This week at Tecumseh Town Council, a public meeting will be hosted as a statutory public meeting under the Planning Act to discuss a proposed land development project at the former Victoria School site. The full agenda can be found here.
The public meeting is to hear public comment on the applications for an Official Plan and Zoning By-law amendments for a proposed residential condominium development on a parcel of land located at 12433 Dillon Drive.
The application for the proposed Official Plan amendment is requesting a redesignation of the parcel of land from "Community Facility" to "Residential" to accommodate the proposed development.
The associated proposed Zoning By-law amendment is requesting to change the zoning from "Community Facility Zone" and "Residential Zone 1 (R1 )" to a site specific "Residential Zone 3 (R3-16)". The proposed R3-16 zone would permit the proposed residential uses and establish various site specific zone provisions. In addition, the proposed rezoning would add a definition for the term "stacked townhouse dwelling unit" to the definitions section of Tecumseh Zoning By-law 1746.
To application can be described as follows:
Area of site: 2.29 hectare (5.66 acre) parcel of land situated on the south side of Dillon Drive, approximately 40 metres east of its intersection with St. Pierre Street (12433 Dillon Drive). The proposed development comprises the lands upon which the former Victoria Public Elementary School was situated, along with the former undeveloped McColl Street right-of-way (“the subject land”).
The applicant is proposing a 63-unit residential condominium development consisting of five, two-storey townhouse dwellings totalling 23 units and two, three-storey stacked townhouse dwellings totalling 40 units.
The proposed development includes a driveway access onto Dillon Drive, a 0.12 hectare (0.29 acre) park area along Dillon Drive that is proposed to be conveyed to the Town as municipal parkland and an approximate 0.19-hectare (0.46 acre) stormwater management area that will abut the proposed municipal park. The stormwater management area is proposed to be designed as a facility that is complementary to the abutting parkland amenities.
Changes proposed from previous iteration include:
- the rear yard width of the townhouses proposed for the southerly property line has been increased from 10 metres to 14.1 metres in order to provide additional area to retain the existing mature trees located along the southerly lot line;
- the previously proposed six-unit townhouse building located along the southerly property line has been separated into two, three-unit townhouse buildings, one of which has been relocated along the westerly property line;
- the northern-most proposed three-storey stacked townhouse has been shifted 1.65 metres to the north as a result of the increased rear yard width noted above;
- the easterly row of parking which serves the stacked townhouses is now proposed to be enclosed within a one-storey parking garage finished in an architectural style to match the proposed buildings; and
- the total number of parking spaces have been revised from 152 to 144.
3 4-unit townhouses are proposed for the west portion of the property. 2 3-unit townhouses are proposed for the southwest portion of the property. Covered parking is proposed for the central-east portion of the property. A 24-unit stacked townhouse is proposed for the central portion of the property. A 16-unit stacked townhouse is proposed to be set behind the parkland and stormwater retention pond proposed along Dillon Drive. The layout can be seen here. The architectural appearance is noted in Appendices 5B to 5F listed below.
