of underground space occupied by each
utility.
All efforts shall be made when replacing existing or installing new infrastructure to be in
accordance with the Standard Drawings in this manual and the Typical Cross-sections.
Alignments selected for proposed utility installations shall adhere to the following conditions:
• Alignment and location of any new plant should coincide and match with that of the existing plant if possible
• Alignments must be parallel or perpendicular to street property lines
• When installing underground services to the same customer, those services running in parallel alignments are required to share a common trench
• Joint trench details must be clearly illustrated on utility company drawings
• When abandoning a plant, the alignment should replace or be placed immediately adjacent to the existing plant
• A continuous alignment for the length of the installation is preferred
• New and existing plant will occupy one utility corridor per street
• Requirements for abandoning of structures and duct banks shall be at the discretion of the Town
• Abandon of structures and duct banks at the discretion of the Town
All efforts should be made to locate service connections and appurtenances out of the driveway.
Final decision will be at the final approval/discretion of the Town.
The Town recognizes that existing utilities located within the R.O.W. may present obstacles in
satisfying the conditions in this section. If a utility company has any concerns when selecting an
alignment, the utility designer, in consultation with the Developer’s Consulting Engineer, shall
submit an alternate alignment for review and approval by the Town.
9.9 Utility Clearances
Standard utility clearances between underground utilities have been established to minimize
conflict and ensure a safe work zone exists around each utility's equipment.
Any exceptions to this clearance will require approval from the Town and the affected utility or
utilities.
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Sewer and watermain construction often requires deep excavations with wider trenches to allow
for extra shoring and safe working room.
With the added concern of shallower utilities collapsing into deeper sewer trenches, the Town
places restrictive requirements on utilities, requiring a minimum horizontal clearance of 1.5m from
all watermains including hydrants and 2.0m from sewer main lines. In addition, the Town reserves
the right to require additional clearance under special circumstances.
All efforts shall be made when replacing existing or installing new infrastructure to be in
accordance with the Typical Cross-sections Standard Drawings.
Table 1 represents the minimum clear separation between public utilities and municipal sewer
and water services. The trench detail contained in this manual identifies separation within joint
trenches.
Table 1. Minimum Clearances from Utilities
Condition Clearance Required (m)
Minimum distance below ditch inverts (m) 0.90
Minimum vertical distance from Town/County-owned
infrastructure (m) 0.60
Minimum horizontal distance from Town/County-owned infrastructure (hydrants, chambers, etc.) (m) 1.5
Minimum horizontal distance from Town/County-owned infrastructure (watermain) (m) 1.50
Minimum horizontal distance from Town/County-owned infrastructure (sanitary and storm sewers) (m) 2.00
9.10 Separation from Trees
To protect the longevity of R.O.W. trees, the following separation requirements shall be followed.
For clearance with existing street trees, the placement of vaults and other structures or the
installation by open cut shall maintain the greater distance of:
• 1.5m measured at breast height (TBH) (1.4m high) from the main trunk
• Six times the tree trunk diameter (measured at breast height) from the main trunk of the tree at breast height from street trees
If utilities within developed areas are being installed within these clearances, the Contractor shall
have a certified arborist inspect the tree and recommend installation methods (trenchless, air
spade, etc.) that would minimize the health impacts.
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9.11 Underground Structures Underground structures shall be in accordance with OPSS, OPSD and the individual Utility
Standards, latest versions.
The Town's primary concerns focus on the location of these structures within the R.O.W., capacity
for adjustment and drainage provisions.
9.11.1 Location of Structures
To preserve utility corridor space for present and future needs, the Town requires that installation
of precast structures:
• Have the longer side of the equipment aligned parallel to the property line
• Preferred location is to align the structure directly over top of a utility
• Maintain a minimum clearance from face of curb of 15.0m from street intersections. This requirement assists with ease of access and adequate visibility for vehicle traffic during
maintenance activities
• Preferably, be located in the boulevard or curb lane of the roadway, so as to minimize disruptions during construction and maintenance activities
• Are not permitted within a lane entrance or intersection curb return areas
9.12 Surface Structures The following sections detail loading and placement criteria of surface structures, including vaults
and non-standard maintenance holes.
9.12.1 Loading Criteria The Town requires that all structures are constructed in accordance with the latest version of
industry standards for the suitable application.
9.12.2 Placement Criteria Clearance shall be maintained near standard pedestrian sidewalk ramps / curb cuts so as not to
block access during maintenance.
Alongside the aforementioned loading criteria, surface structures shall comply with the separation
distances for utility vaults and structures as per Table 2.
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Table 2. Minimum Clearances for Utility Vaults and Structures
Condition Minimum Clearance (m)
Street Furniture 1.0
Fire Hydrants 1.5
Valves or Manhole Structures 1.5
Traffic Poles 1.0
Entrances 1.0
Awnings, Building Overhands, and Canopies 2.0
Other Utilities Standard Clearances
9.12.3 Surface Criteria The following shall apply to structures that are installed at surface:
• The maximum gap permitted for all grates shall be 13mm
• A minimum allowance for a 100mm vertical adjustment of the equipment is required to accommodate changes to street grade and settling
• Equipment must be located within the existing utility alignments and/or corridors and will not be permitted where proposed placement may inhibit the use of a future corridor or limit optimum use of such space
9.13 Poles and Anchors
The following section details the Town's design requirements for utility poles and anchors.
9.13.1 Location of Poles
When the relocation of an existing pole or addition of a new pole is required, the Proponent shall
refer to the following criteria regarding pole locations. Noting that existing conditions will generally
restrict available locations, best efforts shall be made to conform to the design requirements
below.
Generally, pole locations shall be:
• At lot lines or projected lot lines
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• A minimum 1.0m clear of vehicular crossings, fire hydrant, catch basins, and midblock crosswalks
9.13.2 Down Guy and Anchor
Placement of down guys and anchors shall maintain access to existing sidewalks, walkways,
entrances and driveways without altering traveled routes or clearances. Distance from either side
of the sidewalks shall be 1.0m.
A sidewalk guy must be installed with the anchor at a maximum distance of 0.3m (or as otherwise
approved by the Town) from property line. The down guy and anchors (including extensions) shall
conform to current AODA regulations and not impact pedestrian traffic on the sidewalk including
providing a vertical clearance of 3.0m for any extensions over a sidewalk.
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Section 10
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Table of Contents
10 STORM SEWERS .......................................................................................... 1
10.1 General Requirements .................................................................................... 1
10.2 Other Reference Documents .......................................................................... 1
10.3 Mainline Sewer Design ................................................................................... 1
10.3.1 System Layout ............................................................................................. 1
10.3.2 Drainage System Calculations ..................................................................... 2
10.3.3 Design Flow ................................................................................................. 3
10.3.4 Rainfall Intensity .......................................................................................... 3
10.3.5 Time of Concentration ................................................................................. 4
10.3.6 Contributing Drainage Area ......................................................................... 5
10.3.7 Runoff Coefficients ...................................................................................... 5
10.3.8 Velocity ........................................................................................................ 5
10.3.9 Manning’s Roughness Coefficient ............................................................... 7
10.3.10 Pipe Size ..................................................................................................... 7
10.3.11 Pipe Grade .................................................................................................. 7
10.3.12 Pipe Requirements ...................................................................................... 7
10.3.13 Minimum Pipe Cover ................................................................................... 7
10.3.14 Bedding and Backfill .................................................................................... 8
10.3.15 Pipe Material ................................................................................................ 8
10.3.16 Pipe Deflection ............................................................................................ 9
10.4 Maintenance Holes ......................................................................................... 9
10.4.1 Type and Size .............................................................................................. 9
10.4.2 Spacing ........................................................................................................ 9
10.4.3 Maintenance Hole Frame, Cover and Grate Requirements ....................... 10
10.4.4 Connections to Maintenance Leads ........................................................... 10
10.4.5 Adjustment Units ....................................................................................... 10
10.4.6 Benching and Pipe Opening Requirements ............................................... 10
10.4.7 Drop Across Maintenance Hole ................................................................. 10
10.4.8 Drop Structures ......................................................................................... 10
10.4.9 Access Requirements ................................................................................ 11
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10.4.10 Joints ......................................................................................................... 11
10.5 Catch Basins ................................................................................................. 11
10.5.1 Type and Size ............................................................................................ 11
10.5.2 Catch Basin Leads ..................................................................................... 12
10.5.3 Frame, Cover and Grate Requirements .................................................... 12
10.5.4 Connections to Mainline Sewer ................................................................. 12
10.5.5 Adjustment Units ....................................................................................... 12
10.6 Private Drain Connections (PDCs) ................................................................ 12
10.6.1 Foundation Drain Connections .................................................................. 12
10.6.2 Connection Types ...................................................................................... 13
10.6.3 Minimum Pipe Size .................................................................................... 13
10.6.4 Service Location ........................................................................................ 13
10.6.5 Minimum Service Cover ............................................................................. 13
10.6.6 Service Material ......................................................................................... 13
10.6.7 Service Grade ............................................................................................ 13
10.6.8 Inspection Manhole/Cleanout .................................................................... 14
10.6.9 Marking and Plugging Requirements ......................................................... 14
10.7 Downspout Discharge ................................................................................... 14
10.8 Culverts ......................................................................................................... 14
10.9 Storm Sewer Inlet, Outlet and Special Structures ......................................... 14
10.9.1 General ...................................................................................................... 14
10.9.2 Storm Sewer Inlet ...................................................................................... 15
10.9.3 Storm Sewer Outlet ................................................................................... 15
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List of Tables
Table 1. Minor and Major System Design Components
Table 2: IDF Design Parameters
Table 3. Recommended Runoff Coefficients
Table 4. Manning’s Roughness Coefficients
Table 5. Insulation of Storm Sewer and Services
Table 6. Maximum Spacing for Storm Maintenance Holes
Table 7. Minimum Drop Across Maintenance Hole
Table 8. Catch Basin Leads
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10 STORM SEWERS
10.1 General Requirements
This manual has been prepared to provide Town staff, consulting engineers, contractors,
developers and the general public with a common reference to ensure the consistent application
of storm sewer drainage design in the Town.
The information provided is not intended to hinder innovation and is rooted on meeting
performance requirements over the lifecycle of the infrastructure.
Detailed storm sewer design sheets are to be included in all subdivision and site plan development
applications.
10.2 Other Reference Documents
All storm sewers and appurtenances shall be designed and constructed in accordance with the
latest version of this manual as well as industry standards and best practices, including but not
limited to:
• Ontario Provincial Standard Specifications (OPSS) and Ontario Provincial Standard Drawings (OPSD) prepared by the Ministry of Transportation (MTO)
• Ministry of the Environment (MECP as amended ) Design Guidelines for Sewage Works
• Ministry of the Environment (MECP) Stormwater Management Planning and Design
Manual
• Ministry of Transportation (MTO) Highway Drainage Design Standards
10.3 Mainline Sewer Design
This section outlines the minimum requirements to aid the Proponents in the design of minor and
major storm systems in the Town.
10.3.1 System Layout
All catch basin leads shall be placed at a minimum of 1% grade. All benching and pipe opening
alternatives shall be designed in accordance with OPSD 701.0210. All changes in flow direction
shall utilize a maintenance hole. Pipes 1050 mm and larger shall not exceed a maximum change
in direction of 45°. Easements shall be avoided where feasible. Where an easement is deemed
to be required, the width for the easement will be reviewed and approved by the Town.
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10.3.1.1 New Development
Storm sewers shall be located in accordance with the Town’s Standard Drawings and Typical
Cross-Sections as part of Appendix A of this manual. Where this location cannot be provided, the
Proponent shall submit a suitable alternative for the Town’s approval.
Storm Sewers shall be terminated with a maintenance hole at the subdivision limits when external
drainage areas are considered in the design.
10.3.1.2 Existing Infrastructure
Location of replacement storm sewers shall be determined specifically based on the location of
existing utilities and other site conditions. All efforts shall be made to design in accordance with
the Town’s Standard Drawings and Typical Cross-Sections as part of Appendix A of this manual.
10.3.1.3 Horizontal and Vertical Separation
Clearances between watermains, sanitary and storm sewers shall be based on the MECP
Procedure F-6-1: Procedures to Govern the Separation of Sewers and Watermains.
The Town prefers a minimum horizontal separation of 2.5 m from outer wall of adjacent sewers
and a minimum vertical separation of 500mm. The Proponent shall ensure that the excavation of
storm sewer utilizing an open cut method will not disturb the bedding of neighbouring
infrastructure.
10.3.2 Drainage System Calculations
The urban stormwater drainage system consists of the minor system and the major system, as
outlined in Table 1.
Table 1. Minor and Major System Design Components
Minor System Watercourse and Culverts Major System
Objective To convey minor events and prevent nuisance flooding.
To convey larger storm events and prevent road flooding.
To reduce risk to life and property damage.
Design Storm Frequency 1 in 5 year 1 in 25 year 1 in 100 year
Under special circumstances and at the discretion of the Town, a higher design storm frequency
(e.g. 1 in 10 year) may be required for the minor. Consultants are therefore required to consult
with Town staff prior to the commencement of detailed storm sewer design for any project.
Consultation with the Town will be required if a trunk sewer that drains multiple developments
is being considered.
Town may request a Hydraulic Grade Line Design/Calculation when storm PDC's are connected to the storm sewer.
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10.3.3 Design Flow
Storm sewers shall be designed to collect stormwater runoff from pervious and impervious
surfaces both on private and public lands.
Storm sewers shall be designed to accommodate a minimum 5-year design flow (see Table 1
above) without surcharge. The capacity of the sewer shall be determined on the basis of the pipe
at or below 80% full flow. Design flow rates shall be sized using the Rational Method as follows: CIA Q = 360
where,
Q = peak flow (m3/s)
C = runoff coefficient (dimensionless)
I = average rainfall intensity (mm/h)
A = contributing drainage area (hectares)
Design flows for storm sewer networks shall be calculated using the Rational Method for each
maintenance hole reach and shall be submitted to the Town using the Storm Sewer Design Sheet
provided in Appendix A of this manual.
10.3.4 Rainfall Intensity The Rainfall Intensity (“I”) shall be based on the Intensity-Duration-Frequency (IDF) curves
provided below. It should be noted that IDF curves are subject to review and may be altered from
time to time to more accurately represent local trends in rainfall patterns, including impacts due
to climate change.
For most residential and industrial developments, the rainfall intensity shall be determined from
the formula indicated on the IDF Curve chart for the respective storm for the 1 in 5-year storm.
Under special circumstances the Town may request a 1 in 10-year storm be used to determine
rainfall intensity for major trunk sewers.
Table 2: IDF Design Parameters Parameter Rainfall Intensity (mm/h)
2 Year 5 Year 10 Year 25 Year 50 Year 100 Year
A 21.4 28.3 32.8 38.5 2.7 46.9
B -0.675 -0.662 -0.656 -0.651 -0.647 -0.645
The rainfall intensity shall be determined using the formula as follows:
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i = A x tC𝐵𝐵𝐵𝐵
where,
i = rainfall intensity (mm/h)
tC = time of concentration (minutes)
A and B are IDF values (dimensionless) 10.3.5 Time of Concentration
The time of concentration (tC) shall be 15 minutes for most low density residential, open spaces,
industrial, commercial and medium to high density residential.
For undeveloped lands upstream or external rural drainage, the Consulting Engineer shall
calculate the initial time of concentration for upstream, undeveloped land utilizing the Airport
Method Equation or the Bransby Williams Formula as per the MTO Drainage Manual, and provide
documentation supporting the calculations.
In watersheds with a runoff coefficient, C, greater than 0.40, the Bransby Williams formula a
typically accepted method. The Bransby Williams Formula is as follows: 0.057 ∙ L where,
tC = 𝑆𝑆𝑆𝑆𝑤𝑤𝑤𝑤 0.2 ∙ 𝐴𝐴𝐴𝐴0.1
tC = time of concentration (minutes)
A = area (square metres)
L = watershed length (metres)
Sw = watershed slope (%)
For watersheds where the runoff coefficient, C, is less than 0.40, the Airport formula gives a better
estimate of time of concentration. The Airport Method Equation is as follows: 3.26 × (1.1 − C) × L0.5 where,
tC = 𝑆𝑆𝑆𝑆𝑤𝑤𝑤𝑤 0.33
tC = time of concentration (minutes)
C = runoff coefficient (dimensionless)
L = watershed length (metres)
Sw = watershed slope (%)
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10.3.6 Contributing Drainage Area
The Drainage Area (“A”) shall be determined based on the proposed general area grading plans
(and using available contour mapping for upstream unplanned and undeveloped lands).
When the design abuts undeveloped areas, the Consulting Engineer shall review and confirm the
external watershed limits.
Any deviations to the existing mapped areas shall be reviewed and approved by the Town and
the Long Point Region Conservation Authority (LPRCA). Areas, coefficients and times of
concentration shall be shown for all drainage areas within external watershed limits.
10.3.7 Runoff Coefficients
The runoff coefficient (“C”) is based on the relative perviousness of the drainage area and varies
based on the type of land use. Mixed land uses and reconstructions will require a composite
(blended) runoff coefficient based on an area-weighted average of coefficients to represent
specific land uses. The typical runoff coefficients are outlined in Table 3.
Table 3. Recommended Runoff Coefficients
Land Use Runoff Coefficient
Parks, open spaces, and grassed areas (greater than 2 hectares) 0.20
Parks, open spaces, and grassed areas (less than
2 hectares) 0.25 – 0.35
Single family/semi-detached 0.45 – 0.6
Townhouses/rowhouses 0.65 – 0.8
Apartments 0.65 – 0.8
Commercial/Industrial 0.80 - 0.90
Impervious 0.95
Roof top storage 1.00
10.3.8 Velocity
The flow velocity shall be determined using the following formula: Q v = A
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where,
v = flow velocity (m/s)
Q = design flow (m3/s)
A = cross-sectional area of flow (m2)
Flow velocities for storm sewers shall meet the following requirements, in accordance with MOE
Guidelines:
Minimum full flow velocity = 1.0 m/s (transport solids and avoid deposition)
Maximum full flow velocity = 4.5 m/s for 300mm to 825mm diameter sewers
6.0 m/s for 900mm diameter or larger sewers
To determine velocities based on actual flow, the Consulting Engineer shall refer to the Town’s
Storm Sewer Design Sheet that includes the roughness coefficient required for Manning’s
Equation calculations. Q = 1 2/3 × S1/2 n × A × R
where,
Q = design flow (m3/s)
n = Manning’s roughness coefficient
A = cross-sectional area of flow (m2)
R = hydraulic radius (area of flow / wetted perimeter)
S = slope of pipe (m/m)
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10.3.9 Manning’s Roughness Coefficient
The Consulting Engineer shall use values for Manning’s Roughness Coefficients from Table 4.
Table 4. Manning’s Roughness Coefficients
Pipe Type Manning’s Roughness Coefficient
Smooth walled pipe, all sizes and materials 0.013
Corrugated culvert pipe, all sizes and materials 0.024
10.3.10 Pipe Size
Pipe size shall be determined using Manning’s Formula. The capacity of the storm sewer shall be
determined on the basis of the pipe at or below 93% full flow of the pipe during the selected design
storm event. Percentage of pipe full shall be displayed on Storm design sheet. The minimum size
for a mainline storm sewer shall be 300mm, regardless of the type of land use. The minimum size
for a catch basin lead shall be 250mm.
No decrease of pipe size from a larger upstream pipe to a smaller downstream pipe will be
permitted regardless of increase in grade.
10.3.11 Pipe Grade
The minimum pipe grade shall be 1% on the first leg of the sewer wherever possible to achieve a
self-cleaning velocity of 1.0 m/s within the storm sewer wherever feasible. The remaining system
shall not be less than 0.5% and as required to achieve the minimum velocity as stated above
unless specifically approved by the Director of Operations and Development and Development.
10.3.12 Pipe Requirements
The pipe and appurtenances identified in this manual refer to conventional, open cut installation
methods.
Alternative infrastructure installation methods will be submitted to the Town for review prior to
design completion.
10.3.13 Minimum Pipe Cover
The minimum depth of cover shall be 1.5m from the finished grade to the top of the pipe. Additional
depth may be required in areas where there is potential for conflict with other underground
infrastructure.
Where the minimum specified cover of 1.5m on storm sewer cannot be achieved, sufficient
insulation to prevent freezing of such sections of storm sewer shall be provided as specified in
Table 5.
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Table 5. Insulation of Storm Sewer and Services
Depth of Cover (m) Thickness of Insulation (R5) (mm) Width of Insulation (m)
1.20 to 1.50 50 1.2
1.05 to 1.19 65 1.2
0.90 to 1.04 75 1.5
10.3.14 Bedding and Backfill
Bedding material (and embedment for flexible pipes) shall consist of Granular ‘A’ unless saturated
trench conditions are encountered and then bedding shall be 19mm clear stone and entirely
wrapped in geotextile as per the Town’s Standard Drawings in Appendix A.
Trenches, bedding, embedment / cover and backfill to be in general conformance with applicable
OPS drawings (OPSD 802.010 – 802.034).
Bedding, cover and embedment materials shall meet OPSS and be placed and compacted in
accordance with Town’s Standard Drawings.
Bedding, embedment and cover materials shall be placed for the full width of the trench and
mechanically compacted to 98% SPMDD, as determined by ASTM.
Backfill shall be considered as starting at 300mm above the storm sewer.
10.3.15 Pipe Material Both rigid and flexible pipe complete with bell and spigot connections shall be permitted in the
construction of storm sewer systems including private drain connections and catch basin leads.
These materials include concrete, PVC and double walled HDPE.
On Private property, material for storm building sewers and private sewer shall comply with Part
7 of the OBC.
Circular concrete pipe and fittings shall conform to OPSS 1920. Non-reinforced concrete pipe
shall be according to CSA A267.1. Reinforced Concrete pipe shall be according to CSA A257.2.
Joint and gaskets shall be according to CSA A257.3.
PVC pipe and fittings complete with bell and spigot joints, rubber gasket, lubricant and all
necessary appurtenances shall be manufactured in conformance with OPSS 1841 and shall be
certified to either CSA B182.2 for PVC sewer Pipe and Fittings or B182.4 for Profile PVC Sewer
Pipe and Fittings. PVC pipe shall have a minimum pipe stiffness of 320kPa. The maximum size
of PVC pipe shall be 450mm diameter; anything greater shall be concrete pipe.
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No Ultra-Rib pipe shall be installed within the Town right-of-way unless with Town approval.
In determining the suitable pipe class to be used, live load, dead load, soil type and trench
conditions in accordance with OPSD 802 Series shall be considered in the calculation. The pipe
manufacturer’s recommendations shall be incorporated into the design.
10.3.16 Pipe Deflection
Maximum pipe deflection (for flexible pipes) from combined live and dead loading shall not exceed
the more stringent of OPSS 410 or the pipe manufacturer’s recommendations and shall be
confirmed via mandrel testing, as per OPSS 410. The Town shall be notified regarding testing
and results.
10.4 Maintenance Holes
Maintenance holes shall be in accordance with OPSS and OPSD 701 Series. Maintenance holes
shall be located at changes in alignment, grade, pipe size, material, at pipe junctions. There is a
maximum permitted spacing of maintenance holes for storm sewers based on the diameter of
pipe as outlined in Table 6 - Maximum Spacing for Storm Maintenance Holes. Wherever possible,
maintenance holes placed in the travel portion of roadways shall not be placed in vehicle wheel
paths.
10.4.1 Type and Size
Maintenance holes shall be precast concrete structures. Under special circumstances, designs
using cast-in-place concrete will be considered.
Maintenance holes shall be provided with monolithic bases and watertight joints. Adjustment units
shall be provided where grade adjustments are necessary and shall be in accordance with OPSS.
10.4.2 Spacing
The maximum spacing distance between each storm maintenance hole shall be in accordance
with the spacing requirements specified in Table 6.
Table 6. Maximum Spacing for Storm Maintenance Holes
Pipe Size (mm) Maximum Spacing (m)
300 to 975 90
1050 to 1200 120
Greater than 1200 As approved by the Town
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10.4.3 Maintenance Hole Frame, Cover and Grate Requirements
Maintenance hole frame and covers are required for all maintenance holes and shall be in
accordance with OPSD 401.01 and applicable OPSS.
10.4.4 Connections to Maintenance Structure Flexible storm sewers shall be connected to maintenance holes using Town approved adaptors.
Connections for rigid pipe shall be fixed in place.
10.4.5 Adjustment Units
Maintenance holes shall be designed to include precast concrete adjustment units and shall be
in accordance with OPSD 704.010.
10.4.6 Benching and Pipe Opening Requirements
Maintenance hole benching and pipe opening alternatives shall be designed in accordance with
OPSD 701.021.
A Benching detail is required should the design deviate from OPSS.
10.4.7 Drop Across Maintenance Hole The minimum drop across a maintenance hole shall be based on the change in direction of the
inlet and outlet pipes as outlined in Table 7.
Table 7. Minimum Drop Across Maintenance Hole
Change in Direction, Θ Minimum Drop Across Maintenance Hole (mm)
0° 25
Less than or equal to 45° 50
Greater than 45° 90
10.4.8 Drop Structures Drop structures shall be provided in maintenance holes when the difference in elevation between
the invert of the inlet and the bottom of the maintenance hole is greater than 0.9 m. Drop structures
shall be external and designed in accordance with OPSD 1003.010. Internal drop structures may
be considered on a case-by-case basis and shall be designed to OPSD1003.030 and
accommodate person access.
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10.4.9 Access Requirements
10.4.9.1 Steps
Design of steps shall be in accordance with OPSD 405.020.
10.4.9.2 Safety Landings
Safety landings shall be in accordance with OPSD 404 Series.
10.4.10 Joints
All joints below the groundwater level shall be sealed using a bituminous sealant tape.
10.5 Catch Basins
Catch basins shall be in accordance with OPSS and OPSD 400 Series. Catch basins shall
generally be located upstream of all pedestrian crossings and upstream of intersections where
the road grade falls towards the intersection. Catch basins shall not be located on walkways or
driveway entrances/aprons, if possible.
Double catch basins shall be required at low points where drainage is received from more than
one direction.
The design of the catch basin location and type shall take into consideration the drainage areas,
road grades and intersection locations.
The maximum spacing distance between each catch basin shall be 90m in two (2) lane roads and
60m in four (4) lane roads. The location and layout of storm maintenance holes and catch basins
shall be reviewed and approved by the Town. The Consultant shall ensure that the catch basin
spacing is adequate to collect the storm water.
Due to maintenance issues rear yard catch basins are typically not permitted by the Town
except when other options are not feasible. Wherever possible, site grading shall be designed in
such a way that rear yard catch basins are not required.
10.5.1 Type and Size
Catch basins shall be precast concrete structures. Under special circumstances, designs using
cast-in-place concrete will be considered. No curb inlet catch basins or set back catch basin
are allowed.
Adjustment units shall be provided where grade adjustments are necessary and shall be in
accordance with OPSS.
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10.5.2 Catch Basin Leads
The minimum size and slope of catch basin leads for single, double and rear lot catch basins shall
be in accordance with Table 8 - Catch Basin Leads.
Table 8. Catch Basin Leads
Catch basin Type Minimum Connection Size (mm) Minimum Grade (%) Minimum Velocity (m/s)
Single 250 1.0 1.0
Rear Lot 300 0.8 1.0
Double 300 1.0 1.0
10.5.3 Frame, Cover and Grate Requirements Frames, covers and grates shall be constructed in accordance with OPSD 400.02 and applicable
OPSS. Catch basin grates shall be bicycle-proof.
10.5.4 Connections to Mainline Sewer
Catch basins located in close proximity to a manhole (< 10m) shall have their leads connected to
the manholes. The Town’s preference is to have connections directly into the manhole wherever
possible in accordance with OPSS 410.
10.5.5 Adjustment Units
Catch basins shall be designed to include precast concrete adjustment units and shall be in
accordance with OPSD.
Alternative materials on collector and arterials roads may be accepted on a case by case basis
as approved by the Town.
10.6 Private Drain Connections (PDCs) 10.6.1 Foundation Drain Connections
The Town requires that all single family, semi and townhouse residential development
applications include a foundation drain connection to the local storm sewer lateral via a sump
pump with a gooseneck and air break. The foundation drains shall not be connected by gravity to
the PDC.
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If no local storm sewer lateral is available, then the sump pump shall discharge via a concrete
splash pad to a grassed area away from the house avoiding driveways, walkways and adjacent
properties.
10.6.2 Connection Types
Connections to storm sewers shall be made using pre-manufactured tee fittings.
Storm sewer PDCs shall not be connected directly to maintenance holes or catch basins.
Connections shall be made using long sweep elbows and tees or wyes.
Connections shall not be made by breaking through the pipe wall on site, unless approved by the
Town in existing infrastructure in accordance with OPSS 410.
10.6.3 Minimum Pipe Size
Storm PDCs shall have a minimum pipe size of 125mm.
One storm sewer lateral is permitted per dwelling unit for semis and townhome complex.
PDCs for multi residential applications larger than townhome complex shall be minimum 300mm
shall be white PVC DR 35
10.6.4 Service Location
The location of the storm lateral is shown in the Town’s Standard Drawings in this manual.
Cross connection of storm PDCs to any sanitary or combined sewer will not be accepted.
10.6.5 Minimum Service Cover
Storm sewer PDCs shall have a minimum cover of 1.2m at the property line from finished grade
to the top of the pipe.
The minimum clearance to a watermain shall be 0.5m vertically
10.6.6 Service Material
PDCs shall be white PVC DR 35. 10.6.7 Service Grade
The grade of the storm sewer lateral shall range between a minimum and maximum of 2% and
8%, respectively.
Connections to mainline storm sewers consisting or rigid or flexible pipe shall be made at 10 and
2 o’clock (along the top of the pipe) using long sweep elbows.
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10.6.8 Inspection Manhole/Cleanout
For institutional, commercial and industrial properties an inspection maintenance hole shall be
located on the property line for access to the public side service lateral. The maintenance hole
shall be installed flush to grade and equipped with a metal lid. For residential lots, the storm PDC
shall be equipped with a cleanout at the property line. The cleanout shall be installed flush to
grade with hard surfaces and equipped with a screw down metal lid. For soft surfaces, the
cleanout shall be buried in topsoil to a depth of 150mm and shall be equipped with a metal lid for
locating purposes.
