230109 Regular Council AgendaThe Corporation of the Town of Tillsonburg
Council Meeting
AGENDA
Monday, January 9, 2023
6:00 PM
Council Chambers
200 Broadway, 2nd Floor
1.Call to Order
2.Closed Session
3.Moment of Silence
4.Adoption of Agenda
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT the Agenda as prepared for the Council meeting of January 9, 2023, be approved.
5. Disclosures of Pecuniary Interest and the General Nature Thereof
6.Adoption of Council Minutes of Previous Meeting
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council Budget meeting minutes dated December 7, 2022 and the Council meeting
minutes dated December 12, and December 19, 2022, be approved.
7.Presentations
7.1 Staff Employee Recognition
Presented by: Kyle Pratt, Chief Administrative Officer
8.Public Meetings
8.1 Applications for Official Plan Amendment, Draft Plan of Subdivision & Zone Change
OP 22-14-7, SB 22-04-7 & ZN 7-22-12 - Gene Sandham
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council approve in principle the zone change application (File No. ZN 7-22-13)
submitted by Gene Sandham, for lands legally described as Part of Lot 1606, Plan
500, Concession 5 NTR, Parts 3 & 4, 41R-9612 in the Town of Tillsonburg, to rezone
the lands Low Density Residential Type 1 Holding Zone, to facilitate the proposed
draft plan of subdivision;
AND THAT Council advise County Council that the Town supports the application to
amend the County Official Plan (File No. OP 22-14-7), submitted by Gene Sandham,
for lands legally described as Part of Lot 1606, Plan 500, Concession 5 NTR, Parts 3
& 4, 41R-9612, in the Town of Tillsonburg, to redesignate the subject lands from
‘Open Space’ to ‘Residential’ & ‘Low Density Residential’, to facilitate a draft plan of
subdivision consisting of lots for 7 single detached dwellings;
AND THAT Council advise County Council that the Town supports the application for
draft plan of subdivision, File No. SB 22-04-7, submitted by Gene Sandham, for lands
legally described as Part of Lot 1606, Plan 500, Concession 5 NTR, Parts 3 & 4, 41R-
9612, in the Town of Tillsonburg, consisting of 7 lots for single-detached dwellings,
subject to the conditions of draft approval contained in staff report CP 2022-421
dated January 9, 2023.
9.Planning Reports
10.Delegations
10.1 Andrew Stancek, Dawn Vanatter, Jerry Claessens Re: Support for homeless shelter
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council receives the delegation from Andrew Stancek, Dawn Vanatter, Jerry
Claessens as information.
10.2 Jim Donaldson Re: Recreation Sports Tennis, Paddle Ball, Pickleball
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
Page 2 of 238
THAT Council receives the delegation from Jim Donaldson as information.
11.Deputation(s) on Committee Reports
12.Information Items
12.1 Oxford Invitational Youth Robotics Challenge Wrap Up Letter
12.2 City of Toronto Re: Update on Bill 23 More Homes Built Faster Act, 2022
12.3 Oxford County Re: More Homes Built Faster Act, 2022, and Bill 39, Better Municipal
Governance Act, 2022
12.4 Ministry of Municipal Affairs and Housing Re: More Homes Built Faster Act, 2022
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council receive the correspondence from the Oxford Invitational Youth
Robotics Challenge dated 2022, the correspondence from the City of Toronto dated
November 25, 2022, the correspondence from Oxford County dated December 14,
2022 and the correspondence from the Ministry of Municipal Affairs and Housing
dated January 4, 2023, as information.
13.Staff Reports
13.1 Chief Administrative Officer
13.2 Corporate Services
13.2.1 CS 23-01 Committee Member Selection
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council receives report CS 23-01 Committee Member Selection;
AND THAT a by-law to appoint members to Town of Tillsonburg Council
advisory committees be brought forward for Council's consideration;
AND THAT staff coordinate with local schools for applications to the Youth
Engagement & Strategy Committee;
AND THAT staff advertise for one vacancy on the Affordable & Attainable
Housing Committee;
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AND FURTHER THAT the Economic Development Advisory Committee
Terms of Reference be revised to allow for a maximum of eleven members.
13.3 Economic Development
13.4 Finance
13.4.1 2023 Budget Deliberations
13.4.1.1 EDM 23-01 Budget White Paper - Project Management
Consultant to Expedite Industrial Land Development
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT report EDM 23-01 Project Management Consultant to
Expedite Industrial Land Development Budget White Paper be
received as information;
AND THAT a Request for Proposal for a Project Management
Consultant be prepared and released with the intent of
facilitating the timely development and approval of Phases 2
and 3 of the Van Norman Innovation Park;
AND THAT the costs for a Project Management Consultant, and
associated design/ approvals, be funded from the Economic
Development Reserve up to a maximum of $250,000 with an
annual report being brought back to Council for information.
13.4.1.2 EDM 23-02 - Budget White Paper - Review of Southwestern
Ontario Marketing Alliance
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT report EDM 23-02 Review of Southwestern Ontario
Marketing Alliance Budget White Paper be received for
information.
13.4.1.3 FIN 23-04 - Budget Whitepaper - Council Budget Increase
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT report FIN 23-04 Council 2022 to 2023 Budget Variance
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Budget White Paper be received as information.
13.4.1.4 FRS 23-01 Budget White Paper - Fire Service Medical
Response White Paper
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT report FRS 23-01 Fire Service Medical Response
Information Budget White Paper be received as information;
AND THAT Council direct the Fire Chief to provide the current
level of tiered medical response services to the community in
accordance with the Tiered Response Agreement between the
Town of Tillsonburg and the County of Oxford Paramedic
Services dated September 23, 2019.
13.4.2 FIN 23-01 Interim 2023 Tax Levy By-Law
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT report FIN 23-01 2023 Interim Tax Levy be received for information;
AND THAT the 2023 Interim Tax Levy By-Law be brought forward for
Council’s consideration.
13.4.3 FIN 23-02 2023 Borrowing By-Law
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council receives report FIN 23-02 2023 Borrowing By-law;
AND THAT a By-Law to authorize the borrowing of money to meet current
expenditures of the Town of Tillsonburg for the 2023 fiscal year be brought
forward for Council's consideration.
13.4.4 FIN 23-03 Delegation of Authority, Tax Adjustments and Apportionments
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council receives report FIN 23-03 Delegation of Authority, Tax
Adjustments and Apportionments, as information;
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AND THAT a By-Law to amend By-Law 2020-091 Delegation of Powers
and Duties, to include a delegation of authority for property tax adjustments
and apportionments under Sections 356, 357, 357.1, 358 & 359 of the
Municipal Act, 2001, c.25 to the Director of Finance / Treasurer or
delegate, be brought forward at the next regular Council meeting for
Council’s consideration.
13.5 Fire and Emergency Services
13.6 Operations and Development
13.6.1 OPD 23-01 Bridges Subdivision Road Naming
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council approves “Greenhill Drive”, “Clubhouse Way”, and “Eagles
Court” as road names for the Bridges subdivision.
13.6.2 OPD 23-02 Subdivision and Road Naming – Cranberry Road Subdivision
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council approves “Cranberry Road Subdivision” as a subdivision
name;
AND THAT Council approves “Ambkot Crescent” as a road name for the
Cranberry Road Subdivision.
13.6.3 OPD 23-03 Overnight Winter Parking Enforcement
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT a By-Law to appoint Jeff VanGulk, Darryl Nesplic, and Angela
Hughes as Municipal Law Enforcement Officers for the Town of Tillsonburg
be brought forward for Council’s consideration.
13.6.4 OPD 23-04 Traffic By-Law Housekeeping Amendments
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT a By-Law to amend By-Law 2022-029, being a by-law to regulate
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traffic and the parking of motor vehicles in the Town of Tillsonburg be
brought forward for Council’s consideration.
13.7 Recreation, Culture and Parks
14.New Business
15.Consideration of Committee Minutes
15.1 Committee Minutes
15.2 Long Point Region Conservation Authority Minutes
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council receives the Long Point Region Conservation Authority Minutes dated
November 2 and November 9, 2022, as information.
15.3 Tillsonburg Police Service Boards Minutes and Reports
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council receives the Tillsonburg Police Service Boards Minutes and Reports
dated November 16, 2023, as information.
16.Motions/Notice of Motions
16.1 Land Acknowledgement
Proposed Resolution #
Moved By: Deputy Mayor Beres
Seconded By: ________________
THAT the Town of Tillsonburg's formal Land Acknowledgement be read as, "Today
we recognize the Indigenous peoples as the customary keepers and defenders of
the Great Turtle Island, it’s waters and it’s lands. We honour their long history and
welcoming others to this beautiful territory. Our aim is to uphold and uplift their
voices and values as our Host Nation." at the beginning of each Council meeting.
17.Resolutions/Resolutions Resulting from Closed Session
18.By-Laws
18.1 A By-Law to Enter into an Airport Land Lease with 1467246 Ontario Inc.
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18.2 A By-Law to appoint members to Town of Tillsonburg Council advisory committees
18.3 A By-Law to provide for an Interim Tax Levy for the year 2023
18.4 A By-Law to authorize the borrowing of money to meet current expenditures of the
Council of the Corporation of the Town of Tillsonburg (the "Municipality") during the
Fiscal Year Ending December 31, 2023
18.5 A By-Law to appoint Municipal Law Enforcement Officers
18.6 A By-Law to amend By-Law 2022-029 (Traffic By-Law)
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT A By-Law to Enter into an Airport Land Lease with 1467246 Ontario Inc.; and
A By-Law to appoint members to Town of Tillsonburg Council advisory committees;
and
A By-Law to provide for an Interim Tax Levy for the year 2023; and
A By-Law to authorize the borrowing of money to meet current expenditures of the
Council of the Corporation of the Town of Tillsonburg (the "Municipality") during the
Fiscal Year Ending December 31, 2023; and
A By-Law to appoint Municipal Law Enforcement Officers; and
A By-Law to amend By-Law 2022-029 (Traffic By-Law), 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.
19.Confirm Proceedings By-law
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT By-Law 2023-001, to Confirm the Proceedings of the Council Meeting held on January
9, 2023, 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.Items of Public Interest
21.Adjournment
Proposed Resolution #
Page 8 of 238
Moved By: ________________
Seconded By: ________________
THAT the Council meeting of January 9, 2023 be adjourned at ___ p.m.
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1
The Corporation of the Town of Tillsonburg
Council Budget Meeting
MINUTES
Wednesday, December 7, 2022
9:00 AM
Council Chambers
200 Broadway, 2nd Floor
ATTENDANCE: Mayor Gilvesy
Deputy Mayor Beres
Councillor Luciani
Councillor Parker
Councillor Rosehart
Councillor Spencer
Councillor Parsons
Staff: Kyle Pratt, Chief Administrative Officer
Shane Caskanette, Fire Chief
Cephas Panschow, Development Commissioner
Laura Pickersgill, Executive Assistant/Assistant Clerk
Cheyne Sarafinchin, Financial and Budget Analyst
Julie Columbus, Director of Recreations, Culture & Parks
Johnathon Graham, Director of Operations & Development
Ravi Baichan, General Manager, Hydro Operations
_____________________________________________________________________
1. Call to Order
The meeting was called to order at 9:00 a.m.
2. Adoption of Agenda
Resolution # 2022-406
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Moved By: Councillor Parker
Seconded By: Councillor Spencer
THAT the Agenda as prepared for the Council Budget meeting of Wednesday,
December 7, 2022, be adopted.
Carried
3. Moment of Silence
4. Disclosures of Pecuniary Interest and the General Nature Thereof
No disclosures of pecuniary interest were declared.
5. Finance
5.1 Budget Deliberations
Renato Pullia, Interim Director of Finance and Treasurer provided an
overview of the draft budget and Asset Management/Capital Budget
Review.
Julie Columbus, Director of Recreation, Culture and Parks provided an
overview of Asset Management for Recreation, Culture and Parks.
Johnathon Graham, Director of Operations and Development provided an
overview of Asset Management for Operations and Development.
Members of the Senior Leadership Team provided summaries of their
2023 Business Plans. Staff to bring back information at the next meeting
regarding the difference in the Council 2022 to 2023 budget.
Opportunity was provided for members of Council to ask questions.
Resolution # 2022-407
Moved By: Councillor Parker
Seconded By: Councillor Parsons
THAT Council receives the budget overview report be received, as
information.
Carried
Resolution # 2022-408
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
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THAT a white paper report be brought forward to council in regards to the
costs associated with residential sidewalk plowing and any risks that may
come with removing the program.
Carried
Resolution # 2022-409
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
THAT a white paper report be brought back to Council with regards to the
proposed leaf pickup program that was brought forward in 2022.
Carried
Resolution # 2022-410
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
THAT a report be added to the By-Law business plan to review the
possibility of having by-law enforcement adjusted to cover overnight hours
to alleviate the stress that bylaw enforcement causes on the OPP. This
should include costs and or potential revenue that could be generated.
Carried
Resolution # 2022-411
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
THAT Council receives the overview of Asset Management, Finance
Strategy and Strategic Goals presentation, as information.
Carried
Resolution # 2022-412
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
THAT project X-51 New- ATV be moved from the 2023 draft budget to the
2024 draft budget.
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4
Carried
Resolution # 2022-413
Moved By: Councillor Parsons
Seconded By: Councillor Luciani
THAT a white paper be prepared in this budget cycle regarding
emergency medical alarm response times based on research from similar
demographical municipalities.
Carried
Resolution # 2022-414
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
THAT a white paper be brought back to Council regarding the SOMA
program and the benefits of a SOMA membership.
Carried
Resolution # 2022-415
Moved By: Councillor Spencer
Seconded By: Councillor Rosehart
THAT a white paper be brought back to direct staff to look into constraints
and advantages of membership only access to tennis courts and in the
future pickle ball courts, and reviewing membership fee variable options.
Carried
Resolution # 2022-416
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
THAT Council receives the department 2023 business and capital plans,
as information.
Carried
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5.2 2023 Part-Time Labour Budget Variances
There were no questions on this item.
5.3 Consumer Price Index Rates
There were no questions on this item.
5.4 Budget Survey Review
Members of Council thanked the public for their participation in the budget
survey.
Resolution # 2022-417
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
THAT the December 19, 2022 Council Budget Meeting be cancelled.
Carried
6. Motions/Notice of Motions
7. Confirm Proceedings By-law
Resolution # 2022-418
Moved By: Councillor Luciani
Seconded By: Deputy Mayor Beres
THAT By-Law 2022-084, to Confirm the Proceedings of the Council Meeting held
on Wednesday, December 7, 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
8. Ad journment
Resolution # 2022-419
Moved By: Councillor Parsons
Seconded By: Councillor Rosehart
THAT the Council meeting of Wednesday, December 7, 2022 be adjourned at
1:54 p.m.
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Carried
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1
The Corporation of the Town of Tillsonburg
Council Meeting
MINUTES
Monday, December 12, 2022
6:00 PM
Council Chambers
200 Broadway, 2nd Floor
ATTENDANCE: Mayor Gilvesy
Deputy Mayor Beres
Councillor Luciani
Councillor Parker
Councillor Rosehart
Councillor Spencer
Councillor Parsons
Staff: Kyle Pratt, Chief Administrative Officer
Renato Pullia, Interim Director of Finance/Treasurer
Shane Caskanette, Fire Chief
Laura Pickersgill, Executive Assistant/Assistant Clerk
Julie Columbus, Director of Recreations, Culture & Parks
Johnathon Graham, Director of Operations & Development
_____________________________________________________________________
1. Call to Order
The meeting was called to order at 6:00 p.m.
2. Moment of Silence
3. Adoption of Agenda
Resolution # 2022-420
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2
Moved By: Councillor Spencer
Seconded By: Councillor Rosehart
THAT the Agenda as prepared for the Council meeting of Monday, December 12,
2022, be adopted.
Carried
4. Disclosures of Pecuniary Interest and the General Nature Thereof
Councillor Rosehart declared pecuniary interest on the following items:
1. Item 10.1 in open session (Tillsonburg BIA Appointment) with the reason
being that her son is being appointed.
2. Item 12.7.2 in open session (Awarding RFP 2022-03 - Snack Bar and
Concession Lease) with the reason being that a family member will
receive a financial gain.
Mayor Gilvesy declared a pecuniary interest on the following item:
1. Item 10.1. in open session (Tillsonburg BIA Appointment) with the reason
being that her sister is being appointed.
No other disclosures of pecuniary interest were declared.
5. Adoption of Council Minutes of Previous Meeting
Resolution # 2022-421
Moved By: Councillor Rosehart
Seconded By: Councillor Spencer
THAT the minutes of the Council orientation session meetings of November 21
and November 22, 2022 and the Council meeting minutes of November 21,
2022, be approved.
Carried
6. Presentations
6.1 Soccer Fields Request
Brett Harrington, John Twinem and Michael Papaioannou provided an
overview of the soccer fields request from Tillsonburg Football Club.
Opportunity was provided for members to ask questions.
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3
Resolution # 2022-422
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
THAT Council receives the Soccer Fields Request Delegation, as
information;
AND THAT the presentation be sent to the Recreation and Sports
Advisory Committee and the Parks, Beautification and Cemeteries
Committee for comment.
Carried
6.2 Mobile Outreach Bus
Abbie Boesterd, Oxford County Community Health Centre, Outreach
Worker provided an overview of services available through the Mobile
Outreach Program.
Opportunity was provided for members to ask questions.
Resolution # 2022-423
Moved By: Deputy Mayor Beres
Seconded By: Councillor Parker
THAT Council receives the Mobile Outreach Bus Presentation, as
information.
Carried
6.3 Petition- Heavy Trucks- Goshen, Ontario, Ball, Lincoln and Tillson
Streets
Marian Smith provided an overview of the petition for heavy truck usage
on residential streets.
Opportunity was provided for members to ask questions.
Resolution # 2022-424
Moved By: Councillor Luciani
Seconded By: Councillor Parsons
THAT Council receives the Petition- Heavy Trucks- Goshen, Ontario, Ball,
Lincoln and Tillson Streets, as information;
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4
AND THAT the information be provided to the Traffic Advisory Committee.
Carried
6.4 Long-Term Service Award for Deputy Mayor Beres
Mayor Gilvesy presented Deputy Mayor Beres with the long-term service
award.
Resolution # 2022-425
Moved By: Councillor Parsons
Seconded By: Councillor Luciani
THAT Council receives the Long-Term Service Award for Deputy Mayor
Beres, as information.
Carried
7. Public Meetings
Resolution # 2022-426
Moved By: Councillor Spencer
Seconded By: Councillor Rosehart
THAT Council move into the Committee of Adjustment to hear an application for
Minor Variance at 7:10 P.M.
Carried
7.1 Application for Minor Variance A13-22 53 Queen Street
Justin Miller, Planner, Oxford County provided an overview of the
application.
Opportunity was provided for members to ask questions.
Jason Hunwicks, applicant, spoke in favour of the application.
There were no persons present to speak in opposition to the application.
Resolution # 2022-427
Moved By: Councillor Rosehart
Seconded By: Councillor Spencer
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That the Town of Tillsonburg Committee of Adjustment approve
Application File A13/22 submitted by Town of Tillsonburg Non-Profit
Housing Corporation, for lands described as Lots 459, 460-462, 464, Plan
500, in the Town of Tillsonburg, as it relates to:
1. Relief from Section 10.4.2.2 – Net Residential Density, to
increase the maximum permitted net residential density from 144.9
dwelling units per hectare (58.7 dwelling units per acre) to 149.8
dwelling units per hectare (60.6 dwelling units per acre);
2. Relief from Section 10.2.1- Children’s Outdoor Play Area for
Apartment Dwellings, to reduce the minimum required children’s
outdoor play area from 1 m2 per unit to nil;
3. Relief from Section 10.4.2.3.2 – Number of Apartment Units,
to increase the total permitted number of apartment units from 60 to
62, to facilitate the creation of 2 new affordable apartment dwellings
within an existing apartment building.
Carried
Resolution # 2022-428
Moved By: Councillor Parker
Seconded By: Deputy Mayor Beres
THAT Council move out of Committee of Adjustment and move back into
regular Council session at 7:21 P.M.
Carried
8. Planning Reports
8.1 Application for Consent B22-58-7 110 Concession St W
Justin Miller, Planner, Oxford County provided an overview of the
application.
Opportunity was provided for members to ask questions.
Resolution # 2022-429
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
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THAT The Council of the Town of Tillsonburg advise the Oxford County
Land Division Committee that the Town supports the application for
consent as the proposed lot to be severed.
Carried
9. Deputation(s) on Committee Reports
9.1 DTBIA Board of Management 2023-2026
Deputy Mayor Beres took over as Chair for item 9.1.
Resolution # 2022-430
Moved By: Councillor Parsons
Seconded By: Councillor Luciani
THAT the following individuals be appointed to the DTBIA Board of
Management for the term of 2023-2026:
• Ben Cressman
• Brandon Thompson
• Cedric Tomico
• Cheryl Fody
• Emily Odorjan
• Jessy Rhora
• Marcel Rosehart
• Mark Tedesco
• Michelle Gleeson
• Mike Bossy
• Wendy Cameron
Carried
10. Information Items
Mayor Gilvesy took back the Chair at 7:35 p.m.
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10.1 Town of Tillsonburg's Response to Bill 23 More Homes Built Fast Act
2022
10.2 Long Point Region Conservation Authority Calls on Province to
Reconsider Bill 23
10.3 Watson & Associates Economists Ltd. Assessment of Bill 23
10.4 MNRF- Changes under the Oil, Gas and Salt Resources Act- Geologic
Carbon Storage
Resolution # 2022-431
Moved By: Councillor Parsons
Seconded By: Councillor Spencer
THAT Council receives the correspondence dated November 24, 2022 to
the Ministry of Municipal Affairs and Housing, correspondence dated
November 22, 2022 from Long Point Region Conservation Authority,
Watson and Associates Economist Limited dated November 17, 2022 and
correspondence from the Ministry of Natural Resources and Forestry, as
information.
Carried
10.5 Tillsonburg Hydro Inc. MOU Review Committee
Resolution # 2022-432
Moved By: Councillor Parker
Seconded By: Deputy Mayor Beres
THAT Council appoints CAO Kyle Pratt, Mayor Deb Gilvesy, Deputy
Mayor Beres and Councillor Chris Parker to participate in the THI Board's
MSA/MOUD Review Committee.
Carried
11. Staff Reports
11.1 Chief Administrative Officer
11.2 Corporate Services
11.2.1 CS 22-33 Cultural Grants Request Forge Fest
Resolution # 2022-433
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Moved By: Councillor Rosehart
Seconded By: Councillor Parker
THAT Council receives report CS 22-33 Cultural Grant Funding
Request, as information;
AND THAT the Council authorizes the funding in the amount of
$600.00 to Forge Fest as a cultural grant to assist in costing
involved with the concert series held at the Station Arts Centre.
Carried
11.2.2 CS 22-35 Amendments to Procedural By-Law- Electronic
meetings
Resolution # 2022-434
Moved By: Councillor Luciani
Seconded By: Councillor Spencer
THAT Council receives CS 22-35, Amendments to Procedural By-
Law;
AND THAT Council direct staff to bring back an amendment to the
procedural by-law to allow for electronic participation in meetings
for reasons other than for emergencies and pandemic reasons as
currently stated, consistent with the Township of Zorra model.
Councillor Parker called for a recorded vote.
Mayor Gilvesy - Yes
Deputy Mayor Beres - Yes
Councillor Luciani - Yes
Councillor Parker - No
Councillor Rosehart - No
Councillor Spencer - Yes
Councillor Parsons - Yes
Carried
11.2.3 CS 22-34 Traffic Advisory Committee
Resolution # 2022-435
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Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
THAT Council receives report CS 22-34 Traffic Advisory
Committee;
AND THAT Council adopts the drafted Terms of Reference for the
Traffic Advisory Committee.
Carried
11.3 Economic Development
11.3.1 EDM 22-29 Offer to Purchase- 1410 Bell Mill Sideroad
Resolution # 2022-436
Moved By: Councillor Luciani
Seconded By: Councillor Parsons
THAT a by-law be brought forward to authorize the Mayor and
Clerk to enter into an agreement of purchase and sale with Metalfer
Iron Designs Inc for the Unopened Right-of-Way, described as a
Road Allowance Between Concession 3 and 4, North of Talbot
Road, Middleton, East of Bell Mill Sideroad and West of Portion 25
on 431429.
Carried
11.4 Finance
11.4.1 FIN 22-29 - Property Tax Arrears
Resolution # 2022-437
Moved By: Councillor Parsons
Seconded By: Councillor Spencer
THAT Council receives report FIN 22-29 - Property Tax Arrears as
information.
Carried
11.4.2 FIN 22-30 - 2023 Updated Rates and Fees - Follow Up
Resolution # 2022-438
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Moved By: Councillor Spencer
Seconded By: Councillor Parsons
THAT Council receives report FIN 22-30 2023 Rates and Fees;
AND THAT a By-Law to provide a schedule of fees for certain
municipal applications, services, and permits be brought forward for
Council consideration.
Carried
11.5 Fire and Emergency Services
11.5.1 FRS 22-05 Revised Emergency Management By-law and
Program Report
Resolution # 2022-439
Moved By: Councillor Rosehart
Seconded By: Councillor Parker
THAT Council receives Report FRS 22-05 Revised Emergency
Management By-law and Program Report;
AND THAT the attached By-law and Town of Tillsonburg
Emergency Management Program be adopted by Council.
Carried
11.6 Operations and Development
11.7 Recreation, Culture and Parks
11.7.1 RCP 22-25 Amendment to RZone Policy December 2022
Resolution # 2022-440
Moved By: Councillor Parker
Seconded By: Deputy Mayor Beres
THAT Council receives report RCP-22-25, Amendment to Policy 9-
009-: RZone Policy;
AND THAT Council approves and adopts the revised RZone Policy
for the Town of Tillsonburg as presented;
Page 25 of 238
11
AND THAT a By-Law to amend By-Law 4340, RZone Policy, be
brought forward for Council’s consideration.
Carried
11.7.2 RCP 22-26 - Awarding RFP 2022-03 - Snack Bar and
Concession Lease
Resolution # 2022-441
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
THAT Council receives Report RCP 22-26 Concession Lease –
Awarding RFQ 2022-003 – TCC Snack Bar & Waterpark
Concession Lease;
AND THAT the lease for the concession at the Tillsonburg
Community Centre be awarded to Chrissy’s Catering for the term of
January 1, 2023 through December 31, 2025, at the annualized
rate of $4,500.00 plus HST;
AND THAT the one-year pilot lease for the Waterpark Concession
is included in the contract for the term of June 17, 2023 –
September 4, 2023 at a total rate of $800.00;
AND THAT a By-law is brought forward for approval once the
contract is signed.
Carried
11.7.3 RCP 22-27 - Arena Dehumidifier Replacement
Resolution # 2022-442
Moved By: Councillor Luciani
Seconded By: Councillor Parsons
That Report RCP 22-27 Recreation, Culture & Parks – Arena
Dehumidifier Replacement, be received; and
THAT the quote provided by CIMCO Refrigeration for $152,769 +
HST, to supply and install a dehumidifier unit for the arena be
approved.
Page 26 of 238
12
Carried
11.7.4 RCP 22-28 Facility Asset Management Audit Report
Resolution # 2022-443
Moved By: Councillor Parsons
Seconded By: Councillor Spencer
THAT Report RCP 22-28 Facility Asset Management Audit Report
prepared by Roth Integrated Asset Management Strategies (IAMS)
Inc. be received as information; and
THAT Staff use the data provided in the audit to help guide the
RCP 10 year capital budget and beyond, as part of the overall
Corporate Facility Asset Management Plan.
Carried
11.8 Mayor's Office
11.8.1 MYR 22-03 CAO Performance Appraisal Committee
Resolution # 2022-444
Moved By: Councillor Parker
Seconded By: Councillor Luciani
That a CAO Performance Appraisal Committee be formed
consisting of Mayor Gilvesy, Councillor Parker and Councillor
Luciani.
Carried
12. New Business
13. Consideration of Committee Minutes
13.1 Committee Minutes
Resolution # 2022-445
Moved By: Councillor Rosehart
Seconded By: Councillor Parker
Page 27 of 238
13
THAT Council receives the following Tillsonburg Advisory Committee
Minutes as information:
• November 14, 2022 Tillsonburg Transit Advisory Committee
Minutes
• October 26, 2022 and November 23, 2022 Affordable and
Attainable Housing Advisory Committee Minutes
• November 8, 2022 Economic Development Advisory Committee
Minutes
• November 16, 2022 Boundary Adjustment Committee Minutes
Carried
13.2 Police Services Board Minutes
Resolution # 2022-446
Moved By: Councillor Parker
Seconded By: Deputy Mayor Beres
THAT Council receives the Police Services Board minutes dated
September 21, 2022 and October 19, 2022, as information.
Carried
14. Motions/Notice of Motions
14.1 Town Owned Lands List
Resolution # 2022-447
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
THAT a staff report be brought forward to Council to provide a list of all
Town owned lands, excluding ravines.
Carried
14.2 OGRA Board of Directors
Resolution # 2022-448
Page 28 of 238
14
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
THAT Council supports the nomination of Councillor Chris Parker to the
Ontario Good Roads Association Board of Directors.
Carried
15. Resolutions/Resolutions Resulting from Closed Session
16. By-Laws
16.1 By-Law 2022-073, to establish policies and procedures for the
procurement of goods and services and the disposal of surplus
goods for the Corporation of the Town of Tillsonburg and to repeal
By-Law 2020-070
16.2 By-Law 2022-078, to enter into Airport Hanger Land Lease with Mark
Kniss
16.3 By-Law 2022-080, to authorize the execution of an agreement of
Purchase and Sale with Metalfer Iron Designs Inc.
16.4 By-Law 2022-081, to Appoint a Deputy Mayor for the Town of
Tillsonburg
16.5 By-Law 2022-082, to appoint an Alternate Member to Upper-Tier
Council
16.6 By-Law 2022-083, to establish a Tillsonburg Emergency Management
Program (revised)
16.7 By-Law 2022-086, to Amend By-Law 4340 RZone Policy
16.8 By-Law 2022-087, to provide a schedule of fees for certain municipal
applications services and permits
Resolution # 2022-449
Moved By: Councillor Luciani
Seconded By: Councillor Parsons
THAT By-Law 2022-073, to Establish Policies and Procedures for the
procurement of goods and service and the disposal of surplus good for the
Town of Tillsonburg and to repeal By-Law 2020-070; and
Page 29 of 238
15
By-Law 2022-078, to enter into an Airport Hanger Land Lease with Mark
Kniss; and
By-Law 2022-080, to authorize the execution of an agreement of
Purchase and Sale with Metalfer Iron Designs Inc.; and,
By-Law 2022-081, to appoint a Deputy Mayor for the Town of Tillsonburg;
and
By-Law 2022-082, to appoint an Alternate Member Upper-Tier Council;
and
By-Law 2022-083, to establish a Tillsonburg Emergency Management
Program; and
By-Law 2022-086, to Amend By-Law 4340 RZone Policy; and
By-Law 2022-087, to provide a schedule of fees for certain municipal
applications, services and permits 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
17. Confirm Proceedings By-law
Resolution # 2022-450
Moved By: Councillor Parsons
Seconded By: Councillor Spencer
THAT By-Law 2022-085, to Confirm the Proceedings of the Council Meeting held
on Monday, December 12, 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
18. Items of Public Interest
Congratulations to the U11 Atom Rep Team for winning the Silver Stick
tournament.
Developer of the Stationview property is happening on December 13th from 4-9
pm at the Lions Auditorium.
Page 30 of 238
16
THI is launching a new website shortly.
Please ensure you change your smoke alarm batteries. There have been many
false alarm calls due to batteries not being changed in smoke alarms.
The new Town app can be downloaded on iPhone and Android devices.
Please follow the rules of the outdoor skating rink to ensure it can continue to be
enjoyed safely by all.
19. Adjournment
Resolution # 2022-451
Moved By: Councillor Spencer
Seconded By: Councillor Rosehart
THAT the Council meeting of Monday, December 12, 2022 be adjourned at 8:26
p.m.
Carried
Page 31 of 238
1
The Corporation of the Town of Tillsonburg
Council Meeting
MINUTES
Monday, December 19, 2022
9:30 AM
Council Chambers
200 Broadway, 2nd Floor
ATTENDANCE: Councillor Beres
Mayor Gilvesy
Councillor Luciani
Councillor Spencer
Councillor Parsons
Regrets: Councillor Parker
Councillor Rosehart
Staff: Kyle Pratt, Chief Administrative Officer
Laura Pickersgill, Executive Assistant/Assistant Clerk
Julie Columbus, Director of Recreations, Culture & Parks
Johnathon Graham, Director of Operations & Development
_____________________________________________________________________
1. Call to Order
The meeting was called to order at 9:32 a.m.
2. Closed Session
Resolution # 2022-452
Moved By: Councillor Beres
Seconded By: Councillor Parsons
Page 32 of 238
2
THAT Council move into Closed Session to provide education and training to the
Council Members. Municipal Act, 2001, Section 239 (2g) and (3.1).
Carried
3. Disclosures of Pecuniary Interest and the General Nature Thereof
No disclosures of pecuniary interest were declared.
4. Adjournment
The meeting adjourned at 1:23 p.m.
Page 33 of 238
Report No: CP 2022-421
COMMUNITY PLANNING
Council Date: January 9, 2023
To: Mayor and Members of Tillsonburg Council
From: Eric Gilbert, Senior Planner, Community Planning
Applications for Official Plan Amendment,
Draft Plan of Subdivision & Zone Change
OP 22-14-7, SB 22-04-7 & ZN 7-22-12 – Gene Sandham
REPORT HIGHLIGHTS
The purpose of the Official Plan amendment, Draft Plan of Subdivision and zone change
applications is to facilitate the creation of 7 lots for single detached dwellings, in a new
residential plan of subdivision.
No concerns were identified with the proposed re-designation and rezoning of the lands
from Open Space to residential.
The proposal is consistent with the relevant policies of the Provincial Policy Statement and
supports the strategic initiatives and objectives of the Official Plan, and can be supported
from a planning perspective.
DISCUSSION
Background
OWNER: Gene Sandham
711 Oak Grove Place, London ON N6K 4W7
AGENT: Trevor Benjamins, Cyril J. Demeyere Limited
261 Broadway, Tillsonburg ON N4G 4H8
LOCATION:
The subject lands are described as Part of Lot 1606, Plan 500, Concession 5 NTR, Parts 3 & 4,
41R-9612, in the Town of Tillsonburg. The lands are located on the west side of Young Street,
between Rouse Street and Highway 3, and are known municipally as 91 Young Street,
Tillsonburg.
Page 34 of 238
Report No: CP 2022-421
COMMUNITY PLANNING
Council Date: January 9, 2023
Page 2 of 10
COUNTY OF OXFORD OFFICIAL PLAN:
Existing:
Schedule ‘T-1’ Town of Tillsonburg Open Space
Land Use Plan
Proposed:
Schedule ‘T-1’ Town of Tillsonburg Residential
Land Use Plan
Schedule ‘T-2’ Town of Tillsonburg Low Density Residential
Residential Density Plan
TOWN OF TILLSONBURG ZONING BY-LAW 3295
Existing Zoning: Special Passive Use Open Space Zone (OS1-3)
Proposed Zoning: Low Density Residential Type 1 Zone (R1)
Recommended Zoning: Low Density Residential Type 1 Holding Zone (R1-H)
PROPOSAL:
The proposed Official Plan Amendment (OPA) would change the designation of the subject
property on Schedule “T-1”, Town of Tillsonburg Land Use Plan, from Open Space to Residential
as well as change the designation of Schedule “T-2,” Town of Tillsonburg Residential Density
Plan, from Open Space to Low Density Residential. The OPA would also remove the Open Space
designation on Schedule “T-3”, Town of Tillsonburg Leisure Resources and School Facilities Plan.
The application for Draft Plan of Subdivision will facilitate the creation of 7 lots for single-detached
dwellings, fronting on Young Street.
The Zone Change application proposes to rezone the lands from ‘Special Passive Use Open
Space Zone (OS1-3)’ to ‘Low Density Residential Type 1 Zone (R1)’ to facilitate the above noted
Draft Plan of Subdivision. No special zoning provisions have been requested.
The applicant has provided the following studies in support of the applications:
Functional Servicing Report, June 22, 2022, CJDL Consulting Engineers Limited
Planning Justification Report, June 20, 2022, CJDL Consulting Engineers Limited
Stage 1 & 2 Archaeological Assessment, November 2021, Lincoln Environmental
Consulting Corporation
The subject lands comprise approximately 0.59 ha (1.46 ac) and contain a single detached
dwelling (circ. 1950) and detached garage at the northern portion of the property. The existing
dwelling is currently served by a private septic system. The subject property is relatively flat and
is grassed with trees. Surrounding uses include Highway 3 to the north, a place of worship to the
east, and single detached dwellings fronting on Young Street to the south. Lands to the west are
associated with a golf course use.
Page 35 of 238
Report No: CP 2022-421
COMMUNITY PLANNING
Council Date: January 9, 2023
Page 3 of 10
Plate 1, Location Map with Existing Zoning, indicates the location of the subject site and the
existing zoning in the immediate vicinity.
Plate 2, 2020 Aerial Map, provides an aerial view of the subject property and surrounding area.
Plate 3, Proposed Draft Plan, provides the layout of the proposed draft plan of subdivision.
Application Review
2020 PROVINCIAL POLICY STATEMENT
The 2020 Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Under Section 3 of the Planning Act, where
a municipality is exercising its authority affecting a planning matter, such decisions shall be
consistent with all policy statements issued under the Act.
The policies of Section 1.1 state that healthy, liveable and safe communities are sustained by
accommodating an appropriate range and mix of residential uses, including an appropriate
affordable and market-based range, to meet long-term needs. Sufficient land shall be made
available to accommodate an appropriate range and mix of land uses to meet projected needs
for a time horizon of up to 25 years. Within settlement areas, sufficient land shall be made
available through intensification and redevelopment.
Section 1.1.3 states that settlement areas shall be the focus of growth and development, and their
vitality and regeneration shall be promoted. Land use patterns within settlement areas shall be
based on densities and a mix of land uses which efficiently use land, resources, infrastructure
and public service facilities.
Section 1.4.3 directs that planning authorities shall provide for an appropriate range of housing
types and densities to meet projected requirements of current and future residents of the regional
market area by:
establishing and implementing minimum targets for the provision of housing which is
affordable to low and moderate income households;
permitting and facilitating all forms of residential intensification and redevelopment and all
forms of housing required to meet the social, health and well-being requirements of current
and future residents;
directing the development of new housing towards locations where appropriate levels of
infrastructure and public service facilities are or will be available;
promoting densities for new housing which efficiently use land, resources, infrastructure and
public service facilities and support the use of active transportation;
requiring transit-supportive development and prioritizing intensification, including potential
air rights development, in proximity to transit, including corridors and stations; and
establishing development standards for residential intensification, redevelopment and new
residential development which minimize the cost of housing and facilitate compact form,
while maintaining appropriate levels of public health and safety.
Section 1.6.6.2 also states that intensification and redevelopment within settlement areas on
existing municipal sewage and water services should be promoted, wherever feasible.
Page 36 of 238
Report No: CP 2022-421
COMMUNITY PLANNING
Council Date: January 9, 2023
Page 4 of 10
OFFICIAL PLAN
The subject lands are designated ‘Open Space’, according to the Town of Tillsonburg Land Use
Plan. The Open Space designation generally applies to regulatory flood plain areas,
Conservation Authority Lands, public lands, Earth Science Areas of Natural and Scientific Interest,
and parks, pathways, recreation areas and storm water management areas.
Low Density Residential Areas are those lands that are primarily developed or planned for a
variety of low rise, low density housing forms including single-detached dwellings, semi-detached,
duplex or converted dwellings, quadraplexes, townhouses and low density cluster development.
In these areas, it is intended that there will be a mixing and integration of different forms of housing
to achieve a low overall density of use. It is not intended that the full range of housing will be
permitted in every individual neighbourhood or development.
The maximum net residential density in the Low Density Residential Designation is 30 units/ha
(12 units/ac) and the minimum net residential density is 15 units/ha (6 units/ac). The Low Density
Residential development proposed has a net residential density of 12 units/ha (4.8 units/ac).
The policies of Section 10.3.3 (Plans of Subdivision and Condominium) provide that County and
Town Councils will evaluate applications for a plan of subdivision on the basis of the requirements
of the Planning Act, as well as criteria including, but not limited to, the following:
Conformity with the Official Plan;
The availability of community services such as roads, water, storm and sanitary sewers,
waste disposal, recyclable collection, public utilities, fire and police protection, parks,
schools and other community facilities;
The accommodation of Environmental Resources and the mitigation of environmental and
human-made constraints;
The reduction of any negative effects on surrounding land uses, transportation networks
or significant natural features;
The design of the plan can be integrated into adjacent developments, and;
The design of the plan is to be compatible with the natural features and topography of the
site, and proposals for extensive cut and fill will be discouraged.
