Published October 9, 2025

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Body: Committee of Adjustment Type: Agenda Meeting: Committee Date: October 9, 2025 Collection: Council Agendas Municipality: South Frontenac

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Document Text

TOWNSHIP OF SOUTH FRONTENAC Committee Of Adjustment Meeting Agenda TIME: DATE: PLACE:

7:00 PM, Thursday, October 9, 2025 Council Chamber/Virtual Via Zoom .

Call to Order

Resolution.

Adoption of Agenda

Resolution.

Electronic Meeting Information

The meeting will be live streamed at the following link: http://www.facebook.com/SouthFrontenacTwp/ Please visit the Virtual Committee of Adjustment Meetings page on the Township website for the link to register to be a participant in this meeting: https://www.southfrontenac.net/en/open-for-business/virtualcommittee-of-adjustment-meetings.aspx Instructions about participating via Computer, Laptop, Smartphone, Tablet and Telephone can be found at the above noted link as well.

PowerPoint Presentation Staff has prepared a PowerPoint Presentation that will be displayed on the screen of the meeting, you can also follow along with the PDF version that is in the attachment of this agenda item.

Declaration of pecuniary interest

There are none.

Approval of Minutes – September 11, 2025

Resolution.

Consent Applications from a Previous Meetings: (if applicable)

New Consent Applications:

PL-BDJ-2025-0080 (Walker) - Loughborough District

4 - 73

74 - 77

78 105

Property Address: 1856 Rutledge Road Purpose & Effect of the Application: The following consent application seeks to create one new rural residential lot. The proposed severed parcel would be approximately 26Ac in area with +/- 58m of frontage on Rutledge Road. The retained parcel would be approximately 26.9Ac in area with +/- 67m of frontage on Rutledge Road and would contain the existing dwelling.

Page 1 of 225

Minor Variance / Permission Applications from a Previous Meetings: (if applicable)

New Minor Variance / Permission Applications:

PL-ZNA-2025-0081 (Walker) - Loughborough District

106 132

Property Address: 1856 Rutledge Road Purpose & Effect of the Application: A minor variance is requested to allow reduced frontages for both the severed and retained lands of associated consent application PLBDJ-2025-0080. The proposed frontages are approximately 58m for the severed lands and approximately 67m for the retained lands, whereas the current Zoning By-Law requires 76m. b)

PL-ZNA-2025-0091 (Ryan) - Storrington District

133 154

Property Address: 1075 Kona Crescent Purpose & Effect of the Application: The minor variance application seeks to permit the construction of 24’x26’ (624sqft) detached garage on the subject property. The proposed structure requires zoning relief to permit a 21ft (6.4m) interior side yard setback, whereas the R-31 zone requires a minimum setback of 32.8ft (10m). c)

PL-ZNA-2025-0092 (Irrcher) (Boulevard Group) - Storrington District

155 204

Property Address: 4508 Red Maple Lane Purpose & Effect of the Application: The property has a house that is less than 30m from Loughborough Lake. The owners have applied to increase the footprint and the gross floor area of the house. The owners propose to construct a new house with an attached garage and a new sewage system. They would demolish the existing house, detached garage and sewage system. The new building would be setback 23.7 metres from the highwater mark of the lake and 6 metres from the top of bank. The new building would have a 263.4 square metre (2,835 square foot) footprint area, which is larger than the 160.7 square metre (1,729.7 square foot) footprint area of the old house. The new building would have a 476.5 square metre (5,129 square feet) total floor area, which is smaller than the 517.5 square metre (5,570.3 square foot) combined total floor area of the old house and detached garage. The new building would be approximately 0.4 metres shorter than the old house. d)

PL-ZNA-2025-0094 (Boyce) - Storrington District

205 221

Property Address: 4378 Milburn Road Purpose & Effect of the Application:

Page 2 of 225

The proposal seeks relief from Zoning By-law 2003-75 section 5.24.1 to permit the lot coverage of all accessory buildings to exceed the lot coverage of the principal structure (dwelling). On the property, there currently is a dwelling and two accessory structures. The applicant proposes to construct a new detached garage/storage building with a footprint of 297 sq m. The proposed structure would increase the lot coverage of all accessory structures to approx. 2.5%, whereas the existing dwelling has a lot coverage of approx. 1.4%. 10.

Other Business

Delegated Authority Consent Report

Adjournment

Resolution.

222 225

Page 3 of 225

Committee of Adjustment Meeting Thursday, October 9, 2025 7:00 p.m. Council Chambers 4432 George Street, Sydenham, ON and Virtual on Zoom Page 4 of 225

Joining us on Zoom? Your camera won’t be turned on. Your microphone will stay muted unless you ask to speak during a comment period.

Roll Call Committee Members Norm Roberts Scott Trueman Ray Leonard Steve Pegrum

Patrick Diotte Alan Revill Brett Moreland Mike Howe

Staff

Page 5 of 225

Christine Woods, Manager of Planning Noah Perron, Planner Colin Herrewynen, Planner Kate Kaestner, Planning Clerk/ Secretary-Treasurer

Agenda • Call to Order • Adoption of Agenda • Meeting Information • Declaration of Pecuniary Interests • Approval of Minutes of Previous Meeting • Hearings for Applications • Other Business

• Delegated Consent Granting Authority Report

Page 6 of 225

• Adjournment

Format for Each Hearing

Page 7 of 225

Chair introduces application
Planner presents application
Applicant/agent permitted to address Committee
Members of the public permitted to address Committee (maximum 5 minutes per individual)
Staff and/or applicant to provide response to public comments / questions
Questions from Committee members (no comments or debate)
Secretary-Treasurer reads the resolution
Committee discussion and vote

After the Meeting

Page 8 of 225

• Township staff will contact the applicant following the meeting. Where a decision is made, it will be forwarded to the applicant and anyone who requested to be notified within 15 days. • The applicant, the Minister or a specified person or public body as defined by the Planning Act subsection 1(1) may appeal the decision to the Ontario Land Tribunal. The appeal must be filed with the Secretary-Treasurer of the Committee of Adjustment within 20 days of the notice of decision. The notice of appeal must set out the reasons for the appeal and be accompanied by the fee required by the Tribunal. • If you have any questions after the meeting, please reach out to staff.

How to Speak to an Application

Page 9 of 225

• The Chair of the meeting will open the floor to public comments • In person • Raise your hand and wait for the Chair to acknowledge you • Move to the table and clearly state your name for the record • On Zoom • Click “Raise Hand” button to request to speak or dial *9 (star nine) when participating by telephone • The Chair will acknowledge you, and the Meeting Host will unmute you • Once you are done speaking or the Committee has no further questions, the Meeting Host will mute your microphone

In Case of Technical Difficulties • If a Committee member joining virtually disconnects from the meeting, the meeting will proceed if there is still quorum. The Committee member will attempt to reconnect. • If quorum cannot be met within 15 minutes, the meeting will be postponed. • Staff will be in touch with applicants. • A notice will also be posted on the Township’s social media if the meeting is postponed.

Page 10 of 225

Notice of Collection • Personal information is collected to gather feedback and communicate with interested parties about applications. • This information is collected under the authority of the Planning Act and in accordance with the Municipal Freedom of Information and Protection of Privacy Act. • With the exception of e-mail addresses and telephone numbers, all information and comments will become part of the public record and will appear on the Township’s website. • Meetings are broadcast live over the internet for the public to view. Your voice will be heard in the broadcast if you speak at the meeting. Broadcasts are archived and continue to be publicly available. Page 11 of 225

• Questions regarding the collection, use and disclosure of this personal information should be directed to the Township Clerk.

Declaration of Pecuniary Interests

Page 12 of 225

Approval of Minutes of Previous Meeting • Approval of Minutes from meeting of September 11, 2025

Page 13 of 225

New Consent Applications

Page 14 of 225

Applications PL-BDJ-2025-0080 and PLZNA-2025-0081 Consent and Minor Variance

Applicant: Stefan and Julia Walker Property: 1856 Rutledge Road

Page 15 of 225

Property Description

Page 16 of 225

• 53 Acres in area • Frontage split by residential property • Actively farmed agricultural fields • Existing Dwelling (red) • Guardrail along frontage of severed lot (orange) • Sydenham Swamp to the west • Designated Rural • Zoned RU

Proposal • Consent to create one rural / residential lot • Severed: • 26 acres • 58.5 metres of frontage • Retained: • 26.9 acres • 67.4 metres of frontage • Minor Variance to permit reduced road frontage Page 17 of 225

Page 18 of 225

Severed lot (possible building area just north of Rutledge Road)

Severed lot (agricultural fields behind possible building area)

Frontage of severed lot (showing guardrail) Page 19 of 225

Frontage of severed lot (new entrance location – looking west down Rutledge Road)

Department, Agency and Public Comments • Cataraqui Conservation – No Objection

• Contact CRCA Saff should Karst features be identified or if development is proposed within 30 metres of the wetland to the west

• Public Services – No Objection

• Adequate sight lines to permit an entrance for the severed parcel • 12m of land required between guardrail anchor and property to the east to accommodate entrance • Owner will be required to receive an entrance permit as condition

Page 20 of 225

• Public Comment – None Received

Discussion • Residential lot creation permitted in the Rural Designation • Large area of severed lot permits flexibility when locating future building envelope • Severed and Retained lots would exceed minimum lot area (2 acres) • Severed and Retained lots would have 58.5m and 67.4m of road frontage (76m required) • Property has two frontages separated by residential lot • Public Services noted adequate sightlines for an entrance • Consistent with existing frontages on this portion of Rutledge Road

Page 21 of 225

• Entrance permit for severed lot required as condition due to existing guardrail. Owner to coordinate with public services for permit application requirements

Discussion Variance meets four tests of a minor variance

Maintains the general intent and purpose of the Township of South Frontenac Official Plan
Maintains the general intent and purpose of Zoning By-law No. 2003-75
Is desirable for the appropriate development of the lands in question
Is minor Page 22 of 225

Recommendation • Approval • Minor variance for 58.5m (severed) & 67.4m (retained) lot frontage • Consent subject to conditions

Page 23 of 225

• Reference plan (survey) • Confirmation of lot areas and frontages • Road allowance widening • Cash-in-lieu of parkland • Potable water demonstration • Receive entrance permit for severed lot • Minor variance for reduced frontage

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 24 of 225

PL-BDJ-2025-0080 / PL-ZNA-2025-0081 Committee Deliberation and Vote

Page 25 of 225

New Minor Variance and Permission Applications

Page 26 of 225

Application PL-ZNA-2025-0091 Minor Variance

Applicant: Kyle & Aimee Ryan Property: 1075 Kona Crescent

Page 27 of 225

Property Description • Lot in Plan of Subdivision (Lyon’s Landing) • 1 acres • Dwelling w/ attached garage, pool & detached accessory structure • Steep upward slope to the rear of dwelling • Designated Rural • Zoned R-31 Page 28 of 225

Proposal

• Construct 24’x26’ (624sqft) detached garage • Partially built into slope, behind and to the east of the dwelling • Accessible via driveway • 6.4m (21ft) setback from eastern side lot line • R-31 zones requires 10m setback • Variance requested due to limited space to build compliant structure

Page 29 of 225

Plot Plan

Page 30 of 225

Proposed garage location (Looking NW towards upward slope)