10.6.9 Marking and Plugging Requirements
Plugged or capped service laterals shall be provided with an end cap and be marked with white
paint and with adhesive tape labeled “CAUTION STORM SEWER”. The location of the PDC shall
be stake at the surface.
The service lateral shall be capped 0.3m inside of property line.
10.7 Downspout Discharge
Downspouts shall discharge into side yard swales via concrete splash pads. Downspouts shall
not discharge onto driveways or walkways.
Commercial, industrial and high-density residential building sites may not have the ability to
discharge to landscaped areas, therefore, the storm water roof drainage may be discharged
directly into a storm sewer system given that flow control shall be applied where deemed
necessary.
10.8 Culverts
Culverts shall be in accordance with MTO’s Highway Drainage Design Standards, OPSS and
OPSD.
The minimum culvert size shall be 450mm dia.
Approved pipe materials for culverts are as follows:
• Corrugated Steel Pipe (Aluminized)
• Concrete
10.9 Storm Sewer Inlet, Outlet and Special Structures 10.9.1 General
Inlet and outlet structures shall be designed and included on the engineering drawings. The details
provided shall include the existing topography, proposed grading and the work necessary to protect
against erosion.
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10.9.2 Storm Sewer Inlet
For other than minor swales, the grates on inlet structures generally consist of inclined parallel
bars or rods set in a plane at between 4:1 and 2:1 with the top furthest away from the direction of
flow. Appropriately sized rip rap shall be provided at all inlets to protect against erosion and to
channel the flow to the inlet structure.
10.9.3 Storm Sewer Outlet
The OPSD 800 Series Standard Headwalls shall be used for all storm sewers up to 1800mm. For
sewers over 1800mm in diameter, the headwalls shall be individually designed. All headwalls
shall be equipped with OPSD 804.05 grating over the outlet end of the pipe. Handrails shall also
be installed at the top of all headwalls with grade differences greater than 0.6m from top of
headwall to pipe invert. Alternate outlet designs will be considered on a specific basis.
All outlets shall bend in the direction of flow of the watercourse with the directional change being
taken up in the sewer rather than the channel.
Erosion protection shall be provided at all outlets to prevent erosion of the watercourse and to the
area adjacent to the outlet. Typically rip rap has been utilized but innovation is encouraged to
create a naturalized appearance. The extent of the erosion protection shall be indicated on the
engineering drawings and shall be dependent upon the velocity of flow in the storm sewer outlet,
soil conditions, flow in the existing watercourse, site conditions and the requirements of the Long
Point Region Conservation Authority, if applicable.
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Section 11
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Table of Contents
11 STORMWATER MANAGEMENT ............................................................................. 1
11.1 General Requirements ................................................................................................ 1
11.2 Reference Documents ................................................................................................ 1
11.3 Objectives ................................................................................................................... 1
11.3.1 Stormwater Quantity Objectives .............................................................................. 2
11.3.2 Stormwater Quality Objectives ................................................................................ 2
11.4 Water Balance ............................................................................................................ 2
11.5 Low Impact Development ............................................................................................ 3
11.6 Municipal Drain Considerations .................................................................................. 3
11.7 Requirements for Stormwater Management Report ................................................... 3
11.8 Stormwater Model Guidelines ..................................................................................... 4
11.9 Rainfall Design Storms ................................................................................................ 4
11.10 Stormwater Management Pond Design Criteria .......................................................... 5
11.10.1 Inlet and Outlet Structures ....................................................................................... 5
11.10.2 Maintenance Access Roads .................................................................................... 5
11.10.3 Sediment Drying Area ............................................................................................. 5
11.10.4 Slopes and Embankments....................................................................................... 6
11.10.5 Emergency Overflow Spillway ................................................................................. 6
11.10.6 Overland Flow Routes ............................................................................................. 6
11.10.7 Orifice Size .............................................................................................................. 6
11.10.8 Vegetation and Plantings ......................................................................................... 6
11.11 Requirements for Erosion and Sediment Control During Construction ....................... 7
11.12 Commissioning Considerations ................................................................................... 8
11.12.1 Maintenance and Monitoring Prior to Assumption ................................................... 8
11.12.2 Operation Prior to Assumption ................................................................................ 8
11.12.3 Operation and Maintenance Manual ....................................................................... 8
Table 1. IDF Design Parameters
List of Tables
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11 STORMWATER MANAGEMENT
11.1 General Requirements This section covers the recommended approach for the design, analysis and implementation of
the stormwater management (SWM) systems for residential, commercial, institutional and
industrial developments within the Town of Tillsonburg. The purpose of this section is to outline
the recommended criteria for stormwater management system design that will ultimately be
assumed by the Town and should be read in conjunction with Section 10 – Storm Sewers.
Prior to initiating the preparation of the stormwater management, the Proponent must consult with
the Long Point Region Conservation Authority (LPRCA) and the Town of Tillsonburg on the
stormwater management criteria that shall be utilized in the design and analysis of the
development. Criteria issued by these agencies shall be applied to the design of the SWM system.
Detailed stormwater design sheets are to be included in all subdivision and site plan development
applications.
11.2 Reference Documents All stormwater management systems shall be designed and constructed in accordance with the
latest version of this manual, as well as other industry standards and best practices, including but
not limited to:
• Ontario Provincial Standard Specifications (OPSS) and Ontario Provincial Standard
Drawings (OPSD) prepared by the Ministry of Transportation (MTO)
• Stormwater Management Planning and Design Manual (current revision – 2003) prepared
by the Ministry of the Environment Conservation and Parks (MECP)
• Erosion and Sediment Control Guidelines for Urban Construction (current revision – 2006)
prepared by the Greater Golden Horseshoe Area Conservation Authorities
• The Low Impact Development Stormwater Management Planning and Design Guide prepared by the Toronto and Region and Credit Valley Conservation Authorities
11.3 Objectives The stormwater management system for each development shall satisfy the following objectives:
1. Ensure compliance with all applicable Town requirements, standards, provincial
guidelines
2. Maintain and promote low impact, sustainable stormwater management for the expanding
urban system
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3. Ensure implementation of safe, environmentally conscience, easily maintained, and cost-
effective stormwater management facilities
11.3.1 Stormwater Quantity Objectives
A distinction shall be made between developments within a new planning area and those
developments occurring established neighbourhood. The distinction shall be made by the Town
of Tillsonburg in conjunction with other regulatory agencies, such as the LPRCA.
The stormwater management design for developments within new planning areas shall implement
the recommendations of the pre-consultation with LPRCA and the Town of Tillsonburg. Typically,
the development shall be required to control all post-development flows to the corresponding pre-
development flow rates (greenfield) unless otherwise stated in a previously completed
subwatershed master plan. Should the development fall within a subwatershed master plan, the
development shall control flows according to the allocated flows specified.
The stormwater management system design for developments occurring in an established
neighbourhood shall control all post-development flows to the corresponding pre-development
flow rate unless the lands have already been included in existing completed downstream SWM
facilities, or as otherwise directed by the Town or LPRCA. The site must be designed to detain
sufficient volumes on-site in order to ensure that post-development peak flow rates do not exceed
pre-development flow rates for the same design storm events, and to ensure existing downstream
infrastructure and conveyance systems are not surcharged, resulting in flooding and significant
damages.
All developments shall be designed to safely convey overland flows to an adequate outlet.
11.3.2 Stormwater Quality Objectives For all residential, commercial, institutional and industrial developments, the Town requires
Enhanced Water Quality Protection (80% Total Suspended Soils Removal) as described in the
Stormwater Management Planning and Design Manual prepared by the MOE (2003) prior to
discharge from the site to the receiving outlet.
Where there is a potential for spill contamination, developments are to provide an appropriate
containments and pretreatment prior to discharging from the site to a stormwater management
facility. Only “clean” runoff shall be allowed to be infiltrated.
Should the development be located within a Source Water Protection Zone, consultation with
LPRCA, Oxford County and the Town will be required prior to design of any infiltration systems.
11.4 Water Balance
Best Management Practices recommend that post-development groundwater recharge rates
replicate pre-development rates within new urban development. Groundwater recharge shall only
occur however in areas deemed appropriate by the Town, Oxford County, LPRCA, and MECP.
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A site-specific water balance calculation shall be completed using the water balance method as
documented in the MOE’s Stormwater Management Planning and Design Manual. Infiltration
facilities shall be designed to ensure that the annual infiltration volume for the post-development
condition matches the volume for the pre-development condition.
11.5 Low Impact Development The Town encourages innovative use of Low Impact Development (LID) devices for stormwater
management systems both for new development and infill/brownfield re-developments where
feasible. LID practices include the incorporation of “green infrastructure” such as infiltration
basins, green roofs, bioretention swales, and other conveyance swale methods within the
municipal stormwater management facility as well as specific installations within stormwater
facility block.
The installation and implementation of LID systems within the stormwater facility block shall be
subject to consultation and approval with the Town (and County if applicable) prior to approval
and installation. These LID systems are to be low maintenance and cost-effective. The Developer
shall provide an estimated maintenance cost schedule analysis for the lifetime of the proposed
LID system to the Town.
Draft Operations and Maintenance manuals for any LID systems that the Town will assume shall
be provided to the Town for review prior to approval.
Should the development fall within Source Water Protection Zones, consultation with LPRCA,
Oxford County and the Town will be required prior to design of LID systems.
11.6 Municipal Drain Considerations
Stormwater management systems that outlet to a municipal drain shall control the allowable run-
off rates from the development to the specified allotted run-off or contributing flow in the most
recent version of the municipal drainage report.
Should the municipal drain outlet prove to be insufficient, the consultant shall follow the
appropriate process as outlined in the Municipal Drainage Act to establish a sufficient outlet.
In situations where stormwater is to outlet to a municipal drain, consultation with the Town and
LPRCA will be required prior to the design of the system.
11.7 Requirements for Stormwater Management Report
The requirements for quantity and quality control of stormwater run-off management and
supporting report or criteria shall be assessed on an individual project basis.
Design concepts for stormwater management facilities and designs will generally (after
consultation with the Town of Tillsonburg, and LPRCA) follow the reference documents listed
above and shall be subject to the above-mentioned review agencies.
Generally, all Stormwater Management Reports are to include:
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• Reports must be signed and sealed by a Professional Engineer in accordance with the
Professional Engineers Ontario “Use of the Professional Engineer’s Seal Guideline.”
• SWM designs may incorporate innovative approaches, provided the intent of the SWM
system requirements and criteria are achievable and sustainable.
• Shall establish the minor-major storm event drainage concept for the development and
shall demonstrate the ultimate outlet for the development.
• SWM designs to include flow calculations (Flow and Max Depth) of all overland drainage
areas, rear yard swales, and any significant drainage feature.
• The water balance evaluation and calculations shall include an assessment of existing
conditions and recommended measures to mitigate the impact to the water balance under
post development conditions.
• The report shall establish defined pre and post development catchment areas with the
following parameters: Soil type, corresponding soil number used in hydraulic equations,
land coverage type, previous and future use, overall slope and how each catchment
relates to each other. This will also be accompanied with a catchment area drawing for
pre and post development.
11.8 Stormwater Model Guidelines For all developments, hydraulic models may be required by the Town.
OTTHYMO, PC-SWMM, Autodesk Storm and Sanitary Analysis (SSA), and Visual OTTHYMO
are the simulation models preferred by the Town of Tillsonburg; however, other models may be
acceptable to the Town.
11.9 Rainfall Design Storms
For stormwater management system design and modelling the design storms shall be a 3-hour
Chicago-type storm distribution based on the IDF curves below.
The Regional Storm event to be used shall be Hurricane Hazel (1954).
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Table 1: IDF Design Parameters
Parameter Rainfall Intensity (mm/h)
2 Year 5 Year 10 Year 25 Year 50 Year 100 Year
A 21.4 28.3 32.8 38.5 2.7 46.9
B -0.675 -0.662 -0.656 -0.651 -0.647 -0.645
11.10 Stormwater Management Pond Design Criteria
11.10.1 Inlet and Outlet Structures
Inlet and outlet structures shall be designed for ease of maintenance. The inlet and outlet
structures shall be designed to prevent debris and the public from entering the structures.
Inlet structures shall be installed to match the designed water levels and shall include a headwall
or pipe structure as per OPSD 804 Series. Appropriate sized and designed erosion protection
shall be provided to prevent erosion and scouring. The protection shall be the full width of the inlet
and outlet structure and shall be selected to withstand the anticipated velocities.
11.10.2 Maintenance Access Roads
Maintenance access roads shall be required from the municipal right of way to all aspects of the
SWM facility, specifically the inlet structure, outlet structure and the sediment forebays. Dead end
maintenance access roads shall not be installed unless approved by the Town for site specific
restrictions.
The maintenance roads shall be a minimum of 3.5m in width. The cross fall for the access road
shall be 2% - 4% with a longitudinal gradient between 2% - 6%.
The access connecting the SWM facility from the ROW shall be a minimum of 6.0m in width.
The maintenance access road shall incorporate suitable turning radii for Town vehicles and shall
have an asphalt surface A Geotechnical Engineer to provide granular and asphalt structure.
11.10.3 Sediment Drying Area
A sediment drying area shall be provided immediately adjacent to the maintenance access road
and to the sediment forebay to facilitate ease of access for sediment removal from the forebay
and sediment storage. The area should be graded to allow positive drainage to the forebay at a
minimum slope of 2.0%. The sediment drying area shall be designed to facilitate the volume
required for maintenance at 10 years. The drying area shall be rehabilitated at the time of
maintenance.
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11.10.4 Slopes and Embankments
Slopes and embankments shall compile with Stormwater Management Planning and Design
Manual (MOE, 2003) and shall be sloped in order to protect the public.
11.10.5 Emergency Overflow Spillway
All SWM systems shall be designed with an emergency overflow spillway where applicable to
allow for the safe storm drainage without impacting adjacent landowners in the event of a failure
of the outlet structure or a storm event that exceeds the pond design.
The spillway shall maintain 0.3m of freeboard to the top of the facility perimeter berm under the
regional design storm event. The invert of the spillway shall be set at the maximum ponding
elevation obtained at the regional design storm event.
Erosion protection at the spillway shall be installed and sized to protect the structure from erosion
during the regional event. The consultant shall ensure that the erosions protection is suitable for
the anticipated velocities under the Regional design storm event.
11.10.6 Overland Flow Routes
Major overland flow should not be directed into the sediment forebay wherever possible to avoid
resuspension of sediment.
Erosion protection at the spillway shall be installed and sized to protect the spillway from erosion
during the regional design storm event. The consultant shall ensure that the erosion protection is
suitable for the anticipated velocities during the regional design storm event.
Drying area not to be included in the Overland Flow Route.
11.10.7 Orifice Size
The preferred minimum orifice size acceptable for outlet control is 100mm diameter to prevent
clogging.
All orifices devices shall be manufactured from non-corrosion material and shall be installed
securely to the structure.
11.10.8 Vegetation and Plantings
Vegetation and Plantings for the SWM facility shall be selected by a licensed landscape architect
and shall submit the proposed planting design drawing complete with species to the Town for
approval.
The plantings within the SWM facility shall be all native species, ecologically selected and low
maintenance. The perimeter of the SWM facility shall be native wild flowers as per Long Point
Region Conservation Authority with the exclusion of Golden Rod .
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No noxious weeds or plants shall be accepted within the proposed planting plan.
11.11 Requirements for Erosion and Sediment Control During Construction The SWM report shall include the list of items below in terms of controlling erosion and the
transport of sediment into natural watercourses during construction. However, since the list is
intended to cover a broad range of development proposals, portions of the submission list may
not be applicable for all development proposals.
• Erosion and Sediment Control Plans
• Erosion and Sediment Control Phasing
• Worksite Isolation Plan for In-stream Construction
• Spill Control and Response Plan
• De-watering plan
• Storm Drain Outfall Protection
• Storm Drain Inlet Protection
• Seeding/Sodding
• Sediment/Silt Control Fence
• Interception/Diversion Swales and Dykes
• Vehicle Tracking Control/Mud Mats
• Sediment Traps
• Rock Check Dams
• Temporary Sediment Control Ponds/Basins
• Topsoil Stockpiles
• Construction Access Mud Mats
• Restoration
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11.12 Commissioning Considerations 11.12.1 Maintenance and Monitoring Prior to Assumption
Maintenance and monitoring of the SWM facility prior to the Town’s assumption shall be carried
out by the Developer to demonstrate the effectiveness of the performance of these facilities in
accordance with the approved Environmental Compliance Approval (ECA). The proposed
maintenance and monitoring plan shall be submitted to the Town prior to construction for review
and approval.
The maintenance and monitoring and associated costs shall be the sole responsibility of the
Developer until assumption by the Town.
Proportional cost sharing for maintenance and monitoring of the SWM facility will be evaluated
amongst the benefiting developments on an individual case by case basis.
11.12.2 Operation Prior to Assumption The Developer shall be responsible for the operation and maintenance of the SWM facility prior
to assumption.
Prior to assumption the Developer shall be responsible for the dredging and removal of all
sediment as a result of operation and construction activities. In addition, the Developer shall be
responsible for the removal of any temporary protection measures installed for construction
activities.
11.12.3 Operation and Maintenance Manual
Prior to assumption, the Developer shall submit an Operations and Maintenance Manual for the
stormwater management facility to the Town for review and approval. This document shall detail
typical operation and maintenance procedures to maintain a functional pond, including a detailed
clean out procedure.
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12 SANITARY SEWERS ............................................................................................... 1
11.1 General Requirements ............................................................................................ 1
11.2 Cleanouts ................................................................................................................ 1
11.3 Pipe Deflection – Forcemains ................................................................................. 1
11.4 Forcemain ............................................................................................................... 1
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12 SANITARY SEWERS
12.1 General Requirements
All sanitary collection and conveyance shall adhere to the County of Oxford Design Guidelines,
Section 4, as well as the following modifications or additions specific to sanitary linear
infrastructure installed within the Town of Tillsonburg.
12.2 Cleanouts
Cleanouts for sanitary Private Drain Connections (PDCs) shall be installed at property line,
gasketed and shall be sweeped into soft surfaces wherever possible. The cleanouts shall have
the following specifications:
• Soft surfaces – cleanout shall be buried with a metallic lid 150mm below the surface and covered with 150mm screened top soil and sod.
• Hard surfaces (if required) – PDCs shall be installed flush with the hard surface and equipped with a solid metal screw down lid.
12.3 Pipe Deflection – Forcemains Section 4 Item Section 1.15 c) of the County of Oxford Design Guidelines shall be amended for
infrastructure with the Town to the following:
On curves, the main location may deviate slightly from the standard by using half of the maximum
allowable deflection in the pipe joints. Refer to manufacture’s specifications regarding pipe
deflection. A minimum number of special bends should be used.
12.4 Forcemain
All forcemains shall be installed with proper tracer wire and test stations. Test stations should be
spaced sufficiently so a signal can be traced for 200-300m.
No forcemain within the Town shall be blue in colour.
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Section 13
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WATERMAINS
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13 WATERMAINS ......................................................................................................... 1
13.1 General Requirements ................................................................................................ 1
13.2 Pipe Deflection ............................................................................................................ 1
13.3 Thrust Blocks .............................................................................................................. 1
13.4 Inspection .................................................................................................................... 1
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13.1 General Requirements
All watermains shall adhere to the County of Oxford Design Guidelines, Section 3, as well as the
following modifications or additions specific to watermain infrastructure installed within the Town
of Tillsonburg.
13.2 Pipe Deflection Section 3 Item Section 1.1. c) of the County of Oxford Design Guidelines shall be amended for
watermain with the Town to the following:
It is recognized that the above standards apply here straight runs are being installed. On curves,
the main location may deviate slightly from the standard using a maximum of half the allowable
deflection in the pipe joints. Refer to manufacturer’s specifications regarding pipe deflection. A
minimum number of special bend should be used.
13.3 Thrust Blocks
Section 3 Item Section 1.1. h) of the County of Oxford Design Guidelines shall be amended for
infrastructure with the Town to the following:
The use of concrete thrust blocks is not permitted in the Town of Tillsonburg unless approved by
the Town. All restraints shall be mechanical restraints as per Section 3 Item 1.1 h) of the Oxford
County Standards.
13.4 Inspection
Town of Tillsonburg Operations staff shall be onsite for the entire duration of installation, testing
and commissioning of watermain within the Town limits.
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Operations Services
The Corporation of the Town of Tillsonburg
Development Guidelines and Design Criteria
Table of Contents
14 LOT GRADING .................................................................................................. 1
14.1 General Requirements ................................................................................................ 1
14.2 Other Reference Documents ...................................................................................... 1
14.3 Grading Requirements ................................................................................................ 1
New Subdivision Developments ............................................................................. 1
Infill Lots .................................................................................................................. 1
Town Capital Projects ............................................................................................. 2
14.4 Design Considerations ................................................................................................ 2
14.5 Drainage Surfaces ...................................................................................................... 2
14.6 Major Overland Flow ................................................................................................... 3
14.7 Swales ........................................................................................................................ 3
Slope ....................................................................................................................... 3
Swale Lengths/Flows............................................................................................... 4
Swale Depth ............................................................................................................ 4
Plan Requirements .................................................................................................. 4
14.8 Elevations ................................................................................................................... 4
14.9 Retaining Walls ........................................................................................................... 4
14.10 Erosion and Sediment Control .................................................................................... 5
Plan Requirements ................................................................................................. 5
Considerations ........................................................................................................ 5
Erosion and Sediment Control Design .................................................................... 5
Drawings Notes ...................................................................................................... 5
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14 LOT GRADING
14.1 General Requirements This section outlines the recommended requirements for the design and implementation of lot
grading for residential, industrial and commercial developments, as well as infill lots and municipal
infrastructure renewal/rehabilitation projects.
The grading of all lots and blocks in new development must be carefully monitored by the
Consultant to provide grades that are suitable for the erection of buildings and to provide
satisfactory drainage from all lands within and outside the development. In this regard, the design
of the grading for all developments will be of primary concern to the municipality and the following
criteria shall be used in preparation of all lot grading plans for new developments. In applying the
criteria, while maximum limits are specified, the main objective is to ensure that the property owner
(i.e. Resident) will have maximum usage of their property while still providing good drainage.
Consequently, the Town wishes to avoid designing to the maximum or minimum limits as specified
unless all other options have been exhausted.
14.2 Other Reference Documents
Lot grading shall be designed and constructed in accordance with the latest version of this manual
as well as other industry standards and best practices, including but not limited to:
• Guidelines on Erosion and Sediment Control for Urban Construction Sites, prepared by Ontario Ministry of Natural Resources
• Ontario Provincial Standard Specifications (OPSS) and Ontario Provincial Standard Drawings (OPSD) prepared by the Ministry of Transportation
• Ontario Building Code (OBC)
• Applicable Town of Tillsonburg By-Laws
• Accessibility for Ontarians with Disabilities Act (AODA)
14.3 Grading Requirements
New Subdivision Developments
Subdivisions created by a draft plan of subdivision shall conform to the lot grading standards
within this section. The design will be implemented as to not negatively affect the drainage or
usability of the abutting or adjacent properties.
Infill Lots
Developments created by severance or infill lots for residential lots shall conform to the lot grading
standards and are not to negatively affect the abutting and/or adjacent properties.
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Town Capital Projects
When grading is required, the Consultant or Designer shall determine match points that naturally
blend proposed design grades with existing topography. Consideration shall be given to the
following:
•Intersection streets
•Existing driveway profiles
•Existing drainage patterns
•Utilities structures
•Retaining wall structures
•Impacts on municipal and/or private trees (and other landscaping features)
Where ever possible the consultant or designer shall reduce the size or completely eliminate
retaining wall structures owned or maintained by the Town.
Considerations shall be given to the maintenance and aesthetics of grassed areas such as lawns
and boulevards.
14.4 Design Considerations
Lot drainage is to be self-contained within the limits of the subdivision. All medium and high
density residential, commercial, and industrial drainage shall be contained within the block.
The boulevard and a minimum of 7.5m at the front of any residential lot must drain towards the
abutting road.
All surface runoff shall be directed away from the house into defined swales which outlet to the
street or rear yard swales.
Drainage from single dwelling lots may drain between other single dwelling lots in the same
development when the drainage is contained in swales. (either rear or side yard).
14.5 Drainage Surfaces
All lot surfaces shall be constructed to a 1.7% minimum grade and a maximum of 8.0%.
Hard surfaces (i.e. patio and pool decks) within the rear yard of residential developments may be
constructed to a 0.5% minimum grade.
The grade of driveways and walkways shall not exceed 8% maximum. Driveways shall not have
a negative slope from the streetline to the building and shall have a minimum grade of 2% to
provide positive drainage away from the building.
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Berms and side slopes on swales and ditches shall have a maximum slope of 3 horizontal to 1
vertical.
Use of 3 horizontal to 1 vertical slopes shall be limited on residential properties and side yards to
maximize functionality for the end user.
A 0.9m wide path sloping between 2% to 8.0% away from the building wall shall be constructed
along one side of the building to allow proper access to rear yards.
A minimum distance of 0.6m from property line to remain unimpeded where a swale is located.
Within Industrial site a minimum grade of 1% for hard surface (Concrete, Asphalt) will be accepted
within parking, storage and loading dock areas.
14.6 Major Overland Flow
Storm sewers are designed to accommodate storm runoff from a 5-year storm event, the lot
grading design shall be designed to accommodate runoff from a major storm event that exceeds
the capacity of the storm sewer system. This runoff shall be provided for in an effective major
overland flow route from residential areas to an acceptable outlet location such as a storm water
management facility.
Major overland flow routes shall follow low areas in subdivision grading.
All major overland flow shall be directed into storm water management facilities or appropriate
outlet.
Ponding on roadways will not be allowed unless all other road grading options have been
demonstrated to the Town and exhausted. Maximum allowable ponding at gutterline is 300mm.
Ponding on sidewalk will not be allowed.
Building opening elevations adjacent to major overland flow routes through lots or blocks within a
subdivision shall be at least 450mm above the major overland flow route elevation (i.e. no window
wells).
The overland flow for major Regional design storm event (Hurricane Hazel) shall be
accommodated in road cross-sections and/or on blocks of land dedicated to the municipality. The
direction of the overland flow route shall be identified on all grading and/or drainage plans.
14.7 Swales
Drainage flows which are carried around houses are to be contained in defined swales located as
far away from the foundation as feasible.
Driveways shall not be used as outlets for swales.
Slope
The minimum grade on all swales shall be 1.7%.
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Swale Lengths/Flows
Maximum flow length for a rear yard swale is recommended to be 90m.
Side yard swales shall accommodate the flow from the contributing area.
Swale Depth
The minimum swale depth is recommended to be 0.15m and maximum swale depth is
recommended to be 0.5m.
An average swale depth of 0.225m is recommended to be maintained throughout the
development.
Plan Requirements
Swales shall be clearly identified on the design drawings including location, swale percentage and
direction of flow (by means of arrows).
14.8 Elevations
Contours are to be shown on all master grading plans at an interval of 0.5m. Contours shall extend
a minimum of 30m beyond the proposed development onto existing land.
Existing spot elevations shall be shown at all lot/block corners along the boundary of the
development, and overland flow routes.
Centerline of road elevations shall be shown at 20m intervals, break points, beginning of the
vertical curve (BVC), end of the vertical curve (EVC), low points and high points for all proposed
roads within the development and existing roads around perimeter of site.
Proposed grades shall be shown at all lot corners, break points, high points, building corners, and
the top and bottom of swales, ditches, slopes, and retaining walls.
Proposed curb and gutter grades shall be shown at edge of asphalt for all beginning of curves
(BC), end of curves (EC), and breakpoints at intersection radii, elbows and cul-de-sacs. Additional
grades shall be shown at 15m intervals (minimum) for elbows and cul-de-sacs.
For Infill lots elevations shall extend a minimum of 5m beyond the property line and pick up any
and if all structures within that.
14.9 Retaining Walls
Where a slope is greater than 3:1 (horizontal to vertical) a retaining wall will be required to make
up the grade change between the two elevations. All design and specifications for retaining walls
shall be in accordance with the Ontario Building Code.
All retaining walls 1.0m in height and greater shall be designed by a registered professional
engineer in accordance with the Ontario Building Code.
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Retaining walls 0.6m in height and greater shall have a railing installed along the top of the
retaining wall in accordance with the Ontario Building Code.
All retaining walls within or adjacent to a road allowance shall be concrete material or engineered
retaining wall systems, approved in writing by the Town.
All retaining walls within the lot or block may be concrete, engineered retaining wall systems or
pressure treated wood material.
All retaining walls over 0.3m in height shall be offset a minimum of 1.0m from property lines. 14.10 Erosion and Sediment Control
Plan Requirements
An Erosion and Sediment Control Plan (ESCP) is required for all Capital Works and Development
projects within the Town and shall address all requirements as outlined in this section.
Sediment and erosion control measures and notes are to be identified on all lot grading drawings,
storm water management facility drawings, channels, outlet structure drawings and plan and
profile drawings where applicable. If sediment and erosion control measures are extensive a
separate drawing may be required at the request of the Town.
Considerations
The ESCP should address and consider all potential construction issues on any given project,
including, but not limited to:
• Proximity to an open watercourse
• Proximity to woodlands, environmental sensitive area (ESA), naturalize areas
• Proximity to exiting drainage infrastructure
• Steep slopes susceptible to failure
• High groundwater levels
Erosion and Sediment Control Design Erosion and Sediment Control Design shall comply with the Guidelines on Erosion and Sediment
Control for Urban Construction Sites, prepared by the Ministry of Natural Resources. As well, the
Proponent shall address all requirements set forth by the LPRCA (where applicable).
