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CORPORATION OF THE TOWNSHIP OF EAST ZORRA-TAVISTOCK COUNCIL 2014 - 2018

AGENDA

for the Meeting to be held on Wednesday April 19, 2017 in the Council Chambers at the Oxford County Admin. Building, 21 Reeve Street, Woodstock, Ontario, at 7:00 p.m.

1. Call to order and opening remarks

2. Approve Agenda

3. Disclosure of Pecuniary Interest and General Nature Thereof

4. General Business: a) Confirm Minutes of Previous Meeting b) UTRCA April 2017 FYI

5. Delegations & Appointments:

a) 7:30 p.m. – ZBA Application ZN2-16-06 (Joanne Christensen)

6. Reports of Municipal Officers and Committees: a) Conferences and Seminars b) County Council – Updates & Questions c) Staff Reports – Updates & Questions

7. By-laws:

a) By-law – ZBA 2-16-07 (Cowing)

8. Other and Unfinished Business: a) Councillor Smith – 2017 Community Appreciation Event b) Councillor McCall-Hanlon – Stone Gates Re-dedication/ EZT Canada 150th

Celebration

9. Legal & Personnel

10. Confirming By-law

11. Adjourn

Upcoming Meetings, Seminars, Conventions:

April 18 7:00 p.m. HRC Meeting April 24 7:00 p.m. TDRFB Meeting May 17 1:15 p.m. PSB Meeting @ Tavistock Fire Hall

Placeholder Page for Agenda Item 1 – Call to order and opening remarks Use this page to note any opening remarksyou wish to make.

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Placeholder Page for Agenda Item 2 – Approval of the Agenda Use this page to note items you would like added to the agenda.

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Placeholder Page for Agenda Item 3 – Disclosure of Pecuniary Interest Use this page to note any Pecuniary Interestsyou wish to declare at the meeting.

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COUNCIL MEETING OF WEDNESDAY APRIL 5, 2017 Page 294

The Council of the Township of East Zorra-Tavistock met in the Council Chambers at the Oxford County Administration Building, Woodstock, Ontario at 9:00 a.m. on Wednesday April 5, 2017.

Members Present: Mayor Don MCKAY, Deputy Mayor RALPH and Councillors Mike CAMPBELL, Linda FULTON, Shirley MCCALL HANLON, Mike ROUTLY and Jeremy SMITH. Members Absent: N/A

Staff Present: CAO Jeff Carswell, Clerk Will Jaques, Treasurer Sean Hilderley, Public Works Manager Tom Lightfoot, Fire Chief Scott Alexander, Chief Building Official John Scherer and Building Inspector/ Drainage Coordinator Connor Occleston.

Councillor MCCALL HANLON provided an update regarding the Stone Gates rededication and Canada’s 150th event, taking place in Tavistock on May 13, 2017.

Approve Agenda 1. Moved by: Linda FULTON Seconded by: Maureen RALPH Resolved that Council approve the agenda for the April 5, 2017 meeting as printed and circulated. CARRIED.

PECUNIARY INTERESTS: Mike ROUTLY - Item #4(e) Woodstock Boundary

Adjustment Proposal

Confirm Minutes 2. Moved by: Shirley MCCALL HANLON Seconded by: Mike CAMPBELL Resolved that Council confirm the Minutes of the March 15, 2017 Council Meeting, as printed and circulated.

CARRIED.

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COUNCIL MEETING OF WEDNESDAY APRIL 5, 2017 CONTINUED Page 295

Correspondence & Reports – No Resolutions UTRCA March 2017 FYI March 15, 2017 PSB Minutes February 27, 2017 TDRFB Minutes Staff Report - #PW2017 - 09 re: Public Works Reporting Staff Report - #CBO2017 – 05 re: Building, Drainage &

Development Reporting Staff Report - #FC2017 – 04 re: Fire Department

Reporting Staff Report - #BCO2017 – 04 re: By-law Compliance

Reporting Staff Report #TR2017 – 08 re: Treasury Reporting Staff Report - #CSM2017 – 07 re: Corporate Services

Reporting

Correspondence & Reports – Resolutions Following

February 2017 Account Summary

3. Moved by: Maureen RALPH Seconded by: Jeremy SMITH Resolved that Council confirm the February 2017 Account Summary in the amount of $461,645.43. CARRIED.

County of Oxford – Selection of Warden

4. Moved by: Maureen RALPH Seconded by: Mike ROUTLY Resolved that Council recommend that County Council consider the Warden elected at large option. CARRIED.

City of Woodstock – Boundary Adjustment Proposal

Council reviewed and discussed the Boundary Adjustment proposal, as submitted by the City of Woodstock.

5. Moved by: Mike CAMPBELL Seconded by: Jeremy SMITH Resolved that Council receive the Boundary Adjustment proposal from the City of Woodstock; And further that Council direct Township Staff work with City Staff to arrange for the required public consultation. DEFEATED.

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Recorded Vote on Resolution #5 called by Mayor MCKAY.

NAME YEA NAY

Mike CAMPBELL X

Linda FULTON X

Shirley HANLON X

Don MCKAY X

Maureen RALPH X

Mike ROUTLY

Jeremy SMITH X

TOTAL – DEFEATED 3 3

Public Hearing - Minor Variance Application A-2-2017 (Maranda Farms)

PUBLIC HEARING - MINOR VARIANCE APPLICATION #A-2-2017 of Maranda Farms Ltd., described as Part Lot 32, Concession 11, (East Zorra) Township of East Zorra-Tavistock (known municipally as 596951 Highway 59). At 9:42 a.m., Council, constituted as Committee of Adjustment, considered Minor Variance Application #A-2-2017 of Maranda Farms Ltd. Planner Adam Ager presented his Planning Report, #2017-86. Committee of Adjustment members had questions of the planner in regards to the application.

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6. Moved by: Mike CAMPBELL Seconded by: Maureen RALPH Resolved that Council, constituted as Committee of Adjustment, approves Minor Variance Application #A-2-2017 of Maranda Farms Ltd., described as Part Lot 32, Concession 11, (East Zorra) Township of East Zorra-Tavistock (known municipally as 596951 Highway 59), as it relates to relief from the provisions of Section 7.2.1– Minimum Distance Separation Requirements For Livestock Barns (MDS II), to reduce the minimum distance separation requirement to the nearest Type A land use (residential dwelling located at 596957 Highway 59) from 186 m (609 ft) to 137.16 m (450 ft), as the request is deemed to be:

1. a minor variance from the provisions of the Township of East Zorra -Tavistock Zoning By-Law No. 2003-18;

2. desirable for the appropriate development or use of the land, building or structure;

3. in keeping with the general intent and purpose of the Township of East Zorra –Tavistock Zoning By-Law No. 2003-18; and

4. in keeping with the general intent and purpose of the Official Plan of the County of Oxford.

CARRIED.

Public Hearing - Minor Variance Application A-3-2017 (DeGier)

PUBLIC HEARING - MINOR VARIANCE APPLICATION #A-3-2017 of DeGier, described as Part Lot 19 and 20, Concession 11, (East Zorra)Township of East Zorra-Tavistock (known municipally as 516202 11th Line). At 9:55 a.m., Council, constituted as Committee of Adjustment, considered Minor Variance Application #A-3-2016 of DeGier. Planner Adam Ager presented his Planning Report, #2017-87. Committee of Adjustment members had questions of the planner in regards to the application.

