240311 Council Agenda (2)The Corporation of the Town of Tillsonburg
Council Meeting
AGENDA
Monday, March 11, 2024
5:30 PM
LPRCA
4 Elm St
Tillsonburg
1.Call to Order
2.Closed Session (5:30 p.m.)
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT Council move into Closed Session to consider the following:
2.4.1 CLD-EDM-24-004 Notice of Surplus Land - 20 Cranberry Road
239 (2) (i) a trade secret or scientific, technical, commercial, financial or labour relations
information, supplied in confidence to the municipality or local board, which, if disclosed,
could reasonably be expected to prejudice significantly the competitive position or interfere
significantly with the contractual or other negotiations of a person, group of persons, or
organization;
239 (2) (k) a position, plan, procedure, criteria or instruction to be applied to any negotiations
carried on or to be carried on by or on behalf of the municipality or local board.
2.1 Adoption of Agenda
2.2 Disclosures of Pecuniary Interest and the General Nature Thereof
2.3 Adoption of Closed Session Council Minutes
2.4 Reports
2.4.1 CLD-EDM-24-004 Notice of Surplus Land - Cranberry Road Property
239 (2) (i) a trade secret or scientific, technical, commercial, financial or
labour relations information, supplied in confidence to the municipality or
local board, which, if disclosed, could reasonably be expected to prejudice
significantly the competitive position or interfere significantly with the
contractual or other negotiations of a person, group of persons, or
organization;
239 (2) (k) a position, plan, procedure, criteria or instruction to be applied to
any negotiations carried on or to be carried on by or on behalf of the
municipality or local board.
2.5 Back to Open Session
3.Moment of Silence
4.Adoption of Agenda (6:00 p.m.)
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT the Agenda as prepared for the Council meeting of March 11, 2024, 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 the Council Meeting Minutes dated February 26, 2024, be approved.
7.Presentations
7.1 Watson & Associates: Town of Tillsonburg Development Charges Background Study
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT the presentation from Watson & Associates regarding Town of Tillsonburg
Development Charges Background Study be received as information.
8.Public Meetings
Page 2 of 295
8.1 Applications for Consent B23-78-7 & B23-79-7 - 22 and 26 A Old Vienna Road
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
The Council of the Town of Tillsonburg advise the Oxford County Land Division
Committee that the Town supports the Application for Consent B 23-78-7 as
submitted by Peter Staley for lands described as Pt. Lt. 1385 Plan 500 Pt 2, 41R-
6145 in the Town of Tillsonburg, subject to the following conditions:
The lot to be severed be appropriately zoned.1.
The owners shall agree, in writing, to satisfy all requirements financial and
otherwise, of the Town of Tillsonburg regarding the installation of services
and drainage facilities to the satisfaction of the Town of Tillsonburg. Any
work being done in the Town’s right-of-way will require an Encroachment
Permit and a representative of the developer’s consultant must be on site.
The owner shall submit a stamped and sealed letter to the Town of
Tillsonburg from the consulting engineer stating that all servicing and
restoration work has been completed to the Town’s design standards.
2.
A Stormwater Management (SWM) Technical Brief which identifies the
location of the existing drainage ditch that traverses the subject lands,
addresses the minor and major overland flows entering the site from all
adjacent properties and right of ways, and identifies the size of the easement
required over the said drainage ditch, be submitted to the satisfaction of the
Town.
3.
The owners shall submit a preliminary lot grading plan, including servicing,
for the lot to be created through B23-78-7 and B-23-79-7 to the satisfaction
of the Town of Tillsonburg Engineering Services Department.
4.
An Easement over the existing drainage ditch that runs east to west through
the existing lands of 26A Old Vienna Road, the size of which will be
determined through the SWM Technical Brief, will be dedicated to the Town
of Tillsonburg to the satisfaction of the Town.
5.
The certificate for Application B23-78-7 be issued, the Transfer registered,
and a copy of the registered Transfer be provided to the Secretary-Treasurer
of the Land Division Committee, prior to the issuance of the certificate for
Application B23-79-7.
6.
The owner shall agree to satisfy all requirements, financial and otherwise, of
the County, regarding the installation of water and sanitary sewer services,
to the satisfaction of the County including payment of all outstanding fees
regarding the same. To this regard, the lot to be severed must be
independently serviced (water/sanitary), and any/all services crossing the
7.
Page 3 of 295
proposed property line be disconnected to the satisfaction of the County of
Oxford Public Works Department. Water/sanitary servicing is available on
Old Vienna Rd. and the applicant will be required to connect to the services
for the new lot. An application to connect will be required.
Prior to building permit issuance, the applicant must submit a preliminary
drawing / plan to Building Services containing sufficient information to
determine the feasibility of the proposed development on the new enlarged
lot created through B23-78-7 and B23-79-7, to the satisfaction of Building
Services.
8.
The Clerk of the Town of Tillsonburg advise the Secretary-Treasurer of the
Land Division Committee that all requirements of the Town of Tillsonburg
have been complied with.
9.
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
The Council of the Town of Tillsonburg advise the Oxford County Land Division
Committee that the Town supports the Application for Consent B23-79-7 as
submitted by Jeff Snow for lands described as Part of Block A Plan 966 Part 1 Plan
41R-10254 in the Town of Tillsonburg, subject to the following conditions:
The lot to be severed be appropriately zoned.1.
The owners shall agree, in writing, to satisfy all requirements financial and
otherwise, of the Town of Tillsonburg regarding the installation of services
and drainage facilities to the satisfaction of the Town of Tillsonburg. Any
work being done in the Town’s right-of-way will require an Encroachment
Permit and a representative of the developer’s consultant must be on site.
The owner shall submit a stamped and sealed letter to the Town of
Tillsonburg from the consulting engineer stating that all servicing and
restoration work has been completed to the Town’s design standards.
2.
A Stormwater Management (SWM) Technical Brief which identifies the
location of the existing drainage ditch that traverses the subject lands,
addresses the minor and major overland flows entering the site from all
adjacent properties and right of ways, and identifies the size of the easement
required over the said drainage ditch, be submitted to the satisfaction of the
Town.
3.
The owners shall submit a preliminary lot grading plan, including servicing,
for the lot to be created through B23-78-7 and B-23-79-7 to the satisfaction
of the Town of Tillsonburg Engineering Services Department.
4.
An Easement over the existing drainage ditch that runs east to west through
the existing lands of 26A Old Vienna Road, the size of which will be
5.
Page 4 of 295
determined through the SWM Technical Brief, will be dedicated to the Town
of Tillsonburg to the satisfaction of the Town.
The parcel intended to be severed be conveyed to the abutting landowner to
the immediate north and be consolidated with said owner’s existing property.
Any additional transactions with regard to the severed parcel must comply
with Section 50(3) & (5) of the Planning Act, R.S.O., 1990, as amended, and
be reflected on the certificate.
6.
The certificate for Application B23-78-7 be issued, the Transfer registered,
and a copy of the registered Transfer be provided to the Secretary-Treasurer
of the Land Division Committee, prior to the issuance of the certificate for
Application B23-79-7.
7.
The owner shall agree to satisfy all requirements, financial and otherwise, of
the County, regarding the installation of water and sanitary sewer services,
to the satisfaction of the County including payment of all outstanding fees
regarding the same. To this regard, the lot to be severed must be
independently serviced (water/sanitary), and any/all services crossing the
proposed property line be disconnected to the satisfaction of the County of
Oxford Public Works Department. Water/sanitary servicing is available on
Old Vienna Rd. and the applicant will be required to connect to the services
for the new lot. An application to connect will be required.
8.
Prior to building permit issuance, the applicant must submit a preliminary
drawing / plan to Building Services containing sufficient information to
determine the feasibility of the proposed development on the new enlarged
lot created through B23-78-7 and B23-79-7, to the satisfaction of Building
Services.
9.
The Clerk of the Town of Tillsonburg advise the Secretary-Treasurer of the
Land Division Committee that all requirements of the Town of Tillsonburg
have been complied with.
10.
9.Planning Reports
10.Delegations
10.1 Dave Cripps and Leanne Hopkins, Trustees, Thames Valley District School Board
Re: TVDSB Oxford County Update
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT the delegation Dave Cripps and Leanne Hopkins, Trustees, Thames Valley
District School Board Re: TVDSB Oxford County Update be received as
information.
Page 5 of 295
11.Deputation(s) on Committee Reports
11.1 CS-24-017 Museum, Culture, Heritage and Special Awards Advisory Committee -
Recommendation on Annandale House and Parks, Culture and Recreation Social
Media
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
A. THAT report titled Recommendation on Annandale House and Parks, Culture and
Recreation Facebook Pages be received as information; and
B. THAT Council approve the recommendation of the Museum, Culture, Heritage
and Special Awards Advisory Committee as follows:
THAT the Museum, Culture, Heritage and Special Awards Advisory Committee
recommend that
THAT the Museum, Culture, Heritage and Special Awards Committee
recommend to Council that the Annandale National Historic Site
maintain their own Facebook page and that the Committee supports
the creation of a Parks and Recreation page.
1.
AND THAT staff at the Annandale National Historic Site remain active
and involved in the creation of content for their own page.
2.
11.2 EDM-24-008 Economic Development Advisory Committee Resolution - Backflow
Prevention By-Law Update
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT report titled “EDM 24-008 Economic Development Advisory
Committee Resolution – Backflow Prevention By-Law Update” be received;
and,
A.
THAT Council approve the recommendation of the Economic Development
Advisory Committee to be forwarded to Oxford County Public Works for
consideration in the implementation of the Backflow Cross Connection
Program as follows:
B.
THAT the Economic Development Advisory Committee recommends to
Tillsonburg Town Council that they recommend to Oxford County Council
that the Oxford County Backflow Cross Connection Control Survey, be
triaged based on property type, and be given the following extended time
frames for completion:
90 days for Industrial properties (no change)•
Six months for Commercial properties•
Page 6 of 295
Year-end (December 31, 2024) for Multi-Residential properties•
12.Information Items
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT the following items be received as information:
12.1 Township of South-West Oxford - Section 76 Request - Koteles Drain
12.2 Correspondence from the Honourable Sylvia Jones, Deputy Premier and Minister of
Health Re: Rural Ontario Municipal Association (ROMA) Conference
13.Staff Reports
13.1 Chief Administrative Officer
13.2 Corporate Services
13.3 Economic Development
13.3.1 EDM-24-009 - Community Improvement Plan Update - Final
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT report EDM 24- titled Community Improvement Plan Update – Final
be received.
13.4 Finance
13.5 Fire and Emergency Services
13.6 Operations and Development
13.7 Recreation, Culture and Parks
14.New Business
15.Consideration of Minutes
15.1 Advisory Committee Minutes
Proposed Resolution #
Page 7 of 295
Moved By: ________________
Seconded By: ________________
THAT the following Advisory Committee minutes be received as information:
Police Services Board - November 15, 2023 •
Parks, Beautification and Cemeteries Advisory Committee - January 30,
2024
•
Economic Development Advisory Committee - February 13, 2024 •
Affordable and Attainable Housing - February 28, 2024•
16.Motions/Notice of Motions
17.Resolutions/Resolutions Resulting from Closed Session
18.By-Laws
Moved By: ________________
Seconded By: ________________
THAT the following By-Laws be read for a first, second, third and final reading and that the
Mayor and Clerk be and are hereby authorized to sign the same, and place the corporate
seal thereunto.
18.1 By-Law 2024-024 A BY-LAW to register a lease on title for the premises at 51 Brock
Street, Tillsonburg.
18.2 By-Law 2024-025 A BY-LAW to register a lease on title for the premises at 55 Brock
Street, Tillsonburg.
18.3 By-Law 2024-026 A BY-LAW to adopt a Community Improvement Plan, CS-24-026
19.Confirm Proceedings By-law
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT By-Law 2024-022 A By-Law to Confirm the Proceedings of the Council Meeting of
March 11, 2024, 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
Page 8 of 295
Proposed Resolution #
Moved By: ________________
Seconded By: ________________
THAT the Council meeting of March 11, 2024, be adjourned at _____ p.m.
Page 9 of 295
1
The Corporation of the Town of Tillsonburg
Council Meeting
MINUTES
Monday, February 26, 2024
5:00 PM
LPRCA
4 Elm St
Tillsonburg
ATTENDANCE: Mayor Gilvesy (Chair)
Deputy Mayor Beres
Councillor Luciani
Councillor Parker
Councillor Parsons
Councillor Rosehart
Councillor Spencer
Staff: Kyle Pratt, Chief Administrative Officer
Tanya Daniels, Director of Corporate Services/Clerk
Julie Columbus, Director of Recreations, Culture & Parks
Cephas Panschow, Development Commissioner
Johnathon Graham, Director of Operations & Development
Renato Pullia, Director of Innovation and Strategic Iniativies and
Interim Director of Finance/Treasurer
Julie Ellis, Deputy Clerk
_____________________________________________________________________
1. Call to Order
The meeting was called to order at 5:00 p.m.
2. Closed Session (5:00 p.m.)
Page 10 of 295
2
Resolution # 2024-089
Moved By: Councillor Spencer
Seconded By: Councillor Rosehart
THAT Council move into Closed Session to consider the following:
2.1 CAO Annual Performance Review
239 (2) (b) personal matters about an identifiable individual, including municipal
or local board employees;
2.2 CLD-EDM-24-003 - Project Big Swing - Waiving of Conditions
239 (2) (c) a proposed or pending acquisition or disposition of land by the
municipality or local board;
239 (2) (i) a trade secret or scientific, technical, commercial, financial or labour
relations information, supplied in confidence to the municipality or local board,
which, if disclosed, could reasonably be expected to prejudice significantly the
competitive position or interfere significantly with the contractual or other
negotiations of a person, group of persons, or organization;
239 (2) (k) a position, plan, procedure, criteria or instruction to be applied to any
negotiations carried on or to be carried on by or on behalf of the municipality or
local board.
Carried
2.1 Adoption of Agenda
2.2 Disclosures of Pecuniary Interest and the General Nature Thereof
2.3 Adoption of Closed Session Minutes
2.4 Reports
2.4.1 CAO Annual Performance Evaluation
2.4.2 CLD-EDM-24-003 - Project Big Swing - Waiving of Conditions
2.5 Back to Open Session
3. Moment of Silence
Mayor Gilvesy read in the Land Acknowledgement.
Council provided comments regarding the recent passing of former Council
Member and Mayor Brenda Carroll.
Page 11 of 295
3
4. Adoption of Agenda (6:00 p.m.)
Resolution # 2024-096
Moved By: Deputy Mayor Beres
Seconded By: Councillor Spencer
THAT the Agenda as prepared for the Council meeting of February 26, 2024, be
approved with the addition of Agenda Item 10.1 – Delegation from the Tillsonburg
Kinsmen regarding the 2024 Kinsmen Easter Egg Hunt.
Carried
5. Disclosures of Pecuniary Interest and the General Nature Thereof
There were no disclosures of pecuniary interest.
6. Adoption of Council Minutes of Previous Meeting
Council took a brief recess from 6:06 to 6:11 p.m.
Resolution # 2024-097
Moved By: Councillor Rosehart
Seconded By: Councillor Parsons
THAT the Council Meeting Minutes dated February 12, 2024, be approved.
Carried
7. Presentations
8. Public Meetings
8.1 EDM-24-006 - Revised Community Improvement Plan
Cephas Panschow, Development Commissioner, attended before Council
to provided an overview of EDM-24-006 and answer various questions
from Members of Council. Mr. Pratt, CAO, provided comments and
confirmed the item is planned to be on the upcoming Affordable and
Attainable Housing Advisory Committee meeting prior to returning to
Council for final ratification.
Resolution # 2024-098
Moved By: Councillor Rosehart
Seconded By: Deputy Mayor Beres
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4
A. THAT report EDM 24-004 titled Revised Community Improvement
Plan be received; and,
B. THAT the revised Community Improvement Plan be approved
subject to any final revisions/additions to be considered at the
Public Meeting noting to strike 'whichever is later' in section 3 and a
review of the backlfow implications; and,
C. THAT a bylaw be brought forward for consideration.
Carried
8.2 A07-23 - Application for Minor Variance (2,4 and 6 Greenhill Drive)
Laurel Davies Snyder, Oxford County Planner, attended for the Committee
of Adjustments to provide an overview of A07-23 - Application for Minor
Variance (2,4, and 6 Greenhill Drive).
There was no one present to speak in favour of or in opposition to the
application.
Resolution # 2024-099
Moved By: Councillor Rosehart
Seconded By: Councillor Parker
THAT Council move into the Committee of Adjustment to hear an
application for Minor Variance at 6:28 p.m.
Carried
Moved By: Councillor Spencer
Seconded By: Councillor Parker
THAT the Committee of Adjustment approve Application File A07-23,
submitted by 2407774 Ontario Limited for lands described as Lot 18 Plan
41M-395 in the Town of Tillsonburg as it relates to:
1. Relief from Section 8.6.22.2.2 – Exterior Side Yard, Minimum
Width, to reduce the minimum required side yard width from 4.5 m
(14.8 ft) to 2.8 m (9.2 ft);
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2. Relief from Section 8.6.22.2.4 – Rear Yard, Minimum Depth, to
reduce the minimum required rear yard depth from 6.0 m (19.7 ft)
to 4.9 m (16.1 ft);
3. Relief from Section 5.37.1 Permitted Projections Into Required
Yards – Table 5.37.1 - Permitted Projections into Required Yards –
to reduce the minimum required exterior side yard setback for a
covered deck from 3.0 m (9.8 ft) to 1.3 m (4.3 ft);
4. Relief from Section 5.37.1 Permitted Projections Into Required
Yards – Table 5.37.1 - Permitted Projections into Required Yards –
to reduce the minimum required rear side yard setback for a
covered deck from 7.5 m (24.6 ft) to 3.8 m (12.5 ft).
Subject to the following conditions:
i. A building permit for the proposed dwelling shall be issued within
one year of the date of the Committee's decision.
ii. That the proposed relief shall only apply to the construction of a
three-unit townhouse dwelling and covered decks of the general
size and location as illustrated on Plate 4 of Report CP 2024-32.
Carried
Moved By: Councillor Luciani
Seconded By: Councillor Spencer
THAT Council move out of Committee of Adjustment and move back into
regular Council session at 6:38 p.m.
Carried
9. Planning Reports
10. Delegations
10.1 Tillsonburg Kinsmen re: 2024 Kinsmen Easter Egg Hunt
Cedric Tomico, Tillsonburg Kinsmen Member, attended before Council to
provide a presentation on the Kinsmen Club of Tillsonburg's Easter Egg
Hunt occurring on March 30th 2024. Mr. Tomico requested financial
support of approximately $209.40 from Council to cover the facility and
park rental fees for the 2024 event and all future years of the Easter Egg
Hunt.
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Resolution # 2024-100
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
A. THAT Council receives the delegation from the Tillsonburg
Kinsmen as information; and
B. THAT the 2024 fees associated for the memorial park rental be
donated to the Kinsman of Tillsonburg from the tax rate stabilization
reserve.
Carried
11. Deputation(s) on Committee Reports
12. Information Items
13. Staff Reports
13.1 Chief Administrative Officer
13.2 Corporate Services
13.3 Economic Development
13.3.1 EDM-24-003 - Community Improvement Plan Application – 150
Vienna Road Property
Cephas Panschow, Development Commissioner, provided an
overview of EDM24-003 regarding a Community Improvement Plan
Application for 150 Vienna Road.
Resolution # 2024-101
Moved By: Councillor Parker
Seconded By: Councillor Parsons
A. THAT Council receives report titled EDM 24-003 Community
Improvement Plan Application – 150 Vienna Road Property;
and
B. That 150 Vienna Road property be approved for:
a. An Accessibility Renovation Grant in matching funds to a
maximum contribution of $3,000;
b. A 100% rebate of the building permit fees; and,
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c. The Tax Increment Grant Back Program of the
Community Improvement Plan, related to enhancements
of the property, at the Strategic Level, which offers the
following growth related rebates:
Years 1 to 6 - 100% rebate of the incremental tax increase
Year 7 - 80% rebate
Year 8 - 60% rebate
Year 9 - 40% rebate
Year 10 - 20% rebate
with full property taxes being payable in year 11.
Carried
13.3.2 EDM-24-007 - Surplus Unopened Right-of-Way Lands South of
Wood Haven Drive - Multiple Offers to Purchase
Cephas Panschow, Development Commissioner, provided an
overview of EDM-24-007 - Surplus Unopened Right-of-Way Lands
South of Wood Haven Drive - Multiple Offers to Purchase.
Resolution # 2024-102
Moved By: Councillor Luciani
Seconded By: Councillor Rosehart
A. THAT report EDM 24-007 Surplus Unopened Right-of-Way
Lands South of Wood Haven Drive – Multiple Offers to
Purchase be received; and
B. THAT by-laws be brought forward authorizing the Mayor and
Clerk to enter into the following Agreement of Purchase and
Sales and to execute any documents required to effect the
transfer of seven portions of former Right-of-Way lands;
a. Kenneth Agnew and Kimberly Agnew (Lot 16) for lands
described as Parts 2 and 3, Plan 41R-10605;
b. Harry Ostrander and Elizabeth Ostrander (Lot 15) for
lands described as Parts 5 and 6, Plan 41R-10605;
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c. Timothy Hodgkinson and Deborah Hodgkinson (Lot 14)
for lands described as Parts 8 and 9, Plan 41R-10605;
d. Dale Lee and Judith Lee (Lot 12) for lands described as
Parts 14 and 15, Plan 41R-10605;
e. Jason Freeman and Charlene Freeman (Lot 11) for lands
described as Parts 17 and 18, Plan 41R-10605;
f. Jay Jackson and Lynn Jackson (Lots 33 and 34) for
lands described as Part 22, Plan 41R-10605;
g. Linda Carpani (Lot 35) for lands described as Part 23,
Plan 41R-10605; and,
C. THAT the bylaws include authorization for the Town of
Tillsonburg to take possession of 1 foot by 1 foot blocks of
land along the frontage of the lots along Wood Haven Drive
and Ridge Boulevard for the purpose of deeming “a lot not to
be a lot” under the Planning Act, thereby enabling the parts
being acquired by the property owners to merge with their
existing lands and to create a new contiguous parcel of land
for each of the properties, and as follows:
a. Part 1 on Lot 16
b. Part 4 on Lot 15
c. Part 7 on Lot 14
d. Part 13 on Lot 12
e. Part 16 on Lot 11
f. Parts 19 and 20 on Lots 33 and 34, Ridge Boulevard
g. Part 21 on Lot 35, Ridge Boulevard.
Carried
13.4 Finance
13.5 Fire and Emergency Services
13.6 Operations and Development
13.7 Recreation, Culture and Parks
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13.7.1 RCP-24-009 - Lake Lisgar Waterpark 2024 Operations
Julie Columbus, Director of Recreation, Culture and Parks,
attended before Council to provide an overview of RCP-24-009 -
Lake Lisgar Waterpark 2024 Operations and answered questions
regarding adjustment of staffing wage resources and clarifying
lesson impacts to public swims.
Resolution # 2024-103
Moved By: Deputy Mayor Beres
Seconded By: Councillor Parsons
A. THAT report titled RCP 24-009 Lake Lisgar Waterpark 2024
Operations be received as information; and
B. THAT the Town of Tillsonburg supports the amended hours
for Lake Lisgar Waterpark for the 2024 season as outlined in
the report in order to provide aquatic program offerings such
as swimming lessons and water fitness while the indoor pool
is closed for renovations.
Carried
13.7.2 RCP-24-012 - Pickleball and Tennis Court RFP
Julie Columbus, Director of Recreation, Culture and Parks,
attended before Council to provide an overview RCP-24-012 -
Pickleball and Tennis Court RFP and answered questions from
Members of Council. Director Columbus answered various
questions from Members of Council.
Resolution # 2024-104
Moved By: Councillor Parker
Seconded By: Councillor Luciani
A. THAT report titled RCP 24-012 Pickleball and Tennis Court
RFP be received as information; and
B. THAT Court Surface Specialists be awarded the tender for a
total of $296,705 + HST, inclusive of:
i. $200,500.00 +HST for the design, supply and install of 3
pickleball courts; and
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ii. $ 96,205.00 +HST for the resurfacing of 3 tennis courts
Carried
13.7.3 RCP-24-014 - Lake Lisgar Canteen Project Update
Julie Columbus, Director of Recreation, Culture and Parks,
attended before Council to provide an overview RCP-24-014 - Lake
Lisgar Canteen Project Update and answered Councillor Parsons
questions regarding completion of the Canteen.
Resolution # 2024-105
Moved By: Councillor Spencer
Seconded By: Councillor Parsons
A. THAT report titled RCP 24-014 Lake Lisgar Canteen
Renovation Budget Update be received as information; and
B. THAT the budget overage of $49,674 + HST for capital
project 698 LLWP Canteen Reno be hereby approved and
be funded from the Facilities Reserve; and
C. THAT the LLWP Canteen Reno project construction project
be awarded to PK Construction for $231,474 + HST.
Carried
13.7.4 RCP-24-015 - TCC Renovation Update
Julie Columbus, Director of Recreation, Culture and Parks,
attended before Council to provide an overview RCP-24-015 - TCC
Renovation Update and outlined cost allocations connected to the
project. Director Columbus answered questions regarding funding
deficits noting either 2023 Surplus or Facilities Reserve options that
may be needed to complete the project.
Resolution # 2024-106
Moved By: Councillor Rosehart
Seconded By: Councillor Parker
THAT report RCP 24-015 titled TCC Renovation Update be
received as information.
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Carried
14. New Business
15. Consideration of Minutes
15.1 Advisory Committee Minutes
Resolution # 2024-107
Moved By: Deputy Mayor Beres
Seconded By: Councillor Rosehart
THAT the following Advisory Committee minutes be received as
information:
Youth Advisory Committee Meeting Minutes dated February 7,
2024
Traffic Advisory Committee Meeting Minutes dated February 15,
2024
Carried
16. Motions/Notice of Motions
16.1 Councillor Parker - Grants Policy
Councillor Parker presented a revised wording for the Motion. Councillor
Parsons was absent at the time of the vote.
Resolution # 2024-108
Moved By: Councillor Parker
Seconded By: Councillor Rosehart
A. THAT the establishment of a Town Grant Committee be reviewed
and included within a report to Council on Clerks resources (Q2);
and
B. THAT the Clerk be directed to review Procedure By-law updates for
donation requests from delegations.
Carried
17. Resolutions/Resolutions Resulting from Closed Session
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18. By-Laws
Councillor Parsons was not present at the time of the vote.
Resolution # 2024-109
Moved By: Councillor Luciani
Seconded By: Councillor Rosehart
THAT the following By-Laws be read for a first, second and 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.
18.1 By-Law 2024-018 A BY-LAW to amend By-Law 2023-017 to Appoint
Directors to the Board of Management of the Tillsonburg Business
Improvement Area (BIA) Established by The Corporation of the Town
of Tillsonburg.
18.2 By-Law 2024-019 A BY-LAW to amend By-Law 4255, A By-Law to
control noise in the Town of Tillsonburg
18.3 By-Law 2024-020 A BY-LAW to close the Unopened Right-of-Way,
known as a Road Allowance south of Ridge Boulevard and Wood
Haven Drive and deem lands surplus to needs of the Town
Carried
19. Confirm Proceedings By-law
Resolution # 2024-110
Moved By: Councillor Parker
Seconded By: Councillor Spencer
THAT By-Law 2024-021, A By-Law to Confirm the Proceedings of the Council
Meeting held on February 26, 2024, 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
20. Items of Public Interest
21. Adjournment
Page 21 of 295
13
Resolution # 2024-111
Moved By: Councillor Rosehart
Seconded By: Deputy Mayor Beres
THAT the Council meeting of February 26, 2024, be adjourned at 7:40 p.m.
Carried
Page 22 of 295
Council Meeting
March 11, 2024
Town of Tillsonburg
Development Charge Background Study
0
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Introduction
1
•Watson & Associates Economists Ltd. (Watson) has been
retained to prepare a Development Charges (D.C.) Background
Study for the Town
•The Town’s current by-laws will expire on June 13, 2024
•The purpose of this meeting is to:
•Provide an overview of the draft D.C. calculations and municipal comparisons;
•Review D.C. by-law policies, including D.C. exemptions
•Provide estimated financial impacts of statutory and non-statutory D.C. by-law policies
Page 24 of 295
Simplified D.C.A. Methodology/Calculation
2
$
Identify Amount, Type, and
Location of Residential and Non-
Residential Growth
D.C. per Residential Unit
D.C. per sq.ft. of Non-
Residential Development
Development
Charges
Increase in Need for Service to
Accommodate Growth
D.C. Recoverable Cost of
Infrastructure to Accommodate
Growth
•Eligible D.C. Services
•Increase in Need for Service must
not exceed average historical level
of service over prior 15-year
period
•Expression of Council that needs
will be met
Deduct:
1.Uncommitted excess capacity
2.Grants, subsidies and
contributions
3.Benefit to existing development
Identify Capital Costs to Provide
Service
Page 25 of 295
Growth Forecast
Mid-2024 to Mid-2033
3
•10-year growth forecast has been prepared based on the
County’s Municipal Comprehensive Review to 2046, recent
development trends, and active development applications in
the approvals process
Net
Population
Residential
Units Employment Sq.m. of
G.F.A.
Mid-2024 19,521 9,084 8,814
Mid-2034 25,178 11,838 10,648
10-year 5,657 2,754 1,834 148,366
Time Horizon
Residential Non-Residential
Incremental Change
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Increase in Need for Service
•10-Year (2024-2033)
•Services Related to a Highway
•Police Services
•Fire Protection Services
•Parks and Recreation Services
•See Technical Appendix
4
Page 27 of 295
Anticipated Capital Needs
Gross Capital Costs ($73.3 million)
5
Page 28 of 295
D.C. Recoverable Costs
$37.6 Million
6
Page 29 of 295
Major Growth-Related Capital Projects
7
Service Area
Gross Capital
Costs
D.C. Recoverable
Costs
Fire Services
Current Station Renovation and Expansion $5.3 M $3.6 M
Full Size Rescue Unit $1.5 M $1.1 M
Police Services
Police Parking Improvements (Phase 1 and 2)$0.4 M $0.1 M
Services Related to a Highway
New Public Works Facility $14 M $3.3 M
Public Works Fleet $2.7 M $2.7 M
Road Reconstructions $8.9 M $7 M
Signalization $0.5 M $0.5 M
Sidewalk Connectivity Plan $1.5 M $1.4 M
Parks and Recreation
Community Complex Renovation and Expansion $5.3 M $1.3 M
Provision for additional Gymnasium and Multi-Use Space $6.2 M $4.4 M
Third Ice Pad $22.6 M $12.9 M
Provision for Additional Parkland $1.7 M $1.7 M
Page 30 of 295
Calculated Schedule of D.C.s
8
Single and Semi-
Detached Dwelling Other Multiples Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.m. of
Gross Floor Area)
(per Wind
Turbine)
Municipal Wide Services:
Services Related to a Highway 4,082 3,253 2,653 1,684 20.54 4,082
Fire Protection Services 1,347 1,074 876 556 6.78 1,347
Parks and Recreation Services 8,643 6,888 5,618 3,566 7.25
Policing Services 6 5 4 2 0.03 6
Total Municipal Wide Services 14,078 11,220 9,151 5,808 34.59 5,435
Year 1 Charge (80% of Full Charge)11,262 8,976 7,321 4,646 27.67 4,348
Service
RESIDENTIAL NON-RESIDENTIAL
Page 31 of 295
D.C. Comparison
9
Service Current Calculated
(2024$)Change ($)Change (%)
Municipal Wide Services:
Services Related to a Highway 6,538 4,082 (2,457) -38%
Fire Protection Services 806 1,347 541 67%
Parks and Recreation Services 1,717 8,643 6,926 403%
Policing Services 68 6 (62) -91%
Growth-Related Studies 435 (435) -100%
Total Municipal Wide Services 9,565 14,078 4,513 47%
Year 1 Charge (80% of Full Charge)9,565 11,262 1,697 18%
Service Current Calculated
(2024$)Change ($)Change (%)
Municipal Wide Services:
Services Related to a Highway 29.09 20.54 (8.56) -29%
Fire Protection Services 3.76 6.78 3.02 80%
Parks and Recreation Services 1.49 7.25 5.75 385%
Policing Services 0.32 0.03 (0.29) -91%
Growth-Related Studies 1.98 (1.98) -100%
Total Municipal Wide Services 36.65 34.59 (2.06) -6%
Year 1 Charge (80% of Full Charge)36.65 27.67 (8.98) -24%
Residential (Single Detached) Comparison
Non-Residential (per sq.m.) Comparison
Page 32 of 295
Municipal Comparison
Per Single Detached Residential Dwelling Unit
10
Page 33 of 295
Municipal Comparison
$ per Square Meter of Commercial Gross Floor Area
11
Page 34 of 295
Municipal Comparison
$ per Square Meter of Industrial Gross Floor Area
12
Page 35 of 295
D.C. By-law Policies
Development Charges
13
Page 36 of 295
D.C. By-Law Policies
•D.C.s are calculated and collected at building permit issuance
•D.C.s may also be paid before of after they otherwise would be
payable through agreement
•D.C.s for developments proceeding through Site Plan or Zoning
By-law Amendment will be determined based on the charges in
effect on the day of the application
•Rental housing and institutional developments would pay
D.C.s in 6 equal annual payments, commencing from the
date of occupancy
•Interest to be imposed where D.C.s are calculated at time of Site
Plan or Zoning By-law Amendment application and for mandatory
installment payments (rental housing and institutional development)
Timing of Collection
14
Page 37 of 295
D.C. By-Law Policies
•The Act provides for some mandatory exemptions but also gives
municipalities the ability to provide their own exemptions
•The Act is specific in identifying that the revenue forgone may
not be made up by increasing the D.C.s for other classes of
development
•In effect, it is a loss of revenue to the municipality which will have to
be funded via taxes, rates, reserves or other financial resources
•Financial impacts of D.C. exemptions and reductions have been
assessed
D.C. Exemptions
15
Page 38 of 295
D.C. By-Law Policies
•Upper/Lower Tier Governments and School Boards
•Development of lands intended for use by a university that
received operating funds from the Government
•Existing industrial building expansions (may expand by 50% with
no D.C.)