Proposed garage location (Looking east towards abutting property)

Front view

Side view

Page 31 of 225

Comments • Public Comment – None Received

Page 32 of 225

Discussion Variance meets four tests of a minor variance

Maintains the general intent and purpose of the Township of South Frontenac Official Plan
Maintains the general intent and purpose of Zoning By-law No. 2003-75
Is desirable for the appropriate development of the lands in question
Is minor Page 33 of 225

Recommendation • Approval • Subject to conditions

• The application is approved in accordance with submitted drawings • Setbacks to be confirmed by OLS

Page 34 of 225

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 35 of 225

PL-ZNA-2025-0091 Committee Deliberation and Vote

Page 36 of 225

Application PL-ZNA-2025-0092 Permission to Enlarge Legal Non-Conforming Use

Applicant: Delan Jinapriya and Isabella Irrcher Agent: Jason Sands, The Boulevard Group Property: 4508 Red Maple Lane

Page 37 of 225

4508 Red Maple Lane Committee of Adjustment Application: Permission Owners: Isabella Irrcher & Delan Jinapriya Planner: The Boulevard Group (Jason Sands, MCIP. RPP.) Page 38 of 225

October 9, 2025

Preamble

Page 39 of 225

• • •

Single Detached Dwelling & Detached Garage constructed in 1950’s Addition added to the west side of single detached dwelling in 1970’s Subject property purchased by current owners in 2010

•

Current owners made application for Minor Variance in 2022 to redevelop property with new single detached dwelling, CoA approved the following: • reduced setback of 23.7 metres from the highwater mark of Loughborough Lake (Section 5.8.2(a)) • reduced setback of 6.0 metres from the top of bank (Section 5.8.2(b)); and • reduced front yard of 23.7 metres and increased lot coverage of 9.5% (Section 10.3.1)

•

Since obtaining such approvals, challenges respecting sewage disposal system incurred – particularly location of detached garage Reconsideration was given to overall single detached dwelling functionality and efficiency

•

October 9, 2025

Preamble • •

• •

Reconsideration of development has resulted in revised proposal – attached garage & smaller single detached dwelling Attached garage and relocated driveway allows for adequate area for tertiary level treatment sewage disposal system in compliant location (>30m) from the water Reconfigured single detached dwelling slightly (ie. 29.7sqm – 319sqft) larger than existing single detached dwelling Review more recent Planning Act approvals & case law – Pre-Consultation with Township staff confirmed ‘Permission’ approval as opposed to ‘Minor Variance’ • Whether the application is desirable for appropriate development of the subject property; and • Whether the application will result in undue adverse impacts on the surrounding properties and neighbourhood

Page 40 of 225

October 9, 2025

Development Comparison illustration – Existing, 2022 & 2025

Page 41 of 225

October 9, 2025

Minor Variance Approved Development - 2022

Page 42 of 225

October 9, 2025

Planning Act – Section 45.2(a)(i) ●

Section 45.2(a)(i) of the Planning Act stipulates that where any land, building or structure, on the day the by-law was passed, was lawfully used for a purpose prohibited by the bylaw, a Committee of Adjustment, upon such application, may permit the enlargement or extension of the building or structure, if the use that was made of the building or structure on the day the by-law was passed, or a use permitted under subclause (ii) continued until the date of the application to the committee, but no permission may be given to enlarge or extend the building or structure beyond the limits of the land owned and used in connection therewith on the day the by-law was passed.

●

As the proposal is seeking to reconstruct and enlarge the existing legal non-conforming single detached dwelling, we are of the opinion that the use of Section 45.2(a)(i) is appropriate

Page 43 of 225

October 9, 2025

Planning Act – Section 45.2(a)(i): two tests ●

Whether the application is desirable for appropriate development of the subject property; ○ ○ ○ ○ ○

○ ○ ○ Page 44 of 225

○ ○

Demolish existing SFD and detached garage and construct new SFD with attached garage GFA: existing 441.9sqm increasing to 471.6sqm (29.7sqm / 319sqft) Increase water / top of bank setback by 3.2 metres Maximized water / top of bank setback (septic mantle & vehicle turn-around, driveway) Proposed septic is to be tertiary level treatment system ■ Septic tank: 7.0 metres further from water ■ Septic bed: 17m further from water More functional overall site design (safety, winter operations, stormwater runoff vs. groundwater infiltration) Current existing SFD & detached garage = 11.01% lot coverage Proposed SFD and attached garage = 13.8% lot coverage Consistent overall building height CRCA has no objections to proposed development October 9, 2025

Planning Act – Section 45.2(a)(i): two tests ●

Whether the application will result in undue adverse impacts on the surrounding properties and neighbourhood; ○ ○ ○ ○ ○ ○ ○

Page 45 of 225

○ ○

South shore of Loughborough Lake – on Red Maple Lane Surrounding land uses are residential – no change proposed in density nor use on subject property Primarily 1 and 2 storey single detached dwellings on Red Maple Lane ■ Multiple 3 storey single detached dwellings Split of detached vs. attached garages on Lane 12 – 15% lot coverage for principle building not uncharacteristic (legal non-complying) Window placement on eastern façade carefully selected (transom windows only) to allow natural light while maintaining privacy. Retaining wall proposed, existing vegetation to be maintained Western façade windows consistent with existing single detached dwelling openings 20.6m water setback increasing to 23.8m Significant sewage disposal system upgrade October 9, 2025

Township Official Plan •

Current Township Official Plan provides little policy direction respecting ‘Permission’ applications

•

Draft Official Plan contains several policies •

In our assessment, the proposal is consistent with the Township’s policy direction as contained in the draft Official Plan

•

Section 3.1.1.d (i – x)

•

Based on the review containing within the Land Use Planning Assessment supported in support of the Permission Application, the proposal is consistent with the draft policy direction of the Township – although not applicable

Page 46 of 225

October 9, 2025

Proposed Development - 2025

Page 47 of 225

October 9, 2025

Proposed Conceptual Site Plan 2025

Page 48 of 225

October 9, 2025

Proposed Conceptual Site Plan 2025

Page 49 of 225

October 9, 2025

Proposed Sewage Disposal System - 2025

Page 50 of 225

October 9, 2025

Proposed Sewage Disposal System - 2025

Page 51 of 225

October 9, 2025

South Elevation Existing

Roof Peak: 7.82m Average Grade: 136.56m

Proposed Page 52 of 225

Roof Peak: 7.35m Average Grade: 136.79 October 9, 2025

East Elevation Existing

Proposed Page 53 of 225

October 9, 2025

West Elevation Existing

Proposed Page 54 of 225

October 9, 2025

North Elevation Existing

Proposed Page 55 of 225

October 9, 2025

Conclusion •

Planning Act tests satisfied: • •

•

Whether the application is desirable for appropriate development of the subject property; and Whether the application will result in undue adverse impacts on the surrounding properties and neighbourhood

Current Township Official Plan provides little policy direction respecting ‘Permission’ applications Draft Township Official Plan contains several policies Section 3.1.1.d (i – x)

•

●

In our assessment, the proposal is consistent with the Township’s policy direction as contained in the draft Official Plan

Based on this review, it is our professional opinion that the application is desirable for the appropriate development of the subject property and will not result in undue adverse impacts on the surrounding properties and neighbourhood.

Page 56 of 225

October 9, 2025

4507 Red Maple Lane | SUMMARY

Questions & Comments

Page 57 of 225

October 9, 2025

Recommendation • Pending any comments received • Approval to permit the owner to replace the legal non-conforming dwelling with a larger dwelling with an attached garage. The new dwelling shall have a maximum 264 square metre footprint area and a maximum 476.5 square metre total floor area (including the basement and the garage). • Subject to conditions

Page 58 of 225

• The property shall be developed to be generally consistent with the submitted drawings • Lot grading and drainage plan at building permit stage • Setbacks of dwelling and retaining wall to be confirmed by an Ontario Land Surveyor at building permit stage

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 59 of 225

PL-ZNA-2025-0092 Committee Deliberation and Vote

Page 60 of 225

Application PL-ZNA-2025-0094 Minor Variance

Applicant: Timothy Adam Boyce Property: 4378 Milburn Road

Page 61 of 225

Property Description • Milburn Road • ~3.5 acres • Existing Buildings • Dwelling (209 m2) • 2 Accessory Structures (30m2 each) • Agricultural Designation in Official Plan • Agricultural Zone in Zoning Bylaw Page 62 of 225

Proposal

• Construct 297 m2 detached garage / storage building • Zoning Relief to permit: • Total lot coverage of accessory buildings and structures (2.5%) to exceed the lot coverage of the existing dwelling (1.4%) • Proposal would comply with all other zoning requirements.

Page 63 of 225

Page 64 of 225

Department, Agency and Public Comments • Cataraqui Conservation • Advised of no comments.

• Public Comments • None Received

Page 65 of 225

Planning Analysis Variance meets four tests of a minor variance

Maintains the general intent and purpose of the Township of South Frontenac Official Plan
Maintains the general intent and purpose of Zoning By-law No. 2003-75
Is desirable for the appropriate development of the lands in question
Is minor

Page 66 of 225

Recommendation • Approval • Pending any comments received • The proposal must be generally consistent with the application sketch

Page 67 of 225

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 68 of 225

PL-ZNA-2025-0094 Committee Deliberation and Vote

Page 69 of 225

Delegated Consent Authority Report PL-BDJ-2025-0077 – Bedford District • Granted September 23, 2025 • Unaddressed lands with frontage on Hanna Road & Westport Road • Creation of one new rural residential lot • Severed Lot:

• 2 acres, 76m frontage on Hanna Rd

• Retained Lands:

Page 70 of 225

• 26.5 hectares, 507m frontage on Hanna Road, 363m frontage on Westport Road

Delegated Consent Authority Report PL-BDJ-2025-0078 & 0079 – Bedford District • Granted September 23, 2025 • Unaddressed lands fronting on Hanna Road & Wolfe Lake Road • Creation of two rural residential lots • Severed lots (each)

• 3 hectares • 153m frontage on Hanna Road

• Retained lands

Page 71 of 225

• 26 hectares • 105m frontage on Hanna Road and 734m frontage on Wolfe Lake Road

Delegated Consent Authority Report PL-BDJ-2025-0086 & 0087– Portland District • Granted September 24, 2025 • 1125, 1127 & 1137 Willy’s Lane • Creation of two waterfront residential lots • Lot A

• 2 hectares, 91m water frontage on Fourteen Island Lake • Developed

• Lot B

• 0.4 hectares, 30m water frontage on Fourteen Island Lake • Developed

Page 72 of 225

• Retained Lands • 69 hectares • Developed

Adjournment

Page 73 of 225

Minutes of Committee Of Adjustment September, 11, 2025

Township of South Frontenac Committee of Adjustment Meeting Minutes Meeting # 2025-08 Time: 7:00 PM Location: Storrington Centre/Virtual Via Zoom Present: Norm Roberts, Ray Leonard, Steve Pegrum, Scott Trueman, Alan Revill, Brett Moreland, Patrick Diotte, Mike Howe Absent: Staff: Christine Woods, Manager of Planning; Kate Kaestner, Planning Clerk & Secretary-Treasurer 1

Call to Order

Adoption of Agenda

Resolution. Resolution No. 2025-08-02 Moved by: Norm Roberts Seconded by: Patrick Diotte THAT the Committee hereby adopts the Agenda for the September 11, 2025 Committee of Adjustment meeting. Carried

Electronic Meeting Information

The meeting was live streamed at the following link: http://www.facebook.com/SouthFrontenacTwp/

PowerPoint Presentation: Staff prepared a PowerPoint Presentation that was displayed on the screen of the meeting.