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7. Moved by: Linda FULTON Seconded by: Mike ROUTLY Resolved that Council, constituted as Committee of Adjustment, approves Minor Variance Application #A-3-2016 of DeGier, described as Part Lot 19 and 20, Concession 11, (East Zorra)Township of East Zorra-Tavistock (known municipally as 516202 11th Line), as it relates to relief from the provisions of Section 7.2.1– Minimum Distance Separation Requirements For Livestock Barns (MDS II), to reduce the minimum distance separation requirement to the nearest Type A land use (residential dwelling located at 516225 11th Line) from 197 m (646 ft) to 183 m (600 ft), as the request is deemed to be:

1. a minor variance from the provisions of the Township of East Zorra -Tavistock Zoning By-Law No. 2003-18;

2. desirable for the appropriate development or use of the land, building or structure;

3. in keeping with the general intent and purpose of the Township of East Zorra –Tavistock Zoning By-Law No. 2003-18; and

4. in keeping with the general intent and purpose of the Official Plan of the County of Oxford.

CARRIED.

Adjourn to Committee of the Whole (in camera)

8. Moved by: Jeremy SMITH Seconded by: Mike ROUTLY Resolved that Council does now adjourn to Committee of the Whole, in camera, at 10:09 a.m. to consider a matter pertaining to: • The Security of the Property of the Municipality or local board; • Personal matters about an identifiable individual, including municipal or local board employees; • A proposed or pending acquisition or disposition of land by the municipality or local board; • Litigation or potential litigation, including matters before administrative tribunals affecting the municipality or local board. CARRIED.

Rise from Committee of the Whole

9. Moved by: Mike CAMPBELL Seconded by: Maureen RALPH Resolved that the Committee of the Whole does now rise and Council reconvenes at 12:06 p.m. CARRIED.

Council observed a lunch break between 12:07 p.m. and 12:35 p.m.

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Staff Report #PW2017 - 09 re: Public Works Reporting

Public Works Manager Tom Lightfoot presented his Monthly Report to Council.

Staff Report #BIDC2017 – 02 re: Appoint Engineer (Facey Drain)

Building Inspector/ Drainage Coordinator Connor Occleston reviewed his report with Council regarding the appointment of an engineer for the Facey Drain project.

10. Moved by: Mike CAMPBELL Seconded by: Maureen RALPH Resolved that Council appoint Kenn Smart of K. Smart Associates Ltd. as engineer to prepare a survey plan and report on the petition for improvements to the Facey Drain in the areas of Lot 29, Concession 18 to Lot 31, Concession 17, in the Township of East Zorra-Tavistock. CARRIED.

Staff Report #CBO2017 - 05 re: Building Department Reporting

Chief Building Official John Scherer presented his Monthly Report to Council.

Staff Report #CBO2017 - 06 re: Building Permit Fee Review

Chief Building Official John Scherer presented his report to Council regarding the review of building permit fees.

11. Moved by: Jeremy SMITH Seconded by: Mike CAMPBELL Resolved that Council direct Staff to arrange for a public meeting, to be held May 3, 2017, as required by Article 1.9.1.2. – Division C of the Ontario Building Code, with regards to the proposed building permit fee increases. CARRIED.

Staff Report #FC2017 - 04 re: Fire Department Reporting

Fire Chief Scott Alexander presented his Monthly Report to Council.

Staff Report #BCO2017 - 04 re: By-law Compliance Reporting

Council reviewed the Monthly Report from By-law Compliance Officer Melanie Shiell.

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Staff Report #TR2017 – 08 re: Treasury Reporting

Treasurer Sean Hilderley presented his Monthly Report to Council.

Staff Report #CSM2017 - 07 re: Corporate Services Reporting

Corporate Services Manager Will Jaques presented his Monthly Report to Council.

Staff Report #CSM2017 - 08 re: Internet/ Telephone Voting Services

Corporate Services Manager Will Jaques reviewed his report with Council regarding the procurement of Internet/ Telephone voting services, for the 2018 municipal election.

12. Moved by: Jeremy SMITH Seconded by: Maureen RALPH Resolved that Council endorse Intelivote Systems Inc. for the provision of electronic and telephone voting services, for the 2018 Municipal Election. CARRIED.

By-laws: 1st & 2nd Reading

13. Moved by: Linda FULTON Seconded by: Mike ROUTLY Resolved that the following by-law be read a first and second time:

2017-14 – Authorize Internet/ Telephone Voting Methods CARRIED.

By-laws: 3rd & Final Reading

14. Moved by: Jeremy SMITH Seconded by: Shirley MCCALL HANLON Resolved that the following by-law be read a third and final time:

2017-14 – Authorize Internet/ Telephone Voting Methods

CARRIED.

Councillor ROUTLY left the meeting at 1:18 p.m.

Staff Report #CSM2017 - 09 re: Community Improvement Plan (CIP)

Corporate Services Manager Will Jaques reviewed his report with Council regarding the implementation of a Community Improvement Plan (CIP) for the Township, as well as the other rural Oxford County municipalities.

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15. Moved by: Mike CAMPBELL Seconded by: Jeremy SMITH Resolved that Council support proceeding with the proposed CIP as drafted, subject to input through the public process. And that Oxford County be requested to initiate the appropriate amendment to the Official Plan. And further that Staff be authorized and directed to proceed with the appropriate approval process for the draft CIP in accordance with the Planning Act. CARRIED.

Confirming By-law 16. Moved by: Shirley MCCALL HANLON Seconded by: Mike CAMPBELL Resolved that by-law #2017-15 being a by-law to confirm the proceedings of Council held Wednesday April 5, 2017 be read a first, second and third time this 5th day of April, 2017; And further that the Mayor and Clerk are hereby authorized to sign the same and affix the corporate seal thereto.

CARRIED.

Adjourn 17. Moved by: Linda FULTON Seconded by: Mike CAMPBELL Resolved that Council does now adjourn at 1:24 p.m.

CARRIED.

Will Jaques, Clerk Don McKay, Mayor

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The workshop is an excellent opportunity for landowners to talk with staff, look at displays and gather Informational handouts.

St. fvta.vys Ruraf LaV\dowV\er Workslt\op On March 21, the UTRCA hosted the annual Rural Landowner

Workshop in St. Marys at the Pyramid Recreation Centre. This was the twentieth year that such a workshop has been held. TI1ese workshops started off as strictly tree planting workshops but, in recent years, the agenda has been diversified to appeal to a wider audience. Over the years, we have moved the workshop around the watershed to make it convenient for landowners. St. Marys has always aumcted a very good crowd and this year was no exceplion, with over I 00 landowners in attendance.

This year's audience was treated to five very informative presentations on the fol lowing topics: • Characteristics of a Healthy Forest- UTRCA's Brenda

Gallagher described the succession of a natural ecosystem and how a forest evolves over time.

• Sustainable Woodlot Management· UTRCA's Jay Ebel spoke on the importance of managing woodlots in a sustainable manner. Jay covered aspects such as County Woodlands Conservation By-laws, fi nding a logging contractor, logging methods and planning for your woodlot's future.

• Shifting our Focus to Soil Health- Tyler Vollmershausen farms with his father and grandfather near Tnnerkip. In 2016, Vollmershausen Farms was named the Ontario Soil and Crop Improvement Association's "Soil Champion." Tyler spoke on how cover crops have improved their soil's health and productivity.

April2017

• Managing Runoff from Farm Buildings, Rooftops and Elevators· UTRCA's Al ison Regehr spoke on how to manage rainwater runoff from impervious surfaces, through methods such as rainwater harvesting, enhanced swales, soakaway pits, infiltration trenches and rain gardens.

• Best ManagemenL Practices (BMP) Fam1 Video Series -UTRCA's John Enright introduced this topic. In 2016, the UTRCA worked with nine local tiumers to create a series of short BMP videos. In these videos the farmers spoke about why they implemented their BMPs and their experiences in doing so. The BMPs include cover crops, windbreaks, bu·lfer strips, fi·agile land retirement and erosion control structures. The videos are posted at http:l/thamesriver.on.ca/landowoer-~rants-stewardsh ip/farm land-bmps

The evening workshop wrapped up around 9 pm with closing remarks and door prizes. Many in the audience stayed unti l almost I 0 pm to discuss projects with the presenters. Stay tuned for next year's workshop, coming to a community near you! Contact: John Enright, Forester

Let's Ciet PlaV\tiV\g! Spring is time for planting trees, and the UTRCA will plant

more than 60,000 trees over the next few weeks. The conservation authority has planted an estimated II mill ion trees over the past 70 years. Contact: John Enright, Forester

The hand planting crew started at the beginning of April.