•Additional residential units in existing and new residential
buildings (revised through Bill 23):
•May add up to two apartments for a single detached, semi-detached
or row house (only one unit can be in an ancillary structure)
•One additional unit or 1% of the units in an existing rental residential
building with four or more residential units
Statutory D.C. Exemptions
16
Page 39 of 295
D.C. By-Law Policies
•Non-profit housing (Added through Bill 23)
•Inclusionary zoning affordable housing units (Added through Bill
23)
•Additional exemptions for affordable and attainable units to be
exempt upon proclamation by the Lieutenant Governor units
(Added through Bill 23)
•Discount for rental housing development:
•>2 bedrooms -25% discount
•2 bedrooms -20% discount
•<2 bedrooms -15% discount
•Mandatory reduction of D.C. (Maximum charge of 80%, 85%,
90%, 95%, 100% for first 5 Years of the by-law)
Statutory D.C. Exemptions
17
Page 40 of 295
Statutory and Non-Statutory Exemptions
County of
Oxford
Blandford-
Blenheim
East Zorra-
Tavistock Ingersoll Norwich Tillsonburg South-West
Oxford Zorra
1.Non-residential uses Excl.
Industrial
2.Industrial buildings
3.Non-residential farm
building
4.Places of worship
5.Public hospitals
6.Development in Central
Business District and
Entrepreneurial Area
7.Temporary buildings
and structures
8.Long-term care home
9.Affordable housing
10.Temporary dwelling
units
11. Private Schools
Exemption
Non-Statutory D.C. Exemptions
18
Page 41 of 295
Non-Statutory Exemptions
•Removal of non-residential D.C. exemptions is being considered
•Anticipated 10-year non-residential revenue (net of revenue loss
associated with statutory phase-in):
•Industrial: $2.7 million
•Commercial/Institutional: $2 million
•Majority of municipalities in South-Western Ontario outside of
Oxford County impose industrial D.C.s
•Consideration being given to charging D.C.s on farm bunk
houses for seasonal workers
•Charge would be imposed per bed based on Ministry of Health
occupancies
2024 D.C. Study Consideration
19
Page 42 of 295
Financial Impacts of D.C. Exemptions and
Reductions
20
•Forecast development that would be exempt from D.C.s has
been assessed for the purposes of understanding financial
impacts to the Town (i.e., requirement to fund exemptions and
discounts)
•Exemption analysis has been prepared by type of exemption,
including exemptions not yet in effect (i.e., affordable housing)
•Analysis based on forecast development activity and historical
exemptions witnessed
Page 43 of 295
Financial Impacts of D.C. Exemptions and
Reductions
21
Page 44 of 295
Financial Impacts of D.C. Exemptions and
Reductions
22
Page 45 of 295
Financial Impacts of D.C. Exemptions and
Reductions
23
D.C. Exemption/Reduction 10-Year Cost
Industrial $2.7 M
Commercial/Institutional $2 M
Affordable Housing $5.2 M
D.C. Phase-In 1 $3.8 M
Non-Profit Housing (LTC)$0.6 M
Rental Reduction $0.4 M
Secondary Units $0.3 M
Other 2 $0.3 M
Subtotal (Statutory Exemptions)$10.5 M
Total Exemptions $15.1 M
1. Assumes new by-laws still passed every 5-years.
All other impacts are net of Phase-in revenue loss
2. Other includes Municipal Facilities, Agricultural,
Places of Worship
Page 46 of 295
D.C. By-Law Policies
•Redevelopment credits on conversions or demolitions of existing
buildings or structures are generally granted to recognize what is
being replaced on site (not specific in the Act but provided by
case law)
•Redevelopment must occur within 5 years of demolition
•The credit cannot exceed the amount of D.C.s that would
otherwise be payable
•No credit is available if the use that was demolished/converted
would be exempt under this by-law or was not capable of being
occupied
•Refund may be available if the existing building cannot be
demolished until after construction of the new building.
Redevelopment Credits
24
Page 47 of 295
D.C. By-Law Policies
•Separate by-law for each service area to be imposed
•Charge to be phased in on the anniversary date of the by-laws
(i.e., June 13th)
•D.C.A. allows for adjustment of charges to reflect underlying cost
increases and reduces municipal cash flow impact between
statutory by-law reviews
•Mandatory indexing to occur on anniversary date of by-law (i.e., June
13th)
•Mandatory indexing currently in each year on April 1st
By-Law Administration
25
Page 48 of 295
Next Steps
•Present to development industry stakeholders – March 18,
2024
•Release background study publicly – By April 12, 2024 (60
days prior to by-law passage)
•Public Meeting of Council – May 27, 2024
•By-law Passage – June 12, 2024 (By-law effective on June
13, 2024)
Draft Timing
26
Page 49 of 295
Discussion
27
Page 50 of 295
Historical Level of Service Calculations and Capital Needs
Technical Appendix
28
Page 51 of 295
Services Related to a Highway
29
Page 52 of 295
Infrastructure Costs Included in the Development Charges CalculationTown of TillsonburgService: Services Related to a HighwayLess: Potential D.C. Recoverable CostPrj. NoResidential ShareNon-Residential Share2024-203376% 24%Project NameLength (km)Existing Road SurfaceSurface Work- - - - - - - Public Works Buildings- - - - - - - 1 New Public Works Facility 2026-2027 14,000,000 5,680,800 8,319,200 5,004,100 3,315,100 2,519,476 795,624 Public Works Fleet- - - - - - - 2 Heavy Duty Fleet2025 463,500 - 463,500 - 463,500 352,260 111,240 3 Sidewalk Plow2024 226,600 - 226,600 - 226,600 172,216 54,384 4 Sidewalk Plow2027 226,600 - 226,600 - 226,600 172,216 54,384 5 Backhoe2024-2033 231,800 - 231,800 - 231,800 176,168 55,632 6 Loader2024-2033 363,100 - 363,100 - 363,100 275,956 87,144 7 Provision for Additional Fleet 2024-2033 1,150,641 - 1,150,641 - 1,150,641 874,487 276,154 Road Reconstructions- - - - - - - 8 Concession Street - Tillson Ave to Maple Lane 0.32 Asphalt Asphalt 2024-2033 1,046,800 - 1,046,800 159,360 887,440 674,454 212,986 9West Town Line - boundary road with Norwich (Simcoe to Potters)1 Asphalt Asphalt 2024-2033 2,057,800 - 2,057,800 498,000 547,500 1,012,300 769,348 242,952 10 Cranberry Rd. - North St. to North Town Limit 0.8 Rural Asphalt 2024-2033 1,344,200 - 1,344,200 140,800 1,203,400 914,584 288,816 11 Concession St. East - Broadway to Tillson Ave. 0.8 Asphalt Asphalt 2024-2033 3,405,700 - 3,405,700 398,400 3,007,300 2,285,548 721,752 12 Townline Rd and Goshen St Reconstruction 0.26 Asphalt Asphalt 2024-2033 1,058,000 - 1,058,000 129,480 928,520 705,675 222,845 Signalization- - - - - - - 13 Town-wide Signalization 2024-2033 386,900 - 386,900 - 386,900 294,044 92,856 14 Signal Priority Control System Expansion - Phase 2 2024 54,100 - 54,100 - 54,100 41,116 12,984 15 Signal Priority Control System Expansion Phase 3 2025 24,200 - 24,200 - 24,200 18,392 5,808 16 Signal Priority Control System Expansion Phase 4 2026 24,200 - 24,200 - 24,200 18,392 5,808 - - - - - - - 17 Sidewalk Connectivity Plan 2024-2033 1,529,400 - 1,529,400 152,900 1,376,500 1,046,140 330,360 - - - - - - - Reserve Fund Adjustment- - - - (2,258,471) (1,716,438) (542,033) - - - - - - - Total27,593,541 5,680,800 21,912,741 6,483,040 547,500 12,623,729 9,594,034 3,029,695 Note: 2-Lane Asphalt - $246,000Road Surface Treatment - $87,000Net Capital CostBenefit to Existing DevelopmentGrants, Subsidies and Other Contributions Attributable to New DevelopmentTotalTiming (year)Gross Capital Cost Estimate(2024$)Post Period Benefit1. For newly constructed projects benefit to existing or non-growth share is considered to be nil. For road widenings or upgrades, benefit to existing or non-growth share is based on the cost to the Town of repaving the existing sections of road twice to build-out of the Town. In short the non-growth share is the capital cost the Town would incur if there was no growth over the forecast period. The calculation of the non-growth share assumes the following resurfacing costs per km:Increased Service Needs Attributable to Anticipated DevelopmentDevelopment Charges Background Study - TillsonburgCapital Needs Calculation SheetsPage 53 of 295
Town of TillsonburgService Standard Calculation SheetService: Services Related to a Highway - RoadsUnit Measure: km of roadwaysDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value ($/km)D.CArterial Roads 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 $1,908,100Collector Roads 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 $1,318,800Total 34 34 34 34 34 34 34 34 34 34 34 34 34 34 34 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0023 0.0022 0.0022 0.0022 0.0022 0.0022 0.0022 0.0021 0.0021 0.0021 0.0020 0.0020 0.0019 0.0018 0.0018 15 Year Average 2009-2023Quantity Standard 0.0021 Quality Standard $1,634,571Service Standard $3,433D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $3,433Eligible Amount $19,418,218Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 54 of 295
Town of TillsonburgService Standard Calculation SheetService: Services Related to a Highway - Bridges, Culverts & StructuresUnit Measure: Number of Bridges, Culverts & StructuresDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value ($/item)Bridges 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 $1,420,400Culverts 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 $656,100Retaining Walls 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 $1,683,000Total 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0015 0.0015 0.0015 0.0015 0.0015 0.0015 0.0015 0.0014 0.0014 0.0014 0.0014 0.0013 0.0013 0.0012 0.0012 15 Year Average 2009-2023Quantity Standard 0.0014 Quality Standard $1,070,479Service Standard $1,499D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $1,499Eligible Amount $8,477,976Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 55 of 295
Town of TillsonburgService Standard Calculation SheetService: Services Related to a Highway - Sidewalks and Active TransportationUnit Measure: km of sidewalks and active transportationDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value ($/km)Sidewalks 83.1 83.1 86.3 88.1 89.1 89.5 91.6 94.2 96.6 96.6 96.6 96.6 96.6 96.6 96.6 $176,500Total 83 83 86 88 89 90 92 94 97 97 97 97 97 97 97 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0055 0.0055 0.0056 0.0057 0.0057 0.0057 0.0058 0.0059 0.0060 0.0059 0.0057 0.0055 0.0054 0.0051 0.0050 15 Year Average 2009-2023Quantity Standard 0.0056 Quality Standard $176,607Service Standard $989D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $989Eligible Amount $5,594,773Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 56 of 295
Town of TillsonburgService Standard Calculation SheetService: Services Related to a Highway - Traffic Signals & StreetlightsUnit Measure: No. of Traffic SignalsDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value ($/item)Streetlights 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 $4,700Signalized Intersections 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 $309,000Total 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.1846 0.1836 0.1826 0.1809 0.1800 0.1790 0.1773 0.1760 0.1722 0.1696 0.1653 0.1601 0.1548 0.1485 0.1438 15 Year Average 2009-2023Quantity Standard 0.1706 Quality Standard $5,352Service Standard $913D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $913Eligible Amount $5,165,576Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 57 of 295
Town of TillsonburgService Standard Calculation SheetClass of Service:Public Works - FacilitiesUnit Measure: sq.ft. of building areaDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Bld'g Value ($/sq.ft.)Value/sq.ft. with land, site works, etc.Equipment Depot/Office - 20 Spruce Street 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 $352 $394Salt Shed - 20 Spruce Street 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 $89 $104Sign Shop - 20 Spruce Street 608 608 608 608 608 608 608 608 608 608 608 608 608 608 608 $89 $104Storage Building 692 692 692 692 692 692 692 692 692 692 692 692 692 692 692 $352 $394Sand Shed 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 $89 $104Brine Facility (#) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $56,426 $62,216Total15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 1.0142 1.0086 1.0033 0.9942 0.9891 0.9835 0.9744 0.9672 0.9464 0.9320 0.9082 0.8799 0.8507 0.8160 0.7903 15 Year Average 2009-2023Quantity Standard 0.9372 Quality Standard $307Service Standard $288D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $288Eligible Amount $1,629,499Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 58 of 295
Town of Tillsonburg Service Standard Calculation SheetClass of Service: Public Works - Vehicles & EquipmentUnit Measure: No. of vehicles and equipmentDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value ($/Vehicle)Light Duty Pick-Up 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $59,2005500 w/ Service Body 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $160,700F250 Pickup Truck 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $72,100Ram 3500 w/ Alum Dump Body 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $90,6004500 Truck w/ Service Body, Crane 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $103,000Ram 5500 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $72,100Heavy Duty 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 $463,500Trackless Sidewalk Machine 3 3 3 3 3 3 3 3 3 3 3 4 4 4 4 $226,600Trackless Equipment 25 25 25 25 25 25 25 25 25 25 25 25 25 25 25 $18,500Loader 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $363,100Grader 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $501,900Backhoe 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $231,800Sweeper 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $412,000Leaf Vacuum 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $71,700Brush Chipper 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $82,400Line Stripper 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $30,900Forklift 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $59,700Trailers 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 $22,400Generators 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 $45,200Misc. Equipment & Attachments 83 83 83 83 83 83 83 83 83 83 83 83 83 83 83 $3,900Total 141 141 141 141 141 141 141 141 141 141 141 142 142 142 142 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0093 0.0093 0.0092 0.0091 0.0091 0.0090 0.0089 0.0089 0.0087 0.0086 0.0083 0.0081 0.0079 0.0075 0.0073 15 Year Average 2009-2023Quantity Standard 0.0086 Quality Standard $54,722Service Standard $471D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $471Eligible Amount $2,662,241Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 59 of 295
Fire Protection Services
30
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Infrastructure Costs Included in the Development Charges CalculationTown of TillsonburgService: Fire Protection ServicesLess: Potential D.C. Recoverable CostPrj. NoResidential ShareNon-Residential Share2024-203376% 24%Facilities- - - - - - - 1 Current Station Renovation and Expansion 2025-2026 5,300,000 1,653,378 3,646,622 - 3,646,622 2,771,433 875,189 Equipment- - - - - - - 2 Additional Firefighter Equipment (10) 2024-2033 82,000 - 82,000 - 82,000 62,320 19,680 3 New SCBA Units and Personal Face Masks (8) 2024-2033 122,400 - 122,400 110,000 12,400 9,424 2,976 Vehicles- - - - - - - 4 Single Axel Enclosed Trailer 2024-2033 15,000 - 15,000 - 15,000 11,400 3,600 5 ATV 2025 40,000 - 40,000 - 40,000 30,400 9,600 6 Full Size Rescue Unit 2024-2033 1,500,000 - 1,500,000 381,100 1,118,900 850,364 268,536 Reserve Fund Adjustment - - - - (735,870) (559,261) (176,609) - - - - - - - Total 7,059,400 1,653,378 5,406,022 491,100 - 4,179,052 3,176,080 1,002,973 Increased Service Needs Attributable to Anticipated DevelopmentTiming (year)Benefit to Existing DevelopmentGrants, Subsidies and Other Contributions Attributable to New DevelopmentTotalPost Period BenefitNet Capital CostGross Capital Cost Estimate(2024$)Development Charges Background Study - TillsonburgCapital Needs Calculation SheetsPage 61 of 295
Town of TillsonburgService Standard Calculation SheetService: Fire Protection Services - FacilitiesUnit Measure: sq.ft. of building areaDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Bld'g Value ($/sq.ft.)Value/sq.ft. with land, site works, etc.Tillsonburg Fire Station - Concession Street 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 $462 $536Total9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 Population15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard0.6258 0.6223 0.6190 0.6134 0.6103 0.6068 0.6012 0.5968 0.5839 0.5750 0.5604 0.5429 0.5249 0.5035 0.4876 15 Year Average 2009-2023Quantity Standard 0.5783 Quality Standard $536Service Standard $310D.C. Amount (before deductions) 10 YearForecast Population 5,657 $ per Capita $310Eligible Amount $1,753,331Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 62 of 295
Town of Tillsonburg Service Standard Calculation SheetService: Fire Protection Services - Vehicles & EquipmentUnit Measure: No. of vehicles Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value ($/Vehicle)Pumper 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $937,300Pumper/Tanker 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,493,500Rescue Truck 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $381,100Aerial Truck 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $2,729,500Medium Duty Truck 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $85,000SUV1 $87,600Total 6 6 6 6 6 6 6 6 6 6 6 6 6 6 7 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0003 0.0003 0.0003 0.0004 15 Year Average2009-2023Quantity Standard 0.0004 Quality Standard $872,425Service Standard $349D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $349Eligible Amount $1,974,123Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 63 of 295
Town of Tillsonburg Service Standard Calculation SheetService: Fire Protection Services - Small Equipment and GearUnit Measure: No. of equipment and gearDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value ($/item)Dispatch Centre Equipment 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $484,700Hoses and Appliances (i.e. nozzles, valves) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $161,200Pagers and Radios 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $67,000SCBA Units (17) 17 17 17 17 17 17 17 17 17 20 20 20 20 20 20 $15,300SCBA Cylinder Fill Station - - 1 1 1 1 1 1 1 1 1 1 1 1 1 $64,500Equipment for Firefighters (bunker gear, uniforms, helmets, etc. )Full Time 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $8,200Volunteers 28 28 28 30 30 30 30 30 30 30 30 30 30 34 34 $8,200Total 50 50 51 53 53 53 53 53 53 56 56 56 56 60 60 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0033 0.0033 0.0033 0.0034 0.0034 0.0034 0.0034 0.0033 0.0033 0.0034 0.0033 0.0032 0.0031 0.0032 0.0031 15 Year Average 2009-2023Quantity Standard 0.0033 Quality Standard $24,191Service Standard $80D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $80Eligible Amount $451,598Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 64 of 295
Police Services
31
Page 65 of 295
Infrastructure Costs Included in the Development Charges CalculationTown of TillsonburgService: Policing ServicesLess: Potential D.C. Recoverable CostPrj. NoResidential ShareNon-ResidentialShare2024-203376% 24%1 Police Parking Improvements (Phase 1) 2024-2033 42,000 35,900 6,100 - 6,100 4,636 1,464 2 Police Parking Improvements (Phase 2) 2024-2033 348,000 297,500 50,500 - 50,500 38,380 12,120 Reserve Fund Adjustment - - - - (41,312) (31,397) (9,915) Total 390,000 333,400 56,600 - - 15,288 11,619 3,669 Grants, Subsidies and Other Contributions Attributable to New DevelopmentNet Capital CostBenefit to Existing DevelopmentIncreased Service Needs Attributable to Anticipated DevelopmentTiming (year)Gross Capital Cost Estimate(2024$)Post Period BenefitTotalDevelopment Charges Background Study - TillsonburgCapital Needs Calculation SheetsPage 66 of 295
Town of TillsonburgService Standard Calculation SheetService: Policing Services - FacilitiesUnit Measure: sq.ft. of building areaDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Bld'g Value ($/sq.ft.)Value/sq.ft. with land, site works, etc.OPP Facility 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 $385 $448Total12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 Population15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard0.8381 0.8335 0.8291 0.8215 0.8173 0.8127 0.8052 0.7993 0.7821 0.7702 0.7505 0.7271 0.7029 0.6743 0.6530 15 Year Average 2009-2023Quantity Standard 0.7745 Quality Standard 448 Service Standard $347D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $347Eligible Amount $1,962,696Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 67 of 295
Parks and Recreation Services
32
Page 68 of 295
Infrastructure Costs Included in the Development Charges CalculationTown of TillsonburgService:Parks and Recreation ServicesPrj.NoResidential ShareNon-Residential Share2024-203395% 5%Facilities1Community Complex Renovation and Expansion2024 5,282,750 - 5,282,750 1,022,800 2,956,280 1,303,670 1,238,486 65,183 2Provision for additional Gymnasium and Multi-Use Space2024-2033 6,180,000 1,816,000 4,364,000 - 4,364,000 4,145,800 218,200 3 Third Ice Pad 2030-2033 22,607,200 9,662,000 12,945,200 - 12,945,200 12,297,940 647,260 Parkland and Park Facilities- - - - - - - 4 New Picnic Pavilion 2024-2033 46,900 - 46,900 36,300 10,600 10,070 530 5 Rolling Meadows Park 2024-2033 167,100 - 167,100 - 167,100 158,745 8,355 6 Kinsmen Bridge Upgrades 2024-2033 696,100 - 696,100 539,100 157,000 149,150 7,850 7 Pickleball Courts 2024 204,000 - 204,000 - 204,000 193,800 10,200 8 Victoria Woods Park 2024-2033 167,100 - 167,100 - 167,100 158,745 8,355 9 Parking Lot Expansion 2024-2025 206,000 - 206,000 159,500 46,500 44,175 2,325 10 Provision for Additional Parkland 2024-2033 1,698,162 - 1,698,162 - 1,698,162 1,613,254 84,908 11 Baseball Diamond 2024-2033 48,300 - 48,300 - 48,300 45,885 2,415 12 Softball Diamonds (4) 2024-2033 193,200 - 193,200 - 193,200 183,540 9,660 13 Tennis Courts 2024-2033 100,000 - 100,000 - 100,000 95,000 5,000 Gross Capital Cost Estimate(2024$)Increased Service Needs Attributable to Anticipated DevelopmentTiming (year)Post Period BenefitNet Capital CostLess: Potential D.C. Recoverable CostBenefit to Existing DevelopmentGrants, Subsidies and Other Contributions Attributable to New DevelopmentTotalDevelopment Charges Background Study - TillsonburgCapital Needs Calculation SheetsPage 69 of 295
Trail Development- - - - - - - 14 New Trail Development 2024-2033 137,400 - 137,400 106,400 31,000 29,450 1,550 15 Upgrade Participark Trail 2024-2033 120,700 - 120,700 93,500 27,200 25,840 1,360 16 Trail Head Improvements 2024-2033 51,500 - 51,500 39,900 11,600 11,020 580 Vehicles- - - - - - - 17 Pick-Up Truck 2024-2033 59,200 - 59,200 - 59,200 56,240 2,960 18 Ice Resurfacer 2030-2033 103,000 - 103,000 - 103,000 97,850 5,150 19 Tractor 2024 25,800 - 25,800 - 25,800 24,510 1,290 20 Mini Excavator 2024 133,900 - 133,900 - 133,900 127,205 6,695 21 Scissor Lift 2024 36,100 - 36,100 - 36,100 34,295 1,805 - - - - - - - Reserve Fund Adjustment - - - - (1,037,139) (985,282) (51,857) - - - - - - - Total 38,264,412 11,478,000 26,786,412 1,997,500 2,956,280 20,795,494 19,755,719 1,039,775 Development Charges Background Study - TillsonburgCapital Needs Calculation SheetsPage 70 of 295
Town of Tillsonburg Service Standard Calculation SheetService: Parkland AmenitiesUnit Measure: No. of parkland amenitiesDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value ($/item)Play Structures (All Parks) 11 11 11 12 12 12 12 12 13 13 13 13 13 13 13 $78,400Newman Park - Gazebo 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $11,300Kiwanis Park - Ball Diamond - Lit 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $201,500Coronation Park - Picnic Pavillion & Washroom 2 2 2 2 2 2 $96,800Annandale Park - Canteen 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $428,100Fairgrounds 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,070,600Memorial Park - Ball Diamond - Unlit 1 1 1 1 - - - - - - - - - - - $32,300Annandale Park - Ball Diamond - Unlit 2 4 4 4 4 4 4 4 3 3 3 3 3 3 3 $48,300Annandale Park - Ball Diamond - Lit 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $201,500Fairgrounds - Ball Diamond/Race Track - Lit 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $290,200Fairgrounds - Ball Diamond - Unlit 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $32,300Annandale Park - Soccer Field 1 - - - - - - - - - - - - - - $32,300Soccer Park- Lit 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $193,400Soccer Park - Unlit 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 $32,300Memorial Park - Picnic Pavilion 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $298,400Memorial Park - Beach Volleyball - - - - 1 1 $6,500BridgesKinsmen Bridge 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $3,244,500Van Street Pedestrian Bridge 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $649,900Hawkins Bridge 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,194,500Outdoor BuildingsKiwanis Park Lighting Building 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $9,600Tennis Club House 1 1 1 1 - - - - - - - - - - - $14,500Parks Equipment Depot 1 1 1 - - - - - - - - - - - - $290,200Waterpark Storage Sheds 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $24,200Waterpark Canteen 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $100,000Summer Place/Rowing Club 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $441,500Gibson House 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $344,100Parking LotsPaved Parking Lots (# of spaces) 181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 $3,600Unpaved Parking Lots 9# of spaces) 262 262 262 292 292 292 292 302 302 374 374 374 374 374 374 $2,500Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 71 of 295
Town of Tillsonburg Service Standard Calculation SheetService: Parkland AmenitiesUnit Measure: No. of parkland amenitiesDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value ($/item)Special FacilitiesLake Lisgar Water Park 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $293,200Horse Stables 1 1 1 1 $483,700Skatepark 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $241,800Rowing Club Dock 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $189,000Dock at Gibson House 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $189,000Structural Steel Gazebo over Lake Lisgar 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $236,300Fountain in Lake Lisgar 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $59,100Grandstand 1 1 1 1 - - - - - - - - - - - $1,289,700Racetrack 1 1 1 1 - - - - - - - - - - - $209,600Celebration Plaza Bandshell1 1 1 1 1 1 1 $251,700Pump Track1 1 1 1 1 1 1 1 $74,700Dog Park1 1 1 1 1 1 1 $55,600Splash Pad1 1 $912,000Total 499 500 500 530 526 526 523 534 536 608 608 608 608 609 608 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0330 0.0328 0.0327 0.0343 0.0339 0.0337 0.0332 0.0336 0.0330 0.0369 0.0360 0.0348 0.0337 0.0324 0.0313 15 Year Average 2009-2023Quantity Standard 0.0337 Quality Standard $25,127Service Standard $847D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $847Eligible Amount $4,790,178Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 72 of 295
Town of TillsonburgService Standard Calculation SheetService:Parkland TrailsUnit Measure:Kilometres of Paths and TrailsDescription2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value($ /Kilometre)Participark (unpaved)2.7 2.7 2.7 2.7 2.7 2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.2 $7,800Participark (paved)0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 $3,900Borden Crescent Walking Trail 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 $7,800Tillsonburg Golf Course Trail 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 $122,800McLaughlin Way0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 $7,800Veterans Memorial Walkway3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 $70,400Cadman Park- - 1.2 1.2 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 $7,800TCT 4th St - Cranberry- - 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 $34,400Celebration Plazza2.0 2.0 2.0 2.0 2.0 2.0 2.0 $7,800Pedestrian Bridges >3m (# of bridges) 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 $847,900Total18.1 18.1 21.7 21.7 21.5 21.5 21.5 21.5 23.5 23.5 23.5 23.5 23.5 23.5 23.5 Population15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard0.0012 0.0012 0.0014 0.0014 0.0014 0.0014 0.0014 0.0014 0.0014 0.0014 0.0014 0.0013 0.0013 0.0012 0.0012 15 Year Average2009-2023Quantity Standard 0.0013 Quality Standard $315,623Service Standard $410D.C. Amount (before deductions) 10 YearForecast Population5,657$ per Capita$410Eligible Amount$2,321,124Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 73 of 295
Town of TillsonburgService Standard Calculation SheetService: Recreation FacilitiesUnit Measure: sq.ft. of building areaDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Bld'g Value ($/sq.ft.)Value/sq.ft. with land, site works, etc.Community Complex 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 $564 $624Tillsonburg Special Events Centre (Recreational Space)35,000 35,000 35,000 35,000 - - - - - - $274 $303Total171,000 171,000 171,000 171,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 11.2968 11.2345 11.1757 11.0737 8.7623 8.7124 8.6316 8.5685 8.3842 8.2564 8.0459 7.7946 7.5359 7.2287 7.0009 15 Year Average 2009-2023Quantity Standard 8.9135 Quality Standard $602Service Standard $5,366D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $5,366Eligible Amount $30,354,727Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 74 of 295
Town of Tillsonburg Service Standard Calculation SheetService: Parks & Recreation Vehicles and EquipmentUnit Measure: No. of vehicles and equipmentDescription 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 20232024 Value ($/Vehicle)RecreationPickup Truck (#29) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $64,400Van (#24) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $51,000Ice Edger (#148, 149) 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $4,100Ice Resurfacer (#116) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $128,800ParksLight Duty Truck (#43) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $64,400Medium Duty Truck (#46) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $87,600Tractor (#88, 89) 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $103,000Articulating Tractor (#107) 1 1 1 1 1 1 1 1 1 1 $72,100Gator (#200)1 1 1 $18,500Mower (#204) 1 1 1 1 1 1 1 1 1 1 $15,500Diamond Groomer (#129) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $25,800Turf Topper (#229) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $13,400Trailers (#231, 232, 233) 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 $20,300Ventrac Leaf Vac (#248)1 1 1 $16,000Ventrac Power Rake (#249)1 1 1 $16,000Ventrac Stump Grinder (#250)1 1 1 $16,0002021 Ventrac Snow Blower (#251)1 1 1 $16,000Aerator/Top Dresser (#256)1 1 1 $8,200Finishing Mower (#257)1 1 1 $8,200Miscellaneous Equipment 25 25 25 25 25 25 25 25 25 25 25 25 25 25 25 $3,500Total 41 41 41 41 41 41 41 42 42 42 39 39 45 45 45 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0027 0.0027 0.0027 0.0027 0.0026 0.0026 0.0026 0.0026 0.0026 0.0025 0.0023 0.0022 0.0025 0.0024 0.0023 15 Year Average 2009-2023Quantity Standard 0.0025 Quality Standard $21,416Service Standard $54D.C. Amount (before deductions) 10 YearForecast Population 5,657$ per Capita $54Eligible Amount $302,876Development Charges Background Study - TillsonburgService Standard Calculation SheetsPage 75 of 295
January 19, 2024
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
960
Notes
NAD_1983_UTM_Zone_17N
48 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)Old Vienna Road
Vienna Road
Van Street
Plate 1: Location Map and Existing Zoning File Nos. B23-78-7 (Staley) and B23-79-7 (Snow) Pt. Lt. 1385 Plan 500 Pt 2, 41R6145 - 22 Old Vienna Road, Tillsonburg (Staley) Part of Block A Plan 966 Part 1 Plan 41R10254; 26A Old Vienna Road, Tillsonburg (Snow)
Lot to be Retained by B23-78-7
Lot to be Severed by B23-78-7
Final Proposed Lot Boundary
Lot to be Retained by B23-79-7
Lot to be Severed by B23-79-7
and added to Lot to be created
through B23-78-7
Approximate
location of
existing
drainage ditch
Page 76 of 295
January 19, 2024
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
960
Notes
NAD_1983_UTM_Zone_17N
48 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)Old Vienna Road
Vienna Road
Van Street
Plate 1a: Location Map and Existing Zoning
File No. B23-78-7 (Staley)
Pt. Lt. 1385 Plan 500 Pt 2, 41R-6145 - 22 Old Vienna Road, Tillsonburg
Lot to be Retained by B23-78-7
Lot to be Severed by B23-78-7
Page 77 of 295
January 19, 2024
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
960
Notes
NAD_1983_UTM_Zone_17N
48 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)Old Vienna Road
Vienna Road
Van Street
Plate 1b: Location Map and Existing Zoning
File No. B23-79-7 (Snow)
Part of Block A Plan 966 Part 1 Plan 41R-10254; 26A Old Vienna Road, Tillsonburg
Lot to be Retained by B23-79-7
Parcel to be Severed by
B23-79-7 and added to lot to be
created through B23-78-7
Approximate location of
existing drainage ditch
Page 78 of 295
March 4, 2024
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
480
Notes
NAD_1983_UTM_Zone_17N
24 Meters
Plate 2: 2020 Aerial Map File Nos. B23-78-7 (Staley) and B23-79-7 (Snow) Pt. Lt. 1385 Plan 500 Pt 2, 41R6145 - 22 Old Vienna Road, Tillsonburg (Staley) Part of Block A Plan 966 Part 1 Plan 41R10254; 26A Old Vienna Road, Tillsonburg (Snow)
Vienna Road
Old Vienna Road
Lot to be Retained by B23-78-7
Lot to be Severed by B23-78-7
and Enlarged by B23-79-7
Lot to be Severed by B23-79-7
and added to Lot to be
Severed by B23-78-7
Lot to be Retained by B23-79-7
Final Proposed Lot Boundary
Approximate location of
existing drainage ditch
Page 79 of 295
E:\OSOFT141\Wayne\2023 Work\Ref Plans\22-18215rp.dwg
Plate 3: Applicant's Sketch File Nos. B23-78-7 (Staley) and B23-79-7 (Snow) Pt. Lt. 1385 Plan 500 Pt 2, 41R6145 - 22 Old Vienna Road, Tillsonburg Part of Block A Plan 966 Part 1 Plan 41R10254; 26A Old Vienna Road, Tillsonburg
Lot to be Retained by
B23-78-7
Lot to be Severed by
B23-78-7
Final Proposed
Lot
Lot to be
Severed by
B23-79-7 and added to Lot to
be Severed by
B23-78-7
Lot to be
Retained by
B23-79-7
Approximate location of existing
drainage ditch
Page 80 of 295
Page 1 of 12
Report No. CP 2024-33
COMMUNITY PLANNING
Council Meeting: March 11, 2024
To: Mayor and Members of Tillsonburg Town Council
From: Laurel Davies Snyder, Development Planner, Community Planning
Applications for Consent
B23-78-7 – Staley, and B23-79-7 - Snow
REPORT HIGHLIGHTS
The overall purpose of these applications is to retain two existing residential lots and the
existing residential dwellings on each lot and create one new parcel between these two lots
for a future residential development.