Delegations will include:
1. Casey Kulchycki, Senior Planner, and John Krpan, Engineer, Zelinka Priamo Ltd; David Ublansky, President, Briday Victoria Development Corporation
2. Ann Dugal, Resident
3. Martha and James Vendrasco, Residents
4. Tamra Teno, Resident
5. Connor Teno, Resident
6. Brady Boghean, Resident
7. Tony Teno, Resident
8. Mike Huczel, Resident
9. Ann Marie Huczel, Resident
10. Barbara Cole, Resident
11. Aranka Hawken, Resident
12. Michael Brennan, Resident
13. Christopher Toldo, Royal LePage Binder Real Estate
14. Ron and Lori McConnell, Residents
15. Scott Innocente, Resident
16. Richard Rivard, Resident
17. Ryan Hill, Resident
18. Mark Mrkalj. Resident
19. Mark Lukaniuk, Resident
- Notice of Public Meeting
- Email from Ann Dugal dated March 16, 2021
- Email from Martha and James Vendrasco dated March 23, 2021 Re: 12433 Dillon Drive
- Tamra Teno dated March 17, 2021 Re: Planning Report, Proposed Briday Housing Development by Stormy Samways Planning LTD., on behalf of Tarma and Tony Teno
- Letter from Tamra Teno dated March 23, 2021 Re: 12433 Dillon Drive - Proposed Briday Residential Development
- Email from John and Barb Cole dated March 22, 2021 Re: Briday Proposal of Dillon Property
- Email from Lori and and Ron McConnell dated March 24, 2021 Re Proposed Victoria School Development
- Letter from Mark Lukaniuk dated March 25, 2021 Re: former Briday Victoria School Property
- Letter from Dan Cecile dated March 16, 2021 Re: Opposition to Dillon Drive Development
- Letter from Lucy Pereira dated March 16, 2021 Re: Opposition to development at 12433 Dillon Drive
- Email from Mike and Renee McCann dated March 19, 2021 Re: Victoria School Development
- Email from Dianna and Stuart Caverhill dated March 22, 2021 Re: Rezoning of Old Victoria School Property
- Email from Miguel Fontecha dated March 22, 2021
- Email from James dated March 25, 2021 Re: Development on Old St. Victoria School Site
- Email from Rick Bradd dated March 23, 2021 Re: Old Victoria School Property
- Email from Denise St. Louis dated March 24, 2021 Re: Old Victoria School Property Development
- PBS-2021-12 Briday Developments, South Side Dillon Drive, Public Meeting No. 2 Report(1).pdf
- PBS-2021-12 Attachment 1 – Subject Property Map.pdf
- PBS-2021-12 Attachment 2 - Surrounding Land Uses with Site Plan Overlay.pdf
- PBS-2021-12 Attachment 3 – Proposal Presented at November 2018 PIC.pdf
- PBS-2021-12 Attachment 4 - Original Site Plan.pdf
- PBS-2021-12 Attachment 5A - Revised Site Plan.pdf
- PBS-2021-12 Attachment 5B - Architectural Elevation Renderings 1.pdf
- PBS-2021-12 Attachment 5C - Architectural Elevation Renderings 2.pdf
- PBS-2021-12 Attachment 5D - Architectural Elevation Renderings 3.pdf
- PBS-2021-12 Attachment 5E - Architectural Elevation Renderings 4.pdf
- PBS-2021-12 Attachment 5F - Architectural Elevation Renderings 5.pdf
- PBS-2021-12 Attachment 6 - Applicant's Addendum to Planning Justification Report, Dec. 2020.pdf
- PBS-2021-12 Attachment 7 - Applicant's Revised TIS, March 2021 and Response Matrix.pdf
- PBS-2021-12 Attachment 8 - Applicant's Design Brief, January 2020 and Response Matrix.pdf
- PBS-2021-12 Attachment 9 - Applicant's Tree Assessment Report, November 2019.pdf
- PBS-2021-12 Attachment 10 - Cross Sections.pdf
I can be reached at (226) 773-1910 or [email protected] to discuss the above. I have also relayed neighbourhood concerns to the proponent and he is very much open to discussing with residents regarding the vision he has for the property. If you wish for me to facilitate this, please let me know.
Town Council begins at 7pm following two In Camera meetings beginning at 6pm. The full agenda can be found here. There are no scheduled delegations for the meeting.
Communications - For Information includes:
1. City of Sarnia dated March 4, 2021 Re: COVID Colour Coded Capacity Limits. Sarnia requests that the Province adjust the capacity limits for dining, restaurants, sporting and recreational facilities, places of worship, event centers, and all retail/small businesses as part of the colour coded system.
2. Howick Township dated December 3, 2020 Re: Tile Drainage Installation Act. Howick requests that the Province amend Tile Drainage Installation Act and/or the regulations under the Act such that would they would require that tile drainage contractors file farm tile drainage installation plans with the local municipality.