As a condition of draft plan approval, County Council will require an applicant to satisfy conditions
prior to final approval and registration of the plan. The applicant will be required to meet the
conditions of the draft approval within the specified time period, failing which, draft plan approval
may lapse. Additionally, to provide for the fulfillment of these conditions, and f or the installation
of services according to municipal standards, County Council shall require the applicant to enter
into a subdivision agreement with the area municipality and, where necessary, the County, prior
to final approval of the plan.
ZONING BY-LAW
The subject lands are currently zoned ‘Special Passive Use Open Space Zone (OS1-3)’ according
to the Town’s Zoning By-law. The (OS1-3) zone permits one single detached dwelling, home
occupation, and public use, subject to maintaining a 50 m (164 ft) setback from the railway and
the Highway 3 Road allowance.
Page 37 of 238
Report No: CP 2022-421
COMMUNITY PLANNING
Council Date: January 9, 2023
Page 5 of 10
The applicant proposes to rezone the property to ‘Low Density Residential Type 1 Zone (R1)’.
For a single detached dwelling, the ‘R1’ zone requires a minimum lot area of 315 m2 (3,390.7 ft2)
for an interior lot and 480 m2 (5,166.8 ft2) for a corner lot, a frontage of 15 m (49.2 ft), a minimum
lot depth of 32 m (105 ft), front yard depth of 7.5 m (24.6 ft), rear yard depth of 12 m (39.3 ft),
interior side yard widths of 3 m (9.8 ft) and 1.2 m (3.9 ft), landscaped open space area of 30%
and maximum lot coverage of 35%.
It is recommended that Holding Provisions be utilized (as has been standard practice in the Town
for draft plans of subdivision) to ensure that all appropriate development agreements are in place
prior to the issuance of any building permits.
AGENCY COMMENTS
The Town of Tillsonburg Engineering Services Department provided the following comments:
If approved, please include the following as conditions of draft plan approval:
a. The Owner agrees to satisfy all requirements, financial and otherwise, of the Town
regarding the construction of roads, installation of services, including water, sewer,
electrical distribution systems, street lights, sidewalks, and drainage facilities and
other matters pertaining to the development of the subdivision in accordance with
Town standards.
b. The subdivision agreement shall contain provisions indicating that prior to grading and
issuance of building permits, a grading plan, servicing plan, hydro and street lighting
plan, and erosion and siltation control plan, along with reports as required, be
reviewed and approved by the Town, and further, the subdivision agreement shall
include provisions for the owner to carry out or cause to be carried out any necessary
works in accordance with the approved plans and reports.
c. Such easements as may be required for utility or drainage purposes outside of the
public right-of-way shall be granted to the appropriate authority.
The Town of Tillsonburg Parks Department provided the following comments:
As no parkland is included in the proposed development, cash in lieu of parkland will be
payable.
The owner shall provide an overall Landscaping Plan depicting One (1) tree per lot, in
accordance with Tillsonburg’s Design Guidelines. Tree Species to satisfaction of the
Town.
The Oxford County Public Works Department provided the following comments:
Final watermain sizing of the proposed water distribution system within the development
will be determined during detailed design;
Due to the small nature of the project, no functional servicing report is required by Oxford
County;
Any additional sanitary or watermain services being extended from existing services,
including extensions along Young Street will be installed at a direct cost to the developer;
A CAD file of the water main layout for the entire development showing the water main
location, hydrants, valves, street and lot fabrics will be required so that it can be integrated
into our modelling to ensure County model is up to date.
Page 38 of 238
Report No: CP 2022-421
COMMUNITY PLANNING
Council Date: January 9, 2023
Page 6 of 10
The following draft plan conditions should be included:
The Owner shall agree to prepare and submit for the approval of Oxford Co unty Public
Works detailed, signed and stamped servicing plans designed in accordance with Oxford
County Design Guidelines.
The subdivision agreement shall make provision for the assumption and operation by
the County of Oxford of the water and sewage system within the road ROW subject to
the approval of the County of Oxford Department of Public Works.
Prior to the final approval of the subdivision plan, the Owner shall receive confirmation
from the County of Oxford Department of Public Works that there is sufficient capacity
in the Tillsonburg water and sanitary sewer systems to service the plan of subdivision.
Confirmation shall be given in accordance with the “Protocol for Allocation of Water and
Sewage Capacity for Development”.
The Owner agrees to provide such easements as may be required for utility or drainage
purposes outside of the proposed public right-of-ways which shall be granted to the
appropriate authority.
The Owner agrees in writing to satisfy all the requirements, financial and
otherwise, including payment of applicable development charges, of the County of
Oxford regarding the installation of the water distribution system, the installation of the
sanitary sewer system, and other matters pertaining to the development of the
subdivision.
Prior to final approval by the County, the Owner shall properly decommission any
abandoned private services (water well, cistern and/or septic system) located on the
subject lands, in accordance with the Ontario Water Resources Act, R.S.O. 1990 (Ontario
Regulation No. 903) and to the satisfaction of the County of Oxford Public Works
Department.
Long Point Region Conservation Authority indicated that the subject lands are not subject to
natural hazards, do not appear to have any natural heritage features, and are not subject to the
LPRCA Regulation Limit. As such, the LPRCA has no concerns with the proposal.
Town of Tillsonburg Building & By-Law Services, Tillsonburg District Chamber of Commerce, and
Tillsonburg BIA indicated they have no concerns respecting the proposal.
PUBLIC CONSULTATION
Notice of complete application was provided to surrounding property owners on August 30, 2022,
and notice of public meeting was issued on November 28, 2022 & December 19, 2022 in
accordance with the requirements of the Planning Act. At the time of writing this report, no
comments or concerns had been received from the public.
Page 39 of 238
Report No: CP 2022-421
COMMUNITY PLANNING
Council Date: January 9, 2023
Page 7 of 10
Planning Analysis
The subject applications for Official Plan amendment, draft plan of subdivision approval and zone
change propose to facilitate the creation 7 lots for single detached dwellings by way of a
residential plan of subdivision in the Town of Tillsonburg.
It is the opinion of staff that the proposed amendments are consistent with the relevant policies of
the PPS as the proposed residential development will occur on full municipal services and will
provide new residential lots from an existing over-sized residential property.
Planning staff are satisfied that the proposed re-designation is appropriate as the lands are not
within any Locally Significant Natural Heritage Features, do not contain significant valleylands, or
any natural hazards or natural heritage features that would warrant the Open Space designation.
With the recent extension of municipal sanitary services on Rouse Street, the lands are now able
to be suitably developed for residential purposes on full municipal services.
With regard to the policies of Section 10.3 of the Official Plan (Plans of Subdivision and
Condominium) which require the developer to address a series of standard review criteria
concerning the adequacy of servicing, environmental impacts, cultural resources, transportation
networks and integration with surrounding developments, staff note that the required studies and
reports have been received and reviewed through this Office and the recommendations of these
reports can be satisfactorily addressed through the inclusion of appropriate conditions of draft
approval.
The proposal is generally in keeping with the Plan of Subdivision policies of Section 10.3.3, and
the policies of the Low Density Residential designation. Although the proposed draft plan has a
net residential density of 12 units/ha (4.8 units/ac), less than the minimum density typically
required, Planning staff note that the lands represent a redevelopment of an existing parcel, and
the proposed lot frontages (15 m) are the minimum required for the R1 zone. The larger lot area
is a result of the existing lot depth (44.32 m), and reducing the frontage of each lot further would
not result in a significant increase in density. Additionally, the northerly portion of the subject
property is subject to a required setback from the MTO’s Highway 3 road allowance and no
additional development potential would be realized in this area. In light of this, Planning staff are
of the opinion that the reduced density in this instance is generally appropriate.
The requested zone change from ‘Special Passive Use Open Space Zone (OS1-3)’ to ‘Low
Density Residential Type 1 Zone (R1)’ can be considered appropriate as the proposed lots will
comply with the provisions of the R1 zone, and the lands are considered appropriate for their
intended residential use. As per past practice with the development of subdivisions in Town, it is
recommended that a Holding Provision be implemented to ensure that all development matters
are appropriately addressed prior to any building permit issuance.
Through the circulation process, comments were provided by Town staff and County staff
respecting the preparation of required detailed engineering plans, cash in lieu of parkland,
servicing requirements, and the decommissioning of the existing private septic system. These
comments have been addressed through proposed conditions of draft approval, and are provided
for Council’s consideration.
In light of the foregoing, Planning staff are satisfied that the proposed development is consistent
with the policies of the Provincial Policy Statement and supports the strategic initiatives and
objectives of the Official Plan. As such, staff are satisfied that the applications can be given
favourable consideration.
Page 40 of 238
Report No: CP 2022-421
COMMUNITY PLANNING
Council Date: January 9, 2023
Page 8 of 10
RECOMMENDATIONS
1. The Council of the Town of Tillsonburg approve in principle the zone change
application (File No. ZN 7-22-13) submitted by Gene Sandham, for lands legally
described as Part of Lot 1606, Plan 500, Concession 5 NTR, Parts 3 & 4, 41R-9612
in the Town of Tillsonburg, to rezone the lands Low Density Residential Type 1
Holding Zone, to facilitate the proposed draft plan of subdivision;
2. That the Council of the Town of Tillsonburg advise County Council that the Town
supports the application to amend the County Official Plan (File No. OP 22-14-7),
submitted by Gene Sandham, for lands legally described as Part of Lot 1606, Plan
500, Concession 5 NTR, Parts 3 & 4, 41R-9612, in the Town of Tillsonburg, to
redesignate the subject lands from ‘Open Space’ to ‘Residential’ & ‘Low Density
Residential’, to facilitate a draft plan of subdivision consisting of lots for 7 single
detached dwellings;
3. And further, the Council of the Town of Tillsonburg advise County Council that the
Town supports the application for draft plan of subdivision, File No. SB 22-04-7,
submitted by Gene Sandham, for lands legally described as Part of Lot 1606, Plan
500, Concession 5 NTR, Parts 3 & 4, 41R-9612, in the Town of Tillsonburg,
consisting of 7 lots for single-detached dwellings, subject to the following
conditions of draft approval:
1. This approval applies to the draft plan of subdivision submitted by Gene Sandham, (SB 22-
04-7) and prepared by CJDL Consulting Engineers Limited, as shown on Plate 3 of Report
No. CP 2022-421 and comprising Part of Lot 1606, Plan 500, Concession 5 NTR, Parts 3
& 4, 41R-9612, in the Town of Tillsonburg, showing 7 lots for single-detached dwellings.
2. The Owner shall enter into a subdivision agreement with the Town of Tillsonburg and
County of Oxford.
3. The Owner agrees in writing, to install fencing as may be required by the Town, to the
satisfaction of the Town of Tillsonburg.
4. The Owner agrees in writing, to satisfy all requirements, financial and otherwise, of the Town
regarding construction of roads, installation of services, including water, sewer, electrical
distribution systems, sidewalks, street lights, and drainage facilities and other matters
pertaining to the development of the subdivision in accordance with the standards of the
Town, to the satisfaction of the Town of Tillsonburg.
5. The subdivision agreement shall contain provisions indicating that prior to grading and
issuance of building permits, a grading plan, servicing plan, hydro and street lighting plan,
and erosion and siltation control plan, along with reports as required, be reviewed and
approved by the Town, and further, the subdivision agreement shall include provisions for
the owner to carry out or cause to be carried out any necessary works in accor dance with
the approved plans an reports, to the satisfaction of the Town of Tillsonburg.
6. The subdivision agreement shall contain provisions requiring the Owner provide an overall
Landscaping Plan depicting at least one (1) tree per lot, in accordance with Tillsonburg’s
Design Guidelines. The Town shall approve the species of tree to be planted.
Page 41 of 238
Report No: CP 2022-421
COMMUNITY PLANNING
Council Date: January 9, 2023
Page 9 of 10
7. The Owner shall make payment to the Town of Tillsonburg for cash-in-lieu of parkland, in
accordance with the provisions of Section 42 of the Planning Act, to the satisfaction of the
Town of Tillsonburg.
8. Prior to the approval of the final plan by the County, all lots/blocks shall conform to the
zoning requirements of the Town’s Zoning By-law. Certification of lot areas, frontages, and
depths shall be provided to the Town by an Ontario Land Surveyor retained by the Owner,
to the satisfaction of the Town of Tillsonburg.
9. Prior to the approval of the final plan by the County, the Owner shall agree in writing that all
phasing of the plan of subdivision will be to the satisfaction of the Town of Tillsonburg and
County of Oxford.
10. Prior to the approval of the final plan by the County, such easements as may be required
for utility and drainage purposes shall be granted to the appropriate authority, to the
satisfaction of the Town of Tillsonburg and County of Oxford Public Works.
11. The Owner agrees in writing, to satisfy all the requirements, financial and otherwise,
including payment of applicable development charges, of the County of Oxford regarding
the installation of the water distribution system, the installation of the sanitary sewer system,
and other matters pertaining to the development of the subdivision, to the satisfaction of
County of Oxford Public Works.
12. The subdivision agreement shall make provision for the assumption and operation of the
water and sewage system within the draft plan of subdivision by the County of Oxford, to
the satisfaction of County of Oxford Public Works.
13. The Owner agrees in writing, to prepare and submit for approval from County of Oxford
Public Works, detailed servicing plans designed in accordance with the County Design
Guidelines, to the satisfaction of County of Oxford Public Works.
14. Prior to the final approval of the subdivision plan, the Owner shall receive confirmation from
the County of Oxford Department of Public Works that there is sufficient capacity in the
Tillsonburg water and sanitary sewer systems to service the plan of subdivision.
Confirmation shall be given in accordance with the “Protocol for Allocation of Water and
Sewage Capacity for Development”.
15. Prior to final approval by the County, the Owner shall properly decommission any
abandoned private services (water well, cistern and/or septic system) located on the subject
lands, in accordance with the Ontario Water Resources Act, R.S.O. 1990 (Ontario
Regulation No. 903) and to the satisfaction of the County of Oxford Public Works
Department.
16. Prior to the approval of the final plan by the County, the Owner shall agree in writing to
satisfy the requirements of Canada Post Corporation with respect to advising prospective
purchasers of the method of mail delivery; the location of temporary Centralized Mail Box
locations during construction; and the provision of public information regarding the proposed
locations of permanent Centralized Mail Box locations, to the satisfaction of Canada Post.
Page 42 of 238
Report No: CP 2022-421
COMMUNITY PLANNING
Council Date: January 9, 2023
Page 10 of 10
17. Prior to the approval of the final plan by the County, the Owner shall agree in writing, to
satisfy the requirements of Enbridge Gas that the Owner/developer provide Enbridge Gas
Limited with the necessary easements and/or agreements required for the provisions of gas
services, to the satisfaction of Enbridge Gas Limited.
18. Prior to the approval of the final plan by the County, the Owner shall secure clearance from
the Long Point Region Conservation Authority (LPRCA), indicating that final lot grading
plans, soil conservation plan, and stormwater management plans have been completed to
their satisfaction.
19. Prior to the approval of the final plan by the County, the County of Oxford shall be advised
by the Town of Tillsonburg that Conditions 2 to 10 (inclusive), have been met to the
satisfaction of the Town. The clearance letter shall include a brief statement for each
condition detailing how each has been satisfied.
20. Prior to the approval of the final plan by the County, the Owner shall secure clearance from
the County of Oxford Public Works Department that Conditions 10 to 15 (inclusive), have
been met to the satisfaction of County Public Works. The clearance letter shall include a
brief statement for each condition detailing how each has been satisfied.
21. Prior to the approval of the final plan by the County, the County of Oxford shall be advised
by Canada Post Corporation that Condition 16 has been met to the satisfaction of Canada
Post. The clearance letter shall include a brief statement detailing how this condition has
been satisfied.
22. Prior to the approval of the final plan by the County, the County of Oxford shall be advised
by Enbridge that Condition 17 has been met to the satisfaction of Enbridge Gas Limited.
The clearance letter shall include a brief statement detailing how this condition has been
satisfied.
23. Prior to the approval of the final plan by the County, the County of Oxford shall be advised
by LPRCA that Condition 18 has been met to the satisfaction of LPRCA. The clearance
letter shall include a brief statement detailing how this condition has been satisfied.
24. Prior to the approval of the final plan by the County, the Owner shall provide a list of all
conditions of draft approval with a brief statement detailing how each condition has been
satisfied, including required supporting documentation from the relevant authority, to the
satisfaction of the County of Oxford.
25. This plan of subdivision shall be registered within three (3) years of the granting of draft
approval, after which time this draft approval shall lapse unless an extension is authorized
by the County of Oxford.
SIGNATURES
Authored by: Eric Gilbert, MCIP, RPP
Senior Planner
Approved for submission: Gordon K. Hough, RPP
Director
Page 43 of 238
August 10, 2022
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
Legend
2050
Notes
NAD_1983_UTM_Zone_17N
102 Meters
Zoning Floodlines
Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Land Use Zoning (Displays
1:16000 to 1:500)
Plate 1: Location Map with Existing Zoning
File Nos: OP 22-14-7, SB 22-04-7, ZN 7-22-12 - Gene Sandham
Part Lot 1606, Plan 500, Parts 3 & 4 of 41R-9612- 91 Young St, Town of Tillsonburg
Vienna
Road
Subject
Lands
Rouse
Street
Young
Street
Young
Street
Highway
3
Page 44 of 238
August 10, 2022
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
Legend
1020
Notes
NAD_1983_UTM_Zone_17N
51 Meters
Zoning Floodlines
Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Land Use Zoning (Displays
1:16000 to 1:500)
Plate 2: 2020 Aerial Map
File Nos: OP 22-14-7, SB 22-04-7, ZN 7-22-12 - Gene Sandham
Part Lot 1606, Plan 500, Parts 3 & 4 of 41R-9612- 91 Young St, Town of Tillsonburg
Highway
3
Vienna
Road
Rouse
StreetYoung
Street
Subject
Lands
Page 45 of 238
Plate 3: Proposed Draft Plan File Nos: OP 22-14-7, SB 22-04-7, ZN 7-22-12 - Gene Sandham Part Lot 1606, Plan 500, Parts 3 & 4 of 41R-9612- 91 Young St, Town of TillsonburgPage 46 of 238
- 1 -
AMENDMENT NUMBER 290
TO THE COUNTY OF OXFORD OFFICIAL PLAN
the following text and schedules attached hereto, constitutes
Amendment Number 290 to the County of Oxford Official Plan.
Page 47 of 238
- 2 -
1.0 PURPOSE OF THE AMENDMENT
The purpose of this amendment is to amend Schedule “T-1” – Town of Tillsonburg Land
Use Plan, to re-designate the subject lands from Open Space to Residential, to amend
Schedule “T-2” - Town of Tillsonburg Residential Density Plan to designate the lands as
Low Density Residential, and to amend Schedule “T-2” - Town of Tillsonburg Leisure
Resources and School Facilities Plan, to remove the lands from the Open Space
designation.
2.0 LOCATION OF LANDS AFFECTED
This amendment applies to lands described as Part of Lot 1606, Plan 500, Concession
5 NTR, Parts 3 & 4, 41R-9612, in the Town of Tillsonburg. The lands are located on the
west side of Young Street, between Rouse Street and Highway 3, and are known
municipally as 91 Young Street, Tillsonburg.
3.0 BASIS FOR THE AMENDMENT
The proposed amendment would change the designation of the subject property on
Schedule “T-1” - Town of Tillsonburg Land Use Plan, from Open Space to Residential as
well as change the designation of Schedule “T-2” - Town of Tillsonburg Residential
Density Plan, from Open Space to Low Density Residential. The amendment would also
remove the Open Space designation on Schedule “T-3” Town of Tillsonburg Leisure
Resources and School Facilities Plan. The proposed amendment will facilitate the
development of a residential subdivision, consisting of 7 lots for single detached
dwellings.
It is the opinion of Council that the subject amendment is consistent with the relevant
policies of the PPS as the proposed residential development will occur on full municipal
services and will provide new residential lots from an existing over-sized residential
property, using land and municipal services more efficiently.
Council is satisfied that the proposed re-designation is appropriate as the lands are not
within any Locally Significant Natural Heritage Features, do not contain significant
valleylands, or any natural hazards or natural heritage features that would warrant the
Open Space designation. With the recent extension of municipal sanitary services on
Rouse Street, the lands are now able to be suitably developed for residential purposes
on full municipal services.
The proposal is generally in keeping with the Plan of Subdivision policies of Section
10.3.3, and the policies of the Low Density Residential designation. Although the
proposed draft plan has a net residential density of 12 units/ha (4.8 units/ ac), less than
the minimum density required, the lands represent a redevelopment of an existing parcel,
and the proposed lot frontages (15 m) are the minimum required for the R1 zone. The
larger lot area is a result of the existing lot depth (44.32 m), and reducing the frontage of
each lot further would not result in a significant increase in density. Additionally, the
northerly portion of the subject property is subject to a required setback from the MTO’s
Highway 3 road allowance and no additional development potential would be realized in
this area. In light of this, Council is of the opinion that the reduced density in this instance
is generally appropriate.
Page 48 of 238
- 3 -
In light of the foregoing, it is the opinion of Council that the proposed Official Plan
Amendment is consistent with the policies of the PPS and supports the objectives and
strategic initiatives of the Official Plan.
4.0 DETAILS OF THE AMENDMENT
4.1 That Schedule “T-1” - Town of Tillsonburg Land Use Plan, is hereby amended by
changing the designation of those lands identified as “ITEM 1” on Schedule “A”
attached hereto from “Open Space” to “Residential”.
4.2 That Schedule “T-2” - Town of Tillsonburg Residential Density Plan, is hereby
amended by changing the designation of those lands identified as “ITEM 2” on
Schedule “A” attached hereto to “Low Density Residential”.
4.3 That Schedule “T-3” - Town of Tillsonburg Leisure Resources and School
Facilities Plan, is hereby amended by removing the designation of those lands
identified as “ITEM 3” on Schedule “A” attached hereto from “Open Space”.
5.0 IMPLEMENTATION
This Official Plan Amendment shall be implemented in accordance with the
implementation policies of the Official Plan.
6.0 INTERPRETATION
This Official Plan Amendment shall be interpreted in accordance with the interpretation
policies of the Official Plan.
Page 49 of 238
FOR OFFICE USE ONLY
DATE PRESCRIBED INFORMATION COMPLETE PIN
REV. JAN 2021
PO Box 1614 FILE NO.
Woodstock ON N4S 7Y3
Tel: (519) 539-9800 DATE RECEIVED:
Fax: (519) 421-4712
website: www.oxfordcounty.ca
COUNTY OF OXFORD
APPLICATION FOR AN AMENDMENT
TO THE OFFICIAL PLAN
SECTION ONE - GENERAL INFORMATION
1.Applicant:
a)Name Telephone:
Address Cell Phone:
Fax No.
Postal Code: Email Address:
b)Applicant’s Interest in Subject Land:
__ Registered Owner
__ Agreement of Purchase and Sale (attach copy)
__ Mortgage
__ Other (specify)
2.Registered Owner: (if other than applicant)
Name Telephone:
Address Cell Phone:
Fax No.
Postal Code: Email Address:
3.Solicitor or Agent: (if any)
Name Telephone:
Address Cell Phone:
Fax No.
Postal Code: Email Address:
4.Location of Subject Land:
Lot Number(s) Concession / Plan No.
Part Number(s) Reference Plan No.
Municipality Former Municipality
Street/911 Civic Address
The subject land is located on the side of the Street, lying between Street
and ______________________ Street.
Gene Sandham
gene.sandham@gmail.comN6K 4W7
N4G 4H8 tbenjamins@cjdleng.com
91 Young St, Tillsonburg, Ontario
Tillsonburg
West
Highway 3
Rouse
X
Part of Lot 1606
3 and 4 41R-9612
Township of Middleton
Judges Plan 500
416-402-1297 (cell)
905-939-0530 ext 23
(business)
905-939-0517 (Home)
711 Oak Grove Pl, London, Ontario
Concession 5 NTR /
Cyril J. Demeyere Limited - (Trevor Benjamins)
261 Broadway, P.O. Box 460, Tillsonburg,
Ontario
519-777-9458
519-842-3235
519-688-1000
OP 22-14-7
28-Jun-22
000380057
Page 50 of 238
COUNTY OF OXFORD – APPLICATION FOR OFFICIAL PLAN AMENDMENT PAGE 2
SECTION TWO - OFFICIAL PLAN INFORMATION (Complete sections only where applicable)
5. Purpose of requested Amendment:
6. Is the application consistent with the Provincial Policy Statement, 20 14, as amended?
(see Item No. 9 in the application guide) Yes No
7. Is this a request for an Amendment to a Schedule(s) of the Official Plan: (yes/no) If yes, complete the following:
SCHEDULE
(E.G. C-3)
TITLE DESIGNATION OF SITE USES PERMITTED
Existing:
Proposed:
8. Is this a request for an Amendment to the text of the Official Plan: (yes/no) If yes, complete the following:
a) Chapter, Section and Subsection title
b) Is this section / subsection to be: Changed _____ Replaced _____ Deleted _____
c) If changed/replaced, proposed text of Amendment
SECTION THREE – DESCRIPTION OF DEVELOPMENT (If specific development is proposed, complete the following)
9. Present Use of Subject Land:
10. Description of Existing Building(s) or Structure(s) on Subject Land: (Date of construction, present use)
11. Proposed Use of Subject Land: (Description of Applicant’s Proposal)
12. Proposed Buildings or Structures associated with the Proposed Land Use: (include information regarding alteration to or
demolition of existing buildings or structures)
Schedule T-1 Land Use Plan
X
No
Vacant with single-detached home and garage
Yes
Open Space recreation, conservation areas, sports fields, golf courses
Schedule T-2 Residential Density Plan Open Space
Low Density Residential
Residential
Schedule T-2 Residential Density Plan
Schedule T-1 Land Use Plan
recreation, conservation areas, sports fields, golf courses
Low rise, low density housing forms
full range of dwelling types
Creating 7 new lots with single detached residential development
6 new single detached dwellings with the existing single detached dwelling to be renovated or
demolished for a total of seven single detached dwellings
Single Detached Dwelling (1950) and Detached Garage (1982)
Open SpaceSchedule T-3 Leisure Resources Plan
Remove Designation Open SpaceSchedule T-3 Leisure Resources Plan
To amend the designation of the subject property from Open Space
to Residential and Low Density Residential to permit thedevelopment of a plan of subdivision for
single detached residential purposes
N.A.
Page 51 of 238
COUNTY OF OXFORD – APPLICATION FOR OFFICIAL PLAN AMENDMENT PAGE 3
13. For proposed Residential development, specify:
a) Gross or Net Density/Hectare
b) No. of Units Type of Units
14. For proposed Commercial, Industrial, Institutional or Recreational development, specify:
a) Gross Floor Area (by type of uses)
b) Proposed Uses
SECTION FOUR – SITE INFORMATION AND SERVICES
15. Dimensions of Subject Land: (in metric units)
a) Area b) Frontage c) Depth
16. Access to Subject Land:
____ Provincial Highway ____ Unopened Road Allowance
____ County Road ____ Private Right-of-Way
____ Municipal Road ____ Other (specify)
17. Adjacent Land Uses: (Indicate nature of adjacent land uses)
18. Services:
MUNICIPAL W ATER MUNICIPAL SEWER PRIVATE W ATER PRIVATE SEWER**
CONNECTED (YES/NO)
TYPE (INDIVIDUAL/COMMUNAL)
Municipal Storm Sewers ____ Municipal Drain ____ (Please check one)
**Note: If the requested amendment involves development on a privately owned and operated individual or communal septic
system and more than 4500 litres per day of effluent will be produced as a result of the completed proposal, the
applicant must submit a servicing options report and a hydrogeological report.
SECTION FIVE - ZONING BY-LAW
19. Municipal Zoning By-Law Number:
Existing Zoning of Subject Land
20. Has an application for Zone Change been filed? Yes ____ No _____
If yes, describe the proposed zoning of the subject land
X X
X
Low Density Residential - Type 1 Zone (R1)
7 single detached dwellings
11.86 units per hectare
5900m2
X
151.25m 44.32m
west: open space east: service commercial north and south: single detached residential
Tillsonburg Zoning By-law No. 3295, as amended
Passive Use Open Space Zone (OS1-3)
Page 52 of 238
Page 53 of 238
Page 54 of 238
FOR OFFICE USE ONLY
DATE PRESCRIBED INFORMATION COMPLETE PIN
REV.APR16
FILE NO:
DATE RECEIVED:
TOWN OF TILLSONBURG
APPLICATION FOR ZONE CHANGE
1.Registered Owner(s):
Name:Phone: Residence:
Address:Business:
Fax:
Postal Code: E-mail:
Applicant (if other than registered owner):
Name: Phone: Residence:
Address: Business:
Fax:
Postal Code: E-mail:
Solicitor or Agent (if any):
Name: Phone: Business:
Address: Fax:
Postal Code: E-mail:
All communications will be sent to those listed above. If you do not wish correspondence to be sent to the
Owner, Applicant, or Solicitor/Agent, please specify by checking the appropriate box.
Name and address of any holders of any mortgage, charges or other encumbrances (if known):
2.Subject Land(s):
a)Location:
Municipality former municipality
Concession No.Lot(s)
Registered Plan No.Lot(s)
Reference Plan No.Part(s)
The proposed lot is located on the side of Street, lying between
Street and Street.
Street and/or Civic Address (911#):
b)Official Plan Designation:Existing:
Proposed:
If the proposed designation is different than the existing designation, has an application for Official Plan Amendment been
filed with the County of Oxford? No Yes
Gene Sandham
711 Oak Grove Pl, London, Ontario
N6K 4W7 gene.sandham@gmail.com
905-939-0517
905-939-0530 ext 23
261 Broadway, P.O. Box 460, Tillsonburg, Ontario
tbenjamins@cjdleng.com
91 Young Street, Tillsonburg
West Young
Rouse St
Open Space
Low Density Residential
Judges Plan 500
Tillsonburg
41R-9612
Township of Middleton
3 and 4
Part of lot 1606
X
Highway 3
Concession 5 NTR
416-402-1297 (cell)
Cyril J. Demeyere Limited - (Trevor Benjamins) 519-688-1000
519-842-3235
N4G 4H8
?
Page 55 of 238
TOWN OF TILLSONBURG APPLICATION FOR ZONE CHANGE Page 2
c)Zoning:Present:
Proposed:
d)Uses: Present:
Proposed: (Include description)
3.Buildings/Structures:
For all buildings/structures, either existing or proposed on the subject lands, please supply the following information:
None Existing None Proposed
Existing/Proposed Building 1 Building 2
Use:
Date Constructed (if known):
Floor Area:
Setbacks:
Front lot line
Side lot lines
Rear lot line
Please complete for residential, commercial/industrial or institutional uses.
RESIDENTIAL COMMERCIAL/
INDUSTRIAL
INSTITUTIONAL
TYPE
Apt., semi, townhouse, retail, restaurant, church,
etc.
# OF UNITS N/A
CONVERSION/ADDITION TO EXISTING BUILDING
Describe
TOTAL # OF UNITS/BEDS N/A N/A
FLOOR AREA
by dwelling unit or by type (office, retail
common rooms, etc.)
OTHER FACILITIES
(playground, underground parking, pool, etc.)
# OF LOTS (for subdivision) N/A
SEATING CAPACITY
(for restaurant, assembly hall, etc.) N/A
# OF STAFF N/A
OPEN STORAGE REQUIRED? N/A N/A
ACCESSORY RESIDENTIAL USE? N/A If accessory residential use,
complete residential section
If accessory residential use,
complete residential section
4.Site Information (proposed use(s):
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
Building Height
Width of Planting Strip
Driveway Width
Low Density Residential - Type 1 (R1)
Passive Use Open Space Zone (OS1-3)
7 low density residential lots
Vacant Land with a single detached dwelling and detached garage
7
Home Garage
232.877m2 232.087m2
8.29m
2.27m (interior)
25.28m
N/A
7 Single Detached Dwellings
12 m (min)
7.5 m (min)
7.5m (min)
30% of lot area (min)
10.5m (max)
15 m (min)
32 m (min)
480 m2 (min)
35% of Lot Area (max)
7.5m (min)
12m (min)
1.2m (min)
7
20.90m
12.62m
6.67m
7
10.5m (max)
1.2m (min)
1950 1982
TBD
N.A.
Page 56 of 238
TOWN OF TILLSONBURG APPLICATION FOR ZONE CHANGE Page 3
5.Services: (check appropriate box) Existing Proposed
Water supply Publicly owned and operated piped water system
Privately owned and operated individual well
Other (specify)
Sewage Disposal Publicly owned and operated sanitary sewer system
Privately owned and operated individual septic tank
Other (specify)
Storm Drainage Municipal Sewers Ditches
Municipal Drains Swales
6.Access:
Provincial Highway Unopened Road Allowance
County Road Right-of-Way owned by
Municipal Road maintained all year Other (specify)
Municipal Road seasonally maintained
7.General Information:
a)Is the Subject Land the subject of regulations for flooding or fill and construction permits of the Long Point Region
Conservation Authority? No Yes
If yes, has an Application been filed with the Conservation Authority? No Yes
b)Present land use(s) of adjacent properties:
c)Characteristics of subject land (check appropriate space(s) and add explanation, if necessary)
(i) Does the land contain environmental features such as wetlands, woodlots, watercourses, etc.?
No Yes If yes, describe
(ii) Has any part of the land been formally used for any purpose other than agricultural purposes?
No Yes
If yes, describe former use:
8.Historical Information:
a)Is the subject land the subject of a current Application for Consent to the Oxford County Land Division Committee or a curren t
application for draft plan of subdivision to the County of Oxford?
No Yes Application No.
b)Have the subject land(s) ever been the subject of any other application under the Planning Act, such as an application for
approval of an Official Plan amendment, a zoning by-law amendment, a Minister's Zoning Order amendment, consent, a minor
variance, or approval of a plan of subdivision?
No Unknown
Yes File No. Status/Decision
c)If known, the date the subject land was acquired by the owner?
d)If known, the length of time that the existing uses of the subject land have continued?
XXXXXX
XXXXXX
XXXXXX
XXXXXX
XXXXXX
XXXXXX
XXXXXX
XXXXXX
XXXXXX
East: Service Commercial West: Open Space North and South single detached residential
Submitted Concurrently
XXXXXX
October 18, 2020
71 Years
Page 57 of 238
Page 58 of 238
Box 1614
Woodstock ON N4S 7Y3
Tel: 519-539-9800
Fax: 519-421-4712
Website: www.oxfordcounty.ca APPLICATION TYPE
File No.
1.Registered Owner(s):
Name:
SUBDIVISION APPROVAL CONDOMINIUM APPROVAL
CONDOMINIUM EXEMPTION
Residence:
Address: Business:
Fax:
Postal Code: Email Address:
Applicant (if other than registered owner):
Name: Residence:
Address: Business:
Fax:
Postal Code: Email Address:
Solicitor or Agent:
Name: Residence:
Address: Business:
Fax:
Postal Code: Email Address:
Ontario Land Surveyor:
Name: Residence:
Address: Business:
Fax:
Postal Code: Email Address:
Unless otherwise noted, all communications will be sent to those listed above.
Do not send communications to: Owner Applicant Solicitor/Agent OLS
2.Location of Subject Land:
Municipality former municipality
Lot(s)
Lot(s)
Part(s)
Concession
Registered Plan No.
Reference Plan No.
The subject land is located on the side of (St./Rd./Ave./Line)
lying between and (St./Rd./Ave./Line)
Street and/or 911 Address (if any):
OFFICE USE ONLY
Date Application Received Date Prescribed Information Complete PIN
Rev. JAN 2021
N4G 4H8
519-777-9458
519-688-1000
519-842-3235
tbenjamins@cjdleng.com
91 Young Street, Tillsonburg
Tillsonburg
West Young
Rouse St
Gene Sandham
711 Oak Grove Pl, London, Ontario
x
N6K 4W7 gene.sandham@gmail.com
905-939-0517
905-939-0530 ext 23
Part of Lot 1606
3 and 4
Township of Middleton
Concession 5 NTR
Highway 3
Judges Plan 500
41R-9612
416-402-1297 (cell)
261 Broadway, P.O Box 460, Tillsonburg, Ontario
Cyril J. Demeyere Limited - (Trevor Benjamins)
X
Kim Husted Ontario Land Surveying Limited
kimhusted@bellnet.caN4G 3J8
30 Harvey Street, Tillsonburg, Ontario 519-842-3638
SB 22-04-7
00038005728-Jun-22
Page 59 of 238
County of Oxford - Application for Subdivision, Condominium or Condominium Exemption Page 2
NATURE OF APPLICATION
3. Proposed Land Use
Indicate the intended uses of land in the proposal. Please use the following definitions for residential buildings
a) single detached: a detached residential building containing one dwelling unit
b) double or semi-detached: a residential building containing 2 dwelling units
c) townhouse or rowhouse: a residential building containing 3 or more dwelling units with individual direct access to the street or
parking area
d) apartment: a building containing 3 or more dwelling units each with access to the street or parking area via a common corridor.
Please fill out this table
In addition, complete this
section for Condominium
Applications
Intended Use
# of
Residential
Units
Nos. of Lots or
Letters of Blocks
on attached
draft plan
Acres or
Hectares
Units or
Dwellings per
hectare
# of Parking
Spaces for
each use
Floor
Coverage
(sq.m.)
Bedroom Count
Specify by # of
Residential Units
RESIDENTIAL
single detached
double or semi-detached
town and row housing
apartments
seasonal (cottage or chalet)
mobile home
other (specify)*
NON-RESIDENTIAL
neighbourhood commercial
commercial, other
industrial
institutional (specify below)*
park or open space
roads
other (specify)*
TOTAL
4. Additional Information for Condominium Applications Only:
Application for: Condominium Approval Condominium Exemption
New Building Yes No
a) Has the local municipality approved a site plan?
If yes, Site Plan Application No.?
b) Has a site plan agreement been entered into?
c) Has a building permit been issued?
d) Is the proposed development under construction?
e) If construction is completed, indicate date of completion:
7
7
0.59 ha7 7
7 0.59 ha 7
7
11.86
Page 60 of 238
County of Oxford - Application for Subdivision, Condominium or Condominium Exemption Page 3
Existing Building
Date of Construction of existing building?
a) Is this the conversion of an existing building containing rental residential units? Yes No
If yes, indicate the number of units to be converted.
The applicant is advised that an Engineering Report, indicating the structural integrity of the building(s) proposed to be
converted may be required as part of the processing of the application.
5. Planning Information (All Applications):
a) Present Official Plan Designation applying to the subject land:
Note: If the proposed land use conflicts with an Official Plan designation, this application will not be processed unless
an application to amend the County Official Plan has also been submitted for approval.
b) Present Zoning applying to the subject land:
c) Provincial Policy Statement, 2020, as amended:
Is the plan consistent with the Provincial Policy Statement.
(see Item 4, Section A in the application guide)
Yes No
d) Are the subject lands currently the subject of any other application under the Act, such as an application for consent
to sever, an Official Plan Amendment, a zoning by-law amendment, a Minister's Zoning Order, a minor variance or site
plan control?
No Yes If yes, File # Status / Decision
e) Have the subject lands ever been the subject of any other application under the Act, such as an application for plan of
subdivision, a consent to sever, an Official Plan Amendment, a Minister's Zoning Order, a minor variance or site plan
control?
Unknown
No Yes If yes, File # Status / Decision
f) Are there any easements or restrictive covenants affecting the subject land?
No Yes If yes, describe the easement or restrictive covenant and its effect
SITE APPRAISAL AND EVALUATION
6. Existing Land Use:
Briefly describe:
a) the existing use of the subject lands
b) if the subject lands are vacant or idle, describe the most recent productive use of the land
c) do the subject lands constitute a brownfield site? If yes, please explain.
Open Space
Passive Use Open Space Special Zone (OS1-3)
X
XX
XX
Submitted Concurrently
X
Vacant land and Single Family Dwelling on detached garage on subject property
Unknown
No
TBD
Page 61 of 238
County of Oxford - Application for Subdivision, Condominium or Condominium Exemption Page 4
Yes No Studies Required Attached
7. Existing Buildings:
Describe any buildings, historical or otherwise, and any man-made features on the site and their proposed use. (eg. whether retained,
modified, demolished etc.)
b) if the subject lands are vacant or idle, describe the most recent productive use of the land
8. Natural Features:
What consideration has been given to preserving the natural amenities of the site (eg. prominent topographical features,
significant views, mature trees, etc.)
SITE INFORMATION AND SERVICES
9. Services: (Existing / Proposed)
Water Supply and Sewage
A. Public Services
(i) municipal piped water none n/a
will the extension of a system be required
Servicing Study
which water system will require extension
is supply capacity immediately available for this development
has a servicing study been submitted in support of this servicing solution
(ii) municipal sanitary sewers none n/a
will the extension of a system be required
Servicing Study
which municipal system will require extension
is capacity immediately available for this development
has a servicing study been submitted in support of this servicing solution
(iii) other water supply: communal well, lake Servicing Study
B. Private Services
Is the site suitable for wells and/or septic systems?