Declaration of pecuniary interest

None declared.

Approval of Minutes – August 14, 2025

Resolution. Resolution No. 2025-08-03 Moved by: Alan Revill Seconded by: Mike Howe THAT the Committee hereby approves the minutes of the August 14, 2025 Committee of Adjustment meeting. Carried

Page 74 of 225

Minutes of Committee Of Adjustment September, 11, 2025 6

Consent Applications from a Previous Meeting:

PL-BDJ-2025-0074 (Pittman) (Fotenn) - Portland District Property Address: 3629 Quinn Road East Purpose & Effect of the Application: Application PL-BDJ-2025-0074 is for the creation of one vacant residential lot on Quinn Road East. The lot would be 0.8ha (2.0 acres) in size with 63m frontage. The retained lands (3629 Quinn Road East) would be 35.8ha (89.6 acres) with 64m frontage. Christine Woods, Manager of Planning, delivered her report for applications PL-BDJ-2025-0074, PL-BDJ-2025-0075 & PL-ZNA-2025-0076, with a staff recommendation that all 3 applications be approved. Steve Pegrum, Chair of the Committee, inquired as to whether the applicant or their agent wished to address the Committee. Elysia Aykroyd (Fotenn Planning + Design), agent for the applicant, thanked Ms. Woods for her very thorough presentation, and stated that she didn’t have anything to add, but that she agreed with the recommended conditions of approval, and was happy to answer any questions. Mr. Pegrum inquired (3 times) as to whether there were any questions or comments from members of the public. None heard. The Chair inquired as to whether there were any questions from Committee members regarding the proposal. Alan Revill, Committee member, asked Ms. Woods whether the Road Widening condition would affect the size of the severed lands. Ms. Woods responded that it would not. If any portion of the severed parcel was to be dedicated for Road Widening, then the rear lot line would simply be moved back to ensure the lots are a minimum of 0.8 hectares. Ms. Kaestner read the resolution for approval of the application, subject to conditions. Committee member Norm Roberts stated to the Chair that he would not be voting on the motion, as he was not present at the August 14, 2025 meeting where the application was originally presented. Resolution No. 2025-08-04 Moved by: Brett Moreland Seconded by: Ray Leonard THAT the Committee of Adjustment hereby approves consent application PLBDJ-2025-0074, for property municipally addressed as 3629 Quinn Road East, allowing for the creation of one new residential lot, being 0.8 hectares in area and having a minimum of 60m frontage along Quinn Road East, subject to conditions. Carried

Page 75 of 225

Minutes of Committee Of Adjustment September, 11, 2025 b)

PL-BDJ-2025-0075 (Pittman) (Fotenn) - Portland District Property Address: 3629 Quinn Road East Purpose & Effect of the Application: Application PL-BDJ-2025-0075 is for the creation of one vacant residential lot on Quinn Road East. The lot would be 0.8ha (2.0 acres) in size with 63m frontage. The retained lands (3629 Quinn Road East) would be 35.8ha (89.6 acres) with 64m frontage. ** See Minutes Text of Agenda Item #6. a). Ms. Kaestner read the resolution for approval of the application, subject to conditions. Mr. Pegrum inquired as to whether there were any questions from Committee members regarding the resolution. None heard.

Resolution No. 2025-08-05 Moved by: Mike Howe Seconded by: Alan Revill THAT the Committee of Adjustment hereby approves consent application PLBDJ-2025-0075, for property municipally addressed as 3629 Quinn Road East, allowing for the creation of one new residential lot, being 0.8 hectares in area and having a minimum of 60m frontage along Quinn Road East, subject to conditions. Carried New Consent Applications:

Minor Variance / Permission Applications from a Previous Meeting:

PL-ZNA-2025-0076 (Pittman) (Fotenn) - Portland District Property Address: 3629 Quinn Road East Purpose & Effect of the Application: Minor variance application PL-ZNA-2025-0076 is requesting reduced frontages for the severed and retained lots of associated consent applications PL-BDJ2025-0074 and PL-BDJ-2025-0075. Each of the two severed lots are to have 63m frontage and the retained lot will have 64m frontage, whereas the RU zone normally requires 76m frontage. ** See Minutes Text of Agenda Item #6. a). Ms. Kaestner read the resolution for approval of the application. Mr. Pegrum inquired as to whether there were any questions from Committee members regarding the resolution. None heard. Resolution No. 2025-08-06 Moved by: Ray Leonard Seconded by: Brett Moreland THAT the Committee of Adjustment hereby approves minor variance application PL-ZNA-2025-0075, for property municipally addressed as 3629 Quinn Road East, allowing the severed and retained parcels for associated consent applications PL-BDJ-2025-0074 & PL-BDJ-2025-0075 to each have a minimum of 60m frontage along Quinn Road East, subject to conditions. Carried

Page 76 of 225

Minutes of Committee Of Adjustment September, 11, 2025 9

New Minor Variance / Permission Applications:

Other Business

Delegated Authority Consent Report Ms. Kaestner delivered her report to the Committee. There were no questions from Committee members arising from the report. There was some discussion between members of the Committee and Planning staff with respect to the ability to vote on applications that were first presented at a previous meeting where a Member was absent.

Adjournment

Resolution. Resolution No. 2025-08-07 Moved by: Patrick Diotte Seconded by: Norm Roberts THAT the September 11, 2025 meeting of the Committee of Adjustment for the Township of South Frontenac is hereby adjourned at 7:37PM, to reconvene on Thursday, October 09, 2025 at 7:00PM or at the call of the Chair. Carried

Steve Pegrum, Chair

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PLAN of’SURVEY of PART of LOT 12, CONCESSION 5 TOWNSHIP of LOUGHBOROUGH COUNTY of FRONTENAC

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1856 Rutledge Road retained 26.93 acres

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SURVEYOR’S CERTIFICATE:

I CERTIFY THAT:

This S’IJ:ruey and. Plan a:re cOTTect and. in accordam.ce with the SURVEYS ACT and. the REGISTRY ACT and. the REGULATIONS made therewn.d.er.

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The SURVEY was completed. on the 27th. day of SEPTEMBER, 1995.

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PETER S. HOPKINS LIMITED

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DATE: OCTOBER 3, 1995.

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PETER S. HOPKINS - O.L.S.

PArty Chief: BH. Inst. Mwn: LH. Cham Mwn: RH. Plan By: RH.

PETER S. HOPKINS

Limited, Ontario Land Surveyor

P.O. Boo: 207, KOH-2HO MILLHAVEN ROAD ODESSA ONT. Telephone No. 886-7395

PROJECT N�95-188 LOT 12, CONCESSION 5 T01fNSHIP OF LOUGHBOROUGH

Page 92 of 225

August 27, 2025

File: SEV/FRS/197/2025

Sent by E-mail Noah Perron Planner Township of South Frontenac P.O. Box 100 Sydenham, Ontario K0H 2T0 Dear Mr. Perron: Re: Consent Applications PL-BDJ-2025-0080 (Lot Creation) 1856 Rutledge Road, Township of South Frontenac Tributaries of Sydenham Lake & Wetlands Staff of the Cataraqui Region Conservation Authority (CRCA) have reviewed the above-noted application for consent and offer the following comments for the Township’s consideration, based on our role as a commenting agency responsible for natural hazards on Planning Act applications, and as administrator of Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits. Summary of the Proposal The applicant has requested to sever a 10.5 ha (26 ac) vacant parcel of land resulting in a 51 ha (126.9 ac) retained parcel. The proposed severance would result in the creation of a new rural lot for residential development. The retained parcel is developed with an existing dwelling. Site Description The subject lands are located on the north side of Rutledge Road, east of Wilmer Road. The subject lands are adjacent to the Sydenham Swamp wetland. There are unnamed watercourses that run north through the adjacent wetlands into Sydenham Lake. The topography of the subject lands is relatively flat and the lands generally consist of agricultural fields with sections of vegetated areas between fields. There is a single detached dwelling on the western half of the subject lands. Discussion CRCA’s scope of review with respect to this application is the avoidance of natural hazards (e.g. flooding and erosion) associated with the un-named watercourse on the property and wetlands. Natural Hazards / Ontario Regulation 41/24 Surface Water Features Cataraqui Conservation, through implementation of Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits requires development (building and structures) and site alteration

Page 93 of 225

Page 2 of 3 (excavation, grading, placement of fill) to be located outside of natural hazard areas and set back a minimum of 30 m from surface water features including watercourses (creeks, streams) and wetlands (swamps, marsh, bogs/fens). The intent is to protect development from potential flooding and erosion hazards and to preserve the hydrologic function of these features. The subject lands are located within a drainage catchment that flows into Sydenham Lake. From our review of aerial imagery and mapping, the subject property is adjacent to wetlands to the east (Sydenham Swamp). The wetlands immediately adjacent to the subject lands are a regulated features and as such a 30 m setback is applied from the western property line. There appears to be a building envelope on the severed lot outside of the required 30 m setback from these features and the existing structures on the retained lands are adequately setback from these features. Staff have no concerns from a natural hazards and regulatory perspective. We recommend that native vegetation (trees, shrubs, native plants) within 30 metres of watercourses on the severed lot be kept in place and enhanced, to help stabilize soils and protect the hydrologic function of the wetland in the long-term. Karst Topography Karst is a type of unstable bedrock that is relatively common in the Cataraqui Region area and is considered a natural hazard under the 2024 Provincial Planning Statement and Ontario Regulation 41/024. As with other natural hazards, there is risk of damage to buildings, property and human safety when development is located within or near unstable bedrock. Accordingly, CRCA’s regulation directs development away from these areas and features. The subject lands are in an area of inferred karst topography as identified by OGS mapping. From a review of aerial imagery, no surficial karst features were observed on the proposed severed lot. A site visit was conducted on August 27, 2025 which confirmed there is no surficial karst visible in the area of the retained lands within approximately 60 m of Rutledge Road. If karst features (e.g. fissures, crevices, sinkholes, etc.) are encountered on the subject lands during future construction/excavation, the applicant will need to contract CRCA staff to determine appropriate actions. Recommendation Staff have no objection to the approval of applications PL-BDJ-2025-0080 based on our consideration for natural hazard and regulatory policies. We recommend the above-noted environmental measures (in bold) and recommend the following condition (in bold) be included in the decision. The applicant acknowledges the subject property is located within an area of inferred karst topography. To the discretion of the Township of South Frontenac Chief Building Official and Cataraqui Region Conservation Authority staff, should karst topography be identified, the applicant shall complete an evaluation by a qualified engineer to determine presence and extent of karst and obtain necessary permitting from Cataraqui Conservation prior to development. Ontario Regulation 41/24

Cataraqui Conservation 2069 Battersea Road Glenburnie ON, K0H 1S0 • info@Cataraqui Conservation.ca • 613-546-4228 CataraquiConservation.ca

Page 94 of 225

Page 3 of 3 Please note that portion of the severed lot within 30 m of the wetlands on adjacent lands to the west are subject to Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits (formerly O. Reg. 148/06), which is administered by the CRCA. The purpose of the regulation is to ensure that proposed changes (e.g. development and site alteration) to a property are not affected by natural hazards, such as flooding and erosion, and that the changes do not put other properties at greater risk from these hazards. Also, to ensure the protection of wetlands. Current and future landowners are advised to contact CRCA before considering any work within 30 metres of of the western property line on the severed lot. Please inform this office of any decision made by the Committee with regard to these applications. If you have any questions, please contact the undersigned at 613-546-4228 ext. 239, or by e-mail at estucke@crca.ca Sincerely,

Emma Stucke, RPP, MCIP Resource Planner cc. Applicant by email

Cataraqui Conservation 2069 Battersea Road Glenburnie ON, K0H 1S0 • info@Cataraqui Conservation.ca • 613-546-4228 CataraquiConservation.ca

Page 95 of 225

Report from Public Services PL-BDJ-2025-0080 Application Number: ___________________________________________________ Stefan and Julia Walker Applicant’s Name: _____________________________________________________

5 PT Lot 12 Loughborough _____ Lot: _______________District:

Concession: _________________ Rutledge Road Road: ________________________________________________________________

Road Maintenance:

✔ Year-round □

Seasonal □

Sight Lines: Are there adequate sight lines for the entrance?