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Paperwork time: new seasonal staff at the Fanshawe Conservation Area Orientation Day.

OpeVtiVt& SooVt: A CoVtsevvatioVt Area Near You!

Staff at Fanshawe, Pittock and Wildwood Conservation Areas (CAs) are taking advantage of the spring weather and getting ready for the parks to open for the season at 8 am on Friday, April 21. The past winter's lack of snow really helped staff get a head strut on preparing for the camping and day use season. Preparations include hiring and training all the amazing seasonal staff who ensure we have a great season and our visitors enjoy themselves. The UTRCA employs more than 70 full time and seasonal staff in the three CAs.

As in the past, CA Unit staff organized an Orientation Day for each park, on April7 (Fanshawe CA), April 13 (Wildwood CA) and April24 (Pittock CA). l11c new Fanshawe CA seasonal staff enjoyed meeting their supervisors and coworkers, as well as teaming about the park and the 'UTRCA. The day is also an opportunity to complete Human Resources paperwork, pa11icipate in the Health and Safety Orientatiou, meet the Workplace Health and Safety Committee representative, and begin job specific training.

UTRCA Directors are always welcome to attend the Orientation Days. Murray Blackie was in attendance at Fanshawe's and Nancy Manning and Marcus Ryan will be attending Wildwood's. Contacts: Steven Musclow, Sltperintendenl, FanshCfwe CA: Paul Switze1; Superintendent, Wildwood CA; Brent Verscheure, Superintendent, Pittock CA

Qrade 2 StudeVttS LearVt about River Safety

Community Education staff were in schools across the watershed from late Februa1y to the end ofMarch, delivering the River Safety program. This program is aimed at grade two students as research has shown they are at a vulnerable age for accidents near water. The program also ties in with the grade two science curriculum.

The program is timed to coincide with spring flooding and unpredictable river conditions. The students participate in four fun and interactive activities to build their understanding and

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A student at Anne Hathaway School shows his classmates the watershed puzzlepiece he was given - a water mill - so they cou ld figure out what It was and where It fit on the big puzzle to his left. (Photo credit: Galen Simmons, Stratford Beacon Herald)

knowledge of water safety. At the end of the program, they each receive a bookmark and an activity booklet as reminders on how to be safe near rivers, streams, and other bodies of water.

The many service and community groups throughout the watershed that sponsor the program enable us to deliver this in-class program ft·ee of charge. This year, staff visited nearly 100 classes, reaching more than 2000 students. Since the program began in 1998, more than 50,000 students have received the important river safety message. We wish to give a big thank you to all of the generous sponsors who continue to support the River Safety program, year after year. Contact: Mia King, Community Education Technician

Aerial drone photo of the harvester removing every other tree within the windbreak.

fv1ature WiVtdbreak ThiVtVtiVtg DeW\oVtStratioVt

Many windbreaks are approaching an age where thinning should be considered in order to maintain tree health and windbreak longevity. The UTRCA recently thinned two 30 year old, double row, Notway Spruce windbreaks at the Fraser Farm in Oxford County. Every other tree was removed from a single row within the windbreak, using a track harvester. This spacing was chosen to minimize stress on the remaining trees by avoiding potential wind damage or altering their envi ronment too quickly. The

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remaining trees will be monitored over the next few years lo measure growth patterns and observe how the gaps (where trees were removed) fi ll in.

This thinning project was a first for the UTRCA and will serve as a pilot project to evaluate the logistics of thinning and fi nancial options tor landowners. Funding for this project was provided by the Ontario Ministry of Agriculture Food and Rural Affairs as pa1t of the Canada-Ontario Agreement.

There are photos and a video of the project on the UTRCA's Flickr and YouTube channels. Contact: .Jay Ebel, Fores11y Technician

Soil sampling equipment used in the Medway Creek Priority Subwatershed study.

Soil Sa tN\pliV\g o.t /Vledwa~ Creek Fo.rtN\S

In fall20 16, soil samples were taken across fa1ms inlhe Medway Creek Priori ty Subwatershed. Steve Redmond, Precision Ag Specialist with Hcnsall District Co-op, sampled approximately half of the fields in the study area.

The study aims to assess the impact of agricultural best management practices (BMPs) on phosphorus levels in the headwaters of Medway Creek. The soil sampling was unde11aken to determine background phosphorus levels in the soils, which wi ll help the UTRCA monitor fult1re progress of BMPs in the watershed. This soil sampling wi ll also help to identi fY target areas for reducing nutrient loads into the creek.

UTRCt\statTand Steve Redmond conducted site visits with each landowner as a follow up to the fall sampling. These visits help build relationships, allow for data sharing and promote discussion on reducing nutrient losses from local farms. Con/act: Michael Funk, Agricultural Soil & Water Quality Technician

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From the March 30 Urban l eague meeting about reducing Phosphorus in the Thames: Tom Copeland, Division Manager, Wastewater and Drainage Engineering, City of London; Wes Kinghorn, President, Urban League of London; Sandy Levin, Diredor, Upper Thames River Conservation Aut hority (L to R).

Ph.osp/tl.orus PreseVtto.tioV\. UTRtA Board Member Sandy Levin recently invited staff

representatives to two Urban League of London meetings to discuss water qua li ty in the Thames River and London's Pollution Prevention Control Plan. Mark Snowsell, UTRCA Land Use Regulations Officer, attended lhe ·first event, called "Pints & Politics," to talk about these topics with Urban League members in an infonnal setting.

The second event was the regular monthly meeting ofthe Urban League at Grosvenor Lodge. Steve Sauder, UTRCA Marketing Specialist, gave a presentation called "The Thames: Heritage River and Phosphonts Source," and Tom Copeland, City of London's Division Manager, Wastewater and Drainage Engineering, spoke about d.1e City's Pollution Prevention Control Plan. The presentations were well received and members had many questions about the watershed from both rural and urban perspectives. Many thanks go to Sandy for organizing these sessions. Contact: Steve Saude1; Marketing Specialist

Wildwood Outdoor Sc/tl.ool Expo.Vtds fov t/tl.e 20:1.~/:1. 7 School Year

Wildwood Outdoor School is in its second year, giving students the chance to experience and leam within the same natural setting multiple times throughout the school year.

UTRCA Community Education staff lead students on engaging and interactive hikes to various areas in Wildwood CA with curriculum-linked activities connected to the season, while using their "animal senses" to observe and explore their stmoundings. The hikes encourage emergent and inquiry-based learning, such as st.t1dents discovering animal tracks in the snow and using clues to determine what and why they were there. Students also make connections between nature and the classroom, such as when a Kindergarten class brought their recently acquired knowledge of patterns out into the "dark forest" (a spruce plantat ion) and created a pattem using spruce cones they had gathered.

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Students getting up close and personal with Sycamore leaves.

This year, grade three students have been learning about differences over the season tht·ough observing a young tamarack tree. During a fa ll visit, the students learned to identi fY various trees. When the classes were brought lo the ye llow-needled tamarack, the slttdents used their knowledge to determine if the tamarack was a coni ferous or deciduous tree. When they visited the tamarack in the winter, the students noted that the needles had dropped, which is nonnal for a tamarack tree, but something unusual was also observed - some of the bark had been rubbed off. A quick investigation of the area found a clue: deer scat! Th is was an exciting example of a wildl ife-plant interaction. During the spring visit, students will once again visit the tamarack to sec how it has changed from the winter; hopefully, the tree has survived its injury!