3. Township of Adjala-Tosorontio dated February 26, 2021 Re: Tile Drainage Installation Act. Adjala-Tosorontio requests that the Province amend Tile Drainage Installation Act and/or the regulations under the Act such that would they would require that tile drainage contractors file farm tile drainage installation plans with the local municipality.
4. Niagara Region dated March 4, 2021 Re: Homelessness, Mental Health and Addiction. Niagara Region resolves:
- That Niagara Region Council officially ACKNOWLEDGE that a significant crisis exists in Niagara in regard to the prevalence of chronic homelessness and the lack of affordable housing that far surpasses the Region’s ability to meet the vision dictated in its 10-year Housing and Homelessness Action Plan (HHAP);
- That the advocacy letters be sent directly to the appropriate Federal and Provincial ministries outlining Niagara’s current situation and requesting additional funding be provided to ensure Niagara can meet the vision outlined in its housing action plan;
- That the Region advocate to the Minister of Municipal Affairs and Housing and the Minister of Families, Children and Social Development for the required operational funding for the planned supportive and bridge housing initiatives;
- hat Regional staff BE DIRECTED, in alignment with the planned review of Council’s strategic priorities, to produce a report specifically highlighting the progress being made and critical gaps in regard to services related to mental health, addictions and wellbeing;
- That Regional staff BE DIRECTED to continue providing Regional Council updates on the HHAP and Built for Zero initiatives;6. That Regional staff BE DIRECTED to request an update from the Overdose Prevention and Education Network of Niagara (OPENN) regarding the current status of the actions being taken to address addiction related issues in Niagara.
5. Town of Bracebridge dated March 9, 2021 Re: Bill 197 - COVID-19 Economic Recovery Act, 2020, Schedule 6. Bracebridge asks the Province to amend Bill 197, COVID-19 Economic Recovery Act, 2020, to eliminate the development approval requirement provisions from adjacent municipalities and that the ‘host’ municipality be empowered to render final approval for landfills within their jurisdiction.
6. Niagara Region dated March 4, 2021 Re: COVID-19, Schedule 6, Bill 197, Recovery Act. Niagara asks the Province to amend Bill 197, COVID-19 Economic Recovery Act, 2020, to eliminate the development approval requirement provisions from adjacent municipalities and that the ‘host’ municipality be empowered to render final approval for landfills within their jurisdiction.
7. Town of Bracebridge dated March 9, 2021 Re: Ontario Fire College. Bracebridge requests that the Province of Ontario reverse their decision to close the OFC as it is one of the best and most cost-effective methods for municipalities to train their firefighters which assists in protecting residents.
8. Township of Brock dated February 25, 2021 Re: Ontario Fire College. Brock requests that the Province of Ontario reverse their decision to close the OFC as it is one of the best and most cost-effective methods for municipalities to train their firefighters which assists in protecting residents.
9. Municipality of Morris-Turnberry dated March 10, 2021 Re: Ontario Fire College. Morris-Turnberry requests that the Province of Ontario reverse their decision to close the OFC as it is one of the best and most cost-effective methods for municipalities to train their firefighters which assists in protecting residents.
10. Municipality of Leamington dated March 15, 2021 Re: Ontario Fire College. Leamington requests that the Province of Ontario reverse their decision to close the OFC as it is one of the best and most cost-effective methods for municipalities to train their firefighters which assists in protecting residents.
11. Municipality of Muskoka dated March 15, 2021 Re: Ontario Fire College. Muskoka requests that the Province of Ontario reverse their decision to close the OFC as it is one of the best and most cost-effective methods for municipalities to train their firefighters which assists in protecting residents.
12. Ontario Fire Marshal dated March 4, 2021 Re: Ontario Fire College Training Modernization. The Ontario Fire Marshal responds to concerns regarding closure of the Ontario Fire College facility in Gravenhurst and details plans to regionalize the coursework and instructor locations.
