SITE PLAN APPROVAL GUIDELINES by hyl18644

VIEWS: 0 PAGES: 52

									   Schedule "A" to By-law No. 2932




 SITE PLAN APPROVAL
     GUIDELINES

TOWN OF TILLSONBURG




     Prepared by the County of Oxford
  Department of Public Health and Planning
           Prepared May 1998
         (Revised February 2000)
                                           TABLE OF CONTENTS


SECTION I - Application Form

SECTION II - Site Plan Approval Process

      Site Plan Approval Process ....................................................................................1

SECTION III - Application Requirements

1.0   Explanatory Note .....................................................................................................4

2.0   Site Plan Requirements ...........................................................................................5

3.0   Landscape Plan Requirements................................................................................6

4.0   Site Servicing Plan Requirements ...........................................................................6
      4.1    Sanitary Sewer Systems ...............................................................................6
      4.2    Storm Drainage Systems ..............................................................................6
      4.3    Water System ...............................................................................................7
      4.4    Hydro System................................................................................................7

5.0   Building Elevation and Cross-Section Drawings Requirements ..............................7


SECTION IV - Site Plan Approval Objectives and Guidelines

1.0   GENERAL OBJECTIVES AND GUIDELINES..........................................................8
      1.1 Location of Buildings and Facilities ..............................................................8
      1.2 General Guidelines for Building Orientation .................................................8
      1.3 General Guidelines for Form.........................................................................8
      1.4 Guidelines for Handicapped Persons or Senior Citizens..............................9

2.0   RESIDENTIAL OBJECTIVES AND GUIDELINES ...................................................9
      2.1  General Guidelines for Residential Building Orientation ..............................9
      2.2  Guidelines for Multi-family Residential Setbacks and Separation
                 Spaces .............................................................................................10
      2.3  Guidelines for Private Outdoor Amenity Areas for Residential
                 Development ....................................................................................11
      2.4  Guidelines for Children=s Play Areas in Residential Development .............11
      2.5  Guidelines for Parking and Loading Facilities and Internal Driveways.......12
      2.6  Guidelines for Residential Development in Proximity to
                 Railway Lines and Other Sources of Noise......................................12


                                                         27
3.0    COMMERCIAL OBJECTIVES AND GUIDELINES ................................................12
       3.1 General Guidelines for Commercial Development......................................12
       3.2 Guidelines for Commercial Development in the Downtown ........................13

4.0    PARKING, DRIVEWAY AND LOADING OBJECTIVES AND GUIDELINES..........13
       4.1  Guidelines for Parking Areas ......................................................................13
       4.2  Guidelines for Parking Structures ...............................................................14
       4.3  Guidelines for Internal Driveways ...............................................................15
       4.4  Guidelines for Off-Street Loading Facilities ................................................15
       4.5  Guidelines for Fire Department Access ......................................................16

5.0    ACCESS AND ROAD WIDENING OBJECTIVES AND GUIDELINES...................16
       5.1 Guidelines for Access .................................................................................16
       5.2 Guidelines for Road Widenings and Site Triangles ....................................16

6.0    PEDESTRIAN FACILITY OBJECTIVES AND GUIDELINES .................................17
       6.1 Guidelines for Pedestrian Facilities ............................................................17

7.0    LIGHTING OBJECTIVES AND GUIDELINES........................................................17

8.0    LANDSCAPING AND BUFFERING OBJECTIVES AND GUIDELINES.................18
       8.1  Definitions of Landscaping..........................................................................18
       8.2  Screening....................................................................................................18
       8.3  Ornamental Planting ...................................................................................19
       8.4  Preservation of Existing Landscape Elements............................................19
       8.5  Plant Selection ............................................................................................19

9.0    WASTE STORAGE FACILITIES OBJECTIVES AND GUIDELINES .....................20
       9.1 Design Features of Waste Storage Facilities and Enclosures....................20

10.0   GRADING AND DISPOSAL OF STORM, SURFACE AND WASTE WATER........21
       10.1 Storm Water Retention Systems.................................................................21
       10.2 Waste Water Systems ................................................................................21

11.0   TREE PROTECTION STANDARDS......................................................................22

12.0   COMMUNITY MAILBOXES ...................................................................................22

13.0   EASEMENTS.........................................................................................................23

14.0   PUBLIC MEETING.................................................................................................23

15.0   SECURITY DEPOSIT ............................................................................................23




                                                         28
                                                                    FILE NO.
                                                                    REC'D:
                                                                    DATE APPLICATION CONSIDERED
                                                                    COMPLETE:



                            TOWN OF TILLSONBURG
                    SITE PLAN APPROVAL APPLICATION FORM

The undersigned hereby request the Town of Tillsonburg to consider a Site Plan Control
application pursuant to Section 41 of the Planning Act on the lands hereinafter described.

1.    BACKGROUND INFORMATION

a)    Applicant's Name

      Applicant's Address



      Telephone Number                                       Fax Number


b)    Registered Owner (if other than applicant)



      Owner's Address



      Telephone Number                                       Fax Number

c)    Location of Subject Land

      Lot Number(s)                              Plan No. or Concession

      Part Number(s)                              Reference Plan

      Street Address (if any)

      The subject land is located on the                           side of the street lying

      between                               Street and                                  Street.

      P.I.N.




                                  Application Form - Page 1 of 5
1.   BACKGROUND INFORMATION - (cont'd)

d)   Existing use of Subject property




e)   Specific indication of proposed uses of land and buildings




f)   Official Plan Designation (where applicable)

     Schedule T-1 - Land Use Plan

     Schedule T-2 - Residential Density Plan

7)   Zoning By-law - Existing Zoning

                       - Requested Zoning

2.   SITE INFORMATION

a)   Zoning Provisions                         REQUIRED                   PROPOSED
                                               by Zoning By-law 81-1994
                                               as amended

     Lot Frontage
     Lot Depth
     Lot Area
     Lot Coverage
     Front Yard
     Rear Yard
     Interior Side Yard
     Exterior Side Yard (corner lot)
     Landscaped Open Space (%)
     No. of Parking Spaces
     No. of Loading Spaces
     Width of Planting Strip
     Driveway Width
     Handicap Spaces
     Other (Specify)


                                       Application Form - Page 2 of 5
2.   SITE INFORMATION - (cont'd)

a)   Zoning Provisions - (cont'd)

     Off-Street Parking and Loading Facilities

     Total number of off-street parking
            spaces existing
     Number of off-street parking spaces
            proposed (include existing & proposed)
     Number of off-street loading
            facilities existing
     Number of off-street loading facilities
            proposed (include existing & proposed)

b)   Proposed Building Size:

     Ground Floor Area of Existing Buildings(s)
     Ground Floor Area of Proposed Development
     Total Ground Floor Area (including
            existing & proposed)
     Number of Storeys proposed
     Building Height Proposed
     Total Gross Floor Area Proposed (including
            existing and proposed)


3.   COMPLETE AS APPLICABLE:

a)   MULTIPLE FAMILY RESIDENTIAL

     Landscaped Area                                                       sq m
     Conversion or Addition to Existing Residential Buildings Yes                 No
     Amenity and/or Children's Play Area                             Yes          No
     UNIT BREAKDOWN
     Type                                   Number of Units          Floor area of Unit Type
     Bachelor
     One-Bedroom
     Two-Bedroom
     Three-Bedroom


                                    Application Form - Page 3 of 5
3.   COMPLETE AS APPLICABLE: - (cont'd)
a)   MULTIPLE FAMILY RESIDENTIAL - (cont'd)
     Other Facilities provided (eg. play facilities, underground parking, games rooms,
     swimming pool, etc.)




b)   COMMERCIAL/INDUSTRIAL USES
     No. of Buildings Proposed
     Conversion or Addition to Existing Building                      Yes         No
     Describe
     Gross Floor Area (breakdown by type of use, eg. - office area, retail, storage,
     manufacturing area, etc.)
     Seating Capacity (for rest. or assembly hall, etc.)
     Describe Type of Business Proposed
     No. of Staff Proposed - Initially                              In future (5 yrs)
     Open Storage Required                                            Yes         No
     Describe type, location, and buffering (if any)
     Phasing if any
     If residential use proposed as part of, or accessory to commercial/industrial use,
     please complete Sec. 3a also


c)   INSTITUTIONAL, OPEN SPACE OR OTHER USES
     Describe Type of Use Proposed
     No. of Beds (if applicable)
     Gross Floor Area by Type of Use
     (eg. office, common rooms, storage, etc.)
     Landscaped Area                                                   sq m




                                   Application Form - Page 4 of 5
Dated this                        day of                                                    20



                                                              Signature of Applicant




I,                                             of the                                  of

                                   in the                                         of

DO SOLEMNLY DECLARE THAT:
     All of the statements contained in this application are true and I make this solemn
     declaration conscientiously believing it to be true and knowing that it is of the
     same force and effect as if made under Oath and by virtue of the Canada
     Evidence Act.
      DECLARED before me at the

      of                in the

      of

      this     day of               20
                                                              Signature of Applicant




      A Commissioner, Etc.




                                      Application Form - Page 5 of 5
     TOWN OF TILLSONBURG
SITE PLAN APPROVAL GUIDELINES




           Section II
 SITE PLAN APPROVAL PROCESS
                                       Section II

                          SITE PLAN APPROVAL PROCESS

                                 Town of Tillsonburg




1.   The site plan approval process is outlined in the flowchart included in these
     guidelines. The Town of Tillsonburg requires that the applicant pre-consult with the
     Oxford County Planning Department and Town staff prior to the submission of a
     formal application. The applicant is encouraged to discuss the proposal and obtain
     advice on the appropriate Official Plan designation and Zoning By-law provisions.
      This information may assist the applicant in confirming the location of buildings and
     structures prior to preparation of grading and servicing drawings. The applicant
     may then file a formal application in accordance with the procedure outlined below.

2.   The site plan approval process is initiated by formal application for site plan
     approval made to the Town of Tillsonburg. It is anticipated this process will take
     approximately 30 days from submission to final approval by the Town Development
     Coordinating Committee. Application forms are available at either the Town
     Administration offices or the Oxford County Planning Department office in
     Woodstock.

3.   Upon receipt of an application for site plan approval, it will be reviewed by the
     Oxford County Planning Department for completeness, compliance with the
     Tillsonburg Zoning By-law, the Oxford County Official Plan, previous approvals and
     necessity for a public meeting.

     If application is complete, an acknowledgement letter will be sent to the applicant
     outlining the date of the meeting with the Tillsonburg Development Coordinating
     Committee to consider the proposal. The Tillsonburg Development Coordinating
     Committee is the approval authority for site plans in the Town of Tillsonburg and its
     composition is outlined in Schedule AB@. The applicant will be informed if the
     application requires revision or if additional information is required.




