Town’s Growth Management Study and Engagement Plan Underway

• Phase 1 of the Growth Management Study is complete, and it provided in a report to Committee of the Whole meeting January 15, 2024, where Focus Study Areas will be identified.
• The Focus Study Area will be used in Phase 2 to develop draft growth scenarios for boundary expansions.
• The Town’s Community and Stakeholder Engagement Strategy prepared by Lura Consulting will be presented in a staff report to   Committee of the Whole meeting January 15, 2024. The Strategy outlines how the public and targeted-audience consultation will occur in the coming months.
• The Town has recently launched an Official Plan Review project page where information on upcoming engagement opportunities, consultant and staff reports and the project timelines are provided.

Special Suite of Community Improvement Grant Applications Due May 1, 2024

• Funding for major developments of business development, rental development and site specific catalytic development grants are available.
• These grants are administered as a tax increment equivalency grant to help reduce tax increases as a barrier to property investment.
• Applications for consideration are due May 1, 2024 where only one grant application will be selected for 2024.
• More information can be found on the Town’s Community Improvement Plan webpage.

Growth in the Numbers Operationally Speaking

• Proposed new growth areas (called Greenfield lands) have operational impacts too where the Town will be responsible in these new areas for a variety of services including, but not limited to:
  • Plowing new roads, sidewalks and bike lanes
  • Maintaining parks and street trees
  • Stormwater management
  • Check out the exercise undertaken by Engineering, Planning, and Parks, Recreation and Culture to help visualize what new growth may look like on the ground.
  • This article is found on the Town’s Official Plan Review project page.

January’s Statutory Planning Public Meeting is Cancelled 

Town to Release Draft Growth Settlement Area Boundary Expansion Scenarios

• At the Council Meeting on January 29^th, 2024, Council approved the Focus Study Areas outlined in staff report #PD-2024-03.
• Phase 2 begins with the release of draft Growth Scenarios for potential Settlement Area Boundary Expansions of New Tecumseth’s three urban communities of Alliston, Beeton and Tottenham at a Council working session on February 28^th, 2024.
• Save the date for the Community Engagement Session on March 5^th at the Alliston Memorial Area (49 Nelson Street West, Alliston) from 6:00 pm to 8:00 pm.
• Additional engagement on the draft Growth Scenarios is planned for the coming months and all information will be provided on the Town’s Official Plan Review project page.

Beeton Heritage Conservation District Heritage Permit Process Finalized

• The Beeton Heritage Conservation District plan and boundary has been endorsed by Council.
• For anyone with a home or business within the Beeton Heritage Conservation District, you may require a heritage permit for proposed renovations, additions or improvements.
• Find out more about this new process on the Town’s Website on the Heritage Designation webpage.

Town’s New Urban Design Guidelines are Approved

• In 2023, the Town embarked to develop new Urban Design Guidelines to replace the 2002 guidelines.
• Council recently approved the new Urban Design Guidelines that shift the focus towards a sustainable future with a Public Life First approach.
• For any proponents who are required to prepare an Urban Design Brief for their proposal, terms of reference are included in Appendix B.
• The Urban Design Guidelines are posted on the Town’s website.

February’s Statutory Planning Public Meeting is Cancelled 

Join us for the Public Launch Event on March 5^th to have your say on how and where the Town will grow.

Take the Survey to help New Tecumseth Plan for Tomorrow Together. The survey is open from March 5^th until May 31^st.

Draft Growth Settlement Area Boundary Expansion Scenarios Released for 3 Months of Consultation

• The Town of New Tecumseth has retained Hemson Consulting to prepare a Growth Management Study which includes the preparation of three different growth scenarios for the Town. These scenarios imagine growth happening within the three settlement areas of Alliston, Beeton and Tottenham.
• Growth Scenario #1 proposes that the majority of expansion occurs around the settlement area of Alliston with a small expansion to Beeton. You can see Scenario #1 here: https://www.newtecumseth.ca/en/town-hall/resources/Planning/Growth-Management-Scenario/Scenario-1.pdf  
• Growth Scenario #2 proposes the majority of the future growth around Alliston, but more development is proposed around Beeton and a small amount around Tottenham. You can see Scenario #2 here: https://www.newtecumseth.ca/en/town-hall/resources/Planning/Growth-Management-Scenario/Scenario-2.pdf
• Growth Scenario #3 reduces the amount of growth around the Alliston area compared to the other scenarios. Both Beeton and Tottenham receive more growth areas in this scenario, compared to scenarios #1 and #2. You can see Scenario #3 here: https://www.newtecumseth.ca/en/town-hall/resources/Planning/Growth-Management-Scenario/Scenario-3.pdf  
• The scenario for employment lands (industrial uses) is the same for all three scenarios and is located to the south of Alliston. You can see the Employment Scenario here: https://www.newtecumseth.ca/en/town-hall/resources/Planning/Growth-Management-Scenario/Employment-Scenario.pdf
• More information is available on the project webpage here: https://www.newtecumseth.ca/en/town-hall/official-plan-review.aspx#

Have Plans for Redeveloping Properties for Commercial, Industrial or Rental Housing? Community Improvement Grant Applications due by May 1^st

• There are 3 Community Improvement Grants for major developments for Business Development, Rental Development and Catalytic Pre-selected properties.
  • These grants are administered as a tax increment equivalency grant (TIEG). A TIEG helps to reduce tax increases as a barrier to property investment and helps make development and redevelopment of properties an attractive opportunity.
  • Applications are due by May 1^st each year of which only one grant from the totality received from all three grant programs will be selected by Council based upon the eligibility criteria.
  • Information and eligibility criteria is found on the Town’s Community Improvement Plan webpage.

March’s Statutory Planning Public Meeting is Cancelled 

Town Urban Design Guidelines Update Well Underway!