Drawings Notes
The following sediment control measure notes are to be shown on the construction drawings,
either on the plan that details the sediment and erosion control measures, or on the notes and
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details drawing. Please note that the following sediment control measure notes are examples
only, and may be altered to suit the individual project:
• Protect all exposed surfaces and control all runoff during construction
• All erosion control measures are to be in place before starting construction and remain in place until restoration is complete
• Maintain erosion control measures during construction
• All collected sediment must be disposed of at an approved location
• Minimize area disturbed during construction. All dewatering must be disposed of in an approved sedimentation basin
• Protect all catch basins, maintenance holes and pipe ends from sediment intrusion with non-woven geotextile (Terrafix 270R or approved equivalent)
• Keep all sumps clean during construction
• Prevent wind-blown dust
• Straw bales to be used in localized areas as shown and as directed by the engineer during construction for works which are in or adjacent to floodlines, fill lines and hazardous slopes
• Straw bales to be terminated by rounding bales to contain and filter runoff
• Obtain approval from LPRCA prior to construction for works which are in, or adjacent to floodlines, fill lines and hazardous slopes
• All silt fencing and details are at the minimum to be constructed in accordance with the
Ministry of Natural Resources Guidelines on Erosion and Sediment Control for Urban Construction Sites
• All of the above notes and any sediment & erosion control measures are at the minimum to be in accordance with the Ministry of Natural Resources Guidelines on Erosion and
Sediment Control for Urban Construction Site 14.11 Approval and Certification
Lot Grading Approval
Prior to application for building permit, individual site grading plans for each lot shall be design by
a Registered Professional Engineer (P.Eng.) or Ontario Land Surveyor (OLS) and approved by
the Engineer of Record for the development and submitted to the Town for review. The Consulting
Engineer or OLS shall ensure the site grading plan submitted for review by the Town is in
conformance with the approved subdivision lot grading plan approved by the Town.
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Where an infill or severed lot exists and there is no active developer of the subdivision then the
site grading plans designed by a Registered Professional Engineer or OLS will be accepted by
the Town.
The proposed site grading plan shall include the following:
• The name of the subdivision (if available)
• Include both municipal number and lot number if applicable
• Shall be to scale 1:250, on an 8.5x14 or 11x17 sheet
• All units in metric, dimensioned property limits, building location with ties to property lines
• All proposed easements required for registration
• Elevations for the following:
o finished floor elevation
o top of foundation
o basement slab and underside of footing elevation
o proposed grades at all lot corners
o front and rear of building
o break points
o side yard and rear yard swale grades
o grades at building corners
o catch basin lid elevation
o percent grades for driveways
o garage finished floor and underside of garage foot elevations (FFE, USGE)
• All slopes labelled (3:1)
• Surface flow arrows with percent grades
• Retaining walls
• Door Locations
• Number of Risers
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• Above ground utilities (streetlights, pedestals, etc.)
• Existing grades along all property limits of development
• Existing grades for all limits if for infill lot
• Existing and proposed vegetation/trees
• Underground utilities
• Stamped by a Professional Engineer or Seal from OLS
The approved site grading plan shall be submitted in triplicate with the building permit application,
or as required by electronic submission.
Foundation Control Certificate
A Professional Engineer or OLS shall provide the Town of Tillsonburg Building Division with a
foundation control certificate (see Appendix 14-1) confirming the foundation grade and layout is
in conformance with the approved site plan/grading plan.
The foundation control certificate shall be reviewed by the Town of Tillsonburg Building Division
before house construction proceeds beyond the basement level. Placement of finished floor prior
to backfill only will be allowed to reduce potential for foundation cracking from backfilling.
This certificate shall include the following:
• The Professional Engineer or OLS shall confirm the footing and foundation elevations are in conformance with the approved lot grading plan and zoning bylaw
• An OLS shall provide the town with a building location survey confirming the foundations are in conformance with applicable zoning by-law Any non-conformance of the foundation or site elevations shall be brought to the Town's attention
for further direction prior to proceeding with any further construction. Exposed foundation heights
are to be in accordance with the Ontario Building Code.
As-Recorded Site Grading Plan/Final Grading Certificate
An “As-Recorded” site grading plan shall be prepared, after final lot grading has been completed
(preferably prior to sod/seed) and shall be submitted to the Consulting Engineer of record for
approval to confirm the lot has been graded in conformance with the approved lot grading plan
and shall be submitted to the Town. Final “As-Recorded” lot grades shall conform to the approved
lot grading plan and shall be within the 100mm grading tolerance for all lot grading. All swale and
lot surface gradients are required to be within the minimum and maximum allowable limits set
forth in these guidelines or else may be rejected by the Town.
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A final lot grading certificate (see Appendix 14-2) shall be prepared by the Consulting Engineer of
record, certifying the lot grading has been checked and found to be in conformance with the
approved site grading plan, overall subdivision lot grading plan and the Town’s Guidelines.
Deck, shed and pool permits shall not be issued for individual lots until a final lot grading certificate
has been certified and approved by the engineer of record and submitted to the Town or an
amended lot grading plan is submitted to the Town showing the proposed changes for
review/approval.
One (1) copies and PDF of the approved “As-Recorded” site grading plan and final lot grading
certificate shall be forwarded to the Town immediately upon completion. The final lot grading
certificate shall follow the format as provided by the Town.
Municipal Infrastructure Deposit
A refundable municipal infrastructure deposit as per the Rates and Fees By-law shall be submitted
with the approved site grading plan at the time of building permit application where the builder
is separate from the developer. Where multiple building permit applications by a single builder
have been issued, the refundable municipal infrastructure deposit for the second and additional
applications shall be half the municipal infrastructure deposit. The municipal infrastructure deposit
for the first application will be held until the deposit can be released and there is at least one
outstanding building permit issued to the builder.
In the event a builder is found to be in non-compliance of one of the items below then the Town
has the right to require the full municipal infrastructure deposit per building permit application for
the second and all additional building permit applications.
This municipal infrastructure deposit will be held by the Town until the following are incompliance:
• Curbs have been repaired in the event of damage caused by the builder; for infill lots or lots not within a current subdivision agreement.
• Sidewalks have been repaired in the event of damage caused by the builder; for infill lots or lots not within a current subdivision agreement.
• Water curb stop has been repaired adjusted to finished grade in the event of damage caused by the builder
• The builder shall provide confirmation the property bars are undisturbed and at/or within 0.2m below finished grade or the OLS provide a written undertaking to locate buried property bars for all lots within the new subdivisions at no cost to the home owner
• Foundation control certificate has been received
• All mud tracking issues are addressed
• An approved “As-Recorded” site grading plan has been received, reviewed and approved by the Town
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•Surveyors Real Property Report, (Building Location Survey, B.L.S.) has been completedby an OLS and a copy submitted to the Town Building Division for review
•Damage to municipal infrastructure has been rectified (if applicable)
The municipal infrastructure deposit, or any portion of, is refundable when the deficiencies have
been corrected and given final approval from the Town. All deficiencies shall be corrected within
one year from the date of occupancy.
The municipal infrastructure deposit, or any portion remaining after all the above-mentioned
issues have been satisfied shall be refunded to the builder upon request. Portions of the deposit
not claimed after all issues have been satisfied, after one year, shall be forfeited to the Town.
In the event a municipal infrastructure deposit must be used to correct any of the above items and
the actual costs exceed the deposited amount, then the builder will be invoiced the difference.
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Section 14 - Appendix “14-1”
Foundation Control Certificate
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FINAL LOT GRADING CERTIFICATE
Town of Tillsonburg
Date:
Subdivision Name (if applicable):
Civic Address
Lot #:
Developer:
Builder:
Date Surveyed:
To:Chief Building Official
10 Lisgar Ave
Tillsonburg, ON
N4G 5A5
Property Sodded
Property not yet Sodded
Yours truly,
cc:
This letter will certify that the top of foundation wall and garage sill have been checked by the
undersigned and found to be in general conformity with the approved lot grading plan within the
0.1m tolerance.
This letter will further confirm that the foundation location including all setback distances (front,
rear, and sides, as well as lot coverage), have been verified and are in our opinion in compliance
with the Municipality's applicable by-laws.
This foundation control certificate in no way relieves the builder/developer from other
requirements of the Town of Tillsonburg Design Criteria By-Law in obtaining an approved Final
Grading Certificate
FOUNDATION CONTROL CERTIFICATE
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Section 14 - Appendix “14-2”
Final Grading Certificate
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FINAL LOT GRADING CERTIFICATE
Town of Tillsonburg
Date:
Subdivision Name (if applicable):
Civic Address
Lot #:
Developer:
Builder:
Date Surveyed:
To:Chief Building Official
10 Lisgar Ave
Tillsonburg, ON
N4G 5A5
Property Sodded
Property not yet Sodded
Yours truly,
cc:
This letter will certify that the lot grading has been checked by the undersigned and found to be in
general conformity with the approved lot grading plan within the specified 0.10m tolerance. A
stamped copy of the as-constructed plan showing both proposed and finished elevations is
attached.
FINAL LOT GRADING CERTIFICATE
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PARKLAND AND STREETSCAPES
The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
Section 15
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Table of Contents
15 PARKLAND AND STREETSCAPING ........................................................ 1
15.1 General Requirements ................................................................................................ 1
15.2 Parkland Requirements ............................................................................................... 1
15.3 Grading Plans ............................................................................................................. 1
15.4 Grading ....................................................................................................................... 1
15.5 Servicing ..................................................................................................................... 2
15.6 Access Walkway ......................................................................................................... 2
15.7 Fencing ....................................................................................................................... 3
15.8 Seeding ....................................................................................................................... 3
15.9 Sod .............................................................................................................................. 4
15.10 Tree Preservation ........................................................................................................ 4
15.10.1 Prior to Construction ................................................................................................ 4
15.10.2 Tree Protection Zones ............................................................................................. 4
15.11 Tree Planting / Street Trees ........................................................................................ 5
15.11.1 Streetscaping Plan .................................................................................................. 5
15.11.2 Tree Species ........................................................................................................... 5
15.12 Facilities ...................................................................................................................... 5
15.13 Warranty ..................................................................................................................... 5
15.14 Trash Receptacle ........................................................................................................ 5
15.15 Bollard Lights .............................................................................................................. 6
15.16 Park Benches .............................................................................................................. 6
List of Tables
Table 1. Grading Standards
Table 2: Fencing Requirements
Table 3. Tree Protection Zones
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15 PARKLAND AND STREETSCAPING
15.1 General Requirements
This section outlines the recommended approach and design considerations for parklands,
streetscaping and access paths as part of developments within the Town of Tillsonburg.
It is the preference of the Town and advantageous to all parties that parklands be constructed to
an end use condition less Town installed facilities once phase one of the development reaches
35% completion.
15.2 Parkland Requirements
Consultation with the Town to develop the layout of parkland should be expected. The Town
reserves the right to require additional conditions depending on residential density and location
within the Town prior to design. This may include, but is not limited to, play equipment, trails,
pedestrian cross overs, lighting, landscaping, park furnishings and tree plantings.
It is recommended that developers initiate dialogue with all parties regarding parkland designs
and requirements as soon as practically feasible.
15.3 Grading Plans
For all lands dedicated for park purposes the developer is responsible for preparing a detailed
grading plan that meets all applicable requirements of Section 14 – Lot Grading, unless amended
within this section.
Grading within the parkland or woodland parks are to be optimized for public use subject to review
on a case by case basis. Grading of parks and open spaces adjacent to natural heritage areas
shall be delineated by appropriate erosion & sediment control fencing as per Section 14 and/or
as directed by a site-specific Environmental Impact Study (EIS).
15.4 Grading
Park grading shall provide positive flow from all facilities and adjacent private lands. Limited
drainage from private lands may be directed to parkland if it can be accommodated within the
park drainage design. Parkland grading and alteration shall be identified in the subdivision grading
plan where applicable.
Pathways shall generally be set as high points through the park with positive drainage away from
them. Limited amounts of sheet flow may be permitted to cross pathways in certain circumstances
in consultation with the Town.
Park grading shall be smooth flowing and shown with spot elevations as required to demonstrate
desired slopes, top-of-bank, field corners, and hard surface grades. Swales are to curve to suit
facility layout, pathway alignments and natural topographical features.
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Sidewalks and hard surface pathways shall be designed for accessibility in accordance with
Accessibility for Ontarians with Disabilities Act (AODA) requirements wherever possible.
Refer to Table 1 for specific grading standards.
Table 1. Grading Standards
Surface Grading Requirements
Sports fields • 1.0%
• Directed based on field/site conditions
Asphalt pathways • Less than 8.0% linear slope
• 1.0% to 2.0% cross slope
Concrete surfaces • 1.0% to 2.0% cross slope
Woodchip and gravel trails • 2.0% to 3.0% cross slope
• Less than 8.0% linear slope is preferred
• 15.0% maximum linear slope
Swales • 2.0% to 4.0% for a maximum of 150 m
Embankments • 3:1 maximum slope with undulating surfaces
• 2:1 is permitted if area is to be naturalized
Retaining walls are discouraged within a park block unless they are required to maintain existing
grades of adjacent facilities or for the protection of significant vegetation.
15.5 Servicing Water and sewer services are to be designed and constructed within the plan of subdivision to
provide service connections to parkland along street frontage as directed by the Town.
15.6 Access Walkway
Access walkways shall be provided where requested by the Town for reasons of, but not limited
to, pedestrian connectivity, sewers, drainage, and watermain looping.
Access walkways shall be conforming to the Accessibility for Ontarians with Disabilities Act
(AODA) requirements. All walkways shall be 3.0m wide and the full width shall be hard surface,
to be determined by Town staff. Grassed paths are not permitted unless directly requested by the
Town.
Access walkways may be dual purposed as an emergency access as required by the Town
Page 368 of 483
PARKLANDS AND STREETSCAPING
Operations Services The Corporation of the Town of Tillsonburg Development Guidelines and Design Criteria
3
15.7 Fencing
Fencing is required between parklands and privately owned property and shall be located entirely
0.15m on the Town’s property. Fencing shall not be located adjacent to a public right-of-way,
School Block, or any other Town facility, except where fencing is required as directed by the Town.
Exceptions will be made at the Town’s discretion when fencing is an integral part of a recreational
facility (i.e. baseball diamonds).
No gate shall be installed between private property and parklands.
Fencing, including all hardware and end posts, shall be heavy duty commercial grade and shall
be installed by the developer unless otherwise directed by the Town. For new subdivisions,
fencing shall be installed within one year of registration and in accordance with the approved
engineering plans.
All fencing material shall have a diagonal mesh length of not greater than 38mm and shall consist
of 12-gauge galvanized steel wire. The height of the fencing shall be as per Table 2 below
Gates (if required in consultation with the Town) shall be supplied by the developer.
Table 2. Fencing Requirements
Location Fencing Height Requirements
Perimeter 1.8m
Access Walkway 1.52m
Other materials for fencing may be requested.
15.8 Seeding Topsoil shall be of the best quality fertile, loose, loamy material screened to be free from stones
and weeds, to be placed and graded in the locations and to a minimum depth of 150mm as
directed by the Town. Topsoil must not contain any chemical contamination or material
detrimental to plant growth.
The primary seed mixture is to have the following composition:
• 30% Canada or Kentucky Blue Grass
• 40% Creeping Red Fescue
• 30% Perennial Rye Grass
Bags are to bear the seed supplier’s label clearly indicating species’ content, grade and mass as
well as the recommended seeding rate for the establishment of new lawn areas. If seeded, the
application method shall be hydroseeding or another method approved by the Town.
Page 369 of 483
PARKLANDS AND STREETSCAPING
Operations Services The Corporation of the Town of Tillsonburg Development Guidelines and Design Criteria
4
15.9 Sod
Sod is to be No. 1 Nursery Grade Kentucky Bluegrass Nursery Sod according to the
Specifications, Classifications and Use of Turfgrass Sod for Nursery Sod Growers Association of
Ontario.
Sod is to be seeded and established in nursery sod fields as a turfgrass sod. There shall be no
more than 5 broadleaf weeds per 40 square metres of sod and up to 20% non-specified grass.
Sod shall be of sufficient density that no surface soil is visible. The grass height is to be between
30mm minimum and 70mm maximum.
15.10 Tree Preservation Prior to any grading or construction, it is important to evaluate existing trees to retain as many as
possible. It is required that a certified arborist, Registered Professional Forester or other qualified
person with appropriate training and experience be employed by the Developer to carry out such
evaluations on both private and public lands.
15.10.1 Prior to Construction
In areas of reconstruction or within infrastructure renewal projects, tree protection measures must
be considered to limit the health impacts on trees within the public rights-of-way and adjacent
properties.
15.10.2 Tree Protection Zones A tree protection zone (TPZ) is the calculated area around the base of a tree that is designated
for tree protection both above and below ground. Caution and alternative construction methods
(such as air chisel/spade, vacuum excavation, root pruning, etc.) are encouraged to limit the
damage to public trees.
Tree protection fencing/barriers should be placed on the perimeter of the TPZ wherever possible.
General TPZ guidelines are shown in the Table 3.
Table 3. Tree Protection Zones
Minimum Protection Distances Required Town-owned Trees
Minimum Protection Distances Required For areas designated Open Space, Parkland or Woodlands
6.0 times the Trunk Diameter at Breast Height (1.4m) 12.0 times the Trunk Diameter at Breast Height (1.4m)
Should construction activities be considered within calculated TPZs, a certified arborist should
be retained to comment on the health impacts and provide recommendations for preservation
and/or removal.
Page 370 of 483
PARKLANDS AND STREETSCAPING
Operations Services The Corporation of the Town of Tillsonburg Development Guidelines and Design Criteria
5
15.11 Tree Planting / Street Trees
Right of way street trees are to be required for each lot and or unit and location based on Town
of Tillsonburg Standard drawings.
Private tree plantings are to be a minimum of 3m from the property line in all cases.
15.11.1 Streetscaping Plan
The developer is to submit a Tree Planting Plan for streetscaping or parklands if requested by the
Town, prepared by a Landscape Architect as part of the first engineering submission. The plan
shall list in table format, the selected species by common and cultivar name, size, planting state
and include in the notes all required specifications.
Consideration shall be given to avoid utility and underground infrastructure conflicts in all Tree
Planting Plans within the municipal right-of-way.
15.11.2 Tree Species Tree species shall be selected by a qualified professional and must be approved by the Town
prior to planting. The tree species are to follow the Town of Tillsonburg Tree By-law.
The planting plan shall consider species diversity.
The trees must be 50mm caliper or larger with a single trunk.
Native tree species are preferred, especially near natural areas. No invasive or non-native tree
species are to be planted within 250m of a natural area.
All trees must be of No. 1 Grade.
15.12 Facilities
Park facilities are not generally installed by a developer as part of park development however the
developer is to obtain a landscape architect when required by the Town. Occasionally, developers
may proceed with a certain level of facility development to provide an amenity within their
subdivision, subject to the discretion and approval of the Town.
15.13 Warranty
A one year warranty is to be provided for all plantings within the park.
15.14 Trash Receptacle Trash receptacles shall follow the below design criteria
• Model LR305R by Wabash Valley – or approved equivalent
• 32 gallon
• Rib pattern
Page 371 of 483
PARKLANDS AND STREETSCAPING
Operations Services The Corporation of the Town of Tillsonburg Development Guidelines and Design Criteria
6
• Plastisol finish in black
• With side door
• Including bin liner and dome top lid in black
• Surface mount on 1.0m x 1.0m concrete pad per manufacturer’s specifications
15.15 Bollard Lights
Bollard Lights shall follow the below design criteria
• Solar powered LED
• Model WLB-102 by Firstlight Technologies or approved equivalent
• Install per manufacturers specifications on concrete footing 600mm from edge of path
15.16 Park Benches New parkland developments shall include a minimum of four (4) park benches per acre supplied
and installed by the Developer. The locations of the benches shall be in close proximity to hard
surface pathways.
• The benches shall be Model CY420R by Wabash Valley or approved equivalent
• Length 6’-0”
• Rib pattern
• Plastisol finish in black
• Surface mount concrete pad per manufacturer’s specifications
Page 372 of 483
Operations Services The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
Appendix “A”
Town of Tillsonburg Standard Drawings
Page 373 of 483
Operations Services The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
TOWN OF TILLSONBURG STANDARD DETAILS
Table of Contents
0200 SUBDIVISION
Unassumed Road Signs TSD-220
Typical Title Pages TSD-221
General Notes TSD-222
Typical Project Identification Sign TSD-223
0300 SUBDIVISION
Standard Residential Service Locations 10.5m Lot TSD-300
Standard Residential Service Locations 12.5m Lot TSD-301
Standard Residential Service Locations 15.0m Lot TSD-302
Standard Townhouse Service Locations 32.0m Lot TSD-303
Standard Townhouse Service Locations 32.0m Lot TSD-304
Private Drain Connections TSD-310
Typical Sanitary Cleanout TSD-311
Foundation Drain Outlet – Sump Pump to Storm Sewer TSD-312
Foundation Drain Outlet – Sump Pump to Surface TSD-313
0400 SITE PLAN
Standard Industrial/Commercial Service Locations TSD-400
0600 SITE GENERAL
Construction Entrance Mat TSD-600
Topsoil or Soil Pile Siltation Control TSD-601
0700 ROADWAYS
18.0m Local Road Allowance – 8.0m Asphalt TSD-700
20.0m Local Road Allowance – 8.0m Asphalt TSD-701
22.0m Collector Road Allowance (Bike Lanes) – 10.0m Asphalt TSD-702
22.0m Collector Road Allowance (Turn Lane) – 10.0m Asphalt TSD-703
22.0m Collector Road Allowance (Median) – 10.0m Asphalt TSD-704
Page 374 of 483
Operations Services The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
26.0m Arterial Road Allowance - 14.0m Asphalt TSD-705
26.0m Arterial Road Allowance (Parking) – 14.0m Asphalt TSD-706
26.0m Arterial Road Allowance (Bike Lanes) – 14.0m Asphalt TSD-707
Typical 100mm Subdrain Detail TSD-710
Driveway and Entrance Detail TSD-711
Boulevard Pathway TSD-712
Pipe Bollard TSD-713
Typical Daylighting Requirements TSD-720
Typical Intersection Semi-Urban – 18.0m Radius 26.0m R.O.W. TSD-721
Roundabout – Single Lane TSD-722
Sidewalk Ramps, Bike Lanes, Crosswalks at Roundabouts TSD-723
Temporary Residential Cul-de-sac TSD-730
Typical Trench Restoration TSD-740
General Notes for Roadworks TSD-750
1000 STORM SEWERS
Maintenance Hole and Catch Basin Adjustment Units TSD-1010
1100 STORMWATER MANAGEMENT
Outlet Structure Typical Detail Wet Pond Facility with Maintenance Pipe TSD-1100
Outlet Structure Typical Detail Wetland Facility without Maintenance Pipe TSD-1101
Temporary Outlet Structure Typical Detail TSD-1102
SWM Facility Grading and Water Level Criteria TSD-1103
Outlet Erosion Protection Typical Detail TSD-1104
Forebay Hickenbottom Detail TSD-1105
Stormwater Planting Zone Composition TSD-1106
1200 SANITARY SEWERS
PVC Inside Drop Sewer Service Connection TSD-1200
PVC Inside Drop Sewer Maintenance Hole TSD-1201
1300 WATERMAINS
General Notes Watermain TSD-1300
Tracer Wire Detail TSD-1301
Typical Cul-de-sac Watermain Design (50mm Dia. Loop) TSD-1306
Hydrant Platform Detail TSD-1331
Page 375 of 483
Operations Services The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
Temporary Riser Installation TSD-1340
Valve Stem Extension in Valve Box TSD-1350
50mm Blow Off Detail TSD-1360
Watermain Lowering Detail for Storm Sewer or Ditch Crossing TSD-1366
Support for Watermains Larger than 300mm Dia. TSD-1367
Watermain Rail Crossing Detail TSD-1368
1400 LOT GRADING
Rear to Front Yard Drainage TSD-1400
Shared Storm Easement TSD-1401
Rear Yard Catchbasin TSD-1402
Upper to Lower Lot Drainage TSD-1403
Typical Side Yard Drainage TSD-1404
Page 376 of 483
TSD-220
USE AT OWN RISK
N O T I C E
by order of
UNASSUMED ROADS
Page 377 of 483
TSD-221
Page 378 of 483
TSD-222
Page 379 of 483
TSD-223
Scheduled Completion Date: Month 20xx
Contract Administrator: Town of Tillsonburg Engineering Department
Contractor:
Name of Stakeholder
Project Information
Engineering Department
519-688-3009
Scheduled Completion Date: May 2023
Contract Administrator: Town Of Tillsnburg Engineering DepartmentContractor:
Mayor Stephen Moinar & Members of Council
Project InformationEngineering Department519-688-3009
Page 380 of 483
TSD-230
Page 381 of 483
TSD-300NOTES:1.FOR WATER AND SANITARY SERVICE SPECIFICATIONS, REFER TO OXFORD COUNTY DESIGN GUIDELINESAND SPECIFICATIONS.2.FOR STORMWATER SERVICE SPECIFICATIONS REFER TO TOWN OF TILLSONBURG DEVELOPMENTGUIDELINES AND DESIGN CRITERIA.3.SANITARY AND STORMWATER SERVICES ARE TO BE BROUGHT 1.0m PAST PROPERTY LINE AND PROPERLYMARKED WITH A 50x100mm STAKE EXTENDING FROM THE INVERT OF THE SERVICE TO GROUND LEVEL.SANITARY SERVICES TO BE MARKED GREEN. STORM SERVICES TO BE MARKED IN WHITE.4.WATER SERVICES ARE TO BE BROUGHT TO PROPERTY LINE, TERMINATED WITH A CURB STOP ANDPROPERLY MARKED WITH A 50 X 100mm STAKE EXTENDING FROM THE INVERT OF SERVICE TO GROUNDLEVEL. WATER SERVICES TO BE MARKED BLUE.5.ALL DIMENSIONS ARE IN METRES UNLESS OTHERWISE SHOWN.6.REFER TO TSD-301 FOR VERTICAL LOCATION OF PRIVATE DRAIN CONNECTIONS AT PROPERTY LINES.7.REFER TO TSD-302 FOR TYPICAL STORMWATER PRIVATE DRAIN CLEAN-OUT DETAIL.8.REFER TO OXFORD COUNTY D-1860-1-2018 TYPICAL SANITARY PRIVATE DRAIN CLEAN-OUT DETAIL.Page 382 of 483
TSD-301NOTES:1.FOR WATER AND SANITARY SERVICE SPECIFICATIONS, REFER TO OXFORD COUNTY DESIGN GUIDELINESAND SPECIFICATIONS.2.FOR STORMWATER SERVICE SPECIFICATIONS REFER TO TOWN OF TILLSONBURG DEVELOPMENTGUIDELINES AND DESIGN CRITERIA.3.SANITARY AND STORMWATER SERVICES ARE TO BE BROUGHT 1.0m PAST PROPERTY LINE AND PROPERLYMARKED WITH A 50x100mm STAKE EXTENDING FROM THE INVERT OF THE SERVICE TO GROUND LEVEL.SANITARY SERVICES TO BE MARKED GREEN. STORM SERVICES TO BE MARKED IN WHITE.4.WATER SERVICES ARE TO BE BROUGHT TO PROPERTY LINE, TERMINATED WITH A CURB STOP ANDPROPERLY MARKED WITH A 50 X 100mm STAKE EXTENDING FROM THE INVERT OF SERVICE TO GROUNDLEVEL. WATER SERVICES TO BE MARKED BLUE.5.ALL DIMENSIONS ARE IN METRES UNLESS OTHERWISE SHOWN.6.REFER TO TSD-301 FOR VERTICAL LOCATION OF PRIVATE DRAIN CONNECTIONS AT PROPERTY LINES.7.REFER TO TSD-302 FOR TYPICAL STORMWATER PRIVATE DRAIN CLEAN-OUT DETAIL.8.REFER TO OXFORD COUNTY D-1860-1-2018 TYPICAL SANITARY PRIVATE DRAIN CLEAN-OUT DETAIL.Page 383 of 483
TSD-302NOTES:1.FOR WATER AND SANITARY SERVICE SPECIFICATIONS, REFER TO OXFORD COUNTY DESIGN GUIDELINESAND SPECIFICATIONS.2.FOR STORMWATER SERVICE SPECIFICATIONS REFER TO TOWN OF TILLSONBURG DEVELOPMENTGUIDELINES AND DESIGN CRITERIA.3.SANITARY AND STORMWATER SERVICES ARE TO BE BROUGHT 1.0m PAST PROPERTY LINE AND PROPERLYMARKED WITH A 50x100mm STAKE EXTENDING FROM THE INVERT OF THE SERVICE TO GROUND LEVEL.SANITARY SERVICES TO BE MARKED GREEN. STORM SERVICES TO BE MARKED IN WHITE.4.WATER SERVICES ARE TO BE BROUGHT TO PROPERTY LINE, TERMINATED WITH A CURB STOP ANDPROPERLY MARKED WITH A 50 X 100mm STAKE EXTENDING FROM THE INVERT OF SERVICE TO GROUNDLEVEL. WATER SERVICES TO BE MARKED BLUE.5.ALL DIMENSIONS ARE IN METRES UNLESS OTHERWISE SHOWN.6.REFER TO TSD-301 FOR VERTICAL LOCATION OF PRIVATE DRAIN CONNECTIONS AT PROPERTY LINES.7.REFER TO TSD-302 FOR TYPICAL STORMWATER PRIVATE DRAIN CLEAN-OUT DETAIL.8.REFER TO OXFORD COUNTY D-1860-1-2018 TYPICAL SANITARY PRIVATE DRAIN CLEAN-OUT DETAIL.Page 384 of 483
TSD-303NOTES:1.FOR WATER AND SANITARY SERVICE SPECIFICATIONS, REFER TO OXFORD COUNTY DESIGN GUIDELINESAND SPECIFICATIONS.2.FOR STORMWATER SERVICE SPECIFICATIONS REFER TO TOWN OF TILLSONBURG DEVELOPMENTGUIDELINES AND DESIGN CRITERIA.3.SANITARY AND STORMWATER SERVICES ARE TO BE BROUGHT 1.0m PAST PROPERTY LINE AND PROPERLYMARKED WITH A 50x100mm STAKE EXTENDING FROM THE INVERT OF THE SERVICE TO GROUND LEVEL.SANITARY SERVICES TO BE MARKED GREEN. STORM SERVICES TO BE MARKED IN WHITE.4.WATER SERVICES ARE TO BE BROUGHT TO PROPERTY LINE, TERMINATED WITH A CURB STOP ANDPROPERLY MARKED WITH A 50 X 100mm STAKE EXTENDING FROM THE INVERT OF SERVICE TO GROUNDLEVEL. WATER SERVICES TO BE MARKED BLUE.5.ALL DIMENSIONS ARE IN METRES UNLESS OTHERWISE SHOWN.6.REFER TO TSD-301 FOR VERTICAL LOCATION OF PRIVATE DRAIN CONNECTIONS AT PROPERTY LINES.7.REFER TO TSD-302 FOR TYPICAL STORMWATER PRIVATE DRAIN CLEAN-OUT DETAIL.8.REFER TO OXFORD COUNTY D-1860-1-2018 TYPICAL SANITARY PRIVATE DRAIN CLEAN-OUT DETAIL.Page 385 of 483
TSD-304NOTES:1.FOR WATER AND SANITARY SERVICE SPECIFICATIONS, REFER TO OXFORD COUNTY DESIGN GUIDELINESAND SPECIFICATIONS.2.FOR STORMWATER SERVICE SPECIFICATIONS REFER TO TOWN OF TILLSONBURG DEVELOPMENTGUIDELINES AND DESIGN CRITERIA.3.SANITARY AND STORMWATER SERVICES ARE TO BE BROUGHT 1.0m PAST PROPERTY LINE AND PROPERLYMARKED WITH A 50x100mm STAKE EXTENDING FROM THE INVERT OF THE SERVICE TO GROUND LEVEL.SANITARY SERVICES TO BE MARKED GREEN. STORM SERVICES TO BE MARKED IN WHITE.4.WATER SERVICES ARE TO BE BROUGHT TO PROPERTY LINE, TERMINATED WITH A CURB STOP ANDPROPERLY MARKED WITH A 50 X 100mm STAKE EXTENDING FROM THE INVERT OF SERVICE TO GROUNDLEVEL. WATER SERVICES TO BE MARKED BLUE.5.ALL DIMENSIONS ARE IN METRES UNLESS OTHERWISE SHOWN.6.REFER TO TSD-301 FOR VERTICAL LOCATION OF PRIVATE DRAIN CONNECTIONS AT PROPERTY LINES.7.REFER TO TSD-302 FOR TYPICAL STORMWATER PRIVATE DRAIN CLEAN-OUT DETAIL.8.REFER TO OXFORD COUNTY D-1860-1-2018 TYPICAL SANITARY PRIVATE DRAIN CLEAN-OUT DETAIL.Page 386 of 483
TSD-310
NOTES:
1.FOR SANITARY SERVICE SPECIFICATIONS, REFER TO OXFORD
COUNTY DESIGN GUIDELINES AND SPECIFICATIONS.