In total, 22 classes are taking part in the Wildwood Outdoor School program, with more classes interested in participating for the 2017/18 school year. We hope that each visit holds surprise and wonder and also reminds students of earlier visits, awakening pleasant feelings and a curiosity for nature. Contact: Mia King, Community Education Technician

OV\tavio Soil Netwovk On March 23-24, UTRCA staff participated in the Ontario Soil

Network Leadership Course, which brought together farmers and extension staff from across southern Ontario. The goal was to increase leadership relating to soil health within the agricultural community. The two-day workshop was coordinated by the Rural Ontario fnstitute, with support from the Ontario Ministty of Agriculture Food and Rural Affairs,

Participants In the Ontario Soil Network Leadership Course.

The participants learned new leadership and communication skills from a variety of speakers, through group discussions, and from each other. Over the next I 0 months, farmers and staff have been challenged to share their soil health stories by organizing and participating in different learning opportunities, such as farm tours and group meetings.

This network-based workshop helped build new partnership oppornmities between farmers and extension staff to spread the message of soil health. Contact: Tatianna Lozier, Agricultural Soil & Water Technician

OV\ t/t\e AgeV\da The next UTRCA Board of Directors meeting will be April25,

2017. Agendas and approved board meeting minutes are posted at www.thamesriver.on.ca; click on "Publications." • Request for Capital 2017 (Deferred from March 20 17) • Request of Use of Capital Maintenance Reserve for

Microscope • Appointment of Brent Versehcurc as Officer Pursuant to

Section 28 of the Conservation Authorities Act • Administration and Enforcement- Section 28 • Quarterly Financial Repott Contact: Michelle Viglianti, Admim:1·trative Assi.1·tant

UPPER THAMES RIVER CONSERV~TION AUTHORITY

www.thamesriver.on.ca 519-451 -2800

Twitter @UTRCAmarketing Find us on Facebook!

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Report No: CASPO 2017-104 COMMUNITY PLANNING

Council Date: April 19, 2017 To: Mayor and Members of Township of East Zorra-Tavistock Council From: Adam Ager, Development Planner, Community Planning Application for Zone Change ZN 2-16-06: Joanne Christensen

REPORT HIGHLIGHTS The applicant proposes to rezone the subject lands to facilitate the severance of one lot for

residential purposes and retain a lot for similar use. Both the severed and retained lots resulting from Consent Application B16-41-2 are proposed to be rezoned from ‘Village Zone (V)’ to special V Zones to accommodate the development.

The related consent application is scheduled to be heard by the County Land Division Committee on May 4, 2017.

Planning staff are recommending that Council not approve the zone change application as

the proposal is not in keeping with the intent of the Official Plan with respect to infilling development within serviced villages.

DISCUSSION Background OWNER: Joanne Christensen 168 Blandford Street Innerkip ON N0J 1M0 AGENT: Ian Andres c/o Goodmans LLP 333 Bay Street Toronto ON M5H 2S7 LOCATION: The subject lands are described as Lot 23, west side of Blandford Street, Part Lot 23, east side of Coleman Street, Plan 35, in the Village of Innerkip. The lands are located at the northwest corner of Blandford Street and Balsam Street and are municipally known as 168 Blandford Street in Innerkip.

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Council Date: April 19, 2017

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COUNTY OF OXFORD OFFICIAL PLAN:

Schedule “C-3” Schedule “E-1” Schedule “E-3”

County of Oxford Settlement Strategy Plan Township of East-Zorra Tavistock Village of Innerkip Land Use Plan

Serviced Village Settlement Village Core

TOWNSHIP OF EAST ZORRA-TAVISTOCK ZONING BY-LAW NO. 2003-18: Existing Zoning: Village Zone (V)

Proposed Zoning: Special Village Zone (V-sp) – severed lot

Special Village Zone (V-sp) – retained lot PROPOSAL: This application was previously heard on November 16, 2016 and was deferred by Township Council. Since the deferral the applicants have provided the Township Chief Building Official (CBO) with an engineering report regarding the structural soundness of the accessory building in question. The CBO has commented that the report has been reviewed and he is satisfied that the building is capable of being used as a residential structure. However, the building will still need to comply with the Ontario Building Code provisions relating to the change of use from an accessory structure to a residential dwelling. The applicant has not amended the application respect to parking; no off-street parking is proposed to be provided for the severed lands. The subject application proposes to rezone the lots to be severed and retained by Consent Application B16-41-2 from ‘Village Zone (V)’ to ‘Special Village Zone (V-sp)’ to recognize a number of deficiencies that will result from the proposed severance. For Council’s information, the applicant has applied for consent to create a residential lot and retain a lot for similar use. The proposed lot to be severed will comprise an area of approximately 525 m2 (5,651 ft2) and contains a large accessory structure, 2 garden sheds and an in-ground swimming pool. The lot to be retained will cover an area of approximately 625 m2 (6,727 ft2) and contains an existing single detached dwelling and an attached garage. The applicant’s proposal indicated that the large accessory structure on the proposed severed parcel was originally constructed in the 1850s (estimated) and has since been converted to accommodate a residential dwelling. Current information provided by the applicant has not indicated when this conversion occurred, however, an application submitted for minor variance on the property in 2011 to reduce an interior side yard width to accommodate an attached garage refers to the structure as an accessory storage building. Township staff have indicated that no building permits have been issued to permit the conversion of the structure on the proposed severed lands for residential use. Surrounding uses are predominantly low density residential development. The Innerkip Public School is located to the northwest.

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Plate 1, Location Map & Existing Zoning, shows the location of the subject property and the existing zoning in the immediate vicinity. Plate 2, Close-up of Subject Property (2015 Air Photo), shows the location of the existing structures on the subject lands. Plate 3, Applicant’s Sketch, shows the dimensions of the proposed lots to be severed and retained, as well as the location of the existing buildings. Plate 4, Proposed Parking Configuration, recently submitted by the applicant, with the intent of satisfying the concerns of staff regarding the lack of any off-street parking spaces. Application Review 2014 PROVINCIAL POLICY STATEMENT: The 2014 Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Under Section 3 of the Planning Act, where a municipality is exercising its authority affecting a planning matter, such decisions shall be consistent with all policy statements issued under the Act. The policies of Section 1.1 state that sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for the planning period. Within settlement areas, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas. The policies of Section 1.1.3 state that settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. Section 1.1.3.3 states that planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. The policies of Section 1.1.3.6 state that new development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. Further, Section 1.4 - Housing, specifically Section 1.4.3, directs 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;

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

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Page 4 of 8

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.

OFFICIAL PLAN: The subject lands are located within the ‘Village Core’ designation according to the Village of Innerkip Land Use Plan (Schedule “E-3”), as contained in the County Official Plan. The Village Core within the Serviced Village represents a relatively compact area of predominantly commercial uses which have historically functioned as a downtown pedestrian shopping district. It is intended that the Village Core will continue to be the most intensive and dominant business area within the settlement serving both village residents and those within the wider rural area. Within the Village Core, the full range of retail, office, administrative and public utility uses, cultural, entertainment, recreational and institutional uses are permitted. Residential dwelling units, including Low and Medium Density development, accessory dwelling units within a non-residential use, bend and breakfast establishments, converted dwellings, social housing and special needs housing are also permitted in the Village Core where adequate servicing levels exist. Residential proposals will be evaluated in accordance with the policies of Section 6.2 – Residential Uses in Rural Settlements. Low density residential housing forms permitted in Serviced Villages include low-rise, low density housing forms consisting of single detached dwellings, semi-detached, duplexes, converted dwellings and street townhouses. Within low density residential 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 Official Plan defines ‘infill housing’ as the placement of new residential development into established built-up areas on vacant or underutilized sites. In order 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 consistent with the characteristics of existing development in the immediate area. In order that the street oriented infill projects are sensitive to the continuity of the existing residential streetscape, the Township Council and the County Land Division Committee will ensure that the proposal is consistent with the street frontage, setbacks, lot area and spacing of existing development within the immediate residential area. Further, all ‘infill’ proposals in serviced villages are subject to the following criteria:

Stormwater run-off from the proposal will be adequately controlled and will not negatively affect adjacent properties;

Adequate off-street parking and outdoor amenity areas will be provided; The location of vehicular access points, the likely impact of traffic generated by the

proposal on public streets and potential traffic impacts on pedestrian and vehicular safety and surrounding properties is acceptable;

Existing municipal services or private services and community facilities will be adequate to accommodate the proposed infill project;

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;

Page 20



Page 5 of 8

All infill proposals will be evaluated as to the environmental impacts and constraints associated with the proposed development in accordance with Section 3.2, as well as to the potential effect of the development on heritage resources (Section 3.2.7.5);

Compliance of the proposed development with the provisions of the Zoning By-Law of the Township and other municipal by-laws.