• First Public Information Session took place on Thursday, December 8^th, 2022
• The session introduced the project to residents and stakeholders, presented the consultant’s findings during their Strengths, Weakness, Opportunities and Threats (SWOT) Analysis, and obtained initial feedback, comments, concerns, and opportunities on urban design in New Tecumseth
• The Town’s consultant will be providing a detailed Needs Assessment Report by the end of the month, stay tuned!
• For more information about the Public Information Session and the project in general, please visit https://www.newtecumseth.ca/urbandesign

Upcoming Reports at Committee of the Whole January 16, 2023

• Short and Long-Term Parking Solutions for the Downtowns and Residential Areas of Alliston, Beeton and Tottenham
  • Two staff led parking studies conducted that analyzed perceived and real parking issues within the downtowns and urban residential areas
  • Potential short and long-term parking options are offered for Council’s consideration to provide solutions
  • Recommendation report for a proposed Zoning By-law Amendment for the Roman Catholic Episcopal Corporation at 72 Queen Street North, Tottenham
    • The application proposes to rezone the residentially used portions of the property from Institutional to Low-Rise Residential with site-specific exceptions to recognize legal non-complying structure
    • Its purpose is to recognize existing land uses and zone the property accordingly
    • No proposed changes to the existing buildings, structures or land use at this time
    • Public Meeting occurred October 5, 2022
    • Application for Draft Plan of Subdivision Extension for 6314 16^th Line, Honey Hill)
      • Request to extend draft plan approval for a period of 3 years until March 2026
      • To provide the proponent with additional time to get the draft plan of subdivision registered
      • Proposed zoning by-law holding (H) provision for Fletcher Meadows Subdivision in Beeton
        • The Hold would be applied to the entire subdivision to ensure full municipal servicing of water and wastewater is available prior to building permits being issued
        • When the Town provides servicing allocation, the owner can request the Hold be removed

New Planning Processes Effective January 1, 2023

• To support the changes made to the Planning Act through Bill 109, the Town has introduced updated planning processes for Planning Act applications
• Pre-consultation is mandatory for all proposed Planning Act applications
• New Pre-consultation Stage 2 for site plans, zoning by-law amendments, official plan amendments and plans of subdivision/ condominium
• For more information, please visit the Town’s Development and Planning webpage:  https://www.newtecumseth.ca/en/business-and-development/developmentandplanning.aspx

Public Meeting Cancelled for January 2023

Town Urban Design Guidelines Next Public Information Session Coming Up!

• Our second Public Information Session is coming up fast! It will take place on Thursday, February 23, 2023 at the Beeton Community Memorial Area, Second Floor (22 2nd Street, Beeton)
• Public Session is from 6:00 to 9:00 pm where members of the public can drop in during this time
• The anticipated Needs Assessment Report is ready and will be presented to Council at the February 13^th Committee of the Whole meeting. Following, it will be available online through the project webpage

Proposed Community Improvement Plan Status Update  

• After one year of the new and improved Community Improvement Plan (CIP) being in effect, a status report will be presented to Committee of the Whole on February 13, 2023
• In 2022, there were 20 Expressions of Interest submitted with 3 CIP grants awarded totaling $71,000
• It is recommended that the eligible grant areas be reviewed for expansion, minor adjustments be made to eligibility criteria and that the priority areas for catalytic development be reviewed/updated with the new Council
• Marketing plan implemented in 2022 consisting of printed materials, social media posts, presentations at events and information sessions with the Chambers of Commerce and Business Improvement Associations

Town Official Plan Update Kick-off Commences

• To support the prescribed growth coming to New Tecumseth over the next 30 years, the Town is starting an update to the Town Official Plan that sets out the policy framework on how to integrate growth efficiently and responsibly
• This work builds on Simcoe County’s Municipal Comprehensive Review that outlined the population forecast along with density and intensification targets that New Tecumseth will strive to achieve
• The Official Plan update consists of three key areas of work with the Growth Management component being the significant portion of the work
• Public and stakeholder engagement is proposed throughout the process and opportunities for your input will be publicized through the Town’s social media and website
• Find out more about the work plan in a Planning Report #PD-2023-08 presented to Committee of the Whole on January 20, 2023 

Public Meeting Reports February 15, 2023

• Proposed zoning by-law amendment (File DEV 423) for Previn Court Homes in Alliston to rezone the lands from Special Study Area (SSA) to a site specific Low-Rise Residential-Exception Zone and Mid-Rise Residential-Exception Zone to permit the construction of 65 single detached, 5 townhouse units and 180 apartment units in support of a proposed a plan of subdivision (File NT-T-2201)

Proposed zoning by-law amendment (File DEV 428) to temporarily permit a garden suite at 1098 10^th Sideroad, Tottenham

Rescheduled:  Town Urban Design Guidelines Public Information Session Coming Up!

• Our second Public Information Session has been rescheduled! It will take place on Thursday, March 30, 2023, at the Beeton Community Memorial Area, Second Floor (22 2^nd Street, Beeton).
• Public Session is from 6:00 to 9:00 pm where members of the public can drop in during this time
• The much anticipated Needs Assessment Report is ready for your review. It was presented to Council at the February 13, Committee of the Whole meeting. The Report is now available online through the project webpage

Bill 23 – Direction on Accessory Residential Units

• Town of New Tecumseth in its Zoning By-law currently permits accessory dwelling units within and adjacent to the principle dwelling
• Bill 23 changed some provisions compared to the Town’s zoning requirements
• Any proposal requires pre-consultation with the Town. Contact Planning 
• Building permits are required for these units so pre-consultation is also recommended. Contact Building 
  

Status Report on how Bill 23 impacts the Town of New Tecumseth

• Since Bill 23 has received Royal Assent/approval staff has been working through the impacts to the Town
• Town staff have been monitoring impacts and implementing actions mitigate impacts
• The report will be presented to Committee of the Whole on March 27, 2023 

No Items for the Public Meeting for March 15, 2023

Urban Design Guidelines A Success

• Thank you to all who attended our second Public Information Session which took place on Thursday, March 30 in Beeton.
• If you didn’t get a chance to attend, the information is available on the project webpage
• We have an online survey to collect further feedback. The survey is open until April 14^th. You can access the survey here:
• https://luraconsulting.surveymonkey.ca/r/NEWTECUMSETHUDG2 (survey now closed)
• The much-anticipated Needs Assessment Report is ready for your review. It was presented to Council at the February 13, Committee of the Whole meeting. The Report is available online through the project webpage

Due May 1, 2023 Community Improvement Grant (CIP) – All Catalytic Development Grant Applications

• The CIP program promotes the conservation, enhancement, and beautification of buildings and properties in the historic downtowns of New Tecumseth

• The Catalytic Development Grant encourages the development and redevelopment of pre-selected properties where there will be a significant increase in social and economic benefits to the community as a result of the proposal

• Find more information about the Catalytic Development Grant here.

