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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
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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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3.
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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COUNCIL MEETING OF WEDNESDAY APRIL 5, 2017 CONTINUED Page
296
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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COUNCIL MEETING OF WEDNESDAY APRIL 5, 2017 CONTINUED Page
297
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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COUNCIL MEETING OF WEDNESDAY APRIL 5, 2017 CONTINUED Page
298
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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COUNCIL MEETING OF WEDNESDAY APRIL 5, 2017 CONTINUED Page
299
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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COUNCIL MEETING OF WEDNESDAY APRIL 5, 2017 CONTINUED Page
300
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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COUNCIL MEETING OF WEDNESDAY APRIL 5, 2017 CONTINUED Page
301
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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Report No: CASPO 2017-104 COMMUNITY PLANNING
Council Date: April 19, 2017
Page 2 of 8
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.
Page 18
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Report No: CASPO 2017-104 COMMUNITY PLANNING
Council Date: April 19, 2017
Page 3 of 8
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
Page 19
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Report No: CASPO 2017-104 COMMUNITY PLANNING
Council Date: April 19, 2017
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
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Report No: CASPO 2017-104 COMMUNITY PLANNING
Council Date: April 19, 2017
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);
Page 21
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Report No: CASPO 2017-104 COMMUNITY PLANNING
Council Date: April 19, 2017
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
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Report No: CASPO 2017-104 COMMUNITY PLANNING
Council Date: April 19, 2017
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
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Report No: CASPO 2017-104 COMMUNITY PLANNING
Council Date: April 19, 2017
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
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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
Notes
NAD_1983_UTM_Zone_17N
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)
ta.~rdCount~ ~· growing stronger. .. together ............
a
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0
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
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
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
260
Notes
NAD_1983_UTM_Zone_17N
13 Meters
Parcel LinesProperty BoundaryAssessment
BoundaryUnitRoadMunicipal Boundary
ta.~rdCount~ ~· growing stronger. .. together
0
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
cbasallePolygon
cbasallePolygon
cbasalleText BoxLot to be Severed & Rezoned
cbasalleText BoxLot to be Retained & Rezoned
cbasalleLine
cbasalleLine
cbasalleText BoxBalsam Street
cbasalleText BoxBlandford Street
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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
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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
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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: 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
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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
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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
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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
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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
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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
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SIGNATURES Authored by: “original signed by:” Christie Basalle,
Development Planner Approved for submission: “original signed by:”
Gordon K. Hough, RPP, Director
Page 37
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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
Notes
NAD_1983_UTM_Zone_17N
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)
ta.~rdCount~ ~· growing stronger. .. together ............
a
;~
0
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
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
260
Notes
NAD_1983_UTM_Zone_17N
13 Meters
Parcel LinesProperty BoundaryAssessment
BoundaryUnitRoadMunicipal Boundary
ta.~rdCount~ ~· growing stronger. .. together
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
cbasallePolygon
cbasallePolygon
cbasalleText BoxLot to be Severed & Rezoned
cbasalleText BoxLot to be Retained & Rezoned
cbasalleLine
cbasalleLine
cbasalleText BoxBalsam Street
cbasalleText BoxBlandford Street
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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 42
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#6.a
Placeholder page for Agenda Item 6.a – Conferences &
Seminars
Page 43
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#6.b
Placeholder page for Agenda Item 6.b - County Council – Update
& Questions
Page 44
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#6.c
Placeholder page for Agenda Item 6.c – Staff Reports and
Questions for Staff
Page 45
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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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124.05
27.13
BRAEMAR SIDEROAD
S.W. ANGLELOT 16, CON. 17
PART 141R-3638
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. 5
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17th L
INE
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 Text
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wjaquesTypewritten Text2017-16
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wjaquesTypewritten Text
wjaquesTypewritten Text19
wjaquesTypewritten Text
wjaquesTypewritten Text
wjaquesTypewritten TextApril
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-
16th L
INE
17th L
INE17T
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RD
TOWNSHIP ROAD 10
BRAEMAR SIDERD
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EAST ZORRA-TAVISTOCK
BLANDFORD-BLENHEIM
KEY MAP
LANDS TO WHICH BYLAW ____________ APPLIES
©250 0 250 500 750125
METRES
Page 48
wjaquesTypewritten Text#2017-16
wjaquesTypewritten Text
wjaquesTypewritten Text
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wjaquesTypewritten Text
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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
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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