                                           1
Town of Tillsonburg                                                              Section II
Site Plan Approval Guidelines                                                      Page 2


4.    The application and plans will be circulated to a number of public agencies as listed
      below for written comments. These agencies will be informed of the meeting time
      and date of the Development Coordinating Committee. The applicant may wish to
      set up meetings with representatives of these agencies prior to the meeting of the
      Development Coordinating Committee to review the plans and make modifications
      if necessary.

             Town Chief Administrative Officer / Clerk
             Town Director of Operations
             Town Director of Corporate Services
             Town Director of Community Services
             Town Chief Building Official
             Town Police Department
             Town Fire Department
             Oxford County Director of Public Works
             Town Planner - Oxford County Public Health and Planning Department
             Long Point Region Conservation Authority (if required)
             Other agencies may be circulated depending on the location and scope of
             the application.

5.    Once comments have been received from the agencies, they will be forward to both
      the applicant and to members of the Development Coordinating Committee.

6.    At its meeting, the Town Development Coordinating Committee, will review the
      proposal with the applicant and will consider the Planning report which has been
      received. The Committee may approve, reject and/or modify the application and
      accompanying plans.

7.    Once site plan approval has been granted, a site plan agreement will be prepared
      by the Town Deputy Clerk. The site plan must be modified to contain all provisions
      as approved by Committee. The modified plan will be attached as a Schedule AA@
      to the site plan agreement. The Town Deputy Clerk will forward three copies of the
      agreement to the applicant for signature. The applicant will return the signed
      agreements to the Clerk who will register the agreement on title and return one
      copy to the applicant.

8.    Any required security deposit must accompany the signed site plan agreement
      when it is returned by the applicant to the Town.

9.    The Town Planner will notify the Town Chief Building Official, in writing, once the
      site plan agreement has been signed by both the applicant and Town Officials, and
      the required security desposit have been received. Once the Chief Building Official
      has received confirmation that the agreement has been signed, and the required
      security deposit has been received, a building permit may be applied for to the
      Town Building Department.
Town of Tillsonburg                                                               Section II
Site Plan Approval Guidelines                                                       Page 3



10.   Once the site plan agreement has been signed by both parties, the Town Senior
      Administrative Assistant will register the agreement at the Oxford County Land
      Registry. The Town Senior Administrative Assistant will notify the Chief Building
      Official, in writing, that the agreement has been registered.

11.   The applicant=s security deposit will be released by the Town once the site plan
      agreement has been registered by the Town and the Chief Building Official has
      indicated to the Town Planner, in writing, that all inspections of the property to ensure
      compliance with the terms of the site plan agreement have been completed. The
      applicant will be required to provide any engineer=s, surveyor=s or other professional
      reports to confirm the completion of works (ie. final grading, storm water management
      facilities, etc.) on the subject property.

12.   If the application is not approved by the Coordinating Committee within 30 days after
      it has been received or the applicant is not satisfied with the any of the requirements
      made by the Coordinating Committee, including any terms of the required agreement,
      the applicant may appeal the decision of the Committee to Town Council by written
      notice to the Town Chief Administrative Officer / Clerk, together with the additional
      application fee outlined in Schedule "B". Town Council will then afford the applicant
      an opportunity to be heard as soon as practicable. If the applicant is not satisfied
      with the decision of Town Council, the applicant may then appeal the decision to the
      Ontario Municipal Board (OMB).
                               SUMMARY OF SITE PLAN APPROVAL PROCESS - TILLSONBURG

            TOWN COUNCIL                      DEVELOPMENT COORDINATING                                                 APPLICANT
                                                      COMMITTEE


                                                                       PRE-CONSULTATION BETWEEN STAFF AND APPLICANTS




                                                                                                           APPLICATION FORM COMPLETED AND
                                                         APPLICATION RECEIVED
                                                                                                               SUBMITTED WITH SITE PLANS




                                              APPLICATION REVIEWED BY PLANNER                            REQUEST FOR ADDITIONAL INFORMATION
                                              - ZONING COMPLIANCE                                            AND/OR ADDITIONAL DRAWINGS
                                              - COMPLETE SUBMISSION
                                              - PREVIOUS APPROVALS
                                              - REQUIREMENT FOR PUBLIC MEETING                        ZONING NON-COMPLIANCE AND REQUEST FOR
                                                                                                        REVISED SUBMISSION OR APPLICATION ON
                                                                                                      HOLD PENDING REZONING OR COMMITTEE OF
                                                                                                                 ADJUSTMENT APPROVAL
                                              APPLICATION ACCEPTED
TOWN COUNCIL IS INFORMED OF RECEIPT OF        - LIAISON AND/OR DEVELOPMENT CO-
    APPLICATION IN MONTHLY REPORT             ORDINATING COMMITTEE MEETING DATE
                                                                                                           APPLICANT ADVISED APPLICATION IS
                                              ASSIGNED
                                                                                                        ACCEPTED, IF PUBLIC MEETING IS REQUIRED
                                                                                                       AND DATE OF DEVELOPMENT CO-ORDINATING
                                                                                                                   COMMITTEE MEETING

                                              PLANNER CIRCULATES PLANS AND MEETING
                                              DATE TO:
                                              1) DEVELOPMENT COORDINATING COMMITTEE
                                              2) COUNTY DIRECTOR OF PUBLIC WORKS
                                                                                                           APPLICANT ADVISED REVISIONS OR
                                              3) DIRECTOR OF COMMUNITY SERVICES
                                                                                                         ADDITIONAL INFORMATION IS REQUIRED
                                              4) UTILITIES
                                              5) FIRE CHIEF
                                              6) OTHER AFFECTED AGENCIES




                                                  AGENCY COMMENTS FORWARDED TO
                                                    APPLICANT AND DEVELOPMENT
                                                      COORDINATING COMMITTEE

                                                                                                           APPLICANT ADVISED REVISIONS OR
                                                                                                         ADDITIONAL INFORMATION IS REQUIRED


                                                                                                         CONDITIONAL APPROVAL SUBJECT TO RE-
                                               DEVELOPMENT CO-ORDINATING COMMITTEE
                                                                                                         SUBMISSION AND APPROVAL OF REVISED
                                                              MEETING
                                                                                                           PLANS BY ONE OR MORE AGENCIES



                                                                                                               DEFERRAL TO NEXT MEETING
DEVELOPMENT CO-ORDINATING COMMITTEE
DECISION APPEALED TO TOWN COUNCIL BY                            DECISION
               APPLICANT


                                                                                                            STAMPED PLANS AND CONDITIONS
                                                                                                            FORWARDED TO APPLICANT, TOWN
                                                PLANS STAMPED BY PUBLIC HEALTH AND                       ADMINISTRATION AND TOWN OPERATIONS
         TOWN COUNCIL DECISION
                                                        PLANNING DEPARTMENT



                                                                                                         SITE PLAN AGREEMENT FORWARDED TO
                                                                                                         APPLICANT FOR SIGNING AND TO PERMIT
                                               TOWN SENIOR ADMINISTRATIVE ASSISTANT
                                                                                                          SUBMISSION OF SECURITY DEPOSIT (IF
                                                  PREPARES SITE PLAN AGREEMENT
                                                                                                                        REQUIRED)
           APPLICANT APPEALS
            DECISION TO OMB

                                               TOWN PLANNER INFORMS CHIEF BUILDING
                                               OFFICIAL THAT SITE PLAN AGREEMENT HAS                      SIGNED SITE PLAN AGREEMENT AND
                                               BEEN SIGNED AND SECURITY DEPOSIT HAS                      SECURITY DEPOSIT RECEIVED BY TOWN
                                                             BEEN RECEIVED




                                               CHIEF BUILDING OFFICIAL ISSUES BUILDING
                                                                 PERMIT




                                                 SITE PLAN AGREEMENT REGISTERED BY
                                                                 TOWN




                                                  CHIEF BUILDING OFFICIAL COMPLETES                   SECURITY DEPOSIT CASHED OR RELEASED TO
                                                        INSPECTION OF PROPERTY                                         APPLICANT
     TOWN OF TILLSONBURG
SITE PLAN APPROVAL GUIDELINES




          Section III
 APPLICATION REQUIREMENTS
           TOWN OF TILLSONBURG SITE PLAN APPROVAL GUIDELINES

                                      Section III
                             APPLICATION REQUIREMENTS

1.0    Explanatory Note

This application is required for:

1)     The construction, erection or placing of one or more buildings or structures on the
       land; or,
2)     An interior or exterior alteration to a building or structure on a property that has the
       effect of increasing the usability of the property;
3)     An addition or alteration to a building or structure on a property that has the effect
       of increasing the size of the building or structure in an industrial zone by more than
       30% of the gross floor area or increasing the size of the building or structure in all
       other zones by more than 20% of the gross floor area;
4)     The making or construction of, or addition to, a commercial parking lot resulting in
       five or more parking spaces;
4)     An amendment to an existing site plan, elevation plan, landscape plan, and/or
       servicing plan or an amendment to an existing site plan agreement with the Town
       of Tillsonburg,

on property which has been designated as a site plan control area as set out under section
41 of the Planning Act by the Tillsonburg Site Plan Control by-law which has been
approved by the Council of the Town of Tillsonburg. It should be noted that all
submissions must meet the requirements of the Town of Tillsonburg Zoning By-Law and
the County of Oxford Official Plan. This application must be filed in duplicate at one of the
following locations:

       Town of Tillsonburg                     County of Oxford
       Municipal Offices                       Department of Planning & Development
       Tillsonburg Town Centre Mall            P.O. Box 397, Courthouse
       200 Broadway, 2nd Floor                 415 Hunter Street,
       Tillsonburg, Ontario N4G 5A7            Woodstock, Ontario N4S 7Y3
       Telephone: (519) 842-6428               Telephone: (519) 539-9800
       Fax: (519) 842-9431                     Fax: (519) 537-3024

The application must be accompanied by a fee as outlined in Appendix AB@ in cash or
cheque made payable to the "Treasurer of the County of Oxford".

The application should be completed by the property owner or his authorized agent.
Where the application is being made by an agent, the written authorization of the owner
must accompany the application. If the application is being made under an agreement of
purchase and sale, a copy of the agreement must be attached and will remain confidential.