Assisting New Tecumseth’s Rural and Agricultural Communities through Planning Policy

• The Planning Department has been working with a team of University of Guelph Masters of Rural Planning students to see how we can further assist our rural and agricultural communities and economy through greater policy support
• The outcome of this work will be compiled into a policy recommendations paper which will be released later this summer. Stay tuned!

Bill 23 impacts to the Town of New Tecumseth

• Combination of the Development Charge (DC) rate freeze and discounted DC rates for a proposed rental unit development in New Tecumseth will result in a deficit of $5 million for 2023 and $50 million between 5 and 10 years
• Work is commencing on the Parks, Trails and Open Spaces Master Plan in 2023 to provide guidance for new development on parkland need and location 
• The Town's Planning Department is awaiting the adoption of the County Official Plan Amendment (OPA 7) by the Province to proceed with the growth management study for the Town to accommodate future growth
• Updates will be required to various Town By-Laws including the Zoning By-Law and Site Plan By-Law in light of changes made through Bill 23 for example relating to Accessory Dwelling Units and Site Plan Applications
• The Heritage New Tecumseth Advisory Committee is considering the impacts of the changes to the Ontario Heritage Act and will develop an action plan
• Amendments to the Conservation Authorities Act has significant impact on the development process. The Town has procured an Environmental Consultant to peer review Environmental Impact Studies at the cost of the applicant
• Town will continue to monitor Bill 23 changes and strive to minimize service delivery consequences, manage financial impacts and implement new processes

No Items for the Public Meeting for April 12, 2023

Participate in Placemaking Week June 10 to the 18th

• The Town is about to kick-off its first ever Placemaking Week! June 10-18th
• The Town’s Placemaking Week will include different types of exciting programming, activities, and engagement opportunities. Stay tuned! More information will be shared on social media

•  
  • Placemaking Weeks are a global gathering of placemakers that emphasizes hands-on learning and innovative social events, while leaving behind a public space legacy in communities
  • The purpose of the week is to make the spaces we live into places we love. Create a thriving, equitable, and sustainable world through the convergence of values, passion, and action around our public spaces

Community Improvement Plan (CIP) Review is Underway

• Updated Community Improvement Plan became effective for January 1, 2022 and based upon feedback, a mini-review is taking place to improve implementation
• Business owners are welcome to learn more and participate in an upcoming workshop May 17,2023, at 7:30 am at the Tottenham Community & Fitness Centre, 139 Queen St. N., Tottenham in Multi-purpose Room 2
• The general public is welcome to attend our Public Open House May 31, 2023 at 6:00 pm at the Town Hall Council Chambers at 10 Wellington Street East, Alliston
• Find more information about the CIP
  

Have Your Say on Town Planning Projects at the Tottenham Home Show

• Visit the Town Planning booth at the Tottenham Home Show on May 13 at the Tottenham Community & Fitness Centre, 139 Queen St. N., Tottenham between 10:00 am and 3:00 pm
• Take the opportunity to have your say about the Community Climate Change Action Plan, future growth in the Town and the Urban Design Guidelines
• Find out more about the recent updates to the Community Improvement Plan

Proposed Provincial Policy Statement and Latest Planning Act Changes (Bill 97) Presented at Upcoming May 15 Committee of the Whole

• The Provincial government has released a draft Provincial Policy Statement (PPS) to update the 2020 version and incorporate to the A Place to Grow:  Growth Plan for the Greater Golden Horseshoe 2019 into the PPS
• More information can be found on a Provincial Website for the PPS and Bill 97
• For New Tecumseth, the proposed changes, if approved, will impact how future growth will be managed and have significant implications on its prime agricultural lands
• The staff report will be made available on the afternoon of May 12, 2023 on the Town’s website under Agendas and Meetings

No Items for the Public Meeting for May 3, 2023

Placemaking Week Runs from June 10 to the 18^th – Come Join Us!

• The Town is about to kick-off its first ever Placemaking Week! June 10-18th
• The Town’s Placemaking Week will include different types of exciting programming, activities, and engagement opportunities.
• For more information on event details, please visit www.newtecumseth.ca/placemaking
• We can’t wait to see you there!

•  
  • Placemaking Weeks are a global gathering of placemakers that emphasizes hands-on learning and innovative social events, while leaving behind a public space legacy in communities
  • The purpose of the week is to make the spaces we live into places we love. Create a thriving, equitable, and sustainable world through the convergence of values, passion, and action around our public spaces

Upcoming Public Meeting on Housekeeping Amendment to the Town’s Zoning By-law

• Planning Staff will be proposing housekeeping amendments to the Town’s Zoning By-law. The purpose of these amendments is to increase flexibility, improve implementation and also clarify provisions and definitions for better application and enforcement
• A public meeting has been scheduled for June 7^th with an anticipated Committee of the Whole date sometime early July
• You can view a detailed list of the proposed changes at https://www.newtecumseth.ca/en/business-and-development/developmentandplanning.aspx

Town of New Tecumseth Urban Design Guidelines Review

• Our consultant has been working hard and continues to deliver on time!
• Staff have received the first few chapters of the new proposed guidelines that will soon be reviewed by the internal Working Group that is made up of several Town department representatives.
• We look forward to bringing the final draft for public review early Fall, along with a Council Workshop

Community Improvement Plan (CIP) Preliminary Feedback Updated Community Improvement Plan became effective for January 1, 2022 and based upon feedback, a mini-review is taking place to improve implementation

• What we heard from the Business Breakfast Meeting and Public Open House:
  • Business owners are interested in expanding our Downtown Grant Area
  • The Planning Department should simplify the TIEG information package
  • The Planning and Economic Development departments should enhance communication strategies with new businesses looking to establish in the downtown areas
  • There were no concerns with adding additional items to eligibility criteria
  • There were no concerns with the proposed additional catalytic sites
  • Thank you to all those who provided us feedback and please find more information about the CIP here

Proposed Provincial Policy Statement and Implications to New Tecumseth

• The recent release of a draft Provincial Policy Statement (PPS) will result in serious implications for the Town if approved
• Summary of Council comments being sent to the Province as part of the consultation deadline recently revised to August 4, 2023:
  • Do not support less municipal control over local planning issues
  • Up to 3 residential severances on existing farm parcels on prime agricultural land will result in unraveling 50 years of protecting farmland in Ontario
  • Unintended consequences to the Town’s wastewater treatment plant capacity for an increase in septage from septic system maintenance for the increase in number of rural residential properties
  • Potential for weakened natural heritage system protection policies impacting woodlands, wetlands, watercourses, etc.
  • Loss of farmland for urban sprawl to feed residents
  • Potential for weakened growth policies for settlement area boundary expansion requests that could result in urban sprawl and loss of agricultural land
  • The staff report from May 15, provides additional challenges the Town could face with the proposed Provincial Policy Statement 

Town-wide Servicing Allocation Policy Approved

• Town has implemented a Servicing Allocation Policy, effective June 1, 2023
• This policy sets out the provisions that the Town and developers will be following to distribute allocation of water and wastewater for developments
• It puts the allocation practice the Town has followed for many years into a formal policy to ensure a standard and equitable practice for the distribution of services
• The policy is located on the Town’s website

Public Meeting for June 7, 2023 Agenda Items

• Zoning By-law Housekeeping Amendment – Notice of Public Meeting

First Annual Placemaking Week a Success!

