Agenda
Public Meeting for Planning Matters
Meeting Date:
Place:
Regular Session:
Chair:
Tuesday February 16, 2016
Woodstock City Hall, Council Chambers
7:00 PM
Connie Lauder
1. Application for Zone Change - ZN 8-16-02 – City of Woodstock, ZN 8-16-03 –
Bosman & Stevens Real Estate Holdings Inc.
The subject properties are legally described as Part of Blocks 2 & 5, Plan M-73, in the
City of Woodstock. The lands are located on the northeast corner of Seagrave Road
and Bysham Park Drive, in the City of Woodstock
The applicants propose to rezone the subject lands from ‘Special General Industrial
Zone (M3-2)’ to ‘Special General Industrial Zone (M3-3)’ to add a ‘contractor’s yard or
shop’ as permitted use to the subject properties.
2. Application for Zone Change - ZN 8-15-06 – 1377462 Ontario Limited (Zabian)
The subject property is legally described as Lots 1-3 & 5-9, 41R-8893 in the City of
Woodstock and is located on the east and west sides of a future extension of Lampman
Place, between Rideau Road and Juliana Drive.
The applicant proposed to rezone the subject lands from ‘Special Future Development
Zone (FD-2)’ to ‘Special Residential Zone 3 (R3-sp)’ to facilitate the development of a
23-unit townhouse development on the east and west sides of a future extension of
Lampman Place.
3. Site Plan Control - SP 8-15-15: Pavlovic Holdings Corporation
The subject lands are described as Lot 21, Plan 1624, in the City of Woodstock. The
lands are located on the northeast corner of Devonshire Avenue and Falcon Drive, and
are municipally known as 291 Falcon Drive.
The applicant proposes to construct 20 townhouse units on the subject lands and retain
a parcel for the existing single detached dwelling. The subject lands were recently
granted a site specific zoning to permit the proposed townhouse development.
No action is taken on these items at this meeting
Adjournment
Report No: CASPO 2016-17
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
Item 8(a)
To:
Mayor and Members of Woodstock Council
From:
Ron Versteegen, Senior Planner
Community and Strategic Planning
Applications for Zone Change
ZN 8-16-02 – City of Woodstock
ZN 8-16-03 – Bosman & Stevens Real Estate Holdings
REPORT HIGHLIGHTS

The applications for zone change propose to rezone the subject properties to permit a
contractor’s yard or shop in addition to retaining the uses currently permitted in the
M3-2 zone. The two properties are going to be merged into a single property.

Agency circulation resulted in no concerns with the proposed development.

Planning staff are recommending approval of the applications as they are consistent with
the policies of the 2014 Provincial Policy Statement and maintains the intent and purpose
of the Official Plan.
DISCUSSION
Background
OWNER (ZN 8-16-02):
The Corporation of the City of Woodstock
500 Dundas Street, Woodstock, ON N4S 0A7
OWNER (ZN 8-16-03):
Bosman & Stevens Real Estate Holdings c/o Jack Bosman
594711 Oxford Road 59, Woodstock, ON N4S 7V8
LOCATION:
The subject lands are described as Part of Blocks 2 & 5, Plan M-73, in the City of Woodstock.
The lands are located on the northeast corner of Seagrave Road and Bysham Park Drive and
are municipally known as 1209 Seagrave Road.
OFFICIAL PLAN:
Schedule “W-1”
City of Woodstock Land Use Plan
Traditional Industrial
Page 1 of 5
Report No: CASPO 2016-17
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
WOODSTOCK ZONING BY-LAW NO. 8626-10:
Existing Zoning:
Special General Industrial Zone (M3-2)
Requested Zoning:
Special General Industrial Zone (M3-3)
PROPOSAL:
The proposed zone changes affect two properties with the intent of rezoning both parcels from
‘Special General Industrial Zone (M3-2)’ to ‘Special General Industrial Zone (M3-3)’, to facilitate
the development of a contractor’s yard or shop. It is our understanding that the intent is merge
the northern parcel with the southern parcel into a single property on which the proposed use is
to be established. For that reason, the owners of the northern parcel (City of Woodstock) have
applied on behalf of the owners of the southern lot to add the contractor’s yard or shop as an
additional use. The ‘M3-2’ zone applies primarily to City-owned lands located in the Bysham
Park Drive Business Park.
The combined area of the two parcels is to be 0.986 ha (2.43 ac.) and both parcels are
presently vacant. The applicant is proposing to construct a 799 m2 (8,600 ft2) building for a
contractor’s shop/warehouse and an accessory business office.
Surrounding land uses include existing industrial uses to the west and south and planned
industrial to the east and north. The lands front onto and have direct access to Bysham Park
Drive and Seagrave Road, both of which are paved roads under the jurisdiction of the City of
Woodstock.