                                              4
Town of Tillsonburg                                                                    Section III
Site Plan Approval Guidelines                                                            Page 5

1.0    Explanatory Note - (cont'd)

The application must be accompanied by sixteen (16) folded copies (folded to 8.5" X 11'
or 8.5" X 14") of the site plan, landscaping and drainage plan, site servicing plan, elevation
and cross section drawings, if required. These drawings shall be prepared by a
professional engineer, an Ontario Land Surveyor, a professional architect or other
professional draftsperson and shall in prepared in such a manner to permit registration at
the Oxford County Land Registry Office. Two copies of the plans reduced to 8.5" X 11' or
8.5" X 14" must also be included for registration purposes. The plans must meet the
following requirements:

2.0    Site Plan Requirements

       The site plan requirements are as follows:
       a)     All site plans and floor plans must be drawn to scale at a maximum of 1:200 and
              minimum of 1:300. Property dimensions and area, as well as building location(s)
              are to be certified by an Ontario Land Surveyor.
       b)     Location map at a scale of 1:2000 - outline of the development site with sufficient
              amount of surrounding area to indicate its general location, with major adjacent
              features, such as parks, indicated;
       c)     title, location (plan and lot number), Property Identification Number ("PIN") and
              date;
       d)     north point and scale;
       e)     centre line and curb line of adjacent streets, sidewalks and existing street line;
              required dedication for street widening purposes and future road widening in
              accordance with adopted Town Council and/or County Council Standards;
       f)     if the site is adjacent to a river or large watercourse, the site plan drawing should
              show the location of the surface water at normal flows and the floodplain boundary,
              if it has been established by the Long Point Region Conservation Authority
              (LPRCA);
       g)     clear indication of subject property (dimensions and area calculations) and
              property details (ie. gross floor area of buildings, percent of landscaped open
              space, number of units, etc.);
       h)     approximate location and height of buildings on adjacent sites;
       i)     adjacent property owned or controlled by the applicant;
       j)     locations, height and dimensions (front yard, side yards, rear yard) of all buildings
              and other structures proposed on the site;
       k)     location and height of external lighting fixtures;
       l)     garbage and recyclable storage (including location and enclosure structure);
       m)     loading and on-site vehicular circulation areas, indicated widths and proposed
              direction of traffic flows as well as proposed ramps or access driveways;
       n)     proposed parking areas, or structures, number of spaces, including spaces for the
              handicapped, dimensions of parking spaces, aisles and driveways, location of
              pedestrian and vehicular building entrances, and area to be devoted to each
              proposed use;
Town of Tillsonburg                                                             Section III
Site Plan Approval Guidelines                                                     Page 6

2.0   Site Plan Requirements - (cont'd)

      o)     proposed drive-thru location showing dimensions, queue spaces, order boards
             and drive-thru window(s);
      p)     proposed snow storage areas;
      q)     landscaped areas;
      r)     existing and proposed grades;
      s)     location and height of free-standing signs; and,
      t)     location of walkways and bicycle ways.

3.0   Landscape Plan Requirements

      The base mapping for the landscape plan should be the finalized site plan. The
      landscape plans should be in blackline only, and should include:

      a)     location by symbol of all existing (to be preserved) and proposed trees and
             shrubs (the symbol should reflect the branch spread or canopy of existing
             trees and shrubs, and the proposed trees and shrubs at maturity);
      b)     a list of all species, including common name, botanical name, quantity, size
             and condition at planting;
      c)     planting specifications including sodding;
      d)     cross-sections to show detailed tree and potted shrub planting methods may
             also be required;

4.0   Site Servicing Plan Requirements

      The site servicing plan should include:

      4.1    Sanitary Sewer Systems

      a)     drainage piping - location, from building to private drain connections, size and
             grade;
      b)     private drain connections - existing and new, location, size and grade;
      c)     control manholes to be located at the street line on private property;
      d)     all manholes to show invert and finish grade elevations;
      e)     Ministry of Environment requirements - "private sewers" are to be designed
             generally in accordance with "Guidelines for the Design of Sanitary Sewage
             Works, Systems, Storm Sewers (interior), Water Distribution Systems and
             Water Storage Facilities".

      4.2    Storm Drainage Systems

      a)     catch basins - locations, proposed elevations for grates and inverts;
      b)     drainage piping location and all manhole inverts and final grade elevations
             from building to private drain connections;
      c)     private drain connections - existing and new, location, size and grade;
Town of Tillsonburg                                                              Section III
Site Plan Approval Guidelines                                                      Page 7

4.0   Site Servicing Plan Requirements - (cont'd)
      4.2   Storm Drainage Systems - (cont'd)

      d)     drainage swales (landscaped areas) - elevations along swale, cross sections
             % grade (slope);
      e)     overland flow - show flow arrows to permit ready identification of overland flow
             direction, show existing and proposed elevations along property lines, and key
             points on site and abutting properties;
      f)     flows from adjacent properties - in the event that adjacent private properties
             drain onto the site being developed, the storm drainage system is to be
             designed to prevent storm water from backing up and creating a flooding or
             ponding condition on the adjacent property;
      g)     weeping tiles - identification how flows will be handled should weeping tiles be
             installed;
      h)     dry well systems and retention systems - the site servicing plan is to display
             such relevant detail contained in the consulting engineer's design as will be
             necessary to ensure that all design features are implemented by the
             contractor;
      I)     sediment and erosion control measures

      4.3    Water System

      a)     water piping and mains, valves, shutoffs and blowoffs
      b)     existing and proposed fire hydrants in the vicinity which will service the
             development.

      4.4    Hydro System

      a)     transformer and vault location;
      b)     primary, secondary and service wire and/or cable location
      c)     service entrance and meter location.


5.0   Building Elevation and Cross-Section Drawings Requirements

      For residential buildings containing more than four units and all commercial, industrial
      and institutional buildings; building elevation and cross section drawings must be
      submitted as follows:

      a)     the plan submitted to be in blackline - it is preferred that this drawing be
             included on the site plan drawing;
      b)     scale to be shown;
      c)     elevation of all facades of the building;
      d)     the elevation should show all windows, doors, other openings, and any
             mechanical equipment of the roof, including the dimensions of these features.
      e)     a longitudinal cross-section view through the building to the street line should
             be shown; and,
      f)     the elevation of any sign structure should be shown.
            TOWN OF TILLSONBURG
       SITE PLAN APPROVAL GUIDELINES




                  Section IV
SITE PLAN APPROVAL OBJECTIVES AND GUIDELINES
            TOWN OF TILLSONBURG SITE PLAN APPROVAL GUIDELINES

                                 Section IV
               SITE PLAN APPROVAL OBJECTIVES AND GUIDELINES



1.0   GENERAL OBJECTIVES AND GUIDELINES

      1.1    Location of Buildings and Facilities

      The objective of site plan control for building and facility location is to demonstrate
      the extent to which the massing and conceptual design of new developments is
      designed to:

      a)     provide a comfortable and pleasing environment for the intended uses in
             terms of building orientation, form and siting;
      b)     be consistent with or complimentary to existing buildings that are to be
             retained;
      c)     be consistent with or complimentary to existing streetscapes;
      d)     minimize conflicts with adjacent land uses.

      1.2    General Guidelines for Building Orientation

      a)     Buildings should where possible reinforce the prevailing street pattern by
             aligning with the established building line or street edge. Buildings may be
             set back from or placed at an angle to the existing street edge if they are of
             community importance
      b)     Where possible, public views into, through and out of a development site
             should maintained and improved. Community identity can be achieved by
             ensuring views to community features such as churches, heritage buildings,
             bodies of water, valleys, open space and bridges are maintained
      c)     New development next to parks, open space and streets should be designed
             to blend with the open area

      1.3    General Guidelines for Form

      a)     The scale and character of new development should reflect the existing
             neighbourhood pattern and/or adjacent heritage buildings. The following
             features on neighbouring development should be reflected in the new
             development:
             i)     building height
             ii)    ground level treatments
             iii)   ground level views


                                             8
Town of Tillsonburg                                                             Section IV
Site Plan Approval Guidelines                                                     Page 9

1.0   GENERAL OBJECTIVES AND GUIDELINES - (cont'd)

      1.3    General Guidelines for Form - (cont'd)
             iv)     roof treatments
             v)      frontage widths
             vi)     continuity of street face
             vii)    facades
             viii) scale of doors, window and other openings
             ix)     canopies
             x)      lighting
             xi)     landscaping
             The developer should also be encouraged to consider the following:
             i)      compatibility of materials, textures and colours
             ii)     unique architectural details, cornices, railings, lintels, arches,
                     ironworks, chimneys, etc.
      b)     New buildings, in particular high profile buildings, should recognize possible
             adverse effect of wind at ground level by avoiding large flat surfaces facing
             prevailing westerly winds, avoiding building massing which causes the
             funnelling of prevailing winds, and by designing building faces of lower floors
              to protect areas used for pedestrian circulation.
      c)     The form created by the building should produce a sense of physical security
             by controlling ingress and egress as well as providing visual surveillance of
             all public or common areas.


      1.4    Guidelines for Handicapped Persons or Senior Citizens

      Developers are encouraged and depending on the type of buildings, may be
      required under the Ontario Building Code, to incorporate design features that will
      accommodate senior citizens and handicapped persons. Reference should be
      made to the Ontario Building Code for those buildings which are required by law to
      provide facilities for handicapped persons. These facilities should be made safe
      and convenient by minimizing grade changes and providing suitable curb cuts,
      ramps and railways.

2.0   RESIDENTIAL OBJECTIVES AND GUIDELINES

      2.1    General Guidelines for Residential Building Orientation

      a)     Consideration should be given to locating residential buildings close to the
             north lot line to increase solar access to open spaces on the site. However
             the proposed building(s) should not excessively shade adjacent private or
             public property.
      b)     The long axis of apartment buildings should be oriented north and south or
             northeast and southwest where feasible, to ensure that most of the dwelling
             units will receive sunlight during some part of the day.
Town of Tillsonburg                                                              Section IV
Site Plan Approval Guidelines                                                     Page 10

2.0   RESIDENTIAL OBJECTIVES AND GUIDELINES - (cont'd)

      2.1    General Guidelines for Residential Building Orientation - (cont'd)

      c)     The long axis of residential buildings with openings on opposite sides should
             be oriented east and west to the greatest possible extent
      d)     Residential buildings exceeding 4 storeys should be sited with one of the
             longest walls parallel to and not more than 6 m (20 feet) from a driveway which
             can accommodate fire equipment.
      e)     Common areas and in particular children=s play areas should be located
             centrally so as to provide for visual surveillance.