• During the week of June 10-18^th, the Town kicked-off its first ever Placemaking Week!
  • Planning staff engaged with the community at eight different event locations. This included information booths at the Alliston Farmers Market, interactive Park Days throughout the community, and two Jane’s Walks!
  • The purpose of the week was to make the spaces we live into places we love. Create a thriving, equitable, and sustainable world through the convergence of values, passion, and action around our public spaces.
  • We heard great feedback throughout the week!
  • For more information on event details, please visit www.newtecumseth.ca/placemaking

Community Climate Action Plan Drafted for Council Review

• Over the past year Planning staff have engaged the public in community engagement on climate change.
• The Town’s Environmental Advisory Committee has been active in the development of a Community Climate Action Plan with staff.
• The Community Climate Action Plan is  drafted and it is anticipated that it will be presented to Council at it’s upcoming July 24 Committee of the Whole meeting.

New Tecumseth Applying for CMHC Housing Accelerator Fund

• Council has given staff authorization to apply to the CMHC Housing Accelerator Fund.
• The Housing Accelerator Fund (HAF) is a federal CMHC funding program with the primary objective to increase the supply of housing at an accelerated pace and enhance certainty in the approvals and building process, while also supporting the following priorities: 
  • The development of complete communities that are walkable, consisting of appropriate residential density and a diverse mix of land uses, providing access to a wide variety of amenities and services through public and active transportation.
  • The development of affordable, inclusive, equitable and diverse communities and housing.
  • As a result of investments towards these objectives and priorities, the HAF is expected to result in permits being issued for 100,000 more housing units Canada-wide.

Town of New Tecumseth Urban Design Guidelines Review

• Our consultant has been working hard and continues to deliver on time!
• Staff are reviewing the draft chapters of the guidelines internally, and then will seek feedback and comment from stakeholders, the public and Council early this Fall.

Community Improvement Plan (CIP) Signage Brochure

• A Community Improvement Plan Signage Grants brochure has been developed by Planning staff to assist business owners with guidance when considering applying for a grant for signage.
• The Façade, Building and Property Improvement Grant for Signage, Awning & Lighting under the Community Improvement Plan will reimburse business owners for 75% of the eligible costs to a maximum of $2,500, whichever is less.
• Signage guidelines support high quality and complementary signs to the historic character of the commercial areas of Alliston, Beeton and Tottenham.
• The brochure is found on the Town’s CIP webpage.

Public Meeting for July, 2023 is cancelled

Town of New Tecumseth Urban Design Guidelines Review 

• Our consultant has been working hard and continues to deliver
• Staff have completed their review of the first draft and our consultants are diligently working to develop draft #2.
• This Fall you can expect outreach in the form of:
• Council Working Session
• Stakeholder and Public Information Session
• Internal Working Group Feedback and Implementation Discussion
• The final draft guidelines are scheduled to be presented to Council for decision later this year.

Housekeeping Zoning Amendment Recommendation Report

• At the upcoming Committee of the Whole meeting on August 28, 2023, the Housekeeping Amendment to the Town’s Zoning By-law Staff Recommendation Report will be presented.
• The Planning Public Meeting was held on June 7, 2023 accompanied by a report.

Have Your Say on the Parks, Trails and Open Spaces

• The Town is developing a Parks, Trails and Open Spaces Master Plan to guide the future development for the next 30 years
• A survey has been created to Have Your Say! SURVEY CLOSES AUGUST 14TH
• To learn more, visit the webpage.

Public Meeting for August, 2023 is cancelled

Draft of Town Urban Design Guidelines Release Coming Soon

• The first public draft of the proposed Urban Design Guidelines is about to be released!
• We have exciting engagement opportunities coming up in September. We can’t wait to hear from you on our draft guidelines.
  • Council Working Session – September 13, 2023
  • Stakeholder and Public Information Session – September 20, 2023 (Location: NTRC (New Tecumseth Recreation Centre), 7300 Industrial Pkwy., Alliston; Time: TBC)
  • Please follow along with the project webpage and Town social media to stay in informed.

Community Climate Action Plan Now Approved

• At the Council meeting held on August 28, 2023, the Community Climate Action Plan was approved.
• It is a framework to reduce greenhouse gas (GHG) emissions and prepare our homes, farms, businesses, schools, and community against the impacts of climate change.
• To reduce our greenhouse gas emissions, we must work as a community for larger actions and take smaller individual actions.
• The Town is taking a partnership approach to collaborate with community groups, organizations, and agencies to address climate change. 
• The plan has a short action list related to the following categories:
  • Nature-based solutions
  • Municipal leadership
  • Active and sustainable transportation
  • Sustainable communities
  • Engagement & education

Beeton Heritage Conservation District Implementation

• The Beeton Heritage Conservation District was approved in October 2022 and full implementation will be in effect January 1, 2024.
• The Beeton Heritage Conservation District is an area is of historical value as it contains construction of Beeton’s earliest and most significant town builders, Robert Clark and D.A. Jones; early industries critical to Beeton’s early development such as agriculture and apiculture; pivotal events such as the great fire; and enduring traditions and events such as the Beeton Fall Fair and community gatherings along Main Street and in the vicinity of the Town Hall and fairgrounds which strongly contribute to the social fabric of the area.
• In collaboration the Town’s Planning and Parks, Recreation & Culture staff are putting together an implementation plan.
• It will outline the process for heritage permits for any works proposed on identified properties within the Heritage Conservation District.