The proposed lot to be created will have an approximate area of 2,182.7 m2 (23,494.4 ft2) with
approximately 30 m (98.4 ft) of frontage on Old Vienna Road.
Planning staff are recommending that the applications be approved, subject to conditions, as
they are consistent with the policies of the Provincial Policy Statement (PPS) and maintain
the intent and purpose of the Official Plan respecting residential intensification and
development within Low Density Residential Areas.
DISCUSSION
Background
OWNERS: B23-78-7: Peter Staley
22 Old Vienna Road, Tillsonburg, ON N4G 3G4
B23-79-7: Jeff Snow
26A Old Vienna Road, Tillsonburg, ON N4G 3C4
APPLICANT: 2455892 Ontario Ltd. - Abe Hiebert
11645 Sunset Road, St. Thomas, ON N5P 3T2
AGENT: Cyril J. Demeyere Limited
261 Broadway, PO Box 460, Tillsonburg, ON N4G 4H8
Page 81 of 295
Report No: CP 2024-33
COMMUNITY PLANNING
Council Meeting: March 11, 2024
Page 2 of 12
LOCATION:
The subject lands are described as Pt. Lt. 1385 Plan 500, Pt 2, 41R-6145 and Part of Block A
Plan 966, Part 1 Plan 41R-10254. The lands are located on the east side of Old Vienna Road,
between Van Street and Oxford Street and are municipally known as 22 and 26A Old Vienna
Road, Tillsonburg.
COUNTY OF OXFORD OFFICIAL PLAN:
TILLSONBURG ZONING BY-LAW NO. 3295:
Existing Zoning: 22 Old Vienna Road - ‘Low Density Residential Type 1 Zone (R1)’
26A Old Vienna Road – ‘Low Density Residential Type 3 Zone (R3-14)’
EXISTING USE OF SUBJECT PROPERTY:
Lots to be Severed: vacant
Lots to be Retained: existing residential dwellings
SERVICES: Lots to be Severed and Retained: municipal water and municipal sanitary sewer
ACCESS: Lots to be Severed and Retained: paved municipal road (Old Vienna Road)
PROPOSAL:
22 Old Vienna Road 26A Old Vienna Road New Enlarged Lot
Frontage: 32 m (105 ft) 15 m (49 ft) 30 m (98.4 ft)
Approximate Depth: 56 m (184 ft) 44 m (144 ft)
Approximate Area: 1,347 m2 (14,509 ft2) 1,089 m2 (11,700 ft2) 2,182.7m2 (23,494.4 ft2)
The overall purpose of these applications is to retain two existing residential lots and the existing
residential dwellings on each lot (22 and 26A Old Vienna Road) and create one new parcel
between these two lots for future residential development (illustrated in Plate 1).
The new lot is proposed to be created via the severance of lands from 22 Old Vienna Road (B23-
78-7) and enlarging said lands with lands to be severed from 26A Old Vienna Road (B23-79-7),
resulting in one new parcel for future residential development comprising approximately 2,182.7
m2 (23,494.4 ft2) and having approximately 30 m of frontage on Old Vienna Road.
Schedule “T-1” Town of Tillsonburg Land Use Plan Residential
Schedule “T-2” Town of Tillsonburg Residential Density Plan Low Density Residential
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For Committee’s information, the applicant provided a preliminary proposal for a 3-storey, 6-unit
building for the new parcel. Staff note that facilitating the development of a multi-unit building for
up to 6 units would require an amendment to the Town’s Zoning By-law. The Official Plan
designation is ‘Low Density Residential which permits a range of low density housing forms, a
maximum height of three (3) stories at street elevation, and a maximum density of 30 units per
hectare (uph).
The proposed area of the new parcel created via the subject consent applications would be
approximately 0.218 ha (0.54 ac) and a 6-unit building would result in a density of approximately
27.5 units per hectare (11 units per acre) which would appear to be within the range permitted in
the Low Density Residential designation.
As illustrated on Plate 1a, Consent Application B23-78-7 proposes to sever a parcel with a
frontage of 30 m (98 ft), depth of 50 m (164 ft) and approximate area of 1,492 m2 (16,048 ft2) while
retaining a parcel with a frontage of 32 m (105 ft), depth of 56 m (184 ft) and approximate area of
1,347 m2 (14,509 ft2) and containing an existing dwelling.
As illustrated in Plate 1b, Consent Application B23-79-7 proposes to sever a parcel of
approximately 53 m (174 ft) in depth and 690.7 m2 (7,438 ft2) in area and add it to the parcel to
be severed via application B23-78-7. The proposed lot to be retained contains an existing
residential dwelling in the form of a street fronting townhouse (end unit in a block of 4 units) which
will be maintained and will have a frontage of 15 m (49 ft), depth of 44 m (144 ft) and approximate
area of 1,089 m2 (11,700 ft2).
The lot area of the new enlarged lot created via the above-noted applications will be approximately
2,182.7 m2 (23,494.4 ft2) with frontage of approximately 30 m (98.4 ft). It will contain an existing
drainage ditch, located on the southern boundary of the property and running east to west across
the property.
Surrounding land uses include residential to the north and south on Old Vienna Road, and
Coronation Park across Old Vienna Road to the south.
Plate 1, Location Map and Existing Zoning, shows the location of the subject lands and the
existing zoning in the immediate vicinity.
Plate 1a, Location Map and Existing Zoning, shows the location of the lot to be severed and the
lot to be retained resulting from application B23-78-7.
Plate 1b, Location Map and Existing Zoning, shows the location of the lot to be severed and the
lot to be retained resulting from application B23-79-7.
Plate 2, 2020 Aerial Map, provides an aerial view of the subject lands and surrounding area.
Plate 3, Applicant’s Sketch, provides the dimensions of the lands to be severed and lands to be
retained, as provided by the applicant.
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Application Review
PROVINCIAL POLICY STATEMENT (PPS):
Section 1.1.1 of the PPS provides that healthy liveable and safe communities are sustained by
accommodating an appropriate range and mix of residential housing (including additional units,
affordable housing, and housing for older persons) to meet long-term needs, and promoting cost-
effective development that minimizes land consumption and servicing costs.
Section 1.1.3.1 of the PPS states that Settlement Areas will be the focus of growth and their vitality
and regeneration shall be promoted. Land use patterns within settlement areas shall be based
on:
densities and mix of land use which are appropriate for, and efficiently use the
infrastructure and public service facilities which are planned or available;
support for active transportation;
efficiently using land and resources; and,
a range of uses and opportunities for intensification and redevelopment in accordance
with the criteria in policy 1.1.3.3, where this can be accommodated.
Section 1.1.3.2 states that land use patterns within settlement areas shall be based on densities
and a mix of land uses which efficiently use land, resources, existing infrastructure, and public
service facilities. A range of uses and opportunities for intensification and redevelopment should
also be promoted where it can be accommodated in settlement areas.
Section 1.1.3.4 directs that appropriate development standards shall be promoted which facilitate
intensification, redevelopment, and compact form, while avoiding or mitigating risks to public
health and safety.
Section 1.4, Housing, and specifically Subsection 1.4.3, states that planning authorities shall
provide for an appropriate range and mix 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 housing required to meet the social, health and
well-being requirements of current and future residents;
Permitting and facilitating all types of residential intensification, including additional
residential units and redevelopment, in accordance with policy 1.3.3.3;
Directing the development of new housing towards locations where appropriate levels of
infrastructure and public service facilities are or will be available to support current and
projected needs;
Promoting densities for new housing which efficiently use land, resources, infrastructure,
and public service facilities, and support the use of active transportation and transit in
areas where it exists or is to be developed; 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.
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OFFICIAL PLAN:
The subject lands are located within the ‘Low Density Residential’ designation according to the
Town of Tillsonburg Residential Density Plan, as contained in the Official Plan.
Low Density Residential Districts are those lands that are primarily developed or planned for a
variety of low-rise, low density housing forms including both executive and smaller single
detached dwellings, semi-detached, duplex, and converted dwellings, street-fronting townhouses,
and other, similar forms of development. Within 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.
The policies in Section 8.2.2.5, Residential Intensification and Redevelopment, promote
residential intensification in appropriate locations to make more efficient use of existing land,
infrastructure, and public services. Specifically, a minimum target of 15 percent of all new
residential dwelling units are to be developed through residential intensification within built-up
areas of the Town.
Residential intensification and compact urban form are permitted in appropriate locations within
the Residential and Central Areas of the Town, subject to complying with the policies of the
associated land use designations pertaining to the density, form and scale of residential
development being proposed. Intensification shall be facilitated through appropriate zoning
standards, and Town Council may consider the use of reduced municipal infrastructure
requirements and lot standards on a site or area specific basis, provided that such standards are
still in keeping with the overall objectives of the Official Plan.
The policies of Section 8.2.4.1, Infill Housing, apply to this proposal. Infill housing is defined as
the placement of new residential development into established built-up areas on vacant or
underutilized sites. To efficiently utilize the residentially designated land supply, and municipal
servicing infrastructure, infill housing will be supported in Low Density Residential Districts.
The introduction of new residential housing into an established streetscape pattern will only be
permitted if the proposal is deemed to be consistent with the characteristics of existing
development on both sides of the same street. In order that street-oriented infill projects are
sensitive to the continuity of the existing residential streetscape, the County Land Division
Committee and Town Council will ensure that the proposal is consistent with the street frontage,
setbacks, lot area, and, spacing of existing development within a two-block area on the same
street.
In addition to the specific infill policies identified, the following will be considered for all infill
proposals:
the location of vehicular access points, the effect of traffic generated by the proposal on
the public road system, pedestrian and vehicular safety and surrounding properties is
assessed and found to be acceptable;
existing municipal services and community facilities will be adequate to accommodate the
proposed infill project;
stormwater run-off from the proposal will be adequately controlled and will not negatively
affect adjacent properties;
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the extent to which the proposed development provides for the retention of any desirable
vegetation or natural features that contribute to the visual character of the surrounding
area;
the effect of proposed development on environmental resources or the effects of
environmental constraints on the proposed development will be addressed and mitigated
in accordance with Section 3.2;
compliance of the proposed development with the provisions of the Zoning By-Law of the
Town and other municipal by-laws; and,
consideration of the potential effect of the development on natural and heritage resources
and their settings.
Residential intensification and compact urban form shall be facilitated through appropriate zoning
standards and Town Council may consider the use of reduced municipal infrastructure
requirements and lot standards on a site or area specific basis, provided that such standards are
in keeping with the overall objectives of the Official Plan.
TOWN OF TILLSONBURG ZONING BY-LAW:
22 Old Vienna Road is currently zoned ‘Low Density Residential – Type 1 Zone (R1)’ in the Town’s
Zoning By-law. Permitted uses in the ‘R1’ zone include a group home, a home occupation, a
public use, and single detached dwellings. For single detached dwellings, the provisions of the
‘R1’ zone relevant to this application include:
minimum lot area of 480 m2 (5,166 ft2);
minimum lot frontage of 15 m (49.2 ft); and,
minimum lot depth of 32 m (105 ft).
26A Old Vienna Road is currently zoned ‘Low Density Residential – Type 3 Zone (R3-14)’ in the
Town’s Zoning By-law. Permitted uses in the ‘R3’ zone include single detached dwellings,
converted dwellings, duplex dwellings or semi-detached dwellings, a group home, a home
occupation, a public use, a multiple unit dwelling, containing not more than 4 dwelling units, and
street fronting townhouse dwellings. For street fronting townhomes, the provisions of the ‘R3-14’
zone relevant to this application include:
minimum lot area of 330 m2 (3,552 ft2);
minimum lot frontage of 11 m (36 ft); and,
minimum lot depth of 30 m (98.4 ft).
The minimum lot area, frontage, and yard setback provisions of the By-Law are intended to ensure
that lots are sufficiently large enough to provide an adequately sized building envelope and
maintain suitable setbacks to provide access to the rear yard and provide sufficient area to
conduct normal property maintenance. These provisions are also intended to ensure that
adequate area is provided for parking, landscaping, drainage, and private amenity space. The
minimum lot frontage provision of the By-law is intended to ensure that enough space is provided
for safe access and egress to the lot.
The applicant is proposing to sever land from 22 and 26A Old Vienna Road to create one new
parcel between these two properties for future residential development. The proposed
dimensions of the lots at 22 and 26A as amended by the subject applications appear to meet the
zoning provisions for minimum lot area, minimum lot frontage, and minimum lot depth for the
respective zones (‘R1’ and ‘R3-14’).
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As previously discussed, as the ‘Low Density Residential – Type 3 Zone (R3)’ allows for a multiple
unit dwelling containing not more than 4 dwelling units, the applicant’s initial proposal for a 3-
storey, 6-unit building would require a zone change to an appropriate zoning category. For the
Committee’s information, the applicant has not submitted a formal proposal regarding the future
development of the new lot proposed via consent applications B23-78-7 and B23-79-7.
Staff note that the existing drainage ditch currently contained on 26A Old Vienna Road will
become part of the new enlarged property, and any requirements/conditions to manage the ditch
prior to development on the site may affect the building location and/or feasibility of facilitating a
multiple unit building on the site.
AGENCY COMMENTS:
Oxford County Public Works
If approved, conditions of severance include:
the owner agrees to satisfy all requirements, financial and otherwise, of the County, regarding
the installation of water & sanitary sewer services, to the satisfaction of the County;
both properties must be independently serviced (water/sanitary);
any/all services crossing the proposed property line should be disconnected to the satisfaction
of the County of Oxford Public Works Department; and,
Water/sanitary servicing is available on Old Vienna Rd. and the applicant will be required to
connect to the services for the new lot. An application to connect will be required.
Town of Tillsonburg Building Services Department
Prior to building permit issuance, the applicant must submit a preliminary drawing / plan to
Building Services containing sufficient information to enable determination of the feasibility of
the proposed development on the new enlarged lot, to the satisfaction of Building Services.
Town of Tillsonburg Engineering Department
Comments regarding the full extent of enlarged lands:
The owners shall submit a preliminary lot grading plan, including servicing for the ultimate lot
to be created to the satisfaction of the Town of Tillsonburg Engineering Services Department.
The owners shall agree, in writing, to satisfy all requirements financial and otherwise, of the
Town of Tillsonburg regarding the installation of services and drainage facilities to the
satisfaction of the Town of Tillsonburg. Any work being done in the Town’s right-of-way will
require an Encroachment Permit and a representative of the developer’s consultant must be
on site. The owner shall submit a stamped and sealed letter to the Town of Tillsonburg from
the consulting engineer stating that all servicing and restoration work has been completed to
the Town’s design standards.
The Town will require an easement over the existing drainage ditch that runs east to west
through the existing lands of 26A Old Vienna Road.
Due to known drainage concerns, a Stormwater Management (SWM) Technical Brief, to the
satisfaction of the Town, must be provided which addresses the minor and major overland
flows entering the site from all adjacent properties, right of ways, and identifies the size of the
easement required over the existing drainage ditch.
The Town will require an easement over the existing drainage ditch that runs east to west
through the existing lands of 26A Old Vienna, the size of which will be determined through a
SWM Technical Brief, to be submitted to the satisfaction of the Town.
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Long Point Region Conservation Authority (LPRCA)
The enlarged property will contain flooding hazards from a watercourse. The property has
sufficient room that an appropriate setback from the watercourse can be achieved.
The subject property is regulated by Long Point Region Conservation Authority under Ontario
Regulation 178/06. A permit is required from this office prior to any development, and, prior
to development, the following details/requirement must be met (not limited to):
o Site plan that illustrates all development is setback 15 m from the watercourse;
o Grading plan;
o Stormwater Management report; and,
o Construction drawings.
Tillsonburg Economic Development & Marketing, Tillsonburg Hydro, did not have any comments
or concerns.
PUBLIC CONSULTATION:
Notice of the Application for Consent was provided to the public and surrounding property owners
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.
Planning Analysis
Provincial Policy Statement (PPS)
Approving the proposed severances will result in the creation of one new residential infill lot in the
Town of Tillsonburg, providing the opportunity for intensification within a serviced settlement area.
This is consistent with the policies of the PPS in Section 1.1.1 regarding accommodating an
appropriate range and mix of residential housing to meet long-term needs, and promoting cost-
effective development that minimizes land consumption and servicing costs. Staff are of the
opinion that the new lot resulting from the proposed consent applications is suitable for residential
purposes. More specifically, the applicant’s initial proposal for a 3-storey 6-unit multiple unit
dwelling would appear, on a preliminary basis, to be feasible on the lands with respect to the size
and configuration of the proposed lot to be created and represents an efficient use of land and
municipal infrastructure. In this regard, the proposal is consistent with the policies of the PPS in
Section 1.1.3.1 that support Settlement Areas as the focus of growth, the effective use of existing
infrastructure, and efficiently using land and resources.
Official Plan
The proposal is consistent with Low Density Residential Areas and Infill Housing policies in the
Official Plan.
The subject lands are located within an area characterized by various residential types on a range
of lot sizes. The proposed lots to be retained are consistent with the relevant provisions of the
‘R1’ and ‘R3-14’ provisions in the Zoning By-law and will be of sufficient size to provide adequate
space for setbacks, required off-street parking, and vehicular ingress and egress.
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Regarding the street-oriented infill policies contained in Section 8.2.4.1.1, staff are of the opinion
that the two-block area between Oxford Street and Van Street is characterized by a variety of
existing and planned residential uses, including single detached dwellings to the north and west,
and street fronting townhomes to the south. The proposed lots to be retained are compatible with
residential lot sizes within the defined area and will provide adequate lot area to maintain
setbacks. As previously discussed, the proposed lot to be created will provide for a reasonable
building envelope and ability to maintain setbacks and meet other relevant zoning provisions. As
such, it is the opinion of staff that the application conforms to the relevant policies of the Official
Plan respecting intensification and infill.
The Low Density Residential designation is intended to accommodate a mix and integration of
different housing types while achieving an overall low density. Planning staff are of the opinion
that as the proposed enlarged lot is within an existing settlement area and part of an underutilized
parcel, it provides an opportunity to increase the supply of housing through intensification, and
specifically, through Street Oriented Infill residential development.
Planning staff are of the opinion that the proposed new enlarged infill lot is of sufficient size to
accommodate new residential development compatible with surrounding residential uses with
respect to lot area, lot frontage and lot depth, and orientation to Old Vienna Road.
Town Engineering staff have indicated concerns regarding drainage in the area and therefore,
conditions of approval include specifically identifying the location of the ditch, dedicating an
easement over the existing drainage ditch to the Town, and submission of a SWM Technical Brief
that addresses minor and major overland flows entering the site from all adjacent properties and
right of ways. The LPRCA commented that the new enlarged lot appears to have sufficient room
to provide an appropriate setback from the existing watercourse (drainage ditch), and that a permit
will be required from their office prior to any development on the newly created lot.
The proposed new lot provides opportunity for a residential infill development. Depending upon
the nature and scale of the development of the lands, a zone change may be required, however,
staff are of the opinion that the proposed lot will adequately provide for a range of housing forms
that are compatible with and maintains the general form and function of the existing residential
neighbourhood.
Zoning By-law
For Consent Application B23-78-7 (22 Old Vienna Road), based on the sketch provided by the
applicant, attached as ‘Plate 3’ to this report, it appears that the relevant provisions of the ‘R1’
zone will be maintained for both the proposed lot to be retained and the lot to be severed through
B23-78-7 and enlarged through B23-79-7.
For Consent Application B23-79-7 (26A Old Vienna Road), based on the sketch provided by the
applicant, attached as ‘Plate 3’ to this report, it appears that the relevant provisions of the ’R3-14’
zone will be maintained for the lot to be retained. The proposed parcel to be severed will be
added to the lot to be severed via B23-78-7.
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Regarding the new lot, as previously discussed, facilitating the applicant’s preliminary proposal
for a 3-storey, 6-unit building would require a zone change to ‘Medium Density Residential Zone
(RM)’. Based on the information provided by the applicant for B23-78-7 and B23-79-7, it appears
that the new enlarged lot meets the relevant provisions of the ‘RM’ zone. Staff note that conditions
pertaining to the drainage ditch on the new enlarged lot may affect the building location and/or
feasibility of facilitating a multiple unit building on the site.
In light of the foregoing, it is the opinion of this Office that the Applications for Consent are
consistent with policies of the PPS and maintain the intent of the Official Plan respecting efficient
use of land and municipal services within a serviced urban area, and by providing infill housing
opportunities for the Town of Tillsonburg. As such, Planning staff recommend that the application
be given favourable consideration.
RECOMMENDATION
B23-78-7
The Council of the Town of Tillsonburg advise the Oxford County Land Division Committee
that the Town supports the Application for Consent B 23-78-7 as submitted by Peter Staley
for lands described as Pt. Lt. 1385 Plan 500 Pt 2, 41R-6145 in the Town of Tillsonburg,
subject to the following conditions:
1. The lot to be severed be appropriately zoned.
2. The owners shall agree, in writing, to satisfy all requirements financial and otherwise,
of the Town of Tillsonburg regarding the installation of services and drainage facilities
to the satisfaction of the Town of Tillsonburg. Any work being done in the Town’s right-
of-way will require an Encroachment Permit and a representative of the developer’s
consultant must be on site. The owner shall submit a stamped and sealed letter to the
Town of Tillsonburg from the consulting engineer stating that all servicing and
restoration work has been completed to the Town’s design standards.
3. A Stormwater Management (SWM) Technical Brief which identifies the location of the
existing drainage ditch that traverses the subject lands, addresses the minor and major
overland flows entering the site from all adjacent properties and right of ways, and
identifies the size of the easement required over the said drainage ditch, be submitted
to the satisfaction of the Town.
4. The owners shall submit a preliminary lot grading plan, including servicing, for the lot
to be created through B23-78-7 and B-23-79-7 to the satisfaction of the Town of
Tillsonburg Engineering Services Department.
5. An Easement over the existing drainage ditch that runs east to west through the
existing lands of 26A Old Vienna Road, the size of which will be determined through
the SWM Technical Brief, will be dedicated to the Town of Tillsonburg to the satisfaction
of the Town.
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6. The certificate for Application B23-78-7 be issued, the Transfer registered, and a copy
of the registered Transfer be provided to the Secretary-Treasurer of the Land Division
Committee, prior to the issuance of the certificate for Application B23-79-7.
7. The owner shall agree to satisfy all requirements, financial and otherwise, of the
County, regarding the installation of water and sanitary sewer services, to the
satisfaction of the County including payment of all outstanding fees regarding the
same. To this regard, the lot to be severed must be independently serviced
(water/sanitary), and any/all services crossing the proposed property line be
disconnected to the satisfaction of the County of Oxford Public Works Department.
Water/sanitary servicing is available on Old Vienna Rd. and the applicant will be
required to connect to the services for the new lot. An application to connect will be
required.
8. Prior to building permit issuance, the applicant must submit a preliminary drawing /
plan to Building Services containing sufficient information to determine the feasibility
of the proposed development on the new enlarged lot created through B23-78-7 and
B23-79-7, to the satisfaction of Building Services.
9. The Clerk of the Town of Tillsonburg advise the Secretary-Treasurer of the Land
Division Committee that all requirements of the Town of Tillsonburg have been
complied with.
B23-79-7
The Council of the Town of Tillsonburg advise the Oxford County Land Division Committee
that the Town supports the Application for Consent B23-79-7 as submitted by Jeff Snow
for lands described as Part of Block A Plan 966 Part 1 Plan 41R-10254 in the Town of
Tillsonburg, subject to the following conditions:
1. The lot to be severed be appropriately zoned.
2. The owners shall agree, in writing, to satisfy all requirements financial and otherwise,
of the Town of Tillsonburg regarding the installation of services and drainage facilities
to the satisfaction of the Town of Tillsonburg. Any work being done in the Town’s right-
of-way will require an Encroachment Permit and a representative of the developer’s
consultant must be on site. The owner shall submit a stamped and sealed letter to the
Town of Tillsonburg from the consulting engineer stating that all servicing and
restoration work has been completed to the Town’s design standards.
3. A Stormwater Management (SWM) Technical Brief which identifies the location of the
existing drainage ditch that traverses the subject lands, addresses the minor and major
overland flows entering the site from all adjacent properties and right of ways, and
identifies the size of the easement required over the said drainage ditch, be submitted
to the satisfaction of the Town.
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4. The owners shall submit a preliminary lot grading plan, including servicing, for the lot
to be created through B23-78-7 and B-23-79-7 to the satisfaction of the Town of
Tillsonburg Engineering Services Department.
5. An Easement over the existing drainage ditch that runs east to west through the
existing lands of 26A Old Vienna Road, the size of which will be determined through
the SWM Technical Brief, will be dedicated to the Town of Tillsonburg to the satisfaction
of the Town.
6. The parcel intended to be severed be conveyed to the abutting landowner to the
immediate north and be consolidated with said owner’s existing property. Any
additional transactions with regard to the severed parcel must comply with Section
50(3) & (5) of the Planning Act, R.S.O., 1990, as amended, and be reflected on the
certificate.
7. The certificate for Application B23-78-7 be issued, the Transfer registered, and a copy
of the registered Transfer be provided to the Secretary-Treasurer of the Land Division
Committee, prior to the issuance of the certificate for Application B23-79-7.
8. The owner shall agree to satisfy all requirements, financial and otherwise, of the
County, regarding the installation of water and sanitary sewer services, to the
satisfaction of the County including payment of all outstanding fees regarding the
same. To this regard, the lot to be severed must be independently serviced
(water/sanitary), and any/all services crossing the proposed property line be
disconnected to the satisfaction of the County of Oxford Public Works Department.
Water/sanitary servicing is available on Old Vienna Rd. and the applicant will be
required to connect to the services for the new lot. An application to connect will be
required.
9. Prior to building permit issuance, the applicant must submit a preliminary drawing /
plan to Building Services containing sufficient information to determine the feasibility
of the proposed development on the new enlarged lot created through B23-78-7 and
B23-79-7, to the satisfaction of Building Services.
10. The Clerk of the Town of Tillsonburg advise the Secretary-Treasurer of the Land
Division Committee that all requirements of the Town of Tillsonburg have been
complied with.
SIGNATURES
Authored by: "Original Signed by" Laurel Davies Snyder, RPP, MCIP
Development Planner
Approved for submission: "Original Signed by" Gordon K. Hough, RPP
Director
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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 at 6:00 p.m. Council meetings are
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Delegations take place near the beginning of the meeting and are allowed 15 minutes for their
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It is encouraged to supply sufficient information regarding your delegation for inclusion on the public
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have an understanding of the purpose of your delegation.
Any Information contained on this form will be made public through the publication of the agenda. Through
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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
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Accessibility accommodations are available. Please make your request in advance.
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First Name *
Dave
Last Name *
Cripps
Street Address *
1250 Dundas St
Town/City *
London
Postal Code *
N5W 5P2
Phone Number *
548-388-2342
E-mail *
d.hancock@tvdsb.ca
Subject *
TVDSB Oxford County Update
Name of Group or Person(s) being
represented (if applicable)
Danielle Hancock
All Delegations are limited to fifteen (15)
minutes, including questions and answers. *
I acknowledge
It is encouraged to supply sufficient information regarding your delegation for inclusion on the
public meeting agenda, including any requests for action on the subject matter. Details of the
purpose of the delegation: *
Please see the slide deck for more information.
I will begin with sharing some information about how Thames Valley supports student literacy and
numeracy, our program opportunities available to students in Oxford and across the board and some
examples of ways Thames Valley is collaborating with community organizations.
I will also share about our current capital projects, enrolment trends and student accommodation
plans/reviews in Oxford County.
Please indicate the preferred meeting date which you would like to appear as a delegation:
3/11/2024
Page 94 of 295
Do you or any members of your party require
accessibility accommodations? *
Yes
No
Will there be a Power Point presentation? *
Yes
No
Please attach a copy of your presentation. If
you experience technical difficulties please
submit your presentation materials via email
to clerks@tillsonburg.ca
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 95 of 295
Thames Valley District School Board
Oxford County Update
Page 96 of 295
Thames Valley District
School Board Trustees
for Oxford County
Leeanne Hopkins
519-452-2000 ext.22404
l.hopkins@tvdsb.ca
Dave Cripps
519-452-2000 ext.22411
d.cripps@tvdsb.ca
Page 97 of 295
1.Oxford Map
2.Supporting Literacy &Numeracy
3.Program Opportunities
4.Community Collaborations
5.Accommodation Overview
6.Current Capital Projects
7.Elementary Enrolment
8.Secondary Enrolment
9.Oxford North Attendance Area Review (ONAAR)
Agenda
Page 98 of 295
Page 99 of 295
•Math Achievement Action Plan
•Right to Read Inquiry Report
•Using EQAO data to support student
achievement
•Preparing students for EQAO questions
and procedures
Supporting Literacy &Numeracy
Page 100 of 295
•Adult and Continuing Education
•School within a College/University
•Aviation School (SHSM)
•H3 Environmental Leaders' Project
•One World International Welcome Centre
•Specialist High Skills Major (SHSM)
•BealArt
Program opportunities
Page 101 of 295
School Sector SHSM Lead Principal
College Avenue Agriculture Jack Verrips Ian Charlton
College Avenue Arts & Culture Shelley Corriveau Ian Charlton
College Avenue Construction Rob Van Dasler Ian Charlton
College Avenue Hospitality & Tourism Andrew Linton, Marc Gauvin Ian Charlton
College Avenue Manufacturing Jason Campbell Ian Charlton
Glencoe Construction Jonathan Pirard Tom Maloney
Glencoe Transportation Jim Rops Tom Maloney
Glendale Transportation Chuck Peterson Dave Chisholm
Huron Park Health & Wellness Monique Telfer Tiffany Birtch
Huron Park Manufacturing Henry Letkeman Tiffany Birtch
Ingersoll District Construction Mike Pelton, Jonathan Postma Kerry Everitt
Ingersoll District Manufacturing Adam Vincent Kerry Everitt
Ingersoll District Sports Tila Cassone Kerry Everitt
Ingersoll District Transportation Gord Smith, Brian Nagle Kerry Everitt
Montcalm Aviation Nathan From Jeff Beynon
Woodstock Arts & Culture Sue Stevens Brendon White
Woodstock Information & Communication Scott MacIntosh Brendon White
Woodstock Sports Martha Trepanier, Jason Poole Brendon White
Page 102 of 295
www.tvdsb.ca
Page 103 of 295
•Thames Valley Education Foundation
•Family Well-being Community Workshops
•Community Engagement Session Series
•Tu Puente and Bridges program
•Annual Community Planning & Facility
Collaboration Meetings
Community Collaborations
Page 104 of 295
Accommodations Overview
•Woodstock French Immersion & Elementary
Panel Attendance Area Review in 2021
resulted in more balanced enrolment across
the City, as well as the creation of a dual-track
French Immersion school (Oliver Stephens PS)
•New school approved in Woodstock
•Planned New Schools in Oxford (require
Provincial funding) include:
•New Ingersoll Elementary School
•New Thamesford Elementary School
•Future accommodation reviews through 2026
in South Oxford, East Oxford and Woodstock
Page 105 of 295
Current Capital Projects
•110 projects completed or underway in Oxford schools
•Over $23.5M in tendered work, investments made or to be
made
Notable Projects
•College Avenue SS Rubberized Track replacement –
Underway
•College Avenue SS Library Learning Commons
renovations – Underway
•Ingersoll DCI Library Learning Commons renovations –
Completed
•Oliver Stephens Library Learning Commons Renovations -
Underway
•Roch Carrier FI PS School Renovations – Underway
•Woodstock Collegiate Institute – Auditorium Renovations –
Underway
Page 106 of 295
Current Capital Projects (continued)
New North Woodstock PS
•The Ministry of Education (MOE) has approved $8
million in additional funding to increase the size of the
future north Woodstock elementary school.
•Submitted an approval to proceed to tender to MOE
•Expected opening September 2026 (Pending tender
approvals from the Ministry)
Page 107 of 295
Elementary Enrolment
Page 108 of 295
Secondary Enrolment
Page 109 of 295
Oxford North Attendance Area Review
(ONAAR)
Objectives
•Create attendance area for new North
Woodstock elementary school
•Balance enrolment across North Oxford so that
schools can be well-utilized
•Ensure the long-term viability of all area schools
Timing
•Attendance Area Review Committees to be
established in Fall 2023
•Recommendations to be brought forward to
Trustees in Spring 2024
•Changes to be implemented upon opening of
new north Woodstock elementary school
Page 110 of 295
Bill 98
Bill 98, Better Schools and Student
Outcomes Act, 2023 -Legislative
Assembly of Ontario (ola.org)
Page 111 of 295
Common Questions From Oxford
Constituents/Councillors
•Does the schoolboard own xyz property and can our
municipality use it for….
•There are crime related issues occurring on a TVDSB
property?
•Is there an opportunity to solve traffic or pedestrian
safety issues together?
•The curriculum at public schools is creating issues for
our community, who do we contact?
•There is an issue with a TVDSB property ie fallen tree
etc.
•We have a constituent that just moved to Oxford
county and they need help registering their children
for school.
•A constituent is concerned by student behavior off of
school property.
Page 112 of 295
A.J. Baker 2023 'Safe and Inclusive School Plan Community (tvdsb.ca)
DRAFT Equity Action Plan -TVDSB
H->ELP (google.com)
Right to Read inquiry report | Ontario Human Rights Commission
(ohrc.on.ca)
Specialist High Skills Major SHSM -TVDSB
Curriculum (gov.on.ca)
Student Transportation Services | My Big Yellow Bus
Page 113 of 295
Thank you.
www.tvdsb.ca
Page 114 of 295
Page 1 of 4
Subject: Recommendation on Annandale House and Parks, Culture and Recreation
Social Media
Report Number: CS 24-017
Committee Name: Museum, Culture, Hertiage & Special Awards Advisory Committee
Submitted by: Hillary Miller, Records and Legislative Coordinator
Meeting Type: Council Meeting
Meeting Date: Monday, March 11, 2024
RECOMMENDATION
A. THAT report titled Recommendation on Annandale House and Parks, Culture
and Recreation Facebook Pages be received as information; and
B. THAT Council approve the recommendation of the Museum, Culture, Heritage
and Special Awards Advisory Committee as follows:
THAT the Museum, Culture, Heritage and Special Awards Advisory
Committee recommend that
A. THAT the Museum, Culture, Heritage and Special Awards Committee
recommend to Council that the Annandale National Historic Site maintain
their own Facebook page and that the Committee supports the creation of
a Parks and Recreation page.