      2.2    Guidelines for Multi-family Residential Setbacks and Separation Spaces

      Separation spaces generally refers to the space between buildings on the same site.
      Setback generally refers to the space between a building and the street line or
      property line. Separation is also required for fire protection under the Ontario
      Building Code. Separation between buildings and setbacks from property lines will
      address:

      a)     Daylight/Sunlight - Space should be provided around dwellings to ensure the
             provision of daylight. It is also desirable to provide for direct sunlight to
             habitable areas of each dwelling unit, if possible, throughout the year. New
             housing should be located so as not to unduly deprive existing dwellings and
             private outdoor spaces in the surrounding areas of adequate sunlight or
             daylight.
      b)     Ventilation - The space around the unit should be sufficient to permit natural
             ventilation of the dwelling.
      c)     Quiet - Physical separation and/or screening should be provided between the
             dwelling unit and adjacent users and activities to permit the occupant to enjoy
             rest and privacy without undue interference from external noise.
      d)     Visual Privacy - Windows and entrances of a dwelling unit should be
             separated and/or screened from adjacent buildings and activities so as to
             permit residents to make full use of their interior living spaces. Visual privacy
             within a dwelling unit is affected by the frequency, duration, and proximity of
             potential intrusions outside the unit. These will determine the type of
             separation of screening required.
      e)     Application of Setback and Separation Space - The minimum setback or
             separation space in front of any window or opening should be applied along
             the full length and height of the exterior wall. Separation spaces should be
             free of buildings, roadways, communal parking areas and any communal
             amenity areas intended for active use, and should generally fall within the
             boundaries of the development.
Town of Tillsonburg                                                               Section IV
Site Plan Approval Guidelines                                                      Page 11

2.0   RESIDENTIAL OBJECTIVES AND GUIDELINES - (cont'd)

      2.3    Guidelines for Private Outdoor Amenity Areas for Residential
             Development

             Private Outdoor Amenity Areas are intended to provide private outdoor areas
             directly related to the dwelling unit which can effectively extend the living area
             of the unit. These areas are to be used for recreation or aesthetic purposes
             within the boundaries of a lot and may include landscaped open areas, patios,
             balconies, communal lounges, swimming pools, recreation facilities and any
             other areas which may be used for recreational or aesthetic purposes, but
             shall not include any driveway or parking area. Private outdoor amenity areas
             should address:

             a)     Type of Occupancy - The amenity space should reflect the anticipated
                    type of households which will occupy the dwelling units.
             b)     Accessibility - For ease of maintenance, an on-grade private outdoor
                    space should be accessible from the front of the unit without requiring
                    access through a living or dining room. A private outdoor space above
                    grade should be easily accessible from a principle habitable room such
                    as a living room.
             c)     Separation and Screening - Separation between a private outdoor
                    space and adjacent use should be sufficient.             This can be
                    accomplished by distance separation or screening. Where screening
                    is used to provide separation between abutting on grade privacy areas,
                    this screening should be at least 1.5 m (5 feet) high.
             d)     Parking Separation - Common parking lots should not be closer than
                    3 m (9.8 feet) to a private outdoor space and should be oriented so that
                    headlights and fumes are not directed towards the private outdoor
                    space by using a parallel parking arrangement or by screening with
                    planting or fencing.

      2.4                           =
             Guidelines for Children=s Play Areas in Residential Development

             All Multi-family residential development shall have an area set aside within the
             site for the exclusive use by children as a play area. This play area shall
             reflect:
             a)      Size - A children's outdoor play area shall be sized as follows:
                       One or Two Bedroom Unit 1 m5 per unit
                       Three Bedroom Unit             1.5 m5 per unit
                     In no case shall the play area be less than 50 sq. metres
             b)      Location - The area shall be located away from parking areas and
                     driveways and garbage bins and shall not be located closer than 5 m
                     (16.4 feet) to any door or window of a dwelling unit. If located adjacent
                     to a property line, the area shall be fenced with a six foot privacy fence.
             c)      Surface - The areas shall be level and be landscaped with grass and
                     perimeter trees.
Town of Tillsonburg                                                              Section IV
Site Plan Approval Guidelines                                                     Page 12

2.0   RESIDENTIAL OBJECTIVES AND GUIDELINES - (cont'd)

      2.5    Guidelines for Parking and Loading Facilities and Internal Driveways
             (See Sections 5.15 & 5.17 of the Town of Tillsonburg Zoning By-Law)

             All surfaces used for parking or vehicular circulation shall be paved with
             asphalt or other equivalent hard surface approved by the Town Director of
             Operations. Consideration may be given to alternative surface materials such
             as cobblestone, etc., that allow precipitation to percolate into the soil, for any
             parking spaces provided over the minimum number required. All parking stalls
             are to be lined to delineate the size of stalls.

      2.6    Guidelines for Residential Development in Proximity to Railway Lines
             and Other Sources of Noise

             New residential development which is proposed to locate in proximity to
             railway lines or other major sources of noise will be required to meet the
             Ministry of the Environment and Energy (MOEE) Noise Guidelines for
             residential development to ensure an acceptable acoustical environment is
             provided for future occupants.

             Applicants may be required to provide in conjunction with site plans, an
             acoustical engineering study outlining on site noise measurements, methods
             of evaluation, noise sources and abatement measures needed to meet MOEE
             standards. The applicant may also be responsible for any costs associated
             with having the study reviewed by an independent acoustical engineer on
             behalf of the Town of Tillsonburg.

             Where noise abatement measures are required, site plans and/or landscaping
             plans shall incorporate the necessary remedial measures which can include:
             a)     Noise attenuation fence
             b)     Building features such as extra insulation or air conditioning
             c)     Orientation of buildings such that blank walls face the noise source


3.0   COMMERCIAL OBJECTIVES AND GUIDELINES

      3.1    General Guidelines for Commercial Development

             a)     Site new developments to ensure that adjacent properties have visual
                    privacy and sunlight as well as protection from the new development's
                    lighting, noise, odour and vibration.
             b)     Unsightly elements such as loading areas, snow storage, transformers,
                    meters, garbage enclosures and roof-top mechanical equipment should
                    be screened from public view.
Town of Tillsonburg                                                            Section IV
Site Plan Approval Guidelines                                                   Page 13

3.0   COMMERCIAL OBJECTIVES AND GUIDELINES - (cont'd)

      3.1    General Guidelines for Commercial Development - (cont'd)

             c)    Avoid large flat surfaces, incorporate angles, differing setbacks, peaked
                   rooflines, canopies, and coloured trim into the building design to
                   provide interesting, attractive facade.
             d)    Provide safe convenient access for handicapped persons to all major
                   building entrances by means of minimal grade changes, curb cuts,
                   ramps and railings.
             e)    Provide screening and buffering between existing residential uses and
                   new developments.

      3.2    Guidelines for Commercial Development in the Downtown

             Within the Downtown, locate buildings at the minimum setback line from the
             street and to a width equal to the maximum frontage of the property so as to:

             a)    provide frequent and convenient pedestrian connections between
                   buildings and the public sidewalk.
             b)    provide an interesting and attractive edge to the public sidewalk
             c)    provide weather protection for the pedestrian. Avoid conditions that
                   increase wind and snow piling in pedestrian areas and provide
                   protection for pedestrians from inclement weather with shelters,
                   canopies and windbreaks at building entrances and along storefront
                   facades.
             d)    minimize the public view of off-street parking areas and servicing
                   facilities.
             e)    define a public street space that is comfortable to the pedestrian in its
                   proportions and scale.


4.0   PARKING, DRIVEWAY AND LOADING OBJECTIVES AND GUIDELINES

      4.1    Guidelines for Parking Areas

      To ensure adequate parking areas are provided that have orderly circulation and an
      attractive community appearance:

             a)    parking rows should be delineated by poured concrete curbs or planters
                   at each end to prevent uncontrolled internal traffic movements and
                   generally to confine traffic to designated parking aisles or driveways.
             b)    parking areas should be indelibly marked to designate all parking
                   spaces.
Town of Tillsonburg                                                              Section IV
Site Plan Approval Guidelines                                                     Page 14

4.0   PARKING, DRIVEWAY AND LOADING OBJECTIVES AND GUIDELINES - (cont'd)

      4.1    Guidelines for Parking Areas - (cont'd)

             c)     parking area shall be designed so as to not require vehicles to reverse
                    from the property onto a public street.
             d)     access to and from parking aisles should be minimized along main
                    internal driveways.
             e)     no more than 15 parking spaces should be permitted in a row without
                    an interrupting minimum 3 metre width planting area.
             f)     provide adequate and convenient parking for all types of motorists such
                    as employees, visitors and the public and clearly identify the types of
                    parking areas.
             g)     public parking should not conflict with shipping, loading, garbage
                    removal and utility areas.
             h)     parking areas should avoid excessive grades.
             i)     the surface of parking areas shall be paved with asphalt or other
                    equivalent hard surface approved by the Director of Operations.
                    Consideration may be given to alternative surface materials that allow
                    precipitation to percolate into the soil for any parking spaces provided
                    over the minimum number required.
             j)     in order that parking is not the dominant visual element in the
                    streetscape, screen larger parking areas with buildings, landscaping or
                    low walls, while still maintaining some visibility to provide public safety
                    by means of public surveillance.
             k)     provide properly identified handicapped parking spaces in close
                    proximity to building entrances.

      4.2    Guidelines for Parking Structures

             Consideration may be given to the use of parking structures in higher intensity
             developments. Parking structures can consist of underground parking, sunken
             open air parking lots with usable roof decks or sundecks over individual
             parking spaces. They should be architecturally treated and landscaped. They
             shall provide a stopping space, at least 6 metres in length with a slope of no
             more than 5%, at the end of ramps to permit motorists to observe traffic and
             pedestrians before safely entering the street.
Town of Tillsonburg                                                             Section IV
Site Plan Approval Guidelines                                                    Page 15

4.0   PARKING, DRIVEWAY AND LOADING OBJECTIVES AND GUIDELINES - (cont'd)

      4.3    Guidelines for Internal Driveways

      To ensure adequate internal driveways:

             a)    main internal driveways which are heavily traveled should be delineated
                   by raised curbs to avoid interference to moving traffic created by
                   parking maneuvering.
             b)    the horizontal alignment of all driveways should be geometrically sound,
                   but lengthy straight sections should be minimized to discourage high
                   speeds.
             c)    speed bumps may be used to discourage high speeds.
             d)    the design of driveways and parking aisles intersections should ensure
                   adequate visibility of intersecting traffic movements.
             e)    in large commercial or industrial developments, main internal driveways
                   should not be located abutting building entrances in order to minimize
                   pedestrian and vehicle conflicts.
             f)    driving lanes that allow two-way circulation are encouraged and should
                   be easily identifiable.
             g)    driving lanes should widen at drop-off areas near buildings.
             h)    one-way lanes shall have clearly marked directional signs.
             i)    turning areas shall be provided at the end of dead-end driveways.