Plate 1, Existing Zoning & Location Map, indicates the location of the subject lands and the
zoning in the immediate area.
Plate 2, Aerial Map (2014), provides an aerial view of the subject lands and surrounding area as
of April 2014.
Application Review
2014 Provincial Policy Statement
The 2014 Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Under Section 3 of the Planning Act,
where a municipality is exercising its authority affecting a planning matter, such decisions “shall
be consistent with” all policy statements issued under the Act.
Section 1.3 of the PPS provides that planning authorities shall promote economic development
and competitiveness by:
a)
b)
c)
providing for an appropriate mix and range of employment (including industrial,
commercial, and institutional uses) to meet long-term needs;
providing opportunities for a diversified economic base, including maintaining a range and
choice of suitable sites for employment uses which support a wide range of economic
activities and ancillary uses, and take into account the needs of existing and future
businesses;
planning for, protecting and preserving employment areas for current and future uses;
Page 2 of 5
Report No: CASPO 2016-17
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
d)
ensuring the necessary infrastructure is provided to support current and projected needs.
Section 1.1.3.3 further directs that planning authorities shall identify appropriate locations and
promote opportunities for intensification and redevelopment where this can be accommodated
taking into account existing building stock or areas, including brownfield sites, and the
availability of suitable existing or planned infrastructure and public service facilities required to
accommodate projected needs.
Official Plan
The subject lands are currently designated ‘Traditional Industrial’ within a special policy area
referred to as the Bysham Park Drive Industrial Park. Permitted uses within this area include
light industrial uses that involve assembly, fabrication, manufacturing, warehousing, storage or
distribution within wholly enclosed buildings, wholesaling, research facilities and business
support services and facilities. Showroom, retail and sales operations in association and
ancillary to the permitted uses set out above may be permitted in buildings in this area provided
that such space does not exceed 50% of the gross leasable area of the permitted use.
In addition to these uses, limited service commercial uses directly supportive of and primarily
serving business and industry such as banks or financial institutions, education or training
facilities, restaurants, office supply and equipment sales, rental and service establishments,
computer, electronics or data processing services, photocopying, blueprinting and courier
services and similar uses shall be permitted.
The Bysham Park Drive Industrial Park is also subject to specific design criteria that address
such issues as building setbacks and the provision of adequate landscaping, parking placement
and screening, lighting, accessibility and stormwater management. These items can be
addressed through the site plan control approval process.
Zoning By-law
The subject properties are currently zoned ‘Special General Industrial Zone (M3-2)’ which
permits a broad range of industrial uses including a fabrication plant, an assembly plant, a
manufacturing plant, a processing plan and a business office accessory to a permitted use. The
special provisions of the M3-2 zone permit the broad range of uses permitted in the M3 zone,
but exclude uses such as a concrete batching or mixing plant, contractor’s yard or shop, cartage
express or truck terminal, farm implement dealer, public garage, feed mill and grain elevator.
The City has historically limited the uses in the M3-2 zone to promote Bysham Park as an area
for lighter, smaller-scale industrial-type uses.
Agency Comments
The zone changes were circulated to various agencies considered to have an interest in the
proposal. The following comments were received:
The City of Woodstock Engineering Department (Development Division) indicated that a site
plan application has been filed and circulated for the south property. It was noted that if the
zone changes are approved and the properties are merged, a revised site plan will need to be
submitted that includes both properties.
Page 3 of 5
Report No: CASPO 2016-17
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
The City of Woodstock Engineering Department (Building Division) indicated their support of the
application and noted that the applicant should be reminded that open storage is only permitted
to the rear of the building.
The Oxford County Public Works Department, and City of Woodstock Economic Development
Department indicated that they had no objections or concerns regarding the proposal.
Public Consultation
Notice of the zone change application was provided to the public and surrounding property
owners on two (2) occasions, January 25, 2016 and February 2, 2016. As of the date of this
report no letters or other correspondence has been received from neighbouring landowners.
Planning Analysis
The subject applications seek to amend the existing zoning to allow for a contractor’s yard or
shop on the subject lands. The intent is to merge the northern parcel with the southern parcel
into a single property, on which the proposed use is to be established.
The proposed development is consistent with the policies of the PPS as rezoning the lands to
permit a contractor’s yard or shop is considered to be an appropriate use of existing
employment lands and an efficient use of existing municipal services and infrastructure.
It is the opinion of this Office that the proposed use of the lands is appropriate and maintains the
intent and purpose of the Official Plan. While the current zoning of the lands excludes a
‘contractor’s yard or shop’, Planning staff are supportive of the request due to the limited scale
of the business, which is in-keeping with the intended purposes of the ‘light industrial’ setting of
the business park. Planning staff note that similar zone change applications to establish a
contractor’s yard or shop have been considered and approved by City Council in the Bysham
Park Drive Industrial Park in the recent past.
