220614 Economic Development Advisory Committee Agenda
Economic Development Advisory Committee Agenda June 14, 2022 Page 1 of 3
The Corporation of the Town of Tillsonburg
Economic Development Advisory Committee
June 14, 2022
7:30 a.m.
Council Chambers
AGENDA
1. Call to Order
2. Adoption of Agenda
Proposed Resolution #1
Moved by:
Seconded by:
THAT the Agenda as prepared for the Economic Development Advisory
Committee meeting of June 14, 2022 be adopted.
3. Minutes of the Previous Meeting
Meeting Minutes May 10, 2022 Errors or Omissions
4. Disclosures of Pecuniary Interest and the General Nature Thereof
5. Closed Session
Proposed Resolution #2
Moved by:
Seconded by:
Economic Development Advisory Committee Agenda June 14, 2022 Page 2 of 3
THAT the Economical Development Advisory Committee move into Closed Session
to consider a personal matter about identifiable individuals, including municipal or
local board employees; under Section 239 (2)(b) of the Municipal Act.
5.1. Adoption of the Closed Session Agenda
5.2. Disclosures of Pecuniary Interest and the General Nature Thereof
5.3. Closed Session Items
5.3.1. Section 239 (2) (b) personal matters about identifiable individuals,
including municipal or local board employees;
6. General Business and Reports
6.1. Monthly Activity Update
6.2. Oxford Familiarization Tour Video
6.3. City of St. Thomas Acquiring 800 Acres of land for Economic Development
7. Planning Items Circulation
7.1. Applications for Official Plan Amendment & Zone Change OP 22-06-7, ZN
7-22-06- 133 North Street East
7.2. Site Plan Application TSPC 7-219 (1444 Bell Mill Side Rd)
8. Community Strategic Plan
8.1. Town Hall Task Force
8.2. Affordable and Attainable Housing Committee
8.3. Boundary Adjustment Committee
8.4. Physician Recruitment & Retention Committee
9. Community Organization Updates
9.1. Downtown Business Improvement association
Economic Development Advisory Committee Agenda June 14, 2022 Page 3 of 3
9.2. Tillsonburg District Chamber of Commerce
9.3. Tillsonburg District Real Estate Board
10. Round Table
11. Next Meeting
DATE
12. Adjournment
Proposed Resolution #3
Moved by:
Seconded by:
THAT the Economic Development Advisory Committee Meeting of June 14, 2022
be adjourned at________.
Please contact the Staff Liaison listed below if you have any concerns.
Gina Armand, Records & Legislative Coordinator
garmand@tillsonburg.ca
Page 1 of 3
The Corporation of the Town of Tillsonburg
Economic Development Advisory Committee Meeting
May 10, 2022
7:30 a.m.
Council Chambers
MINUTES
Present:
Kirby Heckford, Dane Willson, Steve Spanjers, Deb Gilvesy, Cedric Tomico, Suzanne
Renken, Mayor Stephen Molnar, Lisa Gilvesy, Jesse Goossens (Chair)
Absent with Regrets:
Andrew Burns, Randy Thornton
Also Present:
Cephas Panschow, Development Commissioner
Kennedy Atkinson, Acting Executive Assistant
Kyle Pratt, Chief Administrative Officer
1. Call to Order
The Chair called this meeting to order at 7:32 a.m.
2. Adoption of Agenda
Resolution #1
Moved by: Suzanne Renken
Seconded by: Lisa Gilvesy
THAT the Agenda as prepared for the Economic Development Advisory Committee
meeting of May 10, 2022, be adopted.
CARRIED
3. Minutes of the Previous Meeting
Resolution #2
Moved by: Dane Willson
Seconded by: Kirby Heckford
THAT the minutes prepared for the Economic Development Advisory Committee
meeting of April 12 2022 be adopted.
Page 2 of 3
CARRIED
4. Disclosures of Pecuniary Interest and the General Nature Thereof
No Disclosures of Pecuniary interest and the general nature thereof
5. General Business and Reports
5.1. Meeting time – Hybrid
The committee decided that they wish to continue with the 7:30 a.m. time.
5.2. Monthly Activity Update
Cephas Panschow provided a monthly update.
5.3. Oxford Familiarization Tour Video
Cephas Panschow will send the link of this video to the Committee.
6. Closed Session
Resolution #3
Moved By: Dane Willson
Seconded By: Kirby Heckford
THAT the Economic Development Advisory Committee move into closed session to
discuss several confidential land investment proposals.
CARRIED
7. Community Strategic Plan
7.1 Town Hall Task Force
Staff have met with Strathallen and Council is looking for report in May.
7.2 Affordable and Attainable Housing Committee
Currently no updates. The Affordable and Attainable Housing Advisory Committee is
waiting on the County housing master plan to be returned. It was questioned if the
Town of Tillsonburg could see an 8-12 storey development to make better use of the
land available
Resolution #4
THAT the Economic Development Advisory Committee recommend Council
reassess the height limits imposed on multi family high rise buildings within Town
boundaries.
Mover: Dane Willson
Seconder: Suzanne Renken
CARRIED
7.3 Boundary Adjustment Committee
Page 3 of 3
The Boundary Adjustment Committee with currently working with the county and
have a scheduled meeting next week.
7.4 Physician Recruitment & Retention Committee
There has been no committee meeting yet this year. The Tillsonburg Hospital
will be getting a new CEO in June.
8. Community Organization Updates
8.1 Downtown Business Improvement Association
8.1.1 Patios
This item was circulated for information.
8.2 Tillsonburg District Chamber of Commerce
The Tillsonburg District Chamber of Commerce provided an update on recent
and upcoming events including the 2022 Awards of Excellence, the TDCC Open,
Business After Five, and the Provincial Election "Meet the Candidates Event”.
8.3 Tillsonburg District Real Estate Board
Dane Willson provided a monthly update report on the current real estate
statistics
9. Round Table
The Committee members discussed the water retention pond at the Bridges
Development and questioned if the dirt can be relocated at VanNorman Innovation
Park.
Lisa Gilvesy will provide an update/ information on Green Theory Design.
10. Next Meeting
May 10, 2022
11. Adjournment
Resolution #5
Moved by: Cedric Tomico
Seconded by: Suzanne Renken
THAT the May 10, 2022 Economic Development Advisory Committee meeting be
adjourned at 842. a.m.
CARRIED
Monthly Activity Update – (June 2022)
Prepared for the Economic Development Advisory Committee
Project Name/Reference Status
Economic Development Strategy
Update
Approved in principle on March 14, 2022. Implementation items will be
noted here as initiated/updated.
Future Industrial Growth Report with recommendation regarding the Real Estate Services RFP
being prepared for Council review/approval
High Tech Manufacturing Sub-
cluster Action Plan
Kick-off event being planned with preparation work, including webpage,
launch video, etc, continuing. Cluster webpage has been created at:
www.Tillsonburg.ca/hightech
Lead Generation 40 lead opportunities opened year to date
Post-Secondary Education
Enhancements
Working on supporting increased engagement between high school and
local businesses through enhancements to Career Studies courses.
Providing speakers for in various occupations as requested by students.
Town Hall Project Space Needs Design, Site/Project Analysis, and IT Modernization work
completed with Town Hall recommendation brought to Council on
February 28, 2022. Reviewing revised proposal from Strathallen with
staff report being prepared for Council’s consideratoin.
Van Norman Innovation Park Absolute Title Plan registered December 21, 2021
Plan of Subdivision (M-Plan) registered May 16, 2022
Reference Plan (R-Plan) registered May 27, 2022
Property transfer to various purchasers now being scheduled for
completion!