Public Meeting for September 2023 is cancelled

Have Your Say on the Draft Town Urban Design Guidelines

• The first public draft of the proposed Urban Design Guidelines has been released and are available on the project webpage!
• We are continuing to gather feedback as the draft Urban Design Guidelines are circulated.
• Staff is presenting the draft Urban Design Guidelines with various Town Committees this month to seek their input and comments.
• Survey is available on the project webpage to offer your feedback and comments.
• The Council Working Session has been rescheduled for October 25, 2023.

Town’s Growth Management Study Kicked-Off

• Hemson Consulting Ltd. has been retained to undertake a Growth Management Study to support an update to the Town’s Official Plan.
• As part of this process, we will be looking at where the Town will grow and how much future development the Town needs to accommodate the growth forecasts.
• Public and stakeholder engagement opportunities will be taking place early next year (2024).

Planning Going Digital with Planning Application Tracking Software

• Planning is currently in the testing phase of implementing a new application tracking software called CityWorks PLL (Permits Licensing and Land).
• It will help to track planning applications and automate the processes using map-based software.
• More correspondence from Planning in the future will be automated and look a bit different but with the same information.
• Go live is anticipated for November 2023.

Public Meeting on October 18, 2023

• Zoning By-law Amendment application – DEV 431
  • Temporary Zoning By-law Amendment to permit a garden suite
  • 7077 12^th Line
  • Meeting is scheduled for 6:00 pm in the Council Chambers of the Administration Centre at 10 Wellington Street East, Alliston

Duplexes are Now a Permitted Use in the Zoning By-law

• Recently, Council approved a housekeeping zoning by-law amendment to the Town’s Comprehensive Zoning By-law.
• This amendment updated a number of provisions and can be viewed here.
• Duplexes are now permitted within the Low-Rise Residential zone.
• Staff are working on a consolidated Zoning By-law for the website.

Building & Renovating Brochure Released on What You Need To Know

• Building Standards Branch developed a brochure to help homeowners who are considering a building or renovation project on what they need to know to get started.
• It also includes information on what to submit as part of a building permit application, frequently asked questions and how to book an inspection.
• For anyone requesting building plans, land surveys or septic permits and drawings, information is provided on how to make a routine disclosure request.
• Copies are available in the Building Department or on the Town’s Website.

World Town Planning Day is November 8, 2023

• Each year on World Town Planning Day (WTPD), planners in over 30 countries celebrate the accomplishments of planners and their contributions to their communities.
• As the planning landscape is changing dramatically, planning in Ontario has far-reaching implications for the future of our communities.
• On November 8^th, planners share their knowledge, expertise, and passion for planning healthy and sustainable communities.

November’s Public Meeting is Cancelled

Urban Design Guidelines being Finalized

• Over the past year the Town has embarked on new Urban Design Guidelines to replace the current 2002 guidelines.
• Focus of the new Urban Design Guidelines is promoting the qualities and components of sustainable communities.
• They will support a ‘public life first’ approach to design where they are centered around the social and physical needs of the community.
• The Urban Design Guidelines are scheduled for the January 15, 2024 Committee of the Whole meeting.

Beeton Heritage Conservation District Implementation

• On December 11, 2023, the implementation plan for the Beeton Heritage Conservation District will be on the Committee of the Whole meeting agenda.
• The Beeton Heritage Conservation District Plan ensures that Downtown Beeton’s historic character and cultural values are conserved and protected.
• A new heritage permitting process framework will be introduced and will be administered by the Planning Department with assistance from the Town’s Heritage Advisory Committee and Parks, Recreation and Culture Department.
• The Beeton Heritage Conservation District Plan also provides the boundary of the district.

Town’s Growth Management Study and Engagement Plan Underway

• Phase 1 of the Growth Management Study is nearing completion,  Hemson Consulting Ltd. are conducting background research and developing focus study areas for potential future boundary expansions. This will be provided at a Committee of the Whole meeting in January 2024.
• Phase 2 will commence soon and will include the development of growth scenarios and accompanying fiscal impact analysis with the results to be released in Q1 of 2024.
• Planning staff provided a framework for community and stakeholder engagement at the Council Meeting of November 13^th which can be viewed here.
• Lura Consulting has been retained and will be assisting Planning by developing engagement materials for public and target-audience consultation in Phase 2 commencing in spring 2024 with a public community engagement event.
• Stay tuned for more information in the New Year!

December’s Statutory Planning Public Meeting is Cancelled 

Updated Community Improvement Plan Now in Effect

• The new and improved Town of New Tecumseth Community Improvement Plan is now in effect
• The number and types of grants has expanded to include new grants related to Public Art, Privately-Owned Public Spaces, Heritage as well as a new suite of Catalytic Grants which use a Tax Increment Equivalency Grant to help support rental and business development
• The geographic area of some of the grants apply outside of the downtowns of Alliston, Beeton, and Tottenham
• From 2006 to 2020, 47 businesses received grants totally over $589,000 demonstrating the Town’s commitment and investment into communities
• If you are interested in a potential grant, please fill out the Expression of Interest form on the webpage and someone from Planning will happily follow-up with you
• We encourage you to check out the new Town webpage on the Community Improvement Plan grants: 

https://www.newtecumseth.ca/en/business-and-development/incentive-programs-community-improvement-plan.aspx

Four Settlement Area Boundary Expansion Applications Submitted

• Cooperglen Estates and Rayville Developments have submitted settlement area boundary expansion requests for two areas north of Alliston of 28 hectares and 35 hectares respectfully
  • Cooperglen Estates proposing 286 units of single detached and townhouses
  • Rayville Developments proposing 547 units of single and semi-detached and townhouses
• GB (Alliston) Inc. has submitted two separate settlement area boundary expansion requests for lands located northwest of Alliston of approximately 40 hectares each consisting of low and medium density residential development, school, parks and a woodlot
• Outside of the Municipal Comprehensive Review process, the Provincial Growth Plan allows for the submission of settlement area boundary expansions of less than 40 hectares
• The proposals have been circulated for internal and external agency review
• Public meetings for these applications will be scheduled in the coming months

Planning Department is Growing to Fill Vacant Positions

• Recently, some new staff have joined the Planning Department to fill some vacant positions
• Tanya Staels is the new Committee of Adjustment Secretary-Treasurer
• Jeremy Bonham is the new Policy Planner
• Later in January two senior planners will be also joining the team
• Questions related to any of these items can be emailed to Planning.
  