As previously indicated the site specific policies in the Official Plan require that developments in
the Bysham Park Drive Business Park address a number of design criteria. Building location,
lighting, parking, accessibility, grading, landscaping and privacy screening will be addressed
through the site plan approval process.
In light of the foregoing, this Office is satisfied that the request to rezone the lands to facilitate
the development of a contractor’s yard or shop is consistent with the PPS and maintains the
general intent and purpose of the Official and can therefore be given favourable consideration.
A draft of the proposed amending Zoning By-law is attached to this report for Council’s
consideration.
Page 4 of 5
Report No: CASPO 2016-17
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
RECOMMENDATIONS
It recommended that the Council of the City of Woodstock approve the proposed Zoning
By-law amendment (File: ZN 8-16-02 & ZN 8-16-03) for lands comprising Part of Blocks 2
& 5, Plan M-73, in the City of Woodstock, whereby the applicant proposes to rezone two
properties from ‘Special General Industrial Zone (M3-2)’ to ‘Special General Industrial
Zone (M3-3)’ to permit a contractor’s yard or shop on the subject lands as well as
retaining all the uses currently permitted in the M3-2 zone.
SIGNATURES
Authored by:
original signed by
Approved for submission: original signed by
Ron Versteegen, MCIP, RPP
Senior Planner
Gordon K. Hough, RPP
Director
Page 5 of 5
Plate 1 - Existing Zoning & Location Map
File No.: ZN 8-16-02 & ZN 8-16-03, City of Woodstock & Bosman & Stevens Real Estate Holdings
Legend
Parcel Lines
Property Boundary
Assessment Boundary
Unit
Road
Municipal Boundary
Environmental
Protection/Flood Overlay
Flood Fringe
Houser's Lane
Floodway
Environmental Protection (EP1)
Environmental Protection (EP2)
Bysham Park Drive
Zoning
Floodlines/Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Zoning (Displays 1:16000 to
1:500)
Subject Properties
Seagrave Road
Notes
0
62
NAD_1983_UTM_Zone_17N
124 Meters
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
January 21, 2016
Plate 2 - 2014 Aerial Photo
File No.: ZN 8-16-02 & ZN 8-16-03, City of Woodstock & Bosman & Stevens Real Estate Holdings
Legend
Parcel Lines
Bysham Park Drive
Property Boundary
Assessment Boundary
Unit
Road
Municipal Boundary
Subject Ptoperty
Notes
Seagrave Road
0
31
NAD_1983_UTM_Zone_17N
62 Meters
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
January 21, 2016
THE CORPORATION OF THE
CITY OF WOODSTOCK
BY-LAW NUMBER ______
A By-law to amend Zoning By-law Number 8626-10, as amended.
WHEREAS the Municipal Council of the Corporation of the City of Woodstock deems it
advisable to amend By-law Number 8626-10, as amended.
THEREFORE, the Municipal Council of the Corporation of the City of Woodstock,
enacts as follows:
1.
That Schedule "A" to By-law Number 8626-10, as amended, is hereby amended
by changing to M3-3 the zone symbol of the lands so designated M3-3 on
Schedule "A" attached hereto.
2.
This By-Law comes into force in accordance with Sections 34(21) and (30) of the
Planning Act, R.S.O. 1990, as amended.
READ a first and second time this 18th day of February, 2016.
READ a third time and finally passed this 18th day of February, 2016.
Mayor – Trevor Birtch
Clerk – Amelia Humphries
Report No: CASPO 2016-18
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
Item 8(b)
To:
Mayor and Members of Woodstock Council
From:
Ron Versteegen, Senior Planner,
Community and Strategic Planning
Application for Zone Change
ZN 8-15-06 – 1377462 Ontario Limited
REPORT HIGHLIGHTS

The zone change application proposes to rezone a portion of the subject lands from
‘Special Future Development Zone (FD-2)’ to ‘Special Residential Zone 3 (R3-special)’ to
facilitate the development of a 23-unit townhouse proposal.

Agency circulation resulted in no concerns with the proposed development.

Planning staff are recommending approval of the application, as it is consistent with the
policies of the 2014 Provincial Policy Statement and maintains the intent and purpose of
the Official Plan.
DISCUSSION
Background
OWNER:
1377462 Ontario Limited
780 Dundas Street, Woodstock, ON N4S 1E9
APPLICANT:
Fadel H. Zabian
780 Dundas Street, Woodstock, ON N4S 1E9
LOCATION:
The subject property is legally described as Lots 1–3 & 5–9, Reference Plan 41R-8893 in the
City of Woodstock. The lands are located on the east and west sides of the extension of
Lampman Place, between Rideau Road and Juliana Drive and are municipally known as 500 504 Norwich Avenue.