*Note: Receipt of registered plans often lagged actual registration date
by a few days, e.g. M-Plan registered May 16 with plan received on May
24.
Wayfinding Signage Update Installation is nearing completion with final “entrance” signs scheduled to
be installed the week of June 13.
Note: Council approved Indigenous Site Wayfinding signage on Quarter
Town Line at the Tillsonburg Minor Soccer Club property in recognition
of the historical Indigenous presence at this location and in response to
a request from the Tillsonburg Historical Society.
2 Simcoe St Staff reviewed this property standards issue with Building Department
and with various options being considered. Will bring forward.
Discover Tillsonburg Spring 2022 issue is being replaced with a pull-out section in the
Tillsonburg News 150th Anniversary edition with a magazine edition
returning in the Fall
FOR IMMEDIATE RELEASE – June 8, 2022
City of St. Thomas Assembles Land for Mega Site Development
The City of St. Thomas and the St. Thomas Economic Development Corporation are pleased to report that
the City has entered into binding agreements to acquire over 800 acres of land in the northeast area of
St. Thomas for strategic economic development purposes.
With global investment in manufacturing and processing ramping up and a general shortage of available
high quality industrial land, the City recognized that providing one of the largest shovel-ready mega sites
in Ontario would be one of the key components in the attraction of large investment to the region.
St. Thomas Mayor Joe Preston said “I’m thrilled that we’ve been able to work with our neighbours to get
to this point where we can now openly welcome potential investors to our community to not only see a
site that we are proud to promote, but to learn about all of the other advantages that St. Thomas and
Elgin County have to offer. This investment in our future will be key to furthering economic growth in our
community.”
While there is no imminent investment on the short-term horizon, this strategic path has proven to be
the right one. Over the last several months, a number of projects that would result in long-term
investment and employment in the area have presented themselves and the City has had the opportunity
to showcase itself as the right place to be for these significant growth opportunities.
St. Thomas Economic Development CEO Sean Dyke said that “More often than not, companies are looking
to have shovels in the ground for large investments in months rather than years and I am exceptionally
pleased that the City has chosen to take this strategic path forward to encourage a level of long-term
success and economic sustainability that will be felt not just in St. Thomas, but across the entire region.”
Due diligence is currently being completed on all of the subject lands, with the intent to fully transfer them
to City ownership in late summer.
Contact:
Mayor Joe Preston
City of St. Thomas
(519) 631-1680 ext. 4131
mayor@stthomas.ca
Sean Dyke, CEO
St. Thomas EDC
(519) 319-9604
sdyke@stthomas.ca
DATE: May 17, 2022
TO: Shayne Reitsma, P.Eng, Manager of Engineering
Eric Gilbert, Senior Planner
Geno Vanhaelewyn, Chief Building Official
Christopher Baird, Director of Recreation, Culture, and Parks
Greg Simon, Development Review Engineer
Michael Kilgore, MTO
Richard Sparham, Manager of Public Works
Derek Schonewille, THI Technologist
Shane Caskanette, Fire Chief
Cephas Panschow, Development Commissioner
FROM: Thomas Louws, Development Engineering Technologist
RE: Site Plan Approval Application TSPC 7-219 – 1st Submission
Applicant: West Wind Properties Inc.
Owner: West Wind Properties Inc.
PT LT 11 CON 4 NTR MIDDLETON AS IN 444146;
TILLSONBURG
Town of Tillsonburg, County of Oxford
The Town of Tillsonburg has received the 1st submission for Major Site Plan to build two buildings in stages,
totally a combined square footage of 19832 sq. ft. with associated parking and SWM.
We have attached the following for your review:
1. Site Plan Application
2. Stormwater Report - (Stonecrest Engineering, April 22, 2022)
3. Site Plan -(Stonecrest Engineering, April 22, 2022)
4. Grading and Servicing – (Stonecrest Engineering, April 22 , 2022)
5. Catchment Plans – (Stonecrest Engineering, April 22, 2022)
6. Details – (Stonecrest Engineering, April 22,
In order to assist in making a planning decision, we would appreciate receiving your comments regarding the
application on or before June 16th, 2022. Please submit your comments to Thomas Louws, Development
Engineering Technologist at tlouws@tillsonburg.ca
Regards,
Thomas Louws
Engineering Development Technologist
Tillsonburg Engineering Services
The purpose of the Official Plan amendment is to re-designate the
subject lands from ‘Service Commercial’ to ‘Residential’ &
‘Medium Density Residential’ to facilitate the development of 6
street fronting townhouse dwellings, and to retain the existing
single detached dwelling on the property.
The proposed zone change will rezone the properties from
‘Service Commercial (SC)’ to ‘Special Low Density Residential
Type 3 Zone (R3-sp)’; the following special provisions are
requested:
Reduce the minimum lot area for an end townhouse unit
from 330 sq m to 259 sq m;
Reduce the minimum lot frontage for an interior townhouse
unit from 8 m to 7.3 m;
Reduce the minimum lot frontage for an end townhouse unit
from 11 m to 9.1 m;
Reduce the interior side yard width for an end townhouse
unit from 3 m to 1.8 m;
Increase the maximum permitted lot coverage from 40 % to
46%;
The subject lands front on the south side of North Street East,
west of Tillson Avenue, are legally described as Lot 17, Plan 41M -
205, and are known municipally as 133 North Street East.
PLANNING JUSTIFICATION REPORT
PROPOSED TOWNHOUSE DEVELOPMENT
133 NORTH STREET EAST
TILLSONBURG, ONTARIO
21067
April 14, 2022
PLANNING JUSTIFICATION REPORT
PROPOSED TOWNHOUSE DEVELOPMENT
133 NORTH STREET EAST, TILLSONBURG, ONTARIO
TABLE OF CONTENTS
PAGE
1.0 INTRODUCTION 1
2.0 SUBJECT LANDS 1
3.0 SURROUNDING LAND USES 4
4.0 ARCHITECTURAL ELEVATIONS 9
5.0 PROPOSED AMENDMENTS 9
5.1 PROPOSED OFFICIAL PLAN AMENDMENT (OPA) 9
5.2 PROPOSED ZONING BY-LAW AMENDMENT (ZBA) 11
6.0 PLANNING IMPACT ANALYSIS 12
6.1 PROVINCIAL POLICY STATEMENT 12
6.2 COUNTY OF OXFORD OFFICIAL PLAN 13
6.3 TOWN OF TILLSONBURG ZONING BYLAW 3295 15
7.0 TECHNICAL STUDIES 17
7.1 SERVICING REPORT 17
8.0 SUMMARY AND CONCLUSIONS 18
9.0 REFERENCES - STUDIES 19
Page 1
21067
April 14, 2022
PLANNING JUSTIFICATION REPORT
PROPOSED TOWNHOUSE DEVELOPMENT
133 NORTH STREET EAST, TILLSONBURG, ONTARIO
1.0 INTRODUCTION
This report provides planning impact analysis regarding the proposal of Tillsonburg Developments Inc.
and W. H. Developments Inc. for the development of 6 street-fronting townhouse dwelling units on
lands located on the retained parcel resulting from a recent land severance provisional consent of the
Oxford County Land Division Committee, subject to four conditions. The subject property is located at
133 North Street East in the northeast portion of the Town of Tillsonburg, County of Oxford, Ontario, as
depicted in Figure 1 herein. The severed parcel contains the existing single detached dwelling that is
connected to full municipal services. The proposed development of 6 street fronting townhouse
dwelling units on the retained parcel as depicted on Figure 2 herein would make efficient use of the
existing municipal services subject to new connections to the subject property. In the reconstruction of
North Street by the Town of Tillsonburg in 2014, the vacant portion of the parcel was proposed to be
developed as two single detached dwellings and the existing single detached dwelling was also serviced
at this time. There is an existing fire hydrant located on the east side of the site that will be relocated
slightly to support the proposed construction of the townhouse dwelling units.