✔ Yes □

No □

If no, what changes would be required to improve sight lines? RETAINED PARCEL: ADEQUATE ENTRANCE SIGHT LINES. SEVERED PARCEL: ADEQUATE ENTRANCE SIGHT LINES

Road Conditions:

Are there any special drainage/ditching concerns related to creation of new lot(s)? ✔ Yes □ No □ If yes, what action is the applicant required to take?
Is the overall road condition adequate to serve increased development/traffic? ✔ Yes □ No □ If no, please explain, and indicate if there are any measures that could be taken to correct the inadequacies.

Road Widening Required? ✔ To be determined by an Ontario Land Surveyor □ Yes □ No □ Any specific requirement?

Arterial road - Rural classification. Ensure that there is a 30m (100ft road allowance) otherwise applicant to dedicate any shortfall of 15 from centerline.

Approved by the Public Services? ✔ Yes □ Yes, with conditions □ No □ If yes, with conditions, please describe conditions below.

Signature on behalf of Public Services

2025-08-18

Date

Page 96 of 225

Noah Perron From: Sent: To: Subject:

Evan Bancroft August 26, 2025 10:15 AM Noah Perron RE: 1856 Rutledge Road Entrance (Consent & Minor Variance applications)

Follow Up Flag: Flag Status:

Follow up Flagged

Good Morning Noah, At the end of a cable guiderail run there is a block of concrete in the ground which the cable is anchored to. The future driveway will need to be a minimum of 4m away from the anchor point on the block. This will provide room for future work on the end of the guiderail system. The driveway needs to be at least 3m from the property line. With a 5m wide driveway entrance there will need to be a 12m wide window available from the guiderail anchor point to the property line for a potential entrance to be placed in. I agree, this should be confirmed as a condition. Thanks, Evan Evan Bancroft, C.E.T. Construction Technologist Public Services Township of South Frontenac p: +613-376-3027 e: ebancroft@southfrontenac.net a: 4432 George St., Box 100, Sydenham, ON, K0H 2T0 www.southfrontenac.net

Please consider the environment before printing this email

From: Noah Perron nperron@southfrontenac.net Sent: August 25, 2025 2:06 PM To: Evan Bancroft ebancroft@southfrontenac.net Subject: 1856 Rutledge Road Entrance (Consent & Minor Variance applications) 1

Page 97 of 225

Hi Evan, I am following up on our brief discussion last week about the severance for1856 Rutledge Road. You had mentioned that during your site visit you observed more than enough space between the guardrail and lot line to permit a new entrance. I believe you also mentioned something about a minimum 12m of length to permit a new entrance. This is likely something we would want conﬁrmed as a condition of approval. As such, I just wanted to reach out for conﬁrmation. Additionally, please let me know if there is any other info we could communicate to the Committee as they consider the proposal. Thanks again,

Noah Perron Planner

Development Services Department Township of South Frontenac p: +613-376-3027 e: nperron@southfrontenac.net a: 4432 George St., Box 100, Sydenham, ON, K0H 2T0 www.southfrontenac.net

Please consider the environment before printing this email

Page 98 of 225

To:

Committee of Adjustment

From:

Development Services Department

Report Date:

October 9, 2025

Subject:

Consent Application PL-BDJ-2025-0080 and Minor Variance Application PL-ZNA-2025-0081, Walker, 1856 Rutledge Road, Loughborough District

Summary This consent application is for the creation a rural lot for farming and residential uses. The minor variance application is to allow the severed and retained parcels to have less than the required lot frontage. The Committee of Adjustment is being asked to make a decision on the consent application in conjunction with the minor variance application. This report recommends approval of both applications. Background The subject property is located on the north side of Rutledge Road west of Wilmer Road. It is approximately 53 acres in area. The road frontage on the subject property is split into two sections, separated by an existing residential property. The property predominantly consists of agricultural fields which are actively farmed. A dwelling and two storage containers exist on the east side of the property. The topography of the subject property varies across its extent but can be described as relatively flat. The frontage on the proposed severed parcel has a moderate downward slope extending roughly 10 metres into the subject property from its boundary with Rutledge Road. A guardrail exists between the frontage of the proposed severed parcel and the travelled portion of Rutledge Road. The Sydenham Swamp exists on the adjacent property to the west. The surrounding area consists of residential and agricultural uses. The subject property is in the Rural designation in the Township of South Frontenac Official Plan. The lands are zoned Rural (RU) in Zoning By-law No. 2003-75, as amended. The consent application is for the creation of one rural / residential lot. The proposed severed parcel would be 26 acres in area with 58.5 metres of frontage on Rutledge Road. The proposed retained parcel would be 26.9 acres in area with 67.4 metres of frontage on Rutledge Road and would contain all existing development. The minor variance application is requesting reduced frontages for the severed and retained parcels because the RU zone requires 76 metres of frontage.

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 99 of 225

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

Department and Agency Comments Cataraqui Conservation (CRCA) provided comment on August 27, 2025. CRCA Staff have no objection to the approval of the proposal based on consideration for natural hazards and Ontario Regulation 41/24 implementation policies. It was noted that the subject property is in an area of inferred karst topography. CRCA Staff conducted a site on August 27, 2025, which confirmed no surficial karst visible in the area within 60 metres of Rutledge Road. CRCA staff noted that should karst features (e.g. fissures, crevices, sinkholes, etc.) be encountered on the subject lands during construction/excavation of the site, the owner will need to contact the CRCA to determine appropriate actions which would include additional assessment by a qualified professional to determine the extent and risk associated with the karst features. Finally, current and future landowners are advised to contact CRCA before considering any work within 30 metres of the west property line on the proposed severed parcel. Public Services provided comment on August 18, 2025. Public Services Staff have no objection to the approval of the proposal. It was noted that there are adequate sight lines to permit an entrance from Rutledge Road for the severed parcel. The retained parcel will continue to be accessed via the existing entrance from Rutledge Road. Road widening is to be determined by an Ontario Land Surveyor. Any shortfall of the 30 metre road allowance, measured 15 metres from the centreline of Rutledge Road, in front of the severed parcel shall be dedicated to the Township. Public Services Staff indicated that 12 metres of land from the anchor point of the guardrail to the closest property line to the east will be necessary to accommodate an entrance on the severed parcel. The owner will be required to apply for and receive an entrance permit from public services staff as a condition of approval. Public Comments The Township did not receive any public comments at the time staff prepared this report. Planning Analysis The consent application needs to be assessed against the applicable policies of the Provincial Planning Statement 2024, County of Frontenac Official Plan and Township of South Frontenac Official Plan (2003), as well as the provisions of Zoning By-law No. 200375, as amended. The minor variance application needs to be assessed against the four tests of a minor variance outlined in section 45(2) of the Planning Act. Rural Residential Policies The consent proposal would facilitate the creation of a residential building lot on lands designated Rural in the Township Official Plan. The Rural designation permits a variety of land uses, including but not limited to agriculture, open space, conservation and limited service residential. The subject property does contain a dwelling but is predominantly used for agricultural purposes. The Rural Residential policies of the Official Plan (section 5.7.4) permit limited non-agricultural residential development to provide a variety of living accommodations for residents of the Township. The severed parcel will continue to be used for agricultural purposes, as no residential development has been proposed. The large area www.southfrontenac.net Page 100 of 225 South Frontenac is a welcoming and thriving rural community.

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

of the severed lot will allow for flexibility when locating a future building envelope which does not impact the agricultural function of the property. The Provincial Planning Statement 2024 allows for residential lot creation on rural lands where site conditions are suitable for the provision of appropriate sewage and water services. The County of Frontenac Official Plan (Section 3.3) permits low-density residential development on rural lands, provided they are appropriately located. Further, residential development in the rural designation should reflect the rural and open space character of the County, avoid unnecessary public expenses, and be serviced by private wells and sewage systems. Section 5.7.4 indicates that a maximum of three rural residential lots may be created by consent from a lot of record provided that the new lot meets the General Consent Policies, as well as all other applicable policies. The subject property is eligible for severance under Section 5.7.4. There has been no previous severance from the subject property since the adoption of the Township Official Plan. Section 5.7.4 requires the frontage, size and shape of any lot created for rural residential purposes through the severance consent approval process to be appropriate for the proposed use and to conform to the provisions of the zoning by-law. Both the severed and retained parcels would greatly exceed the minimum lot area required by the Rural designation and the RU zone for a residential lot. The Rural designation and RU zone require a minimum 76 metres frontage. The minimum 76 metres of lot frontage is intended to allow for a separation between driveways to improve traffic safety. Minimum lot frontages are also required to ensure a development pattern that is reasonably consistent in nature and to avoid an overdeveloped appearance. Section 5.7.4(ii)(a) of the Official Plan allows the municipality to consider reductions to the frontage requirement provided the overall intent of the Official Plan is maintained. The subject property has two frontages that are separated by a residential lot. Both frontages are less than 76 metres in length. The result is that the severed parcel would have 58.5 metres of frontage, and the retained parcel would have 67.4 metres of frontage on Rutledge Road. Public Services staff noted that the severed parcel would have adequate sight lines for an entrance. The retained parcel is presently accessible from an entrance off Rutledge Road. The proposed reduced frontage values would be consistent with those of other lots on this section of Rutledge Road. The retained parcel is developed with a dwelling and two storage containers. The retained parcel will continue to function as a rural property. All the buildings and structures will meet or exceed the required setbacks of the RU zone. Any future development on the retained parcel could be compliant with the requirements of the Zoning By-law. Environmental Protection Policies The subject property is adjacent to the Sydenham Swamp. This feature is designated Environmental Protection in the Official Plan and is zoned Environmental Protection (EP) under Zoning By-law 2003-75, as amended. Section 5.8.2 of the Zoning By-law indicates that www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 101 of 225