13. Township of Brock dated March 2, 2021 Re: Cannabis Licencing and Enforcement. Brock requests that Health Canada:
- Require Federal Licenses and Registrations for Designated Growers to conform with local zoning and control by-laws;
- Ensure local authorities are provided with notification of any licence issuance, amendment, suspension, reinstatement or revocation within their region
- Provide dedicated communication with local governments and Police services;
- Provide lawful authority to Police agencies to lay charges when registered or licences operations grow in excess of their registration or licence through Health Canada; and,
- Provide enforcement support and guidance to local municipalities for dealing with land use complaints relating to Cannabis.
14. Chris Lewis, Member of Parliament, Essex dated February 12, 2021 Re: Three Digit Suicide Prevention Hotline. MP Chris Lewis requests that Town Council, given that the alarming rate of suicide in Canada constitutes a national health crisis, support a call on the government to take immediate action, in collaboration with our provinces, to establish a national suicide prevention hotline that consolidates all suicide crisis numbers into one easy to remember three-digit (988) hot-line that is accessible to all Canadians.
15. Municipality of Tweed dated March 10, 2021 Re: Advocacy for Reform of Joint Several Liability. The Municipality of Tweed is advocating for reform and reconsideration of the Negligence Act, R. S. 0. ·1990, c N. 1 to provide for alternatives. Many alternatives were provided in a 2010 AMO report, including, but not limited to, Joint and Severable Liability at a set percentage of fault or Joint and Severable Liability based on type of damage.
16. Township of South Glengarry dated March 1, 2021 Re: Provincial Rollout of COVID-19 Vaccines. South Glengarry urges Premier Doug Ford and the Province of Ontario to procure approved COVID-19 vaccines to be distributed to the residents of the Province of Ontario, increase the Province's vaccination rate to keep pace with the doses that have been received and accelerate the launch of its COVID-19 vaccine booking system in lieu of remaining reliant on the federal supply chain.
1. Corporate Services & Clerk
a. CS-2021-06 Tecumseh Business Improvement Area Board of Management Director Vacancy. Council is being asked to select a member from applicants of the previous recruitment to address a vacancy.
b. CS-2021-08 COVID-19 Economic Recovery - Temporary Outdoor Patios 2021. Administration is recommending:
- that the Chief Building Official be authorized to inspect all temporary patios and require adjustments to the patio in order to address compliance with the Guidelines, and further
- that the extension of existing liquor licenses to temporary patios on private property throughout the Town of Tecumseh be supported for the duration of 2021, provided businesses comply with the Town of Tecumseh’s Temporary Outdoor Patio Guidelines; And furthermore
- that the extension of existing liquor licenses to temporary patios on Town property for the duration of 2021 be supported provided businesses comply with the Town of Tecumseh’s Temporary Outdoor Patio Guidelines and enter into an Encroachment Agreement, in form and content satisfactory to the Town’s Solicitor; And furthermore over
- that the Mayor and the Clerk be authorized to execute an Encroachment Agreement with business owners requesting to encroach onto Town property for a Temporary Outdoor Patio.
2. Financial Services
a. FS-2021-02 Statement of Remuneration and Expenses Paid in 2020. Administration presents the Statement of Remuneration and Expenses Paid in 2020. My total salary and expenses for 2020 were $36,652 which primarily included attendance at the ROMA (in person) and AMO (online) conferences.
3. Fire Services
a. FIRE-2021-02 Fire Safety Grant Program. Administration is recommending approval of the submission of a Fire Safety Grant application by the Fire Chief for the purchase of a training software system to allow for online in-house training, the purchase of fire management software to replace the existing system, and the purchase of a new digital camera for the Fire Prevention Officer to use during inspections, for a total value of $10,300 in eligible project costs.