TOWNSHIP OF EAST ZORRA-TAVISTOCK ZONING BY-LAW: The subject property is currently zoned ‘Village Zone (V)’ according to the Township’s Zoning By-law. The ‘V’ zone provides a range of predominantly commercial uses which are intended to be established within the settlement area to serve both the village residents and those within the wider rural area. Single detached dwellings and converted dwellings are permitted residential uses within the ‘V’ zone. The applicant proposes to rezone the severed and retained lands to address a number of deficiencies that are listed in the table below. For Council’s information, the provisions regarding accessory structure setbacks included in the table are intended to address those buildings and structures other than the proposed converted frame barn. It should also be noted that the current lot area, depth and frontage provisions in the V Zone are premised on the historical requirement for private services. The V Zone does not include provisions for fully serviced (water and sewer) that have been adopted for residential zones within the serviced village. The proposed site specific zone change for the lot to be severed would:

recognize the location of an existing accessory structure, located in a front yard; recognize the height of an existing accessory structure, which at 4.4 m (14.4 ft) exceeds

the permitted 4 m (13.2 ft); recognize the existing rear and interior side yard setback for an accessory structure; reduce the vehicle parking space requirement from two (2) spaces to zero (0); permit the encroachment of an existing uncovered deck and access staircase into the

required rear and interior side yard; reduce the minimum required lot area for a single detached dwelling from 2,800 m2

(30,138.9 ft2) to 525 m2 (5,651 ft2); reduce the lot frontage requirement for a single detached dwelling from 35 m (114.8 ft) to

31 m (101.7 ft); reduce the lot depth requirement for a single detached dwelling from 50 m (164 ft) to 20 m

(65.6 ft); reduce the required front yard depth for a single detached dwelling from 9 m (29.5 ft) to

1.9 m (6.2 ft), and; reduce the required interior side yard width from 1.2 m (3.9 ft) to 1 m (3.3 ft);

The proposed site specific zone change for the lot to be retained would:

permit the encroachment of an existing uncovered front porch into the required front yard; permit the encroachment of an existing uncovered deck into the required exterior yard; reduce the minimum required lot area for a single detached dwelling from 2,800 m2

(30,138.9 ft2) to 625 m2 (6,727.4 ft2); reduce the lot frontage requirement for a single detached dwelling from 35 m (114.8 ft) to

20 m (65.6 ft);

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Page 6 of 8

reduce the lot depth requirement for a single detached dwelling from 50 m (164 ft) to 31 m 101.7 ft);

reduce the required front yard depth for a single detached dwelling from 9 m (29.5 ft) to 3.9 m (12.8 ft);

reduce the required exterior side yard width for a single detached dwelling from 9 m (29.5 ft) to 2.9 m (9.5 ft);

reduce the required interior side yard width for a single detached dwelling from 1.2 m (3.9 ft) to 0.58 m (1.9 ft), and;

reduce the required setback distance to the centerline of a County Road from 22 m (72.2 ft) to 11.3 m (37 ft).

AGENCY COMMENTS: This application was circulated to those agencies that were considered to have an interest in the proposal. The following comments were received for the subject application and the associated severance application (B16-41-2): The County of Oxford Public Works Department indicated that sanitary and water services were installed to the lot to be severed in 2009 and that the applicant will be responsible for the costs associated with connection to municipal services. The costs associated with the connection fees have been provided to the applicant. The Township of East-Zorra Tavistock Public Works Manager indicated that according to the applicant’s sketch, the only parking available for the severed lands is on the road right of way. Permanent off-street parking must be provided on the severed lands. The Township of East-Zorra Tavistock Chief Building Official indicated that the Township was not aware that the large existing accessory structure on the severed lands had been converted for residential purposes. The CBO had required a qualified designer must be retained to review the accessory structure and provide a compliance report for the proposed residential use. As a result the applicant had submitted an engineering report regarding the structural soundness of the building in question. The CBO has commented that the report has been reviewed and he is satisfied that the building is capable of being used as a residential structure. However, the building will still need to comply with the building codes related to the change of use and that development charges will be applicable. Additionally, the applicant is required to provide 2 off-street parking spaces to accommodate the proposed residential use. If the severance application is approved, the applicant will be to enter into a severance agreement with the Township and Drainage Assessment Reapportionment will be required. The County Public Health and Emergency Services Department indicated that they have no objection to the subject application as municipal services are available for connection.

Page 22



Page 7 of 8

PUBLIC CONSULTATION: Notice of public meeting regarding this application was originally circulated to surrounding property owners on October 27, 2016. At the time, no comments or concerns had been received from the public. Notice of public meeting regarding this application was re-circulated to surrounding property owners on March 30, 2017. At the time of writing this report, no comments or concerns had been received from the public. Planning Analysis The subject application proposes to rezone the lots to be severed and retained by Consent Application B16-41-2 from ‘Village Zone (V)’ to ‘Special Village Zone (V-sp)’ to recognize a number of deficiencies that have been identified as a result of the proposed severance. A review of the proposal with respect to the 2014 PPS indicates that the subject proposal promotes residential intensification and redevelopment and is also appears to be an efficient use of residentially-designated land and existing municipal services.

Staff have also reviewed the proposal with respect to the policies of the Official Plan regarding infilling development, as outlined previously in this report. Staff are of the opinion that the parcels proposed to be rezoned are generally appropriate with respect to the existing streetscape in the area and both the severed and retained lots are considered to be generally compatible with existing development with respect to street frontage, setbacks, lot area and spacing of buildings and structures.

While the proposed severed and retained lands are of smaller dimensions and area than most lots in the vicinity, staff are of the opinion that both parcels can be considered suitable with respect to the general character of the area. Staff’s opinion in this regard assumes that the large accessory structure located at the westerly end of the proposed severed lot can be successfully converted into a residential dwelling in accordance with the requirements of the Township’s Chief Building Official (CBO) or that a similar sized building can be constructed to replace it if required. At the time that this report was written, the building report requested by the CBO had been reviewed and it was confirmed that the building was able to be used as a residential structure.

However, notwithstanding the foregoing, staff are of the opinion that the proposed severed parcel does not adequately address the requirements of the Official Plan with respect to the provision of adequate off-street parking.

As previously indicated, the large accessory structure on the lands to be severed was originally constructed in the 1850’s and has the appearance of an historic barn. In more recent years, the building has been converted to a residential dwelling, apparently without the benefit of a building permit. The current residents of the converted barn have been parking in front of the building, adjacent to the road. Township staff have indicated that the parking area being used encroaches onto the Township’s road allowance, which is not compliant with the Zoning By-law. The Zoning By-law requires that a single detached dwelling must provide two off-street parking spaces. It is important that adequate off-street parking be provided as overnight winter parking is not permitted on public streets in the Township, including in Innerkip.