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

no buildings, structures or sewage systems shall be located within 30m of the highwater mark of a waterbody or watercourse, which includes wetlands. Within the 30 metres setback, vegetation should be disturbed as little as possible, and the soil mantle should not be altered. Given the large area of the proposed severed parcel, Planning Staff are satisfied that a building envelope exists outside of the 30 metre setback from the wetland. General Consent Policies Section 7.1(o) of the Township Official Plan enables the Township to impose certain conditions to the approval of a severance. The frontage of the severed parcel will have limited space for an entrance from Rutledge Road due the existence of a guardrail. Planning Staff have recommended a condition of approval which requires the Owner to submit a copy of an entrance permit for the severed parcel to the Secretary-Treasurer of the Committee of Adjustment. The applicant will need to coordinate with Public Services Staff to determine entrance permit application requirements and to start the application process. Section 7.1(s) speaks to the applicant providing sufficient information to substantiate that all lots created have a source of potable water and appropriate sanitary sewage disposal facilities. The Township typically requires the ability of a proposed severed lot to be serviced by a private well to be demonstrated as a condition of provisional approval. Sewage system requirements will be addressed at the building permit stage. Conclusion The consent application meets the criteria outlined in section 51(24) of the Planning Act, does not require a plan of subdivision for the proper and orderly development of the municipality, is consistent with the PPS 2024, and conforms to the County and Township Official Plans. The severed and retained parcels will comply with the Zoning By-law subject to the request minor variance for lot frontage. It is the opinion of Planning Staff that the proposed 58.5 metres of frontage for the severed parcel and 67.4 metres of frontage for the retained parcel meet the four tests of a minor variance – the variances maintain the general intent and purpose of the Official Plan and Zoning By-law, they are desirable for the appropriate development of the lands, and they are minor in nature. Notice/Consultation Notice of the Statutory Public Hearings was given pursuant to the requirements of the Planning Act, at least 14 days in advance of the Public Hearing. This included notice given: • • •

by mail to every owner of land within 60 metres of the subject lands by posting notice signs on the subject lands by e-mail to prescribed persons and public bodies

The Township also provided notice on the Township’s website because the Canada Post strike began shortly after notices were mailed.

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 102 of 225

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

Recommendation for Consent Application Staff recommend that the Committee of Adjustment receive comments from the public and, pending any comments received, approve application PL-BDJ-2025-0080, for consent to sever one rural / residential lot from 1856 Rutledge Road, Part of Lot 12, Concession 5, District of Loughborough, Township of South Frontenac, subject to the following conditions: Expiry Period

Conditions imposed must be met within two years of the date of Notice of Decision, as required by Section 53(41) of the Planning Act, RSO 1990, as amended. If conditions are not fulfilled as prescribed within two years, the application shall be deemed to be refused. Provided the conditions are fulfilled within two years, the application is valid for two years from the date of Certificate of Official issuance. The deed must be registered within two years of the issuance of the Certificate of Official. Severed Lands
The lands to be severed shall be for the creation of one rural / residential lot approximately 26Ac in area with a minimum of 58 metres of frontage on Rutledge Road. The lot area, frontage and configuration of the proposed severed lot shall be consistent with the application sketch. Survey/Reference Plan or Registerable Description
An acceptable reference plan or legal description of the severed lands in duplicate [Registry Act, s.81, Land Titles Act, s. 150], the deed or instrument conveying the severed lands, and the Certificate of Official shall be submitted to the SecretaryTreasurer for review and consent endorsement within a period of two years [Planning Act, s. 53(41)] after the date that “Notice of Decision” is given [Planning Act, ss. 53(17) and 53(24)].
The surveyor or applicant shall submit the draft Reference Plan, including an area calculation and noting frontage along the road, electronically or in paper form for review and approval by planning staff prior to depositing the Reference Plan with the Land Registry Office. Road Allowance Widening
The surveyor who prepares the reference plan referred to in Condition #3 and #4 shall also determine by survey the width of Rutledge Road to be 30 metres. If such a width is less than 30 metres, the owner shall dedicate to the Township land along the frontage of the severed lands in the following manner as required: a. The land to be dedicated shall be the width required to provide 15 metres from the centre of the existing travelled road for Rutledge Road; www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 103 of 225

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

b. The land to be dedicated shall be described as a separate part on a Reference Plan of Survey to be prepared and deposited at the Owner’s expense and filed with the Secretary-Treasurer prior to the issuance of the Certificate of Official; c. The Transfer/Deed from the Owner for the land to be dedicated shall be engrossed in the of “The Corporation of the Township of South Frontenac”, and shall include the following attached to the Transfer/Deed as a Schedule: The Transferor hereby transfers the lands to the municipality for the purpose of widening the adjacent highway pursuant to Section 31(6) of the Municipal Act, 2001, Chapter 25, as amended. d. The Transfer/Deed for the land to be dedicated shall be registered by the Owner at the Owner’s expense; e. The duplicate registered Transfer/Deed for the land to be dedicated together with a letter of opinion of a solicitor qualified to practice law in the Province of Ontario addressed to the Secretary-Treasurer confirming that the municipality acquired good and marketable title to the land free and clear of all liens and encumbrances shall be delivered to the Secretary-Treasurer prior to the issuance of the Certificate of Official. Municipal Requirements 6. Payment of the balance of any outstanding taxes and local improvement charges shall be made to the Township Treasurer. This includes all taxes levied as of the date of the issuance of the Certificate of Official. 7. The Township of South Frontenac shall receive 5% of the value of the severed parcel, in lieu of parkland [Planning Act, s. 51(1), By-law 2023-104]. 8. The Owner shall submit a well driller’s report demonstrating a potable water pumping capacity of 3.5 gallons per minute sustained over a 6-hour pump test for the severed parcel. 9. In the event that there are abandoned wells located on the severed parcel or the retained property, the wells shall be sealed in accordance with the requirements of the Ministry of the Environment, Conservation and Parks and that this work shall be accomplished prior to the issuance of the Certificate of Official. 10. The Owner shall provide a copy of an entrance permit for the severed parcel to the Secretary-Treasurer of the Committee of Adjustment. Please contact Public Services Staff to determine application requirements and to start the application process.

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 104 of 225

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

Zoning 11. The owner is required to apply for a minor variance to permit the severed parcel to have a minimum 58.5 metres of lot frontage and the retained parcel to have a minimum 67.4 metres of lot frontage. 12. Where a violation of Zoning By-law No. 2003-75 is evident, the appropriate minor variance or rezoning be obtained to the satisfaction of the Township. Recommendation for Minor Variance Application It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PL-ZNA-2025-0081 for 1856 Rutledge Road to permit:

The severed parcel from consent application PL-BDJ-2025-0080 to have a minimum of 58.5 metres of lot frontage.
The retained parcel from consent application PL-BDJ-2025-0080 to have a minimum of 67.4 metres of lot frontage. Report Prepared By: Noah Perron, Planner Report Reviewed By: Christine Woods, RPP, MCIP, Manager of Planning

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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RECEIVED AND DEPOSITED

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I REQUIRE THIS PLAN TO BE DEPOSITED UNDER THE REGISTRY ACT.

CAUTION: This Plan is Not a Plan of Subdivision Within the Meaning of the Planning Act.

DATE:

OCTOBER 4, 1995.

PETER S. HOPKINS ONTARIO LAND SURVEYOR

LOT

PLAN of’SURVEY of PART of LOT 12, CONCESSION 5 TOWNSHIP of LOUGHBOROUGH COUNTY of FRONTENAC

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New lot severed 26 acres

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1856 Rutledge Road retained 26.93 acres

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/8 (1120)

…….

I PART 11

SS/8 (798)

SURVEYOR’S CERTIFICATE:

I CERTIFY THAT:

This S’IJ:ruey and. Plan a:re cOTTect and. in accordam.ce with the SURVEYS ACT and. the REGISTRY ACT and. the REGULATIONS made therewn.d.er.

pABf’ 87 400%86 11�· ,P�-�c..-poet �

NBZ46 (Pl 8t

Concessions pABT 18

County Road No.

New entrance PART 14 …__ Plool 4()()288

pAJIT 19

The SURVEY was completed. on the 27th. day of SEPTEMBER, 1995.

and

PETER S. HOPKINS LIMITED

p¢10

DATE: OCTOBER 3, 1995.

�1 jfl,pf,,�

PETER S. HOPKINS - O.L.S.

PArty Chief: BH. Inst. Mwn: LH. Cham Mwn: RH. Plan By: RH.

PETER S. HOPKINS

Limited, Ontario Land Surveyor

P.O. Boo: 207, KOH-2HO MILLHAVEN ROAD ODESSA ONT. Telephone No. 886-7395

PROJECT N�95-188 LOT 12, CONCESSION 5 T01fNSHIP OF LOUGHBOROUGH

Page 119 of 225

August 27, 2025

File: SEV/FRS/197/2025

Page 120 of 225

Cataraqui Conservation 2069 Battersea Road Glenburnie ON, K0H 1S0 • info@Cataraqui Conservation.ca • 613-546-4228 CataraquiConservation.ca

Page 121 of 225

Emma Stucke, RPP, MCIP Resource Planner cc. Applicant by email

Cataraqui Conservation 2069 Battersea Road Glenburnie ON, K0H 1S0 • info@Cataraqui Conservation.ca • 613-546-4228 CataraquiConservation.ca

Page 122 of 225

5 PT Lot 12 Loughborough _____ Lot: _______________District:

Concession: _________________ Rutledge Road Road: ________________________________________________________________

Road Maintenance:

✔ Year-round □

Seasonal □

Sight Lines: Are there adequate sight lines for the entrance?

✔ Yes □

No □

If no, what changes would be required to improve sight lines? RETAINED PARCEL: ADEQUATE ENTRANCE SIGHT LINES. SEVERED PARCEL: ADEQUATE ENTRANCE SIGHT LINES

Road Conditions:

Are there any special drainage/ditching concerns related to creation of new lot(s)? ✔ Yes □ No □ If yes, what action is the applicant required to take?
Is the overall road condition adequate to serve increased development/traffic? ✔ Yes □ No □ If no, please explain, and indicate if there are any measures that could be taken to correct the inadequacies.

Road Widening Required? ✔ To be determined by an Ontario Land Surveyor □ Yes □ No □ Any specific requirement?

Arterial road - Rural classification. Ensure that there is a 30m (100ft road allowance) otherwise applicant to dedicate any shortfall of 15 from centerline.

Approved by the Public Services? ✔ Yes □ Yes, with conditions □ No □ If yes, with conditions, please describe conditions below.