The proposal requires an amendment to the Official Plan for the County of Oxford (OPA) as well as an
amendment to the Zoning Bylaw for the Town of Tillsonburg (ZBA). A pre-consultation meeting with the
County of Oxford occurred on October 28th, 2021 to discuss the proposed applications and submission
requirements. All information identified as required to support the OPA and ZBA will be submitted
concurrently with applications to the County of Oxford and the Town of Tillsonburg respectively. The
proposed townhouse dwelling units will be subject to site plan control to address detailed matters
under Section 41 of the Planning Act and will be future freehold ownership opportunities through part
lot control exemption.
2.0 SUBJECT LANDS
The property which is the subject of the OPA and ZBA proposals is located on the south side of North
Street East, lying between Coulthard Street and Tillson Ave (see Figure 1). The legal description of the
subject property is Lot 17 on Registered Plan 41M-205, in the Town of Tillsonburg, County of Oxford.
The Oxford County Land Division Committee granted provisional consent on March 3rd, 2022 to sever
the existing single detached dwelling unit with approximately 754.1 square meters and to retain the
Page 2
Figure 1: Subject Lands
Page 3
Figure 2: Proposed Site Plan
Page 4
date of March 30, 2022. No appeals have been confirmed. The retained parcel is the subject of the
vacant lands east of the dwelling comprising approximately 1780.9 square meters subject to an appeal
proposed 6 townhouse dwelling units. The subject lands are very flat and only have a few trees in the
northwestern area of the site. Figure 3 herein shows the severance of the single-detached unit. Both
the severed and retained parcels require an OPA designation change from Service Commercial to
Medium Density Residential. The retained parcel will require a zoning change from Service Commercial
Special to site-specific Low Density Residential Type 3 (R3-XX) for the proposed townhouse dwelling
units. The severed parcel will also require a zoning change to Low Density Residential Type 3 (R3).
Figure 3 depicts the two parcels which are the subject of the provisional consent.
Subject to final consent for the land severance, the property subject of the street fronting townhouse
dwelling units’ proposal comprises 47.49 meters frontage on North Street East and 35.37 meters depth
for an approximate area of 1780.9 square meters or .178 hectares.
3.0 SURROUNDING LAND USES
In terms of existing land use, the site is primarily surrounded by one and two-storey single detached
dwelling development as depicted on Figure 4 herein all of which are a combination of brick and siding
building materials.
East of the subject lands at 143 North Street East is Danbrook Automotive with its parking lot situated
on an adjacent parcel to the east with a single detached dwelling located at the southwest corner of
North Street East and Tillson Avenue followed by two single detached dwellings fronting on Tillson
Avenue. Further east of the subject lands beyond Tillson Avenue are primarily single detached
dwellings. To the immediate south abutting the subject property are four single detached dwellings
fronting on Sandy Court. There is also a vacant lot south of the existing single detached dwelling that is
a stormwater management pond for Sandy Court. To the north are seven single detached dwellings
between the Canadian Pacific Railway (CPR) line and Cranberry Road. Further south beyond Sandy
Court is an inactive railroad that has been converted into a paved trail network by the Town of
Tillsonburg. This paved trail continues past Broadway (west of subject property) and ends just west of
Tillson Avenue. Further east of Tillson Avenue the trail continues on as a gravel trail. The trail also
connects to a gravel trail going north and south alongside the active Canadian Pacific Railway, this trail
provides a point of access for future residents to the paved trail south of the subject property. The trail
provides passive recreational opportunities for surrounding areas as well as for the proposed
development.
Further south beyond the paved trail is Martinrea which is an industrial use located at 301 Tillson Ave
approximately 300 meters from the subject property. Southeast of the paved trail is Kissner Milling
Company Limited which is also an industrial use located at 22 Clarke Street East.
West of the subject lands is a single detached dwelling located at 131 North Street East followed by the
Canadian Pacific Railway right-of-way, tracks, trail network and a broad wooded area designated as
Open Space by the County of Oxford Official Plan which is identified on Figure 4. Further west of the
subject lands beyond the active CPR Railway tracks on the south side of North Street East is 101 North
Street East, which was recently developed with rental units that comprise one and two-storey
townhouse dwelling units. These townhouse dwelling units are a mix of brick and siding building
materials, ensuring that the proposed development would be compatible with the nearby existing
residential development. This development is comprised of 59 townhouse dwelling units. It should be
noted that the development at 101 North Street is sufficiently recent so as not to show on Figure 4
aerial photography. Further west of 101 North Street East is Northcrest Estates subdivision (Phase 1 is
Page 5
Figure 3: Severance of Single Detached Unit, Retained Parcel for Townhouse Development
Page 6
Figure 4: Surrounding Land Use
Page 7
south of North Street East and Phase 2 is north of North Street East), which is composed of a mix of
single-detached dwellings and townhouse dwelling units that also use a mix of building materials and
are mostly 2 storey in height. Phase 1 of Northcrest Estates is currently finishing development with
Phase 2 development proposed for summer 2022.
The site is a prime area for infill development of vacant land on existing full municipal services with no
natural heritage features directly adjacent to the subject lands. In addition, there are existing sidewalks
on both sides of North Street East providing for ready pedestrian access to surrounding areas including
nearby commercial and recreational uses.
The following photos depict surrounding land uses:
Looking south at the existing single detached dwelling located at 133 North Street East, to be
severed
Photo: Trevor Benjamins, 23 February 2022
Page 8
Looking south at retained lot proposed for street fronting townhouse dwelling units
Photo: Trevor Benjamins, 23 February 2022
Looking southwest at retained lot proposed for street fronting townhouse dwelling units
Photo: Trevor Benjamins, 23 February 2022
Page 9
Recently developed 101 North Street East, 2 Storey Townhouse Rental units
Photo: Trevor Benjamins, 11 March 2022
4.0 ARCHITECTURAL ELEVATIONS
The proposed development consists of 6 two-storey street-fronting townhouse dwelling units with
attached single car garages. As has been noted, heights of surrounding existing residential development
are a mix of one, one and a half, and two-storey dwellings. The recently developed 101 North Street
East consists of one and two-storey townhouse dwelling units which also use a mixture of building
materials of both brick and siding. The building materials that will be used in the proposed development
will be a mix of brick and siding, with board and batten in the gable ends of each unit. This should ensure
that the proposed townhouse dwelling units would be compatible with surrounding land uses. The
proposed architectural elevations of the townhouse dwelling units are shown on Figure 5 herein.
5.0 PROPOSED AMENDMENTS
5.1 PROPOSED OFFICIAL PLAN AMENDMENT (OPA)
The purpose of the proposed amendment to the Oxford County Official Plan (OP) is to change the
designation of the subject property from Service Commercial to Residential and Medium Density
Residential (see Appendix A maps) to permit the 6 street-fronting townhouses which, as was addressed
in Section 4.0 herein, will be compatible with existing residential development in the vicinity. The OPA
would also apply to the existing single detached dwelling located on the severed parcel. Specifically, the
OPA would change the designation of both the severed and retained parcels on OP Schedule “T-1” Town
of Tillsonburg Land Use Plan from Service Commercial to Residential as well as changing the designation
of both the severed and retained parcels to Medium Density Residential on OP Schedule “T-2” Town of
Tillsonburg Residential Density Plan.