B. AND THAT staff at the Annandale National Historic Site remain active
and involved in the creation of content for their own page.
BACKGROUND
The Museum, Culture, Heritage and Special Awards Advisory Committee supports the
recommendation to establish social media pages for the Recreation, Culture and Parks
Department and the Annandale National Historic Site (NHS) that are independent of the
Town of Tillsonburg’s official Facebook page.
At their meeting on January 17, 2024, the following support resolution was passed:
7.1 Recreation and Sports Advisory committee recommendation - RCP24-008
Resolution # 6
Moved By: Joan Weston
Seconded By: Rosemary Dean
A. THAT report titled RCP 24-008 Recreation & Sports Advisory committee
recommendation be received as information; and
Page 115 of 295
CS 24-017 Recommendation on Annandale House and Parks, Culture and Recreation
Social Media
Page 2 of 4
B. THAT feedback and any recommendations from the Museum, Culture, Heritage and
Special Awards Committee recommend to Council that the Annandale National Historic
Site maintain their own Facebook page and that the Committee supports the creation of
a Parks and Recreation page.
C. AND THAT staff at the Annandale National Historic Site remain active and involved in
the creation of content for their own page.
DISCUSSION
A recommendation was brought to the November 27, 2023 meeting of Council to
consider an independent social media page for both the Recreation, Culture and Parks
Department and the Annandale NHS. Council recommended that it be referred to the
Museum, Culture, Heritage and Special Advisory Awards Committee for their input:
RCP 23-32 Recreation and Sports Advisory Committee Report
Resolution # 2023-558
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
A. THAT report titled “Recreation & Sports Advisory Committee Report to
Council” be received as information, and
B. THAT Council approves the recommendations of the Recreation and Sports
Advisory Committee as follows:
A. THAT the Recreation & Sports Advisory Committee recommend that
the communications/social media report be received by Council, and
B. THAT the Recreation & Sports Advisory committee recommendation
that Council implement Option 2 as outlined in the report be referred to the
Museum, Culture, Heritage and Special Awards Committee; and
C. THAT a subcommittee be created to review scoring matrix for the Hall
of Fame nominations consisting of Andrew Gradish, Taylor Campbell,
Chris Parker, Susie Wray and Scott Gooding.
At their meeting on January 17, 2024, the Museum, Culture, Heritage and Special
Awards Advisory Committee received three reports regarding the recommendation for
independent social media pages. The Committee supported the recommendation from
the Recreation and Sports Advisory Committee to have two separate social media
pages; one for the Recreation, Culture and Parks Department and one for the
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CS 24-017 Recommendation on Annandale House and Parks, Culture and Recreation
Social Media
Page 3 of 4
Annandale NHS. The Committee supported Option 2 as presented by the Recreation
and Sports Advisory Committee:
Option 2:
Create a social media page for the Recreation, Culture & Parks (RCP)
department. This page would be managed by the RCP management team with
staff appointed as moderators. The page would encompass the sharing of all
Recreation, Culture and Parks information to the public. As a separate Facebook
page for Annandale NHS already exists, this page would be amalgamated to
create one Recreation, Culture & Parks page that disseminates all department
information to the public.
CONSULTATION
Andrea Greenway – Interim Director of Recreation, Culture and Parks
FINANCIAL IMPACT/FUNDING SOURCE
There would be costs in the staff time to create and maintain the pages, training staff on
social media etiquette, content creation, rules on content subject to privacy legislation,
forum moderation, etc. Costs dependent on number of staff involved and if training is
provided externally.
CORPORATE GOALS
☐ Lifestyle and amenities
☒ Customer service, communication and engagement
☐ Business attraction, retention and expansion
☐ Community growth
☐ Connectivity and transportation
☐ Not Applicable
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 – Increase opportunities and promotion for public engagement in
municipal initiatives; Engage community groups, including advisory committees and
service organizations, in shaping municipal initiatives.
Priority Project – N/A
Page 117 of 295
CS 24-017 Recommendation on Annandale House and Parks, Culture and Recreation
Social Media
Page 4 of 4
ATTACHMENTS
Appendix A – RCP 24-008 Recreation and Sports Advisory Committee
Recommendation
Appendix B – RCP 23-32 Recreation and Sports Advisory Committee Report
Appendix C – RCP Communication
Page 118 of 295
Page 1 of 3
Subject: Recreation & Sports Advisory Committee Recommendation
Report Number: RCP 24-008
Department: Recreation, Culture and Parks Department
Submitted by: Andrea Greenway, Acting Director of Recreation, Culture and Parks
Meeting Type: Advisory Committee Meeting
Meeting Date: Wednesday, January 17, 2024
RECOMMENDATION
A. THAT report titled RCP 24-008 Recreation & Sports Advisory committee
recommendation be received as information; and
B. THAT feedback and any recommendations from the Museum, Culture, Heritage
and Special Awards Committee on option 2 be provided to Council
BACKGROUND
At the November 27, 2023, meeting of Tillsonburg Town Council, the following
resolution was passed with an amendment to Advisory Committee Clause B:
RCP 23-32 Recreation and Sports Advisory Committee Report
Resolution # 2023-558
Moved By: Deputy Mayor Beres
Seconded By: Councillor Luciani
A. THAT report titled “Recreation & Sports Advisory Committee Report to Council” be
received as information, and
B. THAT Council approves the recommendations of the Recreation and Sports Advisory
Committee as follows:
A. THAT the Recreation & Sports Advisory Committee recommend that the
communications/social media report be received by Council, and
B. THAT the Recreation & Sports Advisory committee recommendation that
Council implement Option 2 as outlined in the report be referred to the
Museum, Culture, Heritage and Special Awards Committee; and
C. THAT a subcommittee be created to review scoring matrix for the Hall of
Fame nominations consisting of Andrew Gradish, Taylor Campbell, Chris
Parker, Susie Wray and Scott Gooding.
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Page 2 of 3
Carried
This report addresses part B of the resolution.
DISCUSSION
The Recreation and Sports Advisory Committee expressed concerns with the
Recreation department having the ability to provide information to the public in a timely
manner. The Recreation, Culture and Parks department has a significant amount of
information to share with the community. There are a number of projects to celebrate
and opportunities to engage the community. The department relies heavily on revenue
generation in order to meet budget projections and there is a need to market and
promote recreation programs in a timely manner.
An analysis was completed and reported to the committee (attached) and the following
resolution was passed at the September 7, 2023 Recreation and Sports Advisory
Committee meeting:
THAT the Recreation & Sports Advisory committee recommend that Council implement
Option 2 as outlined in the report:
Option 2:
Create a separate social media page for the Recreation, Culture & Parks
department. This page would be managed by the RCP management team with
staff appointed as moderators. The page would encompass the sharing of all
Recreation, Culture and Parks information to the public. As a separate Facebook
page for Annandale NHS already exists, this page would be amalgamated to
create one Recreation, Culture & Parks page that disseminates all department
information to the public.
Council considered the recommendation at the November 27, 2023 Council meeting
and asked that it be referred to the Museum, Culture, Heritage and Special Awards
Committee for input.
CONSULTATION
Recreation and Sports Advisory Committee, Town of Tillsonburg Council.
FINANCIAL IMPACT/FUNDING SOURCE
N/A
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Page 3 of 3
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 – Increase opportunities and promotion for public engagement in
municipal initiatives; Engage community groups, including advisory committees and
service organizations, in shaping municipal initiatives.
Priority Project – N/A
ATTACHMENTS
Appendix 1 – RCP Communication Report
Appendix 2 - Recreation & Sports Advisory Committee Report to Council
Page 121 of 295
Page 1 of 3
Subject: Recreation & Sports Advisory Committee Report to Council
Report Number: RCP 23-32
Committee Name: Recreation and Sports Advisory Committee
Submitted by: Margaret Puhr / Andrea Greenway
Meeting Type: Council Meeting
Meeting Date: Monday, November 27, 2023
RECOMMENDATION
A. THAT report titled “Recreation & Sports Advisory Committee Report to Council” be
received as information, and
B. THAT Council approves the recommendations of the Recreation and Sports
Advisory Committee as follows:
THAT the Recreation & Sports Advisory Committee recommend that the
communications/social media report be received by Council, and
THAT the Recreation & Sports Advisory committee recommend that Council
implement Option 2 as outlined in the report; and
THAT a subcommittee be created to review scoring matrix for the Hall of Fame
nominations consisting of Andrew Gradish, Taylor Campbell, Chris Parker, Susie
Wray and Scott Gooding.
BACKGROUND
Resolution #2 pertained to the review of a communications and social media report
prepared by Andrea Greenway.
Option 2:
Create a separate social media page for the Recreation, Culture & Parks
department. This page would be managed by the RCP management team with
staff appointed as moderators. The page would encompass the sharing of all
Recreation, Culture and Parks information to the public. As separate Facebook
page for Annandale NHS already exists, this page would be amalgamated to
create one Recreation, Culture & Parks page that disseminates all department
information to the public.
Page 122 of 295
RCP 23-32
Page 2 of 3
The report contained two options for council consideration, and Option 2 was
recommended by the committee.
Additionally, the committee passed Resolution #3, which addresses the need for a
review of the scoring matrix used for Hall of Fame nominations.
DISCUSSION
The committee, after careful consideration, found Option 2 of the social
media/communications report to be the most suitable choice for implementing the
recommendations outlined in the report. It was deemed as the option that aligns best
with the goals of management of separate RCP social media, including posting and
sharing posts of local Tillsonburg user groups and minor sports.
Additionally, the Committee agreed to the establishment of a subcommittee for review of
the scoring matrix for the Hall of Fame. It was seen as an efficient approach to ensure a
fair and transparent evaluation process.
Post Committee Meeting – Secondary Consultation
After the Committee received the report, staff within RCP and Corporate Services met
to review the impact. The originating report contained general noted comments only. It
would be the recommendation of Corporate Services that communication practices not
be decentralized at this time as a general guideline. However, noting the size of the
team within the Communications branch, containing all social media items within a
single area can make situations less practical to execute fast paced posts or large
promotional posts (Summer Camps). From a communications strategy perspective,
having more traditional RCP social media posts not within the main Town socials may
align better for both sets of overall purposes (i.e. one is to promote camps, swims,
recreation activities, and one is to deliver Legislation and Corporate
updates/promotions). That is not to say that in some instances the topics can and
should cross into both areas and would be good to communicate jointly (Recreation
Master Plan). Taking into consideration the desires of the Committee desire, RCP, and
Corporate Services, a compromised starting step to action Option 2 would be to take 3-
4 maximum RCP team members as dedicated communication leads and provide
training on communications strategies, processes, and be provided tools for success in
social media management. As social media needs grow and develop, Council may wish
to consider the level of staff support allocated across the entire organization as well
directly to Council by way of support to expand the staff within Corporate Services to
facilitate a wider range of social media goals, programs, policies and overall support.
Another item Council should consider in the future, as noted within the original staff
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RCP 23-32
Page 3 of 3
report, is the need for increased robust Social Media Policies and Procedures for all
areas of the organization.
CONSULTATION
This report was prepared with consultation with the Recreation and Sports Advisory
Committee and the Director of Corporate Services/Clerk.
FINANCIAL IMPACT/FUNDING SOURCE
There would be no financial impact to the department.
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 – Increase opportunities and promotion for public engagement in
municipal initiatives; Engage community groups, including advisory committees and
service organizations, in shaping municipal initiatives.
Priority Project – n/a
ATTACHMENTS
Appendix 1 – RCP Communication Report
Page 124 of 295
Page 1 of 7
Subject: RCP Communication
Report Number: RCP 23-02
Department: Recreation, Culture and Parks Department
Submitted by: Andrea Greenway, Recreation Programs & Services Manager
Meeting Type: Advisory Committee Meeting
Meeting Date: Thursday, September 7, 2023
RECOMMENDATION
A. THAT report titled RCP 23-02 Communication be received as information; and
B. THAT The Recreation and Sports Advisory Committee recommend Option 2 to
Council for consideration.
BACKGROUND
At the July 6 Recreation & Sports Advisory Committee meeting the following resolution
was passed:
Resolution #2
Moved by: Deb Gilvesy
Seconded by: Taylor Campbell
THAT the Recreation & Sports Advisory committee requests back a staff report on ways
to increase communication to the public from the Recreation, Culture and Parks
department when it comes to programming, events and facilities.
And opportunities to further collaborate with user groups to improve partnerships and
communication when it comes to successes of local organizations/teams and the
promotion of events being held in Tillsonburg.
Carried
Options for increased communication are provided in this report.
DISCUSSION
The Town of Tillsonburg has one Facebook page that provides information on all
corporate initiatives with the exception of Annandale NHS. The Recreation department
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Page 2 of 7
has an Instagram page, however the target audience of Facebook is who we are
typically trying to reach (ie: parents who sign their children up for programs). The
committee has expressed concerns with the Recreation department having the ability to
provide information to the public in a timely manner.
The Manager of Recreation Programs & Services completed a review of how
neighboring municipalities manage social media. Below are the comparators:
Municipality/Organization Department
Responsibility
Municipal
Recreation
Page
Municipal
Corporate
Page
Notes
City of Woodstock Corporate
Communications
no yes Recreation
information is
posted on the
corporate social
media page by
the recreation
team. There is a
posting calendar
provided by the
communications
team. Recreation
staff have access
to post if
communications
staff are
unavailable.
Approach is to
“schedule and
automate” what is
known in
advance and
work around
those (or adjust if
needed) for the
“responsive or
urgent” needs.
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Norfolk County Corporate
Communications
yes yes Recreation
information is
posted on the
recreation social
media page by
the corporate
communications
team. The
recreation team
provides content.
Town of Aylmer Parks and
Recreation
yes yes Recreation staff
post on the
recreation social
media pages.
City of St. Thomas Corporate
Communications
no yes All posts are on
the corporate
page and posted
by the
communications
team. Recreation
staff provide
content
Strathroy-Caradoc Corporate
Communications
No yes All posts are on
the corporate
page and posted
by the
communications
team. Recently
hired an
additional staff
member to focus
on social media
and this is
working very well
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City of London Corporate
Communications
yes yes Recreation
information is
posted on the
recreation social
media page by
the corporate
communications
team. The
recreation team
provides content.
Town of Ingersoll Community
Services
yes yes Recreation staff
post on the
recreation social
media pages.
Staff post during
working hours
only, no
expectation to
post after hours
Municipality of Thames
Centre
Corporate
Communications
no yes Recreation staff
provide posts
including
graphics, posts
are forwarded to
the
communications
team and posted
when they are
able
In reviewing how neighboring municipalities organize their social media, it was evenly
split between having a separate recreation page for disseminating information and
having a corporate page that encompasses all departments.
A review was also completed on social media policies for 9 municipalities. The
municipalities included (note: not all of the comparators above have social media
policies):
Township of Zorra
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City of London
County of Wellington
Middlesex Centre
North Perth
Thames Centre
Haldimand County
Norfolk County
Strathroy-Caradoc
Each municipality has a different staffing structure, but in all policies there are clearly
defined staff roles, including management oversight of social media, social media
moderators and staff who monitor social media. The management of social media is the
responsibility of the communications or administration department while the moderators
are appointed by managers and supervisors to produce content and post information on
behalf of the municipality. All staff are responsible for following the corporate social
media policy.
Based on the review, the committee is presented with the following options to increase
communication for the Recreation, Culture and Parks Department:
Option 1:
Maintain 1 corporate social media page managed by corporate communications
and appoint social media moderators in each department that are responsible for
creating content and posting to social media. This is currently happening
informally on a trial basis for the RCP department.
Option 2:
Create a separate social media page for the Recreation, Culture & Parks
department. This page would be managed by the RCP management team with
staff appointed as moderators. The page would encompass the sharing of all
Recreation, Culture and Parks information to the public. As separate Facebook
page for Annandale NHS already exists, this page would be amalgamated to
create one Recreation, Culture & Parks page that disseminates all department
information to the public.
The Recreation, Culture and Parks department has a significant amount of information
to share with the community. There are a number of projects to celebrate and
opportunities to engage the community. The department relies heavily on revenue
generation in order to meet budget projections and there is a need to market and
promote recreation programs in a timely manner. In the Community Recreation Survey
that took place in June, 2022, when asked how residents learn about recreation
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opportunities in Tillsonburg, social media was the top response with just over 50% of
residents receiving their information in this manner. This provides an excellent
opportunity for RCP to increase communications through social media. Based on these
factors, RCP staff recommend option 2 above.
It is also recommended that the Town develop social media guidelines for departments
to follow in order to ensure corporate standards are met. Staff will need to be assigned
and trained on the social media guidelines for quality assurance.
CONSULTATION
RCP Director, Managers and staff, neighboring municipalities noted above, Director of
Corporate Services
FINANCIAL IMPACT/FUNDING SOURCE
N/A
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 – Increase opportunities and promotion for public engagement in
municipal initiatives.
Page 130 of 295
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Page 7 of 7
Priority Project – N/A
ATTACHMENTS
N/A
Page 131 of 295
Page 1 of 3
Subject: Economic Development Advisory Committee Resolution – Backflow
Prevention By-Law Update
Report Number: EDM 24-008
Committee Name: Economic Development Advisory Committee
Submitted by: Laura Pickersgill, Executive Assistant
Meeting Type: Council Meeting
Meeting Date: Monday, March 11, 2024
RECOMMENDATION
A. THAT report titled “EDM 24-008 Economic Development Advisory Committee
Resolution – Backflow Prevention By-Law Update” be received; and,
B. THAT Council approve the recommendation of the Economic Development
Advisory Committee to be forwarded to Oxford County Public Works for
consideration in the implementation of the Backflow Cross Connection Program
as follows:
THAT the Economic Development Advisory Committee recommends to
Tillsonburg Town Council that they recommend to Oxford County Council that
the Oxford County Backflow Cross Connection Control Survey, be triaged
based on property type, and be given the following extended time frames for
completion:
90 days for Industrial properties (no change)
Six months for Commercial properties
Year-end (December 31, 2024) for Multi-Residential properties
BACKGROUND
On June 14, 2023, Oxford County Council endorsed By-Law 6544-2023 Cross
Connection and Backflow Prevention. The by-law’s intent is to further safeguard the
municipal drinking water system by preventing contamination from non-drinking water
sources. Backflow events can significantly impact residents, businesses and the
environment by impacting water quality, posing a health risk to consumers, and causing
service interruptions.
Backflow is a reversal of the normal flow of water. It happens when back pressure
conditions, which push or pull water from inside a private-service connection back into
the municipal drinking water system. Backflow can impact water quality in the
distribution system and at neighbouring properties if the water “backflows” through a
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cross-connection. A cross-connection is any connection between the municipal drinking
water system and any source of contamination.
The by-law is requiring the installation of Backflow Prevention Devices on all industrial,
commercial, institutional and multi-residential properties, whereas draft versions of the
program appeared to be focused on properties/uses that are rated as a moderate or
severe hazard.
The County has released notification recently to property owners on this requirement
with a tight deadline of 90 days to submit the Cross-Connection Survey. Property
owners are required to hire a contractor that is certified by the County of Oxford to
check the property owner’s systems to determine if the property is to be classed as
moderate or severe hazard as mentioned above. As of the Committee’s review of this
program, there was only one plumbing company in Tillsonburg that could provide this
service, which is likely to result in significant delays in the ability of Tillsonburg
companies to comply with this requirement.
DISCUSSION
This item was brought forward to the Economic Development Advisory Committee at
their February 13, 2024 meeting. Concerns were raised during the discussion regarding
the unreasonable timeline required, 90 days, for submitting the surveys. There is only
one identified contractor located in Tillsonburg that is certified to conduct this work. The
Committee discussed how meeting this timeline would nearly be impossible with the
ample number of property owners required to complete the survey without having to pay
extra money to hire a certified contractor to travel from out of Town.
The following resolution was passed:
Resolution # 3
Moved By: Mark Renaud
Seconded By: Suzanne Renken
THAT the Economic Development Advisory Committee recommends to
Tillsonburg Town Council that they recommend to Oxford County Council that the
Oxford County Backflow Cross Connection Control Survey, be triaged based on
property type, and be given the following extended time frames for completion:
90 days for Industrial properties (no change)
Six months for Commercial properties
Year-end (December 31, 2024) for Multi-Residential properties
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Carried
CONSULTATION
Oxford County Water/Wastewater Department
Oxford County, Backflow Prevention Department
Director of Operations & Development
FINANCIAL IMPACT/FUNDING SOURCE
While this issue doesn’t directly financially affect the Town, the Town’s property owners
will be burdened with the fees of completing this survey and any repercussive fines that
may result of not meeting the 90-day time frame.
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 – Advocate for community needs with other levels of government.
Priority Project – N/A
ATTACHMENTS
Appendix A – Oxford County By-Law No. 6544-2023 Cross Connection and Backflow
Prevention
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Subject: Community Improvement Plan Update – Final
Report Number: EDM 24-009
Department: Economic Development Department
Submitted by: Cephas Panschow, Development Commissioner
Meeting Type: Council Meeting
Meeting Date: Monday, March 11, 2024
RECOMMENDATION
THAT report EDM 24- titled Community Improvement Plan Update – Final be received.
BACKGROUND
The following resolution was passed at the February 26, 2024 Town of Tillsonburg
Council Meeting:
A. THAT report EDM 24-004 titled Revised Community Improvement Plan be
received; and,
B. THAT the revised Community Improvement Plan be approved subject to any
final revisions/additions to be considered at the Public Meeting noting to strike
'whichever is later' in section 3 and a review of the backflow implications; and,
C. THAT a bylaw be brought forward for consideration.
The two changes requested by Council and some other minor wording changes have
been made to the final Community Improvement Plan and is being brought forward for
Bylaw approval.
DISCUSSION
The changes made to the final version of the bylaw, in accordance with the discussion
during the Public Meeting and Council’s direction are as follows.
Section 3.0 – The requirement to complete construction within two years has had the
subclause “whichever is later” removed as indicated.
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3.9 HOUSING PROJECT Incentive Program – Minor corrections for additional clarity as
indicated.
3.10 COMMERCIAL BUILDING INTERIOR RENOVATION PROGRAM – This program
has been clarified to indicate that backflow valve installation costs are not covered by
this program.
Appendix II and Appendix III had incorrect references to “Commercial” and “Industrial”
removed and “Multi-Residential” added in as appropriate.
CONSULTATION
The purpose of the Public Meeting held under the Planning Act was to provide members
of the public with an opportunity to provide input and comments with respect to the
proposed changes. A number of minor comments received in advance of the Public
Meeting have now been included in the final version of the program along with the
changes requested by Council.
FINANCIAL IMPACT/FUNDING SOURCE
There is no financial impact related to this report. If approved, all applications would be
subject to further review and approval by Town Council with a source of funding being
brought forward at that time.
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CORPORATE GOALS
How does this report support the corporate goals identified in the Community Strategic
Plan?
☒ Lifestyle and amenities
☐ Customer service, communication and engagement
☐ Business attraction, retention and expansion
☐ Community growth
☐ Connectivity and transportation
☐ Not Applicable
Does this report relate to a specific strategic direction or project identified in the
Community Strategic Plan? Please indicate section number and/or any priority projects
identified in the plan.
Goal – Within the community, Tillsonburg will strive to offer residents the amenities,
services and attractions they require to enjoy balanced lifestyles
Strategic Direction – Work with Oxford County and community partners to ensure an
adequate supply of affordable, attainable housing options.
Priority Project – Immediate Term - Affordable housing collaboration with Oxford
County
ATTACHMENTS
1. Community Improvement Plan – Final
2. Appendix I – Community Improvement Plan Area
3. Appendix II – Summary Table
4. Appendix III – Decision Matrix
5. Application Form
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1.0 PREAMBLE TO THE TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
1.1 INTRODUCTION
Community improvement planning is commonly used as a tool to provide assistance to
municipalities to address challenges related to growth management, accessibility and
development. It provides a means of planning and financing development activities that
effectively assist in the redevelopment of lands, buildings and infrastructure, as well as the
creation of affordable housing, as through the implementation of various financial
incentives.
The intent of a Community Improvement Plan (CIP) is to outline, in one document, the
possible range of improvement options which may be undertaken to promote and
encourage renewal, redevelopment and rehabilitation within the key areas of the Town
requiring investment. The Plan is also intended to provide general design direction to
complement and assist with the implementation of the financial incentive programs enabled
by this CIP.
The Plan is intended to provide a list of suggested incentive programs that Council might
draw upon in its decision making to direct funding towards developments deemed as a
priority to assist with downtown improvement and attracting investment for significant
development projects. As such, the Town is not obligated to implement all of the incentives
outlined in this Plan, and may discontinue or reduce funding for the incentives at any time.
Further, Town Council reserves the right to determine, at its sole discretion, the
implementation schedule of the proposed financial incentives contained in the Plan.
1.2 LEGISLATIVE AUTHORITY AND POLICY FRAMEWORK
1.2.1 Municipal Act
Ontario’s Municipal Act, 2001 is the principle statute governing municipal organization and
the delivery of services in Ontario. The Act came into effect on January 1, 2003, replacing
the 1990 Municipal Act. Effective January 1, 2007, the Municipal Statute Law Amendment
Act introduced significant amendments to the Municipal Act, providing municipalities with
greater flexibility to meet community expectations and fulfilling responsibilities.
Section 106 of the Municipal Act prohibits municipalities from directly or indirectly assisting
any manufacturing business or other industrial or commercial enterprise through the
granting of financial incentives, a practice that is commonly referred to as ‘bonusing’.
Notwithstanding Section 106, the Act does provide an exception which allows a
municipality to offer certain incentives where the said municipality has approved a
Community Improvement Plan in accordance with Section 28 of the Planning Act.
1.2.2 Planning Act
The Planning Act empowers the Council of a lower-tier or local municipality to designate
Community Improvement Project Areas (CIPAs) and develop CIPs in accordance with the
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Act. Where a municipality has an approved CIP in place, the Act directs that the
municipality may:
Acquire, hold, clear, grade, otherwise prepare, sell, lease or otherwise dispose of
lands;
Construct, repair, rehabilitate or improve buildings on lands acquired or held by the
municipality;
Make grants or loans to registered owners, assessed owners and tenants of lands or
buildings to pay for the whole or part of any cost of rehabilitating such lands or
buildings; and
Enter into agreements with any government authority for conducting studies and for
the preparation, implementation and financing of plans and programs.
1.2.3 Provincial Policy Statement
The 2020 Provincial Policy Statement (PPS)– provides policy direction on matters of
provincial interest related to land use planning and development. The PPS establishes the
policy foundation for regulating the development and use of land and supports the
provincial goal of enhancing the quality of life for the citizens of Ontario. The PPS is issued
under Section 3 of the Planning Act, which requires that all decisions affecting land use
planning matters “shall be consistent with” policy statements issued under the Act.
The PPS provides high-level policy direction pertinent to community improvement areas,
including intensification, redevelopment, mixed land use and heritage preservation. In this
regard the PPS generally promotes:
Land use patterns in settlement areas based on densities and a mix of land uses that
use land and resources efficiently, promote energy efficiency and provide a range of
uses and opportunities for intensification and redevelopment (Section 1.1.3.2);
Opportunities for intensification and redevelopment where this can be accommodated
taking into account existing building stock or areas, including brownfield sites (Section
1.1.3.3);
Development standards which facilitate intensification, redevelopment and compact
form (Section 1.1.3.4);
Providing an appropriate range of housing types and densities to meet projected
requirements of current and future residents with residential intensification, densities
which support active transportation modes including public transit, and
redevelopment which facilitates a compact form (Section 1.4.3);
Planning of streets and spaces which meet the needs of pedestrians, foster social
interaction and facilitate community connectivity (Section 1.5.1);
A land use pattern, density and mix of uses which minimizes vehicle trips and
supports transit and active transportation (Section 1.6.7.4);
Opportunities for economic development, maintaining and enhancing the vitality and
viability of the downtown and main streets and encouraging a sense of place by
conserving features that help define culture (Section 1.7.1);
Energy conservation and efficiency and improved air quality through compact form
and a structure of nodes and corridors, focusing employment and other travel-
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intensive uses on sites which are well served by transit, improving the mixture of
employment and housing to shorten commute journeys, design to maximize energy
efficiency and conservation (Section 1.8.1); and,
Conservation of significant built heritage resources and significant cultural heritage
landscapes (Section 2.6.1).
1.2.4 Oxford County 10-Year Shelter Plan and Master Housing Strategy
The County of Oxford adopted a 10-year Shelter Plan in 2014 for the purpose of
providing a vision of how housing services and supports should be delivered to meet
the diverse needs of the community. As required by the Ministry of Municipal Affairs
and Housing (MMAH), a five-year review of the Plan took place in 2019, highlighting
a number of projected outcomes and strategies into 2024, including the preservation
and optimization of existing housing stock and an increase in the affordable rental
housing supply.
In light of rising rental and housing costs, and the growing wait-list for community
housing, affordable housing was further identified as a top priority item in the 2022
County Budget Survey. While the creation of affordable housing is central to the
County’s 10-Year Shelter Plan, based on significant changes in the housing market,
there was a need to consider a Master Housing Strategy (MHS) to support the
implementation of additional housing options. Through the completion of the MHS,
it was determined that a lack of housing supply is leading to less affordability and
more demand on rental housing. In light of this, the MHS was developed in an effort
to provide a variety of strategies and initiatives to assist in addressing the current
housing supply shortage. Of note, the Strategy included the consideration of
incentives to further promote more affordable housing options throughout the
County.
In following development of this strategy, County Council further authorized their
staff to review the CIP with the intent of formally exempting affordable housing
projects from County planning application fees and encouraging Area Municipalities
to consider similar incentives with respect to Affordable Housing.
1.2.5 Oxford County Official Plan
Central Area Vision
Section 8.1.1 of the Oxford County Official Plan outlines the Municipal Planning Strategy
for the Town of Tillsonburg, as articulated in Chapter 8 of the Official Plan. The goals
articulated in Section 8.1.1 serve as general guidelines for detailed policy development.
The Town aims to maintain and promote the downtown as the hub or heartbeat of the town,
rich in commercial diversity and amenities which bolster its role as the focal point of the
community.
In the future, the Central Area of the Town of Tillsonburg will remain as the most functionally
diverse area of the Town and will serve as the primary business, cultural and administrative
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centre. The commercial core of the Central Area will remain a viable regional retail
shopping district capable of meeting the day to day and specialty needs of residents of the
Town as well as serving the southern part of Oxford County and portions of Elgin and
Norfolk Counties. At the same time the Central Area will increasingly serve as a people
place and will have increased day and night activity through the introduction of residential
development within and near the Central Area and through better integration of the Central
Area with the wider community.
New buildings and spaces will reflect a human scale of development which results in a
significantly enhanced pedestrian environment. The heritage resources of the Central Area
will be protected through heritage conservation and enhanced through new development
which respects nearby heritage buildings.
To support the Town’s goal of a vibrant central area, the Town supports the creation of new
residential units within commercial and institutional buildings within the Central Area
through the development of appropriate zoning standards.
In addition, the Official Plan directs that where new development, expansion, or
redevelopment is undertaken, Site Plan Control shall address issues such as parking,
signage, lighting, barrier-free design and vegetation, to the effect of ensuring compatibility
with adjacent land uses and achieving an overall high quality of development.
Residential Areas
Official Plan policies in Section 8.2 facilitate a variety of housing type, tenure, cost and
location that meets the changing needs of all types of households by providing for a variety
and mix of housing throughout the Town.
A strategic aim of the Town is also to promote and facilitate the provision of affordable
housing through the co-operative efforts of all levels of government, the private sector and
volunteer interest groups through such means as technical assistance, land conveyances,
joint ventures, regulatory measures, and incentives.
Cultural Heritage Policies
The Official Plan requires that significant built heritage resources and cultural heritage
landscapes that are valued by the community, be conserved. Section 8.3.2.2.5 of the
Official Plan recognizes the importance of conserving and enhancing the Town’s heritage
resources, including buildings, structures, sites and landscape elements having
architectural, historical or cultural significance. In this regard the Town:
Shall maintain the heritage resources which are in its ownership and shall ensure that
public improvements are sensitive to the heritage character of the resource. In
addition Town Council shall require that essential heritage elements are conserved,
incorporated or maintained when any new use or development of such feature is
proposed;
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May designate individual buildings or sites in the Central Area under the Ontario
Heritage Act;
May authorize the use of the density bonus provisions or transfer of density provisions
of the Planning Act, in accordance with Chapter 10, Implementation Measures, as
incentives to the private sector for heritage conservation;
May administer programs of senior levels of government directed towards heritage
conservation and may develop complementary municipal programs to maintain and
enhance heritage elements in the Central Area.
The CIP should support these policies in the Official Plan by recognizing existing cultural
heritage resources and promoting the preservation and restoration of potentially significant
properties within the Community Improvement Project Area.
Transportation Policies
According to Section 8.3.2.2.6, a strategic approach for Transportation is to provide for a
safe, convenient and aesthetically pleasing integrated transportation system which will
promote cycling and walking in the Central Area while continuing to provide adequate
facilities to meet vehicular needs.
The Town also endeavours to support improvements to the transportation system which
will increase the use of bicycles and walking in the Town for commuting to work, shopping
and other purposes, consistent with efforts to improve air quality, energy efficiency and
non-auto modes of transportation.