4. Information & Communication Services
a. ICS-2021-01 2021-2025 ICS Lifecycle Works Plan. Administration recommends that $195,000 be authorized towards the following investments:
- PC Replacements
- Network Upgrades
- Video Surveillance
- A/V Systems
- Miscellaneous Software
- Street Photography
- Corporate Website
- Virtual Server Upgrades
- Fire Department Software
- Financial Software
- Data Backup Solution
- Email Server
- GPS Data Collector Unit
- Microsoft Office
5. Parks & Recreation Services
a. PRS-2021-02 Tecumseh Recreational Soccer Club Sponsorship Banner Renewal Agreement. Administration recommends:
- that a five (5) year Banner Sponsorship Agreement commencing April 1, 2021, and ending March 31, 2026, between The Corporation of the Town of Tecumseh and Tecumseh Recreational Soccer Clubbe approved; And
- that the Banner Sponsorship Agreement constitute an agreement in accordance with paragraph 2.10 of the Sign By-Law No. 2018-33, as amended (Sign By-Law);And further that the Tecumseh Recreational Soccer Club have the right to request a renewal of the Banner Sponsorship Agreement in writing at least six (6) months before expiration, for a further five (5) years.
b. PRS-2021-03 Tecumseh Soccer Club Sponsorship Banner Agreement. Administration recommends:
- That a five (5) year Banner Sponsorship Agreement commencing April 1, 2021 and ending March 31, 2026, between The Corporation of the Town of Tecumseh (Town) and Tecumseh Soccer Club (Club)be approved;And
- that the Banner Sponsorship Agreement constitute an agreement in accordance with paragraph 2.10 of the Sign By-Law No. 2018-33, as amended (Sign By-law);And further that the Club have the right to request a renewal of the Banner Sponsorship Agreement in writing at least six (6) months before expiration, for a further five (5) years;And furthermore
- that the Club be allowed to place a storage shed on the Buster Reaume Park lands under agreement with the Town, for the exclusive use of the Club, in a location and of a design and construction that is agreeable to the Director Parks & Recreation and the Club and at the Club’s sole cost.
c. PRS-2021-04 Essex Power Youth in Community Fund. Essex Power has contributed $40,000 to the Town of Tecumseh as part of its Youth in Community Fund and Administration reports that it is managing the allotment by coordinating activities throughout the year through direct programming and partnerships with community groups.
6. Planning & Building Services
a. PBS-2021-13 Housekeeping Amendment to Sandwich South Zoning By-law 85-18 Restriction of Cannabis Greenhouse Operations in the Agricultural (A) Zone in accordance with the Policies of the Tecumseh New Official Plan Scheduling of a Public Meeting. Administration recommends:
- the scheduling of a public meeting, to be held on April 27, 2021, in accordance with the Planning Act, for the proposed housekeeping zoning by-law amendment to the Sandwich South Zoning By-law 85-18 to restrict cannabis greenhouse operations in the Agricultural (A) zone, in accordance with the policies of the Tecumseh new Official Plan, and further
- that a by-law making the development of new mushroom, greenhouse and cannabis greenhouse operations subject to site plan control in accordance with Section 10.4.3 of the new Tecumseh Official Plan, be adopted.
b. PBS-2021-14 Zoning By-law Amendment, 3425 11th Concession, Scheduling of Public Meeting. Administration recommends the scheduling of a public meeting, on April 27, 2021 at 5:00 p.m., in accordance with the Planning Act, for the application submitted by Dana Azar to amend the Sandwich South Zoning By-law 85-18 by rezoning a 0.47 hectare (1.16 acre) property situated on the west side of the 11th Concession Road, approximately 120 metres (393feet) south of its intersection with County Road 42 (3425 11th Concession Road), from “Agricultural Zone (A)” to a site-specific “Residential Zone 1 (R1-19)” in order to establish specific minimum lot area and frontage provisions to facilitate the creation of three new residential lots and the future construction of three single-unit dwellings.
For questions on these or other municipal matters, please contact me at 226-773-1910 or [email protected]