COUNTY OF OXFORD OFFICIAL PLAN:
Schedule “W-1”
City of Woodstock Land Use Plan – Residential
Schedule “W-3”
City of Woodstock Residential Density Plan – Medium Density Residential
Page 1 of 6
Report No: CASPO 2016-18
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
CITY OF W OODSTOCK ZONING BY-LAW 8626-10:
Existing Zoning:
Special Future Development Zone (FD-2)
Requested Zoning:
Special Residential Zone 3 (R3-special)
PROPOSAL:
The purpose of the zone change application is to rezone the subject lands from ‘Special Future
Development Zone (FD-2)’ to ‘Special Residential Zone 3 (R3-special)’ to facilitate the
development of 23 residential townhouse units on the east and west sides of an extension of
Lampman Place.
The combined areas of the parcels to be developed are approximately 0.67 ha (1.66 ac.) and
the lands are presently vacant. Surrounding land uses include a golf course to the west,
existing low density residential development to the north, existing commercial development to
the east and existing commercial and planned medium density residential development to the
south. The lands will front onto both sides of and will have direct access to Lampman Place.
The City of Woodstock Engineering Department confirmed that a Municipal Class
Environmental Assessment (Class EA) has been completed for the Lampman Place extension
by which Lampman Place will extend from its current location through to Juliana Drive. It was
further detailed that the City intends to proceed with the detailed design and construction of the
Lampman Place extension in 2016.
Plate 1 – Existing Zoning and Location Map indicates the location of the subject property and
the existing zoning in the immediate vicinity.
Plate 2 – Aerial Photo (2014) shows the existing land uses as of April 2014.
Plate 3 – Proposed Site Plan, illustrates the location and orientation of the proposed residential
buildings along both sides of the proposed Lampman Place extension. As shown on the plan, 6
units are to be constructed on the west side of Lampman Place while 17 units will be
constructed on the east side of Lampman Place.
Application Review
2014 Provincial Policy Statement
The 2014 Provincial Policy Statement (PPS) provides policy direction on matters of provincial
interest related to land use planning and development. Under Section 3 of the Planning Act,
where a municipality is exercising its authority affecting a planning matter, such decisions “shall
be consistent with” all policy statements issued under the Act.
The policies of Section 1.1 state that sufficient land shall be made available to accommodate an
appropriate range and mix of land uses to meet projected needs for the planning period. Within
settlement areas, sufficient land shall be made available through intensification and
redevelopment and, if necessary, designated growth areas.
The policies of Section 1.1.3 state that settlement areas shall be the focus of growth and
development, and their vitality and regeneration shall be promoted. Section 1.1.3.3 states that
Page 2 of 6
Report No: CASPO 2016-18
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
planning authorities shall identify appropriate locations and promote opportunities for
intensification and redevelopment where this can be accommodated taking into account existing
building stock or areas, including brownfield sites, and the availability of suitable existing or
planned infrastructure and public service facilities required to accommodate projected needs.
The policies of Section 1.1.3.6 state that new development taking place in designated growth
areas should occur adjacent to the existing built-up area and shall have a compact form, mix of
uses and densities that allow for the efficient use of land, infrastructure and public service
facilities.
Further, Section 1.4 Housing, specifically ss. 1.4.3, states that planning authorities shall provide
for an appropriate range and mix of housing types and densities to meet projected requirements
of current and future residents of the regional market area by:





Establishing and implementing minimum targets for the provision of housing which is
affordable to low and moderate income households;
Permitting and facilitating all forms of housing required to meet the social, health and
well-being requirements of current and future residents;
Directing the development of new housing towards locations where appropriate levels of
infrastructure and public service facilities are or will be available to support current and
projected needs;
Promoting densities for new housing which efficiently use land, resources, infrastructure
and public service facilities, and support the use of active transportation and transit in
areas where it exists or is to be developed; and
Establishing development standards for residential intensification, redevelopment and new
residential development which minimize the cost of housing and facilitate compact form,
while maintaining appropriate levels of public health and safety.
Official Plan
The subject property falls within the ‘Medium Density Residential’ designation according to the
City of Woodstock Residential Density Plan, as contained in the Official Plan. The Medium
Density Residential areas are those areas of the City that are developed or planned for low to
medium profile multiple unit development that exceeds densities established for Low Density
areas. Residential uses within Medium Density Residential areas include townhouses, medium
density cluster development, converted dwellings and low-rise apartments. In these areas it is
intended that there will be a mixing and integration of different forms of housing to achieve an
overall medium density. To help achieve a variety of forms of housing, City Council may choose
to restrict the range of uses permitted on individual sites through the Zoning By-law.
