Body: Council
Type: Agenda
Meeting: Public
Date: December 12, 2025
Collection: Council Agendas
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Document Text
Public Council Agenda Zoning By-law Amendment Application #04/25 - 1230D Austris Road 9:00 AM - Friday, December 12, 2025 Council Chambers Zoom Meeting Registration
Call to Order; Purpose of Meeting; and Chair’s Opening Remarks
Approval of Agenda
a) Approval of Agenda
Be It Resolved That Council approves the Agenda for the Public Meeting regarding a Zoning By-law Amendment dated December 12, 2025, as circulated.
Disclosure of Pecuniary Interest and General Nature Thereof
Zoning By-law Amendment Application
a) File #Z04/25 - Part of Lot 19, South West Range, Geographic Township of Clarendon (1230D Austris Road)
Be It Resolved That Council receives for information the Planning Report prepared by Jennie Kapusta, Community Planner, regarding Zoning By-law Amendment Application File #Z04/25 to rezone a property located at 1230D Austris Road from Residential Waterfront to Residential Waterfront Exception 7 with a Holding Symbol; And That Council will consider a By-law at the Regular Council meeting later today.
Notice of Public Meeting - Leptick Z04-25 Leptick Planning Report Attachment 1 Z04-25 Key Map Attachment 2 Draft By-law 2 - 22
Public Comments
Adjournment
a) Adjournment of the Meeting
Be It Resolved That Council adjourns the Public Meeting at _______
.m
Page 1 of 22 Notice of Complete Application and Public Meeting Proposed Amendment to Zoning By-law #55-19, more specifically to rezone the subject lands to a site specific Limited Service Waterfront (LSW) Zone Take Notice That the Council of North Frontenac will hold a Public Meeting on the December 12, 2025, at 9:00 a.m. to consider and hear comments regarding a proposed amendment to Zoning By-law #55-19 under Section 34 of the Planning Act, RSO 1990 as amended. The meeting will be held in person at the Municipal Office in Council Chambers, 6648 Road 506, Plevna Ontario; or through Electronic Participation. The Zoning By-law Amendment Application has been deemed complete and concerns the property legally described as follows: File Number Applicants Subject Property Z04/25 Spencer Leptick Julie Leptick Part of Lot 19, South West Range, Parts 9 and 10 on Registered Plan 13R-10703, Geographic Township of Clarendon (1230D Austris Road) Purpose and Effect of Application: The Applicants are proposing to construct a new dwelling on an existing waterfront residential lot within the 500 metre (1,640 foot) influence area of a waste management facility. The proposed dwelling will be located approximately 120 metres (394 feet) from the edge of the fill area (approximately 90 metres (295 feet) from the abutting property line) of a temporarily closed, Township-owned, waste management facility, and a minimum of 18 metres from the high-water mark of Malcom Lake on a plateau area on the subject property. This dwelling will be a 1.5 storey structure with a footprint of 94 square metres including attached decks. Section 3.27(b)(i) of the Zoning By-law states that no sensitive land use is to be permitted within the 500-metre influence area from the fill boundary of a waste management facility. Any proposal to construct a sensitive land use within the identified influence area is required to be supported with a compatibility study prepared by a qualified professional to evaluate environmental conditions, and the presence of and impact of any adverse effects or risks to health and safety; and to recommend any remedial measures to be taken. The entirety of the subject property is located within the 500-metre influence area of the temporarily closed, Township-owned, waste management facility on the abutting property (located at 1114 Austris Road). The dwelling (sensitive land use) is proposed to be located a minimum of 120 metres (394 feet) from the edge of the fill area of this waste facility, a reduced setback request of 380 metres (1,247 feet). The Page 2 of 22 applicant has submitted a compatibility study, prepared by McIntosh Perry, in support of this reduction. Sections 3.27(e)(i) and 4.4.3(a) of the Zoning By-law requires all structures to be setback from the high-water mark of all waterbodies a minimum of 30 metres. The proposed dwelling will be located a minimum of 18 metres from the high-water mark of Malcom Lake, a reduced setback request of 12 metres. Any Person may attend the public meeting in person or electronically to make a verbal presentation or provide written comments either in support of or in opposition to the proposed zoning by-law amendment. If you wish to be notified of the decision of the Township of North Frontenac on the proposed zoning by-law amendment, please make a written request to the undersigned. Appeal: If a person or public body would otherwise have an ability to appeal the