2.FOR STORMWATER SERVICE SPECIFICATIONS REFER TO
TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES AND
DESIGN CRITERIA.
3.PDCs TO BE PLACED AT DEPTHS AND LOCATIONS SHOWN
UNLESS OTHERWISE DIRECTED BY THE TOWN ENGINEER.
4.A TYPICAL 'NORMAL' FLAT TEE IS PREFERRED. FOR DEEP
STORM SEWERS (GREATER THAN 3.5m), A 45° INCLINED TEE
MAY BE USED WITH THE APPROVAL OF THE TOWN ENGINEER.
FOR DEEP CONNECTIONS TO SANITARY SEWERS GREATER
THAN 3.5m IN DEPTH, REFER TO OXFORD COUNTY DESIGN
GUIDELINES AND SPECIFICATIONS.
5.PDCs SHALL BE LAID AT DESIGN GRADE TO THE PROPERTY
LINE. CONNECTIONS TO EXISTING SEWERS MAY BE MADE
BEYOND THIS POINT WITH APPROVED WATERTIGHT FITTINGS
USING LONG RADIUS BENDS, CUT AS REQUIRED TO SUIT SITE
CONDITIONS. CEMENT MORTAR JOINTS WILL NOT BE
ACCEPTED.
6.PDC GRADES MUST BE SELECTED TO AVOID CONFLICTS WITH
OTHER EXISTING/PROPOSED INFRASTRUCTURE AND
MAINTAIN APPLICABLE SEPARATION REQUIREMENTS.
7.ALL DIMENSIONS ARE IN METRES UNLESS OTHERWISE
SHOWN.
EXISTIN
G
P
.
D
.
C
50mm X 100mm WOOD MARKER
PAINTED GREEN - SANITARY
PAINTED RED - STORM
EXPANDING TYPE
PLUG
TEE OR SADDLE
(NOTE 4)
NORMAL
LONG RADIUS BENDS
P/L
SANITARY 2.4m (MIN)STORM 1.2m (MIN)MEASURED AT PROPERTY LINEVARIES
(NOTE 5)
SEWER
MAIN
TEE OR SADDLE
(NOTE 4)
DEEP
STM: 125mm (MIN) PVC, DR 35 (RED)
PIPE GRADE: 2.0-8.0%
SEWER
MAIN
VARIES (NOTE 4)PRIVATE PROPERTYPUBLIC RIGHT-OF-WAY
NEW SANITARY SERVICES ARE
BROUGHT 1.0m BEYOND PROPERTY LINE
AND INSTALLED COMPLETE WITH
CLEAN-OUT (TSD-302)
LONG RADIUS BENDS TO CONNECT
EXISTING SEWER
SAN: 100mm TO 200mm PVC PIPE, SDR 28 (GREEN)
PIPE GRADE: REFER TO OXFORD COUNTY DESIGN
GUIDELINES AND SPECIFICATIONS.
Page 387 of 483
TSD-311
Flow
SEWER
EXPANDABLE PLASTIC PLUG
WITH WASHERS BURIED FOR
TOPSOIL AND SOD
INSTALLATIONS
CLEANOUT FRAME AND COVER
FOR HARD SURFACE
INSTALLATIONSEXISTING
SURFACE
SEWER STUB-OUTS FOR
FUTURE CONNECTION. PLACE
EXPANDABLE PLASTIC PLUG.
EXISTING SERVICE
CONNECTION SHALL BE MADE
AS SHOWN.
FLEXIBLE TRANSITION COUPLING
EXISTING SANITARY LATERAL
150mm CLASS 'B'
BEDDING
PROPERTY LINE OR AS
SPECIFIED
100mm TO 200mm PVC PIPE, ASTM
D3034, SDR 28
CONCRETE BARRELL
PROFILE VIEW
P/L
PRIVATE PROPERTYPUBLIC RIGHT-OF-WAY2.4m (MIN)MEASURED AT PROPERTY LINE45°
SWEEP
WYE
CONNECTION
100mm TO 200mm PVC PIPE, ASTM
D3034, SDR 28
DETAIL A
343mm
245mm
100mm TO 200mm PVC PIPE, ASTM
D3034, SDR 35
75mm (MIN)
125mm (MAX)
DETAIL A
CAST IRON RING
WITH LIFTING
SOCKETS
CAST IRON LID WITH
25mm RAISED LETTERS
TOP VIEW
300mm
NOTES:
1.FOR SANITARY SERVICE SPECIFICATIONS, REFER TO OXFORD COUNTY DESIGN GUIDELINES AND
SPECIFICATIONS.
2.ALL DIMENSIONS ARE IN METRES UNLESS OTHERWISE SHOWN.
Page 388 of 483
TSD-312
Page 389 of 483
TSD-313
Page 390 of 483
TSD-400
Page 391 of 483
TSD-600
NOTES:
1.FOR THE DESIGN AND MAINTENANCE OF EROSION AND
SEDIMENTATION CONTROL MEASURES, PLEASE REFER
TO THE MINISTRY OF NATURAL RESOURCES
GUIDELINES ON EROSION AND SEDIMENT CONTROL
FOR URBAN CONSTRUCTIONS SITES.
2.SILT FENCING SHOULD BE INSTALLED AS PER OPSD
219.110, 219.130, 219.131.
3.PURPOSE OF CONSTRUCTION MAT IS TO MINIMIZE
TRANSPORTATION OF SEDIMENT ONTO ROADWAYS.
4.CONSTRUCTION MAT IS TO BE INSTALLED AS THE FIRST
STEP IN THE SITE ALTERATION PROCESS.
5.CONSTRICTION MATS ARE REQUIRED WHERE PAVED
ROADS ARE WITHIN 300m OF THE SITE.
EXISTING ROADWAY
8 m
30.0m
(MIN)PROPERTY LINE100mm TO 200mm QUARRY STONE WITH
APPROXIMATE GEOTEXTILE BASE
SILT FENCE ALONG EDGE OF
ACCESS ROAD AND
PROPERTY LINE
MAINTAIN OR ESTABLISH
VEGETATIVE BUFFER
BEYOND SILT FENCE
FOR AREAS WITHOUT
VEGETATION
DUAL SILT FENCE ALONG
EDGE OF ACCESS ROAD
AND PROPERTY LINE
INSTALL CULVERT AS NEEDED
IN EXISTING DITCHES
INSTALL SILT FENCE
TO PROPERTY LINE
300mm
Page 392 of 483
TSD-601
DETAIL A
SILT FENCE DETAIL
NOTES:
1.FOR THE DESIGN AND MAINTENANCE OF EROSION AND SEDIMENTATION CONTROL MEASURES, PLEASE REFER TO
THE MINISTRY OF NATURAL RESOURCES GUIDELINES ON EROSION AND SEDIMENT CONTROL FOR URBAN
CONSTRUCTIONS SITES.
2.PILES CONTAINING MORE THAN 100 CUBIC METRES OF TOPSOIL OR SPOIL SHALL BE LOCATED AT A MINIMUM OF 15
METRES FROM A ROADWAY AND 30 METRES FROM A WATER COURSE.
3.PILES LEFT IN PLACE FOR MORE THAN 60 DAYS SHALL BE STABILIZED WITH A TARP, MULCH, VEGETATIVE COVER
OR OTHER ACCEPTABLE MEANS.
GEOTEXTILE
TOPSOIL OR
SPOIL PILE
TOPSOIL OR
SPOIL PILE
HEAVY-DUTY
WIRE-BACKED SILT FENCE
BARRIER
(OPSD 219.131)
SEE
DETAIL A
200mm x 400mm
GROUND KEY-IN
Page 393 of 483
TSD-700
2%
1.5m
CSW
3%EDGE OF RIGHT-OF-WAYNOTES:
1.WATER DISTRIBUTION, WASTEWATER AND STORMWATER SYSTEMS TO BE DESIGNED IN ACCORDANCE WITH APPLICABLE TOWN OF TILLSONBURG DEVELOPMENT
GUIDELINES & DESIGN CRITERIA, OXFORD COUNTY DESIGN GUIDELINES & SPECIFICATIONS, AND ONTARIO PROVINCIAL STANDARDS (OPSS/OPSD).
2.REFER TO SECTION 08 - STREET LIGHTING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA AND ASSOCIATED TSD'S FOR LIGHT STANDARD
AND POLE BASE LOCATION AND DEPTH.
3.REFER TO SECTION 07 - ROADS, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR PAVEMENT DESIGN SPECIFICATIONS.
4.REFER TO SECTION 14 - PARKS AND STREETSCAPING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR STREET TREE SPECIFICATIONS.
LOCATIONS WILL REQUIRE APPROVAL BY THE TOWN OF TILLSONBURG ENGINEERING DEPARTMENT.GAS MAINHYDRANTWATERMAINSUBDRAINSUBDRAINGAS MAINJOINT UTILITYTRENCH1.1m1.5m
CSW
1.0m
1.3m
2.1m
1.1m
4.0m LANE 4.0m LANE
1.0m9.0m 9.0m
C
EDGE OF RIGHT-OF-WAY0.5m
18.0m R.O.W
L
2%2%
3%
2%
STOP
0.3m
(MIN)
4.5m 4.5m
0.8m0.8m
1.0m1.0m
1.3m
2.1m
3.4m
GROUND RODJOINT UTILITYTRENCH0.3m
1.1m
0.3m
HYDROTRANSFORMERLIGHT STANDARDSTREET TREECOMMUNICATIONSPEDISTALCOMMUNICATIONSPEDISTAL2%2%
0.3m
LIGHT STANDARDSTREET TREESIGNAGEGROUND ROD1.2m
1.0m
WATERMAINSANITARYSTORM2.5m
(outside wall)
2.5m
(outside wall)
1.1m
Page 394 of 483
TSD-701
2%
1.5m
CSW
3%EDGE OF RIGHT-OF-WAYNOTES:
1.WATER DISTRIBUTION, WASTEWATER AND STORMWATER SYSTEMS TO BE DESIGNED IN ACCORDANCE WITH APPLICABLE TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN
CRITERIA, OXFORD COUNTY DESIGN GUIDELINES & SPECIFICATIONS, AND ONTARIO PROVINCIAL STANDARDS (OPSS/OPSD).
2.REFER TO SECTION 08 - STREET LIGHTING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA AND ASSOCIATED TSD'S FOR LIGHT STANDARD AND POLE BASE
LOCATION AND DEPTH.
3.REFER TO SECTION 07 - ROADS, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR PAVEMENT DESIGN SPECIFICATIONS.
4.REFER TO SECTION 14 - PARKS AND STREETSCAPING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR STREET TREE SPECIFICATIONS. LOCATIONS WILL
REQUIRE APPROVAL BY THE TOWN OF TILLSONBURG ENGINEERING DEPARTMENT.
0.3m
1.2m
1.25m
GAS MAINWATERMAINSUBDRAINSANITARYSUBDRAINHYDROTRANSFORMERGAS MAINJOINT UTILITYTRENCH1.25m1.5m
CSW
4.0m LANE 4.0m LANE
0.3m
10.0m 10.0m
C
STORM2.5m
(outside Wall)EDGE OF RIGHT-OF-WAY0.6m
20.0m R.O.W
L
2%2%
3%
2%
STOP
0.3m
(MIN)
5.4m 5.4m
1.6m
2.3m
4.15m
1.4m 1.4m
2%COMMUNICATIONSPEDESTAL0.3m
COMMUNICATIONSPEDESTALLIGHT STANDARDSTREET TREELIGHT STANDARDSTREET TREEHYDRANT2%SIGNAGEGROUND ROD1.0m 0.3m
1.2m (MIN)
1.6m
2.3m
1.2m (MIN)JOINT UTILITYTRENCHGROUND ROD0.3m
0.3m
1.25m
2.5m
(outside Wall)
Page 395 of 483
TSD-702
2%
1.5m
CSW
3%EDGE OF RIGHT-OF-WAYNOTES:
1.WATER DISTRIBUTION, WASTEWATER AND STORMWATER SYSTEMS TO BE DESIGNED IN ACCORDANCE WITH APPLICABLE TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN
CRITERIA, OXFORD COUNTY DESIGN GUIDELINES & SPECIFICATIONS, AND ONTARIO PROVINCIAL STANDARDS (OPSS/OPSD).
2.REFER TO SECTION 08 - STREET LIGHTING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA AND ASSOCIATED TSD'S FOR LIGHT STANDARD AND POLE BASE
LOCATION AND DEPTH.
3.REFER TO SECTION 07 - ROADS, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR PAVEMENT DESIGN SPECIFICATIONS.
4.REFER TO SECTION 14 - PARKS AND STREETSCAPING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR STREET TREE SPECIFICATIONS. LOCATIONS WILL
REQUIRE APPROVAL BY THE TOWN OF TILLSONBURG ENGINEERING DEPARTMENT.
0.3m
1.2m
1.25m
GAS MAINWATERMAINSUBDRAINSANITARYSUBDRAINHYDROTRANSFORMERGAS MAINJOINT UTILITYTRENCH1.25m1.5m
CSW
2.3m
3.5m LANE 3.5m LANE
0.3m
11.0m 11.0m
C
STORMEDGE OF RIGHT-OF-WAY0.6m
22.0m R.O.W
L
2%2%
3%
2%
STOP
0.3m
(MIN)
5.4m 5.4m
2.3m
4.15m
JOINT UTILITYTRENCH1.4m
1.6m
1.4m
2%COMMUNICATIONSPEDESTAL0.3m
COMMUNICATIONSPEDESTALLIGHT STANDARDSTREET TREE2%SIGNAGEGROUND ROD1.0m
1.5m
BIKE
1.5m
BIKE
1.6m
GROUND ROD1.2m (MIN)1.2m (MIN)
0.3m
0.3m 0.3m
1.25m
LIGHT STANDARDSTREET TREEHYDRANT2.5m
(outside Wall)
2.5m
(outside Wall)
Page 396 of 483
TSD-703
2%
1.5m
CSW
3%EDGE OF RIGHT-OF-WAYNOTES:
1.WATER DISTRIBUTION, WASTEWATER AND STORMWATER SYSTEMS TO BE DESIGNED IN ACCORDANCE WITH APPLICABLE TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN
CRITERIA, OXFORD COUNTY DESIGN GUIDELINES & SPECIFICATIONS, AND ONTARIO PROVINCIAL STANDARDS (OPSS/OPSD).
2.REFER TO SECTION 08 - STREET LIGHTING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA AND ASSOCIATED TSD'S FOR LIGHT STANDARD AND POLE BASE
LOCATION AND DEPTH.
3.REFER TO SECTION 07 - ROADS, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR PAVEMENT DESIGN SPECIFICATIONS.
4.REFER TO SECTION 14 - PARKS AND STREETSCAPING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR STREET TREE SPECIFICATIONS. LOCATIONS WILL
REQUIRE APPROVAL BY THE TOWN OF TILLSONBURG ENGINEERING DEPARTMENT.
5.WIDENING MAY BE REQUIRED AT INTERSECTIONS TO ACCOMMODATE REQUIRED TURN-LANES.
0.3m
1.2m
1.25m
GAS MAINWATERMAINSUBDRAINSANITARYSUBDRAINHYDROTRANSFORMERGAS MAINJOINT UTILITYTRENCH1.25m1.5m
CSW
2.3m
3.5m LANE 3.5m LANE
0.3m
11.0m 11.0m
C
STORMEDGE OF RIGHT-OF-WAY0.6m
22.0m R.O.W
L
2%2%
3%
2%
STOP
0.3m
(MIN)
5.4m 5.4m
2.3m
4.15m
JOINT UTILITYTRENCH1.4m 1.4m
2%COMMUNICATIONSPEDESTALCOMMUNICATIONSPEDESTALLIGHT STANDARDSTREET TREE2%SIGNAGEGROUND ROD1.0m
3.0m TURN LANE
1.6m1.6m
GROUND ROD1.2m (MIN)1.2m (MIN)
0.3m0.3m
0.3m 0.3m
1.25m
LIGHT STANDARDSTREET TREEHYDRANT2.5m
(outside Wall)
2.5m
(outside Wall)
Page 397 of 483
TSD-704
2%
1.5m
CSW
3%EDGE OF RIGHT-OF-WAYNOTES:
1.WATER DISTRIBUTION, WASTEWATER AND STORMWATER SYSTEMS TO BE DESIGNED IN ACCORDANCE WITH APPLICABLE TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN
CRITERIA, OXFORD COUNTY DESIGN GUIDELINES & SPECIFICATIONS, AND ONTARIO PROVINCIAL STANDARDS (OPSS/OPSD).
2.REFER TO SECTION 08 - STREET LIGHTING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA AND ASSOCIATED TSD'S FOR LIGHT STANDARD AND POLE BASE
LOCATION AND DEPTH.
3.REFER TO SECTION 07 - ROADS, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR PAVEMENT DESIGN SPECIFICATIONS.
4.REFER TO SECTION 14 - PARKS AND STREETSCAPING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR STREET TREE SPECIFICATIONS. LOCATIONS WILL
REQUIRE APPROVAL BY THE TOWN OF TILLSONBURG ENGINEERING DEPARTMENT.
0.3m
1.2m
1.25m
GAS MAINWATERMAINSUBDRAINSANITARYLIGHT STANDARDSUBDRAINHYDROTRANSFORMERGAS MAINJOINT UTILITYTRENCH1.25m1.5m
CSW
2.3m
3.75m LANE 3.75m LANE
0.3m
11.0m 11.0m
C
STORMEDGE OF RIGHT-OF-WAY0.6m
22.0m R.O.W
L
2%
2%
3%
2%
STOP
0.3m
(MIN)
5.4m 5.4m
2.3m
4.15m
JOINT UTILITYTRENCH1.4m 1.4m
2%COMMUNICATIONSPEDESTALCOMMUNICATIONSPEDESTAL2%SIGNAGEGROUND ROD1.0m
1.3m
1.6m 1.6m
GROUND ROD1.2m (MIN)1.2m (MIN)
0.3m0.3m
0.3m 0.3m
1.25m
LIGHT STANDARDSTREET TREEHYDRANT2.5m
(outside Wall)
2.5m
(outside Wall)
Page 398 of 483
TSD-705
2%
1.5m
CSW
3%
NOTES:
1.WATER DISTRIBUTION, WASTEWATER AND STORMWATER SYSTEMS TO BE DESIGNED IN ACCORDANCE WITH APPLICABLE TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN
CRITERIA, OXFORD COUNTY DESIGN GUIDELINES & SPECIFICATIONS, AND ONTARIO PROVINCIAL STANDARDS (OPSS/OPSD).
2.REFER TO SECTION 08 - STREET LIGHTING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA AND ASSOCIATED TSD'S FOR LIGHT STANDARD AND POLE BASE
LOCATION AND DEPTH.
3.REFER TO SECTION 07 - ROADS, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR PAVEMENT DESIGN SPECIFICATIONS.
4.REFER TO SECTION 14 - PARKS AND STREETSCAPING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR STREET TREE SPECIFICATIONS. LOCATIONS WILL
REQUIRE APPROVAL BY THE TOWN OF TILLSONBURG ENGINEERING DEPARTMENT.
0.3m
1.2m
1.25m
GAS MAINSUBDRAINSANITARYSUBDRAINHYDROTRANSFORMERGAS MAINJOINT UTILITYTRENCH1.25m1.5m
CSW
2.3m
0.3m
13.0m 13.0m
STORM0.6m
26.0m R.O.W
2%2%
3%
2%
5.4m 5.4m
4.15m
JOINT UTILITYTRENCH1.4m 1.4m
2%
0.3m
COMMUNICATIONSPEDESTAL0.3m
COMMUNICATIONSPEDESTALLIGHT STANDARDSTREET TREE2%SIGNAGEGROUND ROD1.0m
CL
EDGE OF RIGHT-OF-WAYEDGE OF RIGHT-OF-WAY3.5m LANE3.5m LANE 3.5m LANE3.5m LANE
WATERMAINGROUND ROD1.6m
2.3m
1.6m
STOP
0.3m
(MIN)
1.2m (MIN)1.2m (MIN)
0.3m 0.3m
1.25m
LIGHT STANDARDSTREET TREEHYDRANT2.5m
(outside Wall)
2.5m
(outside Wall)
Page 399 of 483
TSD-706
2%
1.5m
CSW
3%
NOTES:
1.WATER DISTRIBUTION, WASTEWATER AND STORMWATER SYSTEMS TO BE DESIGNED IN ACCORDANCE WITH APPLICABLE TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN
CRITERIA, OXFORD COUNTY DESIGN GUIDELINES & SPECIFICATIONS, AND ONTARIO PROVINCIAL STANDARDS (OPSS/OPSD).
2.REFER TO SECTION 08 - STREET LIGHTING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA AND ASSOCIATED TSD'S FOR LIGHT STANDARD AND POLE BASE
LOCATION AND DEPTH.
3.REFER TO SECTION 07 - ROADS, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR PAVEMENT DESIGN SPECIFICATIONS.
4.REFER TO SECTION 14 - PARKS AND STREETSCAPING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR STREET TREE SPECIFICATIONS. LOCATIONS WILL
REQUIRE APPROVAL BY THE TOWN OF TILLSONBURG ENGINEERING DEPARTMENT.
5.WIDENING MAY BE REQUIRED AT INTERSECTIONS TO ACCOMMODATE REQUIRED TURN-LANES.
0.3m
1.2m
1.25m
GAS MAINSUBDRAINSANITARYSUBDRAINHYDROTRANSFORMERJOINT UTILITYTRENCH1.25m1.5m
CSW
0.3m
13.0m 13.0m
STORM0.6m
26.0m R.O.W
2%2%
3%
2%
5.4m 5.4m
4.15m
1.4m 1.4m
2%COMMUNICATIONSPEDESTALCOMMUNICATIONSPEDESTALLIGHT STANDARDSTREET TREE2%SIGNAGEGROUND ROD1.0m
CL
EDGE OF RIGHT-OF-WAYEDGE OF RIGHT-OF-WAY2.3m
PARKING
2.3m
PARKING3.2m LANE 3.2m LANE3.0m TURN
GAS MAIN2.3m
JOINT UTILITYTRENCH1.6m
WATERMAIN2.3m
1.6m
GROUND ROD1.2m (MIN)1.2m (MIN)
STOP
0.3m
(MIN)0.3m 0.3m
0.3m 0.3m
1.25m
LIGHT STANDARDSTREET TREEHYDRANT2.5m
(outside Wall)
2.5m
(outside Wall)
Page 400 of 483
TSD-707
2%
1.5m
CSW
3%
NOTES:
1.WATER DISTRIBUTION, WASTEWATER AND STORMWATER SYSTEMS TO BE DESIGNED IN ACCORDANCE WITH APPLICABLE TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN
CRITERIA, OXFORD COUNTY DESIGN GUIDELINES & SPECIFICATIONS, AND ONTARIO PROVINCIAL STANDARDS (OPSS/OPSD).
2.REFER TO SECTION 08 - STREET LIGHTING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA AND ASSOCIATED TSD'S FOR LIGHT STANDARD AND POLE BASE
LOCATION AND DEPTH.
3.REFER TO SECTION 07 - ROADS, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR PAVEMENT DESIGN SPECIFICATIONS.
4.REFER TO SECTION 14 - PARKS AND STREETSCAPING, TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA FOR STREET TREE SPECIFICATIONS. LOCATIONS WILL
REQUIRE APPROVAL BY THE TOWN OF TILLSONBURG ENGINEERING DEPARTMENT.
5.WIDENING MAY BE REQUIRED AT INTERSECTIONS TO ACCOMMODATE REQUIRED TURN-LANES.
0.3m
1.2m
1.25m
GAS MAINSUBDRAINSANITARYSUBDRAINHYDROTRANSFORMERJOINT UTILITYTRENCH1.25m1.5m
CSW
0.3m
13.0m 13.0m
STORM0.6m
26.0m R.O.W
2%2%
3%
2%
5.4m 5.4m
4.15m
1.4m 1.4m
2%COMMUNICATIONSPEDESTALCOMMUNICATIONSPEDESTALLIGHT STANDARDSTREET TREE2%SIGNAGEGROUND ROD1.0m
CL
EDGE OF RIGHT-OF-WAYEDGE OF RIGHT-OF-WAY1.5m
BIKE 3.75m LANE 3.75m LANE3.5m TURN
1.5m
BIKE
2.3m
1.6m
WATERMAINGAS MAINJOINT UTILITYTRENCHGROUND ROD2.3m
1.6m
STOP
0.3m
(MIN)0.3m 0.3m
0.3m 0.3m
LIGHT STANDARDSTREET TREEHYDRANT1.25m
1.2m (MIN)1.2m (MIN)
2.5m
(outside Wall)
2.5m
(outside Wall)
Page 401 of 483
TSD-710
NOTES:
1.ALL CONNECTIONS TO BE MADE ON THE UPSTREAM SIDE OF ALL CATCH BASINS. MORTARED INSIDE
AND OUTSIDE.
2.SUBDRAINS TO BE PLUGGED AT THE HIGH END WITH A MANUFACTURED PLUG.
3.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
4.FOR SELECTION OF TYPE 'A' AND TYPE 'B' SUBDRAINS REFER TO TOWN OF TILLSONBURG
DEVELOPMENT GUIDELINES AND DESIGN CRITERIA.
5.TYPE 'B' : THE SUBDRAIN TRENCH SHALL BE LINED WITH CLASS II, NON-WOVEN GEOTEXTILE, WITH
AN F.D.S. OF 75-150 μm AND A MINIMUM THICKNESS OF 1 mm.
150mm
TYPE 'A' - TYPICAL
300mm
50mm
300mm
100mm Ø CORRUGATED SLOTTED
P.E. PLASTIC PIPE WITH FACTORY
INSTALLED FILTER FABRIC
GRANULAR
SUB-BASE
COURSE
GRANULAR BASE
COURSE
FINISHED ROAD SURFACE
CONCRETE
CURB &
GUTTER
TYPE 'B' - HIGH GROUND WATER
100mm
GEOTEXTILE OVERLAP 100mm (MIN)
GRANULAR SUB-BASE
COURSE
800mm
500mm
650mm
GRANULAR 'A' FILTER
MATERIAL
150mm
50mm
300mm
100mm Ø CORRUGATED SLOTTED
P.E. PLASTIC PIPE WITH FACTORY
INSTALLED FILTER FABRIC
GRANULAR 'A' FILTER
MATERIAL
GEOTEXTILE
300mm
Page 402 of 483
TSD-711
A
A
SECTION A-A
PLAN CURB DEPRESSION
OPSD - 600.01,
600.02 AND 601.01BACK OF CURB
EDGE OF PAVEMENT
MAX.
8%MAX.
4%2%
P/L
2%
PROPERTY LINE
SIDEWALK
500mm
CURB DEPRESSION TRANSITIONVARIES1.5m2.2m500mm
S/W DRIVEWAY
THROUGH
BOULEVARD
VARIES
NOTES:
1.CROSSFALL OF SIDEWALK 2.0% UNLESS OTHERWISE APPROVED BY TOWN OF TILLSONBURG
ENGINEERING DEPARTMENT.
2.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
3.REVERSE GRADES WILL NOT BE ACCEPTED.
CURB TAPER FOR ALL
PRIVATE PARKING LO
T
S
500mm RESIDENTIAL ENTRANCE (MIN)
1500mm COMMERCIAL, INDUSTRIAL ENTRANCE (MAX)
WIDTH SHALL BE IN ACCORDANCE WITH THE TOWN OF
TILLSONBURG DEVELOPMENT GUIDELINES AND DESIGN
CRITERIA
Page 403 of 483
TSD-712
0.5%
150mm
3000mm
350mm
TOPSOIL
UNDISTURBED
SUBGRADE
19mm SUPERPAVE ASPHALT
NOTES:
1.ASPHALT SHALL BE PLACED AND SPREAD USING A MECHANICAL PAVER.
2.ASPHALT LAYERS (AFTER ROLLING) TO BE COMPACTED TO A MINIMUM 97% S.P.M.D.D.
3.IN THE EVENT OF UNSUITABLE SUB-GRADE MATERIAL, BASE IS TO BE OVER-EXCAVATED AND BACKFILLED WITH
GRANULAR 'B' COMPACTED TO 98% S.P.M.D.D.
4.ALL BACKFILL TO BE COMPACTED IN LIFTS OF 100mm.
5.ENSURE POSITIVE DRAINAGE.