Signature on behalf of Public Services

2025-08-18

Date

Page 123 of 225

Noah Perron From: Sent: To: Subject:

Evan Bancroft August 26, 2025 10:15 AM Noah Perron RE: 1856 Rutledge Road Entrance (Consent & Minor Variance applications)

Follow Up Flag: Flag Status:

Follow up Flagged

Please consider the environment before printing this email

Page 124 of 225

Noah Perron Planner

Development Services Department Township of South Frontenac p: +613-376-3027 e: nperron@southfrontenac.net a: 4432 George St., Box 100, Sydenham, ON, K0H 2T0 www.southfrontenac.net

Please consider the environment before printing this email

Page 125 of 225

To:

Committee of Adjustment

From:

Development Services Department

Report Date:

October 9, 2025

Subject:

Consent Application PL-BDJ-2025-0080 and Minor Variance Application PL-ZNA-2025-0081, Walker, 1856 Rutledge Road, Loughborough District

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 126 of 225

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

Department and Agency Comments Cataraqui Conservation (CRCA) provided comment on August 27, 2025. CRCA Staff have no objection to the approval of the proposal based on consideration for natural hazards and Ontario Regulation 41/24 implementation policies. It was noted that the subject property is in an area of inferred karst topography. CRCA Staff conducted a site on August 27, 2025, which confirmed no surficial karst visible in the area within 60 metres of Rutledge Road. CRCA staff noted that should karst features (e.g. fissures, crevices, sinkholes, etc.) be encountered on the subject lands during construction/excavation of the site, the owner will need to contact the CRCA to determine appropriate actions which would include additional assessment by a qualified professional to determine the extent and risk associated with the karst features. Finally, current and future landowners are advised to contact CRCA before considering any work within 30 metres of the west property line on the proposed severed parcel. Public Services provided comment on August 18, 2025. Public Services Staff have no objection to the approval of the proposal. It was noted that there are adequate sight lines to permit an entrance from Rutledge Road for the severed parcel. The retained parcel will continue to be accessed via the existing entrance from Rutledge Road. Road widening is to be determined by an Ontario Land Surveyor. Any shortfall of the 30 metre road allowance, measured 15 metres from the centreline of Rutledge Road, in front of the severed parcel shall be dedicated to the Township. Public Services Staff indicated that 12 metres of land from the anchor point of the guardrail to the closest property line to the east will be necessary to accommodate an entrance on the severed parcel. The owner will be required to apply for and receive an entrance permit from public services staff as a condition of approval. Public Comments The Township did not receive any public comments at the time staff prepared this report. Planning Analysis The consent application needs to be assessed against the applicable policies of the Provincial Planning Statement 2024, County of Frontenac Official Plan and Township of South Frontenac Official Plan (2003), as well as the provisions of Zoning By-law No. 200375, as amended. The minor variance application needs to be assessed against the four tests of a minor variance outlined in section 45(2) of the Planning Act. Rural Residential Policies The consent proposal would facilitate the creation of a residential building lot on lands designated Rural in the Township Official Plan. The Rural designation permits a variety of land uses, including but not limited to agriculture, open space, conservation and limited service residential. The subject property does contain a dwelling but is predominantly used for agricultural purposes. The Rural Residential policies of the Official Plan (section 5.7.4) permit limited non-agricultural residential development to provide a variety of living accommodations for residents of the Township. The severed parcel will continue to be used for agricultural purposes, as no residential development has been proposed. The large area www.southfrontenac.net Page 127 of 225 South Frontenac is a welcoming and thriving rural community.

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

Page 128 of 225

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

by mail to every owner of land within 60 metres of the subject lands by posting notice signs on the subject lands by e-mail to prescribed persons and public bodies

The Township also provided notice on the Township’s website because the Canada Post strike began shortly after notices were mailed.

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 129 of 225

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

Conditions imposed must be met within two years of the date of Notice of Decision, as required by Section 53(41) of the Planning Act, RSO 1990, as amended. If conditions are not fulfilled as prescribed within two years, the application shall be deemed to be refused. Provided the conditions are fulfilled within two years, the application is valid for two years from the date of Certificate of Official issuance. The deed must be registered within two years of the issuance of the Certificate of Official. Severed Lands
The lands to be severed shall be for the creation of one rural / residential lot approximately 26Ac in area with a minimum of 58 metres of frontage on Rutledge Road. The lot area, frontage and configuration of the proposed severed lot shall be consistent with the application sketch. Survey/Reference Plan or Registerable Description
An acceptable reference plan or legal description of the severed lands in duplicate [Registry Act, s.81, Land Titles Act, s. 150], the deed or instrument conveying the severed lands, and the Certificate of Official shall be submitted to the SecretaryTreasurer for review and consent endorsement within a period of two years [Planning Act, s. 53(41)] after the date that “Notice of Decision” is given [Planning Act, ss. 53(17) and 53(24)].
The surveyor or applicant shall submit the draft Reference Plan, including an area calculation and noting frontage along the road, electronically or in paper form for review and approval by planning staff prior to depositing the Reference Plan with the Land Registry Office. Road Allowance Widening
The surveyor who prepares the reference plan referred to in Condition #3 and #4 shall also determine by survey the width of Rutledge Road to be 30 metres. If such a width is less than 30 metres, the owner shall dedicate to the Township land along the frontage of the severed lands in the following manner as required: a. The land to be dedicated shall be the width required to provide 15 metres from the centre of the existing travelled road for Rutledge Road; www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 130 of 225

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 131 of 225

Township of South Frontenac Revised Staff Report PL-BDJ-2025-0080 & PL-ZNA-2025-0081

The severed parcel from consent application PL-BDJ-2025-0080 to have a minimum of 58.5 metres of lot frontage.
The retained parcel from consent application PL-BDJ-2025-0080 to have a minimum of 67.4 metres of lot frontage. Report Prepared By: Noah Perron, Planner Report Reviewed By: Christine Woods, RPP, MCIP, Manager of Planning

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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PROJECT

CONSULTANT name address phone

ARCHITECT name address phone

CONTRACTOR name address phone

AVIDITY DESIGNS name address phone

CONSULTANT

name address phone

CONSULTANT

GENERAL NOTES

LEGEND WINDOWS AND DOORS:

CONCRETE AND MASONRY:

ALL CONSTRUCTION WORK SHALL BE DONE IN ACCORDANCE WITH ALL APPLICABLE BUILDING CODES AND ORDINANCES OR AGENCIES HAVING JURISDICTION OVER THIS PROJECT.

INTERIOR AND EXTERIOR DOOR SIZES SHOWN ON PLAN AND ELEVATION DRAWINGS ARE DIMENSIONAL AND NOT ROUGH OPENINGS (R.0.)

CONCRETE MATERIALS, MIXING, PLACING, CURING AND FORM WORK SHALL BE IN ACCORDANCE WITH C.S.A. STANDARD CAN3-A23.1

ALL BUILDING FACILITIES AND CONDITIONS, BOTH INTERIOR AND EXTERIOR, SHALL BE COMPLIANT WITH THE ONTARIO BUILDING CODE (OBC).

EXTERIOR WINDOW SIZES SHOWN ON PLAN AND ELEVATION DRAWINGS ARE DIMENSIONAL AND NOT ROUGH OPENINGS (R.0.)

UNLESS SPECIFIED ELSEWHERE, THE CONCRETE COMPRESSIVE STRENGTH AT 28 DAYS SHALL BE MIN 20 MPA

ROUGH OPENINGS (R.O.) SHALL BE SIZED AS PER DOOR AND WINDOW SUPPLIER OR MANUFACTURER SPECIFICATIONS

IF STEPPED FOOTINGS ARE ARE REQUIRED THE RISE IS NOT TO EXCEED 24" AND DISTANCE BETWEEN RISERS SHALL NOT BE LESS THAN 24". ACCEPTIONS CAN BE MADE FOR FOOTINGS BEARING ON SOUND BEDROCK.

GENERAL CONSTRUCTION NOTES:

ALL WORK SHALL BE CARRIED OUT IN ACCORDANCE WITH THE OCCUPATIONAL HEALTH AND SAFETY ACT (O.H.S.A.)

Wall Type (see wall type schedule)

Type Name

Door Type (see door schedule)

Type Name

Window Type (see window schedule)

MASONRY UNITS AND MORTAR SHALL BE IN ACCORDANCE WITH O.B.C. SECTION 9.20

DRAWINGS MAY BE SCALED FOR ESTIMATING PURPOSES AND FOR GENERAL REFERENCE ONLY. FOR ALL OTHER DIMENSIONS OR LOCATIONS CONSULT THE DESIGNER OR REFER TO DIMENSIONS ON DRAWINGS. VERIFY ALL DIMENSIONS IN THE FIELD.

ALL TIMBER MATERIAL IS TO BE TREATED WITH EXTERIOR GRADE FINISH

THE GENERAL CONTRACTOR/CONSTRUCTION MANAGER SHALL PROVIDE AND MAINTAIN ACCESS TO THE PREMISES AT ALL TIMES.

CONNECTORS SHALL BE SIMPSON STRONG TIE (SST) OR APPROVED EQUIVALENT. ALL CONNECTORS SHALL BE ZMAX, HOT DIPPED GALVANIZED OR 316 TYPE STAINLESS STEEL

Building Section

1 A101

Wall Section

MASONRY VENEER TO BE INSTALLED WITH BRICK TIES AT 16" O.C. MAX. VERTICALLY AND 32" O.C. MAX HORIZONTALLY

THE GENERAL CONTRACTOR SHALL KEEP THE CONSTRUCTION SITE FREE AND CLEAR OF ALL DEBRIS AND KEEP OUT ALL UNAUTHORIZED PERSONS. UPON COMPLETION OF WORK, THE ENTIRE CONSTRUCTION AREA IS TO BE THOROUGHLY CLEANED AND PREPARED FOR OCCUPANCY BY OWNER. ALL MATERIALS AND DEBRIS RESULTING FROM THE CONTRACTOR’S WORK SHALL BE REMOVED FROM THE SITE AND DISPOSED OF PROPERLY. CARE SHALL BE TAKEN DURING CONSTRUCTION THAT NO DEBRIS OR MATERIALS ARE DEPOSITED IN ANY RIGHT OF WAY AREA.

USE STAINLESS STEEL FASTENERS WITH STAINLESS STEEL CONNECTORS. WHEN USING ZMAX CONNECTORS USE EQUIVALENT COATING SST FASTENERS, SDWS DOUBLE BARRIER BLACK COATING WITH STN22 HEX HEAD WASHERS, MATCHING FINISH.

UNLESS OTHERWISE SHOWN, BRICK AND STONE MASONRY OVER OPENINGS SHALL BE SUPPORTED WITH 3 1/2" X 3 1/2" STEEL ANGLE LINTEL UNLESS OTHERWISE SHOWN, GARAGE AND EXTERIOR CONCRETE SLAB(S) SHALL BE SLOPED FROM BUILDING WITH A SLOPE NOT LESS THAN 2.00% OR (1/4" PER 1'00")

1 A101

ALL SDWS STRONG DRIVE TIMBER SCREWS SHALL BE EXTERIOR GRADE FASTENERS SHALL BE EXTERIOR GRADE, 0.220

CONCRETE REINFORCING: FRAMING:

THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTING ALL EXISTING AND NEW CONDITIONS AND MATERIALS ON THE SITE. ANY DAMAGE CAUSED BY OR DURING THE EXECUTION OF THE WORK IS THE CONTRACTOR’S RESPONSIBILITY AND SHALL BE REPAIRED TO THE OWNER’S SATISFACTION AT THE CONTRACTOR’S EXPENSE. ANY VARIATIONS FROM INDICATED DIMENSIONS OR CONDITIONS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER. NO CHANGES ARE TO BE MADE WITHOUT THE APPROVAL OF THE OWNER OR DESIGNER. NO CUTTING OR DAMAGE TO BUILDING STRUCTURAL COMPONENTS WILL BE ALLOWED WITHOUT WRITTEN AUTHORIZATION FROM THE DESIGNER ENGINEER PROVIDE BRACING, BLOCKING, AND/OR STRUCTURE AS REQUIRED TO FACILITATE INSTALLATION OF ALL WALL AND MILLWORK MOUNTED EQUIPMENT, IN NEW AND EXISTING WALLS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THE SUPPORT REQUIRED TO MAINTAIN THE INTEGRITY OF THE WALLS AND THE SECURITY OF THE EQUIPMENT.