At the time of writing the original report, and with the intent of satisfying concerns identified by staff regarding the lack of off-street parking, the applicant provided Township staff with a proposal showing two parking spaces directly south of the pool on the proposed severed lands. This

Page 23



Page 8 of 8

proposal is attached as Plate 4. Staff reviewed the proposal and responded to the applicant indicating that the proposed location and parking space configuration were not practical in that it would be difficult to maneuver vehicles based on the configuration and the steep incline of the grade. Further, the proposed parking configuration would require additional relief to the parking provisions of the Township Zoning By-law. Table 5.18.3 – Location and Setback Requirements for Parking Areas requires parking areas to be setback 1.0m (3.3 ft) from the street line. The parking configuration proposed by the applicant would require that this setback be reduced from 1.0 m (3.3 ft) to 0.50 m (1.6 ft) due to the location the in-ground pool on the lot to be severed. At the time of writing this report, Township staff have not been in receipt of any further proposals from the applicant with respect to parking.

In light of the foregoing, Planning Staff are of the opinion that the applicant’s proposal should not be given favourable consideration. RECOMMENDATION

It is recommended that the Council of the Township of East Zorra-Tavistock not approve the Zone Change Application submitted by Joanne Christensen, whereby the lands described as Lot 23, west side of Blandford Street, Part Lot 23, east side of Coleman Street, Plan 35 (Village of Innerkip), Township of East Zorra-Tavistock, known municipally as 168 Blandford Street to rezone the subject lands from ‘Village Zone (V)’ to ‘Special Village Zone (V-sp)’. SIGNATURES Authored by: Original Signed by Adam Ager, Development Planner Approved for submission: Original Signed by Eric Gilbert, MCIP RPP, Senior Planner

Page 24

August 30, 2016

This map is a user generated static output from an Internet mapping site andis 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

630

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Property BoundaryAssessment BoundaryUnitRoadMunicipal Boundary

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Page 25

jhuffText BoxPlate 1: Location Map & Existing ZoningFile No.: B16-41-2; ZN 2-16-06: Joanne ChristensenLot 23, W/S of Blandford St. and Part of Lot 23, E/S of Coleman St., Plan 35, 168 Blandford Street, Innerkip

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November 9, 2016



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Page 26

jhuffText BoxPlate 2: Close-up of Subject Property with 2015 Air PhotoFile No.: B16-41-2; ZN 2-16-06: Joanne ChristensenLot 23, W/S of Blandford St. and Part of Lot 23, E/S of Coleman St., Plan 35, 168 Blandford Street, Innerkip

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Site Photographs File No: B16-41-2; ZN2-16-06: Joanne Christensen Lot 23, W/S of Blandford St. and Part of Lot 23, E/S of Coleman St., Plan 35, 168 Blandford Street, Innerkip

Lot to be Severed and Rezoned with Accessory Structure – Looking West from Balsam Street

Lot to be Retained and Rezoned with Single Detached Dwelling – Looking East from Balsam Street

Page 29

Report No: CASPO 2016-265 COMMUNITY AND STRATEGIC PLANNING

Council Date: November 16, 2016 To: Mayor and Members of Township of East Zorra-Tavistock Council From: Christie Basalle, Development Planner, Community and Strategic Planning Application for Zone Change ZN2-16-06: Joanne Christensen REPORT HIGHLIGHTS • The applicant proposes to rezone the subject lands to facilitate the severance of one lot for

residential purposes and retain a lot for similar use. Both the severed and retained lots resulting from Consent Application B16-41-2 are proposed to be rezoned from ‘Village Zone (V)’ to special V Zones to accommodate the development.

• The related consent application is scheduled to be heard by the County Land Division Committee on December 1, 2016.

• Planning staff are recommending that Council not approve the zone change application as

the proposal is not in keeping with the intent of the Official Plan with respect to infilling development.

DISCUSSION Background OWNER: Joanne Christensen 168 Blandford Street Innerkip ON N0J 1M0 AGENT: Ian Andres c/o Goodmans LLP 333 Bay Street Toronto ON M5H 2S7 LOCATION: The subject lands are described as Lot 23, west side of Blandford Street, Part Lot 23, east side of Coleman Street, Plan 35, in the Village of Innerkip. The lands are located at the northwest corner of Blandford Street and Balsam Street and are municipally known as 168 Blandford Street in Innerkip.

Page 30

COUNTY OF OXFORD OFFICIAL PLAN: Schedule “C-3” Schedule “E-1” Schedule “E-3”

County of Oxford Settlement Strategy Plan Township of East-Zorra Tavistock Village of Innerkip Land Use Plan

Serviced Village Settlement Village Core

TOWNSHIP OF EAST ZORRA-TAVISTOCK ZONING BY-LAW NO. 2003-18: Existing Zoning: Village Zone (V)

Proposed Zoning: Special Village Zone (V-sp) – severed lot

Special Village Zone (V-sp) – retained lot PROPOSAL: The subject application proposes to rezone the lots to be severed and retained by Consent Application B16-41-2 from ‘Village Zone (V)’ to ‘Special Village Zone (V-sp)’ to recognize a number of deficiencies that will result from the proposed severance. For Council’s information, the applicant has applied for consent to create a residential lot and retain a lot for similar use. The proposed lot to be severed will comprise an area of approximately 525 m2 (5,651 ft2) and contains a large accessory structure, 2 garden sheds and an in-ground swimming pool. The lot to be retained will cover an area of approximately 625 m2 (6,727 ft2) and contains an existing single detached dwelling and an attached garage. The applicant’s proposal indicated that the large accessory structure on the proposed severed parcel was originally constructed in the 1850s (estimated) and has since been converted to accommodate a residential dwelling. Current information provided by the applicant has not indicated when this conversion occurred, however, an application submitted for minor variance on the property in 2011 to reduce an interior side yard width to accommodate an attached garage refers to the structure as an accessory storage building. Township staff have indicated that no building permits have been issued to permit the conversion of the structure on the proposed severed lands for residential use. Surrounding uses are predominantly low density residential development. The Innerkip Public School is located to the northwest. Plate 1, Location Map & Existing Zoning, shows the location of the subject property and the existing zoning in the immediate vicinity. Plate 2, Close-up of Subject Property (2015 Air Photo), shows the location of the existing structures on the subject lands. Plate 3, Applicant’s Sketch, shows the dimensions of the proposed lots to be severed and retained, as well as the location of the existing buildings.

Page 31

Plate 4, Proposed Parking Configuration, recently submitted by the applicant, with the intent of satisfying the concerns of staff regarding the lack of any off-street parking spaces. Application Review 2014 PROVINCIAL POLICY STATEMENT: The 2014 Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. Under Section 3 of the Planning Act, where a municipality is exercising its authority affecting a planning matter, such decisions shall be consistent with all policy statements issued under the Act. The policies of Section 1.1 state that sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for the planning period. Within settlement areas, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas. The policies of Section 1.1.3 state that settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted. Section 1.1.3.3 states that planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. The policies of Section 1.1.3.6 state that new development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. Further, Section 1.4 - Housing, specifically Section 1.4.3, directs 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;

• 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.