Community Improvement Policies
Section 10.4 of the County Official Plan includes policies intended to direct County and
Area Municipal actions regarding upgrading, redeveloping and rehabilitating the physical
environment of existing, older residential neighbourhoods, ancillary open space and
recreational areas, commercial centres and industrial areas. The policies are intended to
guide both private and public community improvement activities within designated
community improvement project areas and are premised on a number of goals, including:
The upgrade and improvement of municipal hard services, social and recreational
facilities and public utilities;
The preservation and upgrade of older residential neighbourhoods and settlements;
The strengthening of existing central areas;
The improvement of existing industrial areas by encouraging further development and
redevelopment;
Consideration of participation in senior government funding assistance programs; and
Encouraging the coordination of municipal, private and community organizations in
promoting community improvement efforts.
In addition to a number of general criteria for the designation of community improvement
areas, the Official Plan provides additional guidance for identifying residential, commercial
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and industrial improvement areas based on, among other matters, the structural integrity
of building stock, lack of community facilities and, in the case of commercial improvement
districts, those areas that are experiencing high vacancy rates, inadequate off-street
parking and poor traffic circulation.
Contaminated Sites
Section 10.4.6 of the Official Plan provides that where a redevelopment proposal
demonstrates a change in land use on a site where contaminants may be present, the
County and/or Town will require that environmental site assessment and site cleanup be
undertaken as required in accordance with Section 3.3.3.2. The County and/or Town may:
Provide grants and/or loans to owners and tenants of properties to assist in clean
up and redevelopment of the lands or buildings to conform with the Community
Improvement Plan;
Cancel or not increase the municipal portion of the property tax on sites during the
rehabilitation period; and,
Cancel or not increase the education portion of the property tax on sites during the
rehabilitation period with the approval of the Ministry of Finance.
1.2.5 Central Area Design Study
The Central Area Design Study was completed in 2012 by Brook McIllroy, Town staff, and
County Planning Staff. It was approved by Council in September 2012. The main
objectives of the design study are:
Elevate and promote the cultural heritage and built form of Broadway Street;
Create an urban design vision that highlights the diverse character of the Central Area
of Tillsonburg, while prioritizing inherently sustainable approaches;
Identify the unique character areas within the Central Area and prepare specific
visions and urban design guidelines for each;
Improve connection within the Central Area as well as between the downtown and
the surrounding community;
Transform Broadway Street into a weekday, evening, and weekend destination with
a mix of uses and activities.
Town staff have identified that the successful implementation of the study will be tied to
incentives and CIP programs that will encourage property owners and developers to use
the recommendations of the Design Study into their projects.
To date, through a Façade Improvement Program Grant, the Town and Tillsonburg BIA
has partnered with numerous businesses and property owners to improve the façade of
buildings at prominent locations in the downtown.
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1.3 PROCESS
In August 2015, Town Staff together with Planning staff initiated the review of the three
existing Community Improvement Plans (Dereham Forge, Van Norman, Tillsonburg
Gateway CIPs) and determined it would be advantageous to develop a new comprehensive
Town-wide CIP that would identify several financial incentive programs to assist with
renewal in the Downtown areas of the Town, vacant industrial sites, and brownfield projects
within the Town. The consolidated Town-wide CIP was approved in 2017. Subsequently,
it was determined in 2022 that an update to the CIP to reflect housing needs was required.
The Town CIP has been prepared in accordance with the provisions of Section 28 of the
Planning Act. The draft Community Improvement Plan (CIP) was circulated to the
prescribed public bodies as required by Section 17 of the Act and a final draft was prepared,
reflecting those comments received through the noted circulation, where applicable.
2.0 TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
2.1 COMMUNITY IMPROVEMENT PROJECT AREA (CIPA)
The CIP applies to all lands within the Town of Tillsonburg, as identified on Appendices I,
respectively.
2.2 PURPOSE
The purpose of the Town CIP is to promote the development and redevelopment of
buildings and lands within the Town’s Central Area (areas designated as Central Business
District & Entrepreneurial District as depicted on Schedule T-1 of the Oxford County Official
Plan), support brownfield redevelopment opportunities, support redevelopment of vacant
employment buildings throughout the Town and support the Town’s Housing objectives
and other goals and objectives as outlined in the Town’s Community Strategic Plan.
2.3 GOALS AND OBJECTIVES
The fundamental goal of the CIP is to promote development in the Central Areas and
employment lands by encouraging property and business owners to improve the visual
quality and function of buildings with a view to enhancing the long-term viability and
economic stability of the Town. The goals of the CIP are consistent with the policies of the
County Official Plan and compliment the directives of the County’s 10-Year Shelter Plan
and the Master Housing Strategy.
Generally, the objectives of the CIP are to:
facilitate the ongoing viability, vitality and revitalization of the Central Area of the
Town;
encourage long-term investment that improves the economic climate of the Town;
outline a set of key design principles to form a basis for improvement efforts;
improve the physical and visual quality of the existing building inventory;
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conserve and strengthen traditional heritage features within designated community
improvement areas by encouraging improvement that is ‘sympathetic’ to the history
of the area and encouraging reuse;
promote a visually attractive, safe and clean public realm that is accommodating and
accessible to all users;
stimulate private investment activity and private property maintenance;
creation of affordable housing for low and moderate income households by assisting
to minimize the barriers and costs associated with the development process;
further promote and encourage the development of affordable housing;
use existing services and infrastructure more effectively;
stimulate investment in housing that meets the goals and objectives of the Community
Strategic Plan; including various forms of accommodation along the Housing
Continuum (such as Affordable/Affordable Rental*); and,
increases the sense of community participation and civic pride.
*NOTE: AFFORDABLE HOUSING HAS TYPICALLY BEEN DEFINED AS EITHER OWNERSHIP OR RENTAL
HOUSING WHERE MONTHLY HOUSING COSTS DO NOT EXCEED 30% OF GROSS MONTHLY
HOUSEHOLD INCOME. AFFORDABLE RENTAL HOUSING HAS ALSO BEEN DEFINED AS UNITS RENTED
AT OR BELOW THE CMHC AVERAGE MARKET RENT, AS PROVIDED BY THE MINISTRY OF MUNICIPAL
AFFAIRS AND HOUSING. FOR THE PURPOSES OF THIS PLAN, THE DEFINITION FOR THESE
CATEGORIES OF HOUSING WILL BE AS DEFINED IN THE CURRENT VERSION OF THE COUNTY OF
OXFORD’S MUNICIPAL HOUSING FACILITIES BY-LAW.
2.4 MONITORING AND CHANGES TO THE CIP
The Town supports actions that may be undertaken to promote revitalization and renewal,
either through the use of one initiative or a combination of complementing incentives.
However, the Town is not obligated to implement the incentive programs as outlined in this
Plan and may choose to discontinue any incentive associated with the CIP at the sole
discretion of Town Council.
Where Town Council resolves to discontinue a program or incentive, any approved projects
underway at the time will generally be honoured until the development is concluded.
2.5 IMPLEMENTATION
Council shall prepare and adopt a set of guidelines and procedures to establish specifics
on how the various elements of the Plan will be implemented. The guidelines will address
such issues as the application and approval procedures, agreement requirements, and
how decisions will be made regarding which projects receive approval.
At the time Council establishes its annual budget, Council will determine the maximum
contribution to be made available to various programs under the CIP for the current year.
The Town will conduct periodic reviews of the programs being implemented under the CIP
to determine their effectiveness and to determine whether funding levels should be
increased or decreased, or whether modifications to the program should be made. Any
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changes to the financial incentives programs will require pre-consultation with Ministry of
Municipal Affairs and Housing (MMAH).
3.0 FINANCIAL INCENTIVE PROGRAMS
This section outlines the financial incentive programs that may be implemented by the
Town through the CIP. These incentive programs are designed to stimulate and assist
new development, redevelopment and rehabilitation of vacant, underutilized or deteriorated
properties in the designated areas of the Town and may be funded by way of both grants
and loans.
Annual limits on expenditures/funds to be made available for the financial incentive
programs in this Plan will be determined by Town Council who may also adjust rebate
amounts in accordance with available funds and Community Strategic Plan objectives.
Detailed program implementation policies will also be established by the Town for the
programs identified in this Plan.
The following general implementation and eligibility criteria shall apply to all financial
incentive programs offered through this plan:
Applications for funding shall generally be submitted prior to the issuance of a building
permit. Grants will only be paid out after the applicable improvements have been
completed and inspected by the Town and all outstanding work orders have been
satisfied;
All taxes and other Municipal financial obligations for a property must be paid in full
before any grant or loan is paid to an eligible property owner. The Town reserves the
right to request an independent audit of the applicants accounts, at the expense of
the applicant;
If a property is under an assessment appeal, the grant or loan application will be held
in abeyance until the appeal is resolved;
Any program applicant may be required to provide a business plan and detailed cost
estimates for the proposed works as part of the application;
Participating property owners may be required to enter into an agreement with the
Town specifying such items as the level of loan or grant available and the terms and
conditions associated with the loan or grant, including the circumstances whereby an
owner would be obligated to repay the Town for any loans or grants received;
If a building erected or improved with a program grant or loan is demolished prior to
the expiry of the grant or loan period, or the property is not maintained in a satisfactory
state of repair consistent with Town By-laws, the grant or loan is forfeited and will be
recovered by the Town;
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To be eligible for any of the funding programs, the proposed work shall conform with
the goals of this CIP, all Town policies, standards and procedures including the
Town’s Property Standards By-law, Town’s Sign By-law, Town Zoning By-law, site
plan guidelines and the Central Area Design Study as appropriate, and will be subject
to review and the issuance of all required planning and development approvals and
building permits;
All construction should be completed within two (2) years of the application being
approved or following the issuance of a building permit as determined by the Town in
its sole and absolute discretion, acting reasonably. Failing which, the approved
funding, either all or in part, shall be cancelled.
The total cost of all grants and loans provided by the Town and County combined
may not exceed the total cost of rehabilitation;
All applications for assistance under this CIP will be considered on a 'first come, first
served' basis and will be restricted to the limit of budgeted funding. Should the
number of eligible projects exceed the annual funding available, those eligible
projects will be held in queue until, and if, funding becomes available the following
year;
Any applicant may be required to provide detailed quotes and/or cost estimates for
services and materials subject to an application;
The Town may, at any time, discontinue or cancel funding of a program.
Unused funds from a particular program may to be transferred to reserve for CIP use
in future years at the discretion of Town Council.
The following is a brief description of each program that may be offered at the discretion of
Town Council within all or part of the Community Improvement Project Area. A summary
of the program descriptions appear in Appendix II of this Plan.
3.1 INCREMENTAL TAX REBATE PROGRAM
This program is intended to provide a grant to owners of lands and buildings who undertake
improvements or redevelopment that result in an increased property assessment. The
amount of the grant provided will depend on the amount of the municipal portion of property
taxes that has increased as a result of the improvements. The increase in realty tax
represents the annual municipal realty tax in each year following improvement or
redevelopment of lands and buildings over and above municipal realty tax prior to
improvement or redevelopment of the lands in question. All commercial and residential
properties located in the Central Area are eligible for this program. Residential, Commercial
and Industrial areas outside of the Central Area may also be eligible where applicable. For
additional clarity, the only residential properties outside of the Central Area that may be
considered under this program are multi-residential projects, non-profit owned rental or
ownership projects, or affordable housing projects subject to an appropriate funding
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN P a g e | 11
agreement with the County, or Additional Residential Unit developments that meet one or
more Town housing objectives (as outlined in the Community Strategic Plan).
The increase in taxes, or tax increment, is calculated by subtracting the municipal portion
of property taxes before reassessment from the municipal portion of property taxes after
reassessment. The Town may provide any proportion of the increment for any length of
time that Council deems appropriate, to a maximum of 10 years. The tax increment does
not include any increase/decrease in municipal taxes due to a general tax rate
increase/decrease, or projects that result in a tax class change without an increase in
assessment due to redevelopment. Where a redevelopment results in a tax class change,
the pre-project assessment shall be set as the initial value in the new tax class. The pre-
project municipal property taxes will be calculated by taking the pre-project assessment
multiplied by the current year tax rate of the applicable property class.
The first year of the program shall generally be the first full tax year after completion of
the project and following the issuance of the occupancy permit.
For clarity, the specific calculation used in determining the annual grant amount shall be:
Annual Grant = (Post-project Municipal Property Taxes – (Pre-project Assessment *
Current Year Municipal Tax Rate)) * Increment Tax Rebate Percentage.
3.2 FAÇADE IMPROVEMENT PROGRAM
This program is intended to provide a loan or grant to encourage exterior renovations which
are in keeping with the desired aesthetic effect and historical/heritage characteristics of
buildings within the designated areas. Eligible improvements may consist of external
repairs to façades, including signage, lighting and security enhancements, entrances and
display windows. Interior work is not eligible. All commercial and residential properties in
the Central Area shall be eligible and commercial properties outside of the Central Area
may be eligible at prominent locations.
3.3 ALLEYWAY FAÇADE IMPROVEMENT PROGRAM
This program is intended to provide a loan or grant to property owners in the Central Area
to assist with non-street front façade improvements to be consistent with the Central Area
Design Study and to improve the appearance of rear alleys and other visible servicing
corridors. All commercial and residential properties in the Central Area shall be eligible.
For the purposes of this program, a non-street front facade shall mean a portion of a non-
street front building that is visible from an adjacent street or alleyway. All works shall be
pre-approved and generally be in keeping with the Central Area Design Study or other
design guidelines as may be approved from time to time.
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN P a g e | 12
3.4 ACCESSIBILITY RENOVATION PROGRAM
This program is intended to provide a grant to improve accessibility to and of existing
commercial buildings and properties through the renovation of building entrances,
upgrading of doors, installation of power assist door operators, installation of ramps,
elevating devices, and accessibility washrooms for the public.
This grant is intended to provide funds to assist owners and tenants of existing commercial
buildings, particularly older buildings in the Central Area, with accessibility improvements
to improve the accessibility of commercial spaces in the Town.
3.5 BUILDING PERMIT FEE REBATE PROGRAM
This program is intended to provide a grant equivalent to the fees paid for Building Permits.
The program is meant to stimulate and encourage development and property
improvements.
3.6 ARCHITECTURAL DESIGN GRANT PROGRAM
This program is intended to provide a grant to owners of lands and buildings in the Central
Area who wish to hire a professional such as an architect (for preparing designs, estimates,
etc.), an engineer (for structural analysis) or accredited designer (landscape, interior,
lighting or graphics/signage) to develop a project concept for other programs offered under
this CIP. Design Grants may be applied for prior to the submission of an application for
such applicable program. All design work shall generally be in keeping with the Central
Area Design Study to be eligible for funding through this program. All commercial properties
in the Central Area shall be eligible.
3.7 LEGAL AND REGISTRATION COSTS
In order to provide additional motivation for those landowners accessing the CIP programs,
the Town may assume a portion of the legal costs and costs associated with registration of
agreements for all of the above listed programs.
3.8 CONTAMINATED PROPERTY OR SUBSTANDARD BUILDING INCENTIVE PROGRAM
This program is intended to stimulate private sector investment in the reuse and
redevelopment of suspected contaminated sites or Substandard Buildings and partially
offset the costs associated with the site/building assessment and remediation.
Incentives offered by the Town could include a grant equivalent to 50% of the cost of a
environmental or building hazard study including a Phase II Environmental Site
Assessment, designated substances and hazardous materials survey, remedial work plan
or risk assessment. A maximum grant would be determined by Town Council per
environmental study and per property.
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN P a g e | 13
3.9 HOUSING PROJECT Incentive Program
The Town may provide loans, either interest bearing or interest free, or grants for projects
that increase the supply of non-market housing, i.e. affordable, attainable or community
housing projects (e.g. non-profit owned, Habitat for Humanity). Financial support should
be accompanied by a legal and binding commitment by the project owner/manager in terms
of providing these non-market housing units, or by way of a municipal housing facilities
agreement with the County. In general, commitments should be longer term in nature and
demonstrate benefits that exceed the support provided.
In addition, Oxford County currently offers an Affordable Housing Incentive Program. This
Program will provide a waiver for the costs of applicable County planning application fees,
including Condominium, Official Plan Amendment and Consent, as set out in the County’s
Fees and Charges By-Law.. The County of Oxford is strongly committed to working with
the Town to cooperatively and effectively address housing needs. The County CIP and the
Town’s CIP works together to address common housing goals in a partnership beneficial
to both levels of government, with the understanding that varying incentives can be
provided at each level.
To complement the County’s Affordable Housing Incentive Program, and provide further
incentives for affordable housing, the Town of Tillsonburg may offer eligible housing
projects a waiver from Town planning application fees. The waiver does not include any
deposits required to cover the costs of peer reviews in relation to studies submitted in
support of a planning application.
In order to qualify for the Housing Project Incentive Program, the eligible housing project
must be located within the Town limits, and generally meet one or both of the following
criteria:
An affordable rental housing project that is subject to a Municipal Housing Facilities
Agreement with the County, pursuant to Section 110(1) of the Municipal Act and
County By-law 4664-2006, as amended, including appropriate securities, to ensure
the property is developed and maintained, either primarily or partially, as affordable
rental housing for a specified term.
An affordable ownership housing project that is developed by Habitat for Humanity,
or a similar non-profit organization that is devoted to providing affordable ownership
housing, and is subject to a Municipal Housing Facilities Agreement, pursuant to
Section 110(1) of the Municipal Act and County By-law 4664-2006, as amended, or
a similar funding agreement, with the County, including appropriate securities to
ensure the property is developed and offered, either primarily or partially, as
affordable ownership housing for a specified term.
The Town of Tillsonburg is committed to working with the County of Oxford to cooperatively
and effectively address housing needs. The Town’s CIP enables the both levels of Local
Government to further address common housing goals in a partnership beneficial to both
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN P a g e | 14
levels of government, with the understanding that varying incentives can be provided at
each level.
The Town of Tillsonburg may, in accordance with its Community Improvement Plan, and
subject to the sole and absolute discretion of Town Council, provide any/all of the support
programs offered by the Town even in the case where the project is not subject to a
Municipal Housing Facilities Agreement or owned by a non-profit organization.
3.10 COMMERCIAL BUILDING INTERIOR RENOVATION PROGRAM
The Commercial Building Interior Renovation Program provides grants for renovations to
commercial properties within the Town of Tillsonburg. Interior improvements to
commercial units can help property owners and new business tenants fill vacant
storefronts, support a more vibrant street life, and create better first impressions of the
community. The Program is available to owners of vacant properties or tenants of vacant
street level buildings subject to approval by Town Council and available funding.
Tenants applying to the Program must have the property owner’s written permission to
make any improvements to the property and apply for this program. Grants can be up to
50% of the costs of eligible interior improvements to a maximum of $10,000.
Applications for work totaling less than $2,500 are ineligible. Common areas (foyers or
hallways) are not eligible unless improved along with a commercial unit.
Eligibility
Eligible applications must answer yes to all of the following:
Commercial unit is located on the main floor and facing the street;
Commercial unit is located within the Town of Tillsonburg;
Building is at least 20 years old;
Commercial unit has been vacant for at least 6 months prior to applying to the
Program or has been underutilized over the last 3 years;
Application submitted prior to the start of construction;
By construction’s end, and for the length of the maintenance period, windows and
doors will not be covered by security bars, grills, rolling shutters or doors, posters,
large window appliques, vinyl wraps or otherwise obscured; and,
By project’s end, the commercial unit must have a minimum 2-year lease with a
commercial tenant.
Eligible Work
Eligible work improvements are to the interior of the commercial unit only and include at
least three of the following:
Structural repairs;
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN P a g e | 15
Electrical upgrades;
Plumbing upgrades and fixtures (i.e. sinks, toilets, etc) but does not include
backflow valve installation;
HVAC;
Flooring and/or doors, windows and ceilings;
Demising walls;
Drywall and/or painting;
Improved accessibility (i.e. ramps, handrails, accessible washrooms);
Fire safety compliance (i.e. sprinklers); and,
Improvements related to health and safety; including asbestos/other hazardous
material abatement;
Eligible costs that can be reimbursed through the Program also include
architecture/design/engineering fees (20% maximum), project
management/administration fees (10% maximum), demolition, equipment rentals and
labour costs.
Ineligible items of work include:
Non-permanent fixtures such as bars or cabinetry;
Appliances, furniture, window coverings and other moveable objects;
Lightbulbs;
Permit fees, service fees and insurance; and
Gas, tools, consumables, cell phone fees and other incidental costs.
The Commercial Building Interior Renovation Program is not a maintenance program to
fix broken windows, interior lighting or security systems, clean clogged plumbing and/or
replace ceiling panels. The intent of the Program is to improve the function, efficiency
and interior appearance of commercial business premises.
3.11 COUNTY TAX GRANT BACK INCENTIVE PROGRAM
The County has also adopted a Community Improvement Plan that applies to those lands
within the County of Oxford that are subject to a local municipal downtown, central area, or
village core-oriented community improvement plan. All lands within the Central Area of the
Town of Tillsonburg, as identified on Appendix I, have been designated by County Council,
by by-law, as a Community Improvement Project Area (CIPA) for the purpose of
administrating the CCIP.
Similar to the tax incentive program offered through the Town CIP, the County CIP provides
a tax grant back to owners of commercial, industrial or institutional properties and buildings
who undertake improvements or redevelopment that result in an increased property
assessment.
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN P a g e | 16
Where a property is eligible for a tax grant back in accordance with the eligibility criteria as
contained in the Town CIP and is located in the Central Area, as defined in the County CIP,
the subject property may be eligible to receive a grant back for the increased County portion
of taxes that would result in the proposed redevelopment or improvement. As the County
CIP is intended to complement and enhance the incentives offered through the Town CIP,
this duplication of financial assistance is acknowledged and will be permitted.
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ESSELTINE
DR TILLSON AVENORTH ST E
CONCESSION ST W
BALDWIN ST
CONCESSION ST E
VIENNA RDGOSHENSTLISGAR AVE
WIL
S
ONAVESIMCOE
ST
D E V O NSHI
RE
A
VE
GLENDALEDR
TILLSONSTBR O CK S T E
NORTH ST W
OXFORD ST
QUARTER TOWN LINEQUARTER TOWN LINEBROADWAYBROADWAYTOWN LINE RD
DEREHAMDR CRANBERRY RDCHARLOTTEAVEH IGH W AY 3
HIGHWAY 3
HIGHWAY 3 BELLMILLSI
DERDPO T T E R S R D
JOHNPOUND RD
BRIDGESTE
NEWELL RD HARVESTAVE
CLEARVIEW DR
500 0 500 1,000 1,500250
Metres
¬Central Area
Central Business District
Entrepreneurial District
Town of Tillsonburg Community
Improvement Project Area
TOWN OF TILLSONBURG
COMMUNITY IMPROVEMENT PROJECT AREA
SCHEDULE 1APPENDIX I Page 211 of 295
TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
APPENDIX II
TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
SUMMARY OF RECOMMENDED COMMUNITY IMPROVEMENT INITIATIVES
PROGRAM ELIGIBILITY CRITERIA
Alleyway
Façade
Improvement
Grant
Interest free loan or grant for alleyway building facade improvements and works to
comply with the Central Area Design Study, for properties in the Central Area.
50/50 matching funds.
Maximum of $10,000 per project.
Commercial properties in the Central Area are eligible.
Projects that incorporate Ontario Building Code improvements such as stairs,
railings, guards, fire escapes, etc. are also eligible.
Projects that meet energy conservation and efficiency goals shall be given a
higher score.
Architectural
Design Grant
Program
Grant to offset cost of retaining professionals to provide acceptable design(s), in
accordance with the Town Central Area Design Study for eligible properties in the
Central Area.
50/50 matching funds.
Maximum of $2,500 per project.
Commercial properties in the Central Area are eligible.
Affordable or social housing projects are eligible
Contaminate
d Property or
Substandard
Building
Redevelopm
ent Grant
Program
Grant to cover up to 50% of the cost of an environmental or building hazard study
including a Phase II Environmental Site Assessment (ESA), designated substances
and hazardous materials survey, remedial work plan or risk assessment.
50/50 matching funds.
Maximum of $10,000 per project.
Applicant must provide a copy of the final report to the Town.
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
PROGRAM
ELIGIBILITY CRITERIA
Building
Permit Fee
Rebate
Program
Rebate of Building Permits fees for commercial, industrial and multi-residential
properties in the CIP area. Commercial Properties outside of the Central Area are
not eligible for building permit grants.
Industrial Projects – Small (Project value of $150,000 to $1,000,000)
Grant of 100% of the applicable building permit fees offered as a rebate once the
project is completed.
Industrial Projects – Large (Project value of $1,000,000 or more)
Grant of 50% of the applicable building permit fees up to a maximum of $20,000,
or other amount as may be approved by Council, offered as a rebate once the
project is completed.
Commercial Projects – Central Area (Minimum project value of $150,000)
Rebate of the applicable building permit fee offered once the project is complete, as
follows:
General renovations/rehabilitations - 25% Rebate;
Projects that will improve the overall attractiveness of the streetscape and
downtown - 50% Rebate;
Projects that meet above criteria and provide exemplary attention to detail and a
high level of design – 75% Rebate.
Social Housing Projects as defined herein may be eligible for 100% rebate of
Building Permit Fees for the units meeting this definition
Facade
Improvement
Grant
Interest free loan or grant for exterior renovations of buildings within the Central Area.
Eligible improvements may consist of external repairs to facades, including signage,
lighting and security enhancements, entrances and display windows. Interior
renovations will not be eligible.
50/50 matching funds.
Maximum of $10,000 per façade.
Commercial properties in the Central Area are eligible.
Other commercial properties outside of the Central Area may also be eligible at
prominent locations. These projects will not be eligible for the matching BIA
funds.
Project shall conform to the design principles contained within the Town’s Central
Area Design Study as determined by the Façade Improvement Review
Committee.
Projects that meet energy conservation and efficiency goals shall be given a
higher score.
Affordable or social housing projects may also be eligible subject to Council
approval and funding
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
PROGRAM
ELIGIBILITY CRITERIA
Accessibility
Renovation
Grant
Grant, of up to $3000, to improve accessibility to existing commercial buildings and
properties through the renovation of:
building entrances;
upgrading of doors;
installation of power assist door operators;
installation of ramps;
elevating devices;
accessible washrooms for the public.
This grant is intended to provide funds to assist owners and tenants of existing
commercial buildings, particularly older buildings in the Central Area, with
accessibility improvements to improve the accessibility of commercial buildings within
the Town.
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
Incremental
Tax Rebate
Program
Grant to rebate increase in Town property taxes resulting from improvements or
redevelopment of lands and buildings, for properties located in the CIP area. Projects
must meet the following general eligibility criteria:
An increased property assessment value;
Support Town objectives such as increased residential density, affordable or
social housing, retail, business services and industrial diversity as contained in
the Town’s strategic plans;
Conform to the principles of the Town’s Central Area Design Study (where
applicable);
Additional criteria including 75% of the front of the building is comprised of glass,
brick or stone and preference given to projects that use a brick consistent with
the yellow heritage brick evidenced throughout the downtown (for properties
zoned ‘Central Commercial (CC)’ & ‘Entrepreneurial (EC)’, where applicable).
Projects that meet energy conservation and efficiency goals, as well as water
conservation and re-use goals shall be given a higher score.
Commercial and Multi-Residential Projects Within the Central Area (Including
Affordable or Social Housing Projects) - Phase-in Schedule
General renovations/rehabilitations – Rebate of 100% of increased taxes in year
1, 80% in year 2, 60% in year 3, 40% in year 4 and 20% in year five, with full
taxes payable in year 6.
Projects that improve the overall attractiveness of the streetscape/community
and provide attention to detail and a high level of design – Rebate of 50% of
increased taxes from years 1 – 6, 40% of increased taxes in year 7, 30% in year
8, 20% in year 9, 10% in year 10, with full taxes payable in year 11.
Projects that are of strategic interest to the community and provide exemplary
attention to detail and a high level of design – Rebate of 100% of increased taxes
from years 1 – 6, 80% in year 7, 60% in year 8, 40% in year 9 and 20% in year
10, with full taxes payable in year 11.
Commercial and Multi-Residential Projects Outside the Central Area (Including
Affordable or Social Housing Projects) - Phase-in Schedule
General renovations/rehabilitations – Rebate of 100% of increased taxes in year
1, 80% in year 2, 60% in year 3, 40% in year 4 and 20% in year five, with full
taxes payable in year 6.
Projects that improve the overall attractiveness of the streetscape/community
and provide attention to detail and a high level of design – Rebate of 50% of
increased taxes from years 1 – 6, 40% of increased taxes in year 7, 30% in year
8, 20% in year 9, 10% in year 10, with full taxes payable in year 11.
Projects that are of strategic interest to the community and provide exemplary
attention to detail and a high level of design – Rebate of 100% of increased taxes
from years 1 – 6, 80% in year 7, 60% in year 8, 40% in year 9 and 20% in year
10, with full taxes payable in year 11.
Industrial Projects - Phase-in Schedule
General renovations/rehabilitations – Rebate of 100% of increased taxes in year
1, 80% in year 2, 60% in year 3, 40% in year 4 and 20% in year five, with full
taxes payable in year 6.
Projects that improve the overall competitiveness of Tillsonburg’s economic base
while provide a high level of design – Rebate of 50% of increased taxes from
years 1 – 6, 40% of increased taxes in year 7, 30% in year 8, 20% in year 9, 10%
in year 10, with full taxes payable in year 11.
Projects that are of strategic interest to the community and provide a high level
of design – Rebate of 100% of increased taxes from years 1 – 6, 80% in year 7,
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
PROGRAM
ELIGIBILITY CRITERIA
60% in year 8, 40% in year 9 and 20% in year 10, with full taxes payable in year
11.
Legal and
Registration
Costs Grant
Grant to reimburse legal costs and costs associated with the registration of
agreements associated with the above programs.
Town staff may register applicable agreements on title, or provide a grant to a
maximum of $250 to reimburse legal costs of having a solicitor register the
applicable agreements on title.
Commercial
Building
Interior
Renovation
Program
Grant, of up to $10,000 to assist with interior renovations of existing commercial
buildings including:
Structural repairs;
Electrical upgrades;
Plumbing upgrades and fixtures (i.e. sinks, toilets, etc);
HVAC;
Flooring and/or doors, windows and ceilings;
Demising walls;
Drywall and/or painting;
Improved accessibility (i.e. ramps, handrails, accessible washrooms);
Fire safety compliance (i.e. sprinklers); and,
Improvements related to health and safety; including asbestos/other
hazardous material abatement;
This grant is intended to provide supportive funding for renovations to commercial
properties within the Town of Tillsonburg in order to fill vacant storefronts, support a
more vibrant street life, and create better first impressions of the community.
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
APPENDIX III
TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
RECOMMENDED INCREMENTAL TAX REBATE GUIDELINES - DECISION MAKING MATRIX
DEVELOPMENT
TYPE CRITERIA LEVEL OF TAX INCREMENT GRANT
Downtown
Commercial
and Multi-
Residential
(including
Affordable or
Social
Housing)
Projects
Projects that meet General
Downtown Development
Objectives:
General property renovations/
rehabilitations that will improve
the attractiveness of the
Downtown
Year 1 - 100% rebate
Year 2 - 80% rebate
Year 3 - 60% rebate,
Year 4 - 40% rebate
Year 5 - 20% rebate
Rebate amount is calculated based
on incremental assessment growth
Full taxes are payable in year 6
Only Multi-Residential projects with a
minimum of 4-units are considered
Projects that meet High Level
Downtown Development
Objectives:
Improves the overall
attractiveness of the
streetscape/community
Projects that conform to some
of the design and general
guidelines contained in the
Town’s Central Area Design
Study
o E.g. Matching height with
adjacent buildings, building
maintains/ improves
consistency with heritage
elements from adjacent
buildings
Improved accessibility
Years 1 to 6 - 50% rebate of the
incremental tax increase
Year 7 - 40% rebate
Year 8 - 30% rebate
Year 9 - 20% rebate
Year 10 - 10% rebate
Rebate amount is calculated based on
incremental assessment growth
Full taxes are payable in year 11
Only Multi-Residential projects with a
minimum of 4-units are considered
Projects that meet Strategic Level
Downtown Development
Objectives:
Projects that conform to many
of the design and general
guidelines contained in the
Town’s Central Area Design
Study
Incorporate environmental
sustainability features and
Years 1 to 6 - 100% rebate of the
incremental tax increase
Year 7 - 80% rebate
Year 8 - 60% rebate
Year 9 - 40% rebate
Year 10 - 20% rebate
Rebate amount is calculated based on
incremental assessment growth
Full taxes are payable in year 11
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
technology that results in
energy conservation and
reduced environmental impact
Improved accessibility with no
barriers to access
Only Multi-Residential projects with a
minimum of 4-units are considered
Commercial
and Multi-
Residential
(including
Affordable or
Social
Housing)
Projects
Outside of
Downtown
Projects that meet General
Development Objectives:
General property renovations/
rehabilitations that will improve
the attractiveness of the
community
Year 1 - 100% rebate
Year 2 - 80% rebate
Year 3 - 60% rebate
Year 4 - 40% rebate
Year 5 - 20% rebate
Rebate amount is calculated based
on incremental assessment growth
Full taxes are payable in year 6
Projects that meet High Level
Development Objectives:
Improves the overall
attractiveness of the
streetscape/community
Projects that provide a higher
level of architectural design
o E.g. majority of front of
building comprised of glass,
brick or stone, inclusion of
heritage elements
Years 1 to 6 - 50% rebate of the
incremental tax increase
Year 7 - 40% rebate
Year 8 - 30% rebate
Year 9 - 20% rebate
Year 10 - 10% rebate
Rebate amount is calculated based on
incremental assessment growth
Full taxes are payable in year 11
Projects that meet Strategic Level
Development Objectives:
Significantly improves the
overall attractiveness of the
streetscape/ community
Provides for a high level of
architectural design:
o E.g. majority of front of
building comprised of glass,
brick or stone, inclusion of
heritage elements
Incorporates environmental
sustainability features and
technology that results in energy
conservation and reduced
environmental impact
Years 1 to 6 - 100% rebate of the
incremental tax increase
Year 7 - 80% rebate
Year 8 - 60% rebate
Year 9 - 40% rebate
Year 10 - 20% rebate
Rebate amount is calculated based on
incremental assessment growth
Full taxes are payable in year 11
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
Industrial
Projects
Projects that meet General
Development Objectives:
General property renovations/
rehabilitations that will improve
the attractiveness of the
community
Year 1 - 100% rebate
Year 2 - 80% rebate
Year 3 - 60% rebate,
Year 4 - 40% rebate
Year 5 - 20% rebate
Rebate amount is calculated based on the
incremental assessment growth only
Full taxes are payable in year 6
Projects that meet High Level
Development Objectives:
Improves the overall
attractiveness of the
streetscape/community
Projects that provide a higher
level of architectural design:
o E.g. majority of front of
building comprised of glass,
brick or stone, inclusion of
heritage elements
Years 1 to 6 - 50% rebate of the incremental
tax increase
Year 7 - 40% rebate
Year 8 - 30% rebate
Year 9 - 20% rebate
Year 10 - 10% rebate
Rebate amount is calculated based on the
incremental assessment growth only
Full taxes are payable in year 11
Projects that meet Strategic Level
Development Objectives:
Significantly improves the
overall attractiveness of the
streetscape/community
Provides for a high level of
architectural design:
o E.g. majority of front of
building comprised of glass,
brick or stone, inclusion of
heritage elements
Incorporates environmental
sustainability features and
technology that results in
energy conservation and
reduced environmental impact
Supports growth in key
economic sectors for the Town,
E.g. Automotive, High Tech
Manufacturing, Agri-food/Food
Processing, Energy, etc.