Page 10
Figure 5: Architectural Elevations
Page 11
OP Section 8.2.5 Medium Density Residential Areas stipulates minimum net residential density shall be
31 units per hectare and have a maximum of 62 units per hectare. Medium Density Residential is
appropriate to the proposed development because the resulting density would marginally exceed the
Low Density Residential Areas 30 units per net hectare maximum at 33.7 units per net hectare per OP
Section 8.2.4 Low Density Residential Areas.
5.2 PROPOSED ZONING BYLAW AMENDMENT (ZBA)
The subject property is currently zoned on Schedule ”A” Key Map 7 of the Town of Tillsonburg Zoning
Bylaw 3295, as amended (ZB) as Service Commercial Special SC-10(H) (see Appendix B map). The
proposed ZBA would change the zoning of the retained parcel to site-specific Low Density Residential
Type 3 (R3-XX).
The R3 Zone permits the following uses per ZB Section 8.1 LOW DENSITY RESIDENTIAL – TYPE 3 ZONE
(R3).
a converted dwelling, containing not more than 4 dwelling units.
a single detached dwelling, converted dwelling, duplex dwelling or semi-detached dwelling
existing on the date of passing of this By-Law, in accordance with the provisions contained in
Section 7.2.
a group home, in accordance with the provisions of Section 5.12 of this By-Law;
a home occupation, in accordance with the provisions of Section 5.13 of this By-Law;
a public use in accordance with the provisions of Section 5.27 of this By-Law;
a multiple-unit dwelling, containing not more than 4 dwelling units;
a street fronting townhouse dwelling
Section 8.2 of the ZB provides zoning regulations for street fronting townhouse dwelling units. There are
a total of four requested site-specific provisions required for the proposed site plan as follows:
1. Minimum lot area for an end unit 322 square meters as opposed to 330 square meters per ZB
Section 8.2
2. Minimum lot frontage of 7.3 meters for each townhouse dwelling unit as opposed to 8 meters
per dwelling unit as well as 9.1 meters for the two end units as opposed to 11 meters per ZB
Section 8.2.
3. Minimum interior side yard setback of 1.8 meters as opposed to 3 meters for end dwelling units
per ZB Section 8.2.
4. Increase the maximum lot coverage of 45.1% as opposed to 40% required per ZB Section 8.2.
Accordingly, the following site-specific R3 zoning is proposed:
Location: Lands West of Tillson Ave, North of Sandy Court and South of North Street East, (R3-XX)
Notwithstanding any provision of this By-Law to the contrary, no person shall within any R3-XX use any
lot, or erect, alter or use any building or structure for any purpose except the following:
Lot Area Minimum 259m2 per dwelling unit or 322m2 for an end unit
Lot Frontage Minimum 7.3m per dwelling unit or 9.1m for an end unit
Interior Side Yard Minimum 1.8m
Page 12
Lot Coverage Maximum 45.1% of the Lot Area.
That all other provisions of the R3 Zone in Section 8.2 of this By-Law, as amended, shall apply, and
further that all other provisions of this By-Law, as amended, that are consistent with the provisions
herein contained shall continue to apply mutatis mutandis.
The severed parcel with the single detached dwelling would be rezoned from Service Commercial
Special SC-10(H) to the standard Low Density Residential Type 3 (R3) zone. The setbacks for the existing
single detached dwelling located on the severed parcel would meet the R3 zone provisions. Accordingly,
the severed parcel with the single detached dwelling would be rezoned from Service Commercial Special
SC-10(H) to the standard Low Density Residential Type 3 (R3) zone.
6.0 PLANNING IMPACT ANALYSIS
6.1 PROVINCIAL POLICY STATEMENT
The Provincial Policy Statement (PPS) came into effect on May 1st, 2020 and provides policy direction on
matters of provincial interest related to land use planning and development within the Province of
Ontario under the Planning Act. Decisions of municipalities regarding proposed land division such as
OPAs and ZBAs are required to be consistent with applicable PPS policy under Planning Act legislative
authority. The proposed OPA and ZBA to permit 6 street-fronting townhouse dwelling units subject to
site plan approval under Section 41 of the Planning Act would be consistent with PPS policy as follows:
• The proposed street-fronting townhouse dwelling units would add to the Town’s mix of
residential densities and be a relatively affordable market-based housing option further to PPS
Section 1.1.1 b).
• The proposed development would be compact, cost-effective and efficient land use that would
minimize land consumption and servicing costs further to PPS Section 1.1.1 a) and 1.1.1. e).
• The Town of Tillsonburg is one of the primary, fully serviced settlement areas of Oxford County
intended to be the focus of growth and development and the proposed development would be
an enhancement to its vitality and regeneration further to PPS Section 1.1.3.1.
• The proposed development would efficiently use land and resources and be connected to full
municipal services. The proposed development would use existing infrastructure efficiently as
the services were planned for residential development and are immediately available. This
would avoid the need for unjustified and uneconomical expansion of services further to PPS
Section 1.1.3.2 a) and b).
• The surrounding land uses are already under development or developed for residential purposes
and the proposed development would provide additional supply and range of housing options
through intensification further to PPS Section 1.1.3.3.
• The lands west of the subject property have recently been approved for residential
development of similar townhouse dwelling units and the subject property is adjacent or
proximate to existing residential development north, west, east and south of the subject
property. The proposed development would have a compact form and allow for efficient land
use and infrastructure use further to PPS Section 1.1.3.6.
Page 13
• As the proposed development would change the designation of land from Service Commercial
to Residential, it would be a conversion of an employment area to residential land so subject to
PPS Section 1.3.2.5. It should be noted this Service Commercial Area of Tillsonburg has not
been identified as provincially or regionally significant. As will be indicated in Section 5.2 of this
report, the County of Oxford Phase 1 Comprehensive Review (Hemson, 2020) concluded that
there would not appear to be an immediate need for additional commercial lands in Tillsonburg
which relates to PPS Section 1.3.2.5 a). Moreover, the subject property is relatively small and
has not been used for any commercial purpose for a considerable period of time. Moreover, the
existing dwelling to the west beyond the dwelling on the subject property is zoned as a Future
Development Zone (FD) so most likely legal non-conforming relative to its zoning. For these
reasons, the proposed OPA would not adversely affect the overall viability of the employment
area. Further, the subject property has access to existing service infrastructure as required by
PPS Section 1.3.2.5 c).
• The proposed development will assist the Town in enhancing the range and mix of housing
options and densities available in the immediate area further to PPS Section 1.4.1
• If approved, the density of the proposed development of street-fronting townhouse dwelling
units would efficiently use land, infrastructure, and public service facilities further to PPS Section
1.4.3 d).
• The proposed development would contribute to establishing development standards for
residential intensification, minimizing the cost of housing, and facilitating compact form further
to PPS Section 1.4.3 f).
• As will be addressed in Section 7.1 of this report, the proposed development would be
connected to full municipal services which are the preferred form of servicing for settlement
area, thus protecting the environment and minimizing potential risks to human health and
safety further to PPS Section 1.6.6.2.
Conclusion: Based on the foregoing analysis, the proposed development would be consistent with the
PPS.
6.2 COUNTY OF OXFORD OFFICIAL PLAN
The County of Oxford Official Plan (OP) was adopted by Oxford County Council on December 13th, 1995,
and was approved by the Ministry of Municipal Affairs and Housing on March 31st, 1997. The County OP
was updated by OPA No. 256 which was approved by the County of Oxford on February 10th, 2021. The
subject lands are currently designated as Service Commercial on Schedule “T-1” Town of Tillsonburg
Land Use Plan and, as a result, the subject lands are not designated on Schedule “T-2” Town of
Tillsonburg Residential Density Plan. Both of these schedules are found herein in Appendix A. The
subject lands are located on North Street East (Oxford County Road No. 20), which is an Arterial Road
based on Town of Tillsonburg Transportation Network Plan Schedule “T-4”.