The maximum net residential density in the Medium Density Residential area is 62 units/ha
(25 units/ac.) and no building shall exceed four stories in height at street elevation.
The policies also state that all proposals for medium density residential development shall be
subject to site plan control and when considering any specific proposal for medium density
residential development, City Council will be satisfied that the criteria of Section 7.2.8 are
adequately addressed.
Section 7.2.8 (SITE DESIGN POLICIES FOR MULTIPLE UNIT RESIDENTIAL DEVELOPMENT) of the
Official Plan includes criteria when evaluating the establishment of new multiple unit residential
development in order to ensure that the development provides a high quality of life for residents
Page 3 of 6
Report No: CASPO 2016-18
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
and consistent design standards that would result in positive development. These criteria are
as follows:






new multiple unit buildings and especially townhouse dwellings will avoid long linear
orientations, where feasible, by staggering sections of the building and by providing
breaks in the building line at appropriate intervals including periodic variations in the roof
line for individual units for townhouse dwellings;
dwelling units and amenity areas will be sufficiently separated from each other and from
parking areas to ensure privacy and to avoid prolonged periods of shadowing especially
during winter months;
where a multiple unit residential dwelling abuts lower density residential development,
where feasible, the building will be sited to minimize visual intrusion onto neighbouring
properties;
dwelling units will be generally situated to ensure that a majority of dwelling units will
benefit from passive solar orientation;
a portion of all townhouse dwellings in each development will provide barrier free access
to persons with mobility limitations. All apartment buildings will have at least one
entranceway which provides barrier free access; and
the development will be designed as much as possible to fit the contour of the land.
Zoning By-law
The subject property is presently zoned ‘Special Future Development Zone (FD-2)’ which
permits the uses allowed in the ‘Future Development Zone (FD)’ and also reflects that the parcel
does not have access to the public road at the time of the passing on the site specific by-law (By-law
8825-13, passed January 17, 2013). By-law 8825-13 was passed with the knowledge that the City
would ultimately extend Lampman Place in the future.
The applicant has applied to rezone the subject property to ‘Special Residential Zone 3 (R3-24)’
to facilitate the development of 23 townhouse units.
Based on the current site plan, the proposed development appears to meet all of the relevant
zoning provisions of the R3 zone.
Agency Comments
The development proposal was circulated to various agencies considered to have an interest in
the proposal. The following comments were received:
The City of Woodstock Engineering Department (Development Division) confirmed that there is
a trunk sanitary sewer and easement running through the rear of the west portion of the subject
site and that the City will require that the services for the subject site be connected to the main
lines on Lampman Place as opposed to the existing services within the private easement along
the south side of the subject site. Further, it was noted that the City has a 20 m (66 ft.) wide
piece of land that will function as the Lampman Place road allowance, and that is area has not
been dedicated as road allowance.
It was confirmed that the City has completed a Schedule B Municipal Class Environmental
Assessment (Class EA) for Lampman Place and through this process the preferred alternative
was to extend Lampman Place from its current terminus through to Juliana Drive. Further, the
intent is for the City to proceed with detailed design with construction commencing as early as
spring 2016.
Page 4 of 6
Report No: CASPO 2016-18
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
The City of Woodstock Engineering Office (Building Division) noted that a Record of Site
Condition is required due to the previous use on the subject property being a scrap yard.
Additionally, the applicant is to confirm that the driveway setback along the south property line
of the easterly block noting that the minimum setback is 1.5 m (4.9 ft.).
The City of Woodstock Parks and Recreation Department noted that a number of trees will need
to be removed to complete this construction. Accordingly, the owner needs to provide a
landscape plan and is advised that any removals will be in accordance with the City of
Woodstock Landscape Guidelines.
The County of Oxford Public Works Department, City of Woodstock Economic Development
Commissioner, City of Woodstock Police Department, Upper Thames River Conservation
Authority and Canada Post indicated that they have no comments or concerns regarding this
application.
Public Consultation
Notice of the zone change application was provided to the public and surrounding property
owners on two (2) occasions, April 23, 2015 and February 2, 2016. As of the date of this report
no letters or other correspondence has been received from neighbouring landowners.
Planning Analysis
An application for zone change has been submitted to rezone a portion of the subject lands from
‘Special Future Development Zone (FD-2)’ to ‘Special Residential Zone 3 (R3-special)’ to
facilitate the development of 23 residential townhouse units.