Application Submitted for Commercial Redevelopment to Mid-Rise Residential Development

• Liberty Group has submitted a zoning by-law amendment application for residential development along Young Street at the west end of Alliston where current commercial development is located consisting of 3 restaurants, multi-unit retail plaza and cinema
• Proposed on the site:
  • One 12-storey mid-rise mixed building
  • Two 8-storey mid-rise mixed buildings
  • 37 3-storey townhouses
• The proposed development consists of 696 residential dwelling units ranging in size from one-bedroom to three-bedroom units
• The proposals have been circulated for internal and external agency review
• A  Public meeting will be scheduled in the coming months

Exciting Projects Planned for 2022

• Planning has an ambitious work plan for 2022 consisting of:
  • Commencement of updated Urban Design Guidelines
  • Development of an Indigenous Consultation Policy for planning applications
  • Kick-off of a Climate Change Action Plan
  • Formulation of a work plan to update the Town’s Official Plan to align with the update to the County Official Plan upon conclusion of the County’s Municipal Comprehensive Review

Planning Department is Still Growing to Fill Vacant Positions

• Recently, some new staff have joined the Planning Department to fill some vacant positions
• Laura Brannon and Madeline Gibson are two senior planners who will be working on development applications in addition to some policy projects

Questions related to any of these items can be emailed to Planning. 

New Tecumseth 7th Fastest Growing Municipality in Canada

• Statistics Canada has released some of the Census data for 2021
• New Tecumseth’s population from 2016 of 34,242 increased 28.3% by 2021 for a total population of 43,948 for municipalities within large and small urban centres
• From the number of large and small urban centres, New Tecumseth is the 7th fasting growing municipality in Canada and in Ontario, New Tecumseth is ranked 3rd just behind East Gwillimbury and Blue Mountains
• In 2021, there were 15,854 private dwellings representing a change of an increase of 22.8% from 2016
• In Simcoe County, New Tecumseth, Bradford West Gwillimbury and Wasaga Beach were among the County’s fastest-growing communities
• The key driver of this growth was primarily inter-provincial migration

641 Building Permits Issued in 2021

• Construction value from building permits for the Town of New Tecumseth in 2021 amounted to just over $141 million with the majority from residential development
• Of the 641 building permits issued in 2021, 578 were residential, 27 commercial, 15 industrial, 12 institutional and 9 from agricultural uses
• Between 2020 and 2021 there was a 38% increase in the number of permits issued
• The majority of the new residential building permits issued were in Alliston (318 permits), followed by Tottenham with 72, Beeton with 20 and three issued in the rural area

Ontario Land Tribunal Case Management Hearing on New Zoning By-law

• In mid-March, a Case Management Hearing to start the proceedings at the OLT (Ontario Land Tribunal) on hearing the two appeals to the Town’s New Zoning By-law 2021-128
• At this Hearing, parties will be identified, set future hearing dates and an overview of the case will be provided
• Further updates to the status of the OLT Hearing will be provided in subsequent Planning Updates

Questions related to any of these items can be sent to Planning.

Two Year Restriction on Zoning Amendments and Minor Variances Lifted for New Zoning By-law 

• When a new Zoning By-law is approved, the Planning Act restricts anyone from requesting any zoning by-law amendments or minor variances 
• At the April 4, 2022, Committee of the Whole the two-year restriction was lifted with the final decision ratified at the Town of New Tecumseth Council meeting on April 25, 2022
• For any applicants with applications submitted, this will mean that they can proceed, and future applications can be submitted to the Town

Town Adopts Services from CRINS (Canadian Radiocommunications Information and Notification Service) for Telecommunication Proposals

• CRINS is a non-governmental organization which provides services to municipalities and the public to process and consult on proposed construction of radio-communication sites and antenna tower systems
• In April 2022, Council adopted services from CRINS to provide a higher level of public consultation, reduced staff time, reduction in applications and assurance the Town is up to date with the latest industry standards and federal requirements
• At the May 30, 2022, Council meeting, staff will complete the adoption process by proposing a by-law to Council

Upcoming Meetings

• No public meetings scheduled in May 2022

Changes ahead for Site Plan Proposals Stemming from Bill 109

• Bill 109, More Homes for Everyone Act, 2022 received Royal Ascent in April 2022 and has significant impacts for the Town; future information will be provided in the form of reports to Committee of the Whole in the following months
• Site plan control application approval as of July 1, 2022, will be delegated to staff and is applicable to applications received on or after this date
• At the June 13, 2022, Committee of the Whole meeting, staff will have a report regarding the changes to site plan control due to Bill 109 including the implications for New Tecumseth
• The Town will need to update its Official Plan to include submission requirements for site plan control applications

Wondering what developments are proposed in your community?

• The Town prepares development status maps that are updated quarterly to provide the current approval stage of development for plans of subdivisions
• Some plans of subdivision have been Council approved where all draft plan conditions have been met
• The registered plan of subdivision is a legal document that shows the exact surveyed boundaries and dimensions of lots, location and width of street and sites of the schools or parks. Lots can be sold and building permits applied for after registration

Upcoming Public Planning Meetings

• June 15, 2022 – 4824 Sideroad 20 - Proposal to rezone to permit an on-farm diversified use of a wedding and event venue
• July 13, 2022 - tentative – 119 Queen Street North, Tottenham – Proposal to rezone to permit a children’s daycare facility and future office space within the existing building

The agenda and report will be posted on the Town of New Tecumseth website the Friday afternoon before the scheduled meeting. Request to Speak at a Committee of the Whole Planning Public Meeting.