      4.4    Guidelines for Off-Street Loading Facilities

             a)    Access - Sufficient space should be provided on a property to permit
                   delivery vehicles to make all maneuvers "off-street" and none of these
                   vehicles will be permitted to reverse onto or from an arterial street onto
                   the property. Roads providing access to building fronts and fire routes
                   are to be designed to support emergency vehicles.
             b)    Location - Access to loading facilities may be by separate access or
                   by an internal driveway serving a parking area. Loading spaces shall
                   abut the building to be served.
             c)    Paving - All loading spaces, maneuvering areas and driveways should
                   be hard surfaced with suitable materials to the satisfaction of the Town
                   Director of Operations (ie. concrete, asphalt, inter-locking brick, etc.)
             d)    Joint Loading Facilities - In shopping centres or other similar
                   integrated development, the use of joint loading facilities to serve all or
                   several individual businesses will be encouraged.
Town of Tillsonburg                                                              Section IV
Site Plan Approval Guidelines                                                     Page 16

4.0   PARKING, DRIVEWAY AND LOADING OBJECTIVES AND GUIDELINES - (cont'd)

      4.5    Guidelines for Fire Department Access

      Access to buildings for fire fighting shall be shown on the site plan as required by the
      Ontario Building Code.


5.0   ACCESS AND ROAD WIDENING OBJECTIVES AND GUIDELINES

      5.1    Guidelines for Access

      To ensure the orderly and safe movement of traffic in and out of private properties
      with minimum interference with vehicular and pedestrian traffic using the public road
      system:

             a)     the number of access driveways should be minimized.
             b)     each development will be analyzed in terms of site characteristics ,
                    including street frontage, land area, traffic generation and parking
                    capacity to determine the desirable number and location of access
                    driveways.
             c)     individual residential driveways onto arterial streets should be avoided.
             d)     access for development on a corner lot should be as far from the
                    intersection of the two streets as possible.
             e)     where required, the site plan shall make provisions for the joint use of
                    common driveways between abutting properties. The agreement with
                    the applicant should make provision for these types of driveways.

      5.2    Guidelines for Road Widenings and Site Triangles

      Site plans shall show the lands to be dedicated for road widenings and site triangles.
      These lands shall be free of all buildings, structures and signs and shall be used for
      landscaping only.
Town of Tillsonburg                                                              Section IV
Site Plan Approval Guidelines                                                     Page 17

6.0   PEDESTRIAN FACILITY OBJECTIVES AND GUIDELINES

      6.1    Guidelines for Pedestrian Facilities

      To ensure the provision of safe and convenient pedestrian circulation including
      facilities for the physically challenged, senior citizens and children:

      a)     Sidewalks and pedestrian walkways shall be located to join building(s) access
             points to other areas of the site including parking areas, recreational areas
             and public sidewalks. They should be located in accordance with user needs.
              Where no public sidewalk exists, the installation of same across the frontage
             of the site will normally be a requirement of development in accordance with
             the standards of the Town of Tillsonburg.
      b)     Link public building entrances to sidewalks and parking areas by means of a
             safe, convenient and well lit walkway system.
      c)     identify walkways that cross vehicular lanes with changes in paving materials,
             signs or built elements such as canopies or arches.
      d)     provide continuous pedestrian walkways between entrances of units in
             buildings with multiple tenancies.
      e)     increase walkway width where pedestrian activity is increased such as at street
             corners, building entrances, storefronts, or where elements cause obstruction
             (ie. door swings, overhangs, etc.)
      f)     protect pedestrian areas from vehicular intrusion with landscaping, curbs or
             bollards.
      g)     minimize grade changes between the public sidewalk and pedestrian areas
             adjacent to buildings.
      h)     pedestrian facilities shall be designed to enable senior citizens and the
             physically challenged to travel unassisted from the public sidewalk to at least
             one main building entrance and one main parking area by incorporating
             sidewalk ramps of a proper gradient and surfacing material instead of steps.
              Compliance with the Ontario Building Code will be required.


7.0   LIGHTING OBJECTIVES AND GUIDELINES

      Lighting shall be installed to provide sufficient illumination of the site for:
      a)     pedestrian security and safety;
      b)     functional vehicular movement;
      c)     enhancement of external building design and landscaped open space.

      The type, location, height, intensity and direction of lighting shall ensure that glare
      is not cast onto adjacent residential properties adversely affecting living environment,
      or onto adjacent public streets which would pose a vehicular safety hazard.
      Moreover, illumination patterns and levels must be considered to ensure that the site
      is not illuminated more than necessary.
Town of Tillsonburg                                                              Section IV
Site Plan Approval Guidelines                                                     Page 18

8.0   LANDSCAPING AND BUFFERING OBJECTIVES AND GUIDELINES

      Landscaping shall be provided to improve the aesthetics and function of the site by:

      a)     screening unsightly areas and providing privacy.
      b)     adding visual interest to open space.
      c)     softening the dominant building at a pedestrian scale.
      d)     providing definition of public walkways and private amenity areas.
      f)     controlling access to adjoining properties.
      g)     providing protection from excessive wind and sun.
      h)     reducing storm water runoff on the site and stabilizing slopes.


      8.1    Definitions of Landscaping

      a)     "Landscaping" is comprised of deciduous and coniferous trees, shrubs,
             organic and herbaceous ground cover, berms, water courses, retaining walls,
             fences, furniture, and other materials or objects that may be used to enhance
             the function and/or aesthetics of the landscaped area
      b)     "Landscaped Open Space" - means the open unobstructed space at grade on
             a lot, which is suitable for the growth and maintenance of grass, flowers,
             bushes, trees and other landscaping and includes any surfaced walk, patio or
             similar area but does not include any driveway or ramp, whether surfaced or
             not, any curb, parking area or any open space beneath or within any building
             or structure.

      The two basic types of landscaping are "Screening" and "Ornamental Planting". The
      function of each type overlap. Screening can also be Ornamental and vice versa.

      8.2    Screening

      Screening can include items such as plants, hedges, walls, fences, and berms, and
      herbaceous or organic ground cover. Screening should be located primarily between
      conflicting uses and around the perimeter of the site as well as in other areas to:

      a)     visually screen less pleasing elements or areas on-site such as parking areas
             and service entrances as well as utility installations provided the operation and
             maintenance of these installations are not compromised.
      b)     assist in reduction of noise between abutting properties which may adversely
             affect abutting land uses.
      c)     assist in reduction of noise from collector or arterial roads.
      d)     to protect and thereby facilitate the function of certain use areas of the site,
             such as creating windbreaks or shelter for tennis courts, sunlight for outdoor
             swimming pools, and creating privacy areas in residential developments.
Town of Tillsonburg                                                          Section IV
Site Plan Approval Guidelines                                                 Page 19

8.0   LANDSCAPING AND BUFFERING OBJECTIVES AND GUIDELINES - (cont'd)

      8.3    Ornamental Planting

      Ornamental planting can include items such as plants, hedges, walls, fences, and
      berms, and herbaceous or organic ground cover. Ornamental planting should be
      located to:

      a)     compliment the architecture of the building(s)
      b)     compliment and assist in the protection of existing trees, land forms, and
             watercourses.
      c)     define certain spaces by enclosing or dividing areas such as passive and
             active recreation areas, pedestrian circulation, and entrances onto the site.

      8.4    Preservation of Existing Landscape Elements

      Consideration should be given to the preservation, retention and improvement of
      existing landscape elements such as major trees and water courses. Where trees
      are to be preserved, the contractor should consult with the Town Parks, Community
      Centre and Recreation Department as well as the Town Tree Advisory Committee.

      8.5    Plant Selection

      The selection of landscaping and plant material shall be based on the following
      criteria:

      a)     Year Round and Seasonal Interest
             i)    colour of leaves, flowers, bark, stems berries and cones
             ii)   height of planting through to maturity
             iii)  form and shape, particularly tree species
             iv)   foliage density in terms of penetration of sunlight through the tree
             v)    hardiness and suitability to the local environment
             vi)   availability
      b)     Maintenance - fertilizing, pruning and watering
      c)     Function - wind protection, seasonal shading and vandal resistance
      d)     Physical Conditions
             i)    prevailing wind conditions
             ii)   probability of frost
             iii)  atmospheric pollution
             iv)   natural availability of water from ground water, storm run-off and
                   precipitation
             v)    proximity of buildings in terms of shadow and obstruction of sunlight
             vi)   proximity of roads and vehicular access ensuring sight lines are not
                   obstructed
Town of Tillsonburg                                                             Section IV
Site Plan Approval Guidelines                                                    Page 20

8.0   LANDSCAPING AND BUFFERING OBJECTIVES AND GUIDELINES - (cont'd)

      8.5    Plant Selection - (cont'd)

             vii)    proximity of roads ensuring salt spray and snow storage areas do not
                     damage plantings
             viii)   proximity of municipal services and utilities ensuring root systems do
                     not obstruct sewer and water lines, and underground hydro lines, and
                     branches do not obstruct overhead hydro lines.


9.0   WASTE STORAGE FACILITIES OBJECTIVES AND GUIDELINES

      Site Plan Control should ensure that adequate waste storage facilities and enclosures
      are provided to permit:
      a)     the storage of garbage between collections thereby avoiding health, safety,
             and litter problems;
      b)     for the efficient and safe collection of garbage by collection vehicles;
      c)     for the storage and collection of recyclable materials;
      d)     protection from animals;
      e)     adequate separation between conflicting uses including residential uses.

      9.1    Design Features of Waste Storage Facilities and Enclosures

      a)     Location - at an inconspicuous location at the building service entrance or
             rear yard
      b)     Accessibility - Waste storage facilities shall be easily accessible to the waste
             collection vehicle
      c)     Collection Platform Material - concrete pad or other structurally adequate
             impervious material
      d)     Enclosure Wall Material - low maintenance durable material such as brick or
             ornamental block or other approved material
      e)     Enclosure Wall Height - 2 m (6 feet) minimum
      f)     Clearance Opening of Gates - 1.2 m (4 feet) minimum
      g)     Row housing - an individual area within or immediately associated with each
             unit is required for waste storage. Common exterior storage facilities are not
             recommended and will only be permitted where the applicant demonstrates
             that individual storage facilities are no feasible.
      h)     Apartments - waste is to be centrally stored in specifically designed garbage
             rooms within the building. Larger apartments are encouraged to install a
             garbage compaction unit.
Town of Tillsonburg                                                              Section IV
Site Plan Approval Guidelines                                                     Page 21

10.0   GRADING AND DISPOSAL OF STORM, SURFACE AND WASTE WATER

       Proper grading and disposal of storm, surface and waste waters should be
       constructed in order to optimize:
       a)    safe, convenient and functional access for pedestrians and vehicles to all
             areas of the site;
       b)    preservation of the natural features of the site where feasible;
       c)    the prevention of storm water from entering sanitary sewer system by any
             means;
       d)    proper site drainage such that storm water is contained within the site and
             directed to an internal storm drainage system, thereby preventing drainage
             onto adjacent properties.