6.TAMP ALL EDGES TO A FIRM 45 DEGREE BEVEL.
7.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
12.5mm SUPERPAVE ASPHALT
GRANULAR 'A'150mm
Page 404 of 483
TSD-713
1000mm
500mm 500mm
900mm
950mm
150mm
300mm-450mm
FIRE HYDRANT
PIPE BOLLARD GATE VALVE PIPE BOLLARD
CONCRETE TO BE
ROUNDED AND BROOM
FINISHED
50mm
BELOW
GRADE
100mm MIN
150mm MAX
150mm DIA. STEEL PIPE
FILLED WITH 20 MPa
CONCRETE. PIPE TO BE
PAINTED CHROME YELLOW.
20 MPa
CONCRETE (MIN.)
UNDISTURBED SOIL
NOTES:
1.DIMENSION MAY BE REDUCED TO SUIT AVAILABLE SPACE IN BOULEVARD AREA
(DIMENSION - PROVIDED SPACE IS AVAILABLE).
2.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS NOTED OTHERWISE.
3.REQUIRED NUMBER OF BOLLARDS AND LOCATIONS MAY VARY WITH DIRECTION OF
HAZARD(S).
Page 405 of 483
TSD-720
D
D
R
R
ROAD A
CURB & GUTTER ROAD BCURB & GUTTERCURB & GUTTERCURB & GUTTER
TYPICAL
DAYLIGHTING
TRIANGLE
18.0
15.0
12.0
12.0
9.0
9.0
7.5
INDUSTRIAL TO ANY OTHER STREET
ARTERIAL TO ARTERIAL
COLLECTOR TO ARTERIAL
COLLECTOR TO COLLECTOR
LOCAL TO ARTERIAL
LOCAL TO COLLECTOR
LOCAL TO LOCAL
INTERSECTION TYPE
ROAD "A" TO ROAD "B"
12X12
10X10
7X10
7X7
5X10
5X7
3X3
NOTES:
1.CURB RADII IN TABLE ARE FROM 90-DEGREE INTERSECTIONS. OTHER INTERSECTION ANGLES WILL
REQUIRE DIFFERENT RADII TO ACCOMMODATE THE SAME DESIGN VEHICLE.
2.DESIGN CRITERIA TO CONFORM WITH MTO DOCUMENT GEOMETRIC DESIGN STANDARDS FOR CANADIAN
ROADS (METRIC) AND TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES & DESIGN CRITERIA .
3.ALL DIMENSIONS ARE IN METRES UNLESS OTHERWISE SHOWN.
CURB
RADIUS R
(m)
D
(m)
Page 406 of 483
TSD-721
CL
E.P.
E.P.
E.S.
E.S.
P/LP/L
P/L
P/L
CL
E.P.E.P.E.S.E.S.R=18.0R
=
1
8
.
0R=18.0R=18.010.0m 10.0m8.0m
20.0m20.0m7.0m2.0m8.0m7.0m26.0m2.0m10.0m
10.0m7.0m7.0m
26.0m
8.0m8.0mDAYLIGHTING TRIANGE
PAVED SHOULDER
NOTES:
1.PAVED SHOULDER TO HAVE THE SAME DEPTH OF
ASPHALT AS THE ROADWAY.
2.ALL DIMENSIONS ARE IN METRES UNLESS
OTHERWISE SHOWN.
3.ASPHALT SHOULDER TO EXTEND 8.0m BEYOND THE
CURVE TERMINATION POINT.
2.0m 2.0m
Page 407 of 483
TSD-722
SIDEWALKS MAY BE MONOLITHIC TO CURB,
CURVED (AS SHOWN) OR STRAIGHT BETWEEN
CROSSWALKS
TRUCK APRON CURB TO BE MTOD 600.091,
AND SURFACE TO BE COLOURED CONCRETE
AS SPECIFIED BY THE TOWN.
CENTRAL ISLAND SHALL BE SLOPED
AND LANDSCAPED AS SPECIFIED BY
THE TOWN TO BLOCK SIGHTLINES
THROUGH MIDDLE OF ROUNDABOUT
CROSSWALK (TYP)
(NOTE 3)
SPLITTER ISLANDS TO FOLLOW
DESIGN CRITERIA FOR MEDIANS
AND TRAFFIC ISLANDS
INSCRIBED CIRCLE DIAMETER FOR
SINGLE-LANE ROUNDABOUTS SHOULD BE 36m
(MIN), MAXIMUM TO BE DEPENDANT ON THE
DESIGN VEHICLE
SPLITTER ISLAND SHOULD EXTEND PAST PEDESTRIAN
CROSSING WHERE POSSIBLE (12m MIN) AND BE LONGER ON
APPROACHES POSTED 70km/h OR GREATER (60m MIN)
BIKE LANE AND SHARROWS (TYP)
(NOTE 3)
NOTES:
1.LAYOUT IS TYPICAL AND SHOULD BE REFINED
THROUGH FURTHER DESIGN
2.ROUNDABOUT SIGNAGE AND MARKINGS TO FOLLOW
THE MUTCD FOR CANADA
3.REFER TO TSD-723 FOR BIKE LANE, SHARROWS AND
CROSSWALK TYPICALS.
Page 408 of 483
TSD-723
CROSSWALK
MARKING (TYP.)
TACTILE WARNING
SURFACE INDICATOR
(NOTE 3)150mmTAPER1500mm6:1 TAPER 15 m TO CROSSWALK(TYP.)135°BIKE
LANE
RAMP
WIDENED CONCRETE
SIDEWALK OR ASPHALT
MULTI-USE PATH BETWEEN
RAMP AND ROUNDABOUT
DETECTABLE
WARNING
SURFACE
NOTES:
1.LAYOUT IS TYPICAL AND SHOULD BE REFINED THROUGH FURTHER
DESIGN
2.FOR ADDITIONAL SIDEWALK RAMPING DETAILS REFER TO OPSDs 310.030,
310.031, 310.033.
3.FOR TACTILE WARNING SURFACE INDICATOR DETAILS, REFER TO OPSD
310.039
4.FOR CROSSWALK MARKINGS AND SIGNAGE REFER TO OTM BOOK 15
5.12m RECOMMENDED WITH LEVEL 2 PEDESTRIAN CROSSOVER
6.FOR BIKE FACILITY MARKINGS AND SIGNAGE REFER TO OTM BOOK 18
7.ALL DIMENSIONS IN MILLIMETRES UNLESS OTHERWISE NOTED.6.0m (MIN)(NOTE 5)150mmTAPERPage 409 of 483
TSD-730
SIDEWALK
EDGE OF PAVEMENT
BACK OF CURB
PROPERTY LINE
TYPE 'A'
R=10.0m (TYP.)
TEMPORARY TURNING CIRCLE
AGREEMENT REQUIRED
LC ROAD
SIDEWALK
EDGE OF PAVEMENT
BACK OF CURB
PROPERTY LINE
TYPE 'B'
TEMPORARY TURNING CIRCLE
AGREEMENT REQUIRED
10.0m TANGENT (MIN)
R=10.0m (TYP.)
LC ROAD
R=10.0m (TYP.)
NOTES:
1.ALL DIMENSIONS IN METRES UNLESS OTHERWISE NOTED.
15.0m
18.0m
8.0m
15.0m
18.0m
3.0m
(MIN)
R=15.0m (TYP.)
10.0m TANGENT (MIN)
8.0m
3.0m
(MIN)
Page 410 of 483
TSD-740
GRANULAR 'A'
COMPACTED
TO 98%
S.P.M.D.D
TRENCH WALL
NATIVE SOIL
COMPACTED
TO 95%, OR
GRANULAR 'A'
BACKFILL
COMPACTED
TO 98%
MAXIMUM DRY
DENSITY IN
150mm LIFTS
150mm GRANULAR 'A' COMPACTED
TO 98% S.P.M.D.D
100um THICK POLYETHYLENE
VAPOUR BARRIER (OR
EQUIVALENT)
EXISTING
GRADE
SIDEWALK THICKNESS TO MATCH
EXISTING. SIDEWALK RESTORATION
SHALL INCLUDE ALL SIDEWALK IN
BETWEEN TWO EXPANSION JOINTS UP
TO 6m IN LENGTH.
TOPSOIL AND
SOD
TOP AND BASE COURSE ASPHALT
THICKNESS TO MATCH EXISTING
(OR TOWN MINIMUM WHICHEVER
GREATER). ASPHALT TO BE
COMPACTED TO 94.0% M.R.D.
ALL VERTICAL EDGES
TO RECEIVE TACK
COAT
BOULEVARD ROADWAYBEDDINGBACKFILLPIPE BED
(NOTE 3)1200mm(NOTE 1)1000mm (MIN)3.0m TO 10.0m
(NOTE 4,5)
300mm
(MIN)
NOTES:
1.FROST TAPER USED IF DEPTH IS LESS THAN 1200mm
2.UNSHRINKABLE FILL TO BE USED IN INTERSECTIONS AND ON HIGH VOLUME ARTERIAL/COLLECTOR ROADS.
3.REFER TO TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES AND DESIGN CRITERIA FOR APPLICABLE BEDDING
REQUIREMENTS FOR LINEAR INFRASTRUCTURE OF FOCUS.
4.3.0m (MIN) FOR LONGITUDINAL, 10.0m + TRENCH WIDTH (MIN) FOR TRANSVERSE RESTORATION.
5.IF TRENCH TO FACE OF CURB IS LESS THAN 1000mm, FULL DEPTH ASPHALT IS TO BE REMOVED.
6.ALL DIMENSIONS SHOWN IN MILLIMETRES UNLESS OTHERWISE NOTED.
300mm (MIN)
PIPE (STM, SAN, WM)
GRANULAR 'A'
COMPACTED
TO 98%
S.P.M.D.D
TRENCH WALL
NATIVE SOIL
OR GRANULAR
'B' COMPACTED
TO 95%
S.P.M.D.D
(NOTE 2)BEDDINGBACKFILLPIPE BED
(NOTE 3)
300mm (MIN)
300mm
(MIN)
300mm
(MIN)
PIPE (STM, SAN, WM)
GRANULAR 'B' TYPE II THICKNESS TO
MATCH EXISTING (OR TOWN MINIMUM
WHICHEVER GREATER) COMPACTED TO
98% S.P.M.D.D.
GRANULAR 'A' THICKNESS TO MATCH
EXISTING (OR TOWN MINIMUM WHICHEVER
GREATER) COMPACTED TO 98% S.P.M.D.D.
EXISTING
GRADE
300mm
(MIN)
300mm
(MIN)
Page 411 of 483
TSD-750
1.GRADE AND CROSSFALL ADJUSTEMENT OF MAINTENANCE HOLE AND CATCHBASIN FRAMES WILL BE MADE USING PRODUCTS SPECIFICALLY
MANUFACTURED FOR THAT PURPOSE.
2.ADJUSTMENT UNITS MUST BE CERTIFIED TO MEET ALL PERTINENT OPS, CSA, ASTM AND MTO-DSM LISTS, OR OTHER INDUSTRY GUIDELINES FOR
MATERIALS, PERFORMANCE AND USE AS APPLICABLE.
3.ADJUSTMENT UNITS AND JOINTS WILL BE SEALED AND OR PARGED IN COMPLIANCE WITH MANUFACTURERS SPECIFICATIONS AND GUIDELINES
4.MORTAR IS USED FOR LEVELING OF PRECAST UNITS ONLY. THE THICKNESS OF MORTAR WILL BE 10mm TO FILL ALL VOIDS CREATED BY
IRREGULARITIES IN THE PRECAST UNITS TO ENSURE AN EVEN SURFACE ONLY.
Page 412 of 483
TSD-801
LOCAL GRADING
TYPICAL PLAN
LOCAL GRADING
ROADWAY SHOULDER
LOCAL GRADING
LC
LC
LC
R = 1800mm
LC
C & G
LIMIT OF LOCAL
GRADING
POLE
FOUNDATION
NOTES:
1.FOR OFFSET AND POLE TYPE, SEE CONTRACT DRAWINGS.
2.TOP OF FOUNDATION SHALL BE MEASURED FROM THE HIGHEST GRADE ELEVATION.
3.TOP OF FOUNDATION TO BE AT GRADE WITHIN 300mm OF SIDEWALK.
4.ALL DIMENSIONS ARE IN MILLIMETRES OR METRES UNLESS OTHERWISE SHOWN.
FOUNDATION HEIGHT
(NOTE 2)
POLE
FOUNDATION
OFFSET FROM TRAVELLED
EDGE OF PAVEMENT (NOTE 1)
OFFSET FROM TRAVELLED
EDGE OF PAVEMENT (NOTE 1)
OFFSET FROM TRAVELLED
EDGE OF PAVEMENT (NOTE 1)
FOUNDATION HEIGHT
(NOTE 2)
FOUNDATION HEIGHT
(NOTE 2,3)
BOULEVARD
SIDEWALK
ROADWAY
ROADWAY
SHOULDER
POLE FOUNDATION IN CUT
POLE FOUNDATION IN FILL
POLE FOUNDATION ADJACENT TO SIDEWALK
POLE
FOUNDATION
POLE
FOUNDATION
Page 413 of 483
TSD-900
900mm (MIN)
'x'
150mm
45°45°
150mm
'x'
150mm
'x'
45°
150mm
45°
'x'
150mm
UTILITY DEPTH
900mm (MIN)
UTILITY DEPTH
CROSSING OVER CONCRETE
ENCASED UTILITY
DEPTH OF DUCT OR
ENCASE DUCTLOOSE
STYROFOAM FILL
(TYP)
DUCT OR OUTER EDGE
ENCASEMENT OF
CONCRETE
SLOPE TO AVOID LOW POINT WHERE
ELEVATIONS PERMIT 300mm(MIN)900mm(MIN)SLOPE TO AVOID LOW POINT WHERE
ELEVATIONS PERMIT 900mm(MIN)CROSSING OVER UTILITY
FINISHED GRADE FINISHED GRADE
FINISHED GRADE FINISHED GRADE
Ø
Ø/3
Ø
Ø/3
CROSSING UNDER CONCRETE
ENCASED UTILITY
CROSSING UNDER UTILITY
300mm(MIN)
150mm
NOTES:
1.TRENCH WIDTHS AS PER OCCUPATIONAL HEALTH
AND SAFETY ACT. UTILITY SUPPORTED IN PLACE
WHERE REQUIRED.
2.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS
OTHERWISE SHOWN.
3.THE REQUIRED MINIMUM CLEARANCE 'X' BETWEEN
THE UTILITY AND THE DUCTS OR CONCRETE
ENCASEMENT IS:
DUCTS (DIRECT BURIED OR ENCASED)100mm
ALL OTHER PIPES 500mm
HIGH VOLTAGE CABLES 1000mm
ALL OTHER CABLES 300mm
Page 414 of 483
TSD-901
CONTRACT
ELSEWHERE IN THE
DEPTH AS SHOWN
50mm (MIN)50mm (MIN)
50mm (MIN)
BITUMINOUS PAVEMENT
50mm (MIN)
150mm (MIN, TYP)80mm300mm (MIN, TYP)DSTEPPED JOINT (TYP, NOTE 4)VARIES50mm (MIN)VARIES250mm2000mm (MIN)300mm (MIN, TYP)
PAVEMENT RESTORATION
(NOTE 6)
SAW
CUT
150mm (MIN, TYP)
AGGREGATE
INTERLOCK (TYP,
NOTE 2)
GRANULAR 'A'
BACKFILL
CONCRETE
RESTORATION TO
ORIGINAL DEPTH
INITIAL SAW
CUT
SECONDARY
SAW CUT
25mm
(NOTE 3)
UNDOWELLED TREATMENT (NOTE 2) DOWELLED TREATMENT (NOTE 1)
COMPOSITE OR CONCRETE PAVEMENT
50mm
(MIN)
RIGID DUCTS (NOTE 5) OR DUCT
BANKS (OPSD-2100.06)
DOWEL BARS
(NOTE 1)
EXISTING
CONCRETE VARIESEARTH
1000mm (MIN)
1450mm (MAX)
ROCK
600mm (MIN)
1000mm (MAX)
GRANULAR 'A'
BACKFILL
RIGID DUCTS (NOTE 5) OR DUCT
BANKS (OPSD-2100.06)VARIESEARTH
1000mm (MIN)
1450mm (MAX)
ROCK
600mm (MIN)
1000mm (MAX)
EXISTING
HOT MIX
PAVEMENT RESTORATION (NOTE 6)
NOTES:
1.DOWELLED TREATMENT IS ONLY REQUIRED IN EXISTING CONCRETE PAVEMENT OR CONCRETE BASE WHICH CONTAIN LOAD
TRANSFER DEVICES. DOWELS SHALL BE 32mm DIA, 450mm LONG, EPOXY COATED, INSTALLED AT 300mm INTERVALS AT MID
DEPTH OF THE CONCRETE SLAB, IN PLANE TO THE PAVEMENT SURFACE, PARALLEL TO THE CENTRE LINE OF THE ROAD AND
SET 225mm IN 35mm HOLES WITH EPOXY GROUT.
2.UNDOWELLED TREATMENT IS ONLY REQUIRED IN EXISTING CONCRETE PAVEMENT OR CONCRETE BASE WHICH IS
CONSTRUCTED WITHOUT LOAD TRANSFER DEVICES AT JOINTS. AGGREGATE INTERLOCK IS CREATED BY CHIPPING THE
VERTICAL CONCRETE FACE WITH A LIGHT 15kg MAXIMUM PNEUMATIC HAMMER.
3.THE INITIAL SAW CUT SHALL BE FULL DEPTH. THE SECONDARY SAW CUT SHALL BE 1/4 OF EXISTING PAVEMENT DEPTH WITH
25mm OF CHIPPING FOR AGGREGATE INTERLOCK.
4.WHERE EXISTING PAVEMENT DEPTH IS BETWEEN 80mm AND 120mm, THE 150mm WIDE STEPPED JOINT SHALL BE 40mm DEEP.
BITUMINOUS PAVEMENT RESTORATION TO MATCH EXISTING TYPE UNLESS OTHERWISE SPECIFIED. THE SURFACE AND TOP
BINDER COURSES SHALL BE PLACED IN 40mm LIFTS, WITH OTHER LIFTS PLACED AT 80mm MAXIMUM.
6.ALL VOIDS BELOW THE PAVEMENT STRUCTURE TO BE REINSTATED AS PER TSD's.
7.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
Page 415 of 483
TSD-902
A
A
PLAN
SECTION A-A
STYROFOAM BEDDING
DETAIL A
75mm
75mm
WOBBLE JOINT
DETAIL A
RIGID DUCT
50mm (MIN)
RIGID DUCT COUPLING WHERE APPLICABLE
STYROFOAM BEDDING
NOTES:
1.CONCRETE STRUCTURES INCLUDE BRIDGE STRUCTURE, CONCRETE FOOTING, ELECTRICAL
MAINTENANCE HOLE, CONCRETE DUCT BANK, CONCRETE VAULT, ETC.
2.FOR NUMBER, SIZES AND ORIENTATION OF DUCTS REFER TO CONTRACT DRAWINGS.
3.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
400mm 300mm
RIGID DUCT
DIRECT BURIED
(NOTE 2)
100mm 50mm
75mm 75mm
12mm THICK x 250mm LONG
NEOPRENE SLEEVE C/W 4
STAINLESS STEEL BAND
STRAPSCONCRETE STRUCTURE
(NOTE 1)
Page 416 of 483
TSD-903
CONCRETE ENCASED RIGID DUCTS
FINISHED GRADE
DUCT ACCESS
CONCRETE ENCASEMENT
STEEL REINFORCEMENT
BOTTOM OF KNOCK-OUT FOR PRECAST
OR 300mm ABOVE FLOOR FOR POURED
ELECTRICAL MAINTENANCE HOLE
END BELLS
NOTES:
1.GROUT TO BE PLACED FULL DEPTH, FLUSH WITH BOTH WALLS.
2.GROUT TO BE PLACED WITHIN STEEL PIPE, AROUND ALL DUCTS, TO A MINIMUM
DEPTH OF 75mm.
3.ALL DIMENSIONS ARE IN MILLIMETRES OR METRES UNLESS OTHERWISE SHOWN.
Page 417 of 483
TSD-904
HANDHOLE FRAME
1000mm
300mm
FINISHED GRADE
RIGID DUCT
RIGID DUCT
RIGID DUCT
GROUND LUG ATTACHED TO METAL
FRAME MOUNTING BOLT (NOTE 2)
19mm CLEAR CRUSHED STONE DRAINAGE POCKET
AND FOUNDATION
DUCT ENTRY HOLE
(TYP, NOTE 1)
RPVC COUPLINGS
END BELL FOR CONCRETE
ENCASED DUCT SYSTEM
HANDHOLE COVER
COILED 1.5m OF #6 AWG
STRANDED GROUND
WIRE
(MIN)
NOTES:
1.FOR DUCT ENTRY DETAILS SEE TSD-905.
2.FOR HANDHOLES WITH METAL FRAMES, GROUND
WIRE SHALL BE ATTACHED TO FRAME USING A
GROUND LUG SUITABLE FOR #6 AWG STRANDED
COPPER WIRE.
3.FOR HANDHOLES WITH METAL COVERS AND NON
METALLIC FRAMES, THE GROUND WIRE SHALL
BE ATTACHED TO THE HANDHOLE COVER USING
A GROUND LUG SUITABLE FOR #6 AWG COPPER
WIRE.
4.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS
OTHERWISE SHOWN.
GROUND ROD
WHERE REQUIRED
#6 AWG SYSTEM
GROUND WIRE
600mm
GROUND LUG WELDED
TO METAL COVER (NOTE
3)
Page 418 of 483
TSD-905
HANDHOLE
FINISHED GRADE
900mm (MIN)150mm1450mm (MAX)R915mm (MIN)19mm CLEAR CRUSHED STONE
DRAINAGE POCKET AND
FOUNDATION
NOTES:
1.DUCT ENTRY HOLES TO BE FILLED WITH GROUT, FULL DEPTH, FLUSH WITH BOTH WALLS.
2.RIGID DUCTS TERMINATING IN MAINTENANCE HOLES, HANDHOLES, OR OTHER PERMANENT OPENINGS OF UNDERGROUND SYSTEMS SHALL BE PROVIDED WITH AN END BELL. RIGID DUCTS
ENTERING THE BOTTOM OF HANDHOLES SHALL BE FITTED WITH RPVC COUPLING.
3.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
RPVC COUPLINGS
WOBBLE JOINT
DUCT ENTRY HOLE (TYP,
NOTE 1)
RIGID DUCT
5° DEFLECTION COUPLINGS TO
SUIT
RIGID DUCT
RIGID DUCT
CONCRETE
ENCASEMENT
PIPE END
TREATMENT
(NOTE 2)
Page 419 of 483
TSD-906
CEMENT MORTAR FOR
ADJUSTMENT
10mm (MIN)
75mm (MAX)
FRAME WITH COVER
OPSD-401.010, TYPE A,
(OPSD-401.030 IF THE HANDHOLE
IS IN A PAVED SHOULDER)6mmWWF CIRCULAR
STEEL 250mm2/m
PLAN 750mm300mmFINISHED GRADE
PRECAST CONCRETE
AA
SECTION A-A125mm(TYP)150mm 150mm
125mm Ø HOLES FOR
DUCT ENTRY 4
REQUIRED (NOTE 1)
DUCT ENTRY HOLE
(NOTE 1)
VARIES
906mm (MIN)
971mm (MAX)
NOTES:
1.FOR DUCT INSTALLATION DETAILS SEE TSD-905.
2.FOR GENERAL INSTALLATION DETAILS SEE TSD-904.
3.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
Page 420 of 483
TSD-907
PLAN
SECTION A-A
A
3-75mm RIGID PVC
DUCT (TYP)
20mm x 3000mm COPPER
CLAD GROUND ROD WHERE
REQUIRED
HEAVY WALLED PVC
SWEEP WITH COUPLING1000mm (MIN)BACKFILL WITH SELECT NATIVE
MATERIAL IN BOULEVARDS GRAN.'A'
UNDER SIDEWALKS
COMPRESSION CONNECTION
TO SYSTEM GROUND
SERVICE BOX AND
COVER ASSEMBLY
CLEAR STONE 2000mmRPVC COUPLINGS
SYNERTECTH QUAZITE
SIZE (mm)
330X610 TYPE I S1324B18FA S1324HBBOA PT1324BA18 PT1324HAOO46
432X762 TYPE II S1730B18FA S1730HBBOA PT1730BA18 PT1730HAOO46
BOX COVER BOX COVER
600mm x 600mm x 10mm HOT
DIPPED GALVANIZED GROUND
PLATE WHERE REQUIRED
MOULDED-TYPE
CONNECTION600mm75mm INSPECTION
CONDUIT
SERVICE BOX
GROUND ROD
NOTES:
1.TOP OF SERVICE BOX SHALL BE LEVEL TO CONFORM TO FINISHED GRADE.
2.ALL DUCTS USED IN OPEN CUT INSTALLATION TO BE HEAVY WALLED PVC CONDUITS.
3.END OF ALL DUCTS MUST BE TEMPORARILY CAPPED UNTIL WIRES PULLED.
4.BACKFILL UNDER ROAD AND IN ISLAND TO BE GRANULAR 'A' COMPACTED TO 98% SPMDD.
5.BACKFILL IN BOULEVARD TO BE SELECTED EXCAVATED MATERIAL AS SPECIFIED IN SPECIFICATIONS.
6.ALL DUCTS MUST BE FREE AND CLEAR OF ALL DEBRIS AND OBSTRUCTIONS (DIRT, STONE, ETC).
7.CONTRACTOR TO SUPPLY AND PLACE 5mm POLYPROPYLENE FISH ROPE IN ALL DUCTS.
8.CONTRACTOR TO SUPPLY AND INSTALL GROUND ROD/PLATE AND CONNECTOR IN ALL NEW SERVICE
BOXES WHERE INDICATED IN CONTRACT.
9.END OF ALL DUCTS MUST HAVE RPVC COUPLINGS INSTALLED.
10.75mm INSPECTION CONDUIT REQUIRED FOR GROUND ROD/PLATE CONNECTION OUTSIDE OF HANDHOLE.
11.SERVICE BOXES AND COVERS SHALL MEET ANSI/SCTE77-2007 TIER 15 LOAD RATING. 11.
A
75mm RIGID PVC
DUCT (TYP)
75mm RIGID PVC
DUCT (TYP)300mm150mm300mm3-75mm RIGID PVC
DUCT (TYP)
SERVICE BOXES & COVERS
Page 421 of 483
TSD-908324mm37
5
m
m
375m
m
305
m
m
305m
m
327m
m
32
7
m
m
19mm
13mm x 64mm
PULL SLOT
SKID
RESISTANT
SURFACE
GASKET
COVER PLATE
BOXES (STACKABLE)
NO Base PC1212BA12
DESCRIPTION PART No.
COVERS
(BLACK UNLESS LOGO SPECIFIED)
C/W 4 Bolts PC1212HA0046
DESCRIPTION PART No.
4 - 16UNC STAINLESS STEEL HEX
HEAD BOLT C/W WASHER AND
GROMMET (TYP)
NOTES:
1.BOXES SHALL BE STACKABLE CONCRETE COMPOSITE TYPE ONLY.
2.BOXES AND COVER SHALL MEET ANSI/SCTE 77-2007 TIER 15 LOAD RATING.
JUNCTION
BOX
Page 422 of 483
TSD-909
CL HANDHOLE LOCAL GRADING
HANDHOLELC
TYPICAL PLAN
LOCAL GRADING
ROADWAY
ROADWAY SHOULDER
SHOULDER
LOCAL GRADING
ROADWAY
300mm
OFFSET FROM TRAVELED EDGE OF
PAVEMENT (NOTE 1)
HANDHOLELC
R = 1800mm
C & G
HANDHOLE ADJACENT TO SIDEWALK
LIMIT OF LOCAL
GRADING
HEIGHT
(NOTE 2)
HEIGHT
(NOTE 2)
OFFSET FROM TRAVELED EDGE OF
PAVEMENT (NOTE 1)
OFFSET FROM TRAVELED EDGE OF
PAVEMENT (NOTE 1)
HEIGHT
(NOTE 2)
HANDHOLE IN FILL
HANDHOLE IN CUT
CL HANDHOLE
BOULEVARD & CSW
NOTES:
1.FOR OFFSET AND BURIAL DEPTH, SEE CONTRACT DRAWINGS.
2.TOP ELEVATION OF HANDHOLE SHALL BE MEASURED FROM THE
HIGHEST GRADE ELEVATION.
3.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
Page 423 of 483
TSD-910
10
11
12
13
14
15
16
17
18
19
600mm
21
DETAIL OF METER BASE
06
06
0809
23
14
23
23
20
10
14
09
12
22
1000mm (MIN)
22 300mm(MAX)FINISHED GRADE
GROUND WIRE AND
GROUND RODS
3000mm
5500mm (MIN)3000mm
02
01
03
04
07
05
OVERHEAD
SERVICES
COMPONENT LIST
01 SERVICE ENTRANCE FITTING, 50mm, RIGID PVC
02 1000mm COIL OF CABLE FOR CONNECTION TO INCOMING SUPPLY
03 PHOTOELECTRIC CONTROLLER WITH BRACKET
04 SERVICE ENTRANCE FITTING, 25mm, RIGID PVC
05 3 NO.12 AWG, LOW VOLTAGE CABLE
06 CLAMP FOR, 25mm, RIGID PVC
07 CONDUIT, 25mm, RIGID PVC
08 REDUCING ADAPTER, 50mm TO 25mm, RIGID PVC
09 METER HUB, 50mm, RIGID PVC
10 SUPPLY CONTROL CABINET
11 TERMINAL ADAPTER AND LOCKNUT, 20mm, RIGID PVC
12 TERMINAL ADAPTER AND LOCKNUT, 50mm, RIGID PVC
13 CONDUIT, 20mm, RIGID PVC
14 CONDUIT, 50mm, RIGID PVC
15 STANDARD 90° ELBOW, 50MM, RIGID PVC
16 ADAPTER COUPLING, 50mm
17 CONDUIT, 50mm, POLYETHYLENE OR STEEL AS INDICATED
18 GROUND WIRE, NOTE 1
19 GROUND ROD, NOTE 1
20 METER BASE, 100A, 600V
21 EXPANSION COUPLING.
22 ACCESS FITTING TYPE LB, 50mm RIGID PVC
23 CLAMP FOR, 50mm, RIGID PVC
1725mm
3000mm
FINISHED GRADE
NOTES:
1.NUMBER OF GROUND RODS AND SIZE OF GROUND WIRE SHALL BE AS
INDICATED IN THE CONTRACT.