The proposed development is grouped and laneway access to each of the townhouse units is limited
with 3 shared driveways, therefore, conforming with OP Section 5.1.2.1 Development Adjacent to
County Roads. The proposed development also has municipal lighting located across the street which
will assist future residents in accessing these driveways.
Page 14
The parcel of land that is going to be severed for the development of the townhouse dwelling units, is an
underutilized parcel in a built-up residential area with full municipal service availability further to OP
8.2.1 Accommodating Housing Demands thereby reducing energy consumption, decreasing the
financial burden of underutilized municipal services, and relieving pressure for development of natural
areas and open spaces.
The proposed development conforms with the OP Section 8.2.2.1 Affordability in that typically
townhomes are a more cost-effective option to construct over single detached dwellings.
The proposed development would provide an option for residential intensification as the land is
currently vacant and medium density residential is being proposed. The proposed development
consisting of street fronting townhouse dwelling units gives an opportunity to increase the variety and
affordability of dwelling types within the Town. The subject property is vacant in an area of Tillsonburg
that is substantially developed so within the built area and, therefore, in conformity with OP Section
8.2.2.1 Residential Intensification.
The proposed development of the townhouse dwelling units is 33.7 units per net hectares marginally
above the Low Density Residential Areas maximum of 30 units per hectare (which primarily applies to
surrounding residential development) but well below the Medium Density Residential maximum of 62
units per net hectare. In addition, townhouses are permitted by both the Low Density Residential Areas
and the Medium Residential Areas policies.
The proposed development of 6 street fronting townhouse dwelling units conforms with OP Section
8.2.5 Location criteria for further designation as follows:
• The shared laneway access to each townhouse dwelling unit directly abuts North Street which is
an Arterial Road, ensuring traffic generated would not have to flow through surrounding
residential areas.
• The proposed development is within the Town of Tillsonburg which ensures it is close to the
commercial opportunities within a very short distance.
• The proposed development is in close proximity to recently developed townhouses at 101 North
Street East.
The proposed development of 6 street fronting townhouse dwelling units also conforms with OP Section
8.2.5 Site Specific Evaluation Criteria. as follows:
• The subject property is sufficiently sized to accommodate the proposed development and is
compact in a form that minimizes the impact on adjacent single detached dwellings. Required
R3 Zone rear yard setbacks would be maintained and any required landscaping can be
addressed during the site plan approval process.
• The proposed development has 3 shared driveways (6 total) abutting the Arterial Road, which
creates a low amount of added traffic slow-down for this type of road.
• The proposed development will be connected to full municipal services, including water, storm
sewers, and sanitary sewers, as well as hydro.
• Off-street parking is provided through shared driveways and individual unit garages; private
amenity areas will be provided on the rear yards of each unit.
• The retained parcel for the proposed townhouse development is a vacant, underutilized site
that has only a few trees and is otherwise level, mowed grass and located some distance from
the Open Space Area to the west. This ensures that the development of this site will not have
any impact on environmental resources within the Town.
OP Section 8.3.1.2 lists Service Commercial Areas among land use designations considered to be
Employment Lands. As was noted under PPS discussion, the Oxford County Phase 1 Comprehensive
Page 15
Review was prepared by Hemson Consulting Ltd in March 2020 provides population, household, and
employment forecasts from 2019 to 2039 for Oxford County as a whole as well as the Town of
Tillsonburg. This report will inform potential updates to the Oxford County Official Plan and assess
designated land needed within the Town of Tillsonburg.
The highlights relating to this proposed development from this study include the following:
• The Town of Tillsonburg contributed to 15.8% of the County of Oxford population growth from
2001 to 2016. (Table 8, Page 18)
• Population of Tillsonburg grew from 2001 (14,610) to 2016 (16,310). (Table 6, Page 17)
• From the 16,310 population recorded in 2016, the population is expected to grow by 5,840
residents within Tillsonburg by 2046. (Table 23, Page 41)
• The total household unit growth is expected to grow by 2,047 units within the Town of
Tillsonburg by 2039. (Table 35, Page 54)
• The Town of Tillsonburg is also expected to grow as a place of work, as well as offer more
employment lands to meet projected needs. (Table 25, Page 42)
• Within the Town of Tillsonburg there could be a surplus of residential land projected in serviced
areas by 2039 by 66 hectares. (Table 37, Page 57)
• Within the Town of Tillsonburg there are 18 hectares of vacant or underutilized commercial or
Institutional land within the city. (Table 40, Page 61)
Although it was concluded that there could be a potential surplus of residential designated land within
the Town by 2039, the Town is still expected to grow and will continue to need residential land. The
report also highlights the vacant land supply for commercial or institutional land concluding:
“Overall, there would not appear to be an immediate need for additional commercial or institutional
lands to accommodate the job growth expected for most Area Municipalities.” (Page 61, Last Paragraph)
Given the foregoing conclusions noted in the Comprehensive Review, there are no material negative
impacts of the proposed OPA to convert this vacant Service Commercial property to Residential and
Medium Density Residential Areas, especially given the relatively minor extent of the proposed
redesignation. Further, the proposed development would conform with the Medium Density Residential
Areas policies of the OP.
Conclusion: Based on the foregoing analysis, the proposed development would conform with the OP.
6.3 TOWN OF TILLSONBURG ZONING BYLAW NO. 3295
The Town of Tillsonburg Zoning Bylaw (ZB) No. 3295, as amended, was passed by Council on May 28th,
2008. Both the severed and retained parcels are currently zoned as Service Commercial Special SC-10
(H). ZB Section 14.5.10 contains the SC-10(H) regulations:
14.5.10 LOCATION: NORTH STREET, BETWEEN TILLSON AVENUE AND THE CP RAILWAY, SC-10(H)
14.5.10.1 Notwithstanding any provision of this By-Law to the contrary, no person shall within any
SC-10 (H) Zone use any lot, or erect, alter or use any building or structure for any purpose
except the following permitted interim uses:
Page 16
14.5.10.1.1 RESIDENTIAL USES
an existing single detached dwelling.
14.5.10.1.2 NON-RESIDENTIAL USES
a builder’s supply shop and yard;
a farm implement dealer;
a farm produce retail outlet;
a motor vehicle sales establishment;
a public use in accordance with the provisions of Section 5.19 hereof;
a retail nursery;
a taxi stand or station;
a tire sales establishment;
a real estate office;
a Brewer’s Retail Outlet; and
all uses permitted in Table 14.1, provided the Holding (H) symbol is removed
in accordance with Section 14.5.10.3.1 of this By-Law.
14.5.10.3 Notwithstanding any provision of this By-Law to the contrary, no person shall
within any SC-10(H) Zone shall use any lot, or erect, alter or use any building
or structure except in accordance with the following provisions:
14.5.10.3.1 R REMOVAL OF THE HOLDING PROVISION
Development for uses not listed in Sections 14.5.10.1 of this By-Law, but
which would otherwise be permitted in Section 14.1, shall only be permitted
at such time as written confirmation that the property has been connected to
municipal sanitary sewer has been obtained from the County of Oxford and
the holding provision has been removed in accordance with the requirements
of the Planning Act, RSO 1990, as amended.
14.5.10.4 That all other provisions of the SC Zone in Section 14.2 of this By-Law, as
amended, shall apply, and further that all other provisions of this By-Law, as
amended, that are consistent with the provisions herein contained shall
continue to apply mutatis mutandis.