Years 1 to 6 - 100% rebate of the incremental
tax increase
Year 7 - 80% rebate
Year 8 - 60% rebate
Year 9 - 40% rebate
Year 10 - 20% rebate
Full taxes are payable in year 11
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Page 1 of 7
Community Improvement Plan (CIP) Application Form
The Town of Tillsonburg offers a comprehensive Community Improvement Plan (CIP) as a means
of planning and financing development activities that assist in the redevelopment/development of
lands, buildings, and infrastructure through various financial incentives.
To ensure your application for the CIP is complete, please refer to the checklist below.
Mandatory Requirements
□Completed application with relevant signatures
□Applicant’s and owner’s full name and contact information
□One itemized cost estimate satisfactory to the Town (the Town reserves the right to request an
additional cost estimate at their discretion)
□Municipal address and legal description (if applicable)
□Relevant drawings and/or photos of the property
Additional Requirements (if necessary)
□Building plans
□Building elevations and/or renderings
□Site plans
□Company information
□Description of the products and/or services provided by the company
□Articles of incorporation detailing shareholders or background on ownership and/or partners
□Engineering reports and related drawings
□Cultural, built, or natural heritage studies and reports
□Environmental Site Assessment
□Reports and Record of Site Condition
The Town of Tillsonburg reserves the right to request additional information that may be necessary to substantiate the project.
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Community Improvement Plan (CIP) Application Form
Page 2 of 7
Please forward the completed Community Improvement Plan (CIP) Application Form to the Development Commissioner, Town of Tillsonburg Economic Development & Marketing Department.
A separate application is required for the Façade Improvement Programs. Façade Improvement applications can be obtained from the Town of Tillsonburg Building, Planning and Bylaw Department by calling 519.688.3009.
Town of Tillsonburg
Economic Development and Marketing Dept
10 Lisgar Ave, Tillsonburg, Ontario N4G 5A5 Telephone: 519.688.5651 Fax: 519.842.9431 Email: invest@tillsonburg.ca
Registered Owner: Applicant:
(If different from registered owner)
Name: Name:
Business Name: Business Name:
Address: Address:
Postal Code: Postal Code:
Home Phone: Home Phone:
Work Phone: Work Phone:
Email Address: Email Address:
Fax Number: Fax Number:
Property Description:
Address:
Building to be redeveloped:
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Community Improvement Plan (CIP) Application Form
Page 3 of 7
Current Use of the Property?
Proposed Use of the Property?
Description of the Proposed Development/Redevelopment
Cost of Proposed Repairs (Please provide one cost estimate. If it is not possible to provide an estimate, please explain why)
Type of Investment Support Requested:
Please Choose Program Eligibility Criteria
□ Accessibility
Renovation Grant
The grant, of up to $3,000 in 50/50 matching funds, is intended to
assist owners or tenants, particularly older buildings in the central area, with accessibility improvements to improve the accessibility of the central area and commercial buildings throughout the
Town.
Grant can be used for the following types of projects:
•Power assist door operators
•Renovation of building entrances
•Upgrading of doors
•Installation of ramps
•Installation of elevating devices
•Renovations to create accessible washrooms
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Community Improvement Plan (CIP) Application Form
Page 4 of 7
□ Architectural Design Grant Grant to offset the cost of retaining professionals to provide acceptable design(s), in accordance with the Central Area Design Study for eligible properties in the central area.
• 50/50 matching funds
• Maximum of $2,500 per project
• Commercial properties in the central area are eligible
□ Building Permit Fee Rebate Program
Rebate of Building Permits fees for commercial, industrial and multi-residential properties in the CIP area. Commercial properties outside of the Central Area are not eligible for building permit grants.
Industrial – Small (Project value of $150,000 to $1,000,000)
• Minimum project value of $150,000 and maximum project value of $1,000,000
• Grant of 100% of the applicable building permit fees
offered as a rebate once completed.
Industrial – Large (Project value of $1,000,000 or more)
• Grant of 50% of the applicable building permit fees up to a
maximum of $20,000, or other amount as may be approved by Council, offered as a rebate once the project is completed.
Commercial - Central Area (Min. project value of $150,000)
Rebate of the applicable building permit fee offered once the project is complete, as follows:
• General renovations/rehabilitations - 25% Rebate;
• Projects that will improve the overall attractiveness of the streetscape and downtown - 50% Rebate;
• Projects that meet above criteria and provide exemplary attention to detail and a high level of design – 75% Rebate. Social Housing Projects as defined herein may be eligible for 100% rebate of Building Permit Fees for the units meeting this definition.
□ Commercial Building Interior Renovation Program
Grant, of up to $10,000, to assist with interior renovations of existing commercial buildings including:
• Structural repairs;
• Electrical upgrades;
• Plumbing upgrades and fixtures (i.e. sinks, toilets, etc.) but not including backflow valve installation;
• HVAC;
• Flooring and/or doors, windows and ceilings;
• Demising walls;
• Drywall and/or painting;
• Improved accessibility (i.e. ramps, handrails, accessible
washrooms);
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Community Improvement Plan (CIP) Application Form
Page 5 of 7
•Fire safety compliance (i.e. sprinklers); and,
•Improvements related to health and safety; includingasbestos/other hazardous material abatement
This grant is intended to provide supportive funding for renovations to commercial properties within the Town of Tillsonburg to fill vacant storefronts, support a more vibrant street
life, and create better first impressions of the community.
□ Contaminated Property or
Substandard Building Incentive Program
Grant to cover up to 50% of the cost of an environmental or building hazard study including a Phase II Environmental Site
Assessment, designated substances and hazardous materials survey, remedial work plan, or site assessment.
•50/50 matching funds•Maximum of $10,000 per project
•Applicant must provide a copy of the final report to theTown
□ Façade Improvement
Grant: Alleyway
Grant for alleyway building façade improvements for properties in the central area.
•50/50 Matching Funds
•Maximum of $10,000 per project.
•Commercial properties in the central area are eligible
•Projects that meet energy conservation and efficiency
goals shall be given a higher score.
A separate application from the Building department is
needed.
□ Façade Improvement Grant: Street Facing
A grant for exterior renovations within the central area. Improvements may consist of repairs to facades, Including; signage, lighting, entrances and display windows. Interior renovations will not be eligible.
•50/50 Matching Funds
•Maximum of $10,000 per façade
•Commercial properties in the central area are eligible
•Other commercial properties outside of the central areamay be eligible at prominent locations. These projectswill not be eligible for the matching BIA funds.
•The project shall conform to the design principlescontained within the Town’s central area design study.
A separate application from the Building department is needed.
□ Legal and Registration
Grant
Grant to reimburse legal costs and costs associated with the registration of agreements associated with the above programs.
•This may take the form of Town staff registering applicableagreements on the title, or a grant to a maximum of $200to reimburse legal costs of having a solicitor register theapplicable agreements on the title.
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Community Improvement Plan (CIP) Application Form
Page 6 of 7
□ Tax Increment Equivalent Grant Back
Program
Grant to rebate increases of Town portion of property taxes resulting from improvements of lands and buildings, for properties in the central area. Projects must meet the following
criteria:
•An increase in the assessed value of the property
•Supporting Town objectives of increased density, retail,business services, and industrial diversity.
•Conform to the principles of the Town’s Central AreaDesign Study (where applicable)
•Additional criteria of having the front of the buildingcomprised of 75% glass, brick, or stone. Preference willbe given to projects that use the heritage yellow brickevidenced throughout the downtown.
•Projects that meet energy conservation and efficiencygoals shall be given a higher score.
•Projects that meet water conservation and re-use goalsshall also be given a higher score.
Please provide the following information:
How will the proposed development benefit the community?
If the proposed development is in the downtown, how will it fit in with, or improve, the existing streetscape?
What is the proposed timeline (start date and completion date)?
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Community Improvement Plan (CIP) Application Form
Page 7 of 7
The Town of Tillsonburg is subject to Ontario Municipal Freedom of Information and Protection of Privacy Act (MFIPPA) and other privacy legislation.
Applicants should be aware that personal and other information contained in this application are subject to Municipal Freedom of Information and Protection of Privacy Act and may be deemed
releasable under this legislation, and that the anonymity or confidentiality of the applicant and
any information contained within the application cannot be guaranteed.
The Government of Ontario maintains a website with free access to Municipal Freedom of Information and Protection of Privacy Act and other legislation on their e-laws website.
The applicant also consents to the use of his or her name, business name and business address in connection with any program funding announcements.
Date: Signature of Registered Owner:
Date: Signature of Applicant:
For Office Use Only:
Current Assessment:
Building Permit Calculation:
Development Charges Calculation:
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Page 227 of 295
Page 228 of 295
Page 229 of 295
Police Services Board Report
November 2023
Oxford Detachment
Page 230 of 295
Police Services Board Report for Tillsonburg
2023/Nov
Public Complaints
Policy 0
Service 0
Conduct 0
Date information collected from Professional Standards Bureau Commander Reports: 2023-12-06
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
0
Daily Activity Reporting Patrol Hours
Total Hours 2023/Nov
Number of Cruiser Patrol Hours 375.00
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 53.00
Number of School Patrol Hours 1.50
Data source (Daily Activity Reporting System) date: 2023/12/02
Staffing Updates
Transfers: Sergeant transferred in
Detachment Initiatives
Number of Targeted
Media Releases:
Nov 6, 2023 - Festive RIDE Campaign Launch Event // Nov 8, 2023 Mischief Charge Laid // Nov 8,
2023 Theft From Construction Trailer // Nov 9, 2023 OPP Seeking Assistance from Public in Locating
A Missing Person // Nov 9. 2023 OPP Seeking Assistance From Public in Locating a Missing Person
Crime and Traffic
Campaigns/Initiatives:Festive RIDE Thu Nov 16, 2023 - Mon Jan 01, 2024
Lock It or Lose It: Nov 11 - 61 vehicles locked, 6 unlocked
Other: Auxiliary - 106.75 hours // Nov 2 - Special Olympics Torch Run // Nov 18 - Christmas Parade // Nov
27 - Cops 4 Kids
Detachment: 6S - OXFORD
Location code(s): 6S00 - OXFORD
Area code(s): 6208 - Tillsonburg
Report Generated by: Report Generated on:
Mckinnon, Miriam 6-Dec-23 3:39:30 PM
PP–CSC–Operational Planning-4300
Page 231 of 295
2022 2023 % Change 2022 2023 % Change
0 0 N/C 1 0 -100.0%
1 0 -100.0% 12 7 -41.7%
20 8 -60.0% 123 118 -4.1%
21 8 -61.9% 136 125 -8.1%
Data Utilized
Niche RMS All Offence Level Business Intelligence Cube
Detachment: 6S - OXFORD
Area:Tillsonburg
Data source date:
November 2023
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
2023/12/06
Motor Vehicle Collisions by Type
Incidents November Year to Date November
Fatal
Personal Injury
Property Damage
Total
0
5
10
15
20
Fatal Personal
Injury
Property
DamageIncidents
2022 2023
Page 232 of 295
Police Services Board Report for Tillsonburg
Records Management System
November - 2023
Violent Crime
Actual November Year to Date -
November
2022 2023 %
Change
2022 2023 %
Change
Murder 0 0 --0 0 --
Other Offences Causing Death 0 0 --0 0 --
Attempted Murder 0 0 --0 0 --
Sexual Assault 3 1 -66.7%28 21 -25.0%
Assault 7 11 57.1%95 97 2.1%
Abduction 0 0 --1 3 200.0%
Robbery 0 0 --1 2 100.0%
Other Crimes Against a
Person
4 5 25.0%58 57 -1.7%
Total 14 17 21.4%183 180 -1.6%
0
2
4
6
8
10
12
Sexual
Assau...
Assault Other
Crimes...
2022 2023Actual
Property Crime
Actual November Year to Date -
November
2022 2023 % Change 2022 2023 % Change
Arson 0 0 --1 1 0.0%
Break & Enter 4 3 -25.0%58 56 -3.4%
Theft Over 4 3 -25.0%35 26 -25.7%
Theft Under 19 9 -52.6%264 206 -22.0%
Have Stolen Goods 0 0 --8 9 12.5%
Fraud 5 4 -20.0%100 113 13.0%
Mischief 10 8 -20.0%108 85 -21.3%
Total 42 27 -35.7%574 496 -13.6%
0
4
8
12
16
20
Break & Ente...Theft OverTheft UnderFraudMischief2022 2023Actual
Drug Crime
Actual November Year to Date -
November
2022 2023 %
Change
2022 2023 %
Change
Possession 1 0 -100.0%14 10 -28.6%
Trafficking 0 0 --4 8 100.0%
Importation and
Production
0 0 --0 0 --
Total 1 0 -100.0%18 18 0.0%
0
0
0
1
1
1
Possession
2022 2023Actual
Detachment: 6S - OXFORD
Location code(s): 6S00 - OXFORD
Area code(s): 6208 - Tillsonburg
Data source date: Report Generated by: Report Generated on:
2023/12/02 Mckinnon, Miriam 6-Dec-23 8:44:05 AM
PP–CSC–Operational Planning-4300
Page 233 of 295
Police Services Board Report for Tillsonburg
Records Management System
November - 2023
Clearance Rate
Clearance Rate November Year to Date - November
2022 2023 Difference 2022 2023 Difference
Violent Crime 57.1%70.6%13.4%65.6%69.4%3.9%
Property Crime 14.3%18.5%4.2%17.4%18.4%0.9%
Drug Crime 100.0%----77.8%88.9%11.1%
Total (Violent,
Property & Drug)
26.3%38.6%12.3%31.6%34.6%3.0%
0%
20%
40%
60%
80%
100%
Violent
Crim...
Property
Cri...
Drug
Crime
Total
(Viole...
2022 2023
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 by: Report Generated on:
2023/12/02 Mckinnon, Miriam 6-Dec-23 8:44:05 AM
PP–CSC–Operational Planning-4300
Page 234 of 295
Calls For Service (CFS) Billing Summary Report
Tillsonburg
November - 2023
Billing Categories
(Billing categories below do not match
traditional crime groupings)
2023 2022
November Year to
Date
Time
Standard
Year To Date
Weighted Hours November Year to
Date
Time
Standard
Year To Date
Weighted Hours
Violent Criminal Code 18 196 15.8 3,096.8 14 198 15.8 3,128.4
Property Crime Violations 26 497 6.4 3,180.8 45 593 6.4 3,795.2
Other Criminal Code Violations
(Excluding traffic)12 163 7.5 1,222.5 11 136 7.5 1,020.0
Drug Possession 0 34 7.1 241.4 3 39 7.1 276.9
Drugs 0 9 68.0 612.0 0 6 68.0 408.0
Statutes & Acts 25 343 3.4 1,166.2 30 369 3.4 1,254.6
Operational 194 2,318 3.8 8,808.4 151 2,166 3.8 8,230.8
Operational2 45 460 1.4 644.0 34 460 1.4 644.0
Traffic 8 172 3.7 636.4 29 211 3.7 780.7
Total 328 4,192 19,608.5 317 4,178 19,538.6
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 2023 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 by:Report generated on:
2023/12/02 Mckinnon, Miriam 6-Dec-23 7:42:54 AM
Page 1 of 1
Page 235 of 295
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 Mike Salminen, Oxford OPP
Det/Sgt. Mike Haegens, Woodstock PS
Monthly Statistics for November 2023
23 Total Calls received this month.
8 Woodstock PS tips
15 OPP tips
3 Assigned/out to other Crime Stoppers programs or Agency
0 Not Assigned
STATS FOR OPP: TIPS RECEIVED PER ZONE
8 for Tillsonburg
4 for Ingersoll
2 for Zorra
1 for Norwich
0 for South-West Oxford
0 for East Zorra-Tavistock
0 for Blandford-Blenheim
Meetings/Events Attended This Month
Monthly meeting – November 14th
Human Trafficking Information Session – November 14th
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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:
Promotions:
Participation in local Christmas Parades throughout the month of November and more to
come in December
Upcoming Events
Nov 14th – Human Trafficking Awareness Event
Nov-Dec – Invitation to participate in many local Christmas Parades
Dec 12th- Monthly Meeting
Page 237 of 295
3
Co-coordinator: OPP Cst. Patti Cote, WPS S/Pc Shaylyn Jackson
Chairperson: Mr. Glen Blair
Statistics
This Month YTD SI (1991)
Tips Received 23 283 11659
Arrests 1 2 2052
WPS Arrests 1 2 n/a
OPP Arrests 0 0 n/a
Other Arrests (Immigration) 0 0 0
Web Tips 19 193 2031(2006)
In-House 3 40 1693(2004)
Call Centre 4 70 25002004)
E-Transfer 1352 (2004)
Cases Cleared
Total Cleared 1 18 1,452
Total Charges Laid 1 3 2,835
WPS Charges 1 3 n/a
OPP Charges 0 0 n/a
Rewards Approved 0 2 1501
Property Recovered 0 0 $2,308,805
Narcotics recovered 0 1 $8,756,659
Total $11,045,464
Respectfully Submitted by
Patti Cote, Shaylyn Jackson
Police Co-coordinator
Crime Stoppers of Oxford
Oxford County O.P.P./Woodstock Police Service
Page 238 of 295
The Corporation of the Town of Tillsonburg
Parks, Beautification & Cemeteries Committee
Meeting
MINUTES
Tuesday, January 30, 2024
5:00 PM
Boardroom CSC
10 Lisgar Ave.
Present: Wayne Beard (Chair)
Ron Walder
Mike Dean
Maurice Verhoeve
Barbara Wareing
Martha Kirkpatrick
Isaac Card
Joan Weston
Karen Clipson
Paul DeCloet
Councillor Pete Luciani
Mayor Deb Gilvesy,
Regrets: Kristine Vandenbussche
Susan Saelens
Staff: Matt Johnson, Manager of Parks and Facilities
Julie Columbus, Director of Recreation, Culture and Parks
Tanya Daniels, Town Clerk
_____________________________________________________________________
1. Call to Order
Meeting called to order at 5:00 p.m.
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2
2. Adoption of Agenda
Resolution # 1
Moved By: Karen Clipson
Seconded By: Ron Walder
THAT the agenda as prepared for the January 30, 2024 be adopted.
Carried
3. Disclosures of Pecuniary Interest and the General Nature Thereof
None.
4. Adoption of Minutes of Previous Meeting
Resolution # 2
Moved By: Karen Clipson
Seconded By: Ron Walder
THAT the Minutes for the Parks, Beautification & Cemeteries Advisory Committee
meeting of November 28, 2023, be adopted.
Carried
5. Presentations
None.
6. General Business & Reports
6.1 Parks By-Law
Matt Johnson introduced the new Parks By-Law and introduced Mark
Russell, Supervisor of By-Law, to the Committee. Staff answered various
questions from the Members of the Committee.
The Committee provided, in addition to general language or grammar
comments, the following areas for review:
8 year old child unable attend alone in changeroom - suggested 12
year age;
Outdoor Rink - problem with refuse - changing hut area, remove all
personal belongings;
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3
Lake Lisgar - clarification needed of Stormwater pond, activities
that can and cannot be conducted on the Lake; and
Balloon releasing language - review for consistency and language
simplicity.
Staff advised that liability with a risk management lens needs to be
reviewed in connection to activities on Lake Lisgar. Staff further committed
to reviewing other Municipalities use of waterways prior to presenting final
version of the proposed By-Law.
No vote was taken.
6.2 Status updates
Julie Columbus, Director of Recreation, Culture and Parks, provided a
brief update on the TCC Renovations. Staff noted additional timeline
updates are coming and will be shared publicly soon.
No vote was taken.
6.3 Draft Parks and Recreation Master Plan
Julie Columbus, Director of Recreation, Culture and Parks, provided
introductory comments to the Committee.
Staff facilitated a feedback opportunity and comment collection exercise
with the Committee including the ability to provide staff independent
comments to staff. Members provided general comments to staff regarding
the Master Plan process.
General discussion on parks maintenance, garbage cans within trails, dog
park maintenance, and general clean up of trails was undertaken.
No vote was taken.
Resolution # NOT MOVED
THAT the documents titled Town of Tillsonburg Draft Parks and Recreation
Master Plan be received as information; and
THAT the Parks, Beautification and Cemeteries Committee review and
provide comments on the draft master plan; and
THAT staff provide any comments from the Committee to Council at their
next meeting for consideration.
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4
7. Next Meeting
The date of the next meeting is February 27th.
8. Adjournment
Resolution # 3
Moved By: Joan Weston
Seconded By: Karen Clipson
THAT the meeting of Parks, Beautification & Cemeteries Advisory Committee be
adjourned at 6:02 p.m.
Carried
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1
The Corporation of the Town of Tillsonburg
Economic Development Advisory Committee Meeting
MINUTES
Tuesday, February 13, 2024
12:00 PM
Thompson Goossens Accountants Boardroom
21 Oxford Street, Tillsonburg
ATTENDANCE: Suzanne Renken
Dane Willson
Councillor Bob Parsons
Deb Gilvesy, Mayor
Lisa Gilvesy
Andrew Burns
Randy Thornton
Randi-Lee Bain
Steve Spanjers
Jesse Goossens
Kirby Heckford
Mark Renaud, Executive Director, Tillsonburg BIA
Regrets: Gurvir Hans
Staff: Kyle Pratt, Chief Administrative Officer
Cephas Panschow, Development Commissioner
Laura Pickersgill, Executive Assistant
1. Call to Order
The meeting was called to order at 12:04 p.m.
2. Adoption of Agenda
Resolution # 1
Page 243 of 295
2
Moved By: Suzanne Renken
Seconded By: Andrew Burns
THAT the Agenda as prepared for the Economic Development Advisory
Committee meeting of Tuesday, February 13, 2024, be adopted, as amended.
Carried
3. Disclosures of Pecuniary Interest and the General Nature Thereof
No disclosures of pecuniary interest were declared.
4. Adoption of Minutes of Previous Meeting
S. Spanjers joined the meeting at 12:06 p.m.
Resolution # 2
Moved By: Randi-Lee Bain
Seconded By: Suzanne Renken
THAT the minutes of the Economic Development Advisory Committee of January
9, 2024, be approved.
Carried
5. Backflow Prevention By-Law Update
D. Ford, Manager of Water/Wastewater, Oxford County, S. Alexander, By-Law
Compliance Officer, Backflow Prevention, Oxford County and J. Graham,
Director of Operations & Development, Town of Tillsonburg were in attendance
to answer questions regarding this item and to provide a summary of the survey.
B. Parsons joined the meeting at 12:34 p.m.
D. Ford, S. Alexander and J. Graham left the meeting at 12:40 p.m.
It was discussed that in the future using an Ontario-based contractor to provide
this notification would be preferable and that any communications sent out could
be revised to include further detailed information.
Resolution # 3
Moved By: Mark Renaud
Seconded By: Suzanne Renken
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3
THAT the Economic Development Advisory Committee recommends to
Tillsonburg Town Council that they recommend to Oxford County Council that the
Oxford County Backflow Cross Connection Control Survey, be triaged based on
property type, and be given the following extended time frames for completion:
• 90 days for Industrial properties (no change)
• Six months for Commercial properties
• Year-end (December 31, 2024) for Multi-Residential properties
Carried
6. Presentations
6.1 CRM and Business Directory Update
C. Panschow provided an overview of the Client Relationship
Management System and Business Directory Update.
7. Information Items
7.1 St. Thomas Land Listings
7.1.1 Rail Industrial Park (East - 288 Acres)
7.1.2 Brocolini Talbot Lands (West - 527 Acres)
It was suggested that the marketing templates used in these
examples be incorporated into future marketing materials for Town
land listings.
7.2 Notice of Public Meeting - Community Improvement Plan Update
This item was brought forward for information.
8. General Business and Reports
8.1 Monthly Activity Update
C. Panschow provided an overview of the monthly activity update.
An update on next steps for the Highway 3 land acquisition (Redling
property) will be provided at an upcoming meeting.
9. Planning Items Circulation
There were no items.
10. Community Strategic Plan
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4
10.1 Town Hall Update
Staff have met with the architect, +VG, to review the draft agreement and
staff are continuing to review and propose changes.
Tillsonburg Hydro Inc. will be vacating the Customer Service Centre by the
end of the year. Going forward, Jonathon Graham, Director of Operations
and Development and Geno Vanhaelewyn, Chief Building Official, will be
the project and design leads for the Town Hall project.
10.2 Affordable and Attainable Housing Committee
The applications for Official Plan amendment and Zoning Change have
been submitted to Oxford County Planning.
Town staff are working on implementing public consultation for the project.
10.3 Health Care Committee
Council approved as part of the 2024 budget to include funds to hire a
shared Health Care Recruitment Coordinator with the Town and
Tillsonburg District Memorial Hospital. Kyle and the TDMH CEO are
working together to finalize the contract details.
11. Boundary Adjustment
Town representations met with the Ministry of Municipal Affairs and Housing at
the ROMA Conference and discussed the importance and need for boundary
adjustment.
The Provincial Policy Updates have not yet been released.
12. Community Organization Updates
12.1 Downtown Business Improvement Association
12.1.1 Report from BIA Chair
M. Renaud provided an overview of the BIA report.
12.2 Tillsonburg District Chamber of Commerce
The Chamber has secured the dates for their events being hosted in 2024.
Four new directors were added to the Board and the Board will have their
next meeting on February 14th.
The Chamber is looking for sponsors for the Arpan Khanna Luncheon
coming up on February 22nd.
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5
The +Advocacy Day date is February 27th.
12.3 Woodstock, Ingersoll, Tillsonburg and Area Association of Realtors
12.3.1 Monthly Statistics
There were no comments regarding this item.
13. Round Table
There was a discussion regarding the delegation at the ROMA Conference with
the Ministry of Energy regarding the hydro capacity concerns in the Town.
It was requested that the BMA survey be included on the next agenda.
14. Next Meeting
Tuesday, March 12, 2024 12:00 p.m.
15. Adjournment
Resolution # 4
Moved By: Mark Renaud
Seconded By: Kirby Heckford
THAT the Economic Development Advisory Committee meeting of Tuesday,
February 13, 2024, be adjourned at 1:50 p.m.
Carried
Page 247 of 295
1
The Corporation of the Town of Tillsonburg
Affordable and Attainable Housing Committee Meeting
MINUTES
Wednesday, February 28, 2024
4:15 PM
Boardroom CSC
10 Lisgar Ave.
ATTENDANCE: Councillor Chris Parker
Deb Gilvesy, Mayor
Gary Green
Suzanne Renken
Jean Martin
Regrets: Cedric Tomico
Dane Willson
Shelley Langley
Staff: Cephas Panschow, Development Commissioner
Rebecca Smith, Manager of Housing Development, Oxford
County
Kyle Pratt, Chief Administrative Officer
Laura Pickersgill, Executive Assistant
_____________________________________________________________________
1. Call to Order
The meeting was called to order at 4:19 p.m.
2. Adoption of Agenda
Resolution # 1
Moved By: Gary Green
Seconded By: Suzanne Renken
Page 248 of 295
2
THAT the Agenda as prepared for the Affordable and Attainable Housing
Advisory Committee meeting of Wednesday, February 28, 2024, be adopted.
Carried
3. Closed Session
Resolution # 2
Moved By: Mayor Gilvesy
Seconded By: Jean Martin
THAT the Affordable and Attainable Housing Advisory Committee moves into
closed session at 4:19 p.m. to discuss matters related to:
• 239(2)(c) a proposed or pending acquisition or disposition of land by the
municipality or local
Carried
4. Disclosures of Pecuniary Interest and the General Nature Thereof
No disclosures of pecuniary interest were declared.
5. Adoption of Minutes of Previous Meeting
Resolution # 3
Moved By: Gary Green
Seconded By: Suzanne Renken
THAT the minutes of the Affordable and Attainable Housing Advisory Committee
of January 24, 2024, be approved.
Carried
6. Presentations
There were no presentations.
7. Information Items
There were no information items.
8. General Business & Reports
8.1 Community Improvement Plan Updates
Page 249 of 295
3
C. Panschow provided a summary of the amendments to the Community
Improvement Plan.
Comments on the amendments included eligibility for funding under the
section 3.8 'Contaminated Property and Substandard Building', electric
vehicle charging and the number of units under Appendix III - 'Downtown
Commercial and Multi-Residential (including Affordable or Social Housing)
Projects' to be updated to four units to remain consistent with the other
updates in this section.
8.2 31 Earle Street Project Update
L. Pickersgill and C. Panschow provided a status update regarding the 31
Earle Street project. The planning applications have been put on hold until
the results of an Environmental Impact Study come back. The results are
anticipated to come back later in June.
It was suggested that draft Bill 162 could have some effect on regulations
regarding the requirement to have an Environmental Impact Study done
on the property should this Bill be enacted.
There was a discussion regarding the importance of hosting the public
engagement sessions for this project. It was suggested that R. Smith
could provide a workshop to Tillsonburg Town Council to educate further
on what affordable housing projects are all about. It was suggested that an
engagement session be held before the RFP is released as well as after
the RFP is released.
9. Next Meeting
March 27, 2024 4:15 p.m.
10. Adjournment
Resolution # 4
Moved By: Gary Green
Seconded By: Jean Martin
THAT the Affordable and Attainable Housing Advisory Committee meeting of
Wednesday, February 28, 2024 be adjourned at 5:19 p.m.
Carried
Page 250 of 295
Page 1 of 1
THE CORPORATION OF THE TOWN OF TILLSONBURG
BY-LAW 2024-024
A BY-LAW to register a lease on title for the premises at 51 Brock Street,
Tillsonburg.
WHEREAS the Town of Tillsonburg has entered into a Lease Agreement with
Community Living Tillsonburg for the lease of the premises of 51 Brock Street,
Tillsonburg;
AND WHEREAS the Town of Tillsonburg is desirous of registering the lease on title;
BE IT THEREFORE ENACTED by the Council of the Corporation of the Town of
Tillsonburg as follows:
1. THAT the Town of Tillsonburg register the lease on title and execute any other
documents that may be necessary to that effect;
2. THAT the agreement attached hereto forms part of this by-law;
3. THAT the Mayor and Clerk be hereby authorized to execute the
Acknowledgement and Direction Agreement.
READ A FIRST AND SECOND TIME THIS 11th day of MARCH, 2024.
READ A THIRD AND FINAL TIME AND PASSED THIS 11th day of MARCH, 2024.
___________________________
MAYOR – Deb Gilvesy
______________________________
CLERK – Tanya Daniels
Page 251 of 295
TO:Adrian L. Rosu
(Insert lawyer's name)
AND TO:DUNCAN, LINTON LLP
(Insert firm name)
RE:Notice of Lease; The Corporation of the Town of Tillsonburg lease from ("the transaction")
Community Living Tillsonburg; 51 Brock St. E., Tillsonburg
(Insert brief description of transaction)
This will confirm that:
●I/We have reviewed the information set out in this Acknowledgement and Direction and in the documents described below
(the "Documents"), and that this information is accurate;
●You, your agent or employee are authorized and directed to sign, deliver, and/or register electronically, on my/our behalf the
Documents in the form attached.
●You are hereby authorized and directed to enter into an escrow closing arrangement substantially in the form attached
hereto being a copy of the version of the Document Registration Agreement, which appears on the website of the Law
Society of Ontario as the date of the Agreement of Purchase and sale herein. I/We hereby acknowledge the said
Agreement has been reviewed by me/us and that I/We shall be bound by its terms;
●The effect of the Documents has been fully explained to me/us, and I/we understand that I/we are parties to and bound by
the terms and provisions of the Documents to the same extent as if I/we had signed them; and
●I/we are in fact the parties named in the Documents and I/we have not misrepresented our identities to you.
●I,______________________________________, am the spouse of______________________________________, the
(Transferor/Chargor) , and hereby consent to the transaction described in the Acknowledgment and Direction. I authorize
you to indicate my consent on all the Documents for which it is required.
DESCRIPTION OF ELECTRONIC DOCUMENTS
The Document(s) described in the Acknowledgement and Direction are the document(s) selected below which are
attached hereto as "Document in Preparation" and are:
☐A Transfer of the land described above.
☐A Charge of the land described above.
☐Other documents set out in Schedule "B" attached hereto.
Dated at ________________________ , this ________________ day of _____________________ , 20 ___ .