(i) wells and/or septic systems for a residential subdivision Hydrogeological Study
Servicing Options
Justification Study*
(ii) any development on individual private services not covered in B(i) above
(iii) Septic systems for a residential subdivision with fewer than 5 lots (or
units), and 4500 litres or less of effluent produced per day
(iv) Septic systems for a residential subdivision with fewer than 5 lots
(or units), and 4500 litres or more of effluent produced per day
Hydrogeological Study
Servicing Options
Storm Water Management
(* including information on known water quality problems, depth of overburden and soil types)
sewers Stormwater
Management
Study
ditches, swales
other (specify)
Single Family Dwelling will be modified or demolished and a Garage to be retained and modified
Unknown
Site would be surrounded by mature trees and Open Space. Mature Trees at back of Lots
are intended to be kept.
X
X
X
X
X
X
X
X
X
x
x
x
Page 62 of 238
Page 63 of 238
Page 64 of 238
Delegation Request Form
Members of the public or citizen group may submit a Delegation Request to speak at a regular meeting of
Council.
Council meetings are held the second and fourth Monday of the month. Proceedings are web-streamed on
the Town of Tillsonburg Website and the second meeting of the month will also be televised via Rogers TV.
Delegations take place near the beginning of the meeting and are allowed 15 minutes for their
presentation; ten (10) minutes is meant for the presentation and the remaining five (5) minutes is to allow
for comments and questions from Council.
Any Information contained on this form will be made public through the publication of the agenda. Through
submission of a Delegation Request, individauls are agreeing to the release and inclusing of their personal
information within the public record. Applicants may request the removal of their personal contact
information when submitting this form. The request to remove personal contact information cannot be made
after agenda publication. Please note that all meetings occur in an open public forum and are regularly
recorded and televised.
Accessibility accommodations are available. Please make your request in advance.
Page 65 of 238
First Name *
Andrew
Last Name *
Stancek
Town/City *
Tillsonburg
Subject *
homeless shelter need
Name of Group or Person(s) being
represented (if applicable)
Andrew Stancek, Dawn Vanatter, Jerry
Claessens
All Delegations are limited to fifteen (15)
minutes, including questions and answers. *
I acknowledge
Details of the nature of the business/purpose: *
Support is being sought for the opening of a homeless shelter in town.
Do you or any members of your party require
accessibility accommodations? *
Yes
No
Page 66 of 238
Will there be a Power Point presentation? *
Yes
No
I acknowledge that all presentation material
must be submitted to the Office of the Clerk by
4:30 p.m. the Wednesday before the Council
meeting date.
I accept
Page 67 of 238
Upon receipt and approval of a Delegation, full details on the process will be sent to all presenters. If you
have any questions please contact the Office of the Clerk at: clerks@tillsonburg.ca or 519-688-3009 ext.
4041
Personal information on this form is collected under the legal authority of the Municipal Act, as amended.
The information is collected and mainted for the purpose of creating records that are available to the
general public, pursuant to Section 27 of the Municipal Freedom of Information and Protection of Privacy
Act. Questions about this collection should be directed to the Municipal Clerk, Town of Tillsonburg, 200
Broadway Street, 2nd Floor, Tillsonburg, Ontario, N4G 5A7, Telephone 519-688-3009 Ext. 4040.
Page 68 of 238
Delegation Request Form
Members of the public or citizen group may submit a Delegation Request to speak at a regular meeting of
Council.
Council meetings are held the second and fourth Monday of the month. Proceedings are web-streamed on
the Town of Tillsonburg Website and the second meeting of the month will also be televised via Rogers TV.
Delegations take place near the beginning of the meeting and are allowed 15 minutes for their
presentation; ten (10) minutes is meant for the presentation and the remaining five (5) minutes is to allow
for comments and questions from Council.
Any Information contained on this form will be made public through the publication of the agenda. Through
submission of a Delegation Request, individauls are agreeing to the release and inclusing of their personal
information within the public record. Applicants may request the removal of their personal contact
information when submitting this form. The request to remove personal contact information cannot be made
after agenda publication. Please note that all meetings occur in an open public forum and are regularly
recorded and televised.
Accessibility accommodations are available. Please make your request in advance.
Page 69 of 238
First Name *
Jim
Last Name *
Donaldson
Town/City *
Tillsonburg
Subject *
Recreation Sports - Tennis, Paddle Ball,
Pickleball
Name of Group or Person(s) being
represented (if applicable)
All Delegations are limited to fifteen (15)
minutes, including questions and answers. *
I acknowledge
Details of the nature of the business/purpose: *
Vision of sports and a way to improve.
An overview of tennis, current problems, vision for Tillsonburg and some selected material on tennis.
Do you or any members of your party require
accessibility accommodations? *
Yes
No
Page 70 of 238
Will there be a Power Point presentation? *
Yes
No
I acknowledge that all presentation material
must be submitted to the Office of the Clerk by
4:30 p.m. the Wednesday before the Council
meeting date.
I accept
Page 71 of 238
Upon receipt and approval of a Delegation, full details on the process will be sent to all presenters. If you
have any questions please contact the Office of the Clerk at: clerks@tillsonburg.ca or 519-688-3009 ext.
4041
Personal information on this form is collected under the legal authority of the Municipal Act, as amended.
The information is collected and mainted for the purpose of creating records that are available to the
general public, pursuant to Section 27 of the Municipal Freedom of Information and Protection of Privacy
Act. Questions about this collection should be directed to the Municipal Clerk, Town of Tillsonburg, 200
Broadway Street, 2nd Floor, Tillsonburg, Ontario, N4G 5A7, Telephone 519-688-3009 Ext. 4040.
Page 72 of 238
2022 marked the 15th annual Oxford Invitational Youth Robotics
Challenge (OIYRC). This event is a community-based partnership that
encourages students to consider careers in engineering, technology and
skilled trades. We had a very successful event with a total of 18 teams,
with approximately 150 students participating within the region.
THANK YOU TO THE MENTORS AND SPONSORS FOR YOUR ALL OF YOUR TIME & SUPPORT
Media included an article in the Woodstock Sentinel-Review November 15, 2022
All teams were judged on their written report, video, presentation and operation. A special thanks to our
judges: Spencer Holman from the City of Woodstock, Lisa Wells, Mike Kapin and Eric Collins from
Fanshawe College Woodstock/Oxford Campus.
The following awards were presented to the teams on November 15, 2022
PLATINUM WINNER:
Lord Dorchester
Secondary School
[Team Ben]
GOLD: Arthur Voaden Secondary School [AVSS Robotics] – Ingersoll District Collegiate Institute [Bomber
Bot8] – Lord Dorchester Secondary School [Sawbeam] – Regina Mundi Catholic College [Pick it n Split it]
– Rehoboth Christian School [WORX] – Sir Frederick Banting Secondary School [Toad’s 1Up, League of
Logic] – St. Mary’s Catholic High School [Bob the Warrior].
SILVER: College Avenue Secondary School [WIRED] – John Paul II Catholic Secondary School [War
Turtles, The Fun Gis] – Regina Mundi Catholic College [Titanators] - Saint André Bessette Catholic
Secondary School [SAB] – Saunders Secondary School [Sabres Robotics] – St. Joseph’s High School
[4525ON, 4525OY] – St. Mary’s Catholic High School [Amazon Warriors].
COMMITTEE MEMBERS:
City of Woodstock Economic Development, Community Employment Services Woodstock,
Elgin Middlesex Oxford Workforce Planning and Development Board, Fanshawe College
Woodstock/Oxford, London District Catholic School Board, Thames Valley District School Board
Congratulations to all the students a job well done!
Brad Hammond Lisa Wells
Co-Chair Co-Chair
PLATINUM SPONSORS Execulink Telecom
County of Oxford
GOLD SPONSORS
Fanshawe College
Toyota Manufacturing
SILVER SPONSOR
Oxford Small Business
Support Centre Inc.
BRONZE SPONSORS:
Boston Pizza Woodstock
City of Woodstock
Cyber Smart Canada
City of Woodstock
Hyd-Mech Group Ltd.
Presstran Industries
Town of Tillsonburg
TEAM SPONSORS:
Marwood Metal
Fabrication Limited
NASG Canada Inc.
Steelway Building Systems
Unifor Local 88
Vuteq Canada Inc.
Woodstock District
Chamber of Commerce
Committee Members:
Woodstock Economic
Development
Community Employment
Services Woodstock
County of Oxford
Fanshawe College
Woodstock Campus
London District Catholic
School Board
Michael Harding
Oxford Sand & Gravel Ltd.
EMO Workforce Planning
and Development Board
Page 73 of 238
OiTORDNIO John D. Elvidge
City Clerk
City Clerk's Office Secretariat
Sylwia Przezdziecki
Council Secretariat Support
City Hall, 12th Floor, West
100 Queen Street West
Toronto , Ontario M5H 2N2
Tel : 416-392-7032
Fa x: 416-392-2980
e-mail: Sylwia .Przezdziecki@toro nto .ca
web : www.toronto.ca
In reply please quote:
Ref.: 22-CC1.2
November 25, 2022
RECEIVED
DEC -B zozz
MUNICIPALITIES IN ONTARIO
Subject: New Business Item 1.2
Update on Bill 23 -More Homes Built Faster Act, 2022 (Ward All)
City Council on November 23 and 24, 2022, adopted this Item, as amended , and in so doing has:
1. Requested the Province of Ontario to extend the commenting period on Bill 23, More Homes
Built Faster Act, 2022 to at least January 31, 2023 to enable time for consultation, consideration
of alternative options and thorough analysis of both short and long -term impacts .
2 . Requested the Province of Ontario to:
a . not proceed w ith any changes that reduce municipal development charges,
community benefit charges or parkland dedication , including:
i. removing housing services from development charges ;
ii. retroactively phasing in development charges over a 5 year period on top of
City Council's previously adopted two -year phase-in that was mutually agreed
upon with the development industry;
iii. discounting rates for purpose built rental un its ;
iv . adding new exemptions;
v. introducing caps to the development charges determined date and instalm en ts
interes t rates;
vi. extending the development charges historic service level ca ps from 10 to 15
years ;
v. removing growth studies a nd land acquisition costs from development charges
recovery ; and
vi. reducing caps to parkland dedication by-law s;
b . instead of the above-noted chang es , create a provincial incentive program provided
di rectly to develope rs or homeowne rs through targeted gra nts , reb ate and other finan c ial
incentive programs; and
Page 74 of 238
2
c. alternatively, create a municipal compensation fund to compensate municipalities for
the impacts of Bill 23 on municipal growth funding revenues.
3. Requested the Province of Ontario to amend Bill 23 to preserve the City's Green standard,
Rental Replacement Policy, parkland provisions, community benefits charges and Development
Charges to facilitate responsible growth.
4. Requested the Province of Ontario to amend Bill 23 to preserve Toronto's ability to require a
green development standards checklist (Toronto Green Standard) for a complete planning
application.
5. Requested the Province of Ontario to amend the Planning Act to enable the implementation
of lnclusionary Zoning across the City and incorporate definitions of affordable housing that
respond to low and moderate household income.
6. Requested the Province of Ontario to amend the definition of "Affordable Housing" to follow
the City of Toronto's "Official Plan Amendment 558 -Updating the Definitions of Affordable
Rental and Ownership Housing", as approved by City Council on November 9, 2021.
7. Requested the Province of Ontario to enact a Regulation to permit the use of conditional
zoning, pursuant to Section 113 of the City of Toronto Act, 2006.
8. Requested the Province of Ontario to delay the implementation of refunds for development
applications in light of the significant changes to the Planning regulations and internal City
processes regarding development.
9. Requested the Provincial government to provide funding and funding tools to the City,
matching the amount of revenue lost through development charges, community benefits
charges, and Section 42 of the Planning Act in Bill 23 to ensure the services needed to facilitate
responsible growth continue to be delivered.
10. Requested the Province of Ontario to rescind the proposed changes to the Greenbelt to
protect environmental features that support biodiversity, natural spaces, recreation trails,
agricultural land, and watersheds that sustain all residents of the Greater Toronto and Hamilton
Area.
11. Requested the Province of Ontario to retain the existing roles and responsibilities of the
regional conservation authorities.
12. Requested the Minister of Municipal Affairs and Housing to change the effective date of the
Refund of Fees for official plan amendments, zoning by-laws and site plan control applications
contained in Bill 109, from January 1, 2023 to July 1, 2023.
13. Requested the Minister of Municipal Affairs and Housing to postpone enacting regulations
under Schedule 4 of Bill 23, which would grant the Minister authority to impose limits and
conditions on municipalities' regulation of demolition or conversion of rental units, until such time
as there has been focused consultations with municipalities as part of the development of
Minister's regulations to ensure municipalities can continue to require replacement rental
housing and support impacted tenants.
14. Requested the Legislative Assembly of Ontario, through a majority vote, to withdraw Bill 23.
Page 75 of 238
3
Yours truly ,
S. Przezdziecki/mm
Attachment
Sent to: Premier, Province of Ontario
Minister of Municipal Affairs and Housing, Province of Ontario
Leader of the Official Opposition, Province of Ontario
President , Association of Municipalities of Ontario
Executive Director, Association of Municipalities of Ontario
Ontario MPPs
Ontario Municipalities
c. City Manager
Page 76 of 238
llJill_ TORONTO Decisions
City Council
New Business -Meeting 1
lcc1 .2 ACTION Amended Ward: All I
Update on Bill 23, More Homes Built Faster Act, 2022
City Council Decision
City Council on November 23 and 24, 2022, adopted the following:
1. City Council request the Province of Ontario to extend the commenting period on Bill 23,
More Homes Built Faster Act, 2022 to at least January 31, 2023 to enable time for consultation,
consideration of alternative options and thorough analysis of both short and long-term impacts.
2. City Council request the Province of Ontario to:
a. not proceed with any changes that reduce municipal development charges, community
benefit charges or parkland dedication, including:
i. removing housing services from development charges;
ii. retroactively phasing in development charges over a 5 year period on top of City
Council's previously adopted two-year phase-in that was mutually agreed upon with
the development industry;
iii. discounting rates for purpose built rental units;
iv. adding new exemptions;
v. introducing caps to the development charges determined date and instalments
interest rates;
vi. extending the development charges historic service level caps from 10 to 15 years;
v. removing growth studies and land acquisition costs from development charges
recovery; and
vi. reducing caps to parkland dedication by-laws;
b. instead of the above-noted changes, create a provincial incentive program provided
directly to developers or homeowners through targeted grants, rebate and other financial
incentive programs; and
c. alternatively, create a municipal compensation fund to compensate municipalities for the
impacts ofBill 23 on municipal growth funding revenues.
Page 77 of 238
3. City Council request the Province of Ontario to amend Bill 23 to preserve the City's Green
standard, Rental Replacement Policy, parkland provisions, community benefits charges and
Development Charges to facilitate responsible growth.
4. City Council request the Province of Ontario to amend Bill 23 to preserve Toronto's ability to
require a green development standards checklist (Toronto Green Standard) for a complete
planning application.
5. City Council request the Province of Ontario to amend the Planning Act to enable the
implementation of Inclusionary Zoning across the City and incorporate definitions of
affordable housing that respond to low and moderate household income.
6. City Council request the Province of Ontario to amend the definition of "Affordable
Housing" to follow the City of Toronto's "Official Plan Amendment 558 -Updating the
Definitions of Affordable Rental and Ownership Housing", as approved by City Council on
November 9, 2021.
7. City Council request the Province of Ontario to enact a Regulation to permit the use of
conditional zoning, pursuant to Section 113 of the City of Toronto Act, 2006.
8. City Council request the Province of Ontario to delay the implementation of refunds for
development applications in light of the significant changes to the Planning regulations and
internal City processes regarding development.
9. City Council request the Provincial government to provide funding and funding tools to the
City, matching the amount of revenue lost through development charges, community benefits
charges, and Section 42 of the Planning Act in Bill 23 to ensure the services needed to facilitate
responsible growth continue to be delivered.
10. City Council request the Province of Ontario to rescind the proposed changes to the
Greenbelt to protect environmental features that support biodiversity, natural spaces, recreation
trails, agricultural land, and watersheds that sustain all residents of the Greater Toronto and
Hamilton Area.
11. City Council request the Province of Ontario to retain the existing roles and responsibilities
of the regional conservation authorities.
12. City Council request the Minister of Municipal Affairs and Housing to change the effective
date of the Refund of Fees for official plan amendments, zoning by-laws and site plan control
applications contained in Bill 109, from January 1, 2023 to July 1, 2023.
13. City Council request the Minister of Municipal Affairs and Housing to postpone enacting
regulations under Schedule 4 of Bill 23, which would grant the Minister authority to impose
limits and conditions on municipalities' regulation of demolition or conversion of rental units,
until such time as there has been focused consultations with municipalities as part of the
development of Minister's regulations to ensure municipalities can continue to require
replacement rental housing and support impacted tenants.
14. City Council request the Legislative Assembly of Ontario, through a majority vote, to
withdraw Bill 23.
15. City Council direct the City Manager make public the impacts of Bill 23 on specific capital
projects which will not proceed in each Provincial and Federal Riding.
Page 78 of 238
16. City Council direct the City Solicitor and the Chief Planner and Executive Director, City
Planning to report to the Planning and Housing Committee on guiding policies to assist City
Council in gauging planning importance when considering requests that City Council initiate a
Toronto Local Appeal Body appeal.
17. City Council request the City Solicitor and the Chief Planner and Executive Director, City
Planning to report to the Planning and Housing Committee with a legal strategy to challenge
the Province of Ontario's potential removal of Section 111 of the City of Toronto Act, and
explore alternate means to protect rental units from demolition and conversion.
18. City Council direct the Chief Planner and Executive Director, City Planning to commence a
public information campaign to inform all City residents of the impacts of Bill 23 and the
changes to neighbourhoods, prevailing built forms, housing, civic engagement, the greenbelt,
climate change, affordable housing, rental protection, community infrastructure, parks, heritage
and cost of living that it may bring about.
19. City Council forward this item to the Premier of Ontario, the Minister of Municipal Affairs
and Housing, the Leader of the Official Opposition, all Ontario Members of Provincial
Parliament, the Association of Municipalities of Ontario, and all Ontario municipalities for
their consideration.
Summary
On October 25, 2022 the Honourable Steve Clark, Minister of Municipal Affairs and Housing,
introduced Bill 23, More Homes Built Faster Act, 2022 in the Ontario Legislature.
Bill 23 proposes extensive changes to the policy-led planning and development system under
which municipalities in Ontario work. Details and preliminary analysis of the implications of
Bill 23 were shared with the Mayor and City Councillors on November 3, 2022 (see
Attachment 1).
Bill 23 passed 2nd Reading on October 31, 2022 and was referred to the Standing Committee
on Heritage, Infrastructure and Cultural Policy (Standing Committee) for review. The Standing
Committee has held two days of public hearings to date (November 8, 2022 in M arkham and
November 9, 2022 in Brampton), and is scheduled to hear two more on November 16 and 17,
2022 in Toronto.
The Chief Planner, along with supporting staff, is scheduled to depute to the Standing
Committee at 1 :00 pm on Thursday, November 17 , 2022. A livestream of the public hearing
will be made available on the Ontario Legislative Assembly website at this link:
htms ://www.ola.org/ en/legislative-business/video/ committees-room-no -I .
Staff are also preparing written comments for submission to the Standing Committee.
The Standing Committee is scheduled to conduct a clause-by-clause review of Bill 23 on
Monday, November 21, 2022, during which amendments to the bill may be proposed,
considered and voted upon.
Staff will provide a supplementary report outlining City staffs submi ssion to the Standing
Committee and the Environmental Registry of Ontario posting regarding Bill 23 and the results
from the Standing Committee's consideration of the bill in advance of the November 24, 2022
meeting of City Council.
Background Information (City Council)
Page 79 of 238
(November 16, 2022) Report from the City Manager and the Chief Planner and Executive
Director, City Planning on Update on Bill 23, More Homes Built Faster Act, 2022 (CC 1.2)
(httRs://www.toronto.ca/legdocs/mmis/2023/cc/bgrd/backgroundfile-230055.Rdf)
(November 3, 2022) Attachment 1 -Interim City Manager's FYI Briefing Note to Mayor and
Members of Council -Bill 23, More Homes Built Faster Act, 2022
(httRs ://www.toronto.ca/legdocs/mmis/2023/cc/bgrd/backgroundfile-230056.Rdf)
(November 22, 2022) Supplementary report from the Interim City Manager, the Chief Financial
Officer and Treasurer, and the Chief Planner and Executive Director, City Planning on City
Staff Comments on Proposed Bill 23 -More Homes Built Faster Act, 2022 (CCI .2a)
(httRS ://www. tore n to. ca/legdocs/m m is/2023/ cc/bg rd/ba ckg rou ndfi le-230130. Rdf)
Attachment 1 -City of Toronto Comments on Proposed Bill 23 (submitted to the
Environmental Registry of Ontario and Ontario Regulatory Registry November 22, 2022)
(httRs://www.toronto.ca/legdocs/m mis/2023/cc/bgrd/backgrou ndfile-230131 .Rdf)
Attachment 2 -Chief Planner Presentation Notes to the Standing Committee on Heritage,
Infrastructure and Cultural Policy (November 17, 2022)
(httRs://www.toronto.ca/legdocs/mmis/2023/cc/bgrd/backgroundfile-230132.Rdf)
Communications (City Council)
(November 21, 2022) Letter from Geoff Kettel and Cathie Macdonald, Co-Chairs, Federation
of North Toronto Residents' Associations (FoNTRA) (CC.Supp)
( httRS ://www.toronto.ca/legdocs/m m is/20 23/ cc/ com ml comm u n ica tionfi le-156534. Rdf)
(November 22, 2022) Letter from Andria Babbington, President, Toronto and York Region
Labour Council (CC.New)
(httRs://www.toronto.ca/legdocs/mmis/2023/cc/comm/communicationfile-156573.Rdf)
(November 23, 2022) Letter from Jason Ash, Chair, Leaside Towers Tenants
Association (CC .New)
(httRs://www.toronto.ca/legdocs/mmis/2023/cc/com m/commu n icationfile-156570. Rdf)
(November 22, 2022) Letter from Les Veszlenyi and Angela Barnes, Co-Chairs, Mimico
Lakeshore Community Network (CC.New)
(httRs://www.toronto.ca/legdocs/mmis/2023/cc/comm/communicationfile-156571 .Rdf)
(November 22, 2022) Letter from Maureen Kapral, President , Lytton Park Residents'
Organization (CC.New)
( httRS ://www. tore nto. ca/legdocs/m m is/20 23/ cc/ com ml comm u n icationfi le-1 56 5 72. Rdf)
(November 24, 2022) Letter from Walied Khogali , Regent Park Neighbourhood
Association (CC .New)
(httRS ://www.toronto.ca/legdocs/mmis/2023/cc/com m/commun icationfile-156578. Rdf)
(November 24, 2022) Letter from Henry Wiercinski, Vice President, Annex Residents'
Association and Sue Dexter, Board, Harbord Village Resident's Association (CC .New)
(httRs ://www.toronto.ca/legdocs/mmis/2023/cc/comm/communicationfile-156579 .Rdf)
(November 24, 2022) Letter from Jin Huh, Executive Director, Social Planning
Toronto (CC.New)
(httRS ://www.toronto.ca/legdocs/mmis/2023/cc/comm/commu n icationfil e-156581 . Rdf)
(November 24, 2022) Letter from Mike Mattos, President, Judith Hayes, Vice President, and
Rick Ciccarelli, Executive Board Associate, Mount Dennis Community Association (CC .New)
( httRS ://www.toronto.ca/legdocs/m m is/2 0 23/ cc/ com ml comm u n icationfi le -15654 2 . Rdf)
Page 80 of 238
4~EZT
EAST ZORRA -TAV ISTO CK
~11
our heritage, your future
ONTARIO ·CANAOA
((9xford County
Growing stronger together
Mayors of the Municipalities of Oxford County
21 Reeve Street
P.O . Box 1614
Woodstock, Ontario
N4S 7Y3
December 14, 2022
The Hon . Doug Ford, Premier of Ontario
Legislative Building
Queen's Park
Toronto Ontario
M7A 1A1
prem ier@ontario.ca
Dear Premier Ford:
In follow-up to our meeting with Ern ie Hardeman , MPP Oxford, on
December 13, Oxford County acknowledges and supports Ontario's stated
objective to increase housing supply: our own County Council has focused
on this through a number of actions and strategies over the years. We are
also supportive of efficient and effective municipal decision-making.
We cannot, however, support measures that compromise the democratic
process and risk community and environmental sustainability. We believe
these core principles are vulnerable under parts of the More Homes Built
Faster Act, 2022, and Bill 39, Better Municipal Governance Act, 2022, and
are submitting for your consideration specific requests through this letter.
Supporting affordable housing
Oxford County Council has taken a progressive approach to housing
policy for many years :
We enacted a Housing First Policy in 2015, directing a ll surplus lands
to be used for housing development or sold for reinvestment in
housing.
We took a leadership role in hosting a municipal housing forum in
2019, producing a number of housing strategies that were shared with
partners and neighbouring municipalities through a too l k it.
Affordable housing is a key focus of Council's Zero Poverty resolution,
2017.
Council allocated $1.5 million in additional affordable housing funds in
the 2022 budget and is considering another $3.0 million investment as
part of the 2023 budget.
Our Master Housing Strategy h as now been released , directing funds
a nd res ources in support of afford ab le housing ini tiatives.
W e continue to support affordable hou sing programs for individu a ls
and families through our affordable home ownership and secondary
unit programs .
Page 81 of 238
Oxford County is concerned that the More Homes Built Faster Act will hav e s ignificant
unintended consequences that may h ave the opposite effect of its goal, delaying or obstruct in g
the construction of additional housing supply. Moreover, there are no assurances in the
legislation that houses built can be afforded by those who need them .
Our concerns
Our concerns over the More Homes Built Faster Act, 2022, and Bill 39 , Better Municipal
Governance Act, 2022 , include the following .
Financial burden on municipalities. The move away from a "growth pays for growth "
approach places severe financial burden on municipalities and, by extension , taxpayers ,
including those families and individuals reaching for home ownership. The shift of growth
costs to residents through property tax and water/sewer rates will impact the affordability
of homes.
For Oxford County, the removal of development charges as outlined in the legislation
will result in a loss of approximately $5.6 million over a 10-year period, a 32%
reduction. Across all Oxford's municipalities, that revenue loss climbs to $10.54
million .
The County is also estimating significant resource implications , including the
potential need for additional staffing and other resources to manage the financial
reporting , policy and administrative aspects of the changes . Our early estimated
costs for staffing to implement the More Homes Built Faster Act is $288,500 .
While this money is either being taken out of our budget or forced into our levy,
Oxford County is right now--pending budget deliberations--considering investing
another $3 million in actual housing .
Impact on affordable housing programs. Housing Services has been removed from
the list of development charge eligible services , which has historically served as a means
to recover for and construct affordable housing . This change prevents the County from
adding affordable housing-related projects as an eligible service in future . Additionally ,
changes under the Act are expected to increase demands on housing staff to update and
process by-laws and administer and monitor agreements for affordable and attainable
housing .
Impact on infrastructure . A s ignificant challenge in completing th e construction of new
homes in a shorter time than planned for is the demand new construction puts on
essential services , like water and sanitary, and the infrastructure required to provid e
those services.
Community sustainability and environmental protection. As expressed by the
Association of the Municipaliti es of Ontario (AMO), many of the proposed ame ndments to
th e Conservation Authorities Act and t he Planning Act signal a move aw ay from
environmental protection at a time when climate change impacts are being felt more at
the local level.
Oxford County is seeking assurance that natu ra l heritage and water res ources are
ma naged in a way th at maintains, e nhances or restores th ese systems, and that
these syst ems are considered in th e context of other natu ra l heritage features, such
as surface w ater and groundwater. W e are further concerned th at th e proposed
offsetting policy-or "pay to pave"-will result in the loss of biodiversity an d
ecosystems.
2/4
Page 82 of 238
Erosion of local government. Along with Bill 39, Better Municipal Governance Act, this
Act erodes the public process that taxpayers expect from local government. This
autocratic approach to local government demonstrates to residents that their opinions on
development--and its impacts to sustainability, environment and social wellbeing--does
not matter.
Lack of meaningful consultation. The very short consultation period provided by the
Province has not allowed municipalities to understand, before commenting, the full extent
and impacts of the sweeping changes that have been introduced , not to mention the
various other related legislative, policy and regulatory changes that are still under
consideration (e .g ., Provincial Policy Statement, natural heritage plann ing, etc.).
The More Homes Built Faster Act is of particular concern when considered with Bil/ 39, Better
Municipal Governance Act, 2022. Together, these legislations threaten the authority,
effectiveness and viability of local government. And, while this legislation is applied to only some
today, it can only be a matter of time before it is applied to all.
We are seeking
Further consultation with Ontario's municipalities . While the consultation timelines
did not offer municipalities full voice to this point , we are asking the Province to now allow
municipalities to have greater say on aspects of the implementation of t he Acts.
Protection for Oxford County's unique government structure. Oxford is referenced
under the Municipal Act, 2001 as a regional government with a unique sphere of
jurisdiction carried over from the repealed Oxford County Act. The County has no
oversight or veto over area municipalities. For this reason, we are asking for an
amendment to exclude Oxford County from any and all provisions of Bill 39.
Financial support. Early estimates of the financial impacts of the More Homes Built
Faster Act are significant. Municipal governments are not positioned to absorb these
costs , and cannot carry out the Province 's strategy without financial support.
Oxford County Council thanks you for your time in hearing our concerns. We are hopeful for
continued dialogue on the More Homes Built Faster Act, 2022, and Bill 39, Better Municip al
Governance A ct, 2022, and seek your confirmation that our request for protection from Bill 39
will be advanced for consideration.
In the meantime, it is our intention to continue to support municipal organizations, such as th e
Association of Municipalities of Ontario, to lobby the province to work together with the
municipal ities in developing solutions that grow the housing supply, and that Bill 39 does not
undermine municipa l government and the democratic process. It is imperative that solutions be
found through collaboration, cooperation and innovation of all parties .
Thank you,
The M a yors of the Municipalities of Oxford County
cc: The Hon . Steve Clark, Minister of Municipa l Affairs & Housing , m inister.ma h@ontario.ca
Ernie Hardeman , Member of Provincial Parliament, Oxford , ernie .hardemanco@pc.ola .org
Hardeman@execulink.com
Page 83 of 238
Oxford County arden Marcus Ryan
Mayor, Township of Zorra
c~~
Mayor Mark Peterson
Township of Blandford-Blenheim
mpeterson@blandfordblenheim .ca
Ma(hPa~
Township of Norwich
jpalmer@norwich .ca
or erry Acchione
1ty of Woodstock
jacchione@cityofwoodstock.ca
Attachments
David Mayberry
Mayor, Township of Sou
O xford
mayor@swox.org
Mayor Brian Petrie
Town of Ingersoll
mayor@ingersoll.ca
Town of Tillson burg
dgi lvesy@tillsonburg .ca
Oxford County Reso lution Re: Better Municipa l Governance Act, 2022 -Nov 23 , 2022
CS 2022-49 -Municipal Resource Impacts Resulting From Bi ll 23
CP 2022-413 -Review of A Place to Grow and Provinc ial Po licy Statement
4 /4
Page 84 of 238
Municipal Council of the County of Oxford
Council Meeting - Oxford County
Date:Wednesday, November 23, 2022
Moved By:David Mayberry
Seconded By:Brian Petrie
Whereas on November 16 2022, the Province of Ontario announced the “Better Municipal Governance Act,
2022”;
And whereas in the November 16th announcement the Minister of Municipal Affairs and Housing justified the
introduction of Bill 39 by stating that this would help with the “housing crisis” and included The Better Homes
Built Faster Act (Bill 23) in this news release;
And whereas the Government of Ontario’s Memorandum of Understanding with the Association of Municipalities
of Ontario states that “Ontario recognizes municipalities as responsible and accountable governments with
respect to matters within their jurisdiction”;
And whereas the powers of a Head of Council, the appointment of a Chair, and bylaws are, and have always
been, both under the Municipal Act and as a matter of democratic principle, the responsibility of democratically
elected representative councils;
And whereas Oxford County values its councils and principles of democracy and has not asked for any of these
changes;
And whereas residents of Oxford were not afforded any opportunity to discuss these changes in the forums of
either the previous Provincial, or just completed Municipal, elections;
Therefore be it resolved that Oxford County Council ask staff, (in conjunction with area municipal staff where
necessary) to bring forward a report to the December 14, 2022 meeting of Council that describes the potential
impacts for both finances and staffing requirements that could arise from the introduction of Bills 39 and 23 for
the 2023 and future budgets and work plans, to, at a minimum, include the impacts of announced changes to
Developmental Charges Act, the timing, financial and staffing implications for planning reports, the implications
for announced changes to the Conservation Act and the Heritage Act, and any other financial and staffing
implications for the county, and where possible, for the area municipalities;
And further that Oxford County Council opposes the “Better Municipal Governance Act, 2022” in the strongest
terms possible and hereby request the Warden to meet with our MPP as soon as possible to express our very
serious concerns about both Bill 39 and Bill 23;
And further, that this resolution be forwarded to all Oxford area municipalities, WOWC, ROMA, AMO, Oxford
MPP, Minister of Municipal Affairs & Housing, and the Premier of Ontario.
Resolution No. 5
DISPOSITION: Motion Carried
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Report No: CS 2022-49
CORPORATE SERVICES
Council Date: December 14, 2022
Page 1 of 13
To: Warden and Members of County Council
From: Director of Corporate Services
Municipal Resource Impacts Resulting From Bill 23
RECOMMENDATIONS
1. That Report No. CS 2022-49, titled “Municipal Resource Impacts Resulting From
Bill 23” be received;
2. And further, that Council give consideration to three additional FTEs as part of the
2023 Business Plan and Budget to meet Planning and Finance staff resource
needs that will be required to operationalize the requirements of Bill 23 – More
Homes Built Faster Act;
3. And further, that Council request staff to bring a follow up report back for
Council’s consideration in early 2023 (once staff have had an opportunity to
assess the impacts of the changes in greater detail), to provide further detail on
additional resource needs arising from Bill 23 and related provincial changes;
4. And further, that a copy of this report be forwarded to the Premier of Ontario, the
Minister of Municipal Affairs and Housing, the Leader of the Official Opposition, all
Ontario MPPs, and the Association of Municipalities of Ontario.
REPORT HIGHLIGHTS
On November 28, 2022 the Province enacted Bill 23, the More Homes Built Faster Act, and
has also commenced a related review of the Provincial Policy Statement (PPS), natural
heritage planning and natural hazard regulations. These changes and related consultations
are being undertaken through a series of postings on the Environmental Registry of Ontario
(ERO).
Bill 23 and a number of the other proposed legislative and regulatory changes will have
significant financial and resource implications for the County and/or Area Municipalities,
including the need for additional staffing and other resources and consideration of increased
and/or new/alternative sources of funding to cover additional costs and off-set expected
reductions in some municipal revenue sources.
This report, prepared in collaboration with Planning and Housing staff, provides a
preliminary, high level assessment of these changes and resulting financial and other
resource implications for Council’s initial consideration.
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Page 2 of 13
Implementation Points
Bill 23 and a number of the other changes currently being considered and/or proposed by the
Province, will have significant implications for the local implementation of land use planning,
development charges, parks planning, environmental and heritage protections, and various
other matters. These changes will require substantial review and/or update of various County
and Area Municipal policies, documents, processes and standards, as well as consideration of
related staffing and financial resource implications.
Financial Impact
The changes contained in Bill 23 will negatively impact a municipalities’ financial sustainability,
with the most significant changes occurring to the Development Charges Act (DCA).
Development Charges (DC) are a long-standing critical source of funding relied on by
municipalities to finance growth related infrastructure and ensures that “growth pays for growth”.
The changes arising from Bill 23 compromise this objective by shifting the burden for growth
related infrastructure investments to existing taxpayers.
The initial estimated impact to the County is a loss of $5.6 million in development charges over
a 10 year period. The estimated DC revenue loss, as illustrated in Table 1, is based on the 2019
DC Study and actual loss realized will vary from these estimates.
As the County’s current DC By-law was passed prior to January 1, 2022 the mandatory phase in
reductions and elimination of cost recovery for certain studies is not anticipated to impact the
County until the next DC By-law update in 2024.
Table 1 – County Estimated Impacts - Development Charges Act Changes (over a 10-year period)
Bill 23 Change Details Estimated Financial
Impact
Elimination of Housing
as an eligible service
Passing of Legislation - cannot charge
Housing DC from date of Royal Assent.
N/A – Current DC By-law
included an affordable
housing needs study only,
accounted for in the
figures below.
Elimination of cost
recovery for certain
studies
Studies are to determine the capital costs
for land, building, facilities, including DC
background study
$1.1 million – Rates
$1.3 million – Levy
Elimination of cost
recovery of land for
certain services
Cost to acquire land for specific services
can be exempted as an eligible expense if
prescribed.
TBD - The County’s
current background study
does include some costs
for acquiring land,
however further review to
determine eligibility is
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Bill 23 Change Details Estimated Financial
Impact
required before impact
can be quantified.
DC for rental housing
development
% Reduction based on the number of
bedrooms: 3+ bedrooms 25%; 2 bedrooms
20%; 1 bedroom 15%.
TBD – Unable to quantify
the impact based on data
currently tracked at the
County level.
DC exemptions Exemptions for the creation of affordable
residential units and attainable housing
units, for non-profit housing developments,
and for inclusionary zoning residential units.
Includes DC exemptions for one additional
residential unit (or 1% of existing units) in
an existing residential building; as well as
up to three residential units on an existing
residential property (may be within the
existing home or within an ancillary unit).
TBD - County’s current
By-law provides a non-
statutory exemption for
Affordable Housing
development. Unable to
determine the ongoing
annual impact as this is
highly dependant on the
types of developments
undertaken.
Mandatory phase-in
Year 1
Phase-in of DC rates in by-laws passed on
or after January 1, 2022.
Year 1 (80%)
$0.8 million – Rates
$0.5 million – Levy
Mandatory phase-in
Year 2
Phase-in of DC rates in by-laws passed on
or after January 1, 2022.
Year 2 (85%)
$0.6 million – Rates
$0.4 million – Levy
Mandatory phase-in
Year 3
Phase-in of DC rates in by-laws passed on
or after January 1, 2022.
Year 3 (90%)
$0.4 million – Rates
$0.2 million – Levy
Mandatory phase-in
Year 4
Phase-in of DC rates in by-laws passed on
or after January 1, 2022.
Year 4 (95%)
$0.2 million – Rates
$0.1 million – Levy
DC By-law expiration By-laws expire 10 years after they come
into force (previously 5 years). This length
of time could result in growth projections
and capital programs becoming stale dated
and not being as responsive to the County’s
changing growth needs.
TBD – Updating the DC
By-law prior to the expiry
of the 10 year period
would trigger the phase in
and potential impacts
listed above.
Historical service levels Historical service levels now based on 15
years prior instead of current 10 years prior
TBD – Unable to
determine the extent of
the impact until the next
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Bill 23 Change Details Estimated Financial
Impact
DC Background Study is
completed.
Imposing a maximum
interest rate for DC
deferrals and payment
plans
Municipalities will be “capped” regarding the
maximum interest rates that can be
charged. The maximum interest rate would
be based on Canadian banks prime rates
plus 1%. Interest rate to be set quarterly.
TBD – County is not
aware of any development
deferrals currently in
place, and is unable to
determine future
development applications
that may be subject to
deferrals.
Reserve fund balances
Municipalities must spend or allocate 60%
of reserve fund balances for water,
wastewater, and road DCs (and other DC
services as prescribed). This will be an
annual requirement.
TBD – Further clarification
is required.
TOTAL (2019 dollars) $3.1 million – Rates
$2.5 million – Levy
TOTAL (2022 dollars) Estimated 29% inflationary increase $4.0 million – Rates
$3.3 million – Levy
Table 2 summarizes the estimated impacts to the area municipalities as a result of the
elimination of certain studies as an eligible cost for recovery, and the mandatory phase-in.
Table 2 – Area Municipality Estimated Impacts - Development Charges Act Changes (over a 10-
year period)
Area Municipality Elimination of recovery
for studies
Mandatory
phase-in
Total Estimated
Financial Impact
Zorra $0.10 million $0.05 million $0.15 million
Blandford-Blenheim 0.09 million 0.14 million 0.23 million
East Zorra-Tavistock TBD TBD TBD
Norwich 0.04 million 0.14 million 0.18 million
South-West Oxford 0.06 million 0.04 million 0.10 million
Tillsonburg 0.11 million 0.41 million 0.52 million
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Area Municipality Elimination of recovery
for studies
Mandatory
phase-in
Total Estimated
Financial Impact
Ingersoll 0.11 million 0.15 million 0.26 million
Woodstock 1.00 million 2.50 million 3.50 million
TOTAL (2019 dollars) $4.94 million
TOTAL (2022 dollars) Estimated 29% inflationary increase $6.37 million
Not included in the above table are the proposed changes to the Planning Act as they relate to
parkland dedication rates and Community Benefits Charges (CBC). These fees and charges do
not impact the County but will impact area municipalities. The parkland dedication changes (e.g.
dedication rates, exemptions etc.) will result in less revenue collected by the area municipalities
to fund the costs of infrastructure related to parks, and other services.