While the zone provisions permit the existing single detached dwelling, the only other uses permitted
are non-residential. Since the proposed development is for the purpose of residential land use, it is
appropriate that the severed lot containing the existing dwelling be also subject to the ZBA to change its
zoning to Low Density Residential Type 3 (R3) consistent with the proposed site-specific R3 zoning of the
townhouse dwellings.
The uses permitted in ZB Section 8.1 LOW DENSITY RESIDENTIAL – TYPE 3 ZONE (R3) are previously
stated in Section 5.2 of this report.
Zoning regulations for the proposed site-specific Low Density Residential Type 3 (R3-XX) zone are
provided by ZB Section 8.2 as follows relative to the proposed development as depicted on the Figure 2
Proposed Site Plan:
Page 17
The proposed site plan will have garbage stored internally within each of the townhouse dwelling units.
The site-specific zoning accommodations requested are reasonable and will result in development that
is compatible with the area.
It should be noted that the abutting commercial use to the east of the subject property zoned as Service
Commercial (SC) has approximately 12 meters westerly interior side yard setback thereby exceeding the
minimum 9 metres required under ZB Section 14.2 when a commercial property abuts a residential zone
which would apply if the property is rezoned as proposed.
The existing single detached dwelling would comply with R3 zoning regulations applicable to a single
detached dwelling per ZB Section 8.2.
Conclusion: Based on the foregoing analysis, the proposed development would conform with the Town
of Tillsonburg ZB subject to the proposed rezoning.
7.0 TECHNICAL STUDIES
7.1 SERVICING REPORT
Cyril J. Demeyere Limited prepared a Functional Servicing Report (FSR) for the proposed development
issued on April 6, 2022. The report outlines within Section 4 of the report how the subject property
would be connected to sanitary sewers as follows:
Standard Provisions of R3 Zone Proposed Zoning
Number of Dwellings or Dwelling
Units, Maximum
8 dwelling units per building 6 dwelling units per building
Lot Area, Minimum 240m2 per dwelling unit or
330m2 for an end unit
259m2 per dwelling unit or
322m2 for an end unit
(Requested site-specific
Provision)
Lot Frontage Minimum 8m per dwelling unit or 11m for
an end unit
7.3m per dwelling unit or
9.1m for an end unit
(Requested site-specific
Provision)
Lot Depth Minimum 30 m 35.38m
Front Yard Minimum Depth 7.5m 7.61m
Rear yard, minimum Depth 7.5m 10.09m
Interior Side Yard, Minimum Width 3m 1.8m
(Requested site-specific
Provision)
Setback, Minimum Distance from
Centerline of an Arterial Road
20.5m 23.12m
Lot Coverage, Maximum 40% of Lot Area 45.1%
(Requested site-specific
Provision)
Landscaped Open Space, Minimum 30% of Lot Area 46.8%
Height of Building, Maximum 11m 11m
Amenity Area, Minimum 48m2 per dwelling unit 101m2
Page 18
The sanitary servicing outlet for the proposed development is an existing 450mmø sanitary sewer which
runs directly in front of the proposed development on North Street. This sanitary sewer ultimately outlets
through a series of connecting sewers to the Tillsonburg Wastewater Treatment Facility. Each unit will
have a 100mmø PVC lateral connection individually connected to the 450mmø sanitary sewer on North
Street. The total sanitary design flow from all 6 units is calculated to e 0.42 l/s. All calculations were
completed in accordance with Oxford County Design Criteria.
Section 5 of the FSR stipulates how the subject property would be connected to municipal water as
follows:
As part of the construction of North Street circa 2014, new watermains were installed along its
length with a 250mmø watermain installed in this area to service this site. The base domestic demand
was calculated to be 0.09 l/s for the site with a 0.20 l/s may. day demand and 0.35 l/s peak hour
demand. The OBC fire flow requirement was calculated to be 75.0 l/s, while the FUS fire flow was
determined to be 113.0 l/s. The resulting max. day demand + fire flow, using the FUS fire flow, is 113.20
l/s with a peak hour flow of 0.35 l/s. Appendix B of the report provides more detailed calculations.
Section 6 of the FSR stipulates how the subject property would be connected to a municipal stormwater
main as follows:
Storm PDC’s will be provided to each of the individual units off the existing 525mmø storm main on
North Street.
As referenced throughout the FSR, the proposed development was planned in 2014 for residential
development. If approved, it would be connected to full municipal services that would adequately
service the proposed development.
8.0 SUMMARY AND CONCLUSIONS
Based on the foregoing discussion and analysis, the proposed OPA and ZBA for the medium density
townhouse residential development at 133 North Street East, Tillsonburg would be consistent with the
PPS and conform with the OP and ZB subject to rezoning. Moreover, it would be in the public interest
and would result in good land use planning.
The County of Oxford Phase 1 Comprehensive Review concluded (in Section 6.2) that there would not
appear to be an immediate need for additional commercial lands and the proposed OPA would not
adversely affect the overall viability of this relatively small employment area. The proposed
development also would constitute residential intensification and appropriate infilling on long vacant
land, providing home ownership opportunities in future, and facilitating a compact form. It would be
connected to full municipal services that are immediately available and have an adequate supply to
meet the needs of the proposed development.
The additional townhouse dwelling units would assist the Town of Tillsonburg in meeting its growth
projections and targets and, as noted, could potentially assist in achieving more relative affordability as
townhouse dwellings are generally more affordable to construct than single detached dwellings. The
subject property would have adequate setbacks from the easterly adjacent commercial property to
ensure the townhouse dwelling units are compatible with that use. The proposed development would
provide an additional supply range of housing options through intensification. The subject property is
an ideal site to further develop as it is sufficiently sized to accommodate the proposed development and
Page 19
is compact in a form that minimizes land consumption and potential impacts on adjacent single
detached dwellings.
The Town of Tillsonburg will also have the opportunity to address landscaping if required and other
detailed issues during the site plan approval process. The proposed development has shared driveways
which creates minimal added traffic slow-down on North Street East. Off-street parking is provided
through shared driveways and individual unit garages and private amenity areas will be provided on the
rear yards of each unit.
The proposed development would be consistent with the PPS and conform with the Medium Density
Residential Areas policies of the OP as well as the regulations of the ZB for the Low Density Residential
Type 3 (R3) Zone subject to the site-specific zoning regulations required which are reasonable and would
not impact compatibility. The severed parcel with the existing single detached dwelling would comply
with the standard Low Density Residential Type 3 (R3) zoning provisions.
9.0 REFERENCES - STUDIES
1. Hemson Consulting Limited, Phase 1 Comprehensive Review, 2020
2. Functional Servicing Report (FSR), Cyril J Demeyere Limited, April 2022
** ** **
All of which is respectfully submitted by,
Trevor Benjamins
OPPI Pre-candidate
Associate Planning Technician
Cyril J. Demeyere Limited.
And
Barbara G. Rosser, RPP, MCIP
Professional Land Use Planner
Associate to Cyril J. Demeyere Limited.