WITNESS
(As to all signatures, if required)
THE CORPORATION OF THE TOWN OF TILLSONBURG
PER: DEB GILVESY, MAYOR
PER: TANYA DANIELS, CLERK
WE HAVE THE AUTHORITY TO BIND THE CORPORATION OF THE
TOWN OF TILLSONBURG
ACKNOWLEDGEMENT AND DIRECTION
24Tillsonburg
x
Page 252 of 295
Properties
PIN 00040 - 0025 LT
Description PT LT 1139 PL 500 PT 1, 41R4492; TILLSONBURG
Address 51 BROCK STREET EAST
TILLSONBURG
Consideration
Consideration $0.00
Party From(s)
Name COMMUNITY LIVING TILLSONBURG
Acting as a company
Address for Service 96 Tillson Avenue,
Tillsonburg, ON N4G 3A1
A person or persons with authority to bind the corporation has/have consented to the registration of this document.
This document is not authorized under Power of Attorney by this party.
Party To(s)Capacity Share
Name THE CORPORATION OF THE TOWN OF
TILLSONBURG
Acting as a company
Address for Service 10 Lisgar Avenue,
Tillsonburg, ON N4G 5A5
Statements
The applicant is prepared to produce the document for inspection within fourteen (14) days of the request and the applicant consents to
the cancellation of the document on presentation of proof satisfactory to the Land Registrar that the document was not produced upon
request.
Term: 24 months to be computed from the 1st day of September 2023 Expiry date: 2025/08/31
Provision for renewal or extension, The Tenant shall have the option to renew the Lease for a three (3) successive terms of one (1) year
each (each hereinafter called a Renewal Term), such Renewal Term(s) thereby created to begin upon the expiration of the Term or the
preceding Renewal Term, as the context requires, and all the terms, covenants and provisions of this Lease shall apply to any such
renewal with the exception, however, that the Tenant shall not have any further option to renew the Lease beyond the third Renewal
Term. If the Tenant elects to exercise the aforesaid option to renew, it shall do so by giving the Landlord notice in writing of its election not
later than four (4) months before the expiration of the Term or the preceding Renewal Term.
The registered owner(s) is a party to the Lease or consents to the registration of the Notice of Lease.
Calculated Taxes
Provincial Land Transfer Tax $0.00
File Number
Party To Client File Number :0045356
LRO # 41 Notice Of Lease In preparation on 2024 02 07 at 14:17
This document has not been submitted and may be incomplete.yyyy mm dd Page 1 of 2
Page 253 of 295
In the matter of the conveyance of:00040 - 0025 PT LT 1139 PL 500 PT 1, 41R4492; TILLSONBURG
BY:COMMUNITY LIVING TILLSONBURG
TO:THE CORPORATION OF THE TOWN OF TILLSONBURG
3.The total consideration for this transaction is allocated as follows:
(a) Monies paid or to be paid in cash $0.00
(b) Mortgages (i) assumed (show principal and interest to be credited against purchase price)$0.00
(ii) Given Back to Vendor $0.00
(c) Property transferred in exchange (detail below)$0.00
(d) Fair market value of the land(s)$0.00
(e) Liens, legacies, annuities and maintenance charges to which transfer is subject $0.00
(f) Other valuable consideration subject to land transfer tax (detail below)$0.00
(g) Value of land, building, fixtures and goodwill subject to land transfer tax (total of (a) to (f))$0.00
(h) VALUE OF ALL CHATTELS -items of tangible personal property $0.00
(i) Other considerations for transaction not included in (g) or (h) above $0.00
(j) Total consideration $0.00
PROPERTY Information Record
A. Nature of Instrument:Notice Of Lease
LRO 41 Registration No.Date:
B. Property(s):PIN 00040 - 0025 Address 51 BROCK STREET
EAST
TILLSONBURG
Assessment
Roll No
3204030 - 03002300
C. Address for Service:10 Lisgar Avenue,
Tillsonburg, ON N4G 5A5
D. (i) Last Conveyance(s):PIN 00040 -0025 Registration No.
(ii) Legal Description for Property Conveyed: Same as in last conveyance?Yes No Not known
LAND TRANSFER TAX STATEMENTS
Page 254 of 295
Page 1 of 1
THE CORPORATION OF THE TOWN OF TILLSONBURG
BY-LAW 2024-025
A BY-LAW to register a leae on title for the premises of 55 Brock Street,
Tillsonburg.
WHEREAS the Town of Tillsonburg is desirous of entering into a Lease Agreement with
R.E. Wood Realty Limited for the lease of the premises at 55 Brock Street, Tillsonburg;
AND WHEREAS the Town of Tillsonburg is desirous of registering the lease on title;
BE IT THEREFORE ENACTED by the Council of the Corporation of the Town of
Tillsonburg as follows:
1. THAT the Town of Tillsonburg register the lease on title and execute any other
documents that may be necessary to that effect;
2. THAT the agreement attached hereto forms part of this by-law;
3. THAT the Mayor and Clerk be hereby authorized to execute the
Acknowledgement and Direction Agreement.
READ A FIRST AND SECOND TIME THIS 11th day of MARCH, 2024.
READ A THIRD AND FINAL TIME AND PASSED THIS 11th day of MARCH, 2024.
___________________________
MAYOR – Deb Gilvesy
______________________________
CLERK – Tanya Daniels
Page 255 of 295
TO:Adrian Lucian Rosu
(Insert lawyer's name)
AND TO:DUNCAN, LINTON LLP
(Insert firm name)
RE:Notice of Lease; The Corporation of the Town of Tillsonburg lease from ("the transaction")
R.E. Wood Realty Limited; 55 Brock St. E., Tillsonburg
(Insert brief description of transaction)
This will confirm that:
Ⴠ I/We have reviewed the information set out in this Acknowledgement and Direction and in the documents described below
(the "Documents"), and that this information is accurate;
Ⴠ You, your agent or employee are authorized and directed to sign, deliver, and/or register electronically, on my/our behalf the
Documents in the form attached.
Ⴠ You are hereby authorized and directed to enter into an escrow closing arrangement substantially in the form attached
hereto being a copy of the version of the Document Registration Agreement, which appears on the website of the Law
Society of Ontario as the date of the Agreement of Purchase and sale herein. I/We hereby acknowledge the said
Agreement has been reviewed by me/us and that I/We shall be bound by its terms;
Ⴠ The effect of the Documents has been fully explained to me/us, and I/we understand that I/we are parties to and bound by
the terms and provisions of the Documents to the same extent as if I/we had signed them; and
Ⴠ I/we are in fact the parties named in the Documents and I/we have not misrepresented our identities to you.
Ⴠ I,______________________________________, am the spouse of______________________________________, the
(Transferor/Chargor) , and hereby consent to the transaction described in the Acknowledgment and Direction. I authorize
you to indicate my consent on all the Documents for which it is required.
DESCRIPTION OF ELECTRONIC DOCUMENTS
The Document(s) described in the Acknowledgement and Direction are the document(s) selected below which are
attached hereto as "Document in Preparation" and are:
ჱ A Transfer of the land described above.
ჱ A Charge of the land described above.
ჱ Other documents set out in Schedule "B" attached hereto.
Dated at ________________________ , this ________________ day of _____________________ , 20 ___ .
WITNESS
(As to all signatures, if required)
THE CORPORATION OF THE TOWN OF TILLSONBURG
PER: DEB GILVESY, MAYOR
PER: TANYA DANIELS, CLERK
WE HAVE AUTHORITY TO BIND THE CORPORATION OF THE TOWN OF TILLSONBURG
ACKNOWLEDGEMENT AND DIRECTION
x
Tillsonburg December 23
"Notice of Lease"
Page 256 of 295
Properties
PIN 00040 - 0024 LT
Description PT LT 1139, 1170 PL 500 AS IN 339241; S/T 438130; TILLSONBURG
Address 55 BROCK STREET EAST
TILLSONBURG
Consideration
Consideration $0.00
Party From(s)
Name R. E. WOOD REALTY LIMITED
Acting as a company
Address for Service Attn: R.E. Wood Realty Limited
55 Brock Street E.
Tillsonburg, ON N4G 1Z7
A person or persons with authority to bind the corporation has/have consented to the registration of this document.
This document is not authorized under Power of Attorney by this party.
Party To(s)Capacity Share
Name THE CORPORATION OF THE TOWN OF
TILLSONBURG
Acting as a company
Address for Service 10 Lisgar Avenue,
Tillsonburg, ON N4G 5A5
Statements
The applicant is prepared to produce the document for inspection within fourteen (14) days of the request and the applicant consents to
the cancellation of the document on presentation of proof satisfactory to the Land Registrar that the document was not produced upon
request.
Term: 23 months to be computed from the 1st day of October 2023 Expiry date: 2025/08/31
Provision for renewal or extension, the Tenant shall have the option of renewing this Lease for three (3) additional one (1) year terms,
provided that the Tenant shall provide at least four (4) months notice of its intention to exercise such an option is provided to the Landlord.
The terms of this Lease, including the Rent, shall remain the same during each renewal period. For clarity, the Rent payable during any
renewal period shall be the same amount as the year preceding such renewal.
The registered owner(s) is a party to the Lease or consents to the registration of the Notice of Lease.
Calculated Taxes
Provincial Land Transfer Tax $0.00
File Number
Party To Client File Number :0045318
LRO # 41 Notice Of Lease In preparation on 2023 12 08 at 16:23
This document has not been submitted and may be incomplete.yyyy mm dd Page 1 of 2
Page 257 of 295
In the matter of the conveyance of:00040 - 0024 PT LT 1139, 1170 PL 500 AS IN 339241; S/T 438130; TILLSONBURG
BY:R. E. WOOD REALTY LIMITED
TO:THE CORPORATION OF THE TOWN OF TILLSONBURG
3.The total consideration for this transaction is allocated as follows:
(a) Monies paid or to be paid in cash $0.00
(b) Mortgages (i) assumed (show principal and interest to be credited against purchase price)$0.00
(ii) Given Back to Vendor $0.00
(c) Property transferred in exchange (detail below)$0.00
(d) Fair market value of the land(s)$0.00
(e) Liens, legacies, annuities and maintenance charges to which transfer is subject $0.00
(f) Other valuable consideration subject to land transfer tax (detail below)$0.00
(g) Value of land, building, fixtures and goodwill subject to land transfer tax (total of (a) to (f))$0.00
(h) VALUE OF ALL CHATTELS -items of tangible personal property $0.00
(i) Other considerations for transaction not included in (g) or (h) above $0.00
(j) Total consideration $0.00
PROPERTY Information Record
A. Nature of Instrument:Notice Of Lease
LRO 41 Registration No.Date:
B. Property(s):PIN 00040 - 0024 Address 55 BROCK STREET
EAST
TILLSONBURG
Assessment
Roll No
3204030 - 03002400
C. Address for Service:10 Lisgar Avenue,
Tillsonburg, ON N4G 5A5
D. (i) Last Conveyance(s):PIN 00040 -0024 Registration No.
(ii) Legal Description for Property Conveyed: Same as in last conveyance?Yes No Not known
LAND TRANSFER TAX STATEMENTS
Page 258 of 295
Page 1 of 2
THE CORPORATION OF THE TOWN OF TILLSONBURG
BY-LAW 2024-026
A BY-LAW to adopt the Town of Tillsonburg Community Improvement Plan.
WHEREAS Sections 28 and 17 of the Planning Act, RSO 1990, Chapter P.13, as
amended, provide for the designation of a Community Improvement Project Area and
for the adoption of a Community Improvement Plan;
AND WHEREAS a Community Improvement Plan attached hereto as “Schedule A” has
been prepared for the Community Improvement Project Area;
AND WHEREAS the proposed Town of Tillsonburg Community Improvement Plan
conforms to the County of Oxford Official Plan;
BE IT THEREFORE ENACTED by the Council of the Corporation of the Town of
Tillsonburg as follows:
1. That any previous By-Laws enacting a Community Improvement Plan, being By-
Law No. 3477, By-Law No. 3654, By-Law No. 3655, and By-Law 4084 are
hereby repealed.
2. That the Town of Tillsonburg Community Improvement Plan, attached hereto as
“Schedule A” and forming part of this By-Law, is hereby adopted.
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 11th day of MARCH, 2024.
READ A THIRD AND FINAL TIME AND PASSED THIS 11th day of MARCH, 2024.
___________________________
MAYOR – Deb Gilvesy
______________________________
CLERK – Tanya Daniels
Page 259 of 295
By-Law 2024-000
Page 2 of 2
Page 260 of 295
Community Improvement Plan
March 2024
Page 261 of 295
TABLE OF CONTENTS
1.0 Preamble to the Town of Tillsonburg Community Improvement Plan .................................... 1
1.1 Introduction ............................................................................................................. 1
1.2 Legislative Authority and Policy Framework ........................................................... 1
1.2.1 Municipal Act .............................................................................................. 1
1.2.2 Planning Act ............................................................................................... 1
1.2.3 Provincial Policy Statement ......................................................................... 2
1.2.4 Oxford County 10-Year Shelter Plan and Master Housing Strategy............... 3
1.2.5 Oxford County Official Plan ......................................................................... 3
1.2.6 Central Area Design Study .......................................................................... 6
1.3 Process .................................................................................................................. 7
2.0 Town of Tillsonburg Community Improvement Plan ............................................................. 7
2.1 Community Improvement Project Area (CIPA) ........................................................ 7
2.2 Purpose .................................................................................................................. 7
2.3 Goals and Objectives .............................................................................................. 7
2.4 Monitoring and Changes to the CIP ........................................................................ 8
2.5 Implementation ....................................................................................................... 8
3.0 Financial Incentive Programs ............................................................................................... 9
3.1 Incremental Tax Rebate Program......................................................................... 10
3.2 Façade Improvement Grant .................................................................................. 11
3.3 Alleyway Façade Improvement Grant ................................................................... 11
3.4 Accessibility Renovation Grant ............................................................................ 12
3.5 Building Permit Fee Grant Program ..................................................................... 12
3.6 Architectural Design Grant Program ..................................................................... 12
3.7 Legal and Registration Costs ................................................................................ 12
3.8 Contaminated Property or Substandard Building Incentive Program ................... 12
3.9 Housing Project Incentive Program ...................................................................... 13
3.10 Commercial Building Interior Renovation Program ............................................... 14
3.11 County Tax Grant Back Incentive Program .......................................................... 15
APPENDICES
Appendix I. Town of Tillsonburg Community Improvement Project Area
Appendix II. Summary of the Recommended Community Improvement Initiatives
Appendix III. Recommended Incremental Tax Rebate Guidelines – Decision Making Matrix
Page 262 of 295
TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN Page | 1
1.0 PREAMBLE TO THE TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
1.1 INTRODUCTION
Community improvement planning is commonly used as a tool to provide assistance to municipalities to address challenges related to growth management, accessibility and development. It provides a means of planning and financing development activities that
effectively assist in the redevelopment of lands, buildings and infrastructure, as well as the
creation of affordable housing, as through the implementation of various financial incentives. The intent of a Community Improvement Plan (CIP) is to outline, in one document, the
possible range of improvement options which may be undertaken to promote and
encourage renewal, redevelopment and rehabilitation within the key areas of the Town requiring investment. The Plan is also intended to provide general design direction to complement and assist with the implementation of the financial incentive programs enabled by this CIP.
The Plan is intended to provide a list of suggested incentive programs that Council might draw upon in its decision making to direct funding towards developments deemed as a priority to assist with downtown improvement and attracting investment for significant development projects. As such, the Town is not obligated to implement all of the incentives
outlined in this Plan, and may discontinue or reduce funding for the incentives at any time.
Further, Town Council reserves the right to determine, at its sole discretion, the implementation schedule of the proposed financial incentives contained in the Plan. 1.2 LEGISLATIVE AUTHORITY AND POLICY FRAMEWORK
1.2.1 Municipal Act Ontario’s Municipal Act, 2001 is the principle statute governing municipal organization and the delivery of services in Ontario. The Act came into effect on January 1, 2003, replacing
the 1990 Municipal Act. Effective January 1, 2007, the Municipal Statute Law Amendment
Act introduced significant amendments to the Municipal Act, providing municipalities with greater flexibility to meet community expectations and fulfilling responsibilities. Section 106 of the Municipal Act prohibits municipalities from directly or indirectly assisting
any manufacturing business or other industrial or commercial enterprise through the
granting of financial incentives, a practice that is commonly referred to as ‘bonusing’. Notwithstanding Section 106, the Act does provide an exception which allows a municipality to offer certain incentives where the said municipality has approved a Community Improvement Plan in accordance with Section 28 of the Planning Act.
1.2.2 Planning Act The Planning Act empowers the Council of a lower-tier or local municipality to designate Community Improvement Project Areas (CIPAs) and develop CIPs in accordance with the
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN Page | 2
Act. Where a municipality has an approved CIP in place, the Act directs that the municipality may:
Acquire, hold, clear, grade, otherwise prepare, sell, lease or otherwise dispose of lands;
Construct, repair, rehabilitate or improve buildings on lands acquired or held by the municipality;
Make grants or loans to registered owners, assessed owners and tenants of lands or
buildings to pay for the whole or part of any cost of rehabilitating such lands or buildings; and
Enter into agreements with any government authority for conducting studies and for the preparation, implementation and financing of plans and programs.
1.2.3 Provincial Policy Statement The 2020 Provincial Policy Statement (PPS)– provides policy direction on matters of provincial interest related to land use planning and development. The PPS establishes the
policy foundation for regulating the development and use of land and supports the provincial goal of enhancing the quality of life for the citizens of Ontario. The PPS is issued under Section 3 of the Planning Act, which requires that all decisions affecting land use planning matters “shall be consistent with” policy statements issued under the Act.
The PPS provides high-level policy direction pertinent to community improvement areas,
including intensification, redevelopment, mixed land use and heritage preservation. In this regard the PPS generally promotes:
Land use patterns in settlement areas based on densities and a mix of land uses that use land and resources efficiently, promote energy efficiency and provide a range of uses and opportunities for intensification and redevelopment (Section 1.1.3.2);
Opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites (Section
1.1.3.3);
Development standards which facilitate intensification, redevelopment and compact form (Section 1.1.3.4);
Providing an appropriate range of housing types and densities to meet projected requirements of current and future residents with residential intensification, densities
which support active transportation modes including public transit, and redevelopment which facilitates a compact form (Section 1.4.3);
Planning of streets and spaces which meet the needs of pedestrians, foster social interaction and facilitate community connectivity (Section 1.5.1);
A land use pattern, density and mix of uses which minimizes vehicle trips and
supports transit and active transportation (Section 1.6.7.4);
Opportunities for economic development, maintaining and enhancing the vitality and viability of the downtown and main streets and encouraging a sense of place by conserving features that help define culture (Section 1.7.1);
Energy conservation and efficiency and improved air quality through compact form
and a structure of nodes and corridors, focusing employment and other travel-
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN Page | 3
intensive uses on sites which are well served by transit, improving the mixture of employment and housing to shorten commute journeys, design to maximize energy
efficiency and conservation (Section 1.8.1); and,
Conservation of significant built heritage resources and significant cultural heritage landscapes (Section 2.6.1). 1.2.4 Oxford County 10-Year Shelter Plan and Master Housing Strategy
The County of Oxford adopted a 10-year Shelter Plan in 2014 for the purpose of providing a vision of how housing services and supports should be delivered to meet the diverse needs of the community. As required by the Ministry of Municipal Affairs and Housing (MMAH), a five-year review of the Plan took place in 2019, highlighting
a number of projected outcomes and strategies into 2024, including the preservation and optimization of existing housing stock and an increase in the affordable rental housing supply. In light of rising rental and housing costs, and the growing wait-list for community
housing, affordable housing was further identified as a top priority item in the 2022 County Budget Survey. While the creation of affordable housing is central to the County’s 10-Year Shelter Plan, based on significant changes in the housing market, there was a need to consider a Master Housing Strategy (MHS) to support the implementation of additional housing options. Through the completion of the MHS,
it was determined that a lack of housing supply is leading to less affordability and more demand on rental housing. In light of this, the MHS was developed in an effort to provide a variety of strategies and initiatives to assist in addressing the current housing supply shortage. Of note, the Strategy included the consideration of incentives to further promote more affordable housing options throughout the
County. In following development of this strategy, County Council further authorized their staff to review the CIP with the intent of formally exempting affordable housing projects from County planning application fees and encouraging Area Municipalities
to consider similar incentives with respect to Affordable Housing. 1.2.5 Oxford County Official Plan
Central Area Vision
Section 8.1.1 of the Oxford County Official Plan outlines the Municipal Planning Strategy for the Town of Tillsonburg, as articulated in Chapter 8 of the Official Plan. The goals articulated in Section 8.1.1 serve as general guidelines for detailed policy development.
The Town aims to maintain and promote the downtown as the hub or heartbeat of the town,
rich in commercial diversity and amenities which bolster its role as the focal point of the community. In the future, the Central Area of the Town of Tillsonburg will remain as the most functionally
diverse area of the Town and will serve as the primary business, cultural and administrative
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN Page | 4
centre. The commercial core of the Central Area will remain a viable regional retail shopping district capable of meeting the day to day and specialty needs of residents of the
Town as well as serving the southern part of Oxford County and portions of Elgin and
Norfolk Counties. At the same time the Central Area will increasingly serve as a people place and will have increased day and night activity through the introduction of residential development within and near the Central Area and through better integration of the Central Area with the wider community.
New buildings and spaces will reflect a human scale of development which results in a significantly enhanced pedestrian environment. The heritage resources of the Central Area will be protected through heritage conservation and enhanced through new development which respects nearby heritage buildings.
To support the Town’s goal of a vibrant central area, the Town supports the creation of new residential units within commercial and institutional buildings within the Central Area through the development of appropriate zoning standards.
In addition, the Official Plan directs that where new development, expansion, or
redevelopment is undertaken, Site Plan Control shall address issues such as parking, signage, lighting, barrier-free design and vegetation, to the effect of ensuring compatibility with adjacent land uses and achieving an overall high quality of development.
Residential Areas
Official Plan policies in Section 8.2 facilitate a variety of housing type, tenure, cost and location that meets the changing needs of all types of households by providing for a variety and mix of housing throughout the Town.
A strategic aim of the Town is also to promote and facilitate the provision of affordable housing through the co-operative efforts of all levels of government, the private sector and volunteer interest groups through such means as technical assistance, land conveyances, joint ventures, regulatory measures, and incentives.
Cultural Heritage Policies The Official Plan requires that significant built heritage resources and cultural heritage
landscapes that are valued by the community, be conserved. Section 8.3.2.2.5 of the
Official Plan recognizes the importance of conserving and enhancing the Town’s heritage resources, including buildings, structures, sites and landscape elements having architectural, historical or cultural significance. In this regard the Town:
• Shall maintain the heritage resources which are in its ownership and shall ensure that public improvements are sensitive to the heritage character of the resource. In addition Town Council shall require that essential heritage elements are conserved, incorporated or maintained when any new use or development of such feature is proposed;
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN Page | 5
• May designate individual buildings or sites in the Central Area under the Ontario
Heritage Act;
• May authorize the use of the density bonus provisions or transfer of density provisions of the Planning Act, in accordance with Chapter 10, Implementation Measures, as incentives to the private sector for heritage conservation;
• May administer programs of senior levels of government directed towards heritage conservation and may develop complementary municipal programs to maintain and enhance heritage elements in the Central Area.
The CIP should support these policies in the Official Plan by recognizing existing cultural heritage resources and promoting the preservation and restoration of potentially significant properties within the Community Improvement Project Area. Transportation Policies
According to Section 8.3.2.2.6, a strategic approach for Transportation is to provide for a safe, convenient and aesthetically pleasing integrated transportation system which will promote cycling and walking in the Central Area while continuing to provide adequate facilities to meet vehicular needs.
The Town also endeavours to support improvements to the transportation system which will increase the use of bicycles and walking in the Town for commuting to work, shopping and other purposes, consistent with efforts to improve air quality, energy efficiency and non-auto modes of transportation.
Community Improvement Policies Section 10.4 of the County Official Plan includes policies intended to direct County and Area Municipal actions regarding upgrading, redeveloping and rehabilitating the physical
environment of existing, older residential neighbourhoods, ancillary open space and recreational areas, commercial centres and industrial areas. The policies are intended to guide both private and public community improvement activities within designated community improvement project areas and are premised on a number of goals, including:
• The upgrade and improvement of municipal hard services, social and recreational facilities and public utilities;
• The preservation and upgrade of older residential neighbourhoods and settlements;
• The strengthening of existing central areas;
• The improvement of existing industrial areas by encouraging further development and redevelopment;
• Consideration of participation in senior government funding assistance programs; and
• Encouraging the coordination of municipal, private and community organizations in promoting community improvement efforts.
In addition to a number of general criteria for the designation of community improvement areas, the Official Plan provides additional guidance for identifying residential, commercial
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and industrial improvement areas based on, among other matters, the structural integrity of building stock, lack of community facilities and, in the case of commercial improvement
districts, those areas that are experiencing high vacancy rates, inadequate off-street
parking and poor traffic circulation. Contaminated Sites
Section 10.4.6 of the Official Plan provides that where a redevelopment proposal
demonstrates a change in land use on a site where contaminants may be present, the County and/or Town will require that environmental site assessment and site cleanup be undertaken as required in accordance with Section 3.3.3.2. The County and/or Town may:
• Provide grants and/or loans to owners and tenants of properties to assist in clean up and redevelopment of the lands or buildings to conform with the Community Improvement Plan;
• Cancel or not increase the municipal portion of the property tax on sites during the rehabilitation period; and,
• Cancel or not increase the education portion of the property tax on sites during the rehabilitation period with the approval of the Ministry of Finance.
1.2.6 Central Area Design Study The Central Area Design Study was completed in 2012 by Brook McIllroy, Town staff, and County Planning Staff. It was approved by Council in September 2012. The main
objectives of the design study are:
• Elevate and promote the cultural heritage and built form of Broadway Street;
• Create an urban design vision that highlights the diverse character of the Central Area of Tillsonburg, while prioritizing inherently sustainable approaches;
• Identify the unique character areas within the Central Area and prepare specific visions and urban design guidelines for each;
• Improve connection within the Central Area as well as between the downtown and the surrounding community;
• Transform Broadway Street into a weekday, evening, and weekend destination with
a mix of uses and activities. Town staff have identified that the successful implementation of the study will be tied to incentives and CIP programs that will encourage property owners and developers to use
the recommendations of the Design Study into their projects.
To date, through a Façade Improvement Program Grant, the Town and Tillsonburg BIA has partnered with numerous businesses and property owners to improve the façade of buildings at prominent locations in the downtown.
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1.3 PROCESS
In August 2015, Town Staff together with Planning staff initiated the review of the three
existing Community Improvement Plans (Dereham Forge, Van Norman, Tillsonburg Gateway CIPs) and determined it would be advantageous to develop a new comprehensive Town-wide CIP that would identify several financial incentive programs to assist with renewal in the Downtown areas of the Town, vacant industrial sites, and brownfield projects
within the Town. The consolidated Town-wide CIP was approved in 2017. Subsequently,
it was determined in 2022 that an update to the CIP to reflect housing needs was required. The Town CIP has been prepared in accordance with the provisions of Section 28 of the Planning Act. The draft Community Improvement Plan (CIP) was circulated to the
prescribed public bodies as required by Section 17 of the Act and a final draft was prepared, reflecting those comments received through the noted circulation, where applicable. 2.0 TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
2.1 COMMUNITY IMPROVEMENT PROJECT AREA (CIPA)
The CIP applies to all lands within the Town of Tillsonburg, as identified on Appendices I, respectively.
2.2 PURPOSE
The purpose of the Town CIP is to promote the development and redevelopment of buildings and lands within the Town’s Central Area (areas designated as Central Business District & Entrepreneurial District as depicted on Schedule T-1 of the Oxford County Official
Plan), support brownfield redevelopment opportunities, support redevelopment of vacant
employment buildings throughout the Town and support the Town’s Housing objectives and other goals and objectives as outlined in the Town’s Community Strategic Plan. 2.3 GOALS AND OBJECTIVES
The fundamental goal of the CIP is to promote development in the Central Areas and employment lands by encouraging property and business owners to improve the visual quality and function of buildings with a view to enhancing the long-term viability and economic stability of the Town. The goals of the CIP are consistent with the policies of the
County Official Plan and compliment the directives of the County’s 10-Year Shelter Plan
and the Master Housing Strategy. Generally, the objectives of the CIP are to:
facilitate the ongoing viability, vitality and revitalization of the Central Area of the Town;
encourage long-term investment that improves the economic climate of the Town;
outline a set of key design principles to form a basis for improvement efforts;
improve the physical and visual quality of the existing building inventory;
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conserve and strengthen traditional heritage features within designated community improvement areas by encouraging improvement that is ‘sympathetic’ to the history
of the area and encouraging reuse;
promote a visually attractive, safe and clean public realm that is accommodating and accessible to all users;
stimulate private investment activity and private property maintenance;
creation of affordable housing for low and moderate income households by assisting
to minimize the barriers and costs associated with the development process;
further promote and encourage the development of affordable housing;
use existing services and infrastructure more effectively;
stimulate investment in housing that meets the goals and objectives of the Community Strategic Plan; including various forms of accommodation along the Housing
Continuum (such as Affordable/Affordable Rental*); and,
increases the sense of community participation and civic pride. *NOTE: AFFORDABLE HOUSING HAS TYPICALLY BEEN DEFINED AS EITHER OWNERSHIP OR RENTAL
HOUSING WHERE MONTHLY HOUSING COSTS DO NOT EXCEED 30% OF GROSS MONTHLY
HOUSEHOLD INCOME. AFFORDABLE RENTAL HOUSING HAS ALSO BEEN DEFINED AS UNITS RENTED
AT OR BELOW THE CMHC AVERAGE MARKET RENT, AS PROVIDED BY THE MINISTRY OF MUNICIPAL AFFAIRS AND HOUSING. FOR THE PURPOSES OF THIS PLAN, THE DEFINITION FOR THESE
CATEGORIES OF HOUSING WILL BE AS DEFINED IN THE CURRENT VERSION OF THE COUNTY OF OXFORD’S MUNICIPAL HOUSING FACILITIES BY-LAW.
2.4 MONITORING AND CHANGES TO THE CIP The Town supports actions that may be undertaken to promote revitalization and renewal, either through the use of one initiative or a combination of complementing incentives.
However, the Town is not obligated to implement the incentive programs as outlined in this
Plan and may choose to discontinue any incentive associated with the CIP at the sole discretion of Town Council. Where Town Council resolves to discontinue a program or incentive, any approved projects
underway at the time will generally be honoured until the development is concluded.
2.5 IMPLEMENTATION
Council shall prepare and adopt a set of guidelines and procedures to establish specifics
on how the various elements of the Plan will be implemented. The guidelines will address such issues as the application and approval procedures, agreement requirements, and how decisions will be made regarding which projects receive approval.
At the time Council establishes its annual budget, Council will determine the maximum
contribution to be made available to various programs under the CIP for the current year. The Town will conduct periodic reviews of the programs being implemented under the CIP to determine their effectiveness and to determine whether funding levels should be
increased or decreased, or whether modifications to the program should be made. Any
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changes to the financial incentives programs will require pre-consultation with Ministry of Municipal Affairs and Housing (MMAH).
3.0 FINANCIAL INCENTIVE PROGRAMS This section outlines the financial incentive programs that may be implemented by the
Town through the CIP. These incentive programs are designed to stimulate and assist
new development, redevelopment and rehabilitation of vacant, underutilized or deteriorated properties in the designated areas of the Town and may be funded by way of both grants and loans.
Annual limits on expenditures/funds to be made available for the financial incentive
programs in this Plan will be determined by Town Council who may also adjust rebate amounts in accordance with available funds and Community Strategic Plan objectives. Detailed program implementation policies will also be established by the Town for the programs identified in this Plan.
The following general implementation and eligibility criteria shall apply to all financial incentive programs offered through this plan:
Applications for funding shall generally be submitted prior to the issuance of a building
permit. Grants will only be paid out after the applicable improvements have been
completed and inspected by the Town and all outstanding work orders have been satisfied;
All taxes and other Municipal financial obligations for a property must be paid in full
before any grant or loan is paid to an eligible property owner. The Town reserves the
right to request an independent audit of the applicants accounts, at the expense of the applicant;
If a property is under an assessment appeal, the grant or loan application will be held
in abeyance until the appeal is resolved;
Any program applicant may be required to provide a business plan and detailed cost estimates for the proposed works as part of the application;
Participating property owners may be required to enter into an agreement with the
Town specifying such items as the level of loan or grant available and the terms and conditions associated with the loan or grant, including the circumstances whereby an owner would be obligated to repay the Town for any loans or grants received;
If a building erected or improved with a program grant or loan is demolished prior to
the expiry of the grant or loan period, or the property is not maintained in a satisfactory state of repair consistent with Town By-laws, the grant or loan is forfeited and will be recovered by the Town;
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To be eligible for any of the funding programs, the proposed work shall conform with the goals of this CIP, all Town policies, standards and procedures including the
Town’s Property Standards By-law, Town’s Sign By-law, Town Zoning By-law, site
plan guidelines and the Central Area Design Study as appropriate, and will be subject to review and the issuance of all required planning and development approvals and building permits;
All construction should be completed within two (2) years of the application being
approved or following the issuance of a building permit as determined by the Town in its sole and absolute discretion, acting reasonably. Failing which, the approved funding, either all or in part, shall be cancelled.
The total cost of all grants and loans provided by the Town and County combined
may not exceed the total cost of rehabilitation;
All applications for assistance under this CIP will be considered on a 'first come, first served' basis and will be restricted to the limit of budgeted funding. Should the
number of eligible projects exceed the annual funding available, those eligible
projects will be held in queue until, and if, funding becomes available the following year;
Any applicant may be required to provide detailed quotes and/or cost estimates for
services and materials subject to an application;
The Town may, at any time, discontinue or cancel funding of a program.
Unused funds from a particular program may to be transferred to reserve for CIP use
in future years at the discretion of Town Council.
The following is a brief description of each program that may be offered at the discretion of Town Council within all or part of the Community Improvement Project Area. A summary of the program descriptions appear in Appendix II of this Plan.