The initial review of Bill 23 impacts has identified the need for consideration of three additional
FTEs as part of the 2023 Business Plan and Budget to meet Planning and Finance staff
resource needs, with preliminary estimated costs summarized in Table 3. The need for the
FTEs is further identified within the comments section of this report.
Table 3 – Estimated Staffing Costs
One-time Base Total Budget
Salaries and benefits
Finance FTE $- $79,200 $79,200
Planning administration / support FTE - 80,700 80,700
Development Planner FTE - 128,600 128,600
Total Salaries and Benefits - 288,500 288,500
Capital
Computer Equipment: Laptop 6,000 - 6,000
Total capital 6,000 - 6,000
County Levy $5,200 $256,100 $261,300
Water and Wastewater Rates $800 $32,400 $33,200
Initiative Gapping – positions start April 2023
2024 Budget Impact - 71,600 71,600
2023 Estimated Budget Impact - Levy $5,200 $192,600 $197,800
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CORPORATE SERVICES
Council Date: December 14, 2022
Page 6 of 13
One-time Base Total Budget
2023 Estimated Budget Impact - Rates $800 $24,300 $25,100
Communications
Initial communication is proposed to be through the inclusion of this report on the County
Council agenda and related communications. Any changes to the budget or business plan
processes that may arise from consideration of this report will be further communicated as part
of those processes.
Strategic Plan (2020-2022)
WORKS WELL
TOGETHER
WELL
CONNECTED
SHAPES
THE FUTURE
INFORMS &
ENGAGES
PERFORMS &
DELIVERS
POSITIVE
IMPACT
1.ii.
3.ii. 3.iii. 4.i. 4.ii. 5.ii.
DISCUSSION
Background
On October 25, 2022, the Provincial government initiated consultations with respect to a range
of legislative changes, policies and other actions being considered as part of the second phase
of their 2022 housing supply action plan (i.e. More Homes for Everyone Plan), including the
introduction of Bill 23, known as the More Homes Built Faster Act, 2022. An overview of these
proposed changes is provided in Reports No. CP 2022-407 and CP 2022-413 (included on
Council’s December 14 agenda).
The overall stated purpose of Bill 23 is to introduce several legislative changes to increase
housing supply throughout Ontario and to achieve the Province’s goal of 1.5 million homes in
the next 10 years. Bill 23 received first and second reading on October 25, 2022, was ordered
for third reading on November 22, 2022 and received Royal Assent on November 28, 2022.
The Development Charges Act, 1997 (DCA), governs the collection of DCs. The intent of DCs is
to ensure that infrastructure costs arising from increasing population and employment are
funded by new development that benefits from the introduction of the new services (user-pays
approach). DCs have been established to ensure that these costs are not borne by existing
residents and businesses through property taxes or water/sewer rates.
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At the regular meeting of November 23, 2022, County Council passed a resolution requesting
that County staff bring forward a report that describes the potential impacts for both financial
and staffing requirements that could arise from the introduction of Bills 39 and 23 for the 2023
and future budgets and work plans including, but not limited to, the changes to the Development
Charges Act, Planning Act, Conservation Act and the Heritage Act. In response to that request,
staff have prepared the following initial summary of financial, staffing and other municipal
resource implications for Council’s consideration.
Comments
Like all municipalities, given the very short consultation period provided by the Province, County
and area municipal staff are still very much in the process of understanding the full extent and
impacts of the sweeping changes that have been introduced through Bill 23, not to mention the
various other related legislative, policy and regulatory changes that are still under consideration
by the Province (e.g. PPS, natural heritage planning, natural hazard regulations etc.).
That said, as a starting point, County staff have prepared the following preliminary assessment
of resource implications of the enacted and proposed changes for Council’s consideration.
a) Financial Implications of Changes to the Development Charges Act (DCA)
Virtually all of the changes to the DCA result in less DC revenue collected by municipalities to
fund the costs of growth-related infrastructure that supports new housing and commercial and
industrial development. Several of the proposed changes would have notable impacts to both
Oxford County and our area municipalities.
The most financially impactful change resulting from the revisions to the DCA is the DC rate
phase-in. With this change, full recovery of DCs for a new approved by-law is not achieved until
year five. This would impact the County’s ability to fund the necessary growth-related
infrastructure to support new development and maintain the timing of projects as identified in the
long-term capital plan. During high growth periods, like the County is seeing now, supportive
infrastructure needs (such as water and sanitary services) can change significantly in a short
period of time. Although the DC Act allows for a By-Law to be in place for 10 years, this may put
further strain on the ability to fund growth related project needs as they arise. Updating the DC
By-Laws prior to the end of the 10-year period would result in the phase-in reductions being re-
applicable, increasing the amount of lost DC revenue over a 10-year period.
Additionally, costs of certain growth related studies, and land or an interest in land that will be
prescribed for certain services, will no longer be deemed eligible capital costs. In Oxford, the
growth related studies that are currently recovered for through DCs include: secondary plans
and servicing strategies (i.e. required to consider settlement expansions) and development
charges study updates.
These changes place municipalities in a position where other funding sources would need to be
identified in order to cover the shortfall (i.e. property tax, water / sewer rates). The shift of costs
to existing residents would increase pressures on the affordability of existing homes.
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Further, Housing Services has been removed from the list of DC eligible services, which is used
to recover for and construct affordable housing. This change prevents the County from adding
housing related projects as an eligible service in future.
A letter dated November 30, 2022 from Minister Steve Clark (Attachment 1) stated that the
province is committed to ensuring municipalities are kept whole for any impact to their ability to
fund housing enabling infrastructure due to Bill 23. While no specifics were provided as to what
this means, or when grant funding may be available, County staff will continue to monitor
ongoing discussions around the impacts of Bill 23 and the specific financial impacts to the
County, and report to Council accordingly.
The proposed changes included in Bill 23 that impact the DCA will require difficult choices
between funding necessary growth-related infrastructure to support new development, replacing
growth infrastructure funds with alternative funding sources such as property taxes, and/or
delaying the construction of critical growth-related infrastructure. This would create affordability
concerns and may result in the loss of progress made to resolve lifecycle funding gaps as
identified in the 2022 Asset Management Plan, in the event that funding was required to be
diverted from renewing assets to pay for growth needs. The 2024 Asset Management Plan
Update will account for the additional growth asset needs, as identified in the upcoming DC
Background Study, along with the funding impacts as a result of Bill 23 in order to determine if
the County has made progress on closing the funding gaps, or lost progress due to the
changes.
A significant challenge in completing the construction of new homes in a shorter time than
planned for is the demand new construction puts on essential services like water and sanitary
and the infrastructure required to provide those services. The planning and approval processes
for supportive services (such as a new well water source) has not changed. Accelerated growth
plans will exacerbate issues for communities with current capacity limitations.
The changes to the DCA as a result of Bill 23 increase the administrative burden of ensuring all
development files are charged the appropriate rate in accordance with the Act and applicable
By-Law(s), and that exemptions are calculated and funded appropriately. The current process
has the area municipalities calculate and collect on DC applicable files, while County staff
calculate and fund exemptions based on information received from the area municipalities.
Given the increased administrative burden, and that the County is ultimately responsible for
ensuring its DC rates are applied appropriately, County staff will engage with area municipal
staff to determine if it is appropriate to have County staff calculate all DC charges anticipated.
While we recognize there will be an increase in the time undertaken to process applications, we
anticipate the impact to be minimal. This change would result in an additional FTE requirement
at the County level, and would be an anticipated 2023 need required for updating the DC By-
Laws. County staff will then undertake discussions with municipal staff throughout 2023 and
support Engineering Services as applicable with development review.
b) Public Works Resource Implications
With the recently passed More Homes for Everyone Act (Bill 109), there is now additional
pressure put on municipalities to quickly review applications or risk having to refund fees to
developers. FTE 2023-01, included in the draft 2023 Business Plan and Budget documents, is a
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report in support of a Supervisor of Development position (in Public Works) to assist in
managing the increased volume and pressures to meet the new legislative deadlines for review
of development files. Further staffing requirements, as a direct result of Bill 23, will be assessed
after the Supervisor of Development is in place.
c) Planning Related Resource Implications
Community Planning Office (CPO) staff have undertaken an initial, high level, assessment of
potential staffing and other municipal resource impacts that are expected to arise from the Bill
23 changes to the Planning Act, Conservation Authorities Act and Heritage Act and various
other changes being proposed by the Province (e.g. updates to the Provincial Policy Statement,
natural heritage planning, natural hazard regulations, etc.). This assessment is provided in
Table 1 contained in Attachment 2 to this report.
Based on this preliminary review, CPO staff have identified a number of financial, staffing and/or
other resource implications, as follows:
Financial Implications
Growth Related Studies
As noted in the DCA change discussion above, the loss of DCs as a source of funding for
growth related studies will directly impact how the County and the area municipalities fund the
costs of various growth related planning projects (e.g. secondary plans and servicing strategies,
growth forecast updates, new Official Plan and related studies etc.) going forward. DCs are
currently the primary source of funding for such studies and, with the recent higher levels of
growth the County has been experiencing, the need for and total cost of such studies is only
expected to increase.
The County’s DC background study currently identifies approximately $1.6 million for growth
related planning projects, with a similar amount identified for such projects in the area municipal
DC background studies (i.e. collectively). With these projects no longer being DC eligible, this
represents a substantial amount of funding that would need to be obtained from other sources
to allow such projects to continue. These projects are all fundamental to ensuring growth in our
communities (in particular housing) can continue to be accommodated in a coordinated, efficient
and timely manner. So, it is unclear why the province would choose to introduce potential delay
and uncertainty for the funding and/or completion of such projects, without any obvious benefits.
Parkland
Parkland is primarily an area municipal responsibility. The changes to the parkland dedication
rates, exemptions for affordable and attainable housing, additional residential units and freezing
of parkland rates etc. will have an impact on municipal parkland contributions and/or cash-in-lieu
revenue.
In Oxford, the area municipalities generally still apply the standard parkland dedication rate of
5% to most residential developments. As such, the financial impact is not likely to be as
pronounced as for larger urban municipalities that have a greater proportion of higher density
residential development, where the application of the alternative parkland dedication rates
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(which have been substantially reduced) is more critical. That said, the area municipalities will
still need to assess the financial and other impacts of these changes.
Application Fees
The refund of application fees for Site Plan and Zone Change applications (and combined Zone
Change and Official Plan Amendment applications) that are not processed within the newly
prescribed time lines is likely to have a financial impact on the area municipalities and, to a
lesser extent, the County without the additional FTEs. Planning staff are currently working to
identify various measures that the area municipalities could consider to avoid, or substantially
mitigate, this impact (i.e. complete application requirements, process change, increased
application fees etc.) and will be meeting with area municipal staff shortly to discuss preferred
approaches.
Sources of Funding
The above noted direct financial impacts together with increased municipal costs resulting from
the need for increased staffing and other resources, as noted below, will likely require the
consideration of alternative funding sources (e.g. application fees) to off-set some or all of those
costs.
Staffing Impacts
Given the high level of development activity that the County and area municipalities have
recently experienced and continue to experience, it has been challenging at times for the CPO
to maintain timely and high quality development review services with existing staffing levels,
particularly while also trying to move forward other important planning related projects and
initiatives (i.e. zoning by-law updates, local planning studies, process updates and
improvements, etc.).
This challenge has only been compounded by the seemingly continuous and wide ranging
legislative, regulatory, and policy changes the Province has been bringing forward over the last
few years, which have often pulled one or more senior and/or experienced staff away from work
on other important planning projects and initiatives (i.e. Official Plan updates, secondary
planning, etc.) to assess and respond to the changes. In the last several years, this additional
demand on staffing has been virtually continuous.
Even without the impacts from Bill 23 and other proposed provincial changes, there would be
benefit to reviewing the need for additional CPO staffing required to maintain and/or improve
current levels of service. It is noted that current CPO staffing levels are relatively modest in
comparison to those in other jurisdictions that provide similar planning services. So, with Bill 23
and the other proposed provincial changes placing even further demands on staffing, it is
expected that CPO will require additional staffing to address both short term and longer
term/ongoing resource demands. Following are some initial thoughts and considerations in that
regard:
Page 95 of 238
Report No: CS 2022-49
CORPORATE SERVICES
Council Date: December 14, 2022
Page 11 of 13
Administration/Support Staff
Additional staffing (i.e. minimum one FTE) will be required to continue to meet application
processing timelines and requirements, maintain tracking systems and related reporting, update
and maintain various planning related forms, documents (i.e. Zoning By-law consolidations) and
processes, etc.
Planning Staff
Additional planning staff capacity (i.e. minimum of one FTE) would help to ensure application
processing timelines and requirements can continue to be met, while also being able to continue
to move forward other important planning projects and initiatives (i.e. OP review, growth
forecast updates, secondary planning, zoning by-law updates, additional residential unit
implementation, etc.) and respond to ongoing provincial legislative, policy and other changes.
Further, as it appears that Bill 23 may eliminate the ability for municipalities to rely on the
Conservation Authorities for natural heritage review and expertise, additional in-house staffing
and/or consulting services are expected to be required for municipalities to be able to provide
that function. If this were to be provided primarily as an in-house service (i.e. by CPO staff), it is
expected that a minimum of two additional staff FTEs (i.e. an environmental planner and
ecologist) would be required. That said, some additional consulting support (i.e. for field work,
peer reviews, etc.) would likely still be required, particularly during the initial transition period. It
is noted that the use of consulting services for natural heritage review has raised some concern
in terms of availability and costs, as well as the time it takes to obtain review comments from
said consultants on some projects. With municipalities across the Province now potentially in
need of such services, and bound by prescribed timelines, it is expected that these challenges
could become even more pronounced moving forward.
Finally, if the role of municipalities with respect to planning for natural hazards (flooding,
erosion, etc. as opposed to review of natural heritage resources) and identifying and protecting
wetlands (i.e. proposed changes to the Ontario Wetland Evaluation System) were also to
increase, as has been proposed, that would have even further increase the need for municipal
staff resources and expertise.
Area Municipal Staff
A number of the changes identified in Attachment 2 (e.g. changes to planning application
timelines and processes; parkland dedication, planning and administration; DC administration,
etc.) could also place additional demands on area municipal staff resources. To date, CPO staff
have not had an opportunity to discuss potential staffing impacts with the area municipalities in
any detail. However, it is hoped that the summary contained in Attachment 2 will serve as an
initial starting point for discussions in this regard.
Summary
To date, CPO staff have had very limited time to fully assess the impacts of Bill 23 and the other
proposed changes and there is still continued uncertainty with respect to the timing and extent
of many of the changes (i.e. many are still being consulted on, or are subject to regulations that
have yet to be released). Therefore, at this point, CPO have identified an immediate need for
Page 96 of 238
Report No: CS 2022-49
CORPORATE SERVICES
Council Date: December 14, 2022
Page 12 of 13
two additional FTEs. However, once CPO staff have had an opportunity to fully assess the
timing and impact of the various changes, the need for additional staffing or other resources
may be identified (i.e. through a subsequent report).
d) Housing Services Related Resource Implications
County Housing Services staff have undertaken an initial, high level, assessment of potential
staffing and other municipal resource impacts that are expected to arise from Bill 23 and the
various other changes being proposed by the Province. This assessment is provided in Table 2
of Attachment 2 to this report.
The changes will reduce funding options for affordable housing and are expect to increase
demands on housing staff to update processes and by-laws and administer and monitor
agreements for affordable and attainable housing. Further consideration will be given to the
impacts on Housing staff resources as the regulations become available.
Conclusions
The County acknowledges and supports the Province’s stated objective of increasing housing
supply. However, County staff are deeply concerned that the passing of Bill 23 will have a
variety of significant unintended consequences which may actually have the opposite effect and
delay or obstruct the construction of additional housing supply at the scale that is desired.
While the intent of the Bill, to create more housing, is laudable, there is nothing in the Bill that
guarantees that additional housing will be built. The Bill is in large part premised on the fact that
if costs are reduced and timelines to decision advanced, that this will result in more
construction, but it does not address other realities in the complex world of development. There
is nothing in the Bill compelling a developer to advance an approval to construction or to pass
forward any cost savings to consumers; developers sell housing at the price that the market will
bear.
Bill 23 threatens the ability for municipalities to provide services in a timely and sustainable
manner. Existing residents will pay more for growth, as existing taxpayers and ratepayers take
on an even greater share of the cost of growth-related infrastructure, the total cost of housing
will increase due to higher property taxes and user rates. This comes at a time when
municipalities are experiencing capital cost escalation in the range of 15% or more and the
highest cost of borrowing in over 10 years.
It is imperative that solutions be found through collaboration, cooperation and innovation of all
parties. County staff will continue to support municipal organizations, such as the Association of
Municipalities of Ontario, to lobby the province to work together with the municipalities in
developing solutions that continue to ensure that ‘growth pays for growth’, while further
supporting the need to increase the housing supply.
Page 97 of 238
Report No: CS 2022-49
CORPORATE SERVICES
Council Date: December 14, 2022
Page 13 of 13
SIGNATURES
Report Author:
Original signed by
Jennifer Lavallee, CPA, CGA
Manager of Capital Planning
Departmental Approval:
Original signed by
Lynn S. Buchner, CPA, CGA
Director of Corporate Services
Approved for submission:
Original signed by
Benjamin R. Addley
Interim Chief Administrative Officer
ATTACHMENTS
Attachment 1 - Minister of Housing, Steve Clark correspondence dated November 30, 2022, to
Colin Best, President, Association of Municipalities of Ontario
Attachment 2 – Planning and Housing Related Resource Impacts from Bill 23 and Other
Provincial Changes
Page 98 of 238
234-2022-5420
November 30, 2022
Colin Best
President
Association of Municipalities of Ontario
amopresident@amo.on.ca
Dear Colin Best:
I am writing to you today in the spirit of the long-standing partnership between Ontario
and the Association of Municipalities of Ontario.
Since the day our government took office, we have been steadfast in our support and
empowerment of our municipal partners. Working together, Ontario has provided tens of
billions of dollars in new funding to support municipal services and build critical
infrastructure, spurring job creation and creating the conditions for long-term economic
growth.
During the COVID-19 pandemic, governments rightly put politics aside to work together
as a unified team. That is why our government, in partnership with the federal
government, was proud to provide over $4 billion to Ontario’s municipalities through the
Safe Restart Agreement to address pandemic-related pressures, including for public
transit, shelters and other operating costs. In fact, this funding provided one of the
largest investments the province has ever made in the housing and homelessness
sector.
I am writing today to address municipal feedback regarding Bill 23, the More Homes
Built Faster Act. In particular, I would like to address the suggested impact the
legislation could have on the ability of municipalities to fund infrastructure and services
that enable housing.
The central intention of Bill 23 is to build more homes that are attainable for our growing
population by discounting and exempting municipal fees and taxes for affordable, non-
profit and purpose-built rental housing, and new homebuyers who otherwise face these
significant costs. For example, municipal fees and taxes currently add an average of
$116,900 to the cost of a single-family home in the Greater Toronto Area before a single
shovel is in the ground. That’s the size of a down payment for many families, and puts
the dream of homeownership out of reach for thousands of Ontarians.
I know that you and your membership share our goal of building communities that are
welcoming to all residents, including new Canadians – towns and cities where everyone
can have a place to call home and the dream of home ownership is kept alive. That is
why our decision to rein in unsustainable and out-of-control municipal fees on new
homebuyers is the right thing to do, and that is why our position on Bill 23 will not waver.
…/2
Ministry of
Municipal Affairs
and Housing
Office of the Minister
777 Bay Street, 17th Floor
Toronto ON M7A 2J3
Tel.: 416 585-7000
Ministère des
Affaires municipales
et du Logement
Bureau du ministre
777, rue Bay, 17e étage
Toronto (Ontario) M7A 2J3
Tél. : 416 585-7000
Report No. CS 2022-49
Attachment 1 Page 99 of 238
-2-
At the same time, it is critical that municipalities are able to fund and contract road,
water, sewer, and other housing enabling infrastructure and services that our growing
communities need. There should be no funding shortfall for housing enabling
infrastructure as a result of Bill 23, provided municipalities achieve and exceed their
housing pledge levels and growth targets. That’s why we are taking immediate action to
launch a third-party audit of select municipalities to get a factual understanding of their
finances, including their reserve funds and development charge administration.
Together, we can use this process to get the facts, make improvements, and better
serve taxpayers by exploring alternative tools for growth to appropriately pay for growth
rather than continuing to raise development fees on new homebuyers.
As we undertake this work together, we are committing to ensuring municipalities are
kept whole for any impact to their ability to fund housing enabling infrastructure because
of Bill 23.
Furthermore, as good partners and in recognition of most municipalities making best
efforts to accelerate the issuance of housing permits and approvals to meet and exceed
their pledge targets, the government will introduce legislation that, if passed, would
delay the implementation of development application refund requirements set out in Bill
109 by six months, from January 1, 2023 to July 1, 2023.
The federal government shares our objective of building 1.5 million homes in Ontario
over the next 10 years, particularly at a time when it has set ambitious new targets for
immigration. The majority of these newcomers will be welcomed to Ontario in search of
jobs and opportunity. To this end, the province looks forward to working with our
municipal partners to ensure we receive a proportional share of the federal
government’s new $4 billion national Housing Accelerator Fund. We also expect that all
municipalities will make an application to the federal Housing Accelerator Fund for
funding that will support housing enabling infrastructure and relieve municipal charges
levied on new homebuyers.
Together, we will ensure we can achieve our shared goal of building desperately
needed homes. A strong partnership between the Province of Ontario and municipalities
is critical if we are to solve our housing supply crisis – and we look forward to continuing
our work together.
Sincerely,
Steve Clark
Minister
c. The Honourable Doug Ford, Premier of Ontario
The Honourable Chrystia Freeland
Deputy Prime Minister and Minister of Finance
The Honourable Peter Bethlenfalvy, Minister of Finance
The Honourable Caroline Mulroney, Minister of Transportation
The Honourable Kinga Surma, Minister of Infrastructure
The Honourable Prabmeet Sarkaria, President of the Treasury Board
Brian Rosborough, Executive Director, AMO
Page 100 of 238
Report No. CS 2022-49
Attachment 2
Planning and Housing Related Resource Impacts from Bill 23 and Other Provincial
Changes
Table 1 - Potential Planning Related Resource Impacts
Change/Proposed Change Potential CPO1 Resource impact Potential AM2 Resource
Impact
Bill 109 Changes (enacted March 2022)
Site Plan & Zoning Changes
Various process changes (i.e.
complete applications,
processing timelines) and
mandatory fee refunds if
timelines not met.
Date of effect Jan. 1, 2023,
however province just
proposed to extend to July 1,
2023.
Short term
• Staff resources to review and
update related processes (e.g.
pre-consultation/complete
application requirements),
documents, forms, etc.
Longer term/ongoing
• Increased demand on CPO
(admin and planners) and PW
staff to ensure applications are
processed within new time lines.
Approx. 82 site plan and 134
zone change applications were
processed in Oxford in 2021.
Short term
• Staff resources to assist
CPO with any required
process updates.
Longer term/on-going
• May be increased demand
on staffing to meet new site
plan timelines (Note: the 3
urbans comprised 80% of
these applications).
• May precipitate need for a
fee review/update to off-set
potential financial impacts.
Proposed Bill 23 (Enacted Nov. 28, 2022) and Related Changes
General
Reviewing and responding to
the proposed legislative
changes (i.e. Bill 23 and other
related ERO postings).
Date of effect: various
Short Term
• Such significant Provincial
legislative and/or policy changes
create disruption and uncertainty
and often requires the full and
immediate attention of
senior/experienced staff to
review, assess and respond.
This delays and pulls resources
away from other important
planning projects.
Longer term
• Enacted changes can take years
to fully assess and implement,
requiring significant and
sustained staff resources. With a
new Provincial housing plan
proposed to be released every
year, demands on CPO staffing
are expected to be relatively
ongoing/continuous.
Short Term
• Staff resources to
review/assess any local
impacts and prepare any
additional local comments,
where deemed necessary.
Longer term
• Once changes enacted, staff
resources to assist CPO with
developing and
implementing required
updates to local planning
processes, documents and
forms, etc.
Page 101 of 238
General – Tracking and
Monitoring
A number of changes (i.e.
application refunds, application
of DCs and parkland rate, etc.)
will increase the need for
tracking and monitoring
Short term
• Will require continued dedication
of CPO staff and consulting
resources to complete/populate
new cloud based planning
tracking solution. Longer
term/ongoing
Longer Term/Ongoing
• CPO staff resources to maintain
tracking information and
associated reporting
Long Term/Ongoing
• May be increased demand
on staffing for additional
tracking and administration
related to calculation of
timing based fees for
parkland, DCs, etc.
Planning Act – Eliminating
Public Meetings for Plans of
Subdivision
Date of effect: Nov. 28, 2022
Short term
• CPO staff resources required to
review and update local
processes, forms, notices etc. to
ensure consistency.
Short Term
• May increase demands on
local staff and Council to
manage expectations at the
local public meeting for any
related zone change.
Planning Act – Eliminating
third party appeals
No one other than the
applicant, the municipality,
certain public bodies, and the
Minister will be allowed to
appeal minor variance or
consent decisions.
Date of effect: Nov. 28, 2022
Short term
• CPO staff resources to review
and update processes, forms,
notices etc. to ensure
consistency.
Short term
• Staff resources to update
local minor variance
processes and notices, with
CPO assistance
Planning Act – New
Exemptions from Site Plan
Control
• Developments of not more
than 10 residential units
and any land lease
community home;
• Exterior building design,
except as related to:
access to a building
that will contain
affordable housing
units; and,
building construction
required under a by-
law referred to in
section 97.1 of the
Municipal Act (green
roofs).
Short Term
• CPO staffing resources to assist
the area municipalities undertake
necessary update to their site
plan control by-laws and
guidelines to reflect this change
and to develop alternative
mechanisms and processes for
obtaining some of the
landscaping and exterior design
elements (i.e. zoning,
development standards,
municipal act by-laws etc.)
• CPO staffing resource may also
be required to update OP
policies and subdivision
requirements to address matters
no longer subject to site plan.
Longer term/Ongoing
• The use of alternative, potentially
less efficient and flexible tools, to
Short Term
• Local staffing resources to
assist CPO staff with
necessary updates to site
plan control by-laws,
process and guidelines and
implement any other new
and/or updated
mechanisms or processes
to adapt to the change.
Longer term/Ongoing
• The use of alternative,
potentially less efficient and
flexible tools, to continue to
implement landscaping and
exterior design
requirements may require
the development of
additional documents,
guidelines and standards to
support and require more
Page 102 of 238
The following is also
exempted: The appearance of
the elements, facilities and
works on the land or any
adjoining municipal highway is
not subject to site plan control,
except to the extent that the
appearance impacts matters of
health, safety, accessibly,
sustainable design or the
protection of adjoining lands.
Date of Effect: Nov. 28, 2022
continue to implement
landscaping and exterior design
requirements may require the
development of additional
documents, guidelines and
standards to support, which will
require more staff time to
administer and implement.
staff time to administer and
implement.
Planning Act – Changes to
Parkland Dedication
Changes to dedication rates,
Parks Plan requirements,
statutory exemptions,
requirement to spend or
allocation of reserve funds,
rate freezes, owners ability to
identify lands to be dedicated,
etc.
Date of Effect: Nov. 28, 2022
Short to medium term
• CPO staff resources to review
and update related planning
processes and supporting OP
policies.
Short to medium term
• Staff resources to develop
and/or update parks plans,
parkland dedication by-
laws, deal with LPAT
appeals, support increased
need for tracking and
reporting, etc.
Longer term/ongoing
• Impact of reductions in
parkland contributions, cost
of LPAT appeals, etc.
Planning Act – Changes to
Community Benefit Charges
(CBCs)
Statutory exemptions (e.g.
affordable and attainable
housing, etc.) and restricting its
application to new
development only.
Date of Effect: Nov. 28, 2022
• CBCs are not currently utilized in
Oxford, but are being considered
by some area municipalities.
• CPO staff resources would be
required to assist AMs
considering a CBC and develop
the required Official Plan policies
• Changes are not likely to
increase the staff resources that
would be required to implement
a CBC.
• Similar to those noted in
CPO column
Planning Act – Updated
requirements for Additional
Residential Units (ARUs)
Official Plan policies and
zoning by-laws cannot prohibit
three residential units per lot (3
in the main building, or 2 in
main building and 1 in an
accessory building) in a fully
serviced settlement (‘parcel of
urban residential land’).
Municipalities cannot specify
Short Term
• CPO staff resources will be
required to amend the Official
Plan and Zoning By-Laws to
reflect this change and assist
area municipal staff with
updating/implementing any
other related local processes;
• Still unclear if this will change
will impact the permission of
ARUs in rural areas and what
standards municipalities may
still be able to apply (e.g. lot
Short Term
• Staff resources to assist
CPO with developing any
required OP and zoning
updates and implement any
other local process that may
be deemed necessary (i.e.
licensing, registration, etc.)
Longer Term/On-going
• As such units are exempt
from DCs and parkland
dedication, permitting them
Page 103 of 238
minimum unit sizes or more
than one additional parking
space per unit.
Date of effect: Nov. 28, 2022
(also subject to updates to O.
Reg. 299/19, which may
provide further details)
size standards, confirmation of
servicing capacity, maximum
unit size, etc.). CPO staff will
continue to review and monitor.
Longer Term/On-going
• As such units are exempt from
DCs, permitting them essentially
‘as of right’ could increase
funding short falls for required
municipal services.
essentially ‘as of right’ could
increase funding short falls
for required municipal
services and parkland.
Conservation Authorities
Act – Eliminate CAs from
review of natural heritage
and other environmental
matters
Proposed changes that would
prohibit a CA from providing
natural heritage related
planning review services on
behalf of municipalities in
relation to applications and
process under prescribed Acts.
Conservation Authorities would
continue to review
development applications for
‘natural hazards’ only.
Date of effect: January 1,
2023 (but is still subject to
passing of a regulation to
prescribe the Acts to which it
will pertain)
The resource implications in
this table are based on
assumption that a regulation
prescribing the Planning Act
and other Acts is enacted.
Short to medium term
• CPO staff resources to review
and update planning related
processes (i.e. complete
application requirements
technical guidelines) to clarify
when and what natural heritage
studies and review are required
and front end related
requirements.
• Review and update Official Plan
natural heritage related policies
to address changes
• Increased need for project
management of peer reviews of
environmental requirements
• Additional resources (i.e.
environmental planner,
ecologist and/or consulting
support) to: scope and review
environmental studies; conduct
confirmatory field work,
establish and monitor
implementation of
environmental requirements
and implementation measures,
etc.
Longer term/ongoing
• development of supporting
technical guidelines and
implementation tools
• Increased costs to County/ Area
Municipalities and developers
• Will require review of planning
application and other fees (i.e.
peer review fees/deposits) to
recoup additional costs.
• May be additional demands
on staffing resources to
work with CPO to update
local processes, documents,
fees, etc.
• Resource impacts may be
somewhat dependent on
which Acts (and related
review process) are
prescribed through the
regulation (i.e. local EAs,
Planning Act applications,
etc.)
• This is a change that will
likely require ongoing
discussions with CPO staff
to identify potential local
resource impacts and other
implications.
Page 104 of 238
Conservation Authorities
Act – Increase municipal
authority/responsibility for
review of natural hazards
Proposing to increased role of
municipalities in review of
natural hazards (i.e. through
regulation), etc.
Date of effect: regulation
not yet enacted
Longer Term/On-going
• Would likely require additional
CPO staffing resources and
expertise (i.e. staff and/or
consulting support) to evaluate
and protect such wetlands and
maintain related data and
mapping.
Proposed Ontario Wetland
Evaluation System (OWES)
Changes
If enacted, municipalities would
be largely responsible for
evaluating, mapping and
protecting wetlands.
Date of effect: Not yet
known
Longer Term/On-going
• If this responsibility cannot be
assigned to CAs (which now
appears very unlikely) would
require additional CPO staffing
resource to evaluate and protect
such wetlands and maintain
related data and mapping.
Review of the Provincial
Policy Statement (PPS)
The Province is considering
comprehensive revisions to the
2020 PPS and combining it
with A Place to Grow (i.e. the
GGH growth plan), but no
details have yet been
provided.
The preliminary resource
impacts identified by staff
assume that significant
changes to the PPS will end
up being proposed.
Date of Effect: Unknown, but
anticipated sometime in 2023
• Short Term – Similar to the
‘General’ comments above, the
significant changes to the PPS
that are being proposed will
create disruption and uncertainty
and require the immediate
dedication of senior planning
staff resources to review, assess
and respond.
• Longer term – Some PPS
changes take years to fully
implement and require significant
and sustained planning staff
resources. For example, most
municipalities are still working to
fully implement the 2020 PPS
changes and the changes from
the previous PPS were limited.
The more significant the changes
are, the greater the staffing and
other resources (e.g. supporting
studies, GIS data and analysis,
etc.) will be required to
implement.
• Longer term - Depending on
the scale and nature of the
proposed changes, may
require local municipal staff
support to assist CPO staff
in developing appropriate
policies, zoning any other
tools to try to ensure the
PPS policies are
implemented in a manner
that is reflective of the local
context and considerations.
May also trigger the need for
additional local studies and
data/information (i.e.
additional costs) to support
or implement any revised
Official Plan policies that
may result.
Page 105 of 238
Changes to Ontario Heritage
Act
Date of effect: many changes
to come into force on a day to
be named by proclamation
Short Term
• None
Longer term
• Staff resources will be required
to update Official Plan policies to
reflect the changes. Further, if
AMs choose to proactively
identify and evaluate heritage
resources moving forward, they
may wish for further assistance
from CPO staff.
Short Term
• Staff resources to post the
Municipal Register on
municipal websites and to
designate, or remove, any
non-designated properties
on their register 2 years after
Schedule 6 of Bill 23 in force
(to be proclaimed).
Longer term
• As the ability to designate
heritage resources at time of
a Planning Act application
has been greatly limited,
municipalities may wish to
consider more proactive
identification and evaluation
of heritage resources and
related staffing resource
impacts (i.e. CPO staffing
and/or consulting support)
Note 1 – Community Planning Office (CPO)
Note 2 – Area Municipalities (AM)
Table 2 - Potential Housing Services Resource Impacts
Change/Proposed Change Potential Housing Services Impact
Removal of Housing Services as a
DC eligible Service
Short term
• No immediate impacts as the County currently
exempts “affordable housing” from paying DCs
Longer term
• Removal of this potential funding tool will impact the
County’s ability to consider alternative funding models
for affordable housing services in the future.
• This may significantly impact the ability of
municipalities to plan for, deliver, and financially
support affordable housing projects.
• Will transfer the cost burden to taxpayers and/or
increase the County’s reliance on other funding
programs offered through Federal/Provincial
governments.
Changes to Affordable Housing
Definitions
Affordable housing under the
Development Charges Act is now
defined as a unit whereby rent is no
greater than 80% of the Average
Short Term
• Following issuance of the updated MMAH Bulletin,
housing staff will need to review existing housing
programs and related agreements (i.e. Home
Ownership and My Second Unit) to determine if
changes respecting affordability thresholds are
necessary.
Page 106 of 238
Market Rent, as well as a home with a
purchase price no greater than 80% of
the average purchase price according
to the bulletin under the Development
Charges Act, as published by MMAH.
At this time, it is unclear whether the
bulletin provided by MMAH will be
specific to each Municipality, or in
accordance with annual Average
Market Rents that are provided for
existing Provincially funded housing
programs.
Longer Term
• While long-term financial impacts are not expected
from this change, the anticipated Average Market
Rents may have a significant impact on the
affordability thresholds of existing housing programs,
including existing provincially funded affordable
housing projects.
• Depending on what is contained in the updated MMAH
Bulletin, housing staff may need to revaluate existing
program eligibility thresholds, with consideration for
greater gaps, and associated needs, along the housing
continuum.
• As there may be more housing projects that will qualify
for the DC exemptions for affordable housing under the
new definition, housing staff may be required to
administer more agreements, and ensure affordability
terms (25 years) are maintained. Administering and
monitoring more agreements may increase demand on
housing staff resources.
Introduction of new attainable
housing definition/exemption
Short term
• The definition of “attainable housing” has yet to be
defined through regulations. However, it is clear the
County will need to enter into agreements to ensure
attainable units are considered ‘attainable’ at the time
they are sold. Administering and monitoring such
agreements could increase demands on housing staff
and legal fees associated with registering such
agreements on title.
• Will likely also require the County to consider
amendments to existing Housing Facilities By-Laws to
include ‘Attainable Housing Units’.
Proposed amendments to rental
conversion regulation under the
Municipal Act
• Once further details on this amended regulation have
been released, housing staff will need to complete a
review to determine if it would be useful in the context
of the County and Area Municipalities and any
associated resource impacts.
New parkland dedication
requirement and exemptions for
Affordable, Attainable, and Non-
Profit Housing
• It is expected that there will be increased demands on
housing staff resources to assist Area Municipalities
with confirming such units for the purposes of ensuring
parkland reductions/exemptions are applicable. This
will include confirmation of related agreements, if
applicable.
Page 107 of 238
Report No: CP 2022-413
COMMUNITY PLANNING
Council Date: December 14, 2022
Page 1 of 15
To: Warden and Members of County Council
From: Director of Community Planning
Review of A Place to Grow and Provincial Policy Statement
RECOMMENDATION
1. That the Director of Community Planning, in consultation with other County staff as
required, prepare and submit the County of Oxford’s formal comments in response
to the Provincial consultations on the Review of A Place to Grow and Provincial
Policy Statement, and other related ERO postings, as generally outlined in Report
No. CP 2022-413;
2. And further, that Report No. CP 2022-413 be circulated to the Area Municipalities
for information.
REPORT HIGHLIGHTS
Along with consultation on Bill 23, the More Homes Built Faster Act the Province has also
commenced a review of A Place to Grow (APTG) and the Provincial Policy Statement (PPS).
This consultation is being undertaken as part of a series of postings on the Environmental
Registry of Ontario (ERO), with aggressive commenting deadlines of December 30, 2022.
This report builds from CP 2022-407 and provides an overview of the various legislative
amendments currently being considered through the review of APTG and PPS and changes
to natural heritage protection and natural hazard regulations under the Conservation
Authorities Act, among others.
This report summarizes the key areas of focus for the County’s proposed response to these
Provincial consultations and outlines some of the preliminary proposed responses.
Implementation Points
The recommendations contained in this report will have no immediate impacts with respect to
implementation. However, a number of the proposed legislative changes and other actions would
have significant implications for the local implementation of land use planning, environmental and
heritage protections, and various other matters and, as such, may require potential review and/or
update of various County and Area Municipal policies, processes and standards.
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Financial Impact
If enacted, a number of the proposed legislative and regulatory changes identified in this report
could have significant financial impacts for the County and Area Municipalities, including the need
for additional staffing and other resources. An initial assessment of these financial impacts is
provided in report CS 2022-49 (included on the December 14 agenda).
Communications
Communication is proposed to be through the inclusion of this report on the County Council
agenda and related communications and circulation to the area municipalities.
Strategic Plan (2020-2022)
WORKS WELL
TOGETHER
WELL
CONNECTED
SHAPES
THE FUTURE
INFORMS &
ENGAGES
PERFORMS &
DELIVERS
POSITIVE
IMPACT
3.ii. 3.iii. 4.i. 4.ii.
DISCUSSION
Background
On October 25, 2022, the Province initiated consultation with respect to a range of legislative
changes, policies and other actions being considered or proposed as part of the second phase of
their 2022 housing supply action plan (i.e. More Homes for Everyone Plan) and associated More
Homes Built Faster Act (Bill 23), which received royal assent on November 28, 2022.
This consultation process was initiated through a series of postings on the Environmental Registry
of Ontario (ERO).
According to the Province’s consultation materials, the current postings are intended to comprise
the next phase of ‘Housing Supply Action Plans’ that the Province has been utilizing to implement
the various recommendations in the Provincial Housing Affordability Task Force’s report, which
was released earlier this year. A summary of the key legislative and other changes introduced
through the previous phases (i.e. More Homes for Everyone Act and related Housing Supply
Action Plan) was provided to Council earlier this year through report CP 2022-180.
It is noted that the County and various other municipalities, public bodies and organizations
submitted comprehensive comments and suggestions in response to the previous phases of the
Province’s housing supply action plan consultations. However, it does not appear that the
Province made any substantial changes or adjustments to the proposed legislation or associated
regulations in response to the feedback provided.
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The consultation on the current postings represents the first, and likely only, opportunity to review
and provide feedback on the specific changes being proposed and/or considered by the Province
as part of their Phase 3 Housing Supply Action Plan.