TB/kc
APPENDIX ‘A’
County of Oxford Official Plan,
Schedule "T-1" Town of Tillsonburg
Land Use Plan
County of Oxford Official Plan,
Schedule "T-2" Town of Tillsonburg
Residential Density Plan
County of Oxford Official Plan,
Schedule "T-4" Town of Tillsonburg
Transportation Network Plan
Subject
Property
Subject
Property
Subject
Property
APPENDIX ‘B’
Town of Tillsonburg Zoning Bylaw 3295,
as amended
Schedule "A" Key Map 7
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QUEEN STSC(H)
MG
STREET
R1
R2
SEE KEY MAP 6TILLSON AVENUEFOURTH
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NORTH STREET EAST
SEE KEY MAP 5
MGC P RSEE KEY MAP 16SEE KEY MAP 15R1-12
SIXTH
CLARKE ST
R2
KING STREETMG
LISGAR AVENUESTREET
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FIFTH ST
SC-10(H)SC
SEE KEY MAP 8SANDY CRTFDOS2OS1R2 R2R2-24
SCHEDULE "A"KEY MAP 7
Jan 13, 2021
TOWN OF TILLSONBURG
LATEST AMENDING BY-LAW:
NOTES: ALL DIMENSIONS ARE IN METRES.PRODUCED BY THE COUNTY OF OXFORD USING DATA UNDERLICENSE FROM THE UPPER THAMES RIVER AND GRAND RIVERCONSERVATION AUTHORITIES, TERANET ENTERPRISES INC.,AND THE PROVINCE OF ONTARIO, Copyright 2021.¹
!
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!100 YEAR FLOOD LINE
ENVIRONMENTAL PROTECTION 2 OVERLAY
See General Provisions 5.30.2
ENVIRONMENTAL PROTECTION 1 OVERLAY
See General Provisions 5.30.1
FLOOD AND FILL AREA
See General Provisions 5.8
2020-100
REGULATORY FLOOD AND FILL LINES#*#*#*#*#*#*#*#*SCALE 1:6,245
Subject
Property
YEAR TO DATE MONTHLY
2022 2021 % Difference 2022 2021 % Difference
$ value of Total Units Sold $594,252,658 $533,456,039 11.40%$123,520,375 $123,286,138 0.19%
$ value of Residential Units Sold $473,479,231 $449,808,581 5.26%$96,516,375 $116,198,682 -16.94%
$ value of Other Units Sold $120,773,427 $83,647,458 $27,004,000 $7,087,456
Total # of Units Sold 743 852 -12.79%148 192 -22.92%
# of Residential Units Sold 636 737 -13.70%134 179 -25.14%
# of Other Units Sold 107 115 14 13
Total # of New Listings 1187 1065 11.46%330 273 20.88%
Total # of New Residential Listings 980 876 11.87%291 228 27.63%
Total # of Other New Listings 207 189 39 45
Total # Currently on Market See Monthly Numbers 361
# of Residential Currently on Market See Monthly Numbers 261
# of Other Listings Currently on Mkt See Monthly Numbers 100
RESIDENTIAL SALES Accum.Accum.Month Reporting Month Reporting
BY PRICE CATEGORY 2022 TTL 2021 TTL 2022 2021 AVERAGE RESIDENTIAL SALE PRICE
$ - $299,999 7 21 3 2
$300,000 - $499,999 88 222 25 49
$500,000 - $599,999 100 175 16 43 2022 2021 % Difference
$600,000 - $699,999 125 116 36 30 MONTH $720,271 $649,155 10.96%
$700,000 - $799,999 100 79 18 15 YTD $744,464 $610,324 21.98%
$800,000 - $899,999 86 58 15 19
$900,000 - $999,999 54 25 5 8
$1,000,000 - 1,099,999 22 13 6 5
$1,100,000 - 1,199,999 49 8 9 8
Over - $1,200,000 5 20 1 0
Region: Elgin, Oxford, Norfolk
for “Tillsonburg District” definition see Region & Municipality below.
MLS® ACTIVITY FOR THE MONTH ENDING MAY, 2022
TILLSONBURG DISTRICT REAL ESTATE BOARD
All YTD Totals may not match the month to month cumulative total due to continuous, live updates of data combined with permitted timing of entry.
The information only represents MLS® listings sold and reported through ITSO. The information has been drawn from sources deemed to be reliable,
but the accuracy and completeness of the information is not guaranteed. In providing this information, the Tillsonburg District Real Estate Board does not assume any responsibility or liability.
Municipality: Tillsonburg, Norwich Twp, SW Oxford, Bayham, Charlotteville, Delhi, Houghton, Middleton, N Walsingham, S Walsingham, Port Rowan, Town of Simcoe, Windham
Tillsonburg District Real Estate Board
1 Library Lane, Unit 202
Tillsonburg, ON N4G 4W3
Phone: 519-842-9361
Source: The Canadian Real Estate Association and the Tillsonburg District Real Estate Board MLS® System. REALTOR® is a trademark, which identifies real
estate professionals who are members of the Canadian Real Estate Association and, as such, subscribe to a high standard of professional service
and to a strict Code of Ethics.
TOWN OF TILLSONBURG’S REAL ESTATE MARKET REPORT FOR MAY, 2022
** It is important to note that the percentage of difference compared to May 2021
was significantly impacted by the newly implemented restrictions related to COVID-
19 and may not accurately reflect a real percentage of change for that time.
The number of homes sold through the MLS® System of the Tillsonburg District
Real Estate Board totalled 31 units in May 2022. This was a decrease of 34.0%
from May 2021.
On a year-to-date basis, home sales totalled a record 141 units over the first five
months of the year. This decreased by 25.4% from the same period in 2021.
The overall MLS® Home Price Index (HPI) composite/single-family benchmark price
was $661,200 in May 2022, a substantial gain of 22.2% compared to May 2021.
The average price of homes sold in May 2022 was $642,413, increasing by 8.9%
from May 2021.
The more comprehensive year-to-date average price was $690,691, rising 20.9%
from the first five months of 2021.
The number of new listings saw an increase of 47.6% from May 2021. There were
62 new residential listings in May 2022.
Active residential listings numbered 48 units on the market at the end of May up by
128.6% from the end of May 2021.
Months of inventory numbered 0.9 at the end of May 2022, up from 0.5 months
recorded at the end of May 2021. The number of months of inventory is the number
of months it would take to sell current inventories at the current rate of sales
activity.
CONTACT:
TDREB PRESIDENT 2022
Bryan Wiltshire
bryan@wiltshireteam.ca
519-842-7351
TDREB GR CHAIR
Dane Willson
dane@danewillson.ca
519-842-8418
TDREB EXECUTIVE OFFICER
Linda Van Hooren
tburgreb@bellnet.ca
519-842-9361
Source: The Canadian Real Estate Association & the Tillsonburg District Real Estate Board MLS® System. The trademark MLS®, Multiple Listing Service and the associated
logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professiona ls who are members of CREA.
TOWN OF TILLSONBURG
Year to Date Housing Market Update for May 2022*
*Based on residential data from the Tillsonburg District Real Estate Board MLS® System.
All percentage changes are year over year comparisons.
Home Sales down 25.4%
Home Sales numbered 141 units May 2022 YTD, down
25.4% compared to the 189 units sold May 2021 YTD.
Inventory change 80.0%
**May 2022 YTD had 0.9 months of
inventory, up from 0.5 months at the
end of May 2021.
New listings up 1.0%
There were 208 new listings May 2022
YTD, up 1.0% compared to 206 new listings
May 2021 YTD.
Benchmark price up 22.2%
The benchmark price was $661,200 May 2022
YTD, up 22.2 % from May 2021 YTD.
**The year-to-date months of inventory figure is calculated as average active listings from January to current month/average sales from Jan uary to current month.
Property Client Thumbnail
Client Thumbnail 127 BROADWAY St Tillsonburg MLS® #: 40243733
Active / Commercial Sale Price: $895,000.00
MLS®#:40243733
Region:Oxford Bldg Area Total:9,506
Municipality Area:Tillsonburg Lot Size Area:4,561.00
Neighbourhd/SubDist:Tillsonburg Lot Front:27.23
Property Sub Type:Building and Land Lot Depth:167.50
Business Type:Tax Amount:$8,077
Waterfront Y/N:No Tax Year:2021
Commercial investment opportunity. Retail/office property located in the prime core area of downtown Tillsonburg, next
to RBC Bank. Spacious display area of combined total of approximately 6889 sqft located on main floor and lower level.