3.1 INCREMENTAL TAX REBATE PROGRAM This program is intended to provide a grant to owners of lands and buildings who undertake
improvements or redevelopment that result in an increased property assessment. The
amount of the grant provided will depend on the amount of the municipal portion of property taxes that has increased as a result of the improvements. The increase in realty tax represents the annual municipal realty tax in each year following improvement or redevelopment of lands and buildings over and above municipal realty tax prior to
improvement or redevelopment of the lands in question. All commercial and residential
properties located in the Central Area are eligible for this program. Residential, Commercial and Industrial areas outside of the Central Area may also be eligible where applicable. For additional clarity, the only residential properties outside of the Central Area that may be considered under this program are multi-residential projects, non-profit owned rental or
ownership projects, or affordable housing projects subject to an appropriate funding
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agreement with the County, or Additional Residential Unit developments that meet one or more Town housing objectives (as outlined in the Community Strategic Plan).
The increase in taxes, or tax increment, is calculated by subtracting the municipal portion of property taxes before reassessment from the municipal portion of property taxes after reassessment. The Town may provide any proportion of the increment for any length of time that Council deems appropriate, to a maximum of 10 years. The tax increment does
not include any increase/decrease in municipal taxes due to a general tax rate
increase/decrease, or projects that result in a tax class change without an increase in assessment due to redevelopment. Where a redevelopment results in a tax class change, the pre-project assessment shall be set as the initial value in the new tax class. The pre-project municipal property taxes will be calculated by taking the pre-project assessment
multiplied by the current year tax rate of the applicable property class.
The first year of the program shall generally be the first full tax year after completion of the project and following the issuance of the occupancy permit.
For clarity, the specific calculation used in determining the annual grant amount shall be:
Annual Grant = (Post-project Municipal Property Taxes – (Pre-project Assessment * Current Year Municipal Tax Rate)) * Increment Tax Rebate Percentage.
3.2 FAÇADE IMPROVEMENT PROGRAM This program is intended to provide a loan or grant to encourage exterior renovations which are in keeping with the desired aesthetic effect and historical/heritage characteristics of
buildings within the designated areas. Eligible improvements may consist of external
repairs to façades, including signage, lighting and security enhancements, entrances and display windows. Interior work is not eligible. All commercial and residential properties in the Central Area shall be eligible and commercial properties outside of the Central Area may be eligible at prominent locations.
3.3 ALLEYWAY FAÇADE IMPROVEMENT PROGRAM This program is intended to provide a loan or grant to property owners in the Central Area
to assist with non-street front façade improvements to be consistent with the Central Area
Design Study and to improve the appearance of rear alleys and other visible servicing corridors. All commercial and residential properties in the Central Area shall be eligible. For the purposes of this program, a non-street front facade shall mean a portion of a non-
street front building that is visible from an adjacent street or alleyway. All works shall be
pre-approved and generally be in keeping with the Central Area Design Study or other design guidelines as may be approved from time to time.
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3.4 ACCESSIBILITY RENOVATION PROGRAM
This program is intended to provide a grant to improve accessibility to and of existing
commercial buildings and properties through the renovation of building entrances, upgrading of doors, installation of power assist door operators, installation of ramps, elevating devices, and accessibility washrooms for the public.
This grant is intended to provide funds to assist owners and tenants of existing commercial
buildings, particularly older buildings in the Central Area, with accessibility improvements to improve the accessibility of commercial spaces in the Town.
3.5 BUILDING PERMIT FEE REBATE PROGRAM
This program is intended to provide a grant equivalent to the fees paid for Building Permits. The program is meant to stimulate and encourage development and property improvements.
3.6 ARCHITECTURAL DESIGN GRANT PROGRAM This program is intended to provide a grant to owners of lands and buildings in the Central Area who wish to hire a professional such as an architect (for preparing designs, estimates,
etc.), an engineer (for structural analysis) or accredited designer (landscape, interior,
lighting or graphics/signage) to develop a project concept for other programs offered under this CIP. Design Grants may be applied for prior to the submission of an application for such applicable program. All design work shall generally be in keeping with the Central Area Design Study to be eligible for funding through this program. All commercial properties
in the Central Area shall be eligible. 3.7 LEGAL AND REGISTRATION COSTS In order to provide additional motivation for those landowners accessing the CIP programs,
the Town may assume a portion of the legal costs and costs associated with registration of
agreements for all of the above listed programs. 3.8 CONTAMINATED PROPERTY OR SUBSTANDARD BUILDING INCENTIVE PROGRAM
This program is intended to stimulate private sector investment in the reuse and
redevelopment of suspected contaminated sites or Substandard Buildings and partially offset the costs associated with the site/building assessment and remediation. Incentives offered by the Town could include a grant equivalent to 50% of the cost of a
environmental or building hazard study including a Phase II Environmental Site
Assessment, designated substances and hazardous materials survey, remedial work plan or risk assessment. A maximum grant would be determined by Town Council per environmental study and per property.
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3.9 HOUSING PROJECT Incentive Program
The Town may provide loans, either interest bearing or interest free, or grants for projects that increase the supply of non-market housing, i.e. affordable, attainable or community housing projects (e.g. non-profit owned, Habitat for Humanity). Financial support should be accompanied by a legal and binding commitment by the project owner/manager in terms
of providing these non-market housing units, or by way of a municipal housing facilities agreement with the County. In general, commitments should be longer term in nature and demonstrate benefits that exceed the support provided. In addition, Oxford County currently offers an Affordable Housing Incentive Program. This
Program will provide a waiver for the costs of applicable County planning application fees, including Condominium, Official Plan Amendment and Consent, as set out in the County’s Fees and Charges By-Law.. The County of Oxford is strongly committed to working with the Town to cooperatively and effectively address housing needs. The County CIP and the Town’s CIP works together to address common housing goals in a partnership beneficial
to both levels of government, with the understanding that varying incentives can be
provided at each level. To complement the County’s Affordable Housing Incentive Program, and provide further incentives for affordable housing, the Town of Tillsonburg may offer eligible housing
projects a waiver from Town planning application fees. The waiver does not include any deposits required to cover the costs of peer reviews in relation to studies submitted in support of a planning application. In order to qualify for the Housing Project Incentive Program, the eligible housing project
must be located within the Town limits, and generally meet one or both of the following criteria:
• An affordable rental housing project that is subject to a Municipal Housing Facilities Agreement with the County, pursuant to Section 110(1) of the Municipal Act and County By-law 4664-2006, as amended, including appropriate securities, to ensure the property is developed and maintained, either primarily or partially, as affordable rental housing for a specified term.
• An affordable ownership housing project that is developed by Habitat for Humanity, or a similar non-profit organization that is devoted to providing affordable ownership housing, and is subject to a Municipal Housing Facilities Agreement, pursuant to Section 110(1) of the Municipal Act and County By-law 4664-2006, as amended, or
a similar funding agreement, with the County, including appropriate securities to ensure the property is developed and offered, either primarily or partially, as affordable ownership housing for a specified term. The Town of Tillsonburg is committed to working with the County of Oxford to cooperatively
and effectively address housing needs. The Town’s CIP enables the both levels of Local Government to further address common housing goals in a partnership beneficial to both
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levels of government, with the understanding that varying incentives can be provided at each level. The Town of Tillsonburg may, in accordance with its Community Improvement Plan, and subject to the sole and absolute discretion of Town Council, provide any/all of the support programs offered by the Town even in the case where the project is not subject to a Municipal Housing Facilities Agreement or owned by a non-profit organization. 3.10 COMMERCIAL BUILDING INTERIOR RENOVATION PROGRAM
The Commercial Building Interior Renovation Program provides grants for renovations to
commercial properties within the Town of Tillsonburg. Interior improvements to commercial units can help property owners and new business tenants fill vacant storefronts, support a more vibrant street life, and create better first impressions of the community. The Program is available to owners of vacant properties or tenants of vacant
street level buildings subject to approval by Town Council and available funding.
Tenants applying to the Program must have the property owner’s written permission to make any improvements to the property and apply for this program. Grants can be up to 50% of the costs of eligible interior improvements to a maximum of $10,000.
Applications for work totaling less than $2,500 are ineligible. Common areas (foyers or
hallways) are not eligible unless improved along with a commercial unit. Eligibility
Eligible applications must answer yes to all of the following:
• Commercial unit is located on the main floor and facing the street;
• Commercial unit is located within the Town of Tillsonburg;
• Building is at least 20 years old;
• Commercial unit has been vacant for at least 6 months prior to applying to the
Program or has been underutilized over the last 3 years;
• Application submitted prior to the start of construction;
• By construction’s end, and for the length of the maintenance period, windows and
doors will not be covered by security bars, grills, rolling shutters or doors, posters,
large window appliques, vinyl wraps or otherwise obscured; and,
• By project’s end, the commercial unit must have a minimum 2-year lease with a commercial tenant.
Eligible Work Eligible work improvements are to the interior of the commercial unit only and include at least three of the following:
• Structural repairs;
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• Electrical upgrades;
• Plumbing upgrades and fixtures (i.e. sinks, toilets, etc) but does not include backflow valve installation;
• HVAC;
• Flooring and/or doors, windows and ceilings;
• Demising walls;
• Drywall and/or painting;
• Improved accessibility (i.e. ramps, handrails, accessible washrooms);
• Fire safety compliance (i.e. sprinklers); and,
• Improvements related to health and safety; including asbestos/other hazardous material abatement; Eligible costs that can be reimbursed through the Program also include
architecture/design/engineering fees (20% maximum), project management/administration fees (10% maximum), demolition, equipment rentals and labour costs. Ineligible items of work include:
• Non-permanent fixtures such as bars or cabinetry;
• Appliances, furniture, window coverings and other moveable objects;
• Lightbulbs;
• Permit fees, service fees and insurance; and
• Gas, tools, consumables, cell phone fees and other incidental costs.
The Commercial Building Interior Renovation Program is not a maintenance program to fix broken windows, interior lighting or security systems, clean clogged plumbing and/or replace ceiling panels. The intent of the Program is to improve the function, efficiency
and interior appearance of commercial business premises.
3.11 COUNTY TAX GRANT BACK INCENTIVE PROGRAM
The County has also adopted a Community Improvement Plan that applies to those lands
within the County of Oxford that are subject to a local municipal downtown, central area, or village core-oriented community improvement plan. All lands within the Central Area of the Town of Tillsonburg, as identified on Appendix I, have been designated by County Council, by by-law, as a Community Improvement Project Area (CIPA) for the purpose of
administrating the CCIP.
Similar to the tax incentive program offered through the Town CIP, the County CIP provides a tax grant back to owners of commercial, industrial or institutional properties and buildings who undertake improvements or redevelopment that result in an increased property
assessment.
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Where a property is eligible for a tax grant back in accordance with the eligibility criteria as contained in the Town CIP and is located in the Central Area, as defined in the County CIP,
the subject property may be eligible to receive a grant back for the increased County portion
of taxes that would result in the proposed redevelopment or improvement. As the County CIP is intended to complement and enhance the incentives offered through the Town CIP, this duplication of financial assistance is acknowledged and will be permitted.
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TOWN OF TILLSONBURGCOMMUNITY IMPROVEMENT PROJECT AREA
APPENDIX 1 Page 279 of 295
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APPENDIX II TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
SUMMARY OF RECOMMENDED COMMUNITY IMPROVEMENT INITIATIVES
PROGRAM ELIGIBILITY CRITERIA
Alleyway Façade Improvement
Grant
Interest free loan or grant for alleyway building facade improvements and works to comply with the Central Area Design Study, for properties in the Central Area.
• 50/50 matching funds.
• Maximum of $10,000 per project.
• Commercial properties in the Central Area are eligible.
• Projects that incorporate Ontario Building Code improvements such as stairs,
railings, guards, fire escapes, etc. are also eligible.
• Projects that meet energy conservation and efficiency goals shall be given a
higher score. Architectural
Design Grant Program
Grant to offset cost of retaining professionals to provide acceptable design(s), in
accordance with the Town Central Area Design Study for eligible properties in the Central Area.
• 50/50 matching funds.
• Maximum of $2,500 per project.
• Commercial properties in the Central Area are eligible.
• Affordable or social housing projects are eligible
Contaminated Property or
Substandard Building Redevelopm
ent Grant Program
Grant to cover up to 50% of the cost of an environmental or building hazard study including a Phase II Environmental Site Assessment (ESA), designated substances
and hazardous materials survey, remedial work plan or risk assessment.
• 50/50 matching funds.
• Maximum of $10,000 per project.
• Applicant must provide a copy of the final report to the Town.
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PROGRAM ELIGIBILITY CRITERIA
Building Permit Fee Rebate Program
Rebate of Building Permits fees for commercial, industrial and multi-residential properties in the CIP area. Commercial Properties outside of the Central Area are not eligible for building permit grants. Industrial Projects – Small (Project value of $150,000 to $1,000,000)
• Grant of 100% of the applicable building permit fees offered as a rebate once the project is completed. Industrial Projects – Large (Project value of $1,000,000 or more)
• Grant of 50% of the applicable building permit fees up to a maximum of $20,000, or other amount as may be approved by Council, offered as a rebate once the project is completed. Commercial Projects – Central Area (Minimum project value of $150,000) Rebate of the applicable building permit fee offered once the project is complete, as follows:
• General renovations/rehabilitations - 25% Rebate;
• Projects that will improve the overall attractiveness of the streetscape and
downtown - 50% Rebate;
• Projects that meet above criteria and provide exemplary attention to detail and a
high level of design – 75% Rebate. Social Housing Projects as defined herein may be eligible for 100% rebate of Building Permit Fees for the units meeting this definition Facade
Improvement Grant
Interest free loan or grant for exterior renovations of buildings within the Central Area.
Eligible improvements may consist of external repairs to facades, including signage, lighting and security enhancements, entrances and display windows. Interior renovations will not be eligible.
• 50/50 matching funds.
• Maximum of $10,000 per façade.
• Commercial properties in the Central Area are eligible.
• Other commercial properties outside of the Central Area may also be eligible at prominent locations. These projects will not be eligible for the matching BIA funds.
• Project shall conform to the design principles contained within the Town’s Central Area Design Study as determined by the Façade Improvement Review Committee.
• Projects that meet energy conservation and efficiency goals shall be given a higher score.
• Affordable or social housing projects may also be eligible subject to Council approval and funding
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PROGRAM ELIGIBILITY CRITERIA
Accessibility Renovation Grant
Grant, of up to $3000, to improve accessibility to existing commercial buildings and properties through the renovation of:
• building entrances;
• upgrading of doors;
• installation of power assist door operators;
• installation of ramps;
• elevating devices;
• accessible washrooms for the public. This grant is intended to provide funds to assist owners and tenants of existing commercial buildings, particularly older buildings in the Central Area, with accessibility improvements to improve the accessibility of commercial buildings within the Town.
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Incremental
Tax Rebate Program
Grant to rebate increase in Town property taxes resulting from improvements or
redevelopment of lands and buildings, for properties located in the CIP area. Projects must meet the following general eligibility criteria:
• An increased property assessment value;
• Support Town objectives such as increased residential density, affordable or social housing, retail, business services and industrial diversity as contained in the Town’s strategic plans;
• Conform to the principles of the Town’s Central Area Design Study (where applicable);
• Additional criteria including 75% of the front of the building is comprised of glass, brick or stone and preference given to projects that use a brick consistent with the yellow heritage brick evidenced throughout the downtown (for properties zoned ‘Central Commercial (CC)’ & ‘Entrepreneurial (EC)’, where applicable).
• Projects that meet energy conservation and efficiency goals, as well as water conservation and re-use goals shall be given a higher score. Commercial and Multi-Residential Projects Within the Central Area (Including Affordable or Social Housing Projects) - Phase-in Schedule
• General renovations/rehabilitations – Rebate of 100% of increased taxes in year 1, 80% in year 2, 60% in year 3, 40% in year 4 and 20% in year five, with full taxes payable in year 6.
• Projects that improve the overall attractiveness of the streetscape/community and provide attention to detail and a high level of design – Rebate of 50% of increased taxes from years 1 – 6, 40% of increased taxes in year 7, 30% in year
8, 20% in year 9, 10% in year 10, with full taxes payable in year 11.
• Projects that are of strategic interest to the community and provide exemplary attention to detail and a high level of design – Rebate of 100% of increased taxes from years 1 – 6, 80% in year 7, 60% in year 8, 40% in year 9 and 20% in year 10, with full taxes payable in year 11. Commercial and Multi-Residential Projects Outside the Central Area (Including Affordable or Social Housing Projects) - Phase-in Schedule
• General renovations/rehabilitations – Rebate of 100% of increased taxes in year 1, 80% in year 2, 60% in year 3, 40% in year 4 and 20% in year five, with full taxes payable in year 6.
• Projects that improve the overall attractiveness of the streetscape/community and provide attention to detail and a high level of design – Rebate of 50% of increased taxes from years 1 – 6, 40% of increased taxes in year 7, 30% in year 8, 20% in year 9, 10% in year 10, with full taxes payable in year 11.
• Projects that are of strategic interest to the community and provide exemplary attention to detail and a high level of design – Rebate of 100% of increased taxes
from years 1 – 6, 80% in year 7, 60% in year 8, 40% in year 9 and 20% in year 10, with full taxes payable in year 11. Industrial Projects - Phase-in Schedule
• General renovations/rehabilitations – Rebate of 100% of increased taxes in year 1, 80% in year 2, 60% in year 3, 40% in year 4 and 20% in year five, with full taxes payable in year 6.
• Projects that improve the overall competitiveness of Tillsonburg’s economic base while provide a high level of design – Rebate of 50% of increased taxes from years 1 – 6, 40% of increased taxes in year 7, 30% in year 8, 20% in year 9, 10%
in year 10, with full taxes payable in year 11.
• Projects that are of strategic interest to the community and provide a high level of design – Rebate of 100% of increased taxes from years 1 – 6, 80% in year 7,
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
PROGRAM ELIGIBILITY CRITERIA
60% in year 8, 40% in year 9 and 20% in year 10, with full taxes payable in year 11.
Legal and Registration Costs Grant
Grant to reimburse legal costs and costs associated with the registration of agreements associated with the above programs.
• Town staff may register applicable agreements on title, or provide a grant to a maximum of $250 to reimburse legal costs of having a solicitor register the applicable agreements on title.
Commercial
Building Interior Renovation
Program
Grant, of up to $10,000 to assist with interior renovations of existing commercial
buildings including:
• Structural repairs;
• Electrical upgrades;
• Plumbing upgrades and fixtures (i.e. sinks, toilets, etc);
• HVAC;
• Flooring and/or doors, windows and ceilings;
• Demising walls;
• Drywall and/or painting;
• Improved accessibility (i.e. ramps, handrails, accessible washrooms);
• Fire safety compliance (i.e. sprinklers); and,
• Improvements related to health and safety; including asbestos/other hazardous material abatement;
This grant is intended to provide supportive funding for renovations to commercial properties within the Town of Tillsonburg in order to fill vacant storefronts, support a more vibrant street life, and create better first impressions of the community.
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
APPENDIX III TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
RECOMMENDED INCREMENTAL TAX REBATE GUIDELINES - DECISION MAKING MATRIX
DEVELOPMENT
TYPE CRITERIA LEVEL OF TAX INCREMENT GRANT
Downtown Commercial and Multi-Residential (including Affordable or Social Housing) Projects
Projects that meet General Downtown Development Objectives:
• General property renovations/ rehabilitations that will improve the attractiveness of the Downtown
Year 1 - 100% rebate Year 2 - 80% rebate Year 3 - 60% rebate, Year 4 - 40% rebate Year 5 - 20% rebate
• Rebate amount is calculated based on incremental assessment growth
• Full taxes are payable in year 6
• Only Multi-Residential projects with a minimum of 4-units are considered
Projects that meet High Level Downtown Development Objectives:
• Improves the overall attractiveness of the
streetscape/community
• Projects that conform to some
of the design and general guidelines contained in the Town’s Central Area Design
Study o E.g. Matching height with adjacent buildings, building maintains/ improves consistency with heritage elements from adjacent buildings
• Improved accessibility
Years 1 to 6 - 50% rebate of the incremental tax increase Year 7 - 40% rebate
Year 8 - 30% rebate Year 9 - 20% rebate Year 10 - 10% rebate
• Rebate amount is calculated based on
incremental assessment growth
• Full taxes are payable in year 11
• Only Multi-Residential projects with a minimum of 4-units are considered
Projects that meet Strategic Level Downtown Development
Objectives:
• Projects that conform to many
of the design and general guidelines contained in the Town’s Central Area Design
Study
• Incorporate environmental
sustainability features and technology that results in
Years 1 to 6 - 100% rebate of the incremental tax increase
Year 7 - 80% rebate Year 8 - 60% rebate Year 9 - 40% rebate Year 10 - 20% rebate
• Rebate amount is calculated based on incremental assessment growth
• Full taxes are payable in year 11
• Only Multi-Residential projects with a
minimum of 4-units are considered
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
energy conservation and
reduced environmental impact
• Improved accessibility with no barriers to access
Commercial and Multi-Residential (including Affordable or Social Housing) Projects Outside of Downtown
Projects that meet General Development Objectives:
• General property renovations/ rehabilitations that will improve the attractiveness of the community
Year 1 - 100% rebate Year 2 - 80% rebate Year 3 - 60% rebate Year 4 - 40% rebate Year 5 - 20% rebate
• Rebate amount is calculated based on incremental assessment growth
• Full taxes are payable in year 6
Projects that meet High Level Development Objectives:
• Improves the overall attractiveness of the streetscape/community
• Projects that provide a higher level of architectural design
o E.g. majority of front of building comprised of glass, brick or stone, inclusion of
heritage elements
Years 1 to 6 - 50% rebate of the incremental tax increase Year 7 - 40% rebate Year 8 - 30% rebate Year 9 - 20% rebate Year 10 - 10% rebate
• Rebate amount is calculated based on
incremental assessment growth
• Full taxes are payable in year 11
Projects that meet Strategic Level
Development Objectives:
• Significantly improves the overall attractiveness of the streetscape/ community
• Provides for a high level of architectural design: o E.g. majority of front of
building comprised of glass, brick or stone, inclusion of heritage elements
• Incorporates environmental sustainability features and
technology that results in energy conservation and reduced environmental impact
Years 1 to 6 - 100% rebate of the
incremental tax increase Year 7 - 80% rebate Year 8 - 60% rebate
Year 9 - 40% rebate Year 10 - 20% rebate
• Rebate amount is calculated based on incremental assessment growth
• Full taxes are payable in year 11
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TOWN OF TILLSONBURG COMMUNITY IMPROVEMENT PLAN
Industrial Projects
Projects that meet General Development Objectives:
• General property renovations/ rehabilitations that will improve the attractiveness of the community
Year 1 - 100% rebate Year 2 - 80% rebate Year 3 - 60% rebate, Year 4 - 40% rebate Year 5 - 20% rebate
Rebate amount is calculated based on the
incremental assessment growth only
Full taxes are payable in year 6
Projects that meet High Level Development Objectives:
• Improves the overall attractiveness of the streetscape/community
• Projects that provide a higher level of architectural design: o E.g. majority of front of building comprised of glass, brick or stone, inclusion of heritage elements
Years 1 to 6 - 50% rebate of the incremental tax increase Year 7 - 40% rebate Year 8 - 30% rebate
Year 9 - 20% rebate Year 10 - 10% rebate Rebate amount is calculated based on the incremental assessment growth only Full taxes are payable in year 11
Projects that meet Strategic Level Development Objectives:
• Significantly improves the overall attractiveness of the streetscape/community
• Provides for a high level of architectural design: o E.g. majority of front of building comprised of glass, brick or stone, inclusion of heritage elements
• Incorporates environmental sustainability features and technology that results in energy conservation and reduced environmental impact
• Supports growth in key economic sectors for the Town, E.g. Automotive, High Tech Manufacturing, Agri-food/Food Processing, Energy, etc.
Years 1 to 6 - 100% rebate of the incremental tax increase Year 7 - 80% rebate Year 8 - 60% rebate Year 9 - 40% rebate Year 10 - 20% rebate
Full taxes are payable in year 11
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Page 1 of 7
Community Improvement Plan (CIP) Application Form
The Town of Tillsonburg offers a comprehensive Community Improvement Plan (CIP) as a means
of planning and financing development activities that assist in the redevelopment/development of
lands, buildings, and infrastructure through various financial incentives.
To ensure your application for the CIP is complete, please refer to the checklist below.
Mandatory Requirements
□Completed application with relevant signatures
□Applicant’s and owner’s full name and contact information
□One itemized cost estimate satisfactory to the Town (the Town reserves the right to request an
additional cost estimate at their discretion)
□Municipal address and legal description (if applicable)
□Relevant drawings and/or photos of the property
Additional Requirements (if necessary)
□Building plans
□Building elevations and/or renderings
□Site plans
□Company information
□Description of the products and/or services provided by the company
□Articles of incorporation detailing shareholders or background on ownership and/or partners
□Engineering reports and related drawings
□Cultural, built, or natural heritage studies and reports
□Environmental Site Assessment
□Reports and Record of Site Condition
The Town of Tillsonburg reserves the right to request additional information that may be necessary to substantiate the project.
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Community Improvement Plan (CIP) Application Form
Page 2 of 7
Please forward the completed Community Improvement Plan (CIP) Application Form to the Development Commissioner, Town of Tillsonburg Economic Development & Marketing Department.
A separate application is required for the Façade Improvement Programs. Façade Improvement applications can be obtained from the Town of Tillsonburg Building, Planning and Bylaw Department by calling 519.688.3009.
Town of Tillsonburg
Economic Development and Marketing Dept
10 Lisgar Ave, Tillsonburg, Ontario N4G 5A5 Telephone: 519.688.5651 Fax: 519.842.9431 Email: invest@tillsonburg.ca
Registered Owner: Applicant:
(If different from registered owner)
Name: Name:
Business Name: Business Name:
Address: Address:
Postal Code: Postal Code:
Home Phone: Home Phone:
Work Phone: Work Phone:
Email Address: Email Address:
Fax Number: Fax Number:
Property Description:
Address:
Building to be redeveloped:
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Community Improvement Plan (CIP) Application Form
Page 3 of 7
Current Use of the Property?
Proposed Use of the Property?
Description of the Proposed Development/Redevelopment
Cost of Proposed Repairs (Please provide one cost estimate. If it is not possible to provide an estimate, please explain why)
Type of Investment Support Requested:
Please Choose Program Eligibility Criteria
□ Accessibility
Renovation Grant
The grant, of up to $3,000 in 50/50 matching funds, is intended to
assist owners or tenants, particularly older buildings in the central area, with accessibility improvements to improve the accessibility of the central area and commercial buildings throughout the
Town.
Grant can be used for the following types of projects:
•Power assist door operators
•Renovation of building entrances
•Upgrading of doors
•Installation of ramps
•Installation of elevating devices
•Renovations to create accessible washrooms
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Community Improvement Plan (CIP) Application Form
Page 4 of 7
□ Architectural Design Grant Grant to offset the cost of retaining professionals to provide acceptable design(s), in accordance with the Central Area Design Study for eligible properties in the central area.
• 50/50 matching funds
• Maximum of $2,500 per project
• Commercial properties in the central area are eligible
□ Building Permit Fee Rebate Program
Rebate of Building Permits fees for commercial, industrial and multi-residential properties in the CIP area. Commercial properties outside of the Central Area are not eligible for building permit grants.
Industrial – Small (Project value of $150,000 to $1,000,000)
• Minimum project value of $150,000 and maximum project value of $1,000,000
• Grant of 100% of the applicable building permit fees
offered as a rebate once completed.
Industrial – Large (Project value of $1,000,000 or more)
• Grant of 50% of the applicable building permit fees up to a
maximum of $20,000, or other amount as may be approved by Council, offered as a rebate once the project is completed.
Commercial - Central Area (Min. project value of $150,000)
Rebate of the applicable building permit fee offered once the project is complete, as follows:
• General renovations/rehabilitations - 25% Rebate;
• Projects that will improve the overall attractiveness of the streetscape and downtown - 50% Rebate;
• Projects that meet above criteria and provide exemplary attention to detail and a high level of design – 75% Rebate. Social Housing Projects as defined herein may be eligible for 100% rebate of Building Permit Fees for the units meeting this definition.
□ Commercial Building Interior Renovation Program
Grant, of up to $10,000, to assist with interior renovations of existing commercial buildings including:
• Structural repairs;
• Electrical upgrades;
• Plumbing upgrades and fixtures (i.e. sinks, toilets, etc.) but not including backflow valve installation;
• HVAC;
• Flooring and/or doors, windows and ceilings;
• Demising walls;
• Drywall and/or painting;
• Improved accessibility (i.e. ramps, handrails, accessible
washrooms);
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Community Improvement Plan (CIP) Application Form
Page 5 of 7
•Fire safety compliance (i.e. sprinklers); and,
•Improvements related to health and safety; includingasbestos/other hazardous material abatement
This grant is intended to provide supportive funding for renovations to commercial properties within the Town of Tillsonburg to fill vacant storefronts, support a more vibrant street
life, and create better first impressions of the community.
□ Contaminated Property or
Substandard Building Incentive Program
Grant to cover up to 50% of the cost of an environmental or building hazard study including a Phase II Environmental Site
Assessment, designated substances and hazardous materials survey, remedial work plan, or site assessment.
•50/50 matching funds•Maximum of $10,000 per project
•Applicant must provide a copy of the final report to theTown
□ Façade Improvement
Grant: Alleyway
Grant for alleyway building façade improvements for properties in the central area.
•50/50 Matching Funds
•Maximum of $10,000 per project.
•Commercial properties in the central area are eligible
•Projects that meet energy conservation and efficiency
goals shall be given a higher score.
A separate application from the Building department is
needed.
□ Façade Improvement Grant: Street Facing
A grant for exterior renovations within the central area. Improvements may consist of repairs to facades, Including; signage, lighting, entrances and display windows. Interior renovations will not be eligible.
•50/50 Matching Funds
•Maximum of $10,000 per façade
•Commercial properties in the central area are eligible
•Other commercial properties outside of the central areamay be eligible at prominent locations. These projectswill not be eligible for the matching BIA funds.
•The project shall conform to the design principlescontained within the Town’s central area design study.
A separate application from the Building department is needed.
□ Legal and Registration
Grant
Grant to reimburse legal costs and costs associated with the registration of agreements associated with the above programs.
•This may take the form of Town staff registering applicableagreements on the title, or a grant to a maximum of $200to reimburse legal costs of having a solicitor register theapplicable agreements on the title.
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Community Improvement Plan (CIP) Application Form
Page 6 of 7
□ Tax Increment Equivalent Grant Back
Program
Grant to rebate increases of Town portion of property taxes resulting from improvements of lands and buildings, for properties in the central area. Projects must meet the following
criteria:
•An increase in the assessed value of the property
•Supporting Town objectives of increased density, retail,business services, and industrial diversity.
•Conform to the principles of the Town’s Central AreaDesign Study (where applicable)
•Additional criteria of having the front of the buildingcomprised of 75% glass, brick, or stone. Preference willbe given to projects that use the heritage yellow brickevidenced throughout the downtown.
•Projects that meet energy conservation and efficiencygoals shall be given a higher score.
•Projects that meet water conservation and re-use goalsshall also be given a higher score.
Please provide the following information:
How will the proposed development benefit the community?
If the proposed development is in the downtown, how will it fit in with, or improve, the existing streetscape?
What is the proposed timeline (start date and completion date)?
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Community Improvement Plan (CIP) Application Form
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The Town of Tillsonburg is subject to Ontario Municipal Freedom of Information and Protection of Privacy Act (MFIPPA) and other privacy legislation.
Applicants should be aware that personal and other information contained in this application are subject to Municipal Freedom of Information and Protection of Privacy Act and may be deemed
releasable under this legislation, and that the anonymity or confidentiality of the applicant and
any information contained within the application cannot be guaranteed.
The Government of Ontario maintains a website with free access to Municipal Freedom of Information and Protection of Privacy Act and other legislation on their e-laws website.
The applicant also consents to the use of his or her name, business name and business address in connection with any program funding announcements.
Date: Signature of Registered Owner:
Date: Signature of Applicant:
For Office Use Only:
Current Assessment:
Building Permit Calculation:
Development Charges Calculation:
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Page 1 of 1
THE CORPORATION OF THE TOWN OF TILLSONBURG
BY-LAW 2024-022
A BY-LAW to confirm the proceedings of Council at its meeting held on MARCH 11,
2024.
WHEREAS Section 5 (1) of the Municipal Act, 2001, as amended, provides that the powers of
a municipal corporation shall be exercised by its council;
AND WHEREAS Section 5 (3) of the Municipal Act, 2001, as amended, provides that
municipal powers shall be exercised by by-law;
AND WHEREAS it is deemed expedient that the proceedings of the Council of the Town of
Tillsonburg at this meeting be confirmed and adopted by by-law;
BE IT THEREFORE ENACTED by the Council of the Corporation of the Town of Tillsonburg
as follows:
1. All actions of the Council of the Corporation of the Town of Tillsonburg at its meeting
held on March 11, 2024, with respect to every report, motion, by-law, or other action
passed and taken by the Council, including the exercise of natural person powers, are
hereby adopted, ratified and confirmed as if all such proceedings were expressly
embodied in this or a separate by-law.
2. The Mayor and Clerk are authorized and directed to do all the things necessary to give
effect to the action of the Council of The Corporation of the Town of Tillsonburg referred
to in the preceding section.
3. The Mayor and the Clerk are authorized and directed to execute all documents
necessary in that behalf and to affix thereto the seal of the Corporation of the Town of
Tillsonburg.
4. That this By-Law shall come into force and take effect on the date it is passed.
READ A FIRST AND SECOND TIME THIS 11th day of MARCH, 2024.
READ A THIRD AND FINAL TIME AND PASSED THIS 11th day of MARCH, 2024.
___________________________
MAYOR – Deb Gilvesy
______________________________
CLERK – Tanya Daniels
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