decision of the Township of North Frontenac to the Ontario Land Tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the Township of North Frontenac before the By-law is passed, the person or public is not entitled to appeal the decision. If a person or public body does not make oral submissions at a public meeting, or make written submissions to the Township of North Frontenac before the By-law is passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to do so. Additional Information and material related to the proposed By-law is available for inspection by contacting the undersigned. Public Hearing: You are entitled to attend this public hearing in person; or through the use of electronic participation. Representation by counsel or an authorized agent is permitted to give evidence about this application. To register for Electronic Participation, please visit the Township’s Website to find the Zoom Meeting link under “Planning Applications Being Considered”; email Brooke Drechsler at deputyclerk@northfrontenac.ca; or contact the Planning Department at (613) 479-2231 or 1-800-234-3953. Notice of Collection: Personal information is collected under the authority of the Municipal Act, the Municipal Freedom of Information and Protection of Privacy Act (MFIPPA), the Planning Act, and all other relevant legislation, and will be used to assist in making a decision on this matter. All personal information (as defined by MFIPPA), including (but not limited to) names, addresses, opinions and comments collected will be made available for public disclosure to members of the public, at the meeting, through requests, and through the website of the Corporation of the Township of North Frontenac. Questions regarding the collection, use and disclosure of this personal information may be directed to the undersigned. Dated at the Township of North Frontenac this 6th day of November 2025 Tara Mieske Clerk/Planning Manager 6648 Road 506, Plevna, ON, K0H 2M0 1-800-234-3953 or 613-479-2231 Ext. 225 clerkplanning@northfrontenac.ca Page 3 of 22 Lake Page 4 of 22 Planning Report To: Mayor and Members of Council Prepared By: Jennie Kapusta, Community Planner, County of Frontenac Reviewed By: Sonya Bolton, Manager of Community Planning, County of Frontenac Re: Application for Zoning By-law Amendment to Re-Zone the Subject Property from Waterfront Residential (RW) to a Site-Specific Waterfront Residential Exception (RW-X7-H) Zone with a Holding Symbol Address: 1230D Austris Road Legal Description: Southwest Range Part Lot 19, Part Shore Road Allowance 13R10703 Parts 9 and 10, Geographic Township of Clarendon, Township of North Frontenac File Number: Z-04/25 (Leptick) Owner(s): Spencer Leptick Applicant Same as Owner Date of Meeting: December 12, 2025 Recommendation: Under the Planning Act, a public meeting is required to be held to receive comments from citizens on the proposed Zoning By-Law Amendment. Planning staff recommend Council receive public comments, and subject to any issues raised at the public meeting, approve the application for a Zoning By-Law Amendment (File Number Z04/25) for the change in zoning be approved It is further recommended that Zoning By-Law Number 55-19 of the Township of North Frontenac, as amended, be further amended, as per the attached Draft By-Law and Schedule A to Amend Zoning By-Law Number 55-19. North Frontenac Council | Z04/25 (Leptick) Planning Report Page 1 of 14 Page 5 of 22 Proposal: The purpose of this application is to permit the construction of a residential dwelling within the 500 metre (1,640 foot) influence area of a waste management facility. The proposed dwelling will be located approximately 120 metres (394 feet) from the existing edge of the fill area and approximately 90 metres (295 feet) from the rear lot line of the subject property. This rear lot line is also the lot line of the abutting waste management facility. The waste management facility is a temporarily closed Township owned waste management facility, known as the Ardoch Waste Disposal Site (WDS), located at 1114 Austris Road. The proposed dwelling will be located a minimum of 18 metres (59 feet) from the high- water mark of Malcolm Lake and will be a 1.5 storey structure with a maximum footprint of 94 square metres (1,012 square feet), including attached decks. Background Information This application was initially submitted as a minor variance application to permit a reduction in the normally required 30 metre (98.4 foot) waterbody setback from the high- water mark of Malcolm Lake for the construction of a dwelling. It was noted during the initial review of the proposal that the subject property shared its rear lot line with the temporarily closed Ardoch Waste Disposal Site (WDS) and that the entire property was within the 500 metre area of influence of the WDS. As a result, planning staff determined that a compatibility