OFFICIAL PLAN: The subject lands are located within the ‘Village Core’ designation according to the Village of Innerkip Land Use Plan (Schedule “E-3”), as contained in the County Official Plan. The Village Core within the Serviced Village represents a relatively compact area of predominantly

Page 32

commercial uses which have historically functioned as a downtown pedestrian shopping district. It is intended that the Village Core will continue to be the most intensive and dominant business area within the settlement serving both village residents and those within the wider rural area. Within the Village Core, the full range of retail, office, administrative and public utility uses, cultural, entertainment, recreational and institutional uses are permitted. Residential dwelling units, including Low and Medium Density development, accessory dwelling units within a non-residential use, bend and breakfast establishments, converted dwellings, social housing and special needs housing are also permitted in the Village Core where adequate servicing levels exist. Residential proposals will be evaluated in accordance with the policies of Section 6.2 – Residential Uses in Rural Settlements. Low density residential housing forms permitted in Serviced Villages include low-rise, low density housing forms consisting of single detached dwellings, semi-detached, duplexes, converted dwellings and street townhouses. Within low density residential 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 Official Plan defines ‘infill housing’ as the placement of new residential development into established built-up areas on vacant or underutilized sites. In order 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 consistent with the characteristics of existing development in the immediate area. In order that the street oriented infill projects are sensitive to the continuity of the existing residential streetscape, the Township Council and the County Land Division Committee will ensure that the proposal is consistent with the street frontage, setbacks, lot area and spacing of existing development within the immediate residential area. Further, all ‘infill’ proposals in serviced villages are subject to the following criteria:

• Stormwater run-off from the proposal will be adequately controlled and will not negatively affect adjacent properties;

• Adequate off-street parking and outdoor amenity areas will be provided; • The location of vehicular access points, the likely impact of traffic generated by the

proposal on public streets and potential traffic impacts on pedestrian and vehicular safety and surrounding properties is acceptable;

• Existing municipal services or private services and community facilities will be adequate to accommodate the proposed infill project;

• 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;

• All infill proposals will be evaluated as to the environmental impacts and constraints associated with the proposed development in accordance with Section 3.2, as well as to the potential effect of the development on heritage resources (Section 3.2.7.5);

• Compliance of the proposed development with the provisions of the Zoning By-Law of the Township and other municipal by-laws.

Page 33

TOWNSHIP OF EAST ZORRA-TAVISTOCK ZONING BY-LAW: The subject property is currently zoned ‘Village Zone (V)’ according to the Township’s Zoning By-law. The ‘V’ zone provides a range of predominantly commercial uses which are intended to be established within the settlement area to serve both the village residents and those within the wider rural area. Single detached dwellings and converted dwellings are permitted residential uses within the ‘V’ zone. The applicant proposes to rezone the severed and retained lands to address a number of deficiencies that are listed in the table below. For Council’s information, the provisions regarding accessory structure setbacks included in the table are intended to address those buildings and structures other than the proposed converted frame barn. It should also be noted that the current lot area, depth and frontage provisions in the V Zone are premised on the historical requirement for private services. The V Zone does not include provisions for fully serviced (water and sewer) that have been adopted for residential zones within the serviced village.

Proposed Zoning Provision Required Severed Retained

5.1.1.3 – Permitted location for accessory structure

Any yard other than a required front yard or exterior side yard

Garden shed in front yard

5.1.1.3 – Side yard setback for an accessory structure

1.2 m (3.9 ft) nil

5.1.1.3 – Rear yard setback for an accessory structure

1.2 m (3.9 ft) nil

5.18.2.1 – Parking for a single detached dwelling

2 per dwelling unit 0

5.30.1 – Permitted projections into required yards for steps and balcony

1 m (3.3 ft) nil

5.30.1 – Minimum setback between projection and lot line

5 m (16.4 ft) – front yard

1.38 m (4.5 ft)

5.30.1 – Yard in which projection of an uncovered deck is permitted

Front, rear, interior side yard

1.82 m (5.97 ft) from lot line - Exterior side yard

15.2 – Minimum Lot Area 2,800 m2 (30,140 ft2) 525 m2 (5,651 ft2) 625 m2 (6,727.4 ft2) 15.2 – Minimum Lot Frontage

35 m (114.8 ft) 31 m (101.7 ft) 20 m (65.6 ft)

15.2 – Minimum Lot Depth 50 m (164 ft) 20 m (65.6 ft) 31 m (101.7 ft) 15.2 – Minimum Front Yard Depth

9 m (29.5 ft) 1.9 m (6.2 ft) 3.9 m (12.8 ft)

15.2 – Minimum Exterior Side Yard Width

9 m (29.5 ft) 2.9 m (9.5 ft)

15.2 – Minimum Interior Side Yard Width

1.2 m (3.9 ft) 1 m (3.3 ft) 0.58 m (1.9 ft)

15.2 – Minimum distance from Centreline of a County Road

22 m (72.2 ft) 11.3 m (37 ft)

Page 34

AGENCY COMMENTS: This application was circulated to those agencies that were considered to have an interest in the proposal. The following comments were received for the subject application and the associated severance application (B16-41-2): The County of Oxford Public Works Department indicated that sanitary and water services were installed to the lot to be severed in 2009 and that the applicant will be responsible for the costs associated with connection to municipal services. The costs associated with the connection fees have been provided to the applicant. The Township of East-Zorra Tavistock Public Works Manager indicated that according to the applicant’s sketch, the only parking available for the severed lands is on the road right of way. Permanent off-street parking must be provided on the severed lands. The Township of East-Zorra Tavistock Chief Building Official indicated that the Township was not aware that the large existing accessory structure on the severed lands had been converted for residential purposes and that a qualified designer must be retained to review the accessory structure and provide a compliance report for the proposed residential use. If the accessory structure is converted and brought up to Building code standards, development charges will be applicable. Additionally, the applicant is required to provide 2 off-street parking spaces to accommodate the proposed residential use. If the severance application is approved, the applicant will be to enter into a severance agreement with the Township and Drainage Assessment Reapportionment will be required. The County Public Health and Emergency Services Department indicated that they have no objection to the subject application as municipal services are available for connection. PUBLIC CONSULTATION: Notice of public meeting regarding this application was circulated to surrounding property owners on October 27, 2016. At the time this report was written, no comments or concerns had been received from the public. Planning Analysis The subject application proposes to rezone the lots to be severed and retained by Consent Application B16-41-2 from ‘Village Zone (V)’ to ‘Special Village Zone (V-sp)’ to recognize a number of deficiencies that have been identified as a result of the proposed severance. A review of the proposal with respect to the 2014 PPS indicates that the subject proposal promotes residential intensification and redevelopment and is also appears to be an efficient use of residentially-designated land and existing municipal services.

Staff have also reviewed the proposal with respect to the policies of the Official Plan regarding infilling development, as outlined previously in this report. Staff are of the opinion that the parcels proposed to be rezoned are generally appropriate with respect to the existing streetscape in the area and both the severed and retained lots are considered to be generally

Page 35

compatible with existing development with respect to street frontage, setbacks, lot area and spacing of buildings and structures.

While the proposed severed and retained lands are of smaller dimensions and area than most lots in the vicinity, staff are of the opinion that both parcels can be considered suitable with respect to the general character of the area. Staff’s opinion in this regard assumes that the large accessory structure located at the westerly end of the proposed severed lot can be successfully converted into a residential dwelling in accordance with the requirements of the Township’s Chief Building Official (CBO) or that a similar sized building can be constructed to replace it if required. At the time that this report was written, the building report requested by the CBO had not been submitted.

However, notwithstanding the foregoing, staff are of the opinion that the proposed severed parcel does not adequately address the requirements of the Official Plan with respect to the provision of adequate off-street parking.

As previously indicated, the large accessory structure on the lands to be severed was originally constructed in the 1850’s and has the appearance of an historic barn. In more recent years, the building has been converted to a residential dwelling, apparently without the benefit of a building permit. The current residents of the converted barn have been parking in front of the building, adjacent to the road. Township staff have indicated that the parking area being used encroaches onto the Township’s road allowance, which is not compliant with the Zoning By-law. The Zoning By-law requires that a single detached dwelling must provide two off-street parking spaces. It is important that adequate off-street parking be provided as overnight winter parking is not permitted on public streets in the Township, including in Innerkip.

At the time of writing this report, and with the intent of satisfying concerns noted by staff regarding the lack of off-street parking, the applicant provided Township staff with a proposal showing two parking spaces directly south of the pool on the proposed severed lands. This proposal is attached as Plate 4. Staff reviewed the proposal and responded to the applicant indicating that the proposed location and parking space configuration were not practical in that it would be difficult to maneuver vehicles based on the configuration and the steep incline of the grade. Further, the proposed parking configuration would require additional relief to the parking provisions of the Township Zoning By-law. Table 5.18.3 – Location and Setback Requirements for Parking Areas requires parking areas to be setback 1.0m (3.3 ft) from the street line. The parking configuration proposed by the applicant would require that this setback be reduced from 1.0 m (3.3 ft) to 0.50 m (1.6 ft) due to the location the in-ground pool on the lot to be severed.