The focus of this report will be on providing Council with the preliminary proposed responses to
the consultations regarding the a review of A Place to Grow, Growth Plan for the Greater Golden
Horseshoe (APTG) and the Provincial Policy Statement (PPS), along with several other related
ERO postings. The following graphic provides a summary of the various ERO postings to date
and how staff are intending to keep Council apprised of the proposed changes and related
comments and concerns.
Commentary
An overview of the key areas for proposed response to the Province on the changes being
considered and/or proposed with respect to the APTG and PPS and to natural heritage
protections and the regulation of natural hazards is provided below.
Potential ERO
Comment Update
Report
Further details/insights on ERO Postings above, and:
Update on any new information
Update on responses to ERO postings with 30 to 45 day closing
dates
Report
Introducing to
Legislative,
Regulatory and
Related Changes
Focusing on ERO Postings:
Overview of the consultations on More Home Built Faster, Bill
23, ERO 019-6162
Providing initial information and overview on:
Municipal Housing Targets. ERO 019-6171
Proposed Planning Act and Development Charges Act changes
(as part of Bill 23) ERO 019-6172
Proposed Planning Act changes (including ARUs) ERO 019-
6163
Conservation Authority Act Changes ERO 019-6141
Updates to Wetland Evaluation System ERO 019-6160
Updates to the Ontario Heritage Act ERO 019-6196
Changes to O. Reg 232/18 Inclusionary Zoning ERO 019-6173
Changes to O. Reg 299/19 Additional Residential Units ERO
019-6197
ERO Comment
Deadlines
November 24, 2022
and
December 9, 2022
Report to County
Council
November 9, 2022
CP 019 2022-407
Comments submitted
to the Province
November 24, 2022
Report
Responding to
the Provincial
Policy Review,
and Related
Changes
Focusing on ERO Postings:
Review of A Place to Grow and Provincial Policy Statement
ERO 019-6177
Changes to Natural Heritage Protections (Offsetting) ERO 019-
6161
Proposed updates to the Regulation of Natural Hazards in
Ontario ERO 019-2927
Updates on any new information, ERO postings or related
materials
ERO Comment
Deadlines
December 30, 2022
Report to County
Council
December 14, 2022
Report to County
Council
November 23, 2022
(if necessary)
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1. Review of A Place to Grow and Provincial Policy Statement (ERO 019-6177)
The Province is proposing to integrate the PPS and APTG into a new province-wide planning
policy instrument that they have indicated is intended to:
Leverage the housing-supportive policies of both policy documents;
Remove or streamline policies that result in duplication, delays or burden the development of
housing;
Ensure key growth management and planning tools are available where needed across the
province to increase housing supply and support a range and mix of housing options;
Continue to protect the environment, cultural heritage and public health and safety; and
Ensure that growth is supported with the appropriate amount and type of community
infrastructure.
The intended outcome of this review is to determine the best approach to enable municipalities
to accelerate the development of housing and increase housing supply (including rural housing),
through a more streamlined, province-wide land use planning policy framework.
The PPS is the primary policy document for providing provincial direction on land use planning
and related decision making across the Province. In some areas (e.g., Greater Golden
Horseshoe), the PPS is also overlain by provincial growth plans which provide more specific
and/or detailed provincial direction on land use matters for a particular geographic area (e.g.,
APTG).
The current PPS, 2020 has evolved considerably from the original 1996 document through regular
reviews and updates (i.e. approx. every 5 years) that involved extensive and meaningful
consultation with and input from municipalities (including extensive input from the Oxford County
on many key policy areas) and other stakeholders. As a result, the current PPS policies have had
the benefit of being informed and improved by years of municipal input, practical application and
experience, and OMB/LPAT and legal decisions. As such, the current PPS policies are, for the
most part, concise, responsive, and effective and generally enable and support the achievement
of local planning and community objectives in Oxford.
In terms of APTG, it is important to note that the policies in that document do not currently apply
to the County of Oxford or most other municipalities in South Western Ontario (i.e. only to
municipalities within the Greater Golden Horseshoe). As previously noted, APTG provides
additional and/or more detailed policy direction than the PPS with respect to a number of planning
matters, such as;
Prescribing growth allocations and targets for overall growth (people and jobs), as well as
identifying and prescribing ‘urban growth centers’, built boundaries, and greenfield areas with
more specific sub-targets and densities. Growth allocations are prescribed to the upper-tier
municipalities which then disseminate how growth will occur between and among area
municipalities while achieving all of the various targets and requirements.
Establishing more detailed growth targets for “Major Transit Station Areas (MTSAs)”, which
also enables a greater range of planning tools (e.g. inclusionary zoning) for these areas.
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Planning for large-scale development in greenfield areas, including through secondary plans,
must be informed by a subwatershed plan or equivalent, which includes master planning for
related infrastructure including water, waste water and stormwater management and various
other matters (i.e. natural heritage considerations etc.).
Prescribing a natural heritage system and agricultural system (including mapping), and more
detailed policies and requirements for these systems, including for greater protection,
mitigation measures, and refinement opportunities.
Implementation to achieve “conformity” with the requirements of APTG is also prescribed with
a deadline which upper tier municipalities are required to meet. The last deadline was July 1,
2022, and the plan is also to be reviewed on a 10 year cycle, similar to the PPS (and was last
reviewed in 2019).
It is noted that the PPS review cycle was recently increased from 5 to 10 years at the request of
municipalities. The intent was that this would provide the provincial policy stability and certainty
necessary to allow for:
the Province to focus on completing the various implementation guidelines and other tools
that municipalities have previously requested to assist them with implementation of the
policies; and
municipalities to focus their limited resources on developing and implementing effective
local policy approaches and other tools to implement the PPS policies and complete other
projects to achieve their various planning objectives.
Therefore, it is unclear why the Province has decided to initiate another comprehensive review of
the PPS and APTG, when both documents were just comprehensively reviewed and updated
within the last 3 years. A key concern is that such a review may scale back some of the critical
provincial policy direction that supports municipalities in the development of complete, liveable
and sustainable communities, efficient use of land and infrastructure, protection of natural and
cultural resources and other key matters, without substantively improving the ability of the
Province or municipalities to increase the supply or affordability of housing.
Further, it is noted that the Province’s ‘freezing’ of decisions on various Official Plan updates
across the Province (including the County’s agricultural policy updates) and continued changes
to Ontario’s planning system (i.e. Bill 109, Bill 23, PPS and CA changes, yearly housing supply
action plans etc.) is creating unnecessary uncertainty and, in many cases, actually disrupting
and/or delaying the essential planning and implementation that is already being undertaken by
municipalities to enable and support growth and ‘building more homes’ in the Province. At the
same time, municipalities are still awaiting many long requested Provincial guidance documents
and other tools necessary to help facilitate the efficient and effective implementation of the
provincial policies that are already in place.
That said, it is recognized that there is always room for improvement. As such, planning staff have
been working to identify specific PPS policy areas where potential refinements could potentially
assist the Province and municipalities in achieving their housing and related objectives. Planning
staff are of the opinion that any revisions to the PPS should be limited in scope and clearly focused
on the objective of increasing housing supply and affordability, while at the same time ensuring
they do not in any way undermine or compromise other key planning objectives (e.g. protecting
prime agricultural areas and the environment, building complete, livable communities etc.).
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Summary of Preliminary Proposed PPS/APTG Comments
The following is a high level summary of some of the key comments Planning staff are currently
proposing be submitted to the Province in response to the review of the PPS/APTG:
i) General
That the current ‘shall be consistent with’ test in the PPS be maintained.
That the majority of the existing 2020 PPS policies are working well and should be
maintained unchanged, except for those potential policy changes specifically identified in
the County’s submission. This targeted approach will ensure the provincial policy certainty
and stability necessary for municipalities to continue to proceed with the implementation
of key measures (i.e. Official Plan and zoning updates, secondary planning and servicing
strategies, planning for infrastructure, process improvements etc.) to achieve their housing
and other objectives, while also identifying specific policy revisions that could further assist
municipalities in the creation of additional housing.
The Province should strive to provide legislative and policy stability in land use planning
system together with increased implementation support, so that municipalities can focus
on completing the necessary land use and infrastructure planning required to sustainably
accommodate forecasted growth. With some exceptions (e.g. as noted in the comments
provided), the legislation and policies already in place provide the support and flexibility
necessary to accommodate a sufficient supply and range of housing, it simply requires
time and resources to fully implement. Unfortunately, the numerous and frequent changes
to planning legislation and policies over the past several years have diverted limited
municipal resources and focus away from implementation. Having insufficient time and
stability to properly implement changes, and to monitor and assess the uptake or impact
of the changes, creates inefficiency, unexpected consequences, and uncertainty for
municipalities and the development industry.
Re-iterate the County’s previous requests for the Province to complete various new and/or
updated technical and/or implementation guidelines to assist municipalities in more
consistently and efficiently implementing the current provincial policy direction.
That the Province release a ‘tracked change’ copy of any proposed PPS policy revisions
and provide sufficient time (i.e. minimum 90 days) for detailed review by and consultation
with municipalities on the proposed changes.
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ii) Residential Land Supply
Settlement Area Boundary Expansions
The County strongly supported the increase in the planning horizon from 20 to 25 years
(was actually a change requested by Oxford), as it provided the necessary flexibility to
undertake comprehensive planning (i.e. to better ensure efficient use of infrastructure and
services and build complete communities) and address land supply constraints and
challenges, particularly in smaller urban and/or rural municipalities.
That said, Oxford has also long taken a relatively unique and dynamic approach to growth
management/settlement expansions, which is to strive to maintain a relatively continuous
25 year supply of growth land to accommodate forecasted growth in each area
municipalities. This is accomplished through regular (i.e. 5 year) growth forecast updates,
ongoing land supply monitoring, and initiation of individual Official Plan Amendment (OPA)
processes for settlement expansions (i.e. not waiting to undertake all expansions at once
as part of a Provincially approved OP review process), where deemed appropriate. In our
experience, this approach provides the much needed flexibility to adjust the timing of the
process to accommodate local circumstances (i.e. timing and direction of municipal
boundary adjustments, availability of servicing capacity etc.), make efficient use of limited
staffing and financial resources, and more quickly react to changes in growth land need.
As such, promoting this same approach elsewhere (i.e. for other smaller urban/rural
municipalities like Oxford) would also allow other municipalities in the Province to more
dynamically respond to their growth land needs.
As such, the Province should ensure that any PPS updates and associated
implementation guidelines provide the necessary flexibility to enable and/or support
Oxford’s approach.
Provide additional flexibility for small/limited settlement expansions to facilitate ‘good
planning’ in smaller rural communities without the need to undertake a full ‘comprehensive
review’ (e.g. for one time, minor rounding of and/or ‘squaring off’ of rural clusters/hamlets,
to accommodate new and/or expanding rural employment uses that would be more
appropriate to locate in a settlement etc.).
Employment Area Conversions
Provide additional direction on how provincially and/or regionally significant employment
areas are to be identified, so that it is clear which employment lands are protected from
conversion to other uses and which could potentially be considered for re-development to
residential use, where appropriate.
Housing Mix
Clarify PPS references with respect to ‘market need/demand’ for housing to ensure it
does not support housing forms that may be desired by the market (i.e. large single
detached lots, woodland lots etc.), but would undermine key planning objectives (e.g.
planning for sustainable communities, protecting agricultural and natural resources etc.).
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Similar to the APTG, provide more specific provincial policy direction with respect to
minimum density and unit mix targets for fully serviced settlement areas to ensure more
consistency in the efficient use of land and infrastructure across the Province. Further,
encourage all municipalities to identify urban growth centres (i.e. downtowns) and other
key intensification areas (i.e. nodes and corridors, significant transit hubs etc.) with more
specific minimum density and unit mix requirements where appropriate, and provide
Provincial support for such measures (e.g., limit rights of appeal, use of inclusionary
zoning, implementation guidelines etc.).
Continue to support the alignment of affordable housing targets with Housing and
Homelessness Plans and provide additional clarity on the definitions and criteria for
affordable housing and attainable housing (i.e., to align with the Bill 23 changes)
Ensure the policies provide the necessary land use basis for municipalities to specifically
plan for, maintain, and require housing based on tenure (i.e., rental vs. ownership), where
deemed necessary or appropriate to address local housing needs.
iii) Growth Management
Some Residential Land Supply comments outlined above are also related to Growth
Management
Maintain and, where possible, strengthen the current PPS policy direction with respect to:
o directing growth to fully serviced settlements (i.e. to ensure efficient use of land,
services and infrastructure and support complete, sustainable communities) and
limiting growth in other areas; and
o ensuring new development has a compact form and mix of uses and densities that
ensure the efficient use of land, infrastructure and public service facilities.
Eliminate or clarify the ‘regional market area’ concept, so that it does not unduly restrict
the ability of a particular local municipality within an upper tier municipality (i.e. regional
market area) from designating additional residential growth, simply because another
municipality in that upper tier municipality may have excess residential growth land.
iv) Environmental and Natural Resources
Agriculture (also includes comments on Rural Housing)
The province’s stated goal for the review of the agricultural policies is to continue to protect
prime agricultural areas, while also increasing flexibility to enable more residential
development in rural areas that minimizes negative impacts to farmland and farm operations.
In this regard, staff have a number of comments as follows:
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The most effective means of enabling more residential development in rural areas, while
not negatively impacting agriculture, is to accommodate such development in fully
serviced settlement areas (i.e. Serviced Villages) and through minor infilling and minor
rounding out within existing partially and privately serviced settlement areas (also see
comments with respect to minor settlement expansions under Residential Land Supply).
This approach is already generally supported by the PPS policies. However, to ensure
this it is consistently applied (i.e. that all municipalities are efficiently utilizing and
protecting agricultural land), the Province should require that all rural municipalities have
at least one fully serviced settlement with sufficient land supply and servicing capacity to
accommodate their forecasted residential growth (including establishing minimum
densities for such growth as previously noted) and further clarify that the expansion of
existing privately/partially serviced settlement boundaries to accommodate residential
growth is not generally be permitted.
Maintain current limitations on new non-farm rural residential lot creation (as such
development is an inefficient use of land and can hinder/conflict with agricultural
operations). However, one reasonable exception that could potentially be considered
would be to allow for the severance of an existing farm dwelling from a lot containing two
or more dwellings that have existed as of a certain fixed date (i.e. pre 1996, to prevent
house harvesting) without the need for a farm consolidation, provided certain criteria can
be met (i.e. servicing, access, MDS, construction of further dwellings is prohibited etc.)
To complement the above approaches, the Province could also consider:
o Minor updates to the lot creation policies to allow for the splitting of existing, small (i.e.
<2.5 ac), non-farm residentially zoned lots in agricultural areas. This would allow for
more efficient use of existing non-agricultural land and increase the supply of housing
in rural areas, with no loss of agricultural land and limited, if any, additional impact on
agricultural operations.
o Clarifying that the establishment of additional residential units (ARUs) may be
permitted on lots located outside of rural settlements (i.e. on rural residential lots and
farms), subject to appropriate locational (i.e. within or in close proximity to the principal
dwelling), scale (i.e. maximum floor area etc.) and other criteria (i.e. servicing). If
appropriately implemented (e.g. as per Oxford’s draft ARU policies) this measure,
combined with ARUs in rural settlements, could serve to substantially increase rural
housing opportunities while also supporting the needs of farm families (i.e. facilitate
elder and/or child care etc.), with limited to no additional impact on agricultural
operations.
o Point out the innovative policies the County recently developed to protect and support
agriculture and provide a range of rural economic development opportunities (i.e.
agricultural related uses, on-farm diversified uses, rural entrepreneurial uses etc.) as
a model for Province. Further, request that the Province expedite their approval of
those policies and offer to work directly with the Province to develop further policies
and other tools to further support such innovative policy approaches.
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Natural Heritage
It is noted that the need to review this policy area does not appear to be supported by the
Province’s stated goal of increasing housing supply, as the protection of natural heritage
resources is not generally a significant obstacle to the creation of housing and is critical to
the long term health and sustainability of our communities and the Province.
As such, the current natural heritage policy direction in the PPS should be maintained and,
if anything, strengthened. It is critical that the Province continue to require a systems
based approach to natural heritage and water resources that ensures that the diversity
and connectivity of natural heritage systems is maintained, enhanced or restored and that
these systems include linkages between and among natural heritage features, surface
water features and groundwater features.
That said, planning staff are of the opinion that there are opportunities to streamline the
processes and timelines for natural heritage planning approvals without putting natural
heritage systems at risk and are confident that such opportunities can be identified through
fulsome engagement with a range of experts in land use and environmental planning,
including qualified County and area municipal staff. See related comments below in
Section 2 – Conserving Ontario’s Natural Heritage.
Natural and Human Made Hazards
Significant recommendations to update and overhaul the technical standards and
approaches for flood-prone areas coming from the Province’s 2020 Flood Strategy, which
are intended to help ensure an avoidance-first approach to managing the impacts of
flooding, and avoiding greater risks and long-term costs in light of more extreme and
changing weather patterns. Accordingly, the County is suggesting that the Province first
advance the changes to the technical approaches to flood management in Ontario,
including consultation and engagement with municipalities and conservation authorities
as part of this approach, before undertaking policy updates to streamline and clarify policy
direction for development in natural hazard areas, such as flood plains, within Provincial
policy.
Aggregates
The PPS should provide clearer direction on the need for the cumulative impacts of
multiple aggregate operations in an area to be considered and addressed.
The proper rehabilitation of aggregate extraction sites represents one of the g reatest
opportunities to take coordinated action to improve the natural environment in Oxford and
many other areas of the Province. As such, the Province should work closely with
affected municipalities to develop clear and supportive PPS policies and comprehensive
rehabilitation strategies for aggregate extraction that identify and maximize opportunities
to restore and enhance the natural heritage system, where appropriate.
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v) Community Infrastructure
Infrastructure Supply and Capacity
Reiterate the County’s previous concerns (e.g. construction and operational standards,
potential for County to be ordered to assume operation of such systems if future issues
arise etc.) with allowing the use of private communal systems for new development.
The need for further Provincial direction and support for undertaking master servicing
plans to support long term integrated growth and infrastructure planning.
Provide clearer direction and support municipalities to regulate development on private
water and wastewater services in order to ensure such servicing will be sustainable over
the long term and have no negative impacts (either individually or cumulatively). This may
include updated implementation guidelines and clear authority to regulate minimum lot
size, type of systems permitted, monitoring requirements, securities etc.
School Capacity
As Schools are essential to the development of complete communities, planning for school
facilities needs to be more directly integrated with planning for growth in all larger, growing
communities, not just ‘high growth’ communities as identified by the Province.
2. Conserving Ontario’s Natural Heritage – Offsetting (ERO 019-6161)
The Province is also seeking feedback on how Ontario could offset development pressures on
wetlands, woodlands, and other natural wildlife habitat, as the Ministry of Natural Resources and
Forestry (MNRF) is considering developing an offset policy. The Province has indicated that the
intent of an offset policy would be to require a net positive impact on these features and help
reverse the decades-long trend of natural heritage loss in Ontario through a discussion paper.
Ecological offsetting is an approach wherein natural features are permitted to be removed
(in whole or in part) as part of land use decisions and are ‘offset’ or ‘compensated’ by creation of
new natural heritage features, with the goal of at least matching the area, biodiversity, ecological,
and hydrological functions provided by the feature being removed.
Planning staff note that offsetting programs typically have a number of challenges and
complexities (e.g. inability to recreate functions being removed, loss of genetic diversity and
biodiversity, poor implementation or little to no oversight, undervaluing of features being removed)
which require careful consideration in the design of offsetting policies, program design and
criteria, as well as in the administration, implementation and monitoring of successes and failures
of the offsetting projects to improve outcomes over time.
Overall the County is not opposed to the Province working closely with municipalities and other
public and private sector partners to develop minimum standards/policy requirements for an
offsetting policy. That said, the current discussion paper fails to acknowledge the complexity,
challenges and costs in managing and implementing the re-creation of ecosystems, let alone
through municipal planning approvals spread across the Province and at a multitude of scales.
There is also a very real risk that an offsetting policy could set precedents for the removal of
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wetlands, woodlands, and wildlife habitat, irrespective of significance and result in accelerating
not only the loss of natural heritage, but also biodiversity, as well as the loss of essential carbon
sinks and sequestration functions that these ecosystems provide and are necessary to achieve
greenhouse gas reduction goals. The concern is that off-setting does not just become
synonymous for ‘pay to pave’ and will ensure that legitimate and effective off -setting occurs and
only in very limited and appropriate circumstances and does not simply become the default option
for new development.
Planning staff also note that municipalities and their conservation authority counterparts can
already implement offsetting measures for natural heritage features and areas within the existing
natural heritage policies and requirements under the PPS, 2020, in certain circumstances. In
particular, to help address the loss of features and areas which do not meet the criteria to be
‘significant’ under the PPS, or in situations where development is otherwise permitted within
natural heritage features and areas and it results in their removal (in whole or in part). These
circumstances already provide sufficient opportunities for offsetting considerations and to
evaluate and address the challenges associated with offsetting approaches.
It is also noted that offsetting programs and undertakings are likely to require additional municipal
resources (e.g. staff) with multi-disciplinary backgrounds, and are not typically “quick” solutions
to get development approved or to implement as part of planning approvals. As such, should the
Province mandate offsetting into provincial policy, it should be understood that establishing
legitimate and effective offsetting solutions for natural heritage loss may actually slow down the
processing of development applications, which seems counter intuitive to ‘getting more homes
built faster’.
Staff have also identified additional concerns and gaps with respect to the Province’s proposed
approach for developing an offsetting framework, including:
The Province’s concept of ‘net gain’ should ensure that no loss of extent or area, as well as
both quality and function, in order to help ensure a reasonable result of net gain for biodiversity
as well;
The principle of avoidance first needs to be clearly established to ensure that offsetting is only
used as a last step after other options to avoid and mitigate any impacts on natural heritage
are considered;
The design and implementation of a biodiversity offset should be well a documented process
informed by sound science;
There should be clear limits as to where offsetting is not an option (e.g. offsetting should not
be permitted for Provincially Significant Wetlands or any other ‘significant’ natural heritage
feature or area where development would not be permitted currently under the 2020 PPS).
The Province should include requirements for the location of offsets to be as close to the
location of the feature as necessary. This is in order to ensure that municipalities and
subwatersheds with high growth pressures do not suffer from further reductions in natural
cover, loss of biodiversity, or functional losses in the performance of ecosystems (i.e. flood
attenuation); and
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The Province should not permit “banking” or “cash in lieu” frameworks for offsetting based on
the valuation of features, as these systems consistently undervalue the ecological goods and
services provided by features, fail to consider the full costs (including monitoring and adaptive
management) for feature creation, and do not ensure that suitable alternative lands are
available for these purposes and that they can be secured for the long term).
3. Proposed updates to the regulation of development for the protection of people and
property from natural hazards in Ontario - ERO 019-2927
It is understood that the Province is proposing to create a regulation governing the activities that
require permits under the Conservation Authorities Act (CAA), and that the proposed regulation
would focus permitting decisions on matters related to the control of flooding and other natural
hazards and the protection of people and property, and that this is also to implement a
recommendation from the Province’s 2020 Flooding Strategy.
As part of the ERO posting the Province is also consulting on streamlining rules for development,
and to improve the coordination between Conservation Authority (CA) permitting and municipal
planning approvals, potentially through a future regulation.
With respect to the proposed changes to under Section 28 of the CAA, staff note the following:
The Province is proposing a group of activities to “streamline” approvals (i.e. proponents may
need to submit/register information with the CA prior to engaging in an activity, but wouldn’t
be subject to a ‘review process’. Many of the activities proposed for streamline may be minor
enough to not necessarily require building permits for structures (subject to scale), and as
such the County supports aligning or streamline these types of approvals.
The County shares concerns identified by CAs regarding proposed updates to the definition
of “watercourse” from an identifiable depression in which water regularly or continuously flows,
to a defined channel having a bed, and banks or sides. This change in definition eliminates
regulation of headwater areas and smaller tributaries which typically lack a clearly defined
channel (bed, bank and sides), and are important sources of water to support fish habitat,
maintain water quality and hydrological functions. These headwater areas can also be
important areas of recharge for municipal drinking water supplies. As such, the Province
should not exclude headwater features from the definition of ‘watercourse’ in the regulation.
The proposed regulation would also establish requirements for a process for CAs to develop
complete application frameworks, and establishes minimums with respect to complete
application requirements for CA permits. The County supports the concept of complete
application requirements as a means to ensure submissions include all required information
for faster review and processing of applications. The Province should also clarify that
applicable permit fees could be collected as part of a complete application.
The County has serious concern that the Province is proposing to streamline the conservation
authority regulation requirements for flood hazards and the related PPS policies, without also
updating the applicable flood event technical standards and natural hazard technical guides used
for hazard management purposes, including for municipal planning as well as conservation
authority regulatory purposes. As noted in the comments regarding the review of APTG and PPS,
the Province’s flood strategy identified significant and major deficiencies in the existing flood
standards used within both the PPS and the CAA. The review of these standards needs to be
Page 120 of 238
Report No: CP 2022-413
COMMUNITY PLANNING
Council Date: December 14, 2022
Page 14 of 15
made a priority given the increasing risks to municipalities, people and property resulting from
changing weather patterns and more extreme storm events.
Improved coordination between Conservation Authorities Act regulations and municipal
planning approvals
It is understood that the Province is also consulting on how development could be exempt where
permitted under the Planning Act from requiring a permit under the Conservation Authorities Act,
through a future regulation (that is not yet proposed). The County’s response to Bill 23 provided
comments pertaining to the main CA Act changes proposed which would create the ability for the
Province to propose such a regulation, and more specifically that the Province should:
Keep all existing natural hazard-related responsibilities with CAs, as they already have the
technical knowledge, capacity and resources to implement necessary restrictions and
requirements where development is proposed in areas of natural hazards. Existing processes
are already established to integrate these requirements and information, and changes to these
processes could create further delays in development timelines.
Look for ways to streamline or establish greater consistencies on permit requirements and
conditions that are imposed on CA permits, without downloading responsibilities to
municipalities, for development applications, and get input from the existing multi-stakeholder
Conservation Authorities Working Group (CAWG) and municipalities on how to do this.
Consider improving language (through the PPS update) on how natural hazards should be
considered through Planning Act requirements and how CAs and municipalities should
integrate information into municipal planning documents to achieve this.
Given that the Province has since moved ahead with the Bill 23 changes despite widespread
municipal concerns, staff are also suggesting that the Province:
Only consider the download of natural hazard responsibilities through a regulation where
municipalities are willing/interested (indicated by way of a council resolution).
That interested municipalities should have to demonstrate how they have the technical
knowledge, resources and capabilities necessary to implement permits related requirements
as part of development approvals, and should also have to agree to assume the increased
liability and associated costs which may occur as a result of any exemptions (similar to the
MOU which exists between the Province and CAs for this purpose).
The exemption should also not apply to the removal of wetlands and/or alteration of waterways
and/or modification of shorelines, nor should works in areas of steep or unstable soils or
bedrock.
Clarify how permit related conditions could be applied to Planning Act applications such as
zoning by-law amendments, which are not subject to conditions of approval. It is currently
unclear how permit requirements could be imposed through such applications.
Clarify what implementation tools the Province expects to be used to ensure that
municipalities consistently flag and impose natural hazard requirements in accordance with
Provincial standards. Given that the establishment of mapping and the interpretation of the
Section 28 regulation is the responsibility of the CAs.
Page 121 of 238
Report No: CP 2022-413
COMMUNITY PLANNING
Council Date: December 14, 2022
Page 15 of 15
Conclusions
The potential changes to the Provincial Policy Statement and natural heritage and natural hazard
planning being considered and/or proposed by the Province through the ERO postings discussed
in this report could potentially have a significant impact on land use, infrastructure and
environmental planning across the province. Therefore, if such changes are enacted by the
Province, the County and Area Municipalities will need to undertake updates to various policies,
processes and standards and review related staffing and other resource impacts to ensure the
changes can be effectively addressed and implemented in the Oxford context.
Given the extent of the changes being considered and the short review and commenting deadline
provided by the Province, County staff are seeking County Council’s direction to prepare and
submit formal comments to the Province on behalf of the County. It is intended that these
comments will be focused primarily on the key policy areas and matters outlined in this report.
County staff will ensure that County Council is kept apprised of any comments submitted to the
Province and will continue to monitor the progress of the policy and other changes being
proposed, and advise County Council of any relevant changes and/or opportunities for comment
on matters that may be of particular interest or concern to the County or Area Municipalities.
SIGNATURES
Report Author:
Original signed by
Paul Michiels
Manager of Planning Policy
Departmental Approval:
Original signed by
Gordon K. Hough
Director of Community Planning
Approved for submission:
Original signed by
Benjamin R. Addley
Interim Chief Administrative Officer
Page 122 of 238
234-2022-5422
January 4, 2023
Dear Heads of Council,
I’m pleased to share an update on key initiatives underway at my ministry to help meet our
government’s goal of building 1.5 million new homes over the next 10 years.
The legislature recently passed our government’s More Homes Built Faster Act, 2022 which
takes bold action to ensure that all communities can grow with a mix of ownership and rental
housing types to meet the needs of all Ontarians.
Our government knows that building inspectors play a critical role in ensuring that new homes
meet the public safety requirements set out in Ontario’s Building Code. However, the capacity
of municipal building departments has been impacted by recruitment challenges and the
increasing number of building inspectors retiring from the profession. That’s why, earlier this
year, we took action to help municipalities address labour supply shortages in the building
sector by amending the Building Code to provide a new model for municipal building
departments to design and administer internship programs for building inspectors.
Effective July 1, 2022, municipal building departments can establish program entry criteria for
interns that meet their own local recruitment and enforcement needs. This new internship
model supports public safety by continuing to require that a qualified building inspector or
Chief Building Official supervises the work of interns. The interns must also pass ministry
technical and legal exams before being able to practice independently as building inspectors.
In the coming months, the ministry will develop guidance materials to support municipalities
that are interesting in launching local programs to recruit new intern building inspectors. We
look forward to working with municipalities to implement local internships.
Additionally, the ministry has engaged a consultant to identify opportunities for enhancements
to the qualification program for building practitioners. We are seeking input from the public,
including municipalities, building inspectors, designers, septic installers and building
professionals not regulated by the ministry. This feedback will help guide future decisions on
new approaches to qualification.
For more information and to review the discussion paper, please visit the Environmental
Registry of Ontario (ERO) website at https://ero.ontario.ca/notice/019-6433.
…/2
Ministry of
Municipal Affairs
and Housing
Office of the Minister
777 Bay Street, 17th Floor
Toronto ON M7A 2J3
Tel.: 416 585-7000
Ministère des
Affaires municipales
et du Logement
Bureau du ministre
777, rue Bay, 17e étage
Toronto (Ontario) M7A 2J3
Tél. : 416 585-7000
Page 123 of 238
-2-
In addition to this ongoing work, the ministry is modernizing the provincial Qualification and
Registration Tracking System (QuARTS). QuARTS is used by over 7,000 building
practitioners to update their qualification and registration information online and to help the
government regulate safety and compliance in the Ontario building industry.
Modernizing QuARTS will create a more efficient and user-friendly system, allowing building
officials to spend more time on the important task of reviewing and issuing building permits to
support the government’s key priority of increasing housing stock.
Finally, the ministry made the 2012 Building Code Compendium freely available in Adobe
PDF format through the website (https://www.ontario.ca/page/request-digital-copy-2012-
building-code-compendium). Since its launch in March 2022, the ministry has provided free
copies to over 5,000 building professionals to reduce barriers and help accelerate the
construction of new homes across the province. This initiative has enabled inspectors to
access Building Code requirements while performing their work onsite in a more convenient
format. Additionally, candidates studying for the ministry’s exams are able to access and
learn Building Code content in an easy to navigate, user-friendly manner.
As part of the plan to build 1.5 million homes over the next 10 years, the government looks
forward to continuing consultations with municipalities, the building industry and the public)to
investigate further changes to Ontario’s Building Code in order to create more housing and
support public safety.
If you are interested in learning more about any of the ministry’s initiatives related to the
transformation of Building Code services in Ontario, please contact us at
BuildingTransformation@ontario.ca.
Thank you for your continued partnership as we work together to get more homes built faster
for all Ontarians.
Sincerely,
Steve Clark
Minister
c: Municipal Clerks
Page 124 of 238
Page 1 of 4
Subject: CS 23-01 Committee Member Selection
Department: Corporate Services Department
Submitted by: Laura Pickersgill, Executive Assistant
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT Council receives report CS 23-01 Committee Member Selection;
AND THAT a by-law to appoint members to Town of Tillsonburg Council advisory
committees be brought forward for Council's consideration;
AND THAT staff coordinate with local schools for applications to the Youth Engagement
& Strategy Committee;
AND THAT staff advertise for one vacancy on the Affordable & Attainable Housing
Committee;
AND FURTHER THAT the Economic Development Advisory Committee Terms of
Reference be revised to allow for a maximum of eleven members.
BACKGROUND
At the November 21, 2022, meeting of Tillsonburg Town Council, the following
Committees were established for the 2022-2026 term of Council:
Accessibility Advisory Committee
Affordable and Attainable Housing Committee- ad-hoc
Boundary Adjustment Committee- ad-hoc
Economic Development Advisory Committee
Parks, Beautification and Cemeteries Advisory Committee
Recreation and Sports Advisory Committee
Tillsonburg Airport Advisory Committee
Museum, Culture, Heritage and Special Awards Advisory Committee
Traffic Committee
Youth Engagement and Strategy Committee
Page 125 of 238
CS 23-01
Page 2 of 4
A Nominating Committee consisting of Mayor Deb Gilvesy, Councillor Parker, Councillor
Luciani and CAO Kyle Pratt was established. The vacancies for the Committees were
subsequently advertised for a number of weeks using a variety of channels including the
Town’s website, Town’s social media pages, email communications and the newspaper.
Applications were received and the Nominating Committee met to review the
applications. Following the review the below recommendations of appointment of
individuals to the Committees is being recommended:
Accessibility Advisory Committee
Margaret McCrimmon
Yvonne Kearns
Michelle Wegg
Trevor Ford
Taylor Campbell
Catherine Ryan
Councillor Chris Rosehart, Council Representative
Economic Development Advisory Committee
Suzanne Renken, Chamber Representative
Dane Willson, WITAAR Representative
BIA Representative
Lisa Gilvesy
Jesse Goossens
Andrew Burns
Kirby Heckford
Randy Thornton
Gurvir Hans
Randi-Lee Bain
Councillor Bob Parsons, Council Representative
Museum, Culture, Heritage & Special Awards Advisory Committee
Jason Pankratz
Carrie Lewis
Annie Varga
Lindsay Monroe
Isaac Card
Catherine Ryan
Doug Cooper
Rosemary Dean
Councillor Kelly Spencer, Council Representative
Airport Advisory Committee
Page 126 of 238
CS 23-01
Page 3 of 4
Gurvir Hans
Jeff Miller
Dan Cameron
Nate Bain
Emily Crombez
Don Hurrus
Anthony Thornton
John Britton
Councillor Chris Parker, Council Representative
Recreation and Sports Advisory Committee
Scott Vitias
Scott Gooding
Taylor Campbell
Joe Sym
Stephen Gradish
Andrew Gradish
Carrie Lewis
Christian Devlin
Councillor Chris Parker, Council Representative
Parks, Beautification & Cemeteries Committee
Wayne Beard
Ron Walder
Mike Dean
Barbara Wareing
Kristine Vandenbussche
Martha Kirkpatrick
Isaac Card
Trevor Ford
Councillor Pete Luciani, Council Representative
The Nominating Committee is suggesting that staff work with the local schools to
encourage applications for members of the Youth Engagement and Strategy
Committee.
Reports regarding composition of the Traffic Committee and the Property Standards
Committee will be coming to Council at a future meeting.
Page 127 of 238
CS 23-01
Page 4 of 4
FINANCIAL IMPACT/FUNDING SOURCE
None
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- Engage community groups, including advisory committees and
service organizations, in shaping municipal initiatives.
Priority Project- N/A
ATTACHMENTS
N/A
Page 128 of 238
Page 1 of 7
Subject: Budget White Paper - Project Management Consultant to Expedite Industrial
Land Development
Report Number: EDM 23-01
Department: Economic Development Department
Submitted by: Cephas Panschow, Development Commissioner
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT report EDM 23-01 Project Management Consultant to Expedite Industrial Land
Development Budget White Paper be received as information;
AND THAT a Request for Proposal for a Project Management Consultant be prepared
and released with the intent of facilitating the timely development and approval of
Phases 2 and 3 of the Van Norman Innovation Park;
AND THAT the costs for a Project Management Consultant, and associated design/
approvals, be funded from the Economic Development Reserve up to a maximum of
$250,000 with an annual report being brought back to Council for information .
BACKGROUND
Council passed the following resolution at their November 14, 2022 meeting:
THAT the Economic Development Advisory Committee recommendation for the
Town to consider project management options for the development of Phase 2 of
the Van Norman Innovation Park be referred to 2023 budget deliberations for
consideration.
Based on the Town’s desire to expedite the Plan of Subdivision, Detailed Design and
Construction of additional land in the Van Norman Innovation Park, staff is
Page 129 of 238
EDM 23-01
Page 2 of 7
recommending the preparation of a Request for Proposal to select a consultant to act as
a Project Manager reporting directly to the Development Commissioner.
DISCUSSION
Due to a variety of factors, the Town experienced unprecedented success with respect
to selling the 37 Acres of industrial land in Phase 1 of the Van Norman Innovation Park
(10 months from achieving Substantial Completion of servicing to entering into an
agreement for the last parcel). The demand for industrial property across Southwestern
Ontario has also been reflected in the sale of industrial buildings, which have achieved
record prices as well.
Despite the current economic headwinds/challenges, demand for industrial property is
expected to remain strong. Hence, it is imperative that the Town capitalize on this
opportunity (and the shortage of industrial properties across the Province) by expediting
the approval and servicing of more industrial land.
The first phase of the VIP represented the first Industrial Plan of Subdivision ever
approved in the Town of Tillsonburg and there were a number of obstacles and key
learnings obtained through that process. Based on the significant complexity of the
Draft Plan of Subdivision and Engineering Design Approvals process (See Appendix A),
staff is recommending that the Town retain a Project Management consultant through a
Request for Proposal process (and further to the recommendation of the Economic
Development Advisory Committee).
In reviewing the alternative for a Project Management lead, the following options are
possible.
Type of Arrangement Pros Cons
Contract Employee
(Full-time)
Full-time resource
available
Can be fully dedicated
to the project
Expensive (wage/
burden could be
$150K/year or more)
Workload may not be
enough to support
Very competitive labour
market
Unsure if single person
could handle all design
aspects
Would still require sub-
consultants for certain
Page 130 of 238
EDM 23-01
Page 3 of 7
studies (environmental,
archeological, traffic,
etc)
Contract Employee
(Part-time)
More affordable
(assume 50% of full-
time)
Can be dedicated to
project
Very competitive labour
market
Unsure if single person
could handle all design
aspects
Would still require sub-
consultants for certain
studies (environmental,
archeological, traffic,
etc)
Consultant (Part-time) More efficient use of
resources/less costly
Would have access to
various specialties
(likely in-house if firm is
a good size)
Consultant availability
should increase as the
economy slows, i.e.
more competitive
bidding, etc
Lead person may have
many competing
projects as part of their
workload
Would still require sub-
consultants for certain
studies (environmental,
archeological, traffic,
etc)
Based on the current labour market challenges, the broad expertise required, and the
anticipated increase in availability of consultants, the Development Commissioner is
recommending that an external Project Management Consultant be obtained through a
public Request for Proposal process.
CONSULTATION
The advice for the Town to retain a Project Management Lead for the development of
the future phases of the Van Norman Innovation Park came from the Economic
Development Advisory Committee and was supported by Council at their November 14,
2022 meeting.
Director of Operations and Development.
FINANCIAL IMPACT/FUNDING SOURCE
The cost to retain a Project Management Consultant is not known at this time, but will
be obtained through a Request for Proposal process.
Page 131 of 238
EDM 23-01
Page 4 of 7
In terms of the draft Plan of Subdivision approval, Engineering Design, Site
Investigations, Legal Plan Preparation/Registration, Tender preparation and award
costs, it is anticipated that these could be approximately $200,000.
Based on current and anticipated revenue from industrial land sales, the Development
Commissioner is recommending that these costs be covered by the Economic
Development Reserve.
The anticipated 2022 year-end balance for the Economic Development Reserve is
$883,872.
It should be noted that, should Council approve the use of the Economic Development
Reserve, these costs would be offset through future land sale revenue once the lands
are ready to be marketed and sold.
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
Appendix A – Approval Process
Page 132 of 238
EDM 23-01
Page 5 of 7
Appendix A – Approval Processes
Draft Plan of Subdivision
Page 133 of 238
EDM 23-01
Page 6 of 7
Page 134 of 238
EDM 23-01
Page 7 of 7
Engineering Design Approvals Process
Page 135 of 238
Page 1 of 6
Subject: Budget White Paper - Review of Southwestern Ontario Marketing Alliance
Report Number: EDM 23-02
Department: Economic Development Department
Submitted by: Cephas Panschow, Development Commissioner
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT report EDM 23-02 Review of Southwestern Ontario Marketing Alliance Budget
White Paper be received for information.