       10.1   Storm Water Retention Systems

       a)     Flows - The flows from a development site are to be restricted to those flows
              which were allowed for the site in the design of the storm sewer.
       b)     Retention Systems - If, in the opinion of the Town Director of Operations, a
              storm water retention system is required as a method of temporary on-site
              storage of storm water, then the developer will be required to have a
              professional engineer who is competent in storm water management practices,
              submit to and have approved by the Town Director of Operations the design
              of a storm water retention system. The approved method is to be displayed
              on the site plan submitted for site plan approval.
       c)     Certification by Engineer - Upon completion of construction, the developer
              will be required to have the professional engineer certify that the retention
              system was constructed in accordance with the approved design.
       d)     Dry Well System - If no storm sewer is available or the storm sewer cannot
              be extended, the Town may consider the use of a dry well system provided
              that the applicant provides a report from a qualified geotechnical engineer that
              confirms that the soils are suitable for a dry well system and that an
              appropriate separation can be maintained from all buildings. The Director of
              Operations may also require the installation of a drain extending from the dry
              well to the streetline for a future connection to a storm sewer.

       10.2   Waste Water Systems

       Sampling manholes may be required to permit monitoring by the Town and the
       Tillsonburg PUC. These manholes shall be displayed specifically on the site plan
       and shall be located on the private drain connection(s) within the development site
       at the street line.
Town of Tillsonburg                                                               Section IV
Site Plan Approval Guidelines                                                      Page 22

11.0   TREE PROTECTION STANDARDS

       Tree preservation and protection will be encouraged through careful site planning
       including the appropriate location of buildings, facilities and servicing. In general,
       when trees are to be saved in a construction area, the following recommendations
       have to be followed to ensure the longevity of those trees:
       a)     Where possible, no excavation should be carried out within the "drip line" of
              trees to be saved. Root loss must be minimal. (drip line = outer extent of
              branches)
       b)     No heavy equipment should be driven over the tree lawn area, to alleviate soil
              compaction around the tree roots
       c)     No soil or construction materials should be piled over the tree lawn areas or
              around the trunks
       d)     A snow fence or other barrier could be erected around the tree to at least the
              "drip line" of the tree. The small, fibrous roots which feed the tree are in most
              cases located primarily at the extremities of the root system and, therefore,
              must be protected.
       e)     A tree preservation report may be required to be prepared by a qualified
              consultant such as an urban forester, arborist, or landscaped architect. This
              report should include detailed tree inventories, assessments, discussion of
              alternatives and multiple recommendations.

       If comments or questions regarding trees to be saved should arise, the services of
       the Town's Parks office will be available at 688-9011 at any time before or during
       construction.


12.0   COMMUNITY MAILBOXES

       Community mailboxes should be located:

       a)     in areas which are satisfactory to Canada Post and the Town of Tillsonburg;
       b)     in areas which reduce the potential for conflict with surrounding properties,
              such as on an exterior side yard;
       c)     in areas that provide a suitable location for the temporary parking of
              automobiles;
       d)     on a portion of the municipal road allowance which has been widened slightly
              to recognize the location of the mailbox;
       e)     in visible and well lit areas which provide a sense of security.
Town of Tillsonburg                                                              Section IV
Site Plan Approval Guidelines                                                     Page 23

13.0   EASEMENTS

       An easement provides the right to use private land for a specific purpose which is in
       the public interest. A title search prior to developing plans will identify existing
       easements and their specific use, size and location. Municipal service easements
       are required for watermains, sanitary and storm sewers, and drains that traverse the
       site. Utility easements are required for telephone, hydro, gas, and cable services.
        In order that municipal and utility installations traversing the site can be properly
       installed and maintained by the appropriate authority:

       a)     the site plan shall show both existing easements and any easements to be
              conveyed
       b)     the easements shall be free of all buildings and structures
       c)     the treatment of the easement, including the placing of fill, vehicular access
              and landscaping, shall be with the approval of the Town, PUC or utility
              company to which the easement is conveyed.


14.0   PUBLIC MEETING

       To assist in encouraging the integration of new development with adjacent land uses,
       the Development Coordinating Committee may request Town Council to hold a public
       meeting at the site plan approval stage. Public meetings should be encouraged in
       situations where the location, massing and conceptual design of new development
       may significantly affect the character of the surrounding area. The applicant should
       be notified of any requirement for a public meeting as close to the beginning of the
       application process as possible.


15.0   SECURITY DEPOSIT

       In accordance with the Town of Tillsonburg Site Plan Control By-law, an applicant
       may be required to provide the Town with a deposit of cash, certified cheque or
       irrevocable letter of credit, or any combination thereof, to ensure satisfactory
       provision and maintenance of the building, structures, facilities and work approved
        under the site plan approval process. The security shall be administered in
       accordance with the following provisions:

       a)     The security shall be provided prior to the issuance of a building permit by the
              Town Chief Building Official.
       b)     The amount of the security shall be based on 50% of the estimated cost of the
              site works (ie. asphalt, curbing, landscaping, servicing, etc.) of the proposed
              development or $1,000.00, whichever is more. The amount of the security
              shall be listed in the agreement with the applicant.
Town of Tillsonburg                                                             Section IV
Site Plan Approval Guidelines                                                    Page 24

15.0   SECURITY DEPOSIT - (cont'd)

       c)    The release of the security may be done in phases as each phase (servicing,
             buildings and structures, landscaping, etc.) is completed. The method by
             which the release in phased shall be outlined in the agreement with the
             applicant.
       d)    The release of the security shall be upon completion of work to the satisfaction
             of the Town Chief Building Official, the Town Director of Operations and the
             Town Chief Administrative Officer / Clerk.
                                                @
                                    Schedule A B@
                                  (updated May 11, 1998)




The Town of Tillsonburg Development Coordinating Committee shall consist of the people
holding the following positions:

             Town Chief Administrative Officer / Clerk
             Town Director of Operations
             Town Director of Corporate Services
             Town Chief Building Official
             Town Planner - Oxford County Public Health and Planning Department
             Secretary (Town Senior Administrative Assistant)


The application fee for Site Plan Approval in the Town of Tillsonburg is $225.00 + GST
($15.75) = $240.75 payable to the "Treasurer of the County of Oxford".

The application fee for appeal of the Development Coordinating Committee decision to Town
Council is $125.00 payable to the "Treasurer of the Town of Tillsonburg".
                       @
           SCHEDULE A C@


       TOWN OF TILLSONBURG
SAMPLE SITE PLAN CONTROL AGREEMENT
                                                             Form 4 - Land Registration Reform Act

                                                                (1) Registry                 Land Titles         (2)     Page 1 of               pages

                                                                (3) Property               Block              Property
                                                                    Identifier(s)           PIN              NUMBER                                      Additional:
                                                                                                                                                         See
                                                                                                                                                         Schedule
                                                                (4) Nature of Document
                                                                    SITE PLAN AGREEMENT

                                                                (5) Consideration
                                                                   ----One------------------------------------------------                ---1.00------------------
                                                                                                                             Dollars $
                                                                (6) Description
                                                                   Legal Description of Property




   New Property Identifiers
                                               Additional:
                                               See
                                               Schedule
   Executions
                                                                (7) This             (a) Redescription          (b) Schedule for:
                                               Additional:          Document             New Easement                                       Additional
                                               See                  Contains             Plan/Sketch               Description              Parties          Other
                                               Schedule
(8) This Document provides as follows:




                                                                                                                                         Continued on Schedule

(9) This Document relates to instrument number(s)


(10) Party(ies) (Set out Status or Interest)
     Name(s)                                                                        Signature(s)                                                  Date of Signature
                                                                                                                                                   Y        M    D




(11) Address
     for Service

(12) Party(ies) (Set out Status or Interest)
     Name(s)                                                                        Signature(s)                                                  Date of Signature
                                                                                                                                                   Y        M    D




(13) Address
     for Service

(14) Municipal Address of Property                      (15) Document Prepared by:                                                        Fees and Tax

                                                                                                                          Registration Fee
   address of                                            200 Broadway, 2nd Floor
   subject                                               Tillsonburg, Ontario
   property                                              N4G 5A7



                                                                                                                                Total
                                                     Form 5 - Land Registration Reform Act
                                                                                                 Page

Additional Property Identifier(s) and/or Other Information


                                                             SITE PLAN AGREEMENT


 AGREEMENT made in Quadruplicate this ________ day of ___________, 19                        .

 B E T W E E N:                                                  OWNERS

                                           hereinafter called the "Owners"
                                                   OF THE FIRST PART
 and

                                      THE CORPORATION OF THE TOWN OF TILLSONBURG
                                            hereinafter called the "Town"
                                                  OF THE SECOND PART

 WHEREAS The Owners represent that they are the Owners of the lands described in Box 6 of
 the Document General to this agreement and have applied to the Town of Tillsonburg for
 site plan approval under The Planning Act, R.S.O. 1990, and amendments thereto.

 AND WHEREAS the Council of the Town is of the opinion that such land development is not
 proper and in the public interest unless the Owners agree to perform the covenants herein
 set forth.

 NOW THEREFORE, in consideration of the premises, the approval of the development, and the
 sum or ONE ($1.00) DOLLAR paid by the Town to the Owners, the receipt of which is hereby
 acknowledged, and other consideration, the parties hereto covenant and agree as follows:

 1.          (a)    The Owners agree that no building will be erected and no building permit will
                    be available on the said lands until site and elevation plans have been
                    approved by the Town of Tillsonburg. Said site plan shall be as shown on
                    Schedule "A" attached hereto, as approved.

             (b)    Said site and elevation plans shall be in such detail as outlined in the Town
                    Site Plan Control By-law number 2843, as passed on May 11, 1998.

 2.          The Owners agree that building or buildings will be erected in accordance with the
             plans as approved, subject only to such changes as have received advance approval.

