MUNICIPALITY OF THAMES CENTRE
REGULAR COUNCIL MEETING
AGENDA

Monday, April 28, 2025 at 5:00 P.m. - 8:00 P.m.

Hybrid Council Meeting (Virtual and In-Person)

Municipal Office - Council Chambers

4305 Hamilton Road Dorchester, ON

Accessible formats and communication supports are available upon request. Please contact the Clerk's Department to make the request at [email protected]

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1.

Call to Order

2.

Additions to Agenda

3.

Approval of Agenda

• Recommended Motion:

  THAT the April 28, 2025 Regular Council Meeting Agenda BE APPROVED as circulated. 

4.

Disclosure of Pecuniary Interest

The Municipal Conflict of Interest Act requires any member of Council declaring a pecuniary interest and the general nature thereof, where the interest of a member of Council has not been disclosed by reason of the member’s absence from the meeting, to disclose the interest at the first open meeting attended by the member of Council and otherwise comply with the Act.

5.

Announcements

6.

Public Meeting - Planning

• Recommended Motion:

  THAT Council ADJOURN its regular meeting at X:XX p.m. and move into Public Meetings pursuant to the Planning Act, to consider applications listed on the April 28, 2025 Regular Council Agenda.

6.1

Consent Application B3-25 and Zoning By-law Amendment Application Z5-25 (Bloetjes Farms Ltd., Applicant) - 914 Donnybrook Drive

a.

Overview of Application - Planner

b.

Additional Information - Applicant/Agent

c.

Public Questions (In Person & Virtual)

d.

Questions from Members of Council

e.

Close Public Meeting

f.

Decisions (2 Required - Consent & Zoning)

• Recommended Motion:

  THAT Application for Consent B3-25 requested by Bloetjes Farms Ltd. for lands legally described as Part of Lot 20, Concession B S.R.T., (geographic Township of North Dorchester), Municipality of Thames Centre, and known municipally as 914 Donnybrook Drive (County Road 78) BE APPROVED, subject to the following conditions:

  1. That the Certificate of Consent under Section 53(42) of the Planning Act be given within two years of the date of the notice of the decision. The request for the Certificate of Consent shall be accompanied by a written submission that details how each of the conditions of consent has been fulfilled and the required fee.

  2. That the applicant obtains a rezoning approval to prohibit any new residential use on the lands to be retained being the remnant farm parcel.

  3. That the applicant initiate and assume, if required, all engineering costs associated with the preparation of a revised assessment schedule in accordance with the Drainage Act, RSO 1990, as amended, with such costs to be paid in full to the appropriate engineering firm, all to the satisfaction of the Drainage Superintendent.

  4. That all applicable property taxes, municipal fees and charges be paid to the Municipality.

  5. That all outstanding work orders or by-law enforcement issues be resolved to the satisfaction of the Chief Building Official.

  6. That the owner dedicate land up to 18 m from the centreline of construction of Donnybrook Drive to the County of Middlesex across the severed and retained parcels for the purposes of road widening if the right of way is not already to that width.

  7. That the surplus farm buildings on the lands to be severed be deemed to be structurally sound and in good condition for residential accessory use by a professional structural engineer or be demolished to the satisfaction of the Chief Building Official.

  8. That the proponent provide evidence from an Ontario Land Surveyor which confirms that     all structures will be compliant with applicable zoning by-law provisions on the lands to be severed.

  9. That the proponent provide evidence from an Ontario Land Surveyor which confirms that the existing onsite sewage system and well are wholly contained and compliant with applicable setbacks from property line, as required by the Ontario Building Code, on the lands to be severed.

  10. That the necessary deeds, transfers and charges for certificates and /or instruments necessary for registration be submitted electronically to the Municipality, all of which are to be fully executed.

  11. That an electronic version of a deposited reference plan be submitted to legally describe the lands affected and in general conformity with this decision, all to the satisfaction of the Municipality.

  REASONS 

  • The application is consistent with the Provincial Planning Statement.
  • Conformity with the County Official Plan and Municipal Official Plan would be maintained.
  • The requirements of the Zoning By-Law are capable of being satisfied through the requested rezoning. 
• Recommended Motion:

  THAT Application for Zoning By-law Amendment Z5-25 requested by Bloetjes Farms Ltd. for lands legally described as Part of Lot 20, Concession B S.R.T., (geographic Township of North Dorchester), Municipality of Thames Centre, and known municipally as 914 Donnybrook Drive (County Road 78) be APPROVED;
  
  AND THAT the implementing by-law be CONSIDERED, as included in the by-law portion of the agenda.

6.2

Zoning By-law Amendment Application Z4-25 (Norman Demaray, Debra Demaray and Andrew Demaray, Applicants; Stephen Carneiro Fernandes, Agent) - 5251 & 5247 Dorchester Road

a.

Overview of Application - Planner

b.

Additional Information - Applicant/Agent

c.

Public Questions (In Person & Virtual)

d.