BACKGROUND
Council passed the following resolution at their December 7, 2022 meeting:
THAT a white paper be brought back to Council regarding the SOMA program
and the benefits of a SOMA membership.
DISCUSSION
Since Tillsonburg Town Council passed a by-law to authorize a Shareholders’
Agreement with the Southwestern Ontario Marketing Alliance (SOMA) in July of 2003,
the Town has periodically reviewed its membership in SOMA.
For example, Town Council approved the following resolution at their August 12, 2013
meeting:
RESOLVED THAT Council receive Report DCS 13-10 Southern Ontario
Marketing Alliance (SOMA) Report;
AND THAT Staff implement the following recommendations:
Page 136 of 238
EDM 23-02
Page 2 of 6
Advise SOMA that the municipality will take up to an additiona l two year
leave from SOMA;
Maintain the $20,000 SOMA Membership fee in reserve for the purposes
of economic development;
Direct staff to report to Council by the first Council meeting in November
2013 the following:
o what other options may exist to address the scope of work that
SOMA addresses;
o to assess what regional alliances may exist if any to accomplish the
same focus as SOMA; and,
o report on meetings with SOMA and if a change could occur in their
structure or to create alliances.
During the earlier two year hiatus (2013 to 2015) from SOMA, staff used the opportunity
to refocus Economic Development efforts to be more effective through the development
of a “grassroots” focused investment attraction activities. Staff defined this type of plan
as one that is based on the communities existing assets, and specifically, its existing
opportunities. This means first developing a list of local investment opportunities and
then prospecting companies that could possibly undertake the investments. The
outcome of this change in tactics has been apparent in both the more practical
investment interest cultivated as well as desirable development opportunitie s like the
253 Broadway project (among others).
In reviewing other regional economic development groups (see below table), it became
apparent that none offered the same benefits as SOMA in terms of generating
investment leads and at a reasonable cost to taxpayers.
Organization Comment
Ontario Food Cluster (OFC)
Initiation fee plus annual membership fee.
Note: Included in SOMA membership at
no extra cost.
Ontario Manufacturing Communities
Alliance (OMCA)
Initiation fee plus annual membership fee.
Note: Included in SOMA membership at
no extra cost.
South Central Ontario Region Economic
Development Corporation
Annual contribution of $35,000 paid by
the County of Oxford, but no investment
attraction activities.
Page 137 of 238
EDM 23-02
Page 3 of 6
At that time, it also became clear that the Town of Tillsonburg had missed some
substantial investment opportunities that have been filtered from the Province and other
levels of Government/agencies down to the local level through regional partnerships.
There was also an argument that it didn’t make economic sense for the Town to try and
join any of the groups mentioned above on its own as the costs of doing so – from
initiation fees to annual fees to non-reimbursed travel costs – are close to or more than
the annual SOMA membership fee, especially once SOMA Per Diems refunds are
credited towards the overall membership cost.
Based on this, staff made a recommendation to Council that the Town would again
participate in the SOMA group based on the philosophy that local investment projects
and lead generation should take primary focus and participation in foreign investment
attraction events should be limited in number and to those that promise to provide the
maximum benefits to the Town of Tillsonburg.
Town Council subsequently passed the following resolution at their January 22, 2015
Council meeting:
THAT Council receive Report DCS 15-10 Membership in the Southwestern
Ontario Marketing Alliance;
AND THAT the Town of Tillsonburg become a member in the Southwestern
Ontario Marketing Alliance subject to the following conditions:
1. SOMA agrees to discuss and find a solution to centralized lead follow up
by June 30, 2015;
2. SOMA agrees to review need for policy on investment attraction/support
for smaller members by December 31, 2015; and,
3. 1 year term for membership with review at the end of 2015.
The Southwestern Ontario Marketing Alliance agreed to these conditions, which were
subsequently implemented, including retaining the Town to support centralized lead
management with an hourly rate reimbursement.
The timing of Tillsonburg’s re-engagement with SOMA in 2015 was good as the former
TRW Links & Suspension Plant on Bell Mill Side Road was purchased by THK Co. Ltd.
of Japan that year. The Town of Tillsonburg was able to leverage SOMA’s experience in
the Japanese market to be part of a Trade and Investment mission in Fall 2015. This
relationship was fostered with subsequent visits and trade missions over a five year
Page 138 of 238
EDM 23-02
Page 4 of 6
period in support of such investments in the local community and in January 2022, THK
announced a $27 million expansion plan for Ontario with a significant portion of that
investment taking place at their Tillsonburg facility.
THK is currently in the process of implementing advanced manufacturing equipment,
including automated machining and assembly centres, to manufacture steering and
linkage components and their Tillsonburg facility was also expanded by 13,000 square
feet. The expansion also received $1 million in funding support from the Southwestern
Ontario Development Fund.
THK Rhythm Automotive Canada Limited recently celebrated the company’s 50th
Anniversary and staff believe that a major reason for the investment here is due to the
relationships built through international travel.
In summary, the Town has participated in SOMA on an ongoing basis since 2015.
Based on the THK investment, the up to 200 leads generated annually by SOMA for its
members, its centralized lead management and efficient/effective leveraging of
municipal tax dollars for Foreign Direct Investment attraction, the Development
Commissioner fully supports ongoing membership in SOMA.
CONSULTATION
The Development Commissioner has discussed various aspects of participation in
regional groups like SOMA with the SOMA Board members that are the lead or
participate in these groups, i.e. OFC, OMCA, etc.
FINANCIAL IMPACT/FUNDING SOURCE
Membership in SOMA is based on community size and Tillsonburg’s fee has been
$20,000 annually, which is offset by Per Diem honorariums that are rebated based on
overnight stays, i.e. each day that a member is away on SOMA business is reimbursed
at either $250/day (events within 500 kms) or $500/day (events greater than a 500 km
radius). For example, if a member is away on SOMA business for 10 days, the
community would be reimbursed $5,000.
Since the Town of Tillsonburg is reimbursed for Lead Management, it can invoice
SOMA for these costs, which typically have been around $3,000 to $4,000 annually.
Page 139 of 238
EDM 23-02
Page 5 of 6
In addition to this, SOMA provides an additional Per Diem “top -up” for International
Missions (typically to Asia) of $4,000, which is intended to offset the higher costs of
travel to Asia.
It is not unusual for SOMA members to receive 25% to 50% of their annual membership
fee back in the form of Per Diem rebates. Hence, SOMA provides a very low cost of
lead generation, i.e. using the Tillsonburg membership fee of $20,000 annually and the
200 leads generated, the cost per lead to Tillsonburg is $100. When one compares this
to an advertisement in an Economic Development magazine, which can often range
from $1,000 to $5,000 with no guarantee of even one lead being received by the Town,
one can see how SOMA is able to leverage its funding and activities to generate low
cost opportunities for all of its members.
The Town of Tillsonburg’s participation in SOMA also builds credibility for the Town with
International Consulates, International investors, and even the Province of Ontario.
Even opportunities that may not have been a result of SOMA’s efforts are often
impressed with the presence and activities of the alliance, which can help them feel
more comfortable investing in a smaller community (rather than the Greater Toronto
Area).
It should be noted that SOMA, after holding its membership fees static since inception in
2001, has requested that members consider a 10% increase in their fee to reflect the
increase in cost over the past two decades, including most notably, over the past two
years.
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.
Page 140 of 238
EDM 23-02
Page 6 of 6
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 - Increase diversity in manufacturing and other key
sectors
ATTACHMENTS
None
Page 141 of 238
Page 1 of 3
Subject: Budget White Paper Council 2022 to 2023 Budget Variance
Report Number: FIN 23-04
Department: Finance Department
Submitted by: Renato Pullia, Interim Director of Finance / Treasurer
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT report FIN 23-04 Council 2022 to 2023 Budget Variance White Paper be received
as information.
BACKGROUND
At its December 7, 2022 meeting, Council requested additional information on the 2022
to 2023 Council budget difference. While there was no formal resolution for a white
paper, this report seeks to provide that additional information.
DISCUSSION
For the Revenue side, in 2022, the Council budget included $162,100 in grants related
to Modernization funding Intake 3 (three projects), which is not included in 2023. The
Contribution from Reserves included $70,000 from the Physician Recruitment Reserve
in 2022 and it is the same in 2023. Different for 2023, however, is a $300K transfer from
the Tax Rate Stabilization Reserve for the Town Hall design work. Altogether, the
revenues from 2022 to 2023 is a $55,300 decrease.
On the expenditure side, labour is up $15,400 (COLA), Purchases are up $67,542
mostly for Strategic Plan initiatives and a 2-month carryforward of the Mgmt Intern. But
there is also a decrease of $36,800 related to election expenses that are not budgeted
for in 2023.
Thus, as shown in the figure below, from 2022 to 2023, revenues are down $55K, total
expenditures are up $54K, which combined show a net levy increase of $109K.
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CONSULTATION
This report has been completed in consultation with the Senior Analyst/Deputy
Treasurer.
FINANCIAL IMPACT/FUNDING SOURCE
No financial implications.
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
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FIN 23-04
Page 3 of 3
☐ 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 service, information, and opportunities to
shape municipal initiatives.
Strategic Direction – N/A
Priority Project – N/A
ATTACHMENTS
N/A
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Page 1 of 9
Subject: Budget White Paper - Fire Service Medical Response Information
Report Number: FRS 23-01
Department: Fire and Emergency Services
Submitted by: Shane Caskanette, Fire Chief
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT report FRS 23-01 Fire Service Medical Response Information Budget White
Paper be received as information;
AND THAT Council direct the Fire Chief to provide the current level of tiered medical
response services to the community in accordance with the Tiered Response
Agreement between the Town of Tillsonburg and the County of Oxford Paramedic
Services dated September 23, 2019.
BACKGROUND
At the Council Budget Meeting on December 7, 2022, Council requested a White Paper
Report from the Fire Chief regarding emergency medical alarm response time s based
on research from similar demographic municipalities.
DISCUSSION
Fire service response to medical incidents is a complex issue with many factors for
Council to consider. This report endeavors to inform Council about current
circumstances, tiered response criteria, fire service deployment, training, comparable
municipal comparators, stakeholder engagement, and real financial impact of tiered
medical and to provide recommendations so Council can make an informed decision on
tiered medical response.
Summary
This report explores the complexities of tiered medical response and considers
municipal comparison data to align and support the report recommendations.
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Tillsonburg residents currently get very good value for their fire service tax dollar s when
compared to other similar communities.
Our current tiered response criteria aligns with our community’s local needs and
circumstances providing an appropriate balance between EMS redundancy, fiscal
responsibility and efficiency while considering increasing demands on local EMS
services.
Our firefighters are extremely proud and passionate about providing tiered medical
service to our community. Firefighters increasingly arrive at medical emergencies and
provide vital life saving services in advance of EMS ensuring another level of
emergency medical services is available for life threatening emergencies in our growing
and aging community.
These are the main rational to support the recommendations to Council with respect to
fire service response to tiered medical emergencies in our community.
Current Circumstances
Tillsonburg is a growing urban population centre of 18,573 people within 19 km2 and
has a population density of 979 people per km2. Tillsonburg has an aging population
with 29.3% of the population over the age of 65.
Tillsonburg has one fire station and one EMS station located proximal to each other
central to the community.
Tillsonburg Fire Rescue Service enjoys a positive working relationship with Oxford
County EMS and has a Tiered Response Agreement with Oxford County Paramedic
Services which establishes response criteria for London Central Ambulance
Communications Centre (CACC) to tier Tillsonburg Fire Rescue Services to respond to
certain life threatening medical emergencies in the community.
The current Tillsonburg tiered response criteria is relatively narrow in scope including;
Vital Signs Absent – No delay
Choking – No delay
Unconscious – EMS >10-minute delay
In October of 2022, the tiered response criteria were reviewed by the Fire Chief,
Tillsonburg Firefighters Association, Oxford County EMS and CACC and amended to
include a >10-minute delay by EMS condition for unconscious incidents to reduce
responses where fire had limited patient interaction or impact on patient outcomes.
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Previously, Tillsonburg Fire responded to all unconscious or decreased level of
consciousness calls with no EMS delay resulting in increased calls with little patient
interaction or impact to patient outcomes.
If a medical call is received by London CACC meeting the tiered response criteria
Tillsonburg Fire Rescue Services would be notified and respond with a minimum of
three (3) firefighters in the rescue truck to assist at the medical emergency. On average
8 firefighters respond to the station for medical calls.
Tiered Response Agreements are written agreements between fire services and EMS
services. The local provincial CACC administers the response criteria at the direction of
the local EMS provider. This process yields vast differences between tiered response
criteria across Ontario which are difficult to compare across jurisdictional boundaries.
Consequently, this report only compares tiered response criteria among Oxford County
EMS and London CACC for statistical validity and reliability reasons.
Comparison of Tiered Response Criteria and Calls in Oxford County
Table # 1 below illustrates the different medical response criteria of the fire services in
Oxford County. There are 29 medical response types or criteria a fire service can opt to
respond with or without an EMS delay option for each response type.
Table # 1
Notes: Period Jan 01 – Nov 30 2022
29 total response criteria with or without delay options
Subjectivity in call typing incidents may skew data and results
Comparatively, Tillsonburg, Ingersoll and Norwich have the lowest or very conservative
tiered response criteria with 10%, 10%, and 13% respectively of the total tiered criteria.
East-Zorra Tavistock 66%, Zorra 69% and South-West Oxford at 79% have broader
response criteria. W oodstock has the broadest response criteria of al fire services in
Oxford County responding to 100% of the response criteria.
Municipality Total Calls Total Medicals % of Calls Medical % Pop over 65 % of Tiered Criteria Response % of Immediate Tiered Response Criteria % of Delayed Medical Response Criteria Woodstock 1358 424 31% 19.6 100% 28% 72%
Tillsonburg 381 99 26% 29.3 10% 7% 3%
Ingersoll 260 65 20% 17.1 10% 10% 0%
Norwich 229 45 20% 18.6 13% 10% 3%
Zorra 160 36 23% 18.1 69% 21% 48%
East-Zorra Tavistock 189 43 23% 20.4 66% 17% 49%
South-West Oxford 169 26 15% 16.6 79% 24% 55%
Blandford-Blenheim 289 44 15% 17.4 58% 10% 48%
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On average 22% of all fire incidents in Oxford County are medical with Tillsonburg is
slightly above the County average at 26%. The slight increase may be attributed to a
higher population or higher over 65 populations which may increase demand on EMS
services but further analysis is required to verify. Percentage of population over 65 is
listed in Table # 1 for reference only.
Fire Service Deployment
Pursuant to the Fire Protection and Prevention Act (FPPA) each municipality must
provide fire protection services in accordance with local needs and circumstances as
determined by Council. Fire protection services is a defined term under the FPPA and
includes response to medicals and other rescue related activities.
The National Fire Protection Association (NPFA) establishes industry standards and
best practices for the organization and deployment of fire services. NFPA 1720
establishes organization and deployment standards for volunteer fire services and
NFPA 1710 establishes standards for career fire services. Appendix “A” identifies cost
variances attributed to differences in the volunteer and career fire service staffing
models.
The basis for fire service staffing and deployment models are structured around
response times and staffing requirements. Response time objectives and staffing
requirements for a volunteer fire service i.e. Tillsonburg are based on critical fire ground
tasks and staffing required to safely conduct operations on a low hazard 2-story 2000
sq./ft. single-family occupancy with no basement.
Tillsonburg is an urban centre and fire services monitors the following strategic
performance objectives;
Time to assemble 4 firefighters on scene for initial operations
15 firefighters in 9 minute 90% of the time
Initiate fire attack in 2 minutes of arrival 90% of the time
These fire ground performance objectives result in strategically located fire stations,
equipment and staffing resources being well positioned throughout the community for
fire suppression response and compliment value added services like tiered medical,
rescue and other desired response types.
It is imperative to have some degree of overlap in emergency service systems as both
desirable and required to ensure resource availability for large or multiple simultaneous
emergencies that may deplete available emergency resources in the community. As a
community grows so to does the risk of more frequent multiple simultaneous events
depleting available resources. Conversely, too much overlap or redundancy is
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inefficient and costly. The goal is to find an appropriate balance between these two
spectrums suitable to the community.
Tillsonburg firefighters increasingly arrive at medicals prior to Oxford County EMS and
provide life saving first aid, CPR, O2 and defibrillation to our growing and aging
community until EMS arrives. Increasing demand on EMS results in increase risks of
zero availability hours, off load delays, large or multiple simultaneous calls that may
further delay EMS response. During times of EMS delays its reassuring to the public
that firefighters are trained and able to respond and help until EMS arrives. Our
firefighters can and have saved lives in our community which is difficult to quantify
financially.
Training
Approximately thirty (30) firefighters participate in 8 hours of first aid training annually to
maintain life saving skills and competencies required for medical response. Firefighters
are trained in emergency first aid through a partnership with Oxford County EMS who
provide medical oversight for 02, defibrillation and PPE, O2, defibrillator pads and other
medical supplies for the tiered response program.
If firefighters did not respond to tired medical calls the training requirements would
essentially remain the same to ensure compliance with Health and Safety requirements,
certification requirements and to ensure appropriate level of first aid to our firefighters
participating in low frequency high risk events that may be injured on the fire ground.
Additionally, first aid skills are valuable basic life skills for any first responders in the
community coming across motor vehicle collisions, industrial accidents, and other
medical related emergencies in our community on or off duty.
Comparable Municipalities and Fire Services
The table in Appendix “A” draws comparisons between similar sized municipalities and
fire services for statistical analysis purposes.
The sample comparison group was selected from Canada Census 2021 list of
population centres in Ontario. Tillsonburg ranking of number (48) on the list of
population centres was selected as the median for the data sample and the five
population centres above and below were selected for statistical comparative analysis.
Ingersoll (62) on the list of population centre is 2/3rd the size of Tillsonburg but was
specifically requested to be included in the comparative analysis of the White Paper
Report for it’s proximity to Tillsonburg.
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The data for the table was sourced from Canada Census 2021 data, municipal
operating budget websites, and information was clarified or provided by municipal Fire
Officials as required for comparison purposes.
Incident data was collected purposely for the period Jan 01, – Nov 30, 2022 as 2020
and 2021 data was skewed from COVID 19 impact to not valid or reliable enough for
statistical analysis.
Fire communications data was removed from all data sources as most fire services
contracted out fire communications services to ensure a more valid and reliable
representation of emergency response cost centres for more accurate comparison
between municipal fire services.
The analysis of the Municipal Fire Service Comparison Table in appendix “A” reveals
the following;
Tillsonburg’s cost per incident of $3,675 is $1,703 below the average cost per
incident of $5,378 of the comparison group.
Tillsonburg medical calls represent 26% of total incident responses on par with
the average of 27% of the comparison group.
Tillsonburg cost per medical of $363,780 is significantly below the comparison
group average of $1,454,113. This cost is calculated as cost per incident
multiplied by number of medical incidents for comparative analysis measure only
and does not reflect actual medical response costs across fire services.
Tillsonburg has the lowest cost per km2 of fire services at $73,684 which is
$69,165 less than the average cost of $142,849 per km2 of the comparison
group.
Simcoe and Tillsonburg have the lowest number of full time staff at 2 and 2.5
respectively both significantly below the comparison group average.
Simcoe and Tillsonburg population centres have the lowest full-time per 1000
population at 0.12 and 0.13 compared to the comparison group average of .71.
Tillsonburg’s average cost per capita is the lowest of the comparison group at
$75 which is $86 dollars less than the average cost per capita of $161 of the
comparison group.
In relative terms, Tillsonburg Fire Rescue Services cost per incident and cost per
medical call are significantly below group average and the percentage of medicals calls
at 26% aligns with comparison group average. Tillsonburg has one of the lowest
number of full-time staff and the lowest cost per capita and cost per km2 costs of the
group indicating very good value for fire services tax dollars when compared to sample
group.
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CONSULTATION
Extensive consultation was undertaken with the Tillsonburg Firefighters Association,
Oxford County EMS, comparable sized fire services across Ontario as well as fire
services in Oxford County to collect valid and reliable data for statistical analysis
regarding fire service response to medical incidents for this report.
The consultation with the Firefighters Association regarding tiered medical response in
Tillsonburg was both informative and very telling. The Firefighters Association members
voiced immense support for the tiered response program in no uncertain terms. They
provided their perspective on the history of tiered medical in Tillsonburg including
lobbying Council in the past for the ability to provide tiered medical response to the
community.
The Association was very proud and quick to point out how they provide cost effective
tiered response with little to no cost to the tax payers through the current honorarium
remuneration system. They voiced concerns and frustrations from the past about
providing tiered medical services to an automatic aid area of Bayham but not their own
community.
A few firefighters opt not to participate in tiered medical response for one reason or
another, however the vast majority are very passionate about providing tiered medical in
their community and the opportunity to make a difference, save lives, and assist EMS all
in an effort to help the community. The support for tiered medical among our firefighters
is obvious and a testament to their commitment, and dedication to delivering
exceptional emergency services to our community.
FINANCIAL IMPACT/FUNDING SOURCE
Wages Honorarium
Firefighters are currently paid an annual honorarium of about $7430 (1st Class) for all
incidents attended. Regardless of the number or type of incident a firefighter responds
to the cost for responding to incident remains the same regardless of tiered medical
response.
Wages and Training
Wages First Aid Training Cost $8,400
Training Costs Oxford EMS $2,100
These costs would be incurred regardless of tiered medical response.
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Medical Supplies
Medical supplies are ordered and supplied through Oxford EMS at no cost.
Vehicle Costs Estimates
Diesel fuel costs and vehicle wear and tear costs on Rescue #3 for about 100 incidents
annually projected at about 6 kilometers return per incident = $7,000 – 10,000 annually.
Total Annual Program Costs $7,000 – $10,000.
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.
Strategic Priority: N/A
ATTACHMENTS
Appendix A – Comparison Table of Similar Municipalities and Fire Services
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Page 9 of 9
Appendix “A”
Comparison Table of Similar Municipalities and Fire Services Population Centre / Census Ranking Population Population Density km2 Land Area km2 Population Centre % of Total Population 2022 Operating Budget Full-time Staff Total Medicals 2022 Total Incidents 2022 FT/1000 Population % Medical Calls Cost per Capita Cost per Incident Cost per Medical Cost per square km2 Lindsay (43)* 22,367 1,436 16 28% $ 5,000,000 24 183 815 1.07 22% $224 $6,135 $1,122,699 $ 312,500
Kawartha Lakes** 79,247 26 3034 100% $ 8,900,000 26 710 2419 0.33 29% $112 $3,679 $2,612,236 $ 2,933
Owen Sound (44) 22,318 1,070 21 100% $ 5,500,000 31 447 712 1.39 63% $246 $7,725 $3,452,949 $ 261,905
Brockville (45) 22,293 1,192 19 100% $ 6,500,000 34 268 948 1.53 28% $292 $6,857 $1,837,553 $ 342,105
Wasaga Beach (46) 22,194 787 28 100% $ 3,900,000 23 1365 1846 1.04 74% $176 $2,113 $2,883,803 $ 139,286
Cobourg (47) 19,830 1,274 16 100% $ 3,700,000 20 691 1234 1.01 56% $187 $2,998 $2,071,880 $ 231,250
Tillsonburg (48) 18,573 979 19 100% $ 1,400,000 2.5 99 381
0.13 26% $75 $3,675 $363,780 $ 73,684
Valley East (49)* 17,251 668 26 10% $ 3,000,000 18 48 339 1.04 14% $174 $8,850 $424,779 $ 115,385
Greater Sudbury** 166,004 52 3186 100% $29,600,000 120 818 4659 0.72 18% $178 $6,353 $5,196,995 $ 9,291
Pembroke (50) 16,571 949 17 100% $ 3,400,000 18 5 368 1.09 1% $205 $9,239 $46,196 $ 200,000
Simcoe * (51) 16,121 977 17 24% $ 1,872,000 2 19 244 0.12 8% $116 $7,672 $145,770 $ 110,118
Norfolk 67,490 42 1598 100% $ 7,800,000 8 176 893 0.12 20% $116 $8,735 $1,537,290 $ 4,881
Strathroy (52)*** 16,056 1,049 15 68% $ 1,400,000 3.4 0 705 0.21 0% $87 $1,986 $0 $ 93,333
Strathroy-Caradoc 23,871 88 271 100% $ 2,000,000 5 30 1527 0.21 2% $84 $1,310 $39,293 $ 7,380
Port Colborne (53) 15,441 1,162 13 100% $ 3,400,000 16 329 909 1.04 36% $220 $3,740 $1,230,583 $ 261,538
Ingersoll (62) 13,607 1,319 10 100% $ 1,200,000 4 65 260 0.29 25% $88 $4,615 $300,000 $ 120,000
Notes: Incident data for period Jan 01-Nov 30 2022 / Communications costs removed from all municipalities to accurately compare emergency response costs
* Population centre fire service operated by Upper/Single Tier Municipality Broader Municipality/Fire Service data listed directly below
** Area Rating i.e. population centre pays higher costs for fire services over less densely populated areas of municipality
*** Increasing full-time staff by 8 firefighters in July 2023
Page 153 of 238
Page 1 of 2
Subject: 2023 Interim Tax Levy
Report Number: FIN 23-01
Department: Finance Department
Submitted by: Ted Lyons, Revenue Manager
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT report FIN 23-01 2023 Interim Tax Levy be received for information;
AND THAT the 2023 Interim Tax Levy By-Law be brought forward for Council’s
consideration.
BACKGROUND
The Municipal Act, 2001, c. 25, s. 317 (1) allows for a By-Law to be passed to provide
for an interim tax levy on the assessment of property in the municipality. The amount
levied on a property shall not exceed the prescribed percentage, or 50 per cent if no
percentage is prescribed, of the total amount of taxes for municipal and school
purposes levied on the property for the previous year.
DISCUSSION
As in past practice, Council is being requested to adopt rates that will raise no more
than 50% of the previous year’s property taxes collectable in two installments; first
installment due February 23, 2023 and the second installment due May 25, 2023.
Accordingly, the associated By-Law has been brought forward for Council
consideration.
The subsequent third and fourth instalments will raise the balance of the required
taxation through the final tax levy by-law.
CONSULTATION
Interim Director of Finance/Treasurer was consulted.
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FINANCIAL IMPACT/FUNDING SOURCE
An interim tax levy by-law allows for the collection of monies to assist in the
municipality’s cash flow until a final tax levy by-law can be passed.
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.
ATTACHMENTS
None.
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Subject: 2023 Borrowing By-law
Report Number: FIN 23-02
Department: Finance Department
Submitted by: Renato Pullia, Interim Director of Finance / Treasurer
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT Council receives report FIN 23-02 2023 Borrowing By-law;
AND THAT a By-Law to authorize the borrowing of money to meet current expenditures
of the Town of Tillsonburg for the 2023 fiscal year be brought forward for Council's
consideration.
BACKGROUND
In accordance with Section 407 of the Municipal Act, 2001, (the “Act”) Council may, at
any time during a fiscal year, authorize temporary borrowing, until the taxes are
collected and other revenues are received, of the amount considered necessary to meet
the current expenditures of the municipality for the year.
Until the budget is adopted in a year, the limits upon borrowing shall temporarily be
calculated using the estimated revenues of the municipality set out in the budget
adopted for the previous year (excluding reserve transfers). The total amount borrowed
at any one time plus any outstanding amounts of principal borrowed and accrued
interest shall not exceed:
a) from January 1 to September 30 in the year, 50 per cent of the total estimated
revenues of the municipality as set out in the budget adopted for the year; and
b) from October 1 to December 31 in the year, 25 per cent of the total estimated
revenues of the municipality as set out in the budget adopted for the year.
At its meeting of January 10, 2022, Council adopted By-Law 2022-003, to authorize the
borrowing of money to meet current expenditures for the fiscal year ending December
31, 2021. No funds were borrowed in 2022 by the Town to meet temporary cash flow
needs.
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DISCUSSION
In order to ensure temporary funding is available if necessary to meet current
expenditures in each fiscal year, a by-law is required to provide for the borrowing of
funds under the Town’s banking services agreement. Risk would arise if a by-law
authorizing temporary borrowing was not in place and the Town were in immediate
need of funds to meet current expenditures.
In accordance with the Act, based on the budgeted 202 2 revenues of $28,963,900
(excluding transfers from reserves), the Town’s temporary borrowing limits for 2023
would be:
$14,481,950 from January 1 to September 30; and
$7,240,975 from October 1 to December 31.
Upon enactment of the By-law, a copy will be provided to TD Bank, with whom the
Town currently has a banking services agreement with, to provide authority for
temporary borrowing throughout the 2023 fiscal year.
FINANCIAL IMPACT/FUNDING SOURCE
There is no financial impact unless temporary borrowing is drawn on cred it from the
bank at which time the Town would pay monthly interest of Prime minus 1%. The Town
currently has $4M in overdraft protection available through TD Bank.
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.
ATTACHMENTS
None.
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Page 1 of 4
Subject: Delegation of Authority, Tax Adjustments and Apportionments
Report Number: FIN 23-03
Department: Finance Department
Submitted by: Ted Lyons, Revenue Manager
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT Council receives report FIN 23-03, Delegation of Authority, Tax Adjustments and
Apportionments, as information;
AND THAT a By-Law to amend By-Law 2020-091 Delegation of Powers and Duties, to
include a delegation of authority for property tax adjustments and apportionments under
Sections 356, 357, 357.1, 358 & 359 of the Municipal Act, 2001, c.25 to the Director of
Finance / Treasurer or delegate, be brought forward at the next regular Council meeting
for Council’s consideration.
BACKGROUND
The Municipal Property Assessment Corporation (MPAC) prepares and delivers an
annual assessment roll to the Town, which lists the roll number, current assessed value
and property classification for all properties located in the Town. The assessment roll,
together with the Town’s budget levy, are used to calculate the annual taxes levied on
all taxable property in the Town.
MPAC captures new assessments for property improvements throughout the year and
issues retroactive supplementary and omitted assessments to the Town. These
supplementary and omitted assessments are generally triggered by building permits,
and upon receiving these new assessments, retroactive property tax bills are generated
and issued to the property owner for the current or two preceding tax years.
While property values often increase as a result of improvements, properties can also
experience change events resulting in a decrease in assessment. An example of a
change event would be a property that is razed by fire or demolition. MPAC is able to
correct the assessment for the following tax year, however the property owner would be
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entitled to make an application under Section 357 of the Municipal Act, 2001, c.25 to
seek relief for the current tax year.
MPAC occasionally makes gross or manifest errors, which are factual in nature and are
not a question of judgement. An example of this would be a situation where a property
owner had filled in a pool or removed a structure and MPAC never updated the
assessment roll. The property owner would be entitled to make an application under
Section 358 of the Municipal Act, 2001, c.25 to obtain property tax relief for the two
preceding tax years.
Properties can also experience change events resulting from a division of land into
parcels from a severance. When a severance occurs, MPAC creates new roll numbers,
which become active for the following tax year. The current year’s taxes fall under the
“parent” roll number and covers both properties. The property owner(s) may request an
apportionment of taxes under Section 356 of Municipal Act, 2001, c.25. The Town may
also be required to proceed with an apportionment of unpaid taxe s at year end if the
taxes on the parent roll number remain unpaid .
Property tax adjustments and apportionments under Section s 356, 357, 357.1, 358 &
359 of the Municipal Act, 2001, c.25 require Council to:
(a) hold a meeting at which the applicants may make representations to council;
(b) notify the applicants of the meeting by mail sent at least 14 days before the
meeting; and
(c) make its decision. 2001, c. 25, s. 357 (5).
Section of the
Municipal Act Brief Description
356 Division of property taxes where land is divided.
357
Cancellation or reduction of taxes for change events, property class
changes, building demolition or damage, gross or manifest errors
and repairs and renovations preventing normal use.
357.1 Adjustments described in section 357 that apply to payments in
lieu of taxes from senior levels of government.
358 Overcharges in the previous two tax years because of a gross or
manifest error in the preparation of the assessment roll.
359 Undercharges in the current or previous tax year because of a
gross or manifest error.
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DISCUSSION
Property tax adjustments and apportionments under Sections 356, 357, 357.1, 358, and
359 of The Municipal Act, 2001, c.25 are questions of fact, that are administrative in
nature, rather than questions of judgement.
The Town processes property tax adjustments and apportionments based on factual
information received from MPAC. Staff communicate and relay the information received
from MPAC to the property owner(s) ahead of the adjustment or apportionment being
completed.
The recommended delegation will expedite the processing of tax adjustments and
apportionments as timing will not be dependent on the specific dates set out for Council
meetings.
Property owners will continue to have the same appeal rights to the Assessment
Review Board as they exist under the current process should they disagree with the
decision rendered by the Town.
CONSULTATION
This report has been completed in consultation with the Interim Director of Finance /
Treasurer.
FINANCIAL IMPACT/FUNDING SOURCE
There are no financial implications resulting from this recommended delegation of
authority.
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.
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Goal – The Town of Tillsonburg will strive for excellence and accountability in
government, providing effective and efficient service, information, and opportunities to
shape municipal initiatives.
Strategic Direction – N/A
Priority Project – N/A
ATTACHMENTS
None.
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Page 1 of 4
Subject: Bridges Subdivision Road Naming
Report Number: OPD 23-01
Department: Operations and Development Department
Submitted by: Geno Vanhaelewyn, Chief Building Official
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT Council approves “Greenhill Drive”, “Clubhouse Way”, and “Eagles Court” as
road names for the Bridges subdivision.
BACKGROUND
Planning Services received a revised request from the developer of the Bridges
subdivision for the approval of three new road names “Greenhill Drive”, “Clubhouse
Way”, and “Eagles Court” to be used in the subdivision. This revised request is a result
the following Council resolution on August 8, 2022 regarding report OPD 22-36 –
Bridges Subdivision Road Naming:
Moved By: Councillor Rosehart
Seconded By: Councillor Esseltine
THAT the OPD 22-36 - Bridges Subdivision Road Naming motion be deferred
and the developer asked to provide additional options for consideration .
Carried
Staff were directed to communicate with the developer to seek an alternative name(s)
due to similarities between existing street names within the Town.
Page 162 of 238
OPD 23-01
Page 2 of 4
DISCUSSION
The request for approval is required as a Draft Plan of Subdivision condition and
verification that the proposed names will meet the requirements of the Road Naming
Policy found in By-Law 3553.
The road naming policy identifies that the naming of roads a nd subdivisions for the
municipality should be determined in a manner that incorporates local history, culture
and environmental features. In this case, the developer is proposing to use significant
environmental features by referencing the Bridges at Tillsonburg Golf Course and
the local toboggan hill.
As a result of the August 8, 2022 council decision, the developer was consulted and
proposed “Greenhill Drive” and “Clubhouse Way” in addition to “Eagles Court”.
The following maps identify the subdivision location and proposed road naming
requests.
SUBDIVISION LOCATION MAP
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OPD 23-01
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SUBDIVISION ROAD NAMING PLAN
CONSULTATION
Recreation, Culture and Parks Department’s Culture and Heritage Manager/Curator was
consulted and noted that the proposed road names of “Greenhill Drive”, “Clubhouse
Way”, and “Eagles Court” meet the section of the Town's policy for road naming and are
recognized for the significant environmental features.
Greenhill Drive is being named in reference to the local toboggan hill that will back
onto this street and is planned to continue to be used as a toboggan hill. The name
also references the golf term “green” to tie the name to the Bridges at Tillsonburg
Golf Course.
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OPD 23-01
Page 4 of 4
Clubhouse Way is being named in reference to the Clubhouse at the Bridges at
Tillsonburg Golf Course.
Eagles Court is being named in reference to the golf term “eagle”.
Fire Services/9-1-1 were also circulated for emergency conflict assessment and
approval was granted with no conflicts.
FINANCIAL IMPACT/FUNDING SOURCE
Not applicable
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 – N/A
Priority Project – N/A
ATTACHMENTS – N/A
Page 165 of 238
Page 1 of 4
Subject: Subdivision & Road Naming – Cranberry Road Subdivision
Report Number: OPD 23-02
Department: Operations and Development Department
Submitted by: Geno Vanhaelewyn, Chief Building Official
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT Council approves “Cranberry Road Subdivision” as a subdivision name;
AND THAT Council approves “Ambkot Crescent” as a road name for the Cranberry
Road Subdivision.
BACKGROUND
Planning Services received a formal request from the developer for the naming of the
Cranberry Road Subdivision and for the approval of one new road name “Ambkot
Crescent” to be used in the subdivision.
DISCUSSION
The request for approval is required as a Draft Plan of Subdivision condition and
verification that the proposed name will meet the requirements of the Road Naming
Policy found in By-Law 3553.
The road naming policy identifies that the naming of roads an d subdivisions for the
municipality should be determined in a manner that references historic names which
once identified the location or the names of prominent former residents.
Ambkot Crescent is being named in recognition of two families who previously
farmed the land, the Ambrus family and the Koteles family.
The following maps identify the location of the subdivision and request.
Page 166 of 238
OPD 23-02
Page 2 of 4
SUBDIVISION LOCATION MAP
Page 167 of 238
OPD 23-02
Page 3 of 4
SUBDIVISION ROAD NAMING PLAN
CONSULTATION
Fire Services and 9-1-1 were circulated for emergency conflict assessment and approval
was granted with no conflicts.
Staff will communicate with the named request to advise of the dedication if approved.
Page 168 of 238
OPD 23-02
Page 4 of 4
FINANCIAL IMPACT/FUNDING SOURCE
Not applicable
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 – N/A
Priority Project – N/A
ATTACHMENTS – N/A
Page 169 of 238
Page 1 of 3
Subject: Overnight Winter Parking Enforcement
Report Number: OPD 23-03
Department: Operations and Development Department
Submitted by: Geno Vanhaelewyn, Chief Building Official
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT a By-Law to appoint Jeff VanGulk, Darryl Nesplic, and Angela Hughes as
Municipal Law Enforcement Officers for the Town of Tillsonburg be brought forward for
Council’s consideration.
BACKGROUND
Overnight winter parking restrictions within the Town are regulated by the Traffic and
Parking of Motor Vehicles By-Law 2022-029. The restriction prohibits parking on all
town streets from November 15th to March 31st between 2:00 am – 6:00 am and is in
place to assist with winter road maintenance efficiencies.
Enforcement of the restriction is completed by By-Law Officer blitzes along with the
assistance of the Ontario Provincial Police (OPP) local detachment. Over the past
couple of years, staff have observed that the overnight parking enforcement assistance
from OPP has substantially decrease.
DISCUSSION
As a result of the identified decrease in enforcement, Operations and Development staff
reviewed the overnight parking enforcement logistics situation for this upcoming season
and identified that Public Works - Roads staff could be cross-trained and implemented
to provide assistance subject to availability.
The Manager of Public Works identified the benefits of appointing Roads patrol staff to
issue parking tickets as an excellent use of existing staff resources. This additional
resource will increase enforcement presence, make plowing operations more efficient
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and increase parking ticket revenue for the Town. This proposed initiative lines up with
the Town’s Strategic Plan goal in providing effective and efficient services.
The following table provides historical and projected figures.
Training will be required for the identified Roads staff which will be provided internally by
the Building & By-Law Enforcement Supervisor prior to deployment.
CONSULTATION
Manager of Public Works, Roads Supervisor and By-Law staff were consulted.
FINANCIAL IMPACT/FUNDING SOURCE
Existing staff resources will be utilized with no budget impacts. Training will be provided
internally by the Building & By-law Enforcement Supervisor. Additional parking ticket
revenue in the amount $6,400 and winter operation efficiencies are expected.
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.
Overnight Parking Tickets Numbers & Projections
Ticket Issued 2019 2020 2021 2022 2023
Projected
OPP 402 112 52 20 20
By-Law 40 39 105 146 180
Roads - - - - 150
TOTAL 442 151 157 166 350
Page 171 of 238
OPD 23-03
Page 3 of 3
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 – N/A
Priority Project – N/A
ATTACHMENTS
None.
Page 172 of 238
Page 1 of 12
Subject: Traffic By-Law Housekeeping Amendments
Report Number: OPD 23-04
Department: Operations and Development Department
Submitted by: Geno Vanhaelewyn, Chief Building Official
Meeting Type: Council Meeting
Meeting Date: Monday, January 9, 2023
RECOMMENDATION
THAT a By-Law to amend By-Law 2022-029, being a by-law to regulate traffic and the
parking of motor vehicles in the Town of Tillsonburg be brought forward for Council’s
consideration.
BACKGROUND
In March of 2022 Council passed Traffic and Parking By-Law 2022-029 which regulates
traffic and the parking of motor vehicles in the Town of Tillsonburg. Staff would like to
address some housekeeping matters and have received requests from rate payers to
amend the current Traffic and Parking By-Law.
DISCUSSION
Item 1 - Tillson Ave
Recently, staff requested a no stopping zone 9 m from Elgin Street on the west side of
Tillson Ave. Unfortunately, the no stopping zone did not include the area in front of the
resident’s driveway.