The proposed rezoning of the subject lands is considered to be an efficient use of the lands,
municipal services and infrastructure. Additionally, this proposal will assist in providing an
alternative housing type for current and future residents of the regional market area, serving to
satisfy a broader range of housing requirements. As such, Planning staff are of the opinion that
the proposed application is consistent with the housing and redevelopment policies of the
Provincial Policy Statement.
It is also the opinion of this Office that the subject application is consistent with the policies for
Medium Density Residential Districts within the City of Woodstock. The Medium Density
Residential designation is intended to support townhouse, medium density cluster development,
converted dwellings and low-rise apartments that exceed the densities established for Low
Density areas. The proposed two-storey townhouses are a form of housing envisioned in the
Medium Density Residential policies.
Additionally, the net residential density for the
development is 34.3 units/ha (13.8 units/ac.), which is at the low end of the range of densities
permitted in the medium density designation.
In regard to the locational criteria listed in Section 7.2.8 of the Official Plan Planning staff note
that the orientation and design of the units avoid long linear orientations and that the dwelling
units and amenity areas are sufficiently separated to ensure privacy and avoid prolonged
periods of shadowing. Additionally, the units are oriented to minimize visual intrusion on
neigbouring properties as the proposed units flank onto the low density residential development
to the north. The dwelling units are situated to ensure that a majority of dwelling units will
Page 5 of 6
Report No: CASPO 2016-18
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
benefit from passive solar orientation and the design of the development also fits onto the
contours of the subject lands.
While the subject properties are presently landlocked as noted by the City of Woodstock
Engineering Department, the extension of Lampman Place is anticipated to take place in 2016.
With respect to the comments provided by the City’s Manager of Building & Facilities, the
applicant confirmed that a Record of Site Condition was posted on the Environmental Site
Registry on January 31, 2013. In addition, the applicant confirmed that the driveway setback of
the block east of Lampman Place is setback 1.5 m (4.9 ft.) from the south property boundary.
The applicant has submitted a site plan application (File No.: SP 8-15-03) to the City for the
proposed development. Through this process City and Planning staff will review the plans to
ensure that the site is properly designed with respect to building location, lighting, parking,
garbage collection, accessibility, grading, landscaping and privacy screening.
In light of the foregoing, it is the opinion of this Office that the application for zone change is
appropriate and can be given favourable consideration.
A draft of the proposed amending Zoning By-law is attached to this report for Council’s
consideration.
RECOMMENDATIONS
It recommended that the Council of the City of Woodstock approve the proposed Zoning
By-law amendment (File ZN 8-15-06) for lands comprising Lots 1–3 & 5–9, Reference Plan
41R-8893, in the City of Woodstock, whereby the applicant proposes to rezone the
subject property from ‘Special Future Development Zone (FD-2)’ to ‘Special Residential
Zone (R3-25)’ in order to permit the development of a 23-unit townhouse development on
the east and west sides of the extension of Lampman Place.
SIGNATURES
Authored by:
original signed by
Approved for submission: original signed by
Ron Versteegen, MCIP, RPP
Senior Planner
Gordon K. Hough, RPP
Director
Page 6 of 6
Plate 1 - Existing Zoning & Location Map
ZN 8-15-06 - 1377462 Ontario Limited - Lots 1-3 & 5-9, Ref. Plan 41R-8893, Woodstock
Legend
Montclair Drive
Parcel Lines
Property Boundary
Assessment Boundary
Unit
Road
Municipal Boundary
Environmental
Protection/Flood Overlay
Flood Fringe
Floodway
Environmental Protection (EP1)
Lampman Place
Environmental Protection (EP2)
Norwich Avenue
Zoning
Floodlines/Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Regulatory Flood And Fill Lines
Zoning (Displays 1:16000 to
1:500)
Subject Property
Proposed Lampman
Place Extension
Corridor
Juliana Drive
Notes
0
51
NAD_1983_UTM_Zone_17N
102 Meters
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
April 21, 2015
Plate 2 - Aerial Photo (2104)
ZN 8-15-06 - 1377462 Ontario Limited - Lots 1-3 & 5-9, Ref. Plan 41R-8893, Woodstock
Legend
Lampman Place
Parcel Lines
Rideau Road
Property Boundary
Assessment Boundary
Unit
Road
Municipal Boundary
Notes
Proposed Lampman
Place Extension
Corridor
Subject Property
0
24
NAD_1983_UTM_Zone_17N
47 Meters
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
January 25, 2016
THE CORPORATION OF THE
CITY OF WOODSTOCK
BY-LAW NUMBER
A By-law to amend Zoning By-law Number 8626-10, as amended.
WHEREAS the Municipal Council of the Corporation of the City of Woodstock deems it
advisable to amend By-law Number 8626-10, as amended.
THEREFORE, the Municipal Council of the Corporation of the City of Woodstock,
enacts as follows:
1.