2.THE METER BASE (IF REQUIRED) SHALL BE BONDED IN CONFORMANCE WITH
THE REQUIREMENTS OF THE ELECTRICAL SAFETY AUTHORITY. METER BASE
SHALL BE PLACED ON THE SIDE OF THE POLE THAT IS MOST ACCESSIBLE TO
THE SUPPLY AUTHORITY.
3.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
Page 424 of 483
TSD-911
ELECTRICAL EQUIPMENT LIST
01 MAIN CIRCUIT BREAKER, 240V, 100A, 2-POLE.
02 BRANCH CIRCUIT BREAKERS, 120/240V, 35A, 1-POLE.
03 SOLID NEUTRAL ASSEMBLY, 100A MIN. AMPACITY.
04 GROUND LUG FOR #6 AWG STRANDED COPPER GROUND WIRE.
05 GROUND LUG FOR #2/0 AWG STRANDED COPPER GROUND WIRE.
06 SECONDARY LIGHTNING ARRESTER, 650V, 2-POLE.
07 DRIP SHIELD.
08 LOCATE SECONDARY NEUTRAL AND GROUND BARS ACCORDING TO CSA AND PROJECT REQUIREMENTS.
09 PRIMARY BARRIER.
10 SECONDARY BARRIER.
11 BRANCH BREAKER, 240V, 60A, 1 POLE.
12 COPPER BUS BAR.
13 #6 AWG RWU90 WIRE.
14 #12 AWG RWU90 WIRE.
DENOTES TERMINAL CONNECTION.
DENOTES #6 AWG RWU90 WIRE.
DENOTES #12 AWG RWU90 WIRE.
DENOTES FIELD WIRING (SIZES ARE INDICATED
ELSEWHERE ON THE CONTRACT DRAWINGS.
GROUND LINK.
DEAD FRONT 'B'
L1 L2 N
TO LIGHTING
DEAD FRONT 'A'
SCHEMATIC WIRING DIAGRAM
LEGEND
INCOMING SUPPLY 120/240 VOLT
TO LIGHTING TO SIGNAL
05 04 03
13
14
01
02
12
05
08
04
06
11
08
04
EQUIPMENT LAYOUT
05
04
03
05
06 10
09
01
02 11
08
04
08
04
05
Page 425 of 483
TSD-912
MAIN BREAKER 100A 2P SQ.D QO2100101
QTY.DESCRIPTION MANUFACTURER PART NO.
02
03
04
05
06
07 1 DRIP SHIELD CUSTOMB&M
BILL OF MATERIALS
5
1
1 GROUND LUG FOR #6 COPPER WIRE
1 GROUND LUG FOR #2/0 COPPER T&B ADR 25-21
BRANCH BREAKERS 35A 1POLE SQ.D QO135
SOLID NEUTRAL ASSEMBLY 100A MIN.SQ.D CH200SN
1 SECONDARY LIGHTING ARRESTER GE 9L15ECB001
(MANUFACTURER)
TYPE 3M
100 AMP 120/240 VOLT
(DATE OF MANUFACTURE)
11 BRANCH BREAKER 60A 1 POLE1 SQ.D QO160
ITEM
NO.
NOTES:
1.TYPE 3M NAMEPLATE SEE DETAIL BELOW.
2.PANEL IS SERVICE ENTRANCE READY.
NAMEPLATE SAMPLE
Page 426 of 483
TSD-913
25mm
50mm
50mm
27.5mm 120mmTOP VIEW
PLAN VIEW
COVER PLATE DETAIL315mm120mm
455mm455mm 165mm455mm250mm 455mm455mm
DRAIN HOLE
GROUND
STUD (NOTE
3)
NOTES:
1.ALL PLATES SHALL BE THE SAME SIZE.
2.BOLT AND HOLE PATTERN TO SUIT METER HUB.
3.GROUND STUD SHALL BE COMPLETE WITH WASHERS AND NUTS.
4.COVER PLATE STUDS SHALL BE COMPLETE WITH WASHERS AND NUTS.
5.ALL DIMENSIONS ARE IN MILLIMETRES WITH TOLERANCES ±3mm UNLESS
OTHERWISE SHOWN.
COVER PLATE
(TYP, NOTE 1)
HOLE PATTERN TOP & BOTTOM (TYP)
120mm
15mm
10mm
20mm
FRONT VIEW
455mm
BACK VIEW
29mm 10mm Ø65mm
305 mm
65mm
HOLE FOR
PADLOCK
13mm Ø
25mm
10mm
15mm
SIDE VIEW
8mm ØHOLE TO SUIT 50mm
PVC CONDUIT
ADAPTER
HOLE TO SUIT 20mm PVC CONDUIT ADAPTER
BOTTOM VIEW
20mm
250mm32mm
SEE COVER PLATE DETAIL
65mm
120mm 65mm10/32 x 4 (in) WELD STUDS
4.8mmØ (NOTE 4)
10/32 x 4 (in)
WELD STUDS
4.8mmØ (NOTE 4)
SIDE VIEW
65mm
Page 427 of 483
TSD-914
SIDE VIEWFRONT VIEW
BOTTOM VIEW
SIDE VIEWFRONT VIEW
259mm
115mm
406mm
DETAIL A
DEAD FRONT A
DEAD FRONT B
BOTTOM VIEW
RETAINING SCREW
DETAIL A
RETAINING SCREW
BACK VIEW OF
RETAINING SCREW
DETAIL A
NOTES:
1.ALL DIMENSIONS ARE IN MILLIMETRES WITH TOLERANCES
±3mm UNLESS OTHERWISE SHOWN.
Page 428 of 483
TSD-915
410mm
GROUND STUD 410mm80mm20mmNOTES:
1.ALL DIMENSIONS ARE IN MILLIMETRES WITH TOLERANCES
±3mm UNLESS OTHERWISE SHOWN.
Page 429 of 483
TSD-916
14
04
08
05
05
04
08
11
01
02
01
05
04
06
13
ELECTRICAL EQUIPMENT LIST
01 MAIN CIRCUIT BREAKER, 240V, 100A, 2-POLE.
02 BRANCH CIRCUIT BREAKERS, 120/240V, 35A, 1-POLE.
04 GROUND LUG FOR #6 AWG STRANDED COPPER GROUND WIRE.
05 GROUND LUG FOR #2/0 AWG STRANDED COPPER GROUND WIRE.
06 SECONDARY LIGHTNING ARRESTER, 650V, 2-POLE.
08 LOCATE SECONDARY NEUTRAL AND GROUND BARS ACCORDING TO
CSA AND PROJECT REQUIREMENTS..
11 BRANCH BREAKER, 240V, 60A, 1 POLE.
13 #6 AWG RWU90 WIRE.
14 #12 AWG RWU90 WIRE.
Page 430 of 483
TSD-917
508mm
51mm127mm1067mmFRONT VIEW SIDE VIEW
TOP VIEW
SIDE VIEW REAR VIEWFRONT VIEW 127mmPREFABRICATED
CONCRETE
BASE
100A 12 CCT PANELBOARD (EXPOSED
BY REMOVAL OF COVER)
42" PEDESTAL
ISOMETRIC VIEW
CABLE ENTRY
OPENING FOR
102mm (MAX) ID
DUCT
19mm Ø
THROUGH
HOLES. USE
GANGING UNITS
(TYP)
240mm393mm
152mm356mm 356mm
406mm
12.7mm PLASTIC
INSERT (TYP)
CONCRETE BASE
NOTES:
1.POWER SUPPLY PEDESTAL ASSEMBLY (PEDESTAL SOLUTIONS INC.) OR
APPROVED EQUIVALENT.
2.PREFABRICATED CONCRETE BASE (BY BROOKLYN CONCRETE, MODEL BCP
20PED) OR APPROVED EQUIVALENT.
3.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
Page 431 of 483
TSD-918460mmDIMENSION "b"
(NOTE 1)
BASE PLATE
OCTAGONAL POLE
CAP
230mmHANDHOLE DETAIL `A'
COVER DETAIL `B'
50mm x 6mm Ø
CAPTIVE STAINLESS STEEL
ALLEN HEAD SCREW
POLE
FABRICATION DATA
POLE
LENGTH
"a"
m
BOTTOM
OUT. Ø
"b"
mm
TOP
OUT. Ø
"c"
mm
1846.1
1847.3
25410.7
25413.7
100
100
100
100
110mm
98mm
OCTAGONAL POLE
11 GAUGE GALVANIZED
OCTAGONAL STEEL TRAFFIC
SIGNAL POLE SEE
FABRICATION DATA.
POLE
TYPE
8520
8524
8535
8545
206206PEDESTAL
DIMENSION "a"
(NOTE 1)
DIMENSION "c"
(NOTE 1)
SECTION A-A
6mm
6mm NATIONAL
COURSE GROUND STUD
HAND HOLE DETAIL `A`310mm13mm100mm
FRONT VIEW
HAND HOLE COVER DETAIL `B`
LOCKING BAR
25mm x 150mm x 6mm
THICK
RUBBER GASKET
3mm GALVANIZED
STEEL OR
ALUMINUM PLATE
SECTION B-BFRONT VIEW
60mm R
300mm310mmNOTES:
1.THE DIAMETER SHALL BE MEASURED ACROSS
THE FLATS.
2.ALL DIMENSIONS ARE IN MILLIMETRES OR
METRES UNLESS OTHERWISE SHOWN.
Page 432 of 483
TSD-1010
TAPER TOP
SECTION THROUGH
FLAT CAP
SECTION THROUGH CATCH BASIN
SECTION THROUGH
μ
Page 433 of 483
TSD-1100
Page 434 of 483
TSD-1101
Page 435 of 483
TSD-1102
Page 436 of 483
TSD-1103
Page 437 of 483
TSD-1104
Page 438 of 483
TSD-1105
Page 439 of 483
TSD-1106
500mm
1500mm
ZONE 1ZONE 2ZONE 3ZONE 4ZONE 5
NOTES:
1.A 1.5m TYPICAL BUFFER IS TO BE MAINTAINED BETWEEN
PROPERTY BOUNDARIES AND MAINTENANCE ACCESS, SPILLWAYS
AND OTHER STRUCTURES, THIS BUFFER IS TO CONTAIN ONLY
HERBACEOUS PLANT MATERIAL.
2.ALL PLANT MATERIAL IS TO BE NATIVE TO SIMCOE COUNTY.
3.REFER TO THE STORM DRAINAGE AND STORM WATER
MANAGEMENT POLICIES AND DESIGN GUIDELINES FOR
SPECIFICATIONS.
4.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE
NOTED.
ZONE 1 - SUBMERGENT (DEEP WATER)
·WATER DEPTH 0.5m TO 2.0m
·PLANTING MUST INCLUDE A MINIMUM OF (3) THREE SPECIES EACH OF ROBUST,
BROADLEAF AND NARROW LEAF PLANT VARIETIES
ZONE 2 - AQUATIC FRINGE (EXTENDED DETENTION)
·WATER DEPTH 0.0m TO 0.5m
·PLANTING MUST INCLUDE AT LEAST (4) FOUR SPECIES EACH OF ROBUST,
BROADLEAF AND NARROW LEAF PLANT VARIETIES
ZONE 3 - SHORELINE FRINGE (EXTENDED DETENTION)
·1.0m (HORIZONTAL) FROM THE PERMANENT POOL ELEVATION
·PLANTING ZONE TO CONTAIN WETLAND SPECIES AND MUST INCLUDE PERENNIAL
SEDGES, RUSHES AND WILD FLOWERS IN COMBINATION WITH SHRUBS AND
WETLAND SEED MIX
ZONE 4 - FLOOD FRINGE
·2.0m (HORIZONTAL) FROM LIMIT OF SHORELINE FRINGE LIMIT OR TO THE 100 YEAR
FLOOD LEVEL (WHICHEVER IS GREATER)
·PLANTING MUST INCLUDE A DIVERSE VARIETY OF NO LESS THAN (4) FOUR TOLERANT
SPECIES EACH OF SHRUBS, DECIDUOUS TREES, CONIFEROUS TREES AND AN
UPLAND SEED MIX
ZONE 5 -UPLAND
·INCLUDES ALL AREAS ABOVE THE LIMITS OF THE 3.0m FLOOD FRINGE (ZONE4)
·PLANTING MUST INCLUDE A DIVERSE VARIETY OF NO LESS THAN (5) FIVE SPECIES
EACH OF DROUGHT TOLERANT SHRUBS, DECIDUOUS TREES, CONIFEROUS TREES
AND AN UPLAND SEED MIX
Page 440 of 483
TSD-1110
THIS STORMWATER
MANAGEMENT POND IS
SUBJECT TO FLUCTUATING
WATER LEVELS, WATER
QUALITY AND THIN ICE
SWIMMING & SKATING ARE
PROHIBITED
WARNING
TOWN OF TILLSONBURG
WARNING
TOWN OF TILLSONBURG
THIS STORMWATER
MANAGEMENT POND IS
SUBJECT TO FLUCTUATING
WATER LEVELS, WATER
QUALITY AND THIN ICE
SWIMMING & SKATING ARE
PROHIBITED
Page 441 of 483
TSD-1200
Page 442 of 483
TSD-1201
Page 443 of 483
TSD-1300
GENERAL NOTES - WATERMAIN
1. CONTRACTORS SHALL INFORM THE TOWN OF TILLSONBURG WATER/ WATSEWATER DEPARTMENT A MINIMUM OF 72 HOURS IN ADVANCE OF THEIR
INTENTIONS TO PERFORM WORK ON WATER INFRASTRUCTURE.
2. OPERATION OF HYDRANTS AND VALVES ON THE POTABLE WATER SYSTEM BY OTHER THAN QUALIFIED WATER OPERATIONS STAFF IS PROHIBITED
BY CURRENT BY-LAW. TOWN SERVICE FEES ARE PER THE CURRENT FEES BY-LAW. THE TOWN'S WATER OPERATIONS STAFF IS TO BE PRESENT
DURING THE SWABBING, PRESSURE TESTING, CHLORINATION AND FLUSHING OF ALL NEW WATERMAINS.
3. MINIMUM COVER OVER WATERMAIN SHALL BE 1.8m. THE MINIMUM HORIZONTAL SEPARATION BETWEEN WATERMAIN AND SEWERS SHALL BE 3.0m.
WHERE WATERMAIN CONFLICTS WITH SEWER PIPES, DEFLECT WATERMAIN HORIZONTALLY OR VERTICALLY WHILE PROVIDING A MINIMUM OF 0.5m
CLEARANCE BETWEEN WATERMAIN AND SEWERS. MAINTAIN MINIMUM DEPTH OF COVER AT ALL TIMES.
4. WATERMAIN SHALL BE INSTALLED IN BEDDING AS PER OPSD 802.010 (GRANULAR 'A' EMBEDMENT MATERIAL) FOR FLEXIBLE PIPES AND OPSD
802.030 OR 802.031 CLASS 'B' (GRANULAR 'A' BEDDING MATERIAL, GRANULAR 'A' OR SELECT NATIVE COVER MATERIAL) FOR RIGID PIPE UNLESS
OTHERWISE APPROVED BY TOWN ENGINEERING. ALTERNATIVE EMBEDMENT MATERIAL - SAND MEETING GRADATION REQUIREMENTS OF OPSS.MUNI
1004.05.07 COMPACTED TO 95% STANDARD PROCTOR MAXIMUM DRY DENSITY IS PERMISSIBLE WHERE NOTED IN STANDARD DETAILS. GEOTECHNICAL
CERTIFICATION OF MATERIAL AND COMPACTION TESTING MUST BE PROVIDED EVERY 150 METRES. THE COMPACTION TESTING MUST INCLUDE THE
ENTIRE EMBEDMENT ENVELOPE (HAUNCHES, BEDDING, TOP OF PIPE AND COVER).
5. COPPER WATERMAINS AND SERVICES 25mm TO 50mm IN DIAMETER SHALL BE EMBEDDED IN SAND 100mm ABOVE AND BELOW TO CONFORM TO
OPSS.MUNI 1004.05.07. COPPER WATERMAINS ARE NOT PERMITTED IN NEW CONSTRUCTION AS PER OXFORD COUNTY DESIGN GUIDELINES AND
SPECIFICATIONS.
6. MECHANICAL RESTRAINTS WILL BE REQUIRED ON ALL HYDRANTS. THRUST BLOCKS, AS PER OPSD 1103.010 AND 1103.020 MAY BE REQUIRED IN
ADDITION TO STANDARD MECHANICAL RESTRAINTS WHERE SOIL CONDITIONS WARRANT AT THE TOWN'S DISCRETION.
7. NEW WATERMAINS TO BE PVC DR18 CL235 MINIMUM; DUCTILE IRON CEMENT MORTAR LINED CL52 AS PER THE OXFORD COUNTY DESIGN
GUIDELINES AND SPECIFICATIONS.
8. TRACING WIRE SHALL BE #12 AWG HIGH STRENGTH COPPER CLAD (HS-CSS) AND SHALL BE INSTALLED ON THE TOTAL LENGTH OF ALL WATERMAIN
AND BROUGHT UP AT EACH HYDRANT AND CONNECTED TO FLANGE BOLT. ALL SPLICES TO UTILIZE CONNECTORS AS PER OXFORD COUNTY DESIGN
GUIDELINES AND SPECIFICATIONS.
9. ALL WATER SERVICES SHALL BE 25mm CROSS-LINKED POLYETHYLENE OR 25mm HIGH DENSITY POLYETHYLENE (HDPE) UNLESS OTHERWISE
APPROVED BY THE TOWN ENGINEERING DEPARTMENT. WATER SERVICE SADDLES SHALL BE USED WHEN TAPPING INTO PVC WATERMAIN.
10. SERVICE TAPPINGS SHALL BE PLACED AT A MINIMUM SEPARATION OF 1.0m AND A MINIMUM OF 0.6m FROM JOINTS. (ENDS OF PIPE)
11. RISER PIPES ARE TO BE INSTALLED AS PER TSD-1340, AND REMOVED AS DIRECTED. SWABBING SCHEDULE TO BE SUPPLIED BY A WATER
OPERATIONS FIELD REPRESENTATIVE. ALL RISERS ARE TO BE RESTRAINED OR THRUST BLOCKED.
12. ALL NEW CURB STOPS AND BOXES TO BE LOCATED AT PROPERTY LINE.
Page 444 of 483
TSD-1301
PVC WATERMAIN
CONNECTOR PER THE
OXFORD COUNTY
DESIGN GUIDELINES
AND SPECIFICATIONS
TRACE
R
WIRE
SPLICE DETAIL
P/L
A
A
A
VALVE CHAMBER
DETAILS
GROUNDING ANODE
TRACER WIRE ATTACHED TO SET
SCREW ON CURB STOP AND MAIN
STOP
TEST STATION WITH JUMPER
AT BACK OF HYDRANT WITH
WIRES LEFT LOOPED AND
UNCUT INSIDE. MINIMUM 2m OF
ADDITIONAL WIRE PIGTAILED
INSIDE CONDUIT
TRACER WIRE TO HYDRANT
LOOPED AND TAPED
TOGETHER
CAP
100mm OR
GREATER WATER
SERVICE
APPROVED FLUSHMOUNT
TEST STATION
TEST
STATION
25mm
CONDUIT
TRACER WIRE TAPPED TO
PIPE AT 3m INTERVALS
TO TEST
STATION/
LOCATE POST
VALVE CHAMBER
DETAIL 1
LOOPED
TRACER
WIRE
NOTES:
1.TRACER WIRE TO BE INSTALLED AS PER TOWN OF TILLSONBURG AND OXFORD COUNTY
DESIGN STANDARDS.
2.HYDRANT TEST STATION CONDUIT SHALL BE A MINIMUM OF 25mm INSTALLED TO A DEPTH
OF 600mm BELOW GRADE.
3.ALL CONNECTIONS MUST BE WATERPROOFED.
4.SPLICING OF TRACER WIRE IS NOT ALLOWED UNLESS SPECIFIED OR APPROVED.
DETAIL NOTES:
1.TRACER WIRE IS NOT PERMITTED TO TERMINATE INSIDE OF A
CHAMBER.
2.TRACER WIRE IS NOT PERMITTED TO RUN ON TOP OF A CHAMBER.
3.TRACER WIRE MAY RUN THROUGH A CHAMBER AT DEPTH OF THE
WATERMAIN UNTIL DIRECTLY UNDER A LOCATE POST THEN BE
BROUGHT UP INTO THE LOCATE POST (DETAIL 1).
ALTERNATIVELY, TRACER WIRE MAY RUN AROUND THE OUTSIDE
OF THE CHAMBER AT THE DEPTH OF THE WATERMAIN UNTIL
DIRECTLY UNDER A LOCATE POST THEN BE BROUGHT UP INTO
THE LOCATE POST (DETAIL 2).
CONTINUOUS #12 AWG
TRACER WIRE
TO TEST
STATION/
LOCATE POST
LOOPED
TRACER
WIRE
VALVE CHAMBER
DETAIL 2
50mm OR
SMALLER WATER
SERVICE
Page 445 of 483
TSD-1306
50mm Ø CURB STOP
50mm Ø CURB STOP
HYDRANT
1.0m (MAX)
1.0m
150mm Ø WATERMAIN35.25m RBACK OF CURB
20
.
0
0
m
R
15.0m R8.5m30.0m REDGE OF PAVEMENT
10.0m MIN. STRAIGHT
C ROADL
DETAIL "A"
150mm Ø ANCHOR TEE
150mm Ø WATERMAIN
See Town Cross Section
DETAIL "A"
3.5m
50mm Ø WATERMAIN
300mm(MAX)END 150mm DIA. WATERMAIN WITH
ANCHOR TEE, PLUG AND THRUST
BLOCKING
50mm Ø MAIN STOP
AND SADDLE
NOTES:
1.MAXIMUM SERVICE SIZE IS 25mm.
2.MAXIMUM OF 7 SERVICES OFF OF 50mm Ø.
3.RESTRAIN JOINTS WHERE REQUIRED.
4.MATERIAL SHALL BE PEX OR P.E SERIES 200.
5.ALL NON-METALLIC PIPE SHALL REQUIRE STAINLESS STEEL INSERT
6.TRACER WIRE TO BE INSTALLED AS PER OXFORD COUNTY DESIGN GUIDELINES AND
SPECIFICATIONS
Page 446 of 483
TSD-1307
D
TRENCH WIDTH 1.20m
FINISHED GRADE
SAND PER OPSS MUNI 1004.05.07
WATERMAIN
SEE NOTE 2
NOTES:
1.TYPICAL DETAIL ONLY, THERMAL PROTECTION SHALL BE
DESIGNED "SITE SPECIFIC" PER MINISTRY OF
ENVIRONMENT DESIGN GUIDELINES.
2.FOR CROSSING OR UNDERGROUND STRUCTURES OR
CONDUIT A "FROST BOX" IS REQUIRED.
3.IF GROUND COVER IS 1.3m -1.6m USE 50mm THICK
INSULATION. IF GROUND COVER IS BETWEEN 1.0m - 1.3m
USE 75mm THICK INSULATION.
4.FOR WATERMAIN AND SERVICES LOCATED 500mm OR
LESS HORIZONTALLY ADJACENT TO MANHOLES OR
CATCHBASIN, A MINIMUM 50mm INSULATION IS REQUIRED.
5.ALL UNITS IN MILLIMETERS UNLESS OTHERWISE NOTED.100mmSAND PER OPSS MUNI 1004.05.071000mm - 1600mmEXTRUDED POLYSTYRENE
INSULATION WITH JOINTS TAPED.
SEE NOTE 3 FOR THICKNESS
SELECT NATIVE BACKFILL
MATERIAL COMPACTED TO 98%
PROCTOR DENSITY MODIFIED
DRY DENSITY
SEE OXFORD COUNTY DESIGN GUIDELINES AND
SPECIFICATIONS FOR BEDDING DETAILS
Page 447 of 483
TSD-1320
500mm
MIN.
RESTRAINING RODS
STAINLESS STEEL
FINISHED FLOOR
RESTRAINING FLANGE
INSIDE
OF WALL
DUCTILE IRON SERVICEFOOTING
90° M.J.
BEND
RESTRAINED GLANDS
POLY COVER AROUND BEND
THRUST BLOCK POURED
AGAINST UNDISTURBED SOIL
AS PER OPSD 1103.010
UNDER FOOTING INSTALLATION
THROUGH WALL INSTALLATION
MIN. 3000mm 150mm
TO
250mm
DUCTILE
FLANGED
DUCTILE
IRON PIPE
19mm STAINLESS
STEEL ROD
52mm ANGLE IRON
ON BOTH SIDES
INSIDEOUTSIDE
IRON
NOTES:
1.INSTALLATION MUST MEET THE CURRENT NATIONAL
FIRE PROTECTION ACT.
2.ALL DIMENSIONS ARE IN MILLIMETERS UNLESS
OTHERWISE SHOWN.
DUCTILE RISER MUST
BE POLY ENCASED
NO PIPE FITTING
TO BE INSTALLED IN
OR UNDER FOUNDATION
DUCTILE PIPE (8 MIL POLY ENCASED)
TO EXTEND MINIMUM 3000mm
OUTSIDE FOUNDATION WALL
Page 448 of 483
TSD-1326
APPROVED ADJUSTMENT UNITS
WATERPROOF MEMBRANE
(SEE NOTE 2)
PRECAST MONOLITHIC
TOP SECTION
FACTORY CAST INSERTS FOR
INTERNAL FROST STRAP
INSTALLATION
CONVENTIONAL BOOT FLEXIBLE
WATERTIGHT SEAL FOR DUCTILE IRON, OR
WALL PIECE AND LINK SEAL WATERTIGHT
SYSTEM FOR CCP PIPE
WATERMAIN
VALVE BOX ASSEMBLY CORE DRILLED AND
CAULKED INTO MONOLITHIC TOP SECTION.
POSITION TO BE FIELD VERIFIED
PROVIDE MINIMUM 150mm BASE EXTENSION
FOR UPLIFT PREVENTION ALL AROUND BASE
(TO BE DESIGNED BY SUPPLIER AND STAMPED BY
P. ENG. LICENSED TO PRACTICE IN ONTARIO),
BASE EXTENSION TO BE FACTORY CAST.
50mm INSULATION ON INTERIOR WALLS AND
UNDERSIDE
OF TOP CAP. ACCESS RISER OPENING
INSULATION AS PER DETAIL ON THIS DRAWING.
ALL JOINTS SHALL BE SEALED WITH AN
INJECTED SINGLE COMPONENT
HYDROPHOBIC POLYURETHANE RESIN SEAL
(FACTORY SET INJECTION TUBES TO BE
USED).
NON-PENETRATING FROST STRAPS INSTALLED
ONTO INTERIOR OF CHAMBER AS PER
MANUFACTURER'S RECOMMENDATIONS
PRECAST MONOLITHIC BASE SECTION c/w
SUMP WITH REMOVABLE ALUMINUM
FRAME AND GRATE
GRANULAR "A" BEDDING
COMPACTED TO 98% S.P.M.D.D
FRAME AND COVER
ADJUSTMENT UNITS
WATERPROOF MEMBRANE
(SEE NOTE 2)
12.7mm PRESSURE TREATED PLYWOOD
BONDED TO EITHER SIDE OF INSULATION WITH
CONSTRUCTION ADHESIVE
9mm OD S.S. U-BOLT C/W S.S. WASHERS AND
NUTS ON EITHER SIDE OF PLYWOOD
50mm RIGID INSULATION
HI-40 OR HI-100
WATERPROOF MEMBRANE
(SEE NOTE 2)
P.T. PLYWOOD AND INSULATION
OVERLAPPED AT JOINT
S.S. SUPPORT ANGLES (4) BRACKETED
TO CHAMBER ROOF OPENING
(POSITIONED TO SUPPORT EACH HALF
OF INSULATION PANEL)
WARNING LABEL "CAUTION
NO STEP" TO BE STENCILED
AND PAINTED IN RED ACROSS
BOTH HALVES OF INSULATION
PANEL
9mm DIA S.S. U-BOLT
C/W S.S. WASHERS AND
NUTS ON EITHER SIDE OF
PLYWOOD
P.T. PLYWOOD AND
INSULATION OVERLAPPED
AT JOINT
CAUTION
NO
STEP
ACCESS RISER INSULATION SECTION DETAIL
PLAN
DUCTILE IRON OR CCP IS TO BE
INSTALLED IN THE CHAMBER. PVC
& HDPE NOT PERMITTED.
1500mm MIN.
(FROM FIN. GRADE)
NOTES:
1.APPLICATION: NON-PRESSURE REDUCING VALVE CHAMBERS ONLY
2.WATERPROOF MEMBRANE TO EXTEND COMPLETELY AROUND ALL RISER SECTION JOINTS WITH A MINIMUM
300mm WIDE STRIP.
3.ALL INSULATION TO BE RIGID TYPE EXTRUDED POLYSTRENE FOAM DOW HI-40 OR HI-100. ALL CHAMBERS
INSULATION TO BE INSTALLED WITH CONSTRUCTION ADHESIVE AND TAPCON ANCHORS AT MAX. 600mm
SPACING IN ALL DIRECTIONS (MIN. 2 ANCHORS PER SHEET OF INSULATION).
4.SUMP c/w GRATE TO BE LOCATED AT THE BOTTOM OF THE ACCESS LADDER. SUMP SHALL NOT EXTEND
THROUGH THE BOTTOM OF BASE.
WATERPROOF MEMBRANE
SEE NOTE 2
SELF-LEVELING FRAME AND COVER (WHEN
INSTALLED IN ASPHALT ROADWAY)
Page 449 of 483
TSD-1327
WATERPROOF MEMBRANE
(SEE NOTE 3)
FACTORY CAST OPENING IN
MONOLITHIC TOP SECTION TO SUIT
VALVE REMOVAL.
WATERPROOF MEMBRANE (SEE
NOTE 3)
APPROVED ADJUSTMENT
UNITS
VALVE BOX ASSEMBLY CORE DRILLED
INTO MONOLITHIC TOP SECTION OR TOP
CAP. POSITION TO BE FIELD VERIFIED.