Due to the proximity of the resident’s driveway and the crosswalk, a vehicle ca nnot
safely stop in this location; as the vehicle would either obstruct the resident’s driveway
or the crosswalk. Staff proposes to move back the no stopping zone 26 m north of Elgin
Street. The expanded no stopping zone would provide additional clarity to motorists,
increase visibility, and improve pedestrian safety in the area.
Page 173 of 238
OPD 23-04
Page 2 of 12
The red in the above aerial map illustrates the no stopping area to be removed
and the green illustrates the proposed no stopping location.
A change is recommended to Schedule 1 to By-Law 2022-029 “No Stopping” as
follows:
Delete:
HIGHWAY SIDE FROM TO TIME OR DAY
Tillson Ave West 9 m North of Elgin St. Oxford St Anytime
Add:
HIGHWAY SIDE FROM TO TIME OR DAY
Tillson Ave West 26 m North of Elgin St. Oxford St Anytime
Item 2 – Venison Street West
The current By-Law restricts parking along the entire south side of Venison Street W
from Broadway to the west limit of Venison Street West. Recently, p arking restrictions
were removed due to the development of the apartment building on the corner of
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OPD 23-04
Page 3 of 12
Venison Street W est & Broadway Street along the south side of the building. In addition,
the Town received a request to remove the no parking restrictions on the south side of
Venison Street West by St. Marys Roman Catholic Church.
The red in the above aerial map illustrates the current parking restriction on
Venison W and the green illustrates the amended no parking location.
A change is recommended to Schedule 2 to By-Law 2022-029 “Prohibited Parking on
Specified Street” be amended as follows:
Delete:
HIGHWAY SIDE FROM TO TIME OR DAY
Venison Street West South Broadway West Limit No Parking Anytime
Add:
HIGHWAY SIDE FROM TO TIME OR DAY
Venison Street West South Rolph St Racoon Alley No Parking Anytime
Item 3 – Accessible Parking on Brock St E
Page 175 of 238
OPD 23-04
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The Town has received a request for accessible parking on the north side of Brock
Street East for Tillsonburg Chiropractic and Wellness located at 10 Brock Street East.
Town staff reviewed the area and identified that this is a suitable location for an
accessible parking stall. This location will also accommodate other businesses on the
north side of Brock Street East.
The parking space in green on the above aerial map is the location of the proposed
accessible space.
A change is recommended to Schedule 19 to By-Law 2022-029 “Accessible Parking
Spaces” be amended as follows
Add:
HIGHWAY SIDE LOCATION
Brock St E North Second space at 10 Brock St E
Item 4 – Kara Lane & Peach St
The new bus lanes at St. Joseph’s Catholic School have reduced parking on Frances
Street. As a result of monitoring, staff observed that some parents are parking on
both sides of Kara Lane between Frances Street and Peach Street. This creates a
bottle neck on the curve and makes it difficult for motorist and school bus drivers to
safely maneuver on Kara Lane. Staff recommend a no stopping restriction be added
to this area.
Page 176 of 238
OPD 23-04
Page 5 of 12
The green in the above aerial map illustrates the proposed no stopping
area on Kara Lane & Peach Street.
A change is recommended to amend Schedule 1 to By-Law 2022-029 “No
Stopping” as follows:
Add:
HIGHWAY SIDE FROM TO TIME OR DAY
Kara Lane Both
Sides
Frances St Peach St Sept. 1- June 30
Mon-Fri 8am-9am
3pm-4pm
Kara Lane Both
Sides
Frances St 20 m South of
Frances St
Sept. 1- June 30
Mon-Fri 8am-9am
3pm-4pm
Peach St Both
Sides
Kara Lane 15 m North of
Kara Lane
Sept. 1- June 30
Mon-Fri 8am-9am
3pm-4pm
Item 5 – Frances St
The new bus lanes have reduced parking on Frances Street and staff have received
multiple complaints about limited parking at St. Joseph School. For the past several
months staff observed that the buses do not use the school bus loading zone on the
north side of Frances Street and have received requests for additional on street
parking. Since the buses do not use the north school bus loading zone, staff
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OPD 23-04
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recommend the removal of the north bus loading zone to be substituted with a 30
minute parking zone Mondays to Friday from 7:30 am – 4:30 pm between the months
of Sept 1st to June 30th. This area will accommodate 7 vehicles for parents to utilize
this space to drop off/pick up children and should also relieve parking pressures on
Kara Lane.
Staff also advised the school to review the schools parking needs and consider future
expansion of the parking lot on the north side of Francis Street.
The above aerial map with the green box outlines the north School
Bus Loading Zone to be converted to a 30 minute parking zone.
A change is recommended to Schedule 15 “School Bus Loading Zones” as follows:
Delete:
A change is recommended to Schedule 5 “Restricted Parking on Specified Streets ”
as follows:
Add:
HIGHWAY SIDE PLACE TIME OR DAY
Frances St. North
St. Joseph School
Sept. 1- June 30
Mon-Fri 8am-9am
3pm-4pm
HIGHWAY SIDE FROM TO TIME OR DAY
Frances
St.
North 42 m
West of Kara
Lane
84 m
West of Kara
Lane
Sept. 1- June 30 Mon-Fri
7:30 am – 4:30 pm
30 minutes
Page 178 of 238
OPD 23-04
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Item 6 - Electric Vehicle Parking & Signage
The Town currently has two locations with electric vehicle charging stations. The first
electric charging station is located at the Community Centre, and has only one
charger with the availability for a second charger. The second electric charging
station is located in Lot 5B behind the clock tower and has two electric chargers.
Currently both locations do not have designated spaces and the signage that is
currently erected doesn’t comply with the signage implemented by the Highway
Traffic Act. A new section in the parking schedule needs to be created that
designates the electric vehicle parking spaces and new signage needs to replace the
existing signage.
A change to By-Law 2022-029 be amended as follows.
Delete:
Section 11: 2. No parking Electric Vehicles Parking Space (Figure 19)
Add:
Section 11: 2. No parking Electric Vehicles Parking Space (Figure 19) (Schedule 25)
Add:
Schedule 25: Electric Vehicle Parking Space
PARKING LOT LOCATION
Lot 5B Two spaces North East corner of lot
Community Centre Eleventh Space East Entrance of Memorial Arena Parking Lot
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OPD 23-04
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Delete:
Figure 19: Official Electric Vehicle
Add
Figure 19: Official Electric Vehicle
Item 7 – Remove Parking Spaces for Bus Lane
Staff have received complaints that the bus drivers need additional room to maneuver
the T:GO buses on Broadway at the Tillsonburg Town Centre mall. Removing the two
parking stalls north of the existing bus stop will provide the additional necessary room
for buses to safely maneuver. Staff recommend to extend the bus stop two additional
parking stalls.
Page 180 of 238
OPD 23-04
Page 9 of 12
In the above aerial map the red box illustrates the two parking stalls to be
converted to a no stopping bus zone. The yellow line identifies the current no
stopping zone and the green line illustrates the proposed no stopping zone
for T:GO bus stop use.
Recommending to amend Schedule 1 to By-Law 2022-029 “No Stopping” as
follows:
Delete:
Column 1
HIGHWAY
Column 2
SIDE
Column 3
FROM
Column 4
TO
Column 5
TIME OR DAYS
Broadway St East 143 meters North
of Ridout St E
158 meters North
of Ridout St E
Anytime
Add:
Column 1
HIGHWAY
Column 2
SIDE
Column 3
FROM
Column 4
TO
Column 5
TIME OR DAYS
Broadway St East 143 meters North
of Ridout St E
173 meters North
of Ridout St E
Anytime
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Item 8 - 1A North Entrance to Mall
Recently, the Town has received complaints that parking lot 1A is often full, making it
difficult to enter the north side of the mall. While reviewing the parking lot, it was
observed that vehicles park in hatched areas blocking vehicular movement and it was
brought to staffs attention that mall employees are parking in this lot. With the observed
parking pressures the proposed two hour parking restriction will push staff to other lots
freeing up spaces for patrons of the mall. The Town has received comments from
Strathallen and the BIA who are in full support of making lot 1A into two hour parking
and relocating the loading zone to the north side of the parking lot.
The four (4) existing parking spaces on the east side of Lot 1A will be converted into two
(2) loading zone space to allow room to unload and load the vehicle. The current
loading zone would be converted to two (2) hour parking with the rest of the lot ad
posted with signage accordingly.
The in the above aerial map the red box illustrates the two loading zone stalls
that are proposed to be removed and converted into two (2 ) hour parking. The
blue box is the proposed/relocated loading zone stalls. The remainder of the lot
will be posted as 2 hour parking.
Page 182 of 238
OPD 23-04
Page 11 of 12
Recommending to amend Schedule 4 to By-Law 2022-029 “No Parking in
Loading Zone” as follows:
Delete:
Add:
CONSULTATION
By-Law Enforcement, Engineering, Operations, and Public Works were consulted. In
addition, the Transit Coordinator was also consulted on the T:GO stop. Strathallen and
BIA staff were also consulted on items related to the Tillsonburg Town Centre.
FINANCIAL IMPACT/FUNDING SOURCE
New signage and installation will be funded from the 2023 Public Works operational
budget in the amount of $6,000.
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.
HIGHWAY SIDE PLACE TIME OR DAY
Lot 1 A South Adjacent to North Mall Entrance 15 minutes
HIGHWAY SIDE PLACE TIME OR DAY
Lot 1 A South Two Most East Parking Spots for
North Mall Entrance
15 minutes
Page 183 of 238
OPD 23-04
Page 12 of 12
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 – N/A
Priority Project – N/A
ATTACHMENTS
Appendix A – BIA Resolution 2 hour parking Lot 1A
Page 184 of 238
Page 185 of 238
LONG POINT REGION CONSERVATION AUTHORITY
Board of Directors Meeting Minutes of November 2, 2022
Approved December 7, 2023
FULL AUTHORITY COMMITTEE MEMBERS
Dave Beres, Robert Chambers, Kristal Chopp, Michael Columbus, Valerie Donnell,
Ken Hewitt, Tom Masschaele, Stewart Patterson, Ian Rabbitts, John Scholten, Peter Ypma
- 1 -
Members in attendance:
John Scholten, Chair Township of Norwich
Michael Columbus, Vice-Chair Norfolk County
Dave Beres Town of Tillsonburg
Robert Chambers County of Brant
Valerie Donnell Municipality of Bayham/Township of Malahide
Tom Masschaele Norfolk County
Stewart Patterson Haldimand County
Ian Rabbitts Norfolk County
Peter Ypma Township of South-West Oxford
Regrets:
Kristal Chopp Norfolk County
Ken Hewitt Haldimand County
Staff in attendance:
Judy Maxwell, General Manager
Aaron LeDuc, Manager of Corporate Services
Lorrie Minshall, Project Manager
Leigh-Anne Mauthe, Interim Manager of Watershed Services
Zachary Cox, Marketing Coordinator
Dana McLachlan, Executive Assistant
1. Welcome and Call to Order
The chair called the meeting to order at 6:30 p.m., Wednesday, November 2, 2022.
2. Additional Agenda Items
A-93/22
Moved by I. Rabbitts
Seconded by P. Ypma
THAT the LPRCA Board of Directors add Bill 23 and Legislative and Regulatory
Proposals affecting Conservation Authorities under New Business as item 9(f) to the
November 2, 2022 agenda.
CARRIED
3. Declaration of Conflicts of Interest
None were declared.
Page 186 of 238
FULL AUTHORITY COMMITTEE MEMBERS
Dave Beres, Robert Chambers, Kristal Chopp, Michael Columbus, Valerie Donnell,
Ken Hewitt, Tom Masschaele, Stewart Patterson, Ian Rabbitts, John Scholten, Peter Ypma
- 2 -
4. Minutes of the Previous Meeting
a) Board of Directors Meeting Minutes of October 5, 2022
There were no questions or comments.
A-94/22
Moved by V. Donnell
Seconded by T. Masschaele
THAT the minutes of the LPRCA Board of Directors Meeting held October 5, 2022 be
approved as circulated.
CARRIED
5. Business Arising
There was no business arising from the previous minutes.
6. Review of Committee Minutes
There were no committee minutes presented at the meeting.
7. Correspondence
a) From the Ministry of Natural Resources and Forestry re: MNRF Proposals
in support of More Homes Built Faster: Ontario’s Housing Supply Action
Plan 2022-23
b) Conservation Ontario Release re: Province Continues to Change Roles and
Responsibilities of Conservation Authorities
Staff will continue to evaluate the proposed Bills and assess the impact to the Authority.
A-95/22
Moved by M. Columbus
Seconded by I. Rabbitts
THAT the correspondence outlined in the Board of Directors Agenda of November 2,
2022 be received as information.
CARRIED
Page 187 of 238
FULL AUTHORITY COMMITTEE MEMBERS
Dave Beres, Robert Chambers, Kristal Chopp, Michael Columbus, Valerie Donnell,
Ken Hewitt, Tom Masschaele, Stewart Patterson, Ian Rabbitts, John Scholten, Peter Ypma
- 3 -
8. Development Applications
a) Section 28 Regulations Approved Permits
Through the General Manager’s delegating authority, 24 applications were approved in
the past month. LPRCA-91/22, LPRCA-206/22, LPRCA-208/22, LPRCA-209/22,
LPRCA-210/22, LPRCA-211/22, LPRCA-212/22, LPRCA-213/22, LPRCA-214/22,
LPRCA-215/22, LPRCA-216/22, LPRCA-217/22, LPRCA-219/22, LPRCA-220/22,
LPRCA-221/22, LPRCA-222/22, LPRCA-223/22, LPRCA-225/22, LPRCA-226/22,
LPRCA-228/22, LPRCA-229/22, LPRCA-230/22, LPRCA-231/22, and LPRCA-232/22.
All of the staff-approved applications met the requirements as set out in Section 28 of
the Conservation Authorities Act.
A-96/22
Moved by D. Beres
Seconded by T. Masschaele
THAT the LPRCA Board of Directors receives the Section 28 Regulations Approved
Permits report dated November 2, 2022 as information.
CARRIED
9. New Business
a) General Manager’s Report
The General Manager provided an overview of operations this past month.
The GM attended webinar sessions hosted by the MNRF to review the new changes
and requirements for conservation authorities in Phase 1 and Phase 2 of the
Conservation Authorities Act (CAA).
Campgrounds closed October 15 ending a successful camping season and all of the
campgrounds have been winterized. Hazard tree removal will be completed in the
coming weeks.
A-97/22
Moved by I. Rabbitts
Seconded by V. Donnell
That the LPRCA Board of Directors receives the General Manager’s Update for October
2022 as information.
CARRIED
Page 188 of 238
FULL AUTHORITY COMMITTEE MEMBERS
Dave Beres, Robert Chambers, Kristal Chopp, Michael Columbus, Valerie Donnell,
Ken Hewitt, Tom Masschaele, Stewart Patterson, Ian Rabbitts, John Scholten, Peter Ypma
- 4 -
b) Electronic Monitoring Policy
The Electronic Monitoring Policy, as required by the Workers for Working Act, provides
information and transparency to employees regarding how LPRCA may electronically
monitor employees and collect employee information.
A-98/22
Moved by S. Patterson
Seconded by P. Ypma
THAT the LPRCA Board of Directors approves the Electronic Monitoring Policy as
presented.
CARRIED
c) Right to Disconnect Policy
The Right to Disconnect Policy, as required by the Workers for Working Act, is to
encourage and support all employees in balancing their work and personal lives; and
encourage employees to disconnect from work outside of regular working hours.
A-99/22
Moved by V. Donnell
Seconded by I. Rabbitts
THAT the LPRCA Board of Directors approves the Right to Disconnect Policy
presented.
CARRIED
d) 3rd Quarter Financials
Operating revenues to September 30, 2022 totaled $4,479,018 and expenditures of
$3,276,362. Revenues represent 93.3% of the annual budget and expenditures 68.3%.
Planning revenue to September 30, 222 totaled $391,887, up 6.8% to date over the
prior year.
Forestry revenue is at $328,868 and has exceeded the budgeted revenue target by of
$300,000. Expenditures are $171,226 representing 70% of the annual budget.
Seasonal camping revenue to September 30, 2022 totaled $1,896,033 exceeding the
budget revenue target by 3.4%. There were 441 registered seasonal campers in
2022.The camping surplus at September 30, is $855,439.
Page 189 of 238
FULL AUTHORITY COMMITTEE MEMBERS
Dave Beres, Robert Chambers, Kristal Chopp, Michael Columbus, Valerie Donnell,
Ken Hewitt, Tom Masschaele, Stewart Patterson, Ian Rabbitts, John Scholten, Peter Ypma
- 5 -
A-100/22
Moved by P. Ypma
Seconded by D. Beres
THAT the LPRCA Board of Directors receives the Q3 Financial Report – September 30,
2022 for the period up to and including September 30th, 2022 as information.
CARRIED
e) Community Outreach – November 2022
Staff presented an overview of outreach activities for the year.
The Memorial Forest service was held in-person after two years of virtual events.
Staff participated in the Carolinian Forest Festival, hosted two fishing derbies, provided
a tour of a few LPRCA forest tracts for the Forest Stewardship Council (FSC®) working
group, gave a presentation to a local PROBUS club, and participated in the Long Point
Walsingham Forest Priority Place Project video as a project partner.
Upcoming initiatives include events to celebrate LPRCA’s 75 years in conservation and
the grand re-opening of the Conservation Education Centre at Backus.
A-101/22
Moved by T. Masschaele
Seconded by D. Beres
THAT the LPRCA Board of Directors receives the Community Outreach – November
2022 report as information.
CARRIED
f) Bill 23 and Legislative and Regulatory Proposals Affecting Conservation
Authorities
The Province introduced Bill 23, More Homes Built Faster Act on October 25, 2022, and
posted several Legislative, Regulatory, and Policy proposals on the Environmental
Registry of Ontario (ERO) for public comment.
Staff have reviewed the proposals and provided the concerns specific to LPRCA, as
detailed in the staff report, for the board’s review and comments.
There are still many unknowns and staff will be looking for clarity with respect to
numerous items relating to the regulatory proposals.
Page 190 of 238
FULL AUTHORITY COMMITTEE MEMBERS
Dave Beres, Robert Chambers, Kristal Chopp, Michael Columbus, Valerie Donnell,
Ken Hewitt, Tom Masschaele, Stewart Patterson, Ian Rabbitts, John Scholten, Peter Ypma
- 6 -
A-102/22
Moved by M. Columbus
Seconded by P. Ypma
THAT the LPRCA Board of Directors receives the Staff Report on Bill 23 and directs
staff to submit comments on the Environmental Registry of Ontario (ERO) postings by
the due dates for the concerns specific to Long Point Region Conservation Authority.
CARRIED
The closed session began at 7:49 p.m.
10. Closed Session
A-103/22
Moved by I. Rabbitts
Seconded by V. Donnell
THAT the LPRCA Board of Directors does now enter into a closed session to discuss:
Labour relations or employee negotiations (Pay Equity & Compensation Review)
CARRIED
The board reconvened in open session at 7:50 p.m.
The Board approved the closed meeting minutes of October 5, 2022 in the closed
session.
Adjournment
The Chair adjourned the meeting at 7:50 p.m.
_______________________________ ________________________________
John Scholten Judy Maxwell
Chair General Manager/Secretary-Treasurer
/dm
Page 191 of 238
FULL AUTHORITY COMMITTEE MEMBERS
Dave Beres, Robert Chambers, Kristal Chopp, Michael Columbus, Valerie Donnell,
Roger Geysens, Ken Hewitt, Tom Masschaele, Stewart Patterson, John Scholten, Peter Ypma
- 1 -
LONG POINT REGION CONSERVATION AUTHORITY
Board of Directors Budget Meeting of November 9, 2022
Approved December 7, 2022
Members in attendance:
Michael Columbus, Chair Norfolk County
John Scholten, Vice-Chair Township of Norwich
Dave Beres Town of Tillsonburg
Robert Chambers County of Brant
Valerie Donnell Municipality of Bayham/Township of Malahide
Tom Masschaele Norfolk County
Stewart Patterson Haldimand County
Ian Rabbitts Norfolk County
Peter Ypma Township of South-West Oxford
Regrets:
Kristal Chopp Norfolk County
Ken Hewitt Haldimand County
Staff in attendance:
Judy Maxwell, General Manager
Aaron LeDuc, Manager of Corporate Services
Leigh-Anne Mauthe, Interim Manager of Watershed Services
Lorrie Minshall, Project Manager
Dana McLachlan, Executive Assistant
* V. Donnell joined the meeting at 9:35 a.m.
1. Welcome and Call to Order
The chair called the meeting to order at 9:30 a.m., Wednesday, November 9, 2022.
2. Additional Agenda Items
A-104/22
Moved by D. Beres
Seconded by I. Rabbitts
THAT the LPRCA Board of Directors add Bill 23 Discussion as item 8 to the November
9, 2022 agenda.
CARRIED
3. Declaration of Conflicts of Interest
None were declared.
Page 192 of 238
FULL AUTHORITY COMMITTEE MEMBERS
Dave Beres, Robert Chambers, Kristal Chopp, Michael Columbus, Valerie Donnell,
Roger Geysens, Ken Hewitt, Tom Masschaele, Stewart Patterson, John Scholten, Peter Ypma
- 2 -
4. Budget Overview Presentation
The General Manager and the Manager of Corporate Services provided a general
overview of the 2023 draft budget.
The Audit and Finance Committee met on August 18 and the Committee provided staff
direction to prepare a budget with a maximum 7.5% target increase on the levy. The
2023 Draft Budget was presented with a 6.82% or $143,551 overall general levy
increase. The operating levy increased by 21.76% or $375,251 and the capital levy
decreased by 60.7% or $231,000. There is no requirement for a special levy in 2023.
V. Donnell arrived.
Staff has been adjusting the budget since 2022 in anticipation to align with the new
regulations that are required starting with the 2024 budget. In the 2022 Budget,
programs and services were identified and segmented to align with the new regulations.
For 2023, the levy apportionment for mandatory and non-mandatory programs are
being further aligned with the regulations.
The following reports were reviewed and discussed:
1. Consolidated Operating Budget
2. Consolidated Budget Summary
3. Municipal Levy Consolidated
4. 5-year Summary by Municipality of Levy Apportionment
5. Current Value Assessment Apportionment (2022) and (2021)
The municipal levy accounts for 36.1% of total revenue.
5. 2023 Budget Package
Operations:
The Managers reviewed each of their department(s) draft budgets, action plans,
projects, and staffing requirements.
All LPRCA fees were reviewed.
Capital:
The 2023 total for capital spending is budgeted at $651,955 requiring $150,000 from the
general levy, $249,455 from the Current Year Surplus, $60,000 from the Capital Levy
Reserve, and 192,500 Federal/Provincial Grants.
Page 193 of 238
FULL AUTHORITY COMMITTEE MEMBERS
Dave Beres, Robert Chambers, Kristal Chopp, Michael Columbus, Valerie Donnell,
Roger Geysens, Ken Hewitt, Tom Masschaele, Stewart Patterson, John Scholten, Peter Ypma
- 3 -
The following reports were reviewed and discussed:
1. One-Year 2023 Draft Capital Budget
2. Five-Year 2023 Draft Capital Budget
Maintenance work and necessary repairs for public safety are continuing on the major
water control structures. Two projects are planned for 2023 totaling $200,000. A 10-year
LPRCA Water Control Structure Capital Plan Summary was presented for information.
Gate replacement and repairs continue at the LPRCA forest tracts. Various projects,
including water system upgrades, a dump station expansion, a roof replacement, and a
culvert replacement, are required at the campgrounds. Annual computer upgrades, and
vehicle and equipment replacements are needed to ensure safety.
6. General Manager’s Report and Budget Recommendations
A-105/22
Moved by D. Beres
Seconded by T. Masschaele
THAT the LPRCA Board of Directors approves the following recommendations
regarding LPRCA’s 2023 Draft Operating and Capital budgets;
THAT the 2023 proposed Ontario Regulation 178/06 Permit Fees and Planning Act
Review Fees as set out in the budget be approved;
THAT the 2023 proposed Conservation Area User Fees as set out in the budget
be approved;
THAT the draft 2023 operating budget of $5,568,754 requiring $2,099,510 of general
levy representing an increase in the general levy of 21.76% or $375,251;
AND the draft 2023 capital budget of $651,955 requiring $150,000 of general levy
representing a decrease in the general levy of 60.7% or $231,000;
AND the total general municipal levy of $2,249,510 requiring an increase of 6.82% or
$143,511 overall compared to 2022 be circulated to member municipalities for review
and comment;
AND that staff be directed to present the Draft 2023 Budget to member municipalities
when requested.
CARRIED
Page 194 of 238
FULL AUTHORITY COMMITTEE MEMBERS
Dave Beres, Robert Chambers, Kristal Chopp, Michael Columbus, Valerie Donnell,
Roger Geysens, Ken Hewitt, Tom Masschaele, Stewart Patterson, John Scholten, Peter Ypma
- 4 -
7. Fee Policy
The Conservation Authorities Act now requires Conservation Authorities to have a Fee
Policy in place by January 1, 2023, along with posted fee schedules.
Going forward, all Fee Schedules will be included as part of the budget package for
approval.
A-106/22
Moved by M. Columbus
Seconded by P. Ypma
THAT the LPRCA Board of Directors receives the Draft Fee Policy as presented as
information;
And,
THAT the Draft Fee Policy be presented at the December 7th, 2022 meeting of the
Board of Directors for consideration and approval.
CARRIED
8. Bill 23 Discussion
D. Beres expressed concern about Bill 23: More Homes Built Faster Act as it seems to
affect current building laws. Staff agreed, the Bill touches on many different legislations.
There are seven Environmental Registry of Ontario (ERO) postings related to
conservation authorities and approximately 20 EROs affecting municipalities.
Staff was directed to send a letter in addition to LPRCA comments through the ERO
and copy the Association of Municipalities of Ontario (AMO).
The Chair adjourned the meeting at noon.
_______________________________ ________________________________
John Scholten Judy Maxwell
Chair General Manager/Secretary-Treasurer
/dm
Page 195 of 238
Page 196 of 238
Page 197 of 238
Page 198 of 238
Police Services Board Report
October 2022
Page 199 of 238
Police Services Board Report for Tillsonburg
2022/Oct
Public Complaints
Policy 0
Service 0
Conduct 0
Date information collected from Professional Standards Bureau Commander Reports: 2022-11-08
Data Source
Ontario
Provincial
Police,
Professional
Standards
Bureau
Commander
Reports
- Includes all public policy, service and conduct complaints submitted to the Office of the Independent Police Review Director
(OIPRD)
Secondary Employment
Daily Activity Reporting Patrol Hours
Total Hours 2022/Oct
Number of Cruiser Patrol Hours 334.50
Number of Motorcycle Patrol Hours 0.00
Number of Marine Patrol Hours 0.00
Number of ATV Patrol Hours 0.00
Number of Snowmobile Patrol Hours 0.00
Number of Bicycle Patrol Hours 0.00
Number of Foot Patrol Hours 29.00
Number of School Patrol Hours 0.00
Data source (Daily Activity Reporting System) date: 2022/11/05
Staffing Updates
Awards: Three Auxiliary Members were presented with their Sergeant's Badge // One Auxiliary Member
received their 10 Year Service Medal
Detachment Initiatives
Number of Targeted
Media Releases:
Oct 6 - Motorists Continue to Drive - Collisions and Fatalities Up / Oct 6 - "Grandparent or
Emergency Scam" is Pervasive - Protect Yourself / Oct 14 - Traffic Fatalities, Thousands Charged on
Roads Over Long Weekend / Oct 25 - Police Warn Pedestrians, Cyclists & Motorists to Stay Safe /
Oct 25 - OPP Canines Take a "Paws" Fighting Crime
Crime and Traffic
Campaigns/Initiatives:Operation Impact (Oct 7 - 10)
Other: Auxiliary Hours: 119.5 hours // Community Services: Recruitment Day (Oct 1), Fight Fraud
presentation (Oct 25)
Detachment: 6S - OXFORD
Location code(s): 6S00 - OXFORD
Area code(s): 6208 - Tillsonburg
Report Generated on:
8-Nov-22 11:17:31 AM
PP–CSC–Operational Planning-4300
Page 200 of 238
2021 2022 % Change 2021 2022 % Change
0 0 N/C 1 1 0.0%
1 1 0.0%4 12 200.0%
11 12 9.1%93 101 8.6%
12 13 8.3%98 114 16.3%
Data Utilized
Niche RMS All Offence Level Business Intelligence Cube
Detachment: 6S - OXFORD
Area:Tillsonburg
Data source date:
October 2022
Data contained within this report is dynamic in nature and numbers will change over time as the Ontario Provincial Police continue to
investigate and solve crime.
Police Services Board Report for 'Tillsonburg' Motor Vehicle Collisions
Records Management System
2022/11/08
Motor Vehicle Collisions by Type
Incidents October Year to Date October
Fatal
Personal Injury
Property Damage
Total
0
2
4
6
8
10
12
Fatal Personal
Injury
Property
DamageIncidents
2021 2022
Page 201 of 238
Police Services Board Report for Tillsonburg
Records Management System
October - 2022
Violent Crime
Actual October Year to Date -
October
2021 2022 %
Change
2021 2022 %
Change
Murder 0 0 --0 0 --
Other Offences Causing
Death
0 0 --0 0 --
Attempted Murder 0 0 --0 0 --
Sexual Assault 2 0 -100.0%16 24 50.0%
Assault 6 9 50.0%67 80 19.4%
Abduction 1 1 0.0%4 1 -75.0%
Robbery 0 1 --2 1 -50.0%
Other Crimes Against a
Person
9 6 -33.3%39 45 15.4%
Total 18 17 -5.6%128 151 18.0%
0
2
4
6
8
10
Sexual Assau...AssaultAbductionRobberyOther Crimes...2021 2022Actual
Property Crime
Actual October Year to Date -
October
2021 2022 %
Change
2021 2022 %
Change
Arson 0 0 --0 1 --
Break & Enter 4 5 25.0%34 51 50.0%
Theft Over 3 3 0.0%19 29 52.6%
Theft Under 25 16 -36.0%196 227 15.8%
Have Stolen Goods 0 0 --2 7 250.0%
Fraud 9 4 -55.6%90 79 -12.2%
Mischief 12 5 -58.3%84 95 13.1%
Total 53 33 -37.7%425 489 15.1%
0
4
8
12
16
20
24
28
Break & Ente...Theft OverTheft UnderFraudMischief2021 2022Actual
Drug Crime
Actual October Year to Date -
October
2021 2022 %
Change
2021 2022 %
Change
Possession 0 1 --8 13 62.5%
Trafficking 1 0 -100.0%12 4 -66.7%
Importation and
Production
0 0 --0 0 --
Total 1 1 0.0%20 17 -15.0%
0
0
0
1
1
1
Possession Trafficking
2021 2022Actual
Detachment: 6S - OXFORD
Location code(s): 6S00 - OXFORD
Area code(s): 6208 - Tillsonburg
Data source date: Report Generated on:
2022/11/05 8-Nov-22 10:09:42 AM
PP–CSC–Operational Planning-4300
Page 202 of 238
Police Services Board Report for Tillsonburg
Records Management System
October - 2022
Clearance Rate
Clearance Rate October Year to Date - October
2021 2022 Difference 2021 2022 Difference
Violent Crime 55.6%70.6%15.0%64.1%70.9%6.8%
Property Crime 13.2%21.2%8.0%14.1%18.6%4.5%
Drug Crime 0.0%100.0%100.0%45.0%76.5%31.5%
Total (Violent,
Property & Drug)
26.7%42.6%15.9%28.7%33.7%5.1%
0%
20%
40%
60%
80%
100%
Violent
Crim...
Property
Cri...
Drug
Crime
Total
(Viole...
2021 2022
Data contained within this report is dynamic in nature and numbers will change over time as the Ontario Provincial Police
continue
to
investigate
and
solve
crime.
Data Utilized
- Major
Crimes
- Niche RMS All Offence Level Business Intelligence Cube
Detachment: 6S - OXFORD
Location code(s): 6S00 - OXFORD
Area code(s): 6208 - Tillsonburg
Data source date: Report Generated on:
2022/11/05 8-Nov-22 10:09:42 AM
PP–CSC–Operational Planning-4300
Page 203 of 238
Charge Monthly Total Total Year to Date
Impaired 10
Speeding 3
Distracted Driving (Handheld Device,
Careless Driving, etc)3
Seatbelt 2
Criminal Code Traffic (excluding Impaired)0
Criminal Code Non-Traffic 29
Moving Violations (Fail to Stop, Disobey Sign,
Fail to Yield, Improper Turn, etc)7
Non-moving Violations (Licence plate,
Insurance, etc) 13
Other Provincial Offence Statutes
(Cannabis, Liquor, Trespass, etc)00
CMV (Half load, etc)11
Total (does not include warnings or bylaw)29
Bylaw tickets (parking, noise, etc)00
Warnings 19
Police Services Board Report for Criminal and Provincial Offences
October 2022
TILLSONBURG
Page 204 of 238
Calls For Service (CFS) Billing Summary Report
Tillsonburg
October - 2022
Billing Categories
(Billing categories below do not match
traditional crime groupings)
2022 2021
October Year to
Date
Time
Standard
Year To Date
Weighted Hours October Year to
Date
Time
Standard
Year To Date
Weighted Hours
Violent Criminal Code 19 168 16.1 2,704.8 19 142 16.1 2,286.2
Property Crime Violations 35 509 6.5 3,308.5 55 448 6.5 2,912.0
Other Criminal Code Violations (Excluding
traffic)9 124 7.7 954.8 9 137 7.7 1,054.9
Drug Possession 1 34 7.0 238.0 3 42 7.0 294.0
Drugs 0 6 55.1 330.6 1 16 55.1 881.6
Statutes & Acts 32 329 3.4 1,118.6 33 323 3.4 1,098.2
Operational 211 2,008 3.7 7,429.6 211 1,938 3.7 7,170.6
Operational2 48 421 1.3 547.3 28 388 1.3 504.4
Traffic 17 164 3.5 574.0 20 156 3.5 546.0
Total 372 3,763 17,206.2 379 3,590 16,747.9
Note to Detachment Commanders:
●The content of each report is to be shared by the Detachment Commander only with the municipality for which it was generated.
The municipality may treat this as a public document and distribute it as they wish.
●All data is sourced from the Niche RMS application. Included are 'reported' occurrences (actuals and unfounded occurrences) for 'billable'
occurrences ONLY. Data is refreshed on a weekly basis.
●The Traffic category includes motor vehicle collision (MVC) occurrences entered into Niche (UCR code 8521). MVCs are NOT sourced
from the eCRS application for this report.
●Only the primary violation is counted within an occurrence.
●Time standards displayed are for the 2021 billing period.
Note to Municipalities:
●Data contained within this report is dynamic in nature and numbers will change over time as the Ontario Provincial Police continues to
investigate and solve crime.
●This report is NOT to be used for crime trend analysis as not all occurrences are included.
●Data groupings within this report do not match traditional crime groupings seen in other public reports such as the OPP Police Services
Board reports or Statistics Canada reporting.
Report Content Last Updated:Report generated on:
2022/11/05 8-Nov-22 10:09:01 AM
Page 1 of 1
Page 205 of 238
1
Coordinator: O.P.P. Constable Patti Cote
W.P.S. S/Pc Shaylyn Jackson
E-mail: oxfordcs@execulink.com
Web site: http: www.oxfordcrimestoppers.com
To: Board of Directors, Crime Stoppers of Oxford Inc.
Cc: Inspector Tony Hymers, Oxford OPP
Staff Sgt Jen Ormsby, Oxford OPP
Det/Sgt.Craig Murray, Woodstock PS
Monthly Statistics for October , 2022
20 Total Calls received this month.
14 Woodstock PS tips
6 OPP tips
0 Assigned/out to other Crime Stoppers programs or Agency
0 Not Assigned
STATS FOR OPP: TIPS RECEIVED PER ZONE
1 for Tillsonburg
3 for Ingersoll
0 for Zorra
0 for Norwich
1 for South-West Oxford
1 for East Zorra-Tavistock
0 for Blandford-Blenheim
Meetings/Events Attended This Month
Oct 11th – Monthly Meeting via Zoom
Oct 25 – Coordinator’s Chat (local Crime Stopper Groups)
Oct 27 - Southwest Zone Meeting
Nov 5th – OACS General Meeting
Page 206 of 238
2
Awareness
Media Relations:
•Patti and Shaylyn prepare media releases and social media posts for Woodstock City
and Oxford OPP which are picked up by local media outlets
Fundraising: Jan, Laura and Patti made decision to postpone the Art at the Inn until 2023
Promotions:
Upcoming Events
Nov 8th – Monthly Meeting and Annual Meeting in person
Art at the Inn – Elmhurst – postponed to the new year
Multiple Christmas parades
Page 207 of 238
3
Co-coordinator: OPP Cst. Patti Cote, WPS S/Pc Shaylyn Jackson
Chairperson: Mr. Glen Blair
Statistics
This Month YTD SI (1991)
Tips Received 20 213 11325
Arrests 4 9 2046
WPS Arrests 4 5 n/a
OPP Arrests 0 4 n/a
Other Arrests (Immigration) 0 0 0
Web Tips 11 135 1810(2006)
In-House 2 36 1649(2004)
Call Centre 8 45 2417(2004)
E-Transfer 1352 (2004)
Cases Cleared
Total Cleared 1 4 1,433
Total Charges Laid 42 48 2,824
WPS Charges 42 44 n/a
OPP Charges 0 4 n/a
Rewards Approved 0 3 1499
Property Recovered 0 0 $2,308,805
Narcotics recovered $595,000 595,000 $8,136,659
Total $10,445,464
Respectfully Submitted by
Patti Cote, Shaylyn Jackson
Police Co-coordinator
Crime Stoppers of Oxford
Oxford County O.P.P./Woodstock Police Service
Page 208 of 238
Page 1 of 1
THE CORPORATION OF THE TOWN OF TILLSONBURG
BY-LAW 2023-
A by-law to enter into an airport hangar land lease with 1467246 Ontario Inc.
WHEREAS the Corporation of the Town of Tillsonburg is desirous of entering into an
airport hangar lease agreement with 1467246 Ontario Inc. for land described as PT LT
3-4 CON 7 DEREHAM; LT 5-6 CON 7 DEREHAM; PT LT 7 CON 7 DEREHAM PT 1, 2,
3, 4 & 5, 41R2877, PT 2 & 3, 41R2714, PT 1, 2 & 3, 41R4343, PT 1, 2, 3 & 4,
41R4545; S/T 406551; SOUTH-WEST OXFORD; municipally known as 244411 Airport
Road, Tillsonburg Airport;
BE IT THEREFORE ENACTED by the Council of the Corporation of the Town of
Tillsonburg as follows:
1. That the land lease agreement attached hereto forms part of this by-law;
2. The Mayor and the Clerk are authorized and directed to execute the attached
lease agreement on behalf of the Corporation of the Town of Tillsonburg;
3. That this By-Law shall come into force and take effect on the date it is passed.
READ A FIRST AND SECOND TIME THIS 9th DAY OF JANUARY, 2023.
READ A THIRD AND FINAL TIME AND PASSED THIS 9th DAY OF JANUARY,
2023.
____________________________
Mayor – Deb Gilvesy
_____________________________
Deputy Clerk – Amelia Jaggard
Page 209 of 238
Landlord’s Initials __________ Tenant’s Initials
__________
TILLSONBURG AIRPORT HANGAR LEASE
This Lease is made this 1st day of December, 2022 (the “Effective Date”).
B E T W E E N
THE CORPORATION OF THE TOWN OF TILLSONBURG
(the “Landlord”)
- and –
1467246 Ontario Inc.
244779 Milldale Rd,
Otterville, ON
N0J 1R0
(the “Tenant”)
WHEREAS the Landlord owns all and singular that certain parcel or tract of land and premises situated,
lying and being in the Township of South West Oxford in the County of Oxford, being compromised of:
PT LT 3-4 CON 7 DEREHAM; LT 5-6 CON 7 DEREHAM; PT LT 7 CON 7 DEREHAM PT 1, 2, 3, 4 & 5,
41R2877, PT 2 & 3, 41R2714, PT 1, 2 & 3, 41R4343, PT 1, 2, 3 & 4, 41R4545; S/T 406551; SOUTH-WEST
OXFORD;
PIN: 00016-0089 (LT); LRO #41;
municipal address being 244411 Airport Road, Tillsonburg, ON N4G 4H1;
referred to herein as the “Property”, the “Airport” or the “Tillsonburg Airport” upon which is located the
Tillsonburg Airport which is owned and operated by the Landlord.
In consideration of the covenants, agreements, warranties and payments herein set forth and provided for,
the sum of two dollars ($2.00) paid by each party to the other and other good and valuable consideration,
the receipt and sufficiency of which is hereby acknowledged, the Parties hereto respectively covenant and
agree as follows:
1. LEASED PREMISES
(1) The Leased Premises shall consist of a portion of the Tillsonburg Airport identified as 50%
of Taxiway G2 Lot 5 on the plan attached as Schedule “A”, being the area upon which the
Tenant’s airplane hangar shall be located plus one (1) metre of land extended beyond the
exterior perimeter of the Tenant’s airplane hangar building (the “Leased Premises”).