 3.          The Owners further agree that:

             (a)    final grades and elevations will be established to the satisfaction of the
                    Town;

             (b)    all surface and roof drainage will be controlled on site and taken to an
                    outlet approved by the Town;

             (c)    all necessary provisions for service connections on site will be made to the
                    satisfaction of the Town, or the Public Utility Commission of the Town of
                    Tillsonburg, as the case may be;

             (d)    construction work will be carried forward expeditiously in a good and
                    workmanlike manner, in accordance with good trade practice and so as to cause
                    a minimum of nuisance;

             (e)    all necessary precautions to avoid dust, noise and other nuisances and to
                    provide for the public safety will, so far as possible, be taken and which
                    comply with The Construction Safety Act;

             (f)    all necessary care will be taken to see that mud and soil is not tracked or
                    spilled onto any public highway;

             (g)    all parking lots if ever required will be paved with hot mix asphalt or
                    concrete to the satifaction of the Town and have poured in place permanent
                    bumper curbing along all parking areas;

             (h)    driveways shall be construction using good engineering practices to the
                    satisfaction of the Town;

             (i)    upon failure by the Owners to do any act during the development period herein
                    that the public safety or convenience requires, in accordance with this
                    agreement, upon 7 days written notice, the Town, in addition to any other
                    remedy, may go in and do same at the Owners' expense and collect the cost in
                    like manner as municipal taxes;
                                                     Form 5 - Land Registration Reform Act
                                                                                             Page

Additional Property Identifier(s) and/or Other Information




            (j)     the Town may treat any breach of this agreement as a breach of the Building
                    By-law and, upon 24 hours written notice to the Owners, stop work until the
                    breach is rectified;

            (k)     nothing in this agreement constitutes waiver of the Owners' duty to comply
                    with any by-law of the Town or any other law;

 4.         The Owners agree to comply with all of the conditions of the Site Plan Control
            By-law number 2843 as passed on May 11, 1998.

 5.         The Owners agree that it will not call into question directly or indirectly in any
            proceeding whatsoever in law or in equity or before any administrative tribunal the
            right of the Town to enter into this agreement and to enforce each and every term,
            covenant and condition herein contained and this agreement may be pleaded as an
            estoppel against the Owners in any case.

 6.         The Owners charge the lands with the performance of this agreement.

 7.         So far as may be, the covenants of the Owners herein shall be restrictive covenants
            running with the land for the benefit of the adjoining lands of the Town or such of
            them as may be benefited hereby and shall be binding on the Owners, their heirs,
            executors, administrators, successors and assigns as owners and occupiers of the
            said land from time to time.

 8.         This agreement will be registered on the land and the Owners will pay for the cost
            of registration.

 9.         The Owners agree on behalf of themself, their heirs, executors, administrators and
            assigns to save harmless and indemnify the Corporation of the Town of Tillsonburg
            from all losses, damages, costs, changes and expenses which may be claimed or
            recovered against the Corporation by any person or persons arising either directly
            or indirectly as a result of any action taken by the owners pursuant to this
            agreement.

 10.        All words importing the singular only and shall include the plural; words importing
            the masculine only shall include the female, and words importing a person shall
            include corporation.

 11.        In addition to the proceeding covenants, the Owners, at their expense hereby agree
            to the special conditions as outlined in Schedule "B" to this agreement.

 This agreement shall ensure to the benefit of and be binding upon the parties hereto,
 their heirs, executors, administrators, successors and assigns.

 In witness whereof the said parties hereto, have hereunto set their hands and seals and
 the Corporations have hereunto caused to be fixed their Corporate Seals under the hands of
 their duly authorized officers in that behalf of this _________ day of _________, 19 .

 SIGNED, SEALED and DELIVERED
 in the presence of       (OWNERS
                          (
                          (_________________________
                          (
                          (
                          (_________________________
                          (
                          (
                          (THE CORPORATION OF THE
                          (TOWN OF TILLSONBURG
                          (
                          (_________________________
                          (Mayor
                          (Cam McKnight
                          (
                          (_________________________
                          (Clerk-Administrator
                          (David C. Morris
                                                     Form 5 - Land Registration Reform Act
                                                                                             Page

Additional Property Identifier(s) and/or Other Information


                                                              SCHEDULE "A"


 (Approved Site and Elevation Drawings)

 Date and number of drawings
                                                     Form 5 - Land Registration Reform Act
                                                                                             Page

Additional Property Identifier(s) and/or Other Information


                                                              SCHEDULE "B"


 Special Provisions
                            THE CORPORATION OF THE

                              TOWN OF TILLSONBURG


                        BY-LAW NUMBER             2932



                           SITE PLAN CONTROL BY-LAW



        WHEREAS Section 41 of the Planning Act, R.S.O. 1990, as amended, provides
in part that, where in an Official Plan an area is shown or described as a proposed site
plan control area, the Council of the local municipality in which the proposed area is
situate may, by by-law, designate the whole or any part of such area as a site plan
control area and may delegate to either a Committee of the Council or to an appointed
officer of the municipality any of the Council's powers or authority under that section;

       AND WHEREAS in the Oxford County Official Plan, the whole of the Town of
Tillsonburg is described as a site plan control area and the Council of the Town of
Tillsonburg considers it appropriate to designate the whole of the Town of Tillsonburg
as a site plan control area;

     AND WHEREAS under Section 41(13) of the Planning Act, R.S.O. 1990, as
amended, the Council of the Town of Tillsonburg deems it desirable to delegate
Council=s site plan control powers to a Committee of Council;

      AND WHEREAS the Town of Tillsonburg requires applications for building
construction permits to be accompanied by plans and drawings referred to under
Section 41(4) of the Planning Act, R.S.O. 1990, and by one or more agreements with
the Corporation that deal with or ensure the provision and maintenance of any facilities,
works or matters to be provided in conjunction with all buildings and structures to be
erected and any facilities, works or matters mentioned in Subsection 41(7) of that Act.

      AND WHEREAS the Council of the Town of Tillsonburg hereby repeals By-Law
No. 2843, and replaces it with this by-law.

       THEREFORE, the Council of the Corporation of the Town Tillsonburg enacts as
follows:
The Corporation of the Town of
Tillsonburg By-law Number 2932                                                     Page 2


1.0   DEFINITIONS

      In this By-law, unless a contrary intention appears:

      1.1   "Act" means the Planning Act, R.S.O. 1990, c.P.13, as amended;

      1.2   "Development Coordinating Committee" means the Development
            Coordinating Committee appointed by the Council of the Town of
            Tillsonburg. The members of the Development Coordinating Committee
            are outlined in Schedule AB@ to this by-law;

      1.3   "Corporation" means the Corporation of the Town of Tillsonburg;

      1.4   "Council" means the Municipal Council of the Corporation;

      1.5   "Development" means:
            1.5.1 the construction, erection or placing of one or more buildings or
                  structures on the land, or;
            1.5.2 an interior or exterior addition or alteration to a building or structure
                  on a property that has the effect of increasing the usability of the
                  property;
            1.5.3 an addition or alteration to a building or structure on a property that
                  has the effect of increasing the size of the building or structure in
                  an industrial zone by more than 30% of the gross floor area or
                  increasing the size of the building or structure in all other zones by
                  more than 20% of the gross floor area;
            1.5.4 the laying out and establishment of a commercial parking lot
                  resulting in five (5) or more spaces, or
            1.5.5 the laying out and establishment of sites for the location of three or
                  more trailers as defined in the Municipal Act or of the sites for the
                  location of three or more mobile homes as defined in subsection
                  46(1) of this Act or of sites for the construction, erection or location
                  of three or more land lease community homes as defined in
                  subsection 46(1) of this Act; or
            1.5.6 an amendment to an existing site plan, elevation plan, landscape
                  plan, and/or servicing plan or an amendment to an existing site
                  plan agreement with the Town of Tillsonburg;

      1.6   "Official Plan" means the Oxford County Official Plan as amended from
            time to time;

      1.7   "Site Plan Design Guidelines" means Schedule "A" to this by-law;

      1.8   "Usability" means a change in the use of a property which would:
            1.8.1 result in a change in the amount of noise, lighting, odour and/or
                  vibration which is generated on the property;
The Corporation of the Town of
Tillsonburg By-law Number 2932                                                       Page 3


               1.8.2 alter the ingress/egress of the property;
               1.8.3 alter the traffic flow on or around the subject property, including the
                     installation of a drive-through;
               1.8.4 alter the parking requirements;
               1.8.5 alter the hours of operation.


                 DEVELOPMENT SUBJECT TO SITE PLAN CONTROL


2.0    SITE PLAN CONTROL AREA

The whole of the Town of Tillsonburg as constituted from time to time is hereby
designated as a site plan control area.


2.1    EXEMPT CLASSES OF DEVELOPMENT

The following classes of development may be undertaken without the approval of plans
and drawings otherwise required under Subsection 41(4) or 41(5) of the Planning Act,
and this by-law does not apply to such classes:

       2.1.1    A building which is constructed, erected or placed for the purpose of a
                single detached, semi-detached, or duplex dwelling unit;
       2.1.2    An addition or alteration to a building or structure mentioned in Section
                2.1.1;
       2.1.3    Agricultural and farm-related buildings, building additions, building
                alterations or structures that are utilized in farming operations, but not
                including agricultural-commercial or industrial operations such as farm
                equipment sales and service, farm supply sales and agricultural
                storage, service or supply establishments.

                        APPROVAL OF PLANS AND DRAWINGS


3.0    APPLICATION FOR APPROVAL

Every application for a permit to construct a building or structure or an addition or
alteration to a building or structure shall be accompanied by the following plans,
specifications, documents and information:

       3.1      the plans referred to in Paragraph 1 of subsection 41(4) of the Act,
                showing the location of all buildings and structures to be erected and
                showing the location of all facilities and works to be provided in
                conjunction with the building or structure and all the facilities, works and
                matters referred to in Clause 41(7)(a) of the Act in accordance with the
                Site Plan Design Guidelines, attached as schedule "A" to this by-law;
The Corporation of the Town of
Tillsonburg By-law Number 2932                                                     Page 4



      3.2      the drawings referred to in Paragraph 2 of Subsection 41(4) of the Act in
               accordance with the Site Plan Design Manual;

      3.3      one or more agreements with the Corporation in the form in Schedule
               AC@ to this by-law dealing with the provision and maintenance of the
               facilities and works to be provided in conjunction with the building or
               structure and the facilities, works and matters mentioned in Subsection
               41(7) of the Act in accordance with the plans and drawings approved
               pursuant to the Act and this by-law and in accordance with the Site Plan
               Design Guidelines;

      3.4      where required under an agreement referred to in Section 3.3, security,
               in the form of cash, certified cheque or a letter of credit, to protect the
               Corporation in respect of its liability for holdback and costs under
               Subsection 17(4) of the Construction Lien Act. R.S.O. 1990. c. C.30. as
               amended, and to assure satisfactory provision and maintenance of the
               facilities and works to be provided in conjunction with the building or
               structure and the facilities, works and matters mentioned in Subsection
               41(7) of the Act in accordance with the plans and drawings approved
               pursuant to the Act and this by-law and in accordance with the Site Plan
               Design Guidelines. The security will be equal to the greater of $1,000
               or the dollar value of fifty percent of the costs of all site work of the
               development, including but not limited to, asphalt, curbing, servicing,
               and landscaping.