New heating and A/C in 2021, main roof installed in 2016 and second floor roof installed in 2013. This well maintained
property features spacious open unencumbered display/office area. Second floor has administration and clerical area.
Ample street level and municipal parking nearby. Building is currently occupied by retail men's and ladies store in front as
well as a small beauty parlor in back. Building, freight delivery and beauty parlor have rear entry access at alley. Clothing
retail business may also be for sale
Client Thumbnail 1 LIBRARY Ln #201 Tillsonburg MLS® #: 40263768
Active / Commercial Lease Price: $1,250.00/Month Gross
Lease
MLS®#:40263768
Region:Oxford Bldg Area Total:990
Municipality Area:Tillsonburg Lot Size Area:
Neighbourhd/SubDist:Tillsonburg Lot Front:77.53
Property Sub Type:Part of Building Lot Depth:
Business Type:Tax Amount:
Waterfront Y/N:No Tax Year:
Central location! Excellent office location in the heart of Downtown. Lots of municipal parking, steps to all the Downtown
amenities. Unit is approximately 990 square feet at 1250 per month semi gross lease.
Client Thumbnail 1444 BELL MILL Sr Tillsonburg MLS® #: 40252986
Active / Commercial Lease Price: $6,700.00/Month Net
Lease
MLS®#:40252986
Region:Oxford Bldg Area Total:10,000
Municipality Area:Tillsonburg Lot Size Area:
Neighbourhd/SubDist:Tillsonburg Lot Front:608.34
Property Sub Type:Building Only Lot Depth:
Business Type:Tax Amount:$0
Waterfront Y/N:No Tax Year:2022
Excellent opportunity for large facility on main arterial road (Highway 3) in Tillsonburg Industrial zone. Facility features a
10,000 square foot unit with ample space for outside storage or parking available. Large paved parking area at front with
two dock level doors at the rear. 14' clear height throughout building. Triple net lease. Be sure to use the 3D tour to
explore the properties full potential!
Client Thumbnail 1444 BELL MILL Sr Tillsonburg MLS® #: 40252766
Active / Commercial Lease Price: $7.50/Sq Ft Net
MLS®#:40252766
Region:Oxford Bldg Area Total:30,000
Municipality Area:Tillsonburg Lot Size Area:7.07
Neighbourhd/SubDist:Tillsonburg Lot Front:608.34
Property Sub Type:Industrial Lot Depth:
Business Type:Tax Amount:$1
Waterfront Y/N:No Tax Year:2020
Excellent opportunity for large facility on main arterial road (Highway 3) in Tillsonburg Industrial zone. Facility features a
30,000 square foot unit with ample space for outside storage or parking available. Approximately 20,000 feet of air
conditioned space. Bright newly renovated entry/reception/showroom area and freshly updated washrooms. Large paved
parking area at front with rollup door and grade level loading. Rear features two dock level doors and one grade level
door. 14' clear height throughout building. Triple net lease. Be sure to use the 3D tour to explore the properties full
potential!
Client Thumbnail 1444 BELL MILL Sr Tillsonburg MLS® #: 40252706
Active / Commercial Lease Price: $7.50/Sq Ft Net
MLS®#:40252706
Region:Oxford Bldg Area Total:40,000
Municipality Area:Tillsonburg Lot Size Area:7.07
Neighbourhd/SubDist:Tillsonburg Lot Front:608.34
Property Sub Type:Industrial Lot Depth:
Business Type:Tax Amount:$1
Waterfront Y/N:No Tax Year:2020
Excellent opportunity for large newly renovated facility on main arterial road (Highway 3) in Tillsonburg Industrial zone.
Facility features 40,000 square feet of space with ample space for outside storage or parking available. Approximately
30,000 feet of air conditioned space. Large open entry for showroom or reception and lots of freshly renovated
washrooms. Large paved parking area at front with rollup door and grade level loading. Rear features four dock level
doors and one grade level door. 14' clear height throughout building. Triple net lease. Be sure to use the 3D tour to
explore the properties full potential!
Client Thumbnail 17 BROCK St E Tillsonburg MLS® #: 40252292
Active / Commercial Lease Price: $895.00/Month Net Lease
MLS®#:40252292
Region:Oxford Bldg Area Total:300
Municipality Area:Tillsonburg Lot Size Area:
Neighbourhd/SubDist:Tillsonburg Lot Front:15.00
Property Sub Type:Part of Building Lot Depth:
Business Type:Tax Amount:$500
Waterfront Y/N:No Tax Year:2021
Affordable storefront in Tillsonburg's lovely downtown core. This location provides nearly 300 square feet of ideal office
or light retail space. There is also a 2pc bathroom and surrounded by an abundance of municipal parking. Long term
tenants with triple net lease preferred. Don't let this opportunity pass you by.
Client Thumbnail 67 BROADWAY St Tillsonburg MLS® #: 40251501
Active / Commercial Lease Price: $1,800.00/Month Net
Lease
MLS®#:40251501
Region:Oxford Bldg Area Total:800
Municipality Area:Tillsonburg Lot Size Area:
Neighbourhd/SubDist:Tillsonburg Lot Front:18.00
Property Sub Type:Part of Building Lot Depth:
Business Type:Tax Amount:$1,200
Waterfront Y/N:No Tax Year:2021
HERE IS YOUR OPPORTUNITY TO HAVE AN AFFORDABLE STOREFRONT IN TILLSONBURG'S COVETED DOWNTOWN CORE.
CURRENTLY OPERATING AS BROADWAY LAUNDROMAT, THIS SPACE OFFERS 800 SQUARE FEET OF CLEAN OPEN SPACE
WITH PLENTY OF POWER, PLUMBING AND HIGH CEILINGS. THIS IS IDEAL FOR RETAIL, OFFICE SPACE OR A MULTITUDE
OF OTHER POSSIBILITIES WITH TILLSONBURG'S CC (CENTRAL COMMERCIAL) PERMITTED USES. TRIPLE NET LEASE
WITH FIVE YEAR TERM PREFERRED. DEPENDING ON SCOPE OF BUSINESS INTENDED, THE POSSIBLIITY OF A CREATIVE
ARRANGEMENT INVOLVING THE COIN OPERATED LAUNDRY MACKINES DOES EXIST!
Client Thumbnail 239 BROADWAY St Tillsonburg MLS® #: 40139267
Active / Commercial Lease Price: $35.00/Sq Ft Net
MLS®#:40139267
Region:Oxford Bldg Area Total:6,955
Municipality Area:Tillsonburg Lot Size Area:0.16
Neighbourhd/SubDist:Tillsonburg Lot Front:67.18
Property Sub Type:Building Only Lot Depth:101.87
Business Type:Tax Amount:
Waterfront Y/N:No Tax Year:
This build-to-suit opportunity is located in a very high traffic area! Situated on the corner of Broadway St. and Bridge St. -
have your new and improved location designed to suit your exacting wants and needs. Site is surrounded by many
national chains including, but not limited to: Metro, Pita Pit, Canadian Tire, Medpoint Healthcare, Walmart, Kelsey's
Restaurant, LCBO. Site is zoned CC (Central Commercial) which provides for a number of retail and commercial
allowances. The landlord is willing to build to a maximum footprint of approx. 6955 sq. ft. on the site - all subject to
municipal conformity and town by-law allowances.
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