NON-PENETRATING FROST
STRAPS INSTALLED ON
INTERIOR OF CHAMBER AS PER
MANUFACTURER'S
RECOMMENDATIONS
MANUFACTURER INSTALLED
FLEXIBLE WATERTIGHT SEAL FOR
DUCTILE IRON, OR WALL PIECE
AND LINK SEAL WATERTIGHT
SYSTEM FOR CCP PIPE
PROVIDE MINIMUM 150mm BASE EXTENSION FOR UPLIFT
PREVENTION ALL AROUND BASE (TO BE DESIGNED BY SUPPLIER
AND STAMPED BY P.ENG.LICENSED TO PRACTICE IN ONTARIO).
BASE EXTENSION TO BE FACTORY CAST OR FACTORY DOWELLED
FOR FIELD POUR.
ALL JOINTS SHALL BE SEALED WITH
AN INJECTED SINGLE COMPONENT
HYDROPHOBIC POLYURETHANE
RESIN SEAL (FACTORY SET
INJECTION TUBES TO BE USED)
WATERPROOF MEMBRANE
(SEE NOTE 3)
50mm INSULATION ON INTERIOR
WALLS AND UNDERSIDE OF TOP CAP.
ACCESS RISER OPENING INSULATION
AS PER DETAIL ON THIS DRAWING.1500mm MIN.(FROM FIN. GRADE)25mm
9mm Ø S.S. U-BOLT c/w S.S.
WASHERS AND NUTS ON
EITHER SIDE OF PLYWOOD.FRAME AND COVER
ADJUSTMENT UNITS
WATERPROOF MEMBRANE
(SEE NOTE 3)
12.7mm PRESSURE TREATED
PLYWOOD BONDED TO EITHER
SIDE OF INSULATION WITH
CONSTRUCTION ADHESIVE
S.S. SUPPORT ANGLES (4) BRACKETED TO CHAMBER ROOF OPENING.
ANGLES TO BE 75mm WIDEx50mmHIGHx25mm LONG. ALL EXPOSED
CORNERS ARE TO BE ROUNDED AND GROUND SMOOTH.
P.T. PLYWOOD AND INSULATION
OVERLAPPED AT JOINT.
50mm RIGID INSULATION HI-40
OR HI-100
WATERPROOF
MEMBRANE
(SEE NOTE 3)
S.S. SUPPORT ANGLES (4)
BRACKETED TO CHAMBER ROOF
OPENING (POSITIONED TO SUPPORT
EACH HALF OF INSULATION PANEL)
WARNING LABEL "CAUTION NO
STEP" TO BE STENCILED AND
PAINTED IN RED ACROSS BOTH
HALVES OF INSULATION PANEL
9mm Ø S.S. U-BOLT c/w S.S.
WASHERS AND NUTS ON EITHER
SIDE OF PLYWOOD.
NOTES:
1.MINIMUM CHAMBER SIZE 1800mmx2400mm
2.APPLICATION:NON-PRESSURE REDUCING VALVE CHAMBERS ONLY
3.WATERPROOF MEMBRANE TO EXTEND COMPLETELY AROUND RISER SECTION JOINTS WITH A MINIMUM OF 300mm WIDE STRAP.
4.ALL INSULATION TO BE RIGID TYPE EXTRUDED POLYSTRENE FOAM DOW HI-40 OR HI-100. ALL CHAMBER INSULATIONS TO BE INSTALLED WITH CONSTRUCTION ADHESIVE
AND TAPCON ANCHORS AT MAX. 600mm SPACING IN ALL DIRECTIONS (MIN. 2 ANCHORS PER SHEET OF INSULATION).
5.SUMP c/w GRATE TO BE LOCATED AT THE BOTTOM OF THE ACCESS LADDER. SUMP SHALL NOT EXTEND THROUGH THE BOTTOM OF BASE.
PLAN
ACCESS RISER INSULATION SECTION DETAIL
CAUTION
NO STEP
WATERMAIN
GRANULAR "A" BEDDING
COMPACTED TO 98% S.P.M.D.D.
PRECAST MONOLITHIC BASE SECTION c/w
SUMP WITH REMOVABLE ALUMINUM
FRAME AND GRATE
MONOLITHIC TOP
SECTION
DUCTILE IRON OR CCP IS TO BE
INSTALLED IN THE CHAMBER. PVC &
HDPE NOT PERMITTED.
SELF-LEVELING FRAME AND COVER
(WHEN INSTALLED IN ASPHALT ROADWAY)
P.T. PLYWOOD AND
INSULATION OVERLAPPED AT
JOINT.
Page 450 of 483
TSD-1331
HYDRANT
CULVERT
450mm Ø MIN.
1000mm
MIN.
150mm
HYDRANT
A
2:1 FILL MATERIAL
CULVERT
B
B
A
2:1
CULVERT
C OF DITCHL
CONCRETE THRUST BLOCK
(IF REQUIRED BY DESIGN)
CONCRETE SUPPORTS
INSULATION
150 mm Ø HYD. LEAD
VARIES
3:13:1
SEE OXFORD COUNTY DRAWING D1828-1-1993
(IF REQUIRED BY DESIGN)
100mm TOPSOIL
& NURSERY SOD
ACCESS SURFACE TO BE
TOPSOILED AND SODDED UNLESS
OTHERWISE SPECIFIED
600mm MIN.
NOTES:
1.ALL DIMENSIONS ARE IN MILLIMETERS UNLESS OTHERWISE
SHOWN.
VALVE AND BOX
3000mm
SECTION A - A
SECTION B - B
MIN.
BASE
SUBBASE
EDGE OFSHOULDER
ROUNDING
BREAKPOINT
PLAN
Page 451 of 483
TSD-13401000mm (MIN)52mm THREADED NIPPLE & VALVE
CAP
RESTRAINING RODS
FINISHED GRADE
RISER (DUCTILE IRON OR PVC)
RESTRAINING RODS
WATERMAIN
NOTES:
1.ALL DIMENSIONS ARE IN MILLIMETERS UNLESS OTHERWISE
SHOWN.
2.RESTRAINING RODS TO BE USED FOR RESTRAINT.
90° BEND
Page 452 of 483
TSD-1350
SET SCREW
WATERMAIN
VALVE
25mm SQUARE VALVE STEM EXTENSION
VALVE BOX
52mm SQUARE OPERATING NUT
FINISHED GRADE
1000mm
(MIN)
NOTES:
1.EXTENSION REQUIRED WHEN DISTANCE FROM THE TOP
OF VALVE TO FINISHED GRADE IS MORE THAN 1.8m.
SET FLUSH TO GRADE
SAND RING
Page 453 of 483
TSD-1360
APPROX. 600mm OF PIPE
JOINT CAP
MECHANICAL
THRUST BLOCK
300mm (MIN)
ELBOW
50mm
50mm COPPER
CONCRETE
STONE
ENCASEMENT
DRAINAGE
DRAIN & VALVE)
300mm (MIN)
50mm VALVE
(CURB STOP,
SERVICE BOX
OVER STONE
8mm POLYETHYLENE COVER
PLAN VIEW
NOTES:
1.POLYETHYLENE COVER IS TO BE USED BETWEEN STONE AND BACKFILL.
2.BLOW OFFS ARE TO BE SELF DRAINING.
3.ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE SHOWN.
50mm CJ X FIP
50mm COPPER
50mm BRASS NIPPLE
50mm FIP THREADED HOLE
WITH 50mm BRASS NIPPLE
THREADED INTO IT50mm BRASS ELBOW
4SL TOP SECTION OVER
BLOWOFF
END CAP WITH
50mm HOLE
CURB BOX OVER
CURBSTOP
CURB STOP
AND BOX
SECTION A-ACOUPLING
PIPE
FINISHED GRADE
4SL VALVE BOX TOP
SECTION WITH LID
CONCRETE THRUST
BLOCK
SECTION A-A
Page 454 of 483
TSD-1366
75mm THICK DOW HI-40
TAPED INSULATION PLACED AS
SHOWN
1200mm
600mm
TIE BOLT
(TYP)APPROVED COUPLING
(TYP. BOTH SIDES)
NEW OR EXISTING STORM SEWER OR
CULVERT
NEW OR
EXISTING DITCH
1200mm
(MIN)
APPROVED
RESTRAINER
CLAMP ASSEMBLY
STAINLESS STEEL TIE RODS, LENGTHS AS
REQ'D
THREAD BOTH ENDS (TYP)
GRANULAR 'A' BEDDING OF
BACKFILL COMPACTED TO 95%
S.P.M.D.D.
VARIES
500mm (MIN)
A
A
45° ELBOW
WATERMAIN
ELBOW AS REQUIRED
ELBOW AS
REQUIRED
INSULATION
(REQUIRED WHEN
LESS THAN 500mm
INSULATION
EXTENSION
NEW OR EXISTING CULVERT,
STORM SEWER, OR DITCH
SECTION A - A
NATIVE GROUND
APPROVED RETAINER
CLAMP ASSEMBLY
APPROVED COUPLING
45° ELBOW
NOTES:
1.MATERIAL FOR LOWERING SHALL BE DUCTILE IRON IF EXISTING MATERIAL IS
METALLIC.
2.UNITS IN MILLIMETERS UNLESS OTHERWISE NOTED.
3.THIS DETAIL IS USED FOR OFFSET ON 100, 150, & 200mm DIA MAINS.
OFFSETS ON LARGER MAY REQUIRE INDIVIDUAL APPROVAL.
4.ALL JOINTS TO BE MECHANICALLY RESTRAINED, INCLUDING JOINTS ON
EXISTING WATERMAIN.
5.IF OFFSET IS INSTALLED IN HORIZONTAL OR INVERTED POSITIONS, MINIMUM
COVER TO BE DECIDED BY THE ENGINEER.
6.COVER TIE BOLT ASSEMBLY WITH PETROLATUM SYSTEM.
7.INSULATION MAY BE REQUIRED AS PER OXFORD COUNTY DESIGN
GUIDELINES AND SPECIFICIATIONS
Page 455 of 483
TSD-1367
BEDDING
OR CONDUIT
PROPOSED PIPE
'D'+ 150mm
VARIESB
BEDDING 75mm20MPa CONCRETE
EXISTING WATERMAIN
FINISHED GRADE
SECTION B-B
A
TRENCH
B
20MPa
A
TRENCH WIDTH
NOTES:
1.CONCRETE ENCASED MAINS SHALL BE SUPPORTED WITH
CONCRETE TO UNDERSIDE OF MAIN. BOND BREAKER IS TO BE
USED BETWEEN THE TWO SURFACES.
2.ALL DIMENSIONS ARE IN MILLIMETERS UNLESS OTHERWISE
SHOWN.
EXISTING
WATERMAIN
EXISTING
WATERMAIN
20MPa
CONCRETE
PROPOSED
PIPE OR
CONDUIT
50mm DIA WEEP
HOLES
75mm X 200mm
CEDAR PLATE
50mm X 100mm X 100mm
CEDAR WEDGES
PROPOSED PIPE OR
CONDUIT
SECTION A-A
Page 456 of 483
TSD-1368
NOTES:
1.RAILWAY CROSSING DRAWINGS SHALL BE SUBMITTED TO TOWN ENGINEERING AND SHALL SHOW
THE FOLLOWING INFORMATION:
·DRAWINGS MUST BE TO SCALE AND HAVE ALL DIMENSIONS SHOWN
·RAILWAY MILEAGE AND SUBDIVISION
·INDICATED DIRECTION OF FLOW AND NEAREST SHUT-OFF VALVES
·PROVIDE A PROFILE INDICATING DEPTH OF INSTALLATION
·PROVIDE INFORMATION AS PER CHART BELOW
·INCLUDE SECTION 'A-A', OR NOTE THAT CARRIER SHALL BE HELD CLEAR OF CASING BY
PROPER SUPPORTS
·NOTE WARNING MARKERS TO BE INSTALLED AT LIMITS OF RAIL R.O.W., AS APPLICABLE
·NOTE PROPOSED METHOD OF INSTALLATION
·NOTE LOCATION OF PROPOSED JACKING AND RECEIVING PITS RELATIVE TO GAUGE (INSIDE)
SIDE OF NEAREST RAIL
·INCLUDE THE CAPTION "CONSTRUCTION AND MAINTENANCE TO BE IN ACCORDANCE WITH THE
CANADIAN TRANSPORTATION AGENCY GENERAL ORDER E-10"
2.ENSURE WALL THICKNESS OF CARRIER AND CASING PIPES CONFORM TO TRANSPORT CANADA
REQUIREMENTS (COOPER E-90 LOADING).
3.NO EXTERNAL LOADS WILL BE TRANSMITTED TO THE CARRIER PIPE BY USE OF APPROVED PIPE
LINE SPACERS.
4.DEPTH OF BURIAL FROM THE BASE OF RAIL TO BE A MINIMUM 1.8m OR BELOW THE FROST LINE.
5.CASING SHALL EXTEND THE FULL WIDTH OF THE RAILWAY R.O.W.
6.THE CASING SHALL BE INSTALLED SO AS TO PREVENT THE FORMATION OF A WATERWAY UNDER
THE RAILWAY, WITH AN EVEN BEARING THROUGHOUT ITS LENGTH, AND SHALL SLOPE TO ONE END
(EXCEPT FOR LONGITUDINAL OCCUPANCY).
7.THE CASING PIPE SHALL BE CONSTRUCTED AS TOO PREVENT LEAKAGE OF ANY SUBSTANCE FROM
THE CASING THROUGHOUT ITS LENGTH EXCEPT AT THE ENDS WHERE FREE FLOW MUST BE
MAINTAINED.
8.GROUTING OF THE SPACE BETWEEN THE CARRIER AND CASING WILL NOT BE PERMITTED.
9.THE ENDS OF THE CASING PIPE SHALL NOT BE SEALED BY ANY LOAD TRANSFERRING MATERIAL.
10.SPACERS AND END SEALS SHALL FOLLOW AS PER OXFORD COUNTY'S DESIGN GUIDELINE AND
SPECIFICATIONS.
11.DESIGN SHOP DRAWING REQUIRED AND SEALED BY A PROFESSIONAL ENGINEER LICENSED IN
ONTARIO.
12.SITE SPECIFIC SHOP DRAWINGS REQUIRED AS PER CURRENT OCCUPATIONAL HEALTH AND
SAFETY.
SECTION A-A
A
A
ROW CL of RAIL ROW
1.8m MIN OR BELOW
FROST LINE
ROW CL of RAIL ROW
A
A
PLAN (THROUGH ROADWAY)
PLAN (OUTSIDE ROADWAY)
CASING PIPE SPECIFICATION CARRIER PIPE SPECIFICATION
OUTSIDE DIA.: INSIDE DIA.:
INSIDE DIA.: WALL THICKNESS:
WALL THICKNESS: PIPE SPECIFICATION:
PIPE SPECIFICATION: MATERIAL:
LENGTH: OPER./MAX. PRESSURE
MATERIAL: CATHODIC PROTECTION:
CATHODIC PROTECTION:
WATERMAIN
CASING SPACER
CASING
CASING
1.8m (MIN) TO BOTTOM OF RAIL OR
BELOW FROST LINE
1.8m (MIN) TO BOTTOM OF RAIL OR
BELOW FROST LINE
Page 457 of 483
TSD-1400REAR LOT LINESTREET LINESTREET LINECURB
PROFILE VIEW
SWALE INVERT
2-8%
BOULEVARD
MINIMUM DISTANCE BETWEEN
TOP OF FOUNDATION WALL AND
GROUND ELEVATION 150mm
1.7-8%1.7-8%
2-8%
5.0 m
NOTES:
1.ALTHOUGH MAXIMUM SLOPES ARE SHOWN, THEY SHOULD BE AVOIDED UNLESS NO OTHER ALTERNATIVE IS AVAILABLE.
2.THIS STANDARD IS FOR URBAN LOTS AND GENERAL IN NATURE. CERTAIN LOTS MAY REQUIRE CHANGES.
3.THIS STANDARD IS MEANT TO BE READ IN CONJUNCTION WITH THE TOWN OF TILLSONBURG LOT GRADING AND DRAINAGE STANDARDS AND DESIGN MANUAL.
4.HOUSE STYLES USED TO SUIT LOT GRADING.
5.REAR TO FRONT YARD DRAINAGE IS DISCOURAGED FOR STREET TOWNHOUSE DEVELOPMENT TO AVOID MID-YARD SWALES ACROSS THE UNITS
6.BELOW GRADE WALKOUTS AND REVERSE GRADE DRIVEWAYS WILL NOT BE PERMITTED.
7.THE REAR LOT LINE SHALL BE THE HIGH POINT OF THE LOT.
8.REFER TO TOWN OF TILLSONBURG LOT GRADING STANDARD 14.5 FOR SIDEYARD WALKWAYS.
TABLE LAND
2% (MIN) 8% (MAX)
SETBACK VARIESREFER TO ZONING BY-LAW
MINIMUM DISTANCE BETWEEN TOP OF GROUND
ELEVATION AT FOUNDATION WALL AND C/L OF SWALE150mm
CURB
TOP OF
FOUNDATION
WALL
HOUSE
#1
HOUSE
#2
COMMON SWALE LOCATED ONP/L SLOPE 1.7% (MIN)
SIDEYARD WALKWAY
(NOTE 8)
DRIVEWAY
2% (MIN) 8% (MAX)
SIDEYARD WALKWAY
(NOTE 8)TABLE LAND
2% (MIN) 8% (MAX)
1.7% GRADE (MIN) BEHIND APRONLOCATION OF FLOW DIVISION POINT VARIES WITH ROAD GRADES TO
SUIT.
PLAN VIEW
Page 458 of 483
TSD-1401REAR LOT LINESTREET LINESTREET LINECURB
PROFILE VIEW
2-8%
BOULEVARD
MINIMUM DISTANCE BETWEEN
TOP OF FOUNDATION WALL AND
GROUND ELEVATION 150mm
1.7-8%1.7-8%
2-8%
5.0 m
TABLE LAND
2% (MIN) 8% (MAX)
SETBACK VARIESREFER TO ZONING BY-LAW
SWALE INVERT
MINIMUM DISTANCE BETWEEN TOP OF GROUND
ELEVATION AT FOUNDATION WALL AND C/L OF SWALE
150mm
CURB
TOP OF
FOUNDATION
WALL
HOUSE
#1
HOUSE
#2
COMMON SWALE LOCATED ONP/L SLOPE 1.7% (MIN)
DRIVEWAY
2% (MIN) 8% (MAX)SIDEYARD WALKWAY
(NOTE 8)5m TABLE LAND
2% (MIN) 8% (MAX)
PLAN VIEW
REAR LOT SWALESLOPE 1.7% (MIN) 8% (MAX)
SIDEYARD WALKWAY
(NOTE 8)HP HP
HP HP
SWALE LENGTH NOT TO EXCEED 60m
WITHOUT AN OUTLET
NOTES:
1. ALTHOUGH MAXIMUM SLOPES ARE SHOWN, THEY SHOULD BE AVOIDED UNLESS NO OTHER ALTERNATIVE IS AVAILABLE.
2. THIS STANDARD IS FOR URBAN LOTS AND GENERAL IN NATURE. CERTAIN LOTS MAY REQUIRE CHANGES.
3. THIS STANDARD IS MEANT TO BE READ IN CONJUNCTION WITH THE TOWN OF TILLSONBURG LOT GRADING AND DRAINAGE STANDARDS AND DESIGN MANUAL.
4. HOUSE STYLES USED TO SUIT LOT GRADING.
5. REAR TO FRONT YARD DRAINAGE IS DISCOURAGED FOR STREET TOWNHOUSE DEVELOPMENT TO AVOID MID-YARD SWALES ACROSS THE UNITS
6. BELOW GRADE WALKOUTS AND REVERSE GRADE DRIVEWAYS WILL NOT BE PERMITTED.
7. ALL REAR LOT SWALES SHALL OUTLET TO CURBS, SIDEWALKS OR CATCHBASINS AS PER LOT GRADING AND DRAINAGE STANDARDS AND DESIGN MANUAL.
8. REFER TO TOWN OF TILLSONBURG LOT GRADING STANDARD 14.5 FOR SIDEYARD WALKWAYS.
1.7-8%
Page 459 of 483
TSD-1402REAR LOT LINESTREET LINESTREET LINECURB
PROFILE VIEW
SWALE INVERT
2-8%
BOULEVARD
1.7-8%1.7-8%
2-8%
5.0 m
TABLE LAND
2% (MIN) 8% (MAX)
SETBACK VARIES
REFER TO ZONING BY-LAW
MINIMUM DISTANCE BETWEEN
TOP OF GROUND ELEVATION AT
FOUNDATION WALL AND C/L OFSWALE 150mm
CURB
TOP OF
FOUNDATION
WALL
HOUSE
#1
HOUSE
#2
COMMON SWALE LOCATED ON
P/L SLOPE 1.7% (MIN)
DRIVEWAY
2% (MIN) 8% (MAX)SIDEYARD WALKWAY
(NOTE 8)5m TABLE LAND
2% (MIN) 8% (MAX)
PLAN VIEW
REAR LOT SWALESLOPE 2% (MIN) 8% (MAX)
1.7-8%1.7-8%
SIDEYARD WALKWAY
(NOTE 8)HP HP
HP HP
SWALE LENGTH NOT TO EXCEED 90m
WITHOUT AN OUTLET
CATCH BASIN
(NOTE 9)
STORM SEWER
CATCH BASINMINIMUM DISTANCE BETWEEN TOP OF FOUNDATION
WALL AND GROUND ELEVATION 150mm
P/L OFFSET
(NOTE 7)
CATCH BASIN
LOCATION
(NOTE 7)
0.6m STORM
SEWER P/L
OFFSET
NOTES:
1.ALTHOUGH MAXIMUM SLOPES ARE SHOWN, THEY SHOULD BE AVOIDED UNLESS NO OTHER ALTERNATIVE IS AVAILABLE.
2.THIS STANDARD IS FOR URBAN LOTS AND GENERAL IN NATURE. CERTAIN LOTS MAY REQUIRE CHANGES.
3.THIS STANDARD IS MEANT TO BE READ IN CONJUNCTION WITH THE TOWN OF TILLSONBURG DEVELOPMENT GUIDELINES AND DESIGN CRITERIA.
4.HOUSE STYLES USED TO SUIT LOT GRADING.
5.REAR TO FRONT YARD DRAINAGE IS DISCOURAGED FOR STREET TOWNHOUSE DEVELOPMENT TO AVOID MID-YARD SWALES ACROSS THE UNITS
6.BELOW GRADE WALKOUTS AND REVERSE GRADE DRIVEWAYS WILL NOT BE PERMITTED.
7.ALL REAR LOT CATCHBASIN PLACEMENT AS PER DEVELOPMENT GUIDELINES AND DESIGN CRITERIA.
8.REFER TO TOWN OF TILLSONBURG LOT GRADING STANDARD 14.5 FOR SIDEYARD WALKWAYS.
9.REAR YARD CATCHBASIN MIN. PER OPSD 705.010.
10.REAR LOT CATCH BASIN LEADS TO BE DESIGNED PER TOWN OF TILLSONBURG STORM DRAINAGE AND STORMWATER MANAGEMENT POLICIES AND DESIGN GUIDELINES.
Page 460 of 483
TSD-1403
2-8%
BOULEVARD
2-8%
HOUSE
#1
HOUSE
#2
COMMON SWALE LOCATED ONP/L SLOPE 1.7% (MIN)
DRIVEWAY
2% (MIN) 8% (MAX)
SIDEYARD
WALKWAY
(NOTE 8)5m TABLE LAND
1.7% (MIN) 8% (MAX)
PLAN VIEW
SIDEYARD WALKWAY
(NOTE 8)HP
HP
REAR LOT SWALE CARRIES FLOW FROM
READ YARD FROM HOUSE #2
CURB
1.7-8%
SETBACK VARIES
REFER TO ZONING BY-LAW
5.0 m
TABLE LAND
2% (MIN) 8% (MAX)
MINIMUM DISTANCE BETWEEN TOP OF GROUND
ELEVATION AT FOUNDATION WALL AND C/L OF SWALE150mm
MINIMUM DISTANCE BETWEEN TOP OF FOUNDATION WALL
AND GROUND ELEVATION 150mmSWALE
INVERT
REAR LOT SWALE
SLOPE 1.7% (MIN) 8% (MAX)
TOP OF
FOUNDATION
WALL
1.7-8%1
3 CURB
DOWNSPOUT
PROFILE VIEW
STREET LINEREAR LOT LINESTREET LINEHP
1.7% GRADE (MIN) BEHIND APRON
LOCATION OF FLOW DIVISION
POINT VARIES WITH ROAD
GRADES TO SUIT.
NOTES:
1.ALTHOUGH MAXIMUM SLOPES ARE SHOWN, THEY SHOULD BE AVOIDED UNLESS NO OTHER ALTERNATIVE IS AVAILABLE.
2.THIS STANDARD IS FOR URBAN LOTS AND GENERAL IN NATURE.CERTAIN LOTS MAY REQUIRE CHANGES.
3.THIS STANDARD IS MEANT TO BE READ IN CONJUNCTION WITH THE TOWN OF TILLSONBURGS LOT GRADING AND DRAINAGE STANDARDS AND DESIGN MANUAL.
4.HOUSE STYLES USED TO SUIT LOT GRADING.
5.REAR TO FRONT YARD DRAINAGE IS DISCOURAGED FOR STREET TOWNHOUSE DEVELOPMENT TO AVOID MID-YARD SWALES ACROSS THE UNITS
6.BELOW GRADE WALKOUTS AND REVERSE GRADE DRIVEWAYS WILL NOT BE PERMITTED.
7.GRASSED WALKWAY AS PER LOT GRADING AND DRAINAGE STANDARDS AND DESIGN MANUAL.
Page 461 of 483
TSD-1404
RESIDENTIAL OFFSETS
STREET TOWNHOUSES
NOTES
1.BUILDING OFFSETS FROM PROPERTY LINE AS PER ZONING BY-LAW.
2.THIS STANDARD IS FOR URBAN LOTS AND GENERAL IN NATURE. CERTAIN LOTS MAY REQUIRE
CHANGES.
3.THIS STANDARD IS MEANT TO BE READ IN CONJUNCTIONS WITH THE TOWN OF TILLSONBURG LOT
GRADING AND DRAINAGE STANDARDS AND DESIGN MANUAL.
4.HOUSE STYLES ARE TO BE USED TO SUIT LOT GRADING.
5.REAR TO FRONT YARD DRAINAGE IS DISCOURAGED FOR STREET TOWNHOUSE DEVELOPMENT TO
AVOID MID-YARD SWALES ACROSS THE UNITS.
6.BELOW GRADE WALKOUTS AND REVERSE GRADED DRIVEWAYS WILL NOT BE PERMITTED.
2.0-8.0%2.0-8.0%
1220mm (MIN)
RESIDENTIAL OFFSETS
DETACHED & SEMI-DETACHED
1220mm (MIN)
WALL OF
DWELLING
WALL OF
DWELLING
150mm (MIN)
500mm (MAX)
VERTICAL SWALE SLOPE
3:1 (MAX)
900mm (MIN)900mm (MIN)VARIES VARIES
2.0-8.0%
1500mm (MIN)1500mm (MIN)
WALL OF
DWELLING
WALL OF
DWELLING
150mm (MIN)500mm (MAX)
VERTICAL SWALE SLOPE
3:1 (MAX)
900mm (MIN)900mm (MIN)VARIES VARIES
2.0-8.0%
Page 462 of 483
Operations Services The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
Appendix “B”
Town of Tillsonburg Design Sheet
Page 463 of 483
Operations Services The Corporation of The Town of Tillsonburg Engineering Guidelines and Design Criteria
Page 464 of 483
Page 1 of 3
Subject: Recreation and Sports Advisory Committee Recommendation
Report Number: RCP 22-03
Department: Recreation, Culture and Parks Department
Submitted by: Andrea Greenway
Meeting Type: Council Meeting
Meeting Date: Monday, February 28, 2022
RECOMMENDATION
THAT Staff Report RCP 22-03, Recreation and Sports Advisory Committee
Recommendation, as information; and
THAT Council supports the Recreation and Sports Advisory Committee’s
recommendation that staff be directed to develop a comprehensive new draft Parks Use
Bylaw for further review of Council.
BACKGROUND
The purpose of this report is to advise Council that an approved Motion from the
Recreation and Sports Advisory Committee occurred at their January meeting. It is
staff’s obligation to share such Motions with Council whenever they may arise.
DISCUSSION
With ever-increasing issues in all municipal parks, trails, sports fields and facilities, there
is a need to consider developing a new Parks Use Bylaw. The Town does not currently
have such a Bylaw that makes enforcement difficult. Most progressive municipalities
have such a tool that not only educates users of an accepted standard of use but more
importantly, an effective tool for enforcement when issues do occur.
The Town of Tillsonburg is experiencing an increase in vandalism, graffiti and
mischievous behaviour in municipal parks and facilities. This not only disrupts patrons’
enjoyment of Town facilities, but also results in increased staff and financial resources
responding to theft, damage and equipment replacement. At the Recreation and Sports
Advisory Committee’s January meeting, there was a general discussion about the
Page 465 of 483
RCP 22-03 Choose an item. Click or tap here to enter text.
Page 2 of 3
ongoing issues surrounding graffiti on Town property and challenges of disrespectful
behaviour and property damage at the Outdoor Rink. The impact on facilities is
significant when staff time costs and repairs are taken into consideration, not the least,
but for public safety concerns.
RCP staff are regularly in contact with OPP and Bylaw however without a Parks Use
Bylaw in place, enforcement is very difficult. Staff are seeking Council direction to
develop a draft Parks Use Bylaw that will be developed this year. The Committee
discussed the merits and passed the following Resolution:
Resolution #2
Moved by: Dace Zvanitajs
Seconded by: Taylor Campbell
THAT the Sports and Recreation Advisory committee supports that staff
prepare and bring to council a parks use bylaw for the Town of
Tillsonburg for consideration.
Carried
While the Advisory Committee certainly supports the creation of a new Parks Use
Bylaw, it will be Council, through a comprehensive staff report planned for later in 2022
that will ultimately decide to approve.
As with all new By-Laws, there will be associated costs to administer and enforce.
These costs could be minimal and readily absorbed within existing approved budgets,
or they may require an increase in level of service that could include the hiring of
additional staff, equipment and material resources. All of these potential changes will
form part of a future comprehensive staff report to Council. The target date for such is
expected to be in Q3 or Q4 of 2022.