CONTINUOUS WALL STUDS AS PER O.B.C. 9.23.10. CONTINUOUS WALL STUDS EXCEEDING 5.6M (18’-3") IN HEIGHT TO BE DESIGNED BY STRUCTURAL ENGINEER. BUILT UP STUDS BELOW GIRDER TRUSSES AS PER O.B.C. 9.23.10.7. IF SUPPORT LENGTH EXCEEDS TABLE A-35, COLUMN TO BE DESIGNED BY STRUCTURAL ENGINEER

MEMBERS CAST AGAINST EARTH……………75MM±20

THE DESIGN OF ADJUSTABLE STEEL COLUMNS (JACK POST) SHALL BE IN ACCORDANCE WITH O.B.C. 9.17.3.4. AND CONFORM TO CAN/CGSB-7.2. THE IMPOSED LOAD ON EACH POST SHALL NOT EXCEED 36 KN (8,093 LBS.)

MEMBERS NOT EXPOSED……………………..40MM±10

BEAMS SHALL HAVE AN EVEN AND LEVEL BEARING AND SHALL HAVE NOT LESS THAN 3 1/2" (89MM) LENGTH OF BEARING AT END SUPPORTS

ALL WORK SHALL CONFORM IN QUALITY TO ACCEPTED INDUSTRY STANDARDS. MANUFACTURER’S STANDARD SPECIFICATIONS AND MATERIALS APPROVED FOR PROJECT USE ARE HEREBY MADE PART OF THESE NOTES WITH SAME FORCE AND EFFECT AS IF WRITTEN OUT IN FULL HEREIN. ALL APPLIANCES, FIXTURES, EQUIPMENT, HARDWARE, ETC. SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER’S SPECIFICATIONS AND PROCEDURES.

CLEAR COVER TO REINFORCING STEEL SHALL BE:

STEEL BEAMS ARE TO BE LATERALLY SUPPORTED AND HAVE SPANS NOT EXCEEDING THAT SPECIFIED IN O.B.C. 9.23.4.3. BEAMS ARE TO BE LATERALLY SUPPORTED USING 1"X2" STRAPPING IN CONTACT WITH THE TOP FLANGE, NAILED ON BOTH SIDES OF THE BEAM AND TO THE BOTTOM OF THE JOIST(S) SUPPORTED

MINOR DETAILS NOT USUALLY SHOWN OR SPECIFIED BUT NECESSARY FOR PROPER AND ACCEPTABLE CONSTRUCTION, INSTALLATION, OR OPERATION OF ANY PART OF THE WORK AS DETERMINED BY THE DESIGNER SHALL BE INCLUDED IN THE WORK AS IF IT WERE SPECIFIED OR INDICATED ON THE DRAWINGS.

BLOCKING FOR PARTITIONS RUNNING PARALLEL TO FLOOR JOISTS TO BE 2"X4" LUMBER SPACED NOT MORE THAN 3’ 11" O/C AS PER O.B.C. 9.23.9.8

ALL REINFORCING STEEL SHALL BE DETAILED, FABRICATED, PLACED AND SUPPORTED IN ACCORDANCE WITH REINFORCING STEEL INSTITUTE OF CANADA MANUAL OF STANDARD PRACTICE AND CAN3-A23.3 UNLESS OTHERWISE INDICATED. UNLESS OTHERWISE SHOWN ON PLANS, WELDED WIRE (WWF) SHALL BE 6X6 W6.0/6.0 INSTALL 50MM BELOW THE TOP OF THE SLAB.

ALL DIMENSIONS ARE TO FACE OF STUD OR CENTERLINE OF STRUCTURE UNLESS OTHERWISE NOTED. DOOR(S) BETWEEN ATTACHED GARAGE AND DWELLING UNIT MUST BE TIGHT FITTING AND INSTALLED WITH WEATHER STRIPPING TO PREVENT THE PASSAGE OF GASES AND EXHAUST FUMES.

WITH THE EXCEPTION OF PRESSURE TREAT WOOD, ALL OTHER EXPOSED EXTERIOR LUMBER SHALL BE SEALED AND PROTECTED FROM MOISTURE AND TERMITES

GARAGE DOOR(S) OR ANY PASSAGE FROM THE GARAGE SPACE TO THE ATTACHED DWELLING SHALL BE EQUIPPED WITH SELF CLOSING HINGES OR A SELF CLOSING DEVICE.

FOAMED PLASTICS THAT FORM PART OF A WALL OR CEILING ASSEMBLY IN COMBUSTIBLE CONSTRUCTION SHALL BE PROTECTED IN ACCORDANCE WITH OBC 9.10.17.10. FOAMED PLASTICS CAN BE PROTECTED USING 1/2" DRYWALL OR ANY THERMAL BARRIER THAT MEETS THE REQUIREMENTS OF CLAUSE 3.1.5.12.(2)(E), MINERAL WOOL INSULATION

CEILING AND GARAGE WALLS BETWEEN THE ATTACHED GARAGE AND DWELLING UNIT MUST BE FINISHED WITH A MIN. 1/2" DRYWALL AND TAPED TO PREVENT THE PASSAGE OF GASES AND EXHAUST FUMES

WOOD FRAMED HEADERS (LINTELS)" IF WINDOW WELLS ARE REQUIRED, WELLS SHALL EXTEND A MINIMUM 6" BELOW WINDOW, BACKFILLED WITH CLEAR STONE INCLUDING SUBDRAIN(S) CONNECTED TO WEEPING TILE AT FOOTING LEVEL AT LEAST ONE WINDOW IN A FLOOR LEVEL CONTAINING BEDROOMS TO BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF TOOLS. OPENING AREA TO BE 4 FT² MINIMUM AND HAVE A MAXIMUM SILL HEIGHT OF 3'3" ABOVE FINISHED FLOOR ELEVATION ROOF VENTILATION SHALL BE SPLIT EVENLY BETWEEN PERFORATED SOFFIT AT EAVES AND ROOF VENTS AT RIDGE LEVEL. TOTAL UNOBSTRUCTED VENT AREA TO BE EQUAL OR GREATER THAN 1/300 OF THE INSULATED CEILING AREA AS PER (9.19.1) O.B.C. ATTIC ACCESS OPENING TO BE 21X29 A MINIMUM 24" CLEARANCE IS REQUIRED ABOVE ATTIC HATCH. BASEMENT WALLS SHOULD BE DAMP-PROOFED AS A MINIMUM. WHERE HYDROSTATIC PRESSURE IS ANTICIPATED, WATERPROOFING SHOULD BE APPLIED TO THE EXTERIOR OF FOUNDATION WALLS AS PER O.B.C. PART 9.13.

OPENINGS IN LOAD BEARING WALLS TO BE SUPPORTED USING BUILT UP WOOD HEADERS AS PER O.B.C. 9.23.12.2 AND TABLES A-12 AND A-15. WOOD LINTEL SPANS ARE CALCULATED BASED ON MAXIMUM FLOOR JOIST OR RAFTED SPAN OF 4.9M (16’-1") AND A MAXIMUM TRUSS SPAN OF 9.8M (32’-2"). IF SPANS EXCEED THAT ABOVE, WOOD LINTELS SHOULD BE DESIGNED BY THE PRE ENG TRUSS / PRE ENG FLO0R JOIST STRUCTURAL DESIGNER UNLESS OTHERWISE SPECIFIED BY PRE ENGINEERED TRUSS AND FLOOR JOIST SUPPLIER/MANUFACTURER, LINTEL SPAN MIN BEARING LENGTH SHALL BE 1.5" (SINGLE STUD) FOR SPANS UP TO 9’-10", OR 3" (TWO STUDS) FOR SPANS GREATER THAN 9’-10" PRE ENGINEERED TRUSS AND FLOOR JOIST SUPPLIER/MANUFACTURER TO REVIEW AND VERIFY ALL LINTELS SIZING AND END BEARINGS SHOWN ON PLANS. UNLESS OTHERWISE SPECIFIED BY PRE ENGINEERED TRUSS AND FLOOR JOIST SUPPLIER/MANUFACTURER, WOOD FRAMED HEADERS SHALL BE 2-2X10,

BACKFILL ON THE BUILDINGS EXTERIORS THAT WILL UNDERLIE PAVED AREAS, SIDEWALKS OR SLABS-ON-GRADE SHOULD BE UNIFORMLY COMPACTED TO AT LEAST 98% S.P.M.D.D. BACKFILL UNDER ALL OTHER AREAS SHOULD BE COMPACTED TO 95% S.P.M.D.D.

PLUMBING AND HVAC:

EXTERIOR GRADES SHOULD BE SLOPED AWAY FROM THE FOUNDATION WALLS, AND ROOF DRAINAGE DOWNSPOUTS SHOULD BE PLACED SUCH THAT WATER FLOWS AWAY FROM FOUNDATION WALLS.

ALL PLUMBING AND AND HEATING SHALL BE INSTALLED AS PER O.B.C. PART 6 “HEATING, VENTILATING AND AIR CONDITIONING” AND PART 7 “PLUMBING”

PRE ENG ROOF AND FLOOR TRUSSES:

ALL PLUMBING AND HEATING SYSTEMS TO BE DESIGNED AND MANUFACTURED BY OTHERS. REFER TO MANUFACTURERS SHOP DRAWINGS FOR LAYOUT AND DETAILS

PRE ENGINEERED ROOF AND FLOOR TRUSSES TO BE DESIGNED AND MANUFACTURED BY OTHERS ALL PLUMBING TO BE TESTED AND VERIFIED BY CITY INSPECTOR PRIOR TO COVERING ALL ROOF TRUSSES AND FLOOR JOIST TO BE DESIGNED AND MANUFACTURED BY OTHERS. REFER TO MANUFACTURER SHOP DRAWINGS FOR LAYOUT AND DETAILS. MANUFACTURER SHALL REVIEW AND APPROVE ALL SUPPORT BEAMS AND POSTS UNLESS OTHERWISE NOTED ON ELEVATIONS, ROOF TRUSSES TO BE MANUFACTURED WITH 24" OVERHANG (O.H.) (MEASURED FROM EXTERIOR FINISHED FACE OF WALLS)

PRESSURE BALANCED OR THERMOSTATICALLY CONTROLLED SHOWER VALVES PRESSURE BALANCED OR THERMOSTATICALLY CONTROLLED FAUCET VALVES OR WATER HEAT SOURCE ALL TOILET ASSEMBLIES SHALL BE LOW FLUSH (MAX. 4.8 L)