That Schedule "A" to By-law Number 8626-10, as amended, is herebyamended by changing to R3-25 the zone symbol of the lands so
designated R3-25 on Schedule "A" attached hereto.
2.
That Section 8.3 to By-law Number 8626-10, as amended, is hereby
amended by adding the following subsection at the end of thereof.
“8.3.25
R3-25
8.3.25.1
Notwithstanding any provisions of this By-law to the contrary, no person
shall within any R3-25 Zone use any lot, or erect, alter or use any building
or structure for any purpose except for the following:
LAMPMAN PLACE
(KEY MAP 30)
a horizontally-attached dwelling house;
a street row dwelling house
8.3.25.2
Notwithstanding any provisions of this By-law to the contrary, no person
shall within any R3-25 Zone use any lot, or erect, alter or use any building
or structure except in accordance with the following provisions:
8.3.25.3
That all provisions of the R3 Zone in Section 8.2 to this By-law, as
amended, shall apply, and further that all other provisions of the By-law, as
amended, that are consistent with the provisions herein contained shall
continue to apply mutatis mutandis.”
The Corporation of the
City of Woodstock
By-Law Number
3.
Page 2
This By-law comes into force in accordance with Section 34(21) and (30)
of the Planning Act, R.S.O. 1990, as amended.
READ a first and second time this 18th day of February 2016.
READ a third time and finally passed this 18th day of February 2016.
_____________________________
Mayor – Trevor Birtch
_____________________________
Clerk – Amelia Humphries
SCHEDULE "A"
©
TO BY-LAW No.
LOT 17 AND PT OF LOTS 15, 16 AND 18,
REGISTRAR'S COMPILED PLAN 1600
PARTS 1 AND 2 AND PARTS 6 TO 9 (INCLUSIVE),
REFERENCE PLAN 41R-8893
CITY OF WOODSTOCK
METRES
10
5
0
10
20
N77°49'10"E 45.44
N77°46'20"E 41.80
44.67
'50"W
9
0"W 44.6
A N
P L
N20°43
1
N26°
L O T
N20°43'4
L O T
"W
6'00
45.4
0
L O T
NOTE:
1 7
3
8 9
- 8
R
4 1
' S
A R
R
S T
G I
E
R
AREA OF ZONE CHANGE TO R3-25
ALL DIMENSIONS IN METRES
N77°49'10"E 111.14
1 5
E D
L I
P
M
C O
0 0
1 6
A N
P L
L O T
1 8
1 6
N14°59'50"W 44.15
LAMPM
AN PL
RIDEAU RD
N77°46'20"E 106.67
THIS IS SCHEDULE "A"
TO BY-LAW No. ________________, PASSED
THE __________ DAY OF ____________, 2016
MAYOR
CLERK- ADMIN ISTRATOR
30
Report No: CASPO 2016-34
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
Item 8(c)
To:
Mayor and Members of Woodstock Council
From:
Andrea Hächler, Development Planner,
Community and Strategic Planning
Application for Site Plan Approval
SP 8-15-15 – Pavlovic Holdings Corp.
REPORT HIGHLIGHTS

The application for site plan approval proposes to facilitate the construction of
20 townhouse units on the subject lands. The existing single-detached dwelling located at
the east end of the lands will remain on the property, but does not form part of this site
plan application.

Staff is satisfied with the details regarding the location of the building, parking, access,
stormwater management, servicing and landscaping.

Planning staff are recommending approval of the application as the applicant has
addressed all of the issues raised by staff.
DISCUSSION
Background
OWNER:
Pavlovic Holdings Corporation
596 Stonebury Crescent, Waterloo, ON N2K 3R2
APPLICANT:
IBI Group (Odete Gomes)
246 Brant Avenue, Brantford, ON N3T 3J5
LOCATION:
The subject lands are described as Lot 21, Plan 1624, in the City of Woodstock. The lands are
located on the northeast corner of Falcon Drive and Devonshire Avenue and are municipally
known as 1305 Devonshire Avenue.
COUNTY OF OXFORD OFFICIAL PLAN:
Schedule “W-1”
City of Woodstock Land Use Plan
Residential
Schedule “W-2”
City of Woodstock Residential
Density Plan
Low Density Residential
Page 1 of 3
Report No: CASPO 2016-34
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
CITY OF W OODSTOCK ZONING BY-LAW 8626-10:
Existing Zoning: Special Residential Zone 3 (R3-24) & Residential Zone 1 (R1)
Plate 1 – Existing Zoning and Location Map indicates the location of the subject property and
the existing zoning in the immediate vicinity.
Plate 2 – Aerial Map (2014) shows the existing land uses as of April 2014.
Plate 3 – Applicant’s Site Plan, illustrates the location of the buildings, site access and parking
areas on the subject property.