In light of the foregoing, Planning Staff are of the opinion that the applicant’s proposal should not be given favourable consideration.

RECOMMENDATION

It is recommended that the Council of the Township of East Zorra-Tavistock not approve the Zone Change Application submitted by Joanne Christensen, whereby the lands described as Lot 23, west side of Blandford Street, Part Lot 23, east side of Coleman Street, Plan 35 (Village of Innerkip), Township of East Zorra-Tavistock, known municipally as 168 Blandford Street to rezone the subject lands from ‘Village Zone (V)’ to ‘Special Village Zone (V-sp)’.

Page 36

SIGNATURES Authored by: “original signed by:” Christie Basalle, Development Planner Approved for submission: “original signed by:” Gordon K. Hough, RPP, Director

Page 37

August 30, 2016



Legend

630

Notes


31 Meters

Road LabelsParcel Lines

Property BoundaryAssessment BoundaryUnitRoadMunicipal Boundary

Environmental Protection/Flood Overlay

Flood FringeFloodwayEnvironmental Protection (EP1)Environmental Protection (EP2)

Zoning Floodlines/Regulation Limit

100 Year Flood Line30 Metre SetbackConservation Authority Regulation LimitRegulatory Flood And Fill Lines

Zoning (Displays 1:16000 to 1:500)

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Page 38

jhuffText BoxPlate 1: Location Map & Existing ZoningFile No.: B16-41-2; ZN 2-16-06: Joanne ChristensenLot 23, W/S of Blandford St. and Part of Lot 23, E/S of Coleman St., Plan 35, 168 Blandford Street, Innerkip

hstclairPolygon

hstclairPolygon

hstclairLine

hstclairText BoxLot to be Retained & Rezoned

hstclairLine

hstclairText BoxLot to be Severed & Rezoned

hstclairText BoxBlandford Street

hstclairText BoxColeman Street

hstclairText BoxBalsam Street

November 9, 2016



Legend

260

Notes


13 Meters

Parcel LinesProperty BoundaryAssessment BoundaryUnitRoadMunicipal Boundary

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0

Page 39

jhuffText BoxPlate 2: Close-up of Subject Property with 2015 Air PhotoFile No.: B16-41-2; ZN 2-16-06: Joanne ChristensenLot 23, W/S of Blandford St. and Part of Lot 23, E/S of Coleman St., Plan 35, 168 Blandford Street, Innerkip

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cbasalleText BoxLot to be Severed & Rezoned

cbasalleText BoxLot to be Retained & Rezoned

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cbasalleText BoxBlandford Street

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Lot to be Severed and Rezoned with Accessory Structure – Looking West from Balsam Street

Lot to be Retained and Rezoned with Single Detached Dwelling – Looking East from Balsam Street

Page 42

#6.a

Placeholder page for Agenda Item 6.a – Conferences & Seminars

Page 43

#6.b

Placeholder page for Agenda Item 6.b - County Council – Update & Questions

Page 44

#6.c

Placeholder page for Agenda Item 6.c – Staff Reports and Questions for Staff

Page 45

THE CORPORATION OF THE

TOWNSHIP OF EAST ZORRA-TAVISTOCK

COUNTY OF OXFORD

BY-LAW #2017-16

Being a By-Law to amend Zoning By-Law Number 2003-18, as amended. WHEREAS the Municipal Council of the Corporation of the Township of East Zorra-Tavistock deems it advisable to amend By-Law Number 2003-18, as amended. THEREFORE, the Municipal Council of the Corporation of the Township of East Zorra-Tavistock, enacts as follows: 1. That Schedule "A" to By-Law Number 2003-18, as amended, is hereby amended

by changing to “RE” the zone symbol of the lands so designated “RE” on Schedule “A” attached hereto.

2. This By-Law comes into force in accordance with Sections 34(21) and (30) of

the Planning Act, R.S.O. 1990, as amended. READ a first and second time this 19th day of April, 2017. READ a third time and finally passed this 19th day of April, 2017.

Don McKay - Mayor

Will Jaques - Clerk

Page 46

wjaquesText Box#7.a

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BRAEMAR SIDEROAD

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SCHEDULE "A"PART OF LOT 16, CONCESSION 17 (EAST ZORRA)

EAST ZORRA-TAVISTOCK

AREA OF ZONE CHANGE TO RENOTE: ALL DIMENSIONS IN METRES

THIS IS SCHEDULE "A"

MAYOR

CLERK-ADMINISTRATOR

TO BY-LAW No. ________________, PASSEDTHE __________ DAY OF ____________, 2017

TO BY-LAW No. ©8.5 0 8.5 17 25.54.25

METRES

Page 47

wjaquesTypewritten Text2017-16



wjaquesTypewritten Text2017-16



wjaquesTypewritten Text19



wjaquesTypewritten TextApril





16th L

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17th L

INE17T

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TOWNSHIP ROAD 10

BRAEMAR SIDERD

Thames RiverSouth Branch

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EAST ZORRA-TAVISTOCK

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KEY MAP

LANDS TO WHICH BYLAW ____________ APPLIES

©250 0 250 500 750125

METRES

Page 48

wjaquesTypewritten Text#2017-16






ZN2-16-07 TOWNSHIP OF EAST ZORRA-TAVISTOCK BY-LAW #2017-16 EXPLANATORY NOTE The purpose of By-Law #2017-16 is to rezone the property consisting of Part Lot 16, Concession 17, Township of East Zorra-Tavistock, municipally known as 695950 17th Line, from “General Agricultural Zone (A2)” to “Residential Existing Zone (RE)” to implement the decision of the Oxford County Land Division Committee concerning an application for consent (B16-50-2). The proposed rezoning to permit the severance of agricultural lands and to recognize the use of the severed lot for rural residential purposes. The Township of East Zorra-Tavistock, after conducting the public hearing necessary to consider the application, adopted the amending By-law #2017-16. The public hearing was held on February 1, 2017. Will Jaques, Clerk Township of East Zorra-Tavistock

90 Loveys Street, Hickson, ON, N0J 1L0 Telephone: 519-462-2697

File: ZN2-16-07 (Cowing) Report No: 2017-27

Page 49

THE CORPORATION OF THE TOWNSHIP OF EAST ZORRA-TAVISTOCK COUNTY OF OXFORD BY-LAW # 2017 - 17

Being a by-law to confirm all actions and proceedings of the Council. NOW THEREFORE THE COUNCIL OF THE TOWNSHIP OF EAST ZORRA-TAVISTOCK ENACTS AS FOLLOWS: All actions and proceedings of the Council taken at its meeting held on the 19th day of April, 2017 except those taken by By-law and those required by law to be done by resolution are hereby sanctioned, ratified and confirmed as though set out herein provided, however, that any member of this Council who has dissented from any action or proceeding or has abstained from discussion and voting thereon shall be deemed to have dissented or abstained, as the case may be, in respect of this By-law as it applies to such action or proceeding. READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 19th DAY OF APRIL, 2017.

_____ Don McKay, Mayor

seal

_____

Will Jaques, Clerk

Page 50

wjaquesText Box#10

0 April 19, 2017 Council Agenda1 Call to Order2 Agenda Approval3 Pecuniary Interest4.a April 5, 2017 Council Minutes4.b UTRCA April 2017 FYI5.a ZBA Application 2-16-06 (Joanne Christensen)6.a Placeholder Page for Conferences & Seminars6.b Placeholder Page for County Council6.c Placeholder Page for Staff Reports & Questions7.a By-law 2017-16 - ZBA 2-16-07 (Cowing)10. By-law 2017-17 - Confirming

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