4.0   PROVISION AND MAINTENANCE OF FACILITIES

As a condition to the approval of the plans and drawings referred to in subsection 41(4)
of the Planning Act, the owner of the land is hereby required to:

      4.1      provide in accordance with the Site Plan Design Guidelines and at no
               expense to the Corporation the facilities, works or matters mentioned in
               Section 41(7)(a) of the Act approved in accordance with Section 41 of
               the Act and shown of the plans and drawings; and
      4.2      maintain in accordance with the Site Plan Design Guidelines and at the
               sole risk and expense of the owner the facilities or works mentioned in
               paragraphs 2 to 9 (inclusive) of Section 41(7)(a) of the Planning Act and
               shown on the plans and drawings, approved in accordance with Section
               41 of the Act, including the removal of snow from access ramps and
               driveways, parking and loading areas and walkways.
The Corporation of the Town of
Tillsonburg By-law Number 2932                                                     Page 5


                                  =
             DELEGATION OF COUNCIL=S POWERS TO A COMMITTEE


5.0   DELEGATION TO TOWN OF TILLSONBURG
      DEVELOPMENT COORDINATING COMMITTEE

Whereas Section 41(13) of the Act, permits the delegation of the site plan control
function to either a Committee of Council or an appointed officer of the municipality, the
function to approve plans and drawings required for any site plan control area in the
Town and to impose necessary conditions of approval are hereby delegated to the
Town of Tillsonburg Development Coordinating Committee, in accordance with the
following:

      5.1      the Oxford County Public Health and Planning Department shall consult
               with and circulate copies of all site plans and drawings, to the
               appropriate municipal departments and agencies to ensure compliance
               of plans and drawings and other facilities and works proposed with the
               requirements of the by-laws and/or statutes administered by such
               departments and agencies;
      5.2      the Town of Tillsonburg Development Coordinating Committee shall
               report all site plan applications received and all decisions rendered to
               the Council of the Town of Tillsonburg;
      5.3      the Town of Tillsonburg Development Coordinating Committee shall
               determine the conditions of approval to the site plan in accordance with
               the standing policies of Town of Tillsonburg;

      5.4      in the event of a dispute between the Town of Tillsonburg Development
               Coordinating Committee and an applicant regarding site plans, drawings
               or conditions of approval, the applicant may appeal the decision of the
               Committee to Town Council;
      5.5      the Council of the Town of Tillsonburg may, by resolution, require that
               the Town of Tillsonburg Development Coordinating Committee not
               approve plans or drawings of a proposed development and shall refer
               such plans or drawings directly to Council;
      5.6      the site plans and drawings approved by the Development Coordinating
               Committee shall be stamped and signed as approved by the Director of
               Public Health and Planning for the County of Oxford, or in his/her
               absence, by the Tillsonburg Town Planner for the County of Oxford;


6.0   EXERCISE OF POWER

The exercise of the powers, authority or appointment delegated or made under Section
5.0 of this by-law is subject to the following:
The Corporation of the Town of
Tillsonburg By-law Number 2932                                                   Page 6


      6.1   The Development Coordinating Committee shall approve the plans and
            drawings referred to in Subsection 41(4) of the Act except where,
      6.1.1 the proposed facilities, works or matters shown on the plans and drawings
            do not comply with any applicable zoning by-law or are not substantially
            in accordance with the Site Plan Design Guidelines attached as Schedule
            "A" to this by-law, or
            6.1.2 the application under Section 3.0 of this by-law for approval of the
                    plans and drawings is incomplete.

      6.2   As a condition to the approval of plans and drawings referred to in
            Subsection 41(4) of the Act, the Development Coordinating Committee
            may require that the owner of the land enter into one or more agreements
            referred to in Section 3.3 of this by-law.

      6.3   The powers or authority under Sections 41(7)(b) and (c) of the Act with
            respect to any of the facilities, works or matters mentioned in Section
            41(7)(a) of the Act shall be exercised by the Development Coordinating
            Committee on the advice of the officer of the Corporation holding the
            position from time to time of Director of Operations or his/her delegate.

      6.4   The provisions of the Site Plan Design Guidelines be applied in each
            circumstance as it arises with such variations or modifications as the
            circumstances may require so long as each applicable provision is given
            effect according to its true intent and purpose.

      6.5   The form or wording of the agreement in Schedule AC@ shall be used with
            such variations or modifications as circumstances may require so long as
            the substance is not changed or affected and any variance from Schedule
            AC@, not being in manner of substance, does not affect the regularity of
            any agreement.


7.0   LAPSING OF APPROVAL

An approval by the Development Coordinating Committee of plans and drawings
referred to in Subsection 41(4) of the Act lapses,

      7.1   where a building permit is required for the development:
            7.1.1 at the expiration of one year from the date of approval if, within the
                  one year period, no building permit is issued for the development;
            7.1.2 and a building permit is issued for the development but the owner
                  has not started construction within one year of date of issuance of
                  the building permit or the construction of the development has not
                  been completed within two years of the date of issuance of the
                  building permit; or
            7.1.3 upon the revocation at any time of any building permit issued for
                  the development; and
The Corporation of the Town of
Tillsonburg By-law Number 2932                                                    Page 7



      7.2    where no building permit is required for the development but the owner
             has not started construction within one year of date of site plan approval
             or the construction of the development has not been completed within two
             years of the date of site plan approval.

      7.3    The lapse of an approval is effective upon written notice revoking the
             approval by the Director of Public Health and Planning for the County of
             Oxford, or in his/her absence, the Tillsonburg Town Planner of the County
             of Oxford to the owner or, where an agreement has been registered, upon
             the registration of a notice that the approval is revoked and the
             agreement is terminated.


                             FAILURE TO ACT / APPEAL


8.0   FAILURE TO ACT / APPEAL TO TOWN COUNCIL

Where the Development Coordinating Committee does not approve the plans and
drawings referred to in Subsection 41(4) of the Act within thirty days after they are
submitted to the Municipality for approval or where the owner of the land is not satisfied
with any of the requirements made by the Development Coordinating Committee under
Subsection 41(7) of the Act or with any part thereof, including the terms of any
agreement required, the owner of the land may, by written notice to the Town of
Tillsonburg Clerk-Administrator and submission of the application fee as outlined in
Schedule "B" to this By-law, request that the plans or drawings or the unsatisfactory
requirements or parts thereof or the agreement, be referred to Council, and

      8.1    Council shall hear the owner or afford the owner an opportunity to be
             heard as soon as practicable after the decision of the Development
             Coordinating Committee, and
      8.2    shall consider the report and recommendation of the Committee and
             determine the matter in issue, settle and determine the details of the
             plans or drawings and approve the same, settle and determine the
             requirements, including the provisions of any agreement.


                           APPROVAL BY TOWN COUNCIL


9.0   COUNCIL APPROVAL AT TIME OF REZONING

In respect of any specific development, at the time Council recommends the approval of
any zoning or rezoning by-law for the development, Council may on its own initiation:
The Corporation of the Town of
Tillsonburg By-law Number 2932                                                     Page 8


       9.1   take over the powers of the Development Coordinating Committee to
             approve the plans and drawings and impose requirements pertaining to
             the development, and thereafter the Committee shall not approve such
             plans and drawings or impose requirements pertaining to the
             development, except as provided by this clause;
       9.2   hold one or more public meetings, at which the owner shall be afforded an
             opportunity to be heard, for the purpose of considering the plans and
             drawings and requirements pertaining to the development, and as soon
             as practicable thereafter make a recommendation concerning the
             approval of the plans and drawings pertaining to the development and
             any requirements under subsection 41(7) of the Act, including the
             provision of any agreement required;


10.0   EXECUTIVE ACTS AUTHORIZED

The Mayor and Town Chief Administrative Officer / Clerk are hereby authorized to
execute on behalf and under the seal of the Corporation any document necessary to
give further effect to the provisions of this by-law.


                                    ENFORCEMENT


11.0   DEVELOPMENT WITHOUT APPROVED PLANS

Every person who, without having plans or drawings approved in accordance with
Section 41 of the Act, undertakes any development in the site plan control area
designated by this by-law is pursuant to section 67 of the Act, is guilty of contravening
section 41 of the Act.

12.0   FAILURE TO PROVIDE OR MAINTAIN FACILITIES, ETC.

Every person who undertakes any development in the site plan control area designated
by this by-law without providing or maintaining any of the facilities, works or matters
that are mentioned in clause 41(7)(a) of the Act and that are required by the
Corporation under that clause as a condition to the approval of plans or drawings in
accordance with section 41 of the Act is, pursuant to section 67 of the Act, guilty of
contravening section 41 of the Act.

13.0   FAILURE TO ENTER INTO AGREEMENT

Every person who undertakes any development in the site plan control area designated
by this by-law without entering into one or more agreements with the Corporation that
deal with or ensure the provision or maintenance of any of the facilities, works or
matters and that the person is required by the Corporation to enter into under that
subsection as a condition to the approval of plans and drawings in accordance with
The Corporation of the Town of
Tillsonburg By-law Number 2932                                                        Page 9


section 41 of the Act is, pursuant to section 67 of the Act, guilty of contravening
Section 41 of the Act.

14.0   PENALTY UPON CONVICTION

Every person who contravenes any provision of this by-law, upon conviction, is guilty of
an offence and is liable to any penalty as provided in the Planning Act.


15.0   FACILITIES , ETC. PROVIDED BY THE TOWN

In default of an owner of land, in the future, providing or maintaining any of the
facilities, works or matters that are to be provided in conjunction with all buildings and
structures to be erected or that are mentioned in section 41(7)(a) of the Act and that
are required by the Corporation as a condition to the approval of plans or drawing
referred to in section 41(4) of the Act, the Council may by by-law direct that such
facilities, works or matters shall be provided or maintained by or on behalf of the
Corporation at the expense of the owner and the expense incurred in doing so shall be
recovered

       15.1   by use of any cash or security bonds furnished to the Corporation under
              section 3.4 of this by-law;
       15.2   by action;
       15.3   in a like manner as municipal taxes;
       15.4   in annual instalments payable by the owner, with interest, not exceeding
              ten years.




READ a first and second time this 14th day of May, 2000


READ a third time and finally passed this 14th day of May, 2000


                                          Original Signed

                                          Mayor

                                          Original Signed

                                          Clerk-Administrator

								
To top