Questions from Members of Council

e.

Close Public Meeting

f.

Decision

• Recommended Motion:

  THAT Application for Zoning By-law Amendment Z4-25 as requested by Norman, Debra and Andrew Demaray to rezone a portion of the subject property from a site-specific Rural Industrial (M2-15) Zone to a site-specific Agricultural (A-69) Zone and amend the zoning provisions of the site-specific Rural Industrial (M2-15) Zone for lands legally described as Part of Lot 19, Concession 5 S.R.T.; and Parts 1 to 2 and 3 to 4 on Reference Plan 33R-2402 (geographic Township of North Dorchester), Municipality of Thames Centre be APPROVED;

  
  AND THAT the implementing by-law be CONSIDERED, as included in the by-law portion of the agenda.

6.3

Zoning By-law Amendment Application Z6-25 (Apple Land Station Inc. c/o Dan Muzylowsky, Applicant) - 329 Richmond Street

a.

Overview of Application - Planner

b.

Additional Information - Applicant/Agent

c.

Public Questions (In-Person & Virtual)

d.

Questions from Members of Council

e.

Close Public Meeting

f.

Decision

• Recommended Motion:

  THAT Application for Zoning By-law Amendment Z6-25 as requested by Apple Land Station Inc. to rezone the subject property from the Agricultural (A) Zone to a site-specific Agricultural (A-17) Zone to ‘gift shop’, ‘bakery’ and ‘recreation use – outdoor’ as permitted uses on the property, as well as all other uses permitted in the parent Agricultural (A) Zone for lands legally described as Part of Lot 9, Concession 1, N.R.T., (geographic Township of North Dorchester), Municipality of Thames Centre be APPROVED;
  
  AND THAT the implementing by-law be CONSIDERED, as included in the by-law portion of the agenda.

6.4

Zoning By-law Amendment Application Z9-25 (Plover Mills Commodities Ltd., Applicant) - 23364 Wellburn Road

a.

Overview of Application - Planner

b.

Additional Information - Applicant/Agent

c.

Public Questions (In-Person & Virtual)

d.

Questions from Members of Council

e.

Close Public Meeting

f.

Decision

• Recommended Motion:

  THAT Application for Zoning By-law Amendment Z9-25 as requested by Plover Mills Commodities Ltd. to rezone the subject property from the Rural Industrial (M2) Zone to a site-specific Agricultural (A-70) Zone to permit a Grain Elevator and Drying Facility and to permit a front yard setback of 17m and an interior side yard setback of 11m for the lands legally described as Part of Lot 29, Concession 6; and Parts 1 & 2 of RP 33R5758 (geographic Township of West Nissouri), Municipality of Thames Centre, and known municipally as 23372 & 23364 Wellburn Road (County Road 27) Municipality of Thames Centre BE APPROVED;

  AND THAT the implementing by-law be CONSIDERED, as included in the by-law portion of the agenda.

6.5

Close Public Meetings

• Recommended Motion:

  THAT the Planning Public Meetings ADJOURN at X:XX p.m. and Council RECONVENE its Regular Meeting.

7.

Approval of Previous Minutes

• Recommended Motion:

  THAT the minutes of the Regular Meeting of Council, held on April 7, 2025, BE APPROVED as circulated.

8.

Consent Agenda

Items listed under Consent Agenda are RECEIVED for information in one motion. Council members may request that one or more item(s) be separated for further action.

• Recommended Motion:

  THAT Consent Agenda Items 8.1 through 8.5 BE RECEIVED for information. 

8.1

Middlesex County Council Meeting Highlights - April 8, 2025

8.2

Middlesex County Council Meeting Highlights - April 22, 2025

8.3

North Middlesex & Town of Parry Sound - Reject Strong Mayor Powers and Request to Repeal or Option to Opt-Out

8.4

Town of Amherstburg - Opposition to Strong Mayor Designation

8.5

Rideau Lakes - Request to Remove Rideau Lakes from Strong Mayor Powers Legislation

9.

Reports of Departments

9.1

Waubuno Creek ‘J’ – Request for Improvement

• Recommended Motion:

  THAT Report No. PW-DR-004-25 of the Drainage Superintendent, dated April 28, 2025, concerning a request received for drainage improvements, BE RECEIVED for information;

  AND THAT the request for improvements submitted, under Section 78 of the Drainage Act, R.S.O. 1990, for new drainage works, in relation to the property located inside CON 6 S PT LOTS 4 (former township of West Nissouri) BE RECEIVED AND ADOPTED;

  AND THAT Mr. M. P. Devos, of Spriet Associates, BE APPOINTED the Engineer to investigate and prepare the necessary drainage report.

9.2

Information Report on Additional Residential Units

• Recommended Motion:

  THAT Report No. PDS-018-2025 BE RECEIVED for information.