Proposed Mixed-Use Residential and Commercial Development for Alliston

• At the southwest corner of Victoria St. E (Highway 89) and Industrial Parkway an application for rezoning has been submitted for review
• Proposal includes:
• Nine 6-7 storey multi-residential buildings
• 6 storey hotel
• 8 commercial buildings
• Application is currently being reviewed and a public meeting will be set in the future

Town approves updated Tree By-law and Tree Management Policy with new Technical Tree Guidelines

• The new Tree By-law and Tree Management Policy replace the former Tree and Natural Vegetation Management Policy and By-law
• Purpose is to preserve, protect and enhance the urban forest
• This led to the creation of the Technical Tree Guidelines to assist stakeholders on Town expectations
• Information on the details of the update can be found at the following Trees and Urban Forestry Page: https://www.newtecumseth.ca/en/living-in-our-community/trees-urban-forestry.aspx
• Updated Policy and By-law: https://www.newtecumseth.ca/en/town-hall/by-laws.aspx

Upcoming Public Meetings

• July 13, 2022:
  • 119 Queen Street North, Tottenham – Proposal to rezone to permit a children’s daycare facility and future office space within the existing building
  • 124-146 Young Street, Alliston – Proposal to rezone lands for redevelopment of mixed use and multi-residential uses
  • Town-wide initiated housekeeping Zoning By-law Amendment – Proposal to correct spelling, grammar and typos, updates to performance standards, definitions, and general provisions to provide greater clarity as well as the addition of, or removal of, uses or provisions to provide greater flexibility and clarity where issues have occurred

Planning Public Meetings are Now In-Person

• As of August 1, 2022, all Council meetings including Committee of the Whole and Planning Public Meetings will be conducted in-person
• All committee and board meetings facilitated by Town staff will continue to be conducted remotely (Zoom) and broadcast on YouTube

Bill 109 Site Plan Requirements Proposed in Town-wide update to the Official Plan

• A Planning Public Meeting will be held on August 24, 2022, to hear a Town initiated proposed Official Plan Amendment that will include the following:
  • Implementing and updating minimum submission requirements for Site Plan Control applications because of Bill 109 – More Homes for Everyone Act, 2022
  • Implementing and updating minimum submission requirements for official plan amendments, zoning by-law amendments, plans of subdivision/condominium and applications for consent

Have Your Say – Urban Residential Parking Survey

• Planning has initiated an urban residential parking survey to better understand parking alternatives in the communities of Alliston, Beeton and Tottenham
• Survey is closing soon! Your input counts! Totally Anonymous!
• Comments must be made through the link as comments on social media will not be recorded. https://bit.ly/3aTvnLk (survery closed)

Upcoming Public Meetings

• August 24, 2022:
  • Town-wide proposed Official Plan Amendment on Bill 109
  • Proposed Zoning By-law Amendment for 689 Victoria St. E., Alliston to permit the development of a mixed-use residential and commercial building comprising of nine 6-7 storey multi-residential buildings, a six storey hotel, and eight commercial buildings

Climate Change Survey Campaign

• New Tecumseth is embarking on a Community Climate Change Action Plan
• Have Your Say on climate change that will help to inform the development of the Community Climate Change Action Plan
• The second of three mini-surveys is now live. The final survey will be available from Thursday, September 8. Please note that comments on social media will not be recorded.
• Link to the survey:   https://s.surveyplanet.com/y0ysbun4 (survey closed)

DTAH and Lura Consulting Retained to Undertake Updated Town Urban Design Guidelines

• The Town’s 2012 Urban Design Guidelines are being updated
• Key objectives are innovative, comprehensive, and high-quality Urban Design Guidelines for the 3 urban communities and rural areas
• Includes a creative and engaging education and awareness campaign
• Stay tuned for engagement opportunities!

Upcoming Public Meetings – Now In-person

• September 14, 2022:
  • Proposed Zoning By-law Amendment for 4981 10^th Sideroad, to rezone the lands from Agricultural One (A1) to a site specific Low-Rise Residential Zone to permit the development of a townhouse row of 8 units fronting onto Lorne Thomas Place. This rezoning is intended to help complete the overall subdivision development in the Treetops/Belterra development

Town Urban Design Guidelines – Call to Action

• Town is embarking on updated Urban Design Guidelines, so stay tuned for a dedicated webpage coming soon
• Call to Action for the development community – if interested in participating in the Urban Design Guidelines project, please contact - Urban Design
  

Planning Application Tracking System Commenced

• The PLL (Planning, Land and Licensing) application tracking system is now underway in the Planning Department
• Anticipated to be finalized October 2023
• New service delivery model to provide improved service for the processing of planning applications
• PLL already completed for Building and By-law Departments

Nailed It! Upgraded Building Department Webpage is Launched!

• Redesigned webpage offers quick and easy access to essential information and features that offers a more comprehensive understanding of the steps in the building permit process
• Visit the Building and Renovating Webpage today!

Do Your Part to Help Inform the Update to the Town Urban Design Guidelines!

Upcoming Public Information Session

• First Public Information Session scheduled for Thursday, December 8^th, 2022
• Location: Tottenham Community & Fitness Centre, 139 Queen St. N., Tottenham
• Afternoon session begins at 2PM and is for stakeholder groups and businesses. If you think this should include you, please email Urban Design to be added to our stakeholder list
• An evening public open house session begins at 6PM
• Drinks and light snacks will be provided
• The purpose of the session is to introduce the project to residents and stakeholders, present the consultants findings during their Strengths, Weakness, Opportunities and Threats (SWOT) Analysis, and to obtain initial feedback, comments, concerns, and opportunities on urban design in New Tecumseth
• For more information about the Public Information Session and the project in general, please visit https://www.newtecumseth.ca/urbandesign
• Please join the project mailing list! To do so, please send your interest to the email: Urban Design

More Homes Built Faster Act, Bill 23, is Approved

• The Provincial Government approved Bill 23 known as the More Homes Built Faster Act on November 28, 2022
• A Town staff report was prepared summarizing the key impacts to the Town #PD-2022-43
• Council will ratify the staff report at a Special Council meeting on December 5, 2022 in order to meet the Province’s public comment period that expires December 9
• Council is providing comments to assist with the implementation of the Bill as the regulations on many pieces of legislation have not been released
• The financial impacts are the most significant with an initial estimation of a loss of $50 Million in Development Charges over the next 5 to 10 years
• Existing taxpayers may have to pay for future growth
• Other changes and potential impacts are outlined in the report related to the Planning Act, Conservation Authorities Act, Ontario Heritage Act and other legislation

Community Improvement Plan Projects Completed in 2022

• 2022 was a successful year in the implementation of the newly updated Community Improvement Plan (CIP)
• Commitment of $57,500 for 5 projects in the downtowns of Alliston, Beeton, and Tottenham in 2022
• Most of the projects focused on new signage
• One of the projects is taking advantage of multiple grants to update a building with respect to signage, lighting, Building Code upgrades, additional upper storey apartment unit, upgrades to a future commercial space on the main floor and replacement of doors and windows – it will be a full transformation at 95 Victoria Street West, Alliston.
• In early 2023 Planning Staff will bring forward a report to Council providing a status update on the CIP, outlining a marketing plan and a request to make some minor changes to the CIP Plan