study would be required before any application could be considered. The Zoning By-Law does not permit any sensitive land uses, such as the proposed dwelling, to be located within the influence area of a WDS unless a compatibility study is prepared by a qualified professional to evaluate environmental conditions, and the presence of and impact of any adverse effects or risks to health and safety and to recommend any remedial measures to be taken. Landfill Impact Assessment – McIntosh Perry The applicant retained the services of Mcintosh Perry (now Egis) to complete the required Landfill Impact Assessment (LIA) in compliance with the Provincial D-4 Guidelines. This LIA dated April 4, 2023 was submitted along with the minor variance application. The primary review was landfill impacts by leachate, but the LIA evaluated several additional landfill impacts and considerations including litter, odours, dust, noise, contaminant discharges from vehicular traffic, other air emissions, fires and vermin. The conclusion of the LIA was that based on their review of the available information for the site and on current monitoring results from the Ardoch WDS, it was the opinion of McIntosh Perry that the site may be developed without adverse impacts from the Ardoch WDS if monitoring continues at the Ardoch WDS. It was noted that the proposed building location on the property is located approximately 90 metres (295 feet) from the WDS in an inferred hydrogeologically cross-gradient North Frontenac Council | Z04/25 (Leptick) Planning Report Page 2 of 14 Page 6 of 22 direction (description of water flow direction from the WDS), with heavy tree cover between the building location and the WDS. It was further noted that the property owner does not intend to install a drinking water well on the property (water will be taken from Malcolm Lake) and as a result, health- related impacts are not anticipated from development of the property. Recommendations were provided for additional requirements should the property owners consider installing a drinking water well in the future. For a copy of the complete report, please contact the Township Planning Department. Peer Review – Cambium Inc. The submitted LIA was peer reviewed by Cambium Inc. the company who provides the monitoring services for all the Township owned and operated Waste Disposal Sites. In comments dated August 4, 2023 Cambium agreed with the conclusion of McIntosh Perry that under the current conditions the risk of impact to the property was minimal. However, it was discussed that the Ardoch WDS has the potential to re-open as early as 2028 and that development on the site could be impacted by the Ardoch WDS if it were an open landfill and/or waste transfer station (e.g. surface water impacts, litter, odour, traffic etc.). Cambium stated that the Township should consider the future plans for the Ardoch WDS when reviewing this development application. For a copy of the peer review, please contact the Township Planning Department. Township Public Works Department The initially submitted compatibility study and peer review comments were provided to the Public Works Department for consideration. Public Works Manager Darwyn Sproule reviewed the submitted documents and provided the following comments in an email dated August 9, 2023: • As noted by Cambium, the D4 assessed the site based on current conditions. Currently the site is temporarily closed, and it has been since 2013. The site has a remaining capacity for about 38 years, once reopened based on historic data. The site closure is temporary, and the Township certainly expects that it could be operational again at some point. • Reopening of the waste site could result in impacts and adverse effects that have not been evaluated. For example, dust, noise and odours are currently not a concern but could certainly be an issue in proximity to an open operating landfill. • The site and the remaining capacity represent a valuable asset for the Township and could be essential to the Township’s future waste management plans. Mr. Sproule was not in support of any future development that could potentially impact the Township’s ability to reopen the site either as a landfill or as a transfer station. North Frontenac Council | Z04/25 (Leptick) Planning Report Page 3 of 14 Page 7 of 22 Landfill Impact Assessment, revised July 30, 2024 – McIntosh Perry Following the comments provided by Cambium Inc. and the Township Public Works Department, the applicant worked with McIntosh Perry to provide an update to the prior LIA that included an assessment of potential impacts and mitigation measures should the Ardoch WDS be reopened as anticipated. This revision assumed that the current biannual monitoring for WDS impacts by the Township will be continued. It was determined that the reope
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