9.3

Dorchester and Thorndale WWTP – 2024 Annual Reports

• Recommended Motion:

  THAT Report No. PW-ES-003-25 regarding the 2024 annual reports for the Dorchester and Thorndale WWTP provided by the Ontario Clean Water Agency (OCWA) through the operations and maintenance contract, BE RECEIVED for information.

9.4

Thorndale Industrial Drain – Financial Strategy and By-Law

• Recommended Motion:

  THAT Report No. PW-DR-005-25 BE RECEIVED for information;

  AND THAT staff BE DIRECTED to prepare a By-law for Council to consider under Part 12 of the Municipal Act, 2001 for charging future development lands within the Thorndale Industrial Lands to become part of the existing stormwater management system;

  AND THAT the Treasurer and the CAO be AUTHORIZED to sign the Middlesex County Loan Agreement between the Corporation of the Municipality of Thames Centre and The County of Middlesex, as attached to this report.

9.5

Artificial Intelligence (AI) Policy

• Recommended Motion:

  THAT Report No. LS-006-25 BE RECEIVED for information.

10.

Unfinished Business

11.

Notice of Motion

12.

New Business

The below recommendation is needed administratively to close the loop on a decision made by Council in 2023.  The original resolution is attached to the agenda for reference only. 

• Recommended Motion:

  WHEREAS at the Regular Meeting of Council on June 12, 2023 Council of the Corporation of the Municipality of Thames Centre adopted resolution number 182-2023, to declare the Unopened Road Allowance formally known as Niles Road, surplus to the needs of the municipality;

  AND WHEREAS following further review, it has been determined that retaining ownership of said lands is in the best interest of the Municipality of Thames Centre;

  AND WHEREAS Council desires to rescind the previous declaration of surplus lands;

  NOW THEREFORE BE IT RESOLVED that the declaration of surplus lands made in resolution number 182-2023 on June 12, 2023 is hereby RESCINDED; and

  BE IT FURTHER RESOLVED THAT the Municipality of Thames Centre shall maintain ownership of the aforementioned lands. 

13.

By-laws

• Recommended Motion:

  THAT By-laws 29-2025 through 34-2025 be read a first, second and third and final time and BE ADOPTED.

13.1

By-law 29-2025 - Zoning By-law Amendment (914 Donnybrook Drive - County Road 78)

Being a By-law to amend By-law No. 75-2006, as amended, insofar as it relates to the lands located at Part of Lot 20, Concession B S.R.T., (geographic Township of North Dorchester), Municipality of Thames Centre, in the County of Middlesex.

13.2

By-law 30-2025 - Zoning By-law Amendment (5251 & 5247 Dorchester Road)

Being a By-law to amend By-law No. 75-2006, as amended, insofar as it relates to the lands located at Part of Lot 19, Concession 5 S.R.T.; and Parts 1 to 2 and 3 to 4 on Reference Plan 33R-2402 (geographic Township of North Dorchester), Municipality of Thames Centre, in the County of Middlesex.

13.3

By-law 31-2025 - Zoning By-law Amendment (329 Richmond Street)

Being a By-law to amend By-law No. 75-2006, as amended, insofar as it relates to the lands located at Part of Lot 9, Concession 1, N.R.T., (geographic Township of North Dorchester), Municipality of Thames Centre, in the County of Middlesex.

13.4

By-law 32-2025 - Zoning By-law Amendment (23364 Wellburn Road)

Being a By-law to amend By-law No. 75-2006, as amended, insofar as it relates to the lands located on Part of the West Half of Lot 29, Concession 6, being Part 2 on Reference Plan 33R-21890 (geographic Township of West Nissouri), Municipality of Thames Centre, in the County of Middlesex.

13.5

By-law 33-2025 - Zoning By-law Amendment (Elgin Road Pit)

Being a By-law to amend By-law No. 75-2006, as amended, insofar as it relates to the lands located at Part of Lots 13 and 14, Concession 1, (geographic Township of North Dorchester) and designated as Part 1 on Reference Plan 33R-18583 Municipality of Thames Centre, in the County of Middlesex.

13.6

By-law 34-2025 - Extension of Part Lot Control (Elliott Estates Subdivision, Phase 1)

Being a by-law to exempt from part lot control, lands legally described as Lot 15, on Plan 33M-829, designated as Parts 1 and 2 on Plan 33R-21873 (geographic Township of West Nissouri), now in the Municipality of Thames Centre, in the County of Middlesex (Elliott Estates Subdivision, Phase 1, Thorndale).

14.

Confirmatory By-law

Being a By-law to adopt, confirm and ratify matters dealt with by resolution of the Municipality of Thames Centre

• Recommended Motion:

  THAT By-law 35-2025, being the Confirmatory By-law, be read a first, second and third and final time and BE ADOPTED.

15.

Meeting Schedule

Monday, May 12, 2025 at 5:00 p.m.
Monday, May 26, 2025 at 5:00 p.m.

16.

Adjournment

• Recommended Motion:

  RESOLVED THAT the Regular Council Meeting ADJOURN at X:XX p.m.