Plate 4 – Proposed Building Elevations, provides the proposed building elevations for the
townhouse units.
Application Review
Discussion
City of Woodstock Council recently approved an application for zone change to rezone the
subject lands from Residential Zone 1 (R1) to Special Residential Zone 3 (R3-24). Application
ZN 8-15-18 was approved, and By-law 9014-15 was passed by City Council on November 19,
2015, rezoning the area to be developed to ‘Special Residential Zone 3 (R3-24)’. No appeals
were received regarding the passing of the noted By-law 9014-15.
A number of residents were present at the public meeting and raised concerns regarding traffic,
privacy and the preservation of the large trees on the north side of the property. In response to
the neighbour’s concerns, Council directed staff to hold a public meeting for the site plan
application. The purpose of the meeting is to allow the neighbouring property owners the
opportunity to review the proposed site plan and inform Council of any further concerns.
The proposed site plan and associated drawings that address issues such as zoning
requirements, parking, access, storm water management, servicing, grading, lighting and
landscaping was originally submitted on August 6, 2015. The plan has been revised on several
occasions in response to issues raised by staff. City staff have indicated that the final
submission dated October 17, 2015 addressed all of the concerns that had been raised
previously and the plans could be considered for final approval.
Public Consultation
Notice regarding the site plan application was provided to the neighbouring property owners on
February 1, 2016. As of the date of this report, no concerns or objections have been received
regarding the proposed application.
Planning Analysis
The applicant’s site plan is proposing a total of 20 townhouse units in 3 separate dwelling
houses. Each unit has exclusive use of a double car garage as well as 2 parking spaces in the
driveway, totalling 4 spaces per dwelling unit, which exceeds the City’s Zoning By-law
Page 2 of 3
Report No: CASPO 2016-34
COMMUNITY AND STRATEGIC PLANNING
Council Date: February 18, 2016
requirement of 2 spaces per dwelling unit. The site also provides 8 visitor parking spaces. The
total number of spaces in the development is 88, which exceeds the required number of parking
spaces. Staff are of the opinion that the amount of parking to be provided on-site is sufficient
and that no on-street parking is required.
With respect to traffic concerns, both the City of Woodstock Engineering Department and the
County of Oxford Public Works Department indicated that based on the size and nature of the
development, significant impact to existing traffic movements is not anticipated.
The proposed site plan addresses privacy by maintaining the existing trees on the site along
with the installation of a 1.8 m (5.9 ft.) privacy fence along the northern lot line, adjacent to the
existing residential development. The proposed site plan also includes a 7.5 m (24.6 ft.)
setback from the proposed townhouse developments to the northern lot line, which is the same
minimum rear yard setback as required in the ‘Residential Zone 1 (R1)’ and ‘Residential Zone 2
(R2)’ zones.
In light of the foregoing, staff are of the opinion that the proposed development is compatible
with the existing residential development in the area and will not negatively affect the privacy or
enjoyment of the outdoor amenity space of the neighbouring properties.
RECOMMENDATIONS
It is recommended that the Council of the City of Woodstock direct staff to approve the
proposed Site Plan Application (File SP 8-15-15) for lands comprising Lot 21, Plan 1624,
in the City of Woodstock, whereby the applicant proposes to construct 20 townhouse
dwelling units on the subject lands.
SIGNATURES
Authored by:
original signed by
Approved for submission: original signed by
Andrea Hächler
Development Planner
Gordon K. Hough, RPP
Director
Page 3 of 3
Plate 1: Existing Zoning & Location Map
SP 8-15-15 - Pavlovic Holdings Corporation - 1305 Devonshire Avenue, Woodstock
Legend
Environmental
Protection/Flood Overlay
Flood Fringe
Floodway
Environmental Protection (EP1)
Environmental Protection (EP2)
Zoning
Floodlines/Regulation Limit
100 Year Flood Line
30 Metre Setback
Conservation Authority
Regulation Limit
Lands to be rezoned to R3-24
Regulatory Flood And Fill Lines
Zoning (Displays 1:16000 to
1:500)
Lands to remain R1
Notes
0
57
NAD_1983_UTM_Zone_17N
113 Meters
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
August 10, 2015
Plate 2: Aerial Map (2014)
SP 8-15-15 - Pavlovic Holdings Corporation - 1305 Devonshire Avenue, Woodstock
Legend
Hummingbird Crescent
Falcon Drive
Parcel Lines
Property Boundary
Assessment Boundary
Unit
Road
Municipal Boundary
Lands to be rezoned R3-24
Land to Remain R1
Notes
Devonshire Avenue
0
28
NAD_1983_UTM_Zone_17N
57 Meters
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable. This is not a plan of survey
August 10, 2015