CONSULTATION
Dave Drobitch, Manager of Parks and Facilities, attended the Recreation and Sports
Advisory Committee meeting to provide information and photographic evidence of the
graffiti and vandalism issues occurring at Town parks and facilities. Staff are seeking
Council’s support to develop a draft Parks Use Bylaw for future consideration.
Recognizing this will take time, further consultation with Bylaw Enforcement, OPP and
the Police Services Board will be necessary.
Page 466 of 483
RCP 22-03 Choose an item. Click or tap here to enter text.
Page 3 of 3
FINANCIAL IMPACT/FUNDING SOURCE
Should Council endorse the committee recommendation and direct staff to prepare a
draft Parks Use Bylaw, Council will have the opportunity to review a subsequent staff
report outlining the anticipated financial and operational impacts of implementing and
enforcing a new bylaw.
CORPORATE GOALS
How does this report support the corporate goals identified in the Community Strategic
Plan?
☒ Lifestyle and amenities
☐ Customer service, communication and engagement
☐ Business attraction, retention and expansion
☐ Community growth
☐ Connectivity and transportation
☐ Not Applicable
Does this report relate to a specific strategic direction or project identified in the
Community Strategic Plan? Please indicate section number and/or any priority projects
identified in the plan.
Goal – Within the community, Tillsonburg will strive to offer residents the amenities,
services and attractions they require to enjoy balanced lifestyles.
Strategic Direction – Increase opportunities to enjoy culture, events and leisure
activities in Tillsonburg.
Priority Project – Short Term - Property standards review & enforcement plan.
ATTACHMENTS
None
Page 467 of 483
Page 1 of 4
Subject: RCP COVID Revenue Mitigation Strategy
Report Number: RCP 22-05
Department: Recreation, Culture & Parks Department
Submitted by: Christopher Baird - Director
Meeting Type: Council Meeting
Meeting Date: Monday, February 28, 2022
RECOMMENDATION
That staffing and service levels in the Recreation, Culture and Parks Department remain
present levels.
BACKGROUND
The purpose of this report is to respond to Council direction that staff provide a number
of potential staff and service level reductions that could mitigate COVID-related impacts
upon various Recreation, Culture & Parks Departmental revenue streams. The following
Resolution was carried at the January 10, 2022 meeting:
Resolution # 2022-020
Moved By: Councillor Gilvesy
Seconded By: Councillor Parker
THAT report FIN 22-03 2020-2021 Covid-19 Impact Report be received as
information.
AND THAT staff prepare a report with suggestions on cost savings with
regards to service levels and programming in the RCP department which
could help mitigate and alleviate loss of income due to COVID;
AND THAT this report be prepared for the next regular meeting of Council
on February 14th, 2022.
Page 468 of 483
RCP 22-05
Page 2 of 4
DISCUSSION
Factors for Consideration
1. Re-Opening - Since the adoption of the above Resolution, the Province has
announced that effective January 31, a gradual re-opening will occur. This
first stage has effectively restored programming at a 50% capacity limit at
indoor public settings. This will afford the RCP Department the opportunity to
reinstate recreation programming for community users. Registration levels are
very strong at the time of this report being prepared. Further, less restrictive
incremental changes were implemented on February 21 and will be again on
March 14 (see attached). This may prove sufficient for the RCP department
to achieve its original revenue generation targets without recommending
staffing reductions.
2. Online & Virtual Programming – Through the pandemic challenges, staff have
been very effective at continually adapting our program offerings. While
conventional registrations and bookings were impacted with facility closures
or participant limits, staff were not idle. In fact, in all areas of our operations,
re-assigned tasks and duties kept our assets in excellent condition. Modified
programs at the Museum and in our recreation sector were offered virtually.
These were well subscribed and appreciated by all.
3. Staff Morale - Our Town employees are highly qualified and carry certifications
and professional memberships and technical licenses that are mandatory for
the maintenance and operations of our various buildings and systems. While
closing down facilities and programs may result in short-term cost savings,
there is a real possibility of affecting staff morale and potentially losing those
skilled employees to other employment prospects. This will introduce
extremely difficult recruiting challenges that could protract our ability to operate
complex equipment and deliver programs and services to our users and
Ratepayers. Across the municipal sector, there are already considerable
challenges in recruiting and retaining qualified staff. Recruiting and on-
boarding new employees can take anywhere from 3 to 12 weeks which further
impacts the Town’s nimbleness in re-starting and delivering previously
cancelled programs.
4. Infrastructure Grants – As Council is aware, the Town has been the fortunate
recipient of in excess of $6 million in various infrastructure and operational
grants. Currently RCP management staff are fulfilling the duties of Project
Managers in addition to the regular ongoing work duties. As these projects
move from concept to construction, there will be a considerable impact upon
RCP staff. This necessitates the delegation of responsibilities and duties to
subordinate staff to ensure that all work is completed on time, on budget and
in compliance with all standards. With a pared down workforce, further cuts
to staffing will create a significant challenge in keeping these projects on track.
Page 469 of 483
RCP 22-05
Page 3 of 4
5. ICIP Community Centre Rehabilitation – With this project well underway, the
Town will need to close both the Health Club and the Indoor Pool and Change
Rooms for the duration of the reconstruction expected to commence this
summer. Deferred staff hiring and reduced utility needs are expected to
generate additional savings if the planned closure is advanced to February
versus late summer 2022.
6. Community Need - Staff have continually adapted to the imposed regulations
to ensure that our community centre remains as safe as possible. While many
of our recreation programs and participation numbers have been reduced to
function within a range of restrictions, it is abundantly clear that both indoor
and outdoor recreation opportunities have provided a much-needed mental
and physical health benefit for our users. Cancelled programming will not be
well received by user groups.
7. Strategic Plan Impact – Finally, while staff fully respects the intent of the
approved Resolution, reducing levels of service could be contrary to the public
consultation in the new Strategic Plan initiatives identified only a short few
months ago. Reduced resources will diminish the Town’s capacity to deliver
on two main strategic goals: Customer Service and Lifestyle and Amenities.
Notwithstanding the above factors, the following list of potential service level adjustments
has been prepared by RCP leadership for Council’s consideration. There are obvious
pros and cons for each option with varying degrees of cost mitigation. Should Council
wish to proceed with one, some or all of these options, a detailed financial analysis will
be required to further validate anticipated financial savings.
Potential RCP Service Level Reduction List
Item Description Estimated
Net Savings*
a) Reduce contracted Janitorial Services frequency at Town sites $15,000
b) Cancellation of Museum Summer Camp Program $7,200
c) Cancel Hiring of Museum Summer Student $14,000
d) Closed Indoor Aquatics February 2022 $12,000
e) Reduced Youth Programming @ 75% $23,000
f) Reduced hours at the Lake Lisgar Water Park @ 75% $12,000
g) Close the Fitness Club February 2022 $21,000
h) Reduced Sports Field Grass Cutting Frequency $20,000
i) 25% Reduction to the 2022 funding of Station Arts $10,500
j) 25% Reduction to the 2022 funding of BIA $7,600
k) 25% Reduction to the 2022 Community Events Budget $5,300
l) Deferred Departmental staff hiring/gapping for 2022 $80,000
Estimated net savings of all potential reductions
$227,600
* Subject to further detailed financial analysis
Page 470 of 483
RCP 22-05
Page 4 of 4
CONSULTATION
This report has been prepared in consultation with the Leadership Team in the
Recreation, Culture & Parks Department as well as analysis from the Director of Finance
and the CAO.
FINANCIAL IMPACT/FUNDING SOURCE
The financial impact would be dependent on the items selected from the Service Level
Reduction List.
CORPORATE GOALS
How does this report support the corporate goals identified in the Community Strategic
Plan?
☐ Lifestyle and amenities
☐ Customer service, communication and engagement
☐ Business attraction, retention and expansion
☐ Community growth
☐ Connectivity and transportation
☒ Not Applicable
ATTACHMENT - Provincial Re-Opening Strategy
Page 471 of 483
Page 1 of 5
Subject: Tillsonburg Community Centre Janitorial Services
Report Number: RCP 22-06
Department: Recreation, Culture and Parks Department
Submitted by: David Drobitch, Manager of Parks and Facilities
Meeting Type: Council Meeting
Meeting Date: Monday, February 28, 2022
RECOMMENDATION
THAT Report RCP 22-06, Tillsonburg Community Centre Janitorial Services, be
received as information; and
THAT Staff be authorized to initiate the necessary measures to implement a new in-
house janitorial services program at the Tillsonburg Community Centre; and
THAT the Director of Finance make the necessary operational budget adjustments to
effect the change in service model.
BACKGROUND
The purpose of this report is to update Council on the current challenges associated
with the cleaning of the Tillsonburg Community Centre (TCC). For years the Town’s
current practice has included contracted janitorial services; however the service quality
and cost escalations have now reached a point that it is advisable to assess alternative
service delivery models.
Historically, contracted services has worked marginally well however even with detailed
cleaning standards and expectations, the Town has continued to experience significant
reductions in quality service.
With this in mind, and in light of the Town’s Janitorial Services Contract past due, RCP
Staff have completed a detailed review of service alternatives that will increase the
standard of care and cleanliness that our Community Centre users deserve and expect;
and will do so affordably and with accountability.
Page 472 of 483
RCP 22-06 Choose an item. Click or tap here to enter text.
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This staff report presents a detailed analysis and an ultimate recommendation for
Council’s consideration.
DISCUSSION
For the past several years, private contractors have provided approximately 65% of the
janitorial services at the TCC. The 2021 budgeted cost for this service was $189,000,
which includes both labour, cleaning and associated supplies.
At approximately 100,000 square feet, the TCC represents about 50% of the Town’s
overall square footage. As a 7-day per week, 18 hour per day doors-open public
recreation facility, it is also the site that requires the most work to maintain versus any of
our other sites. Moreover, the nature and variety of use at TCC varies widely; unlike the
regular patterns and types of uses at all other Monday-Friday 8am-430pm buildings.
These factors present challenges that vary at different times and require that service
personnel be agile enough to effectively respond to site needs.
Council may recall that cleaning services at TCC are already a ‘hybrid’ service, with
Town Staff providing services in the Arena and office portions of the facility during ‘day’
shifts, and the contractor providing the balance of these services to remainder of TCC
and the Seniors Centre during ‘night’ shifts.
The service has been challenging. Councillors and staff have received numerous
complaints from residents related to the cleanliness of the contracted portion of the
facility; and repeated attempts by RCP staff to improve the performance of the
contractor was not fruitful. For this and other reasons, the contract was dissolved by the
Town in November 2021 by exercising its sole right to do so as provided in the contract.
In the interim, and with COVID as an extenuating impact, cleaning services at TCC
have been done by an alternate existing cleaning contractor and Town Staff. Further,
while the facility was ‘shutdown’ due to the pandemic, even the interim contractor’s
services were placed on hiatus. For their part, Town Facilities Staff, normally numbering
three persons, were reduced to just one for most of December and January related to a
resignation and an injury. During shutdown, and with varying staff available, we focused
on returning the cleanliness of the contractor’s portion of the facility to an appropriate
standard of care.
A new Request for Tender for labour-only services was issued with prices received from
multiple bidders. The low bid came in at $179,268 for the 2022 year for labour and
equipment only. Although a smaller number than the 2021 budget, Council should
recognize that this is approximately a 10% increase in labour costs over the previous
term, once the cleaning supply portion is considered (see next). This is not surprising
given pandemic supply chain cost impacts.
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Notably, the cost of supplies was removed from the Tender to both level the field for
bidders and to understand what the true cost of labour / equipment was. These supply
costs are estimated to vary between $30,000 and $40,000 per year, depending on
actual use, rentals, etc. This means that, in the bigger picture, overall cleaning costs at
TCC are rising, but the overall rise will be less if the work is done by staff vs a
contractor.
Based on the experience of contracting services at the TCC, RCP management felt it
appropriate to exercise diligence and accountability to our ratepayers by examining the
alternative service method of doing the work utilizing Town Staff vs Contractors.
In-house staff successfully provided cleaning services at TCC until about 6 years ago.
RCP Management recognizes the challenges that led to this directional change and
have taken steps to fully address them in this proposal.
The most notable change would be moving from “night” to “evening” shifts to enable
more staff crossover, more direct contact with supervisors, significantly improved
accountability, and the broad ability for these staff to collaborate with other departments
and more directly support the needs of visitors while the facility is open during the
evening. It would also bring 2 new full-time and 4 permanent part-time job opportunities
to the Town (3.1 FTE).
A comprehensive business case analysis was completed, which considered scope of
work needed to perform tasks, coverage & schedules, wages / step increases / benefits
costs, supervision and management, and widely varying task assignments at TCC
(winter/summer, weekdays/weekends, day/evening use, rentals/groups, and more).
Other Town Sites:
Council will no doubt also wonder about our other Town facilities. A Tender for cleaning
services at these sites done at the same time as for TCC in late 2021 resulted in poor
results. Now that we anticipate a shift related to COVID, this RFT will be re-issued in an
RFP format. The RFP process will seek & score bids in detail, including specifically the
number of staff and hours spent Contractors would spend working on site – key factors
in the ability to meet the Town’s requirements for standard of care, and not just the
lowest price for service that has clearly proven to be problematic over the past 6 years.
Summary:
RCP Management and Staff are of the firm belief that the end result of performing
housekeeping work in-house will provide an improved standard of care that residents
deserve, more accountability in service levels to the community, and will do so with
more precision and therefore less overall cost.
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CONSULTATION
This report has been prepared with input from Human Resources, and the Finance
Department.
FINANCIAL IMPACT/FUNDING SOURCE
Based on 2 new FT and 4 PT (3.1 FTEs) job opportunities to the Town:
Equipment Costs: This cost is “built in” to bids received from prospective bidders, and to
do the work in-house, this would add $13,000 per year as a Town cost; and is included
above.
Cleaning Supplies (Consumables): This is a cost that will occur / increase regardless of
who does the work; so is identified here as a separate item. Based on current supply
consumption, and expanded to the rest of the facility, this annual cost could increase
over current GL funding about $25,000 for 2022. The reality is that cleaning
consumables vary with use and, should more be needed, this will certainly be offset by
visitation use. By performing the work in-house, staff can exercise the tightest possible
oversight and controls on the purchase and use of consumables.
CORPORATE GOALS
How does this report support the corporate goals identified in the Community Strategic
Plan?
☒ Lifestyle and amenities
☒ Customer service, communication and engagement
☐ Business attraction, retention and expansion
☐ Community growth
☐ Connectivity and transportation
☐ Not Applicable
Does this report relate to a specific strategic direction or project identified in the
Community Strategic Plan? Please indicate section number and/or any priority projects
identified in the plan.
2022 2023 2024
Total Wages / Costs:162,490$ 165,438$ 170,467$
Equipment: 13,000$ 13,000$ 13,000$
Grand Total 175,490$ 178,438$ 183,467$
Low Bid Contractor:179,268$ 179,268$ 179,268$
Savings:3,778$ 830$ (4,199)$
Total 3-year labour & Eqpt savings:409$
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Goal – Within the community, Tillsonburg will strive to offer residents the amenities,
services and attractions they require to enjoy balanced lifestyles.
Strategic Direction – Update municipal sports (recreation) facilities consistent with
modern standards.
Priority – Community Centre rehabilitation
ATTACHMENTS
Appendix A - 2022 TCC Consumable Cleaning Supply Forecast
Appendix B – Staffing Cost Detail – TCC Cleaning Service
Appendix C – Equipment Costs RE Housekeeping Business Case
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2022 Consumable Cleaning Supply Forecast Note: This will be a cost to Town regardless of who does the work
Product Number of units per case Cost/case # cases/mo cost/month cost/year Notes
Flash Eco RTU 6 spray bottles ( 946 ml) $42 2 84.00$ 1,008.00$ Cleaning chemicals
EW‐ 150 concentrate 4 Jugs ( 3.78 L) $181.26 2 362.52$ 4,350.24$
20% restroom cleaner 12 ( 1L bottles) $54.33 2 108.66$ 1,303.92$
Spring Fresh 4 Jugs ( 3.78 L) $113.99 1 113.99$ 1,367.88$
Mint Condition 4 Jugs ( 3.78 L) $156.38 1 156.35$ 1,876.20$
Freedom Enzymes 4 Jugs ( 3.78 L) 117.49 1 117.49$ 1,409.88$
Break away 4 Jugs ( 3.78 L) $83.93 2 167.86$ 2,014.32$
Glass Cleaner 12 bottles (946) $46.99 2 93.98$ 1,127.76$
Vinegar 4 Jugs ( 3.78 L) $12 2 23.44$ 281.28$
Sunlight dish soap 4 bottles (946 ml) $4.99 1 4.99$ 59.88$
Laundry detergent 4 Jugs ( 3.78 L) $82.25 0.25 20.56$ 246.72$
Magic Eraser 12 sponges per package $16.74 0.5 8.37$ 100.44$
Hand sanitizer foam 6 containers $109.97 1 109.97$ 1,319.64$ restroom consumables
Foam Hand soap 6 containers $77.59 3 232.77$ 2,793.24$
Sanitary Napkin paper bags $33.45 1 case 33.45$ 401.40$
Urnial Screens 10 $39.50 0.25 9.88$ 118.56$
Certainty Disinfectant wipes 12 $66.90 4 267.60$ 3,211.20$ Health Club disinfection
35 x 50 Garbage Bags $22.30 1 22.30$ 267.60$ Trash Bags
24 x 22 Garbage Bags $19.26 1 19.26$ 231.12$
42 x 48 Garbage Bags $25.30 1 25.30$ 303.60$
30 x 38 Garbage Bags $17.86 1 17.86$ 214.32$
Toilet Paper 12 large rolls $99.93 2.5 249.83$ 2,997.96$ Paper Products
Paper Towel 12 rolls $34.33 19 652.27$ 7,827.24$ 1 roll / dispenser / wk
Paper Towel 12 Rolls $34.33 2 68.66$ 823.92$ 0.5cs/wk re cleaning/sanitizing
Gloves Small 50 gloves $32.10 2 64.20$ 770.40$ PPE
Gloves Medium $32.10 2 64.20$ 770.40$
Gloves Large $32.10 2 64.20$ 770.40$
Gloves Extra Large $32.10 2 64.20$ 770.40$
3,228.16$ 38,737.92$ Subtotal
yearly yearly
Floor stripper 88.31 4 353.24$ 353.24$ Floor Products (yearly)
Floor wax 143.41 10 1,434.10$ 1,434.10$
40,525.26$ TOTAL for 100% of site
Current Apx Expenses for 1/3 of site 13,333.00$
New Expenses for remaining 2/3 of site 27,192.26$ Possible apx unfunded shortfall/yr
Variables: Pricing of product could change: pricing based on 2021 costs
Amounts of product used is estimated, use could change monthly/yearly depending on operations/usage of building
Amounts forecast here are estimated. Managing the cleaning program in‐house will allow us to scrutinize actual needs / use
to the benefit of the Town.
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Staffing Cost Detail ‐ TCC Cleaning Services:
Range (includes 2022 COLA) Weekly Total Annual, w 1.75% COLA
Position Type Grade Step 1 Step 2 Step 3 Step 4 Step 5 Hours Weeks Step 1 Step 2 Step 3
(Avg re PT)
1FT Perm 4 19.95 20.74 21.57 22.45 23.34 40 52 41,494$ 43,904$ 45,653$
2FT Perm 4 19.95 20.74 21.57 22.45 23.34 40 52 41,494$ 43,904$ 45,653$
3 Part Time 4 19.95 20.74 21.57 22.45 23.34 11 52 11,411$ 12,074$ 12,554$
4 Part Time 4 19.95 20.74 21.57 22.45 23.34 11 52 11,411$ 12,074$ 12,554$
5 Part Time 4 19.95 20.74 21.57 22.45 23.34 11 52 11,411$ 12,074$ 12,554$
6 Part Time 4 19.95 20.74 21.57 22.45 23.34 11 52 11,411$ 12,074$ 12,554$
124
FTE 3.1 sub 128,633$ 136,103$ 141,523$
24% Benefits FT
Step 1 Step 2 Step 3
9,959 10,537 10,957
9,959 10,537 10,957
1,598 1,690 1,758
1,598 1,690 1,758
1,598 1,690 1,758
1,598 1,690 1,758
26,307$ 27,835$ 28,944$
Other Costs: IT, recruit, training
Year 1 Year 2
1875 250 0
1875 250 0
950 250 0
950 250 0
950 250 0
950 250 0
7,550$ 1,500$ ‐$
2022 2023 2024
Total Wages / Costs: 162,490$ 165,438$ 170,467$
Equipment: 13,000$ 13,000$ 13,000$
Grand Total 175,490$ 178,438$ 183,467$
Low Bid Contractor: 179,268$ 179,268$ 179,268$
Savings: 3,778$ 830$ (4,199)$
Total 3‐year labour & Eqpt savings:409$
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Equipment Costs re TCC Housekeeping Business Case
Year 1 Year 1 Year 2 Year 2 Year 3 Year 3
Equipment Price In Stock Qty Cost Qty Cost Qty Cost
Mop Buckets $129.95 6 $779.70 2 $259.90 1 $129.95
Mop Handles $23.06 6 $138.36 3 $69.18 2 $46.12
Mop Heads $4.94 6 $29.64 6 $29.64 6 $29.64
Corn Broom Mini $6.21 3 $18.63 3 $18.63 3 $18.63
Corn Broom Regular $10.35 7 $72.45 5 $51.75 5 $51.75
Threaded wood handle $4.80
Dust Pan $21.83 7 $152.81 5 $109.15 3 $65.49
Dust mop 24" $22.91 6 $137.46 3 $68.73 3 $68.73
Dust Mop 48" $43.93 6 $263.58 3 $131.79 3 $131.79
Dust mop handle and frame 24" $32.69 3 $98.07 1 $32.69 1 $32.69
Dust mop Handle and frame 48" $41.76 3 $125.28 1 $41.76 1 $41.76
Window Squeegie handle $20 4 $80.84 2 $40.42 1 $20.21
Window Squeegie 12" $5.40 2 $10.80 1 $5.40 1 $5.40
Window Squeegie 14" $6.31 1 $6.31 1 $6.31 1 $6.31
Window Squeegie 18" $6.71 1 $6.71 1 $6.71 1 $6.71
Toilet brush and caddie $4.36 4 $17.44 4 $17.44 4 $17.44
Plastic Bottle & sprayer $9.00 10 $90.00 10 $90.00 10 $90.00
Microfiber clothes ( package of 50) 47.5 1 $47.50 1 $47.50 1 $47.50
Toilet Paper dispenser (dbl roll) $74.66 2 $149.32 1 $74.66 1 $74.66
Paper Towel Dispenser $38.01 2 $76.02 1 $38.01 1 $38.01
Hand soap/ sanitzer dispenser $14.99 1 $14.99 1 $14.99 1 $14.99
Wet floor signs $16.63 3 $49.89 1 $16.63 1 $16.63
Chemical dispensor N/C Easyway 2 1 1
Cleaning cart with Yellow bag $329.00 3 $987.00 $0.00 $0.00
Vacuum Upright small equipment $495.00 2 2 $990.00 1 $495.00 0 $0.00
Paper Towel dispeners 43
Toilet Paper Dispensers 47
Large equipment
Large Autoscubber ( floor machine) $12,000 2 $0.00 0 $0.00 1 $7,500.00
Buffer / swing machine floor scrubber $2,500 1 1 $2,500.00 0 $0.00 0 $0.00
Small autoscrubber $3,500.00 1 $3,500.00 1 $3,500.00 0 $0.00
Floor machine brush replacement each set $200.00 1 $200.00 1 $200.00 1 $200.00
Floor scrubber pad replacements case of 5 $70.00 1 $70.00 1 $70.00 1 $70.00
SUBTOTALS $10,612.80 $5,436.29 $8,724.41
TOTALS (Incl Lg Eqpt, b$13,262.80 $12,636.29 $12,624.41
HOUSEKEEPING LARGE EQUIPMENT MAINTENANCE
Equipment maintenance costs Yearly cost 2022 2023 2024
Servicing autoscrubbers $1500/y/unit 2 $2,400 2 $2,400 3 $3,600
Servicing of buffer, vaccuums @50/yr $50/yr/unit 5 $250.00 6 $300.00 6 $300.00
replace mop heads, pads, etc
Large Equipment replacement reserve fund varies by year $0 $4,500 $0
SUBTOTALS $2,650.00 $7,200.00 $3,900.00
Lease Option
Example of Lease a large autoscrubber for 36 mos
Interest rate 6.25%
Equipment purchase $10,138.84
Down payment $1,356
Ammount to be financed/leased $8,783
Monthly payment with taxes $309.71 taxes: $35.63
Total paid over 36 months with taxes and interes $11,149.56
Note: Lessee is on the hook for repair costs
Conclusion: No value to leasing. There is no significant savings over the term and the Town is left with nothing at the end of it.
Autoscrubbers can be paid over 3 years with interest, this will decrease the start up cost, but increase the costs of equipment throughout the
other 2 years.
Lease does not include service of equipment, any services on new equipment over and above warrenty work will be on top of lease payment.
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THE CORPORA TION OF THE TOWN OF TILLSONBURG
BY-LAW NUMBER 2022-___
A by-law to repeal By-Law 2020-072, being a by-law to adopt a T:Go Advertising Policy
WHEREAS By-Law 2020-072 was adopted on July 13th to adopt a T:GO Advertising Policy;
AND WHEREAS changes have been made to the advertising policy on February 14, 2022
to bring it in-house so that it is now an administrative policy:
THEREFORE the Council of the Town of Tillsonburg enacts as follows:
1. THAT By-Law 2020-072 is hereby repealed in its entirety.
2. THAT This By-Law shall come into full force and effect on the day of passing.
READ A FIRST AND SECOND TIME THIS 28th DAY OF FEBRUARY, 2022.
READ A THIRD AND FINAL TIME AND PASSED THIS 28th DAY OF FEBRUARY, 2022.
_______________________
MAYOR – Stephen Molnar
________________________ CLERK – Michelle Smibert
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THE CORPORATION OF THE TOWN OF TILLSONBURG
BY-LAW 2022–____
A By-Law to authorize an agreement of Purchase and sale with Prince Estates Inc.
WHERAS the Corporation of the Town of Tillsonburg deems it necessary and expedient
to enter into an agreement of purchase and sale of those lands described as Part of Lots
1 and 2, Concession 5 North of Talbot Road, more particularly described as part of Part
1, Plan 41R-8326, to be described by a new plan, south of Progress Drive and consisting
of 4.86 Acres of land;
BE IT THEREFORE ENACTED by the Council of the Town of Tillsonburg as follows:
1) That the Agreement attached hereto as Schedule A forms part of this by-law;
2) THAT the authorization is hereby given for the sale of those lands described as
Part of Lots 1 and 2, Concession 5 North of Talbot Road, more particularly
described as part of Part 1, Plan 41R-8326, to be described by a new plan, south
of Progress Drive and consisting of 4.86 Acres of land, subject to those terms and
provisions outlined within the offer of purchase and sale as attached hereto;
3) That the Mayor and Clerk be hereby authorized to execute the attached agreement
on behalf of the Corporation of the Town of Tillsonburg; and
4) That this by-law shall come into force and take effect on the date of it is passed.
Read a first and second time this 28tth day of February, 2022.
Read a third and final time and passed this 28thth day of February 2022.
___________________________ MAYOR – Stephen Molnar
______________________________ CLERK – Michelle Smibert
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THE CORPORA TION OF THE TOWN OF TILLSONBURG
BY-LAW NUMBER 2022-___
A by-law to amend By-Law 4260 to appoint Directors to the Board of Management of the Tillsonburg Business Improvement Area (BIA), hereby established by The Corporation of The Town of Tillsonburg.
WHERAS it is deemed necessary and expedient to amend By-Law 4260.
BE IT THEREFORE ENACTED by the Council of the Corporation of the Town of Tillsonburg as follows:
1. THAT By-Law 4260 be amended to include Ben Cressman, Mike Bossy and Emily
Birtwell as a members of the Downtown Tillsonburg BIA Board of Management;
2. AND THAT By-Law 4260 be amended to remove Ann Hicks as a member of the
Downtown Tillsonburg BIA Board of Management;
3. THAT This By-Law shall come into full force and effect on the day of passing.
READ A FIRST AND SECOND TIME THIS 28th DAY OF FEBRUARY, 2022.
READ A THIRD AND FINAL TIME AND PASSED THIS 28th DAY OF FEBRUARY, 2022.
_______________________ MAYOR – Stephen Molnar
________________________
CLERK – Michelle Smibert
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THE CORPORATION OF THE TOWN OF TILLSONBURG
BY-LAW 2022-019
A by-law to confirm the proceedings of Council at its meeting held on February
28, 2022.
WHEREAS Section 5 (1) of the Municipal Act, 2001, as amended, provides that the
powers of a municipal corporation shall be exercised by its council;
AND WHEREAS Section 5 (3) of the Municipal Act, 2001, as amended, provides that
municipal powers shall be exercised by by-law;
AND WHEREAS it is deemed expedient that the proceedings of the Council of the Town
of Tillsonburg at this meeting be confirmed and adopted by by-law;
BE IT THEREFORE ENACTED by the Council of the Corporation of the Town of
Tillsonburg as follows:
1. All actions of the Council of The Corporation of the Town of Tillsonburg at its meeting
held on February 28, 2022, with respect to every report, motion, by-law, or other
action passed and taken by the Council, including the exercise of natural person
powers, are hereby adopted, ratified and confirmed as if all such proceedings were
expressly embodied in this or a separate by-law.
2. The Mayor and Clerk are authorized and directed to do all the things necessary to
give effect to the action of the Council of The Corporation of the Town of Tillsonburg
referred to in the preceding section.
3. The Mayor and the Clerk are authorized and directed to execute all documents
necessary in that behalf and to affix thereto the seal of The Corporation of the Town
of Tillsonburg.
4. That this By-Law shall come into force and take effect on the date it is passed.
READ A FIRST AND SECOND TIME THIS 28th DAY OF FEBRUARY, 2022.
READ A THIRD AND FINAL TIME AND PASSED THIS 28th DAY OF FEBRUARY,
2022.
_______________________________
MAYOR – Stephen Molnar
_______________________________
CLERK – Michelle Smibert
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