(2) Notwithstanding the above, the Landlord reserves the right to assign an alternate lot to the
Tenant on thirty (30) days’ written notice at any time prior to the commencement of
construction of the Tenant’s hangar.
(3) The Landlord covenants and agrees to the construction by the Tenant of an airplane
hangar on the Leased Premises being a Hangar, (the “Hangar”) subject to the provisions
of Schedule “B”. The Tenant shall complete the construction of the Hangar at its sole cost
and expense.
(4) The Landlord covenants and agrees that the Hangar on the Leased Premises is not owned
by the Landlord but is owned by the Tenant.
2. GRANT OF LEASE
(1) The Landlord leases the Leased Premises to the Tenant:
(a) at the Rent set forth in Section 3;
(b) for the Term set forth in Section 4; and
(c) subject to the conditions and in accordance with the covenants, obligations and
agreements herein including schedules.
(2) The Landlord covenants that it has the right to grant the leasehold interest in the Leased
Premises free from encumbrances except as disclosed on title.
3. RENT
(1) Rent means the amounts payable by the Tenant to the Landlord pursuant to this Section
and includes Additional Rent.
(2) The Tenant covenants to pay to the Landlord, during the Term of this Lease rent as follows
(the “Base Rent”): for every year of the Term, the total sum of $520.80 per annum (based
Page 210 of 238
Landlord’s Initials __________ Tenant’s Initials __________
2
upon $0.31 per square foot of Hangar building area) plus H.S.T., and any other applicable
services tax which may accrue on account of the Landlord collecting rent, payable yearly
in advance. Base Rent shall commence on the first day of the Term . If the first day of the
Term is not January 1st then Base Rent for the first year of the term shall be prorated until
December 31 of the initial year. Base Rent shall then be due on 1st day of the year
commencing on January 1st, 2023 and every 1st day of January thereafter. The Parties
further agree that the Landlord may, in their sole and absolute discretion, increase the Base
Rent annually in accordance with the Town of Tillsonburg Rates and Fees Bylaw, as
amended. If the square footage of the Hangar on the Leased Premises expands then the
Base Rent shall accordingly increase in proportion to the additional square footage.
(3) The Tenant further covenants to pay all other sums required by this Lease to be paid by it
and agrees that all amounts payable by the Tenant to the Landlord or to any other party
pursuant to the provisions of this Lease shall be deemed to be additional rent (“Additional
Rent”) whether or not specifically designated as such in this Lease.
(4) The Landlord and the Tenant agree that it is their mutual intention that this Lease shall be
a completely carefree net lease for the Landlord and that the Landlord shall not, during the
Term of this Lease, be required to make any payments in respect the Leased Premises
other than charges of a kind personal to the Landlord (such as income and estate taxes
and mortgage payments) and to effect the said intention of the parties the Tenant promises:
(a) to pay as Additional Rent: business taxes, real estate taxes and licenses if
applicable;
(b) to pay all annual fees in accordance with the Town of Tillsonburg Rates and Fees
Bylaw, as amended, as Additional Rent for such expenses incurred by the
Landlord for the maintenance and servicing of the Airport; and,
(c) to pay the Landlord a one-time capital recovery charge, based on actuals, for the
Landlord to construct the associated hangar apron, if applicable; and,
(d) to pay for or provide servicing and maintaining the Leased Premises and the
Hangar and shall include the following:
(i) all utilities and services including, but not limited to, electricity, water,
sewage, natural gas and propane. The Tenant acknowledges that
connection fees for utilities and services are entirely at the Tenant’s cost.
Further, the Tenant acknowledges that nothing in this Lease, including in
this article, is a warranty, covenant or representation by the Landlord to
provide connections, utilities or services to the Leased Premises or that
the services or utilities can be extended to the Leased Premises;
(ii) snow removal and landscaping on the Leased Premises including cutting
the grass and weed control of the Leased Premises including the one (1)
metre area around the perimeter of the Hangar;
(iii) all repair, service and maintenance to the Hangar including reasonable
wear and tear; and,
(iv) to pay airport infrastructure fees in accordance with the Town of
Tillsonburg Rates and Fees Bylaw, as amended.
(5) The Tenant hereby agrees to indemnify and protect the Landlord from any liability accruing
to the Landlord in respect of the expenses payable by the Tenant as provided for herein.
(i) The Tenant on behalf of itself/himself/herself/themselves, its/his/her/their
heirs, executors, administrators and assigns, including its/his/her/their
successors in title, hereby covenants and agrees to indemnify and save
harmless the Landlord from all actions, cause of actions, suits, claims,
demands, damages, losses, costs, charges and expenses of every nature and
kind whatsoever by whomsoever make brought or prosecuted, including legal
fees, which the Landlord may incur or have to pay, which may arise either
directly or indirectly by reason of any activity, actions, performance,
negligence or non-performance of the Tenant, its employees, servants,
agents, contractors, subcontractors, architect, landscape architect, engineer,
surveyor, planner, consultant, project manager or any other person the Tenant
is responsible for at law during the duration of this Agreement; in executing
the W ork s under this Agreement; by reason of installation of any Works
required under this Agreement; by the failure of the Tenant to complete the
installation of the Works required under this Agreement; because of or on
account of the ownership, construction, use existence, or maintenance of the
property described in the Agreement; by the exercise of the Tenant’s powers
under this Agreement; the construction, maintenance or the improper or
inadequate construction, installation and/or maintenance of the Works; any
act or omission of said parties while undertaking the Works; or by reason of
the neglect of the Tenant or its employees, servants, agents, contractors,
subcontractors or others for whom the Tenant is responsible at law.
(ii) Without limiting the generality of the foregoing, the Tenant agrees to indemnify
and save harmless the Landlord for any issues related to the alteration of any
grade or existing level construction, the maintenance or repair of any taxiway
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within the Airport, or by reason of the failure, neglect or omission of the Tenant
to do anything agreed to be done pursuant to this Agreement or by reason of
any act or omission of the Tenant, including failure of the Tenant to comply
with the Construction Act.
(6) Additional Rent shall be payable yearly in advance on the same dates stipulated for
payment of Base Rent in Section 3 (2).
(7) All payments to be made by the Tenant pursuant to this Lease are to be in Canadian funds
by bank draft, money order or cheque payable to the Landlord and shall be delivered to
the Landlord at the Landlord’s address for service set out in Section 17 or to such other
place as the Landlord may from time to time direct in writing.
(8) All Rent in arrears and all sums paid by the Landlord for expenses incurred which should
have been paid by the Tenant shall bear interest from the date payment was due, or made,
or expense incurred at a rate per annum equal to the prime commercial lending rate of the
Landlord’s bank plus two (2) percent.
(9) The Tenant acknowledges and agrees that the payments of Rent and Additional Rent
provided for in this Lease shall be made without any deduction for any reason whatsoever
unless expressly allowed by the terms of this Lease or agreed to by the Landlord in writing
and no partial payment by the Tenant which is accepted by the Landlord shall be
considered as other than a partial payment on account of Rent owing and shall not
prejudice the Landlord’s right to recover any Rent owing.
4. TERMS AND POSSESSION
(1) The Tenant shall have possession of the Leased Premises for the period of twenty years,
and one month (the “Term”), commencing on the 1st day of December 2022 and ending
on the 31st day of December, 2042.
(2) The Tenant shall pay any and all connection costs for hydro, gas, water, heating, air-
conditioning and for all other services and utilities as may be provided to the Leased
Premises. The Tenant shall arrange with the local authority for connection of gas,
electricity and water in the name of the Tenant. Nothing in this paragraph or lease is a
warranty or representation by the Landlord that any utilities or services are extended to the
Leased Premises or can be extended to the Leased Premises.
(3) Subject to the Landlord’s rights under this Lease, and as long as the Tenant is in good
standing, the Landlord covenants that the Tenant shall have quiet enjoyment of the Leased
Premises during the Term of this Lease without any interruption or disturbance from the
Landlord or any other person or persons lawfully claiming through the Landlord.
5. ABATEMENT OF RENT DURING CONSTRUCTION
(1) So long as the Lease has been fully executed, the Tenant has provided the Landlord with
proof of the Tenants insurance, and the Tenant has paid the first and last month’s Rent to
be held as a deposit, the Landlord shall provide the Tenant with possession of the Leased
Premises for a period of up to six (6) months commencing on the Effective Date for the
purposes of constructing the Hangar on the Leased Premises. All terms of the Lease shall
be applicable from the Effective Date save and except for the payment of Rent, Base Rent
and Additional Rent which shall be payable as of the first day of the month of occupancy
of the Hangar or the expiry of the six (6) month construction period whichever occurs first.
(2) In the event the Tenant has not completed construction of the Hangar within the six (6)
month construction period, the Landlord, in its sole and absolute discretion, may extend
the construction period upon written request of the Tenant or terminate this Lease of which
then the Tenant’s deposit provided in Section 5 (1) would be forfeited.
6. ASSIGNMENT
(1) The Tenant shall not assign this Lease or sublet the whole or any part of the Leased
Premises unless they first obtain the consent of the Landlord in writing, which consent shall
not unreasonably be withheld and provided the sub-Tenant and/or assignee signs a written
acknowledgement that he/she will be bound by the terms, conditions and rules as provided
for in this Lease. The Tenant hereby waives its right to the benefit of any present or future
Act of the Legislature of Ontario which would permit the Tenant to assign this Lease or
sublet the Leased Premises without the Landlord’s consent.
(2) The consent of the Landlord to any assignment or subletting shall not operate as a waiver
of the necessity for consent to any subsequent assignment or subletting.
(3) Any consent given by the Landlord to any assignment or other disposition of the Tenant’s
interest in this Lease or in the Leased Premises shall not relieve the Tenant from its
obligations under this lease, including the obligation to pay Rent, Base Rent and Additional
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Rent as provided for herein.
(4) If all or more than 50% of the shares in the Tenant should be sold, assigned or transferred
in any manner to a person other than the Tenant, then such transferee shall be bound by
the terms and conditions of this Lease.
7. USE
(1) During the Term of this Lease the Leased Premises shall not be used for any purpose other
than as an aircraft hangar for the storage, repair and operation of airplanes, without the
express consent of the Landlord given in writing. The Tenant shall not construct a new
hangar or any other building on the Leased Premises except in accordance to the terms of
this Lease.
(2) The Tenant shall not do or permit to be done at the Leased Premises anything which may:
(a) contravene any Airport use, standards, or tenant policy as established by the
Landlord from time to time;
(b) cause damage to the Leased Premises;
(c) cause injury or annoyance to occupants of neighbouring premises;
(d) make void or voidable any insurance upon the Leased Premises;
(e) constitute a breach of any by-law, status, order or regulation of any municipal,
provincial or other competent authority relating to the Tillsonburg Airport, the
Leased Premises including any septic bed or other property, equipment or
appurtenances; and,
(f) create an environmental hazard. The Tenant shall not store, allowed to be stored
or do anything that creates hazardous waste or toxic material as defined by the
Environmental Protection Act or any related or successor legislation. If an order is
made by any level of government, including all agencies, crown corporations,
municipal bodies, or a court is made as a result of the Tenant’s, or its servants,
directors, employees, invitees, customers or agents, actions or inaction under this
Article or Article 7(2)(e) above or as a result of the septic bed system used by the
Tenant then the Tenant shall satisfy the terms of such order including, but not
limited to, paying all costs of the work required and shall indemnify and save the
Landlord harmless from any costs, including legal costs, if the Landlord suffers any
damages or pays any costs associated with such order.
(3) The Tenant shall:
(a) not interfere in the use of the Airport or any other use of the Property. The Tenant
acknowledges that there are other uses of the Property and it shall not interfere in
any other use of the Property. The Tenant further acknowledges that there are
other Tenants and users of the Airport and it shall not unreasonably interfere in the
use or operation of the Airport in any manner nor shall it do, or allow to be done by
any of its invitees, customers, employees or agents, anything that would cause or
constitute a nuisance, safety violation or hazard to any other Tenant or any user
of the Airport who are acting reasonably;
(b) comply with all federal and provincial transportation guidelines, regulations, rules,
by-laws, statutes, directives and any other such matter that governs the flight, use
or operation of aircraft;
(c) not block or obstruct the taxiways or runway and permit the ingress and egress to
adjacent hangars, aprons and parking areas;
(d) not conduct any major repairs to any motor vehicle of any kind other than an aircraft
or any vehicle or machinery ancillary to or connected with aircraft;
(e) not perform aircraft repair or maintenance outside of the Leased Premises;
(f) not start any aircraft in the Hangar;
(g) not store any items on the Leased Premises, surrounding Property or in the Hangar
other than aircraft and related aircraft items except as specifically permitted in this
agreement;
(h) not store any flammable products inside the Hangar or on the Leased Premises
with the exception of fuel or necessary aircraft related products;
(i) notify the Landlord of any public activities and/or events no less than thirty (30)
days before such activity and/or event with approval by the Landlord, in its sole
and absolute discretion and such approval not to be unreasonably withheld;
(j) comply with all rules and regulations of the Airport and ensure the compliance of
all the Tenant’s contractors, employees, agents, customers and invitees;
(k) comply with the Town of Tillsonburg’s relevant policies and codes of conduct such
as but not limited to the RZone (Respect) Policy which requires persons using a
Town facility to respect others and take responsibility in maintaining a safe and
comfortable environment for all participants, spectators, volunteers and staff. The
Rzone policy enforces zero tolerance of inappropriate behavior, threats, violence
and vandalism at all Town facilities, properties, Town sponsored events, programs,
in written or verbal communications (including email or phone); and,
(l) provide proof of documentation showing current and proper insurance coverage of
any aircraft stored inside the Hangar.
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(4) The Tenant covenants and agrees that the Landlord may require the adjustment in the
Airport leases and as such may demand the Tenant move the Hangar and the location of
the Leased Premises. The Landlord shall compensate the Tenant for any expenses in
moving the Hangar as agreed between the Parties.
(5) The Tenant shall be permitted to construct and maintain one (1) aircraft hangar (the
“Works”) on the Leased Premises as follows:
(a) the dimensions of the Hangar shall be 56 feet by 60 feet for a total floor area of
3,360 square feet; the half of the hangar for this lease agreement is 28 feet x60
feet for a floor area of 1680 square feet
(b) the style of the Hangar shall be either a pole barn style building or a metal frame
building;
(c) the siding, siding colour, roof colour, hanger number, and height of the building will
be maintained in accordance with current Airport standards as approved by the
Landlord;
(d) the hangar apron shall be constructed of a hard surface (i.e. asphalt or concrete)
with a minimum 300mm (12”) structural sub-base to the satisfaction of the
Landlord;
(e) construction, renovation and maintenance shall comply with the construction and
maintenance requirements of the Landlord in its sole and absolute discretion
including the construction requirements detailed in Schedule “B” to this Lease and
all applicable Ontario Building Code standards and by-laws of the municipality in
which the Leased Premises are located and any federal or provincial statutes, rules
or regulations; including specifically the Fire Protection and Prevention Act 1997,
S.O. 1997, c.4, and Ontario Regulation 213/07 the Ontario Fire Code and any
amendment thereto.
(f) prior to the commencement of construction, the Tenant shall submit, at its sole
cost, a site plan and drainage/grading plan which shall include, but not limited to,
the information required in this Article 7(5) of this Lease and the proposed floor
elevation, which all shall be subject to the approval of the Landlord;
(g) the Tenant agrees to maintain the lot grading during and after construction and
erection of the Hangar and shall comply with the lot grading and drainage
requirements of the Landlord at the sole cost of the Tenant;
(h) obtain all necessary permits, as applicable, at the expense of the Tenant; and,
(i) the Tenant shall be responsible for and pay the cost of all repair, renovation, and
maintenance and nothing in this Lease shall render the Landlord responsible for
any such costs.
(6) The Landlord acknowledges that it has granted access to the Tenant for the Tenant to
maneuver its aircraft from the Hangar to the adjacent taxiway and runway of the Airport.
Further, the Landlord hereby grants to the Tenant, its successors and assigns, free and
uninterrupted access in, over, upon, across or through the Hangar apron area, defined as
approximately 6 metres wide and approximately 6.5 metres from the front of the Hangar to
the adjacent taxiway. The Landlord grants to the Tenant the right to enter upon the Hangar
apron area at all times and to pass and re-pass thereon as may be required by the Tenant,
and its licensees, successors, assigns, servants, agents, employees and contractors
including all necessary vehicles, equipment and machinery, from time to time, for the
purposes of installing, maintaining, replacing, and reconstructing a suitable surface
treatment to the Hangar apron as approved by the Landlord in its sole and absolute
discretion. Any cost of installing, removing, maintaining, replacing and/or reconstructing
the Hangar apron shall be at the sole expense of the Tenant without contribution of the
Landlord. The Tenant covenants that it shall not conduct such work to the Hangar apron
without first obtaining the consent of the Landlord and such consent shall not be
unreasonably withheld. The Tenant hereby releases the Landlord from any and every claim
which may or might arise out of the proper exercise by the Tenant of any of the rights
granted herein.
8. CONSTRUCTION IMPLEMENTATION SCHEDULE (Not Applicable / Existing Hangar)
(1) The Tenant hereby undertakes to complete the work herein in accordance with the
timeframes set out in the Schedule “C” (the “Construction Schedule”). The Tenant shall
submit a proposed construction schedule which shall be subject to amendments and
approval by the Landlord and attached hereto as Schedule “C”. A variance to the
timeframes will only be allowed if approved in writing by the Landlord. Failure to comply
may result in the Tenant being in default of this Agreement and the Landlord may seek
remedy pursuant to this Agreement.
(2) The Landlord approved work shall be carried out by the Tenant in a proper and professional
manner so as to do as little damage or disturbance as possible to the Airport lands or the
Airport’s infrastructure. The Tenant shall repair and make good all damage and disturbance
that may be caused to the Airport lands or the Airport’s infrastructure, to the satisfaction of
the Landlord, acting reasonably, at the sole expense of the Tenant.
(3) During construction, the works to be carried out by the Tenant, shall be maintained in all
respects in a state of good repair by the Tenant, including keeping the site in a sound, neat,
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safe and clean condition to the satisfaction of the Landlord. If the site is not kept in a state
of good repair, upon seven (7) business days written notice to the Tenant (or such shorter
time as may be required in the case of an emergency or other urgent matters or as
otherwise provided herein), the Landlord shall have the right to do any work necessary to
fulfill this condition and all costs incurred by the Landlord shall be recovered from the
Tenant and may be recovered as Additional Rent.
9. REPAIR, MAINTENANCE INCLUDING THE RIGHT TO INSPECT
(1) The Tenant covenants that during the term of this Lease and any renewal thereof, the
Tenant shall keep the Leased Premises and Hangar in good condition including all
alterations and additions made thereto, and shall, with or without notice, promptly make all
needed repairs and all necessary replacements as would a prudent owner. The Tenant
shall be responsible for all wear and tear to the Hangar and shall affect all repairs as
necessary. Save and accept the Landlord’s, or its agent’s, contractor’s and employee’s
negligence or intentional actions, at no time is the Landlord responsible for any repairs or
damage to the Hangar or the Leased Premises.
(2) The Tenant shall permit the Landlord or a person authorized by the Landlord to enter the
Leased Premises including the Hangar to examine the condition thereof and view the state
of repair at reasonable times:
(a) and if upon such examination repairs are found to be necessary, written notice of
the repairs required shall be given to the Tenant by or on behalf of the Landlord
and the Tenant shall make the necessary repairs within the time specified in the
notice; and,
(b) if the Tenant refuses or neglects to keep the Leased Premises including the
Hangar in good repair the Landlord may, but shall not be obliged to, make any
necessary repairs, and shall be permitted to enter the Leased Premises and
Hangar, including by its servants or agents, for the purpose of effecting the repairs
without being liable to the Tenant for any loss, damage or inconvenience to the
Tenant in connection with the Landlord’s entry and repairs. If the Landlord makes
such repairs the Tenant shall pay the cost of them immediately as Additional Rent.
(3) Subject to any renewal, upon the expiry of the Term or other determination of this Lease
the Tenant agrees to surrender peaceably the Leased Premises to the Landlord in a state
of good repair and subject to the conditions contained in this Article 9(3). The Tenant may
remove the Hangar provided the Tenant places the Leased Premises back into a similar
condition as it was in prior to the construction of the Hangar even if the construction of the
Hangar predated this Lease. At any time during the Term, expiry of the Term, if an Act of
Default occurs or upon termination of this Lease if the Tenant is in arrears of any rent
whatsoever the Tenant agrees that the Landlord shall be permitted to register such lien on
the Hangar under the Personal Property Security Act and possession of the Hangar will
not be obtained by the Tenant until the lien is paid in full with all accrued interest and legal
fees.
(4) The Tenant shall immediately give written notice to the Landlord of any substantial damage
that occurs to the Leased Premises including the Hangar from any cause.
(5) The Tenant hereby agrees that at no time is the Landlord responsible for any damage,
including damage to property or personal injury, as a result of the Tenant’s use of the
Leased Premises, Airport or Property and the Tenant hereby waives any cause of action
in law, equity or by statute as against the Landlord for any loss. The Tenant acknowledges
that it shall not institute any claim or make any demand against the Landlord, or anyone
that may claim indemnity from the Landlord, for any personal injury or damage to property,
including aircraft, as a result of the Tenant’s use (including storage) of the Hangar, Airport
or Property. The Tenant acknowledges that the use of the Airport, Hangar or Property is
at its own risk.
(6) The Tenant hereby forever releases the Landlord from any and all claims in law, equity or
by statute as a result of any intentional or negligent acts of any other Tenant and/or user
of the Property and/or Airport, or their agents, contractors, invitees, customers or
employees that may cause death, personal injury or property loss to the Tenant or its
agents, customers, employees, contractors or invitees.
10. ALTERATIONS AND ADDITIONS
(1) If the Tenant, during the Term of this Lease or any renewal of the Lease, desires to make
any alterations or additions to the Leased Premises, including but not limited to; erecting
partitions, attaching equipment, and installing necessary furnishings or additional
equipment of the Tenant’s business but not including erecting a new hangar or any other
accessory building, the Tenant may do so at his own expense provided that any and all
alterations or additions to the Leased Premises made by the Tenant must comply with any
requirement of the Landlord including Schedule “B” and all applicable building code
standards and by-laws of the municipality in which the Leased Premises are located and
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any federal or provincial statutes, rules or regulations.
(2) The Tenant shall pay Rent at the rate prescribed in paragraph 3 above based upon the
area of the Hangar subsequent to any addition or alteration.
(3) The Tenant shall be responsible for and pay the cost of any alterations, additions,
installations or improvements that any governing authority, municipal, provincial or
otherwise, may require to be made in, on or to the Leased Premises.
(4) No sign, advertisement or notice shall be inscribed, painted or affixed by the Tenant, or
any other person on the Tenant’s behalf, on any part of the outside of the Hangar unless it
is located along the facade of the Hangar’s front and provided it complies with the
Landlord’s signage requirements and with all applicable laws, by-laws and regulations and
is in good workmanlike manner. No other sign, advertisement or notice shall be erected
unless it has been approved in every respect by the Landlord in writing.
(5) The Tenant agrees, at its own expense and by whatever means may be necessary,
immediately to obtain the release or discharge of any encumbrance that may be registered
against the Landlord’s property in connection with any additions or alterations to the
Leased Premises made by the Tenant or in connection with any other activity of the Tenant.
(6) The Tenant shall, at his own expense, if requested by the Landlord, remove any or all
additions or improvements made by the Tenant to the Leased Premises during the Term
and shall repair all damage caused by the installation or the removal or both.
(7) The Tenant shall not bring onto the Leased Premises or any part of the Leased Premises
any machinery, equipment or any other thing that might in the opinion of the Landlord, by
reason of its hazardous nature, weight, size or use, damage the Leased Premises or the
Property. If the Leased Premises or Property are damaged the Tenant shall restore the
Leased Premises or Property immediately or pay to the Landlord the cost of restoring the
Leased Premises or Property.
11. INSURANCE
(1) The Tenant covenants to keep the Landlord indemnified and save harmless the Landlord
at all times against all claims, suits, procedures, actions and demands (including but not
limited to all legal costs) whatsoever and howsoever arising by any person, entity or
corporation whether in respect of damage, loss or death to person or property, arising out
of or occasioned by the maintenance, use or occupancy of the Leased Premises, Airport
and Property or the subletting or assignment of same or any part thereof. And the Tenant
further covenants to indemnify the Landlord with respect to any encumbrance on or
damage to the Leased Premises occasioned by or arising from the act, default, or
negligence of the Tenant, its officers, agents, servants, employees, contractors,
customers, invitees or licensees. The Tenant agrees that the foregoing indemnity shall
survive the termination of this Lease notwithstanding any provisions of the Lease to the
contrary.
(2) The Tenant shall carry insurance in its own name insuring against the risk of damage to
the Tenant’s property and the Hangar within the Leased Premises caused by fire or other
perils.
(3) The Tenant shall carry such general liability and property damage insurance including
personal injury and property damage coverage with at least two million ($2,000,000.00)
dollars in limits of each occurrence with respect to the Leased Premises and Tenant’s
occupation of the Leased Premises. Such insurance policy shall contain no airport site
exclusion.
(4) All insurance policies in this Section 11 including this Article shall name the Landlord,
where applicable, as an insured and loss payee and the policy shall include a cross-liability
endorsement. All policies shall be applicable as primary insurance, taking precedence
over any other insurance protection owned by the Landlord. The Tenant shall insure that
each insurance policy contains a waiver of subrogation rights which the insurer may have
against the Landlord and the persons for whom is legally responsible.
(5) Upon demand of the Landlord, the Tenant shall provide a copy of any and all policies of
insurance including renewals and terms of such policies to the Landlord. If any policy of
insurance is canceled the Tenant shall inform the Landlord without delay of such
cancellation and shall obtain a replacement policy without delay on the same terms as set
out in this Section 11. Under no circumstances shall delivery of and review by the Landlord
of any certificate set forth or any insurance policy or any other proof of existence of the
insurance coverage release the Tenant of its obligations to take out insurance in strict
compliance with the present provisions or constitute a waiver in favour of the Tenant of any
of the Landlord's rights.
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12. ACTS OF DEFAULT AND LANDLORD’S REMEDIES
(1) An Act of Default has occurred when:
(a) the Tenant has failed to pay Rent for a period of 45 consecutive days from the date
that payment was required to be paid to the Landlord;
(b) the Tenant has breached its covenants or failed to perform any of its obligations
under this Lease for a period of 45 consecutive days and:
(i) the Landlord has given ten (10) days’ notice specifying the nature of the
default and the steps required to correct it; and,
(ii) the Tenant has failed to correct the default as required by the notice;
(c) the Tenant has:
(i) become bankrupt or insolvent or made an assignment for the benefit of
creditors;
(ii) had its property seized or attached in satisfaction of a judgment;
(iii) had a receiver appointed;
(iv) committed any act or neglected to do anything with the result that a
Construction Lien or other encumbrance is registered against the
Landlord’s property; or,
(v) taken action with a view to dissolution or liquidation;
(d) any required insurance policy is cancelled or not renewed by reason of the use or
occupation of the Leased Premises, or by reason of non-payment of premiums;
(e) the Leased Premises:
(i) has become vacant or remain unoccupied for a period of 180 consecutive
days. For the purposes of this section the Parties agree that the terms
“vacant and “unoccupied” shall mean no use or utilization of the Hangar
and/or no storage of necessary tools, implements or equipment in the
Hangar; or,
(ii) is used by any other person or persons, or for any other purpose than as
provided for in this Lease without the written consent of the Landlord;
(f) failure to install or remedy faulty work,
if, in the opinion of the Landlord the Tenant:
i. is not proceeding or causing to be proceeded the works required in
connection with this Agreement within thirty (30) days’ of notice given; or
ii. is improperly performing the works; or
iii. has neglected or abandoned before the completion, or unreasonably
delayed the same, so that conditions of this Agreement are being violated or
carelessly executed or being carried out in bad faith; or
iv. has neglected or refused to renew or again perform such work as may be
rejected by the Landlord as defective or unsuitable; or
v. has defaulted performance of the terms and conditions of this agreement;
then, in any such instance, the Landlord shall promptly notify the Tenant, in writing, of such
default or neglect and if such notification be without effect within ten (10) business days
after such notice, the Landlord shall thereupon have full authority and power to purchase
materials and employ workers and machines for the proper completion of the works at the
cost and expense of the Tenant. The cost of such work shall be calculated by the Landlord
whose decision shall be final and be paid to the Landlord by the Tenant on
demand. Should payment not be received following the issuance of an invoice from the
Landlord, the Landlord shall collect same as Additional Rent in addition to any other
remedy available to the Landlord.
It is further understood and agreed between the parties hereto that such entry upon the
Premise shall be as an agent for the Tenant and shall not be deemed, for any purposes
whatsoever, as an acceptance of the works by the Landlord.
(2) When an Act of Default on the part of the Tenant has occurred:
(a) the current year’s Rent together with the next years’ Rent shall become due and
payable immediately; and,
(b) the Landlord shall have the right to terminate this Lease and to re-enter the Leased
Premises and deal with them as it may choose.
(3) If, because an Act of Default has occurred, the Landlord exercises its right to terminate this
Lease and re-enter the Leased Premises prior to the end of the Term, the Tenant shall
nevertheless be liable for payment of Rent and all other amounts payable by the Tenant
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in accordance with the provisions of the Lease until the Landlord has re-let the Leased
Premises or otherwise dealt with the Leased Premises in such manner that the cessation
of payments by the Tenant will not result in loss to the Landlord and the Tenant agrees to
be liable to the Landlord, until the end of the Term of this Lease for payment of any
difference between the amount of Rent hereby agreed to be paid for the Term hereby
granted and the Rent any new Tenant pays to the Landlord.
(4) If when an Act of Default has occurred, the Landlord chooses not to terminate the Lease
and re-enter the Leased Premises, the Landlord shall have the right to take any and all
necessary steps to rectify any or all Acts of Default of the Tenant and to charge the costs
of such rectification to the Tenant and to recover the costs as Rent.
(5) If, when an Act of Default has occurred, the Landlord chooses to waive its right to exercise
the remedies available to it under this Lease or at law the waiver shall not constitute
condonation of the Act of Default, nor shall the waiver be pleaded as an estoppel against
the Landlord to prevent his exercising his remedies with respect to a subsequent Act of
Default. No covenant, term, or condition of this Lease shall be deemed to have been
waived by the Landlord unless the waiver is in writing and signed by the Landlord.
13. TERMINATION UPON NOTICE AND AT END OF TERM
(1) If the Leased Premises and/or Property are subject to an Agreement of Purchase and Sale:
(a) The Landlord shall have the right to terminate this Lease, notwithstanding that the
Term has not expired, by giving ninety (90) days’ notice (the “Notice”) in writing to
the Tenant and, at the Tenant’s option, the Landlord shall pay to the Tenant the
fair market value for the Hangar or the Tenant agrees to remove the Hangar and
comply with Articles 9(3) and 10(5) of this Lease. Upon expiry of the Notice the
Tenant shall provide vacant possession of the Leased Premises provided the
Landlord pays to the Tenant a bonus of $500.00. For the purposes of this Article
and Articles 13(3) and 13(4) fair market value shall be determined as of the date
of the issuing of the Notice.
(2) If the Tenant remains in possession of the Leased Premises after termination of this Lease
as aforesaid and if the Landlord then accepts Rent for the Leased Premises from the
Tenant, it is agreed that such overholding by the Tenant and acceptance of Rent by the
Landlord shall create a monthly tenancy only but the tenancy shall remain subject to all the
terms and conditions of this Lease except those regarding the Term. The Parties agree
that if the Term is not renewed then upon expiry of the Term or if the Tenant is an
overholding tenant then either Party may terminate the lease upon sixty (60) days written
notice to the other party and the Tenant shall comply with Articles 9(3) and 10(5) of this
Lease.
(3) Other than a termination of this Lease in accordance with Article 13(1) of this Lease, the
Landlord shall, at any time and notwithstanding that the Term has not expired, have the
unqualified right to terminate this Lease upon one year’s prior written notification (the
“Notice”) if the Leased Premises are required for any reason or purpose of the Landlord in
which event the Landlord shall pay to the Tenant the fair market value for the Hangar, if
erected by the Tenant, unless the Tenant agrees to remove the Hangar and comply with
Articles 6(3) and 7(5) of this Lease, and the Tenant shall provide such vacant possession
upon the expiry of the Notice provided the Landlord pays to the Tenant a bonus of $500.00.
(4) The Parties agree that it is their mutual intention that at the end of the Term of this Lease
the lease shall be renewed upon such conditions and terms as agreed between the Parties.
The Parties further agree that although it is their mutual intention to renew the lease
nevertheless either party may decide not to renew the lease for any reason. The Parties
acknowledge that upon such renewal all terms and conditions shall be negotiated between
the Parties. If the Parties do not renew this Lease then the Parties agree that the Landlord
shall be granted the Right of First Refusal to purchase the Hangar (the “Option”). The
Tenant covenants that it will not sell the Hangar, or any part thereof, to any person, firm or
corporation, without first providing the Landlord to exercise its Option as set out in the terms
of this paragraph. Upon the Tenant receiving a bona fide offer in writing (the “Third Party
Offer”) the Tenant shall deliver to the Airport Office, 244411 Airport Road, Township of
South-West Oxford, Ontario, a copy of the Third Party Offer and the Landlord shall have
twenty business days (the “Notice Period”) from the date of receipt of the Third Party Offer
to exercise the Option to match the Third Party Offer. If the Landlord exercises its option
in the Notice Period then it must inform the Tenant at the Property in writing that it will
purchase the Tenant’s interest in the Hangar on the same terms and conditions, or more
favourable terms to the Tenant at the Landlord’s discretion, as contained in the Third Party
Offer (the “Landlord’s Offer”). If the Landlord exercises its Option in the Notice Period then
the Tenant must sell the Hangar to the Landlord upon the terms and conditions as
contained in the Landlord’s Offer. If the Landlord does not exercise its option in the Notice
Period then the Tenant shall be at liberty to accept the Third Party Offer provided that there
are no modifications to the Third Party Offer. If any modifications are made to the Third
Party Offer then the Landlord shall be permitted to exercise its option pursuant to the terms
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of this paragraph. For the purpose of this paragraph, if the Tenant is a corporation, the
word “sell”, in addition to its ordinary meaning, shall be deemed to mean and include a sale
or disposition of the corporate shareholding of the Tenant by the person or persons who,
at the date of the commencement of the lease holds or hold a majority of the corporate
shares. Subject to the conditions contained in Article 4 of this Agreement, the Parties agree
that prior to the expiry of this Lease if the Tenant seeks to assign this Lease to a third party
then the Landlord will agree to examine a proposal to extend the term of this Lease
however nothing in this paragraph shall require the Landlord to accept any amendment of
the term or new term.
14. ACKNOWLEDGMENT BY TENANT
(1) The Tenant agrees that it will at any time or times during the Term, upon being given at
least forty-eight (48) hours prior written notice, execute and deliver to the Landlord a
statement in writing certifying:
(a) that this Lease is unmodified and is in full force and effect (or if modified
stating the modifications and confirming that the Lease is in full force and
effect as modified);
(b) the amount of Rent being paid;
(c) the dates to which Rent has been paid;
(d) other charges payable under this Lease which have been paid;
(e) particulars of any prepayment of Rent or security deposits; and,
(f) particulars of any sub tenancies.
15. SUBORDINATION AND POSTPONEMENT
(1) This Lease and all the rights of the Tenant under this Lease are subject and subordinate
to any and all charges against the land, buildings or improvements of which the Leased
Premises form part, whether the charge is in the nature of a mortgage, trust deed, lien or
any other form of charge arising from the financing or re-financing, including extensions or
renewals, of the Landlord’s interest in the Property.
(2) Upon the request of the Landlord the Tenant will execute any form required to subordinate
this Lease and the Tenant’s rights to any such charge, and will, if required, attorn to the
holder of the charge.
(3) No subordination by the Tenant shall have the effect of permitting the holder of any charge
to disturb the occupation and possession of the Leased Premises by the Tenant as long
as the Tenant performs his obligations under this Lease.
16. RULES AND REGULATIONS
The Tenant agrees on behalf of itself and all persons entering the Leased Premises with the
Tenant’s authority or permission to abide by such reasonable rules, standards and regulations of
the Airport and/or Property which shall form part of this Lease and as the Landlord may make
and/or amend from time to time.
17. NOTICE
(1) Any notice required or permitted to be given by one party to the other pursuant to the terms
of this Lease may be given
To the Landlord at:
Tillsonburg Regional Airport
Attn: Airport Administrator
244411 Airport Rd
South-West Oxford, On
N4G 4H1
Fax: 519-842-3445
To the Tenant at the Leased Premises or at:
1467246 Ontario Inc.
244779 Milldale Rd,
Otterville ON,
N0J 1R0
(2) The above addresses may be changed at any time by giving ten (10) days written notice.
(3) Any notice given by one party to the other in accordance with the provisions of this Lease
shall be deemed conclusively to have been received on the date delivered if the notice is
served personally or seventy-two (72) hours after mailing if the notice is mailed.
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18. REGISTRATION
The Tenant shall not at any time register notice of or a copy of this Lease on title to the Property of
which the Leased Premises form part without consent of the Landlord.
19. INTERPRETATION
(1) The words importing the singular number only shall include the plural, and vice versa, and
words importing the masculine, feminine or neutral gender shall include the other genders,
and words importing persons shall include firms and corporations and vice versa.
(2) Unless the context otherwise requires, the word “Landlord” and the word “Tenant” wherever
used herein shall be construed to include the executors, administrators, successors and
assigns of the Landlord and Tenant, respectively.
(3) When there are two or more Tenants bound by the same covenants herein contained, their
obligations shall be joint and several.
20. MISCELLANEOUS
(1) Unless otherwise stipulated, parking, if applicable, in the common parking area shall be in
common and unreserved.
(2) If a dispute should arise between the Parties in the interpretation of this Agreement then
both parties agree that such dispute shall be referred to binding arbitration and be bound
by the result of such arbitration. The terms, form and procedure of the arbitration shall be
in accordance with the Arbitration Act or any successor legislation. The parties further
agree that the arbitrator shall be jointly chosen and the arbitrator shall have the ability to
award costs of the arbitration. This clause shall not apply if the Tenant is in default under
the terms of the Lease which include but are not limited to:
(a) its obligations to pay Rent, Base Rent and/or Additional Rent;
(b) non-repair or maintenance of the Leased Premises;
(c) subleased the Leased Prem ises without the authorization of the Landlord,
acting reasonably;
(d) changed its use of the Leased Premises; or,
(e) used the Leased Premises in any manner contrary to Article 7.
(3) In the event that any clause herein should be unenforceable or be declared invalid for any
reason whatsoever, such enforce ability or invalidity shall not affect the enforce ability or
validity of the remaining portions of the covenants and such unenforceable or invalid
portions shall be severable from the remainder of this Lease.
(4) This Lease shall be construed and enforced in accordance with the laws of the Province of
Ontario. Any proceeding shall be brought at the City of Woodstock in the County of Oxford,
Ontario.
(5) The Tenant hereby agrees that it has had an opportunity to review the terms of this Lease
and seek independent legal advice.
(6) Should any provision of this Lease require judicial interpretation or arbitration, it is agreed
that the court or arbitrator interpreting or construing the same shall not apply a presumption
that the terms thereof shall be more strictly construed against one party by reason of the
rule of construction that a document is to be construed more strictly against the party who
itself or through its agent prepared the same, it be agreed that both parties have
participated in the preparation hereof.
(7) This Lease and it’s schedules constitutes the entire agreement between the Parties hereto
pertaining to the subject matter hereof and supersedes all prior and contemporaneous
agreements, understandings, negotiations and discussions, whether oral or written, of the
parties and there are no warranties, representations or other agreements between the
Parties in connection with the subject matter hereof, except as specifically set forth herein.
No supplement, modification, waiver or termination of this Lease shall be binding unless
executed in writing by the Parties.
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(8) The Tenant agrees that it has not relied upon any representation, promise or warranty of
the Landlord with respect to the condition of the Leased Premises, Hangar or any
representation or promise of the Landlord to repair, renovate or otherwise alter the Leased
Premises in any manner prior to or after commencement of the Term. The Parties agree
that the Leased Premises are being offered to the Tenant in an “as is” condition. The
Tenant shall not call on or demand the Landlord to perform any repairs or renovations prior
to or after it obtains possession. The Tenant acknowledges that it has performed its own
due diligence in establishing the state of repair of the Leased Premises including the
Hangar.
In Witness of the foregoing covenants the Landlord and the Tenant have executed this Lease.
__________________________________
Landlord
Deb Gilvesy, Mayor
The Corporation of the Town of Tillsonburg
__________________________________
Landlord
Kyle Pratt, Chief Administrative Officer
The Corporation of the Town of Tillsonburg
We have authority to bind the Corporation.
Per:
____________________ _________________________
Witness Name
Tenant
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