Public Meeting December 14, 2022, 6:00 PM

• Proposed zoning by-law amendment (File DEV 427) for Belterra/Treetops development in Alliston to align the current Low Rise Residential zone symbols to the recent changes to the Plan of Subdivision for Phase 5
• Proposed zoning by-law amendment (File DEV 426) for Simcoe Village in Beeton to change the zoning to a new site-specific zone entitled Public Use (PU) to support the development of a County of Simcoe long-term care campus in terms of permitted uses and permitting a maximum building height of 6 storeys

Comprehensive Zoning By-law Final Draft Ready for Approval

• On August 23, 2021, Council members and the public were presented with the Final Draft of the update to the Town’s Zoning By-law
• It will be considered for final approval at the upcoming September 13, 2021 Council Meeting

Interim Control By-law for Cannabis Operations Expiring Soon

• At the August 25, 2021 Public Planning Meeting, a preferred zoning option was presented for Council and public input on regulating cannabis production facilities in the Town
• Coming up at the September 13, 2021 Committee of the Whole meeting, it is anticipated that a draft zoning by-law will be presented for consideration based upon the feedback received from the Public Meeting
• The Interim Control By-law is set to expire on October 1, 2021
• Link to Interim Control By-law for Cannabis Operations
  
  

Main Street Meadows - Beeton to be Heard at Upcoming Public Planning Meeting

• The Town has received a proposed plan of subdivision application for the lands on the west side of Beeton just outside of the community’s settlement boundary
• Development proposal for a 980 unit residential development and 1 commercial block on 166 hectares consisting of 287 single detached dwellings, 42 semi-detached dwellings, 251 street townhouses and 400 purpose-built seniors rental apartment units
• The Statutory Public Planning Meeting is scheduled for October 20, 2021 providing opportunity for members of Council and the public to comment on the proposed subdivision
• Link to Ministry approved Zoning for Main Street Meadows

Lots of Interest Expressed by Landowners for Settlement Area Boundary Expansions

• Simcoe County staff at County Committee of the Whole on August 10, 2021 presented a report on the Municipal Comprehensive Review to provide an interim update on current interest expressed for settlement area boundary expansions
• On September 13 at Committee of the Whole Town staff will present an update to the Municipal Comprehensive Review on growth management
• The province allocated population and employment growth to Simcoe County to the year 2051 and this may result in the potential need to expand settlement area boundaries in several communities
• County and Town staff have been tracking requests and to date, 30 requests have been received for lands within New Tecumseth accounting for approximately 3,568 hectares
• Town of New Tecumseth represents 38% of the total number of requests received by the County
• The County staff report and mapping for report number CCW 2021-265, can be found on the County of Simcoe Committee of the Whole Agenda 

Simcoe County Public Information Sessions on the Municipal Comprehensive Review

• The County of Simcoe is undertaking a Municipal Comprehensive Review (MCR) to update its official plan on how the overall pattern of development and land resource management is planned
• A key component is a Land Needs Assessment to determine how much growth can be accommodated in the existing settlement areas and whether additional land is needed for residential and employment area purposes to the Provincial Growth Plan planning horizon to 2051
• Public Information Sessions are planned for October on specific topics
• Register once per household/organization through Eventbrite: Land Needs Assessment and Growth Management Sessions or Technical Study Sessions

Comprehensive Zoning By-law - Approved!

• The updated Comprehensive Zoning by-law 2021-128 was approved by Council on September 13, 2021
• The last day of appeal is October 12, 2021

Zoning By-law Amendment approved for Regulating Cannabis Operations

• On September 27, 2021 Council, approved a zoning by-law amendment to regulate Cannabis Operations in the Town
• By-law 2021-136 was approved permitting cannabis production facilities in the EA2 (employment area two) zone subject to a site-specific zoning by-law amendment

Woodington Minister’s Zoning Order Turned Down at Committee of the Whole

• The Town has received a revised Minister’s Zoning Order by Woodington Lake Management Inc. in August 2021  
• On September 27, 2021 the Committee of the Whole turned down the proposal, however the decision will need to be ratified at the October 18, 2021 Council meeting
• The Development proposal was for a 200-bed assisted living facility, mixed use corridor, hotel/spa and conference associated with Woodington Lake Golf Course, 3,250 dwelling units (range of singles, semis, towns and apartments), seniors apartments, environmental areas and a municipally owned Biodryer
• The significant difference between earlier versions were the removal of employment lands replaced by additional residential development and the introduction of a Biodryer to manage wastewater

Council Directs Town staff to develop Evaluation Criteria to Assess Settlement Boundary Expansion requests

• On September 27, 2021 Council directed Town staff to take the draft principles and develop them into evaluation criteria to assess the settlement boundary expansion requests
• Council provided input into the draft principles with identifying additional principles, commenting on the draft principles and weighting them
• To date, 31 landowners have made a request to be included in the urban boundaries of Alliston, Beeton and Tottenham
• Evaluation criteria will be developed by staff this fall to be presented to Council for their consideration

No Appeals to Zoning By-law Amendment for Regulating Cannabis Operations

• By-law 2021-136 was approved with no appeals received as it relates to the results of the Cannabis Interim Control By-law Study
• Cannabis production facilities are permitted in the EA2 (employment area two) zone subject to a site-specific zoning by-law amendment
• By-law is in full force and effect as of September 27, 2021

 Comprehensive Zoning By-law Appealed

• Two site-specific appeals have been received to the Comprehensive Zoning By-law. As a result, the entire updated Zoning By-law is on hold.
• The Town’s current Zoning By-law 2014-126 still remains in effect.
• Staff are working with the Town Solicitor on next steps for dealing with the appeals and the approval of the new Zoning By-law.

Simcoe County releases New Tecumseth’s draft Forecast and Land Needs Assessment

• The County of Simcoe is undertaking a Municipal Comprehensive Review (MCR) to update its official plan, on how the overall pattern of development and land resource management is planned.
• A key component is a Land Needs Assessment to determine how much growth can be accommodated in the existing settlement areas and whether additional land is needed for residential and employment area purposes to the Provincial Growth Plan planning horizon to 2051.
• Simcoe County released the draft population and employment forecast and Land Needs Assessment for both Community Needs (housing needs) and Employment Needs.
  
• New Tecumseth staff are currently assessing the draft document and anticipate presenting a report to Committee of the Whole on this as well as evaluation criteria for settlement boundary expansions by the end of 2021.