CONTRACTOR SHALL COORDINATE THESE PLANS WITH ROOF MANUFACTURERS DESIGN. CONTRACTOR AND ROOF MANUFACTURER ENGINEER TO REVIEW AND VERIFY ALL LINTELS SIZES AND BEARINGS. ENGINEERED LINTELS ASSOCIATED WITH ROOF DESIGN SHALL GOVERN THAT SHOWN ON THESE PLANS GEO-TECHNICAL DESIGN: FOUNDATIONS ARE ASSUMED TO BEAR DIRECTLY ON SOUND BEDROCK OR UNDISTURBED SUITABLE SUG-RADE WITH A 75 KPA BEARING PRESSURE CAPACITY IF DETERMINED NECESSARY, CONTRACTOR SHALL BE RESPONSIBLE FOR REVIEW AND VERIFICATION OF NATIVE SUB-GRADE WITH A QUALIFIED GEO-TECHNICAL REPRESENTATIVE

DIRECT VENT FACTORY BUILT FIREPLACE TO BE INSTALLED AS PER MANUFACTURES SPECIFICATIONS. O.B.C. 9.22 AND CAN/CSA B149 “INSTALLATION CODES FOR GAS BURNING APPLIANCES AND EQUIPMENT” COVERS FOR SUMP PITS ARE TO BE SEALED AND SECURED TO MAINTAIN CONTINUITY OF THE AIR BARRIER SYSTEM AS PER O.B.C. 9.14.5.2 ALL FLOOR DRAINS TO INCLUDE A TRAP SEAL ASSEMBLY

ROOM 101

Interior Elevation

Elevation Mark Room Name / Number

Column Line

STAIRS AND RAILINGS

THE CLEAR HEIGHT OVER STAIRS (MEASURE VERTICALLY FROM A STRAIGHT LINE TANGENT TO THE TREAD AND LANDING NOSING’S TO THE LOWEST POINT ABOVE) SHALL NOT BE LESS THAN 6’ 5" (1950MM) IF THE ELEVATION DIFFERENCE BETWEEN A FINISHED FLOOR AND GRADE IMMEDIATELY BELOW IS EQUAL TO OR GREATER THAN 2’-0", THAN PROTECT WITH RAILINGS/GUARDS ALL GUARDS OUTSIDE DWELLING UNITS INCLUDING DECKS SHALL BE NOT LESS THAN 3'6" (1070MM) HIGH.

ANCHOR BOLTS ANCHORING SILL PLATE TO TOP OF FOUNDATION WALL TO BE NOT LESS THAN 1/2" DIA. SPACED NOTE MORE THAN 7’-10" O/C.

1 +2’-0"

ALL STAIR AND RAILING CONSTRUCTION TO BE CONSTRUCTION AS PER O.B.C. SECTION 9.8

NON PRESSURE TREATED WOOD FRAMING SUPPORTED ON CONCRETE IN CONTRACT WITH THE GROUND TO BE SEPARATED FROM THE CONCRETE WITH POLYETHYLENE FILM, NOT LESS THAN 2 MIL THICK

A101

EXPOSED SLAB AND WALLS………………….50MM±10

STEEL BEAMS ARE TO BE “STRUCTURAL QUALITY STEEL” GRADE 350W, AS PER C.S.A. G40.21 WRITTEN WORDS TAKE PRECEDENCE OVER DRAWN LINES. LARGE-SCALE DETAILS AND PLANS TAKE PRECEDENCE OVER SMALLER DETAILS AND PLANS. SHOULD A CONFLICT ARRIVE BETWEEN THE SPECIFICATIONS AND DRAWINGS, THE REQUIREMENTS DEEMED MOST STRINGENT SHALL BE USED.

Building Elevation

REINFORCING STEEL SHALL BE IN ACCORDANCE WITH CAN/CSA-G30.18 GRADE 400 MPA ALL FRAMING CONSTRUCTION SHALL BE COMPLETED IN ACCORDANCE WITH O.B.C. PART 9.23 (WOOD-FRAME CONSTRUCTION) AND O.B.C. PART 9.27 (CLADDING)

Detail Number

A101

ALL GUARDS WITHIN DWELLING UNITS SHALL BE NOT LESS THAN 36" IN HIGH. EXTERIOR GUARDS SERVING NOT MORE THAN ONE DWELLING UNIT SHALL BE NOT LESS THAN 42" INCH MM HIGH WHERE THE WALKING SURFACE SERVED BY THE GUARD IS MORE THAN 5’-0" ABOVE THE FINISHED GROUND LEVEL CUSTOM GUARDRAILS AND HANDRAILS MAY BE DESIGNED BY ENGINEER WITH THE APPLIED LOAD SPECIFIED IN OBC 4.1.5.15, 3.4.6.4 AND 3.4.6.5. SHOP DRAWINGS ARE TO PROVIDED FOR ENGINEERS REVIEW. GUARDS SHALL BE DESIGNED TO RESIST THE SPECIFIED VERTICAL AND HORIZONTAL APPLIED LOADS IN TABLE 9.8.8.2. NONE OF THE SPECIFIED LOADS PRESCRIBED IN TABLE NEED BE CONSIDERED TO ACT SIMULTANEOUSLY OPENINGS THROUGH ANY GUARD SHALL BE OF A SIZE THAT WILL PREVENT THE PASSAGE OF A SPHERICAL OBJECT HAVING A DIAMETER OF 100 MM UNLESS IT CAN BE SHOWN THAT THE LOCATION AND SIZE OF OPENINGS THAT EXCEED THIS LIMIT DO NOT REPRESENT A HAZARD.

DRAWING LIST

101 102 103 104 105 107

COVER SHEET GENERAL NOTES PLAN VIEWS ELEVATIONS & ROOF PLAN SECTIONS AND DETAILS MEMBER REPORTS

Centerline

Revision Tag

ARU BLDG. CONC. COL. DET. DIA. DN. EL/ELEV. ELEC. EQ. FIN. FLR. GALV. GYP. JT. MECH. MIN. N.T.S. NO. O.C. OPG. O.D U.N.O. REF. R. R.O. S/STL. SPEC. T.O. T.O.F. T.O.W. T. TYP. V.I.F F.M. E.W. T. & B. FDN FTG

ADDIITIONAL RESIDENTIAL UNIT BUILDING CONCRETE COLUMN DETAIL DIAMETER DOWN ELEVATION ELECTRICAL EQUAL FINISH FLOOR GALVANIZED GYPSUM JOINT MECHANICAL MINIMUM NOT TO SCALE NUMBER ON CENTER OPENING OUTSIDE DIAMETER UNLESS NOTED OTHERWISE REFERENCE RISER ROUGH OPENING STAINLESS STEEL SPECIFICATIONS TOP OF (…) TOP OF FRAMING TOP OF WALL TREAD TYPICAL VERIFY IN FIELD FIELD MEASURE EACH WAY TOP & BOTTOM FOUNDATION FOOTING

Project No.

2024-111

Design by: S.F.R.

Drawn by:

1075 KONA CRESCENT, SOUTH FRONTENAC

UNLESS OTHERWISE NOTED ON PLANS, ALL TIMBERS SHALL BE QUALITY NO.1 GRADE SOURCED BY LOCAL SAW MILL AND ACCOMPANIED BY MILL CERTIFICATE IN PLACE OF STAMPED LUMBER

WINDOW OPENINGS IN CONCRETE FOUNDATION WALLS TO BE ENGINEERED IF WINDOW EXCEEDS 3'11" IN WIDTH OR THE TOTAL WIDTH OF THE OPENING CONSTITUTES MORE THAN 25% OF THE TOTAL FOUNDATION WALL WIDTH

1 A101

KONA GARAGE DESIGN

ALL FOOTINGS TO INCLUDE A FORMED “KEY” PROVIDING CONNECTIVITY TO FOUNDATION WALLS ABOVE. TIMBER FRAMING:

AVIDITY

DOOR AND WINDOW DIMENSIONS ARE SHOWN IN FT - INCHES UNLESS OTHERWISE NOTED. THE GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS, BE FAMILIAR WITH THE EXISTING CONDITIONS, AND BRING ANY DISCREPANCIES TO THE ATTENTION OF THE DESIGNER PRIOR TO SUBMISSION OF CONSTRUCTION PROPOSAL AND BEFORE COMMENCEMENT OF THE WORK. THE DRAWINGS REFLECT CONDITIONS REASONABLY INFERRED FROM THE EXISTING VISIBLE CONDITIONS BUT CANNOT GUARANTEED BY THE DESIGNER.

S.F.R

Revisions & Releases

2025.01.02

IFP

Notes THESE DESIGN DOCUMENTS ARE PREPARED SOLELY FOR THE USE BY THE PARTY WITH WHOM AVIDITY DESIGNS HAS ENTERED INTO A CONTRACT. THERE ARE NO REPRESENTATIONS OF ANY KIND MADE BY THE DESIGNER TO ANY PARTY WITH WHOM AVIDITY DESIGNS HAS NOT ENTERED INTO A CONTRACT. REPRODUCTION OR USE FOR ANY PURPOSE OTHER THAN AUTHORIZED BY AVIDITY DESIGNS IS NOT PERMITTED. ALL DRAWINGS SUBMITTED FOR PERMIT ISSUANCE MUST INCLUDE THE DESIGNERS STAMP WITH WITH AN ORIGINAL SIGNATURE, SCHEDULE 1: DESIGNER FORM WITH AN ORIGINAL SIGNATURE USE ONLY DRAWINGS MARKED “FOR CONSTRUCTION”. THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS PROVIDED BY AND IS THE PROPERTY OF THE ARCHITECT. THE CONTRACTOR SHALL VERIFY AND ACCEPT RESPONSIBILITY FOR ALL DIMENSIONS AND CONDITIONS ON SITE AND SHALL NOTIFY THE APPROPRIATE CONSULTANT OF ANY VARIATIONS FROM THE SUPPLIED INFORMATION. THESE DESIGN DOCUMENTS ARE PREPARED SOLELY FOR THE USE BY THE PARTY WITH WHOM AVIDITY DESIGNS HAS ENTERED INTO A CONTRACT. THERE ARE NO REPRESENTATIONS OF ANY KIND MADE BY THE DESIGNER TO ANY PARTY WITH WHOM AVIDITY DESIGNS HAS NOT ENTERED INTO A CONTRACT. REPRODUCTION OR USE FOR ANY PURPOSE OTHER THAN AUTHORIZED BY AVIDITY DESIGNS IS NOT PERMITTED.

ELECTRICAL: ALL ELECTRICAL WORK SHALL BE INSTALLED AS PER THE ONTARIO ELECTRICAL SAFETY CODE, 2012 (O.E.S.C.)

Scale

LOCATIONS OF ALL ELECTRICAL RECEPTACLES, SWITCHES AND LIGHTS TO BE CONFIRMED WITH OWNER

GENERAL NOTES

1/4" = 1’-0"

IF ELECTRICAL PANEL IS NOT LOCATED IN GARAGE SPACE, A 200 AMP CAR CHARGING ROUGH IS TO BE PROVIDED AS PER O.B.C. 3.1.21

2025-01-02 12:04:21 PM

Page 146 of 225

CARBON MONOXIDE, SMOKE ALARM(S) TO BE INSTALLED ON EACH STORY INCLUDING BASEMENT AND IN EACH SLEEPING CORRIDOR AS PER O.C.B. 9.10.19 CARBON MONOXIDE, SMOKE ALARM(S) SHALL INCLUDE VISUAL SIGNALING (STROBE) AND BE HARD WIRE INTERCONNECTED AS PER O.B.C. 9.10.19

102 Sheet No.

24’ - 0" 22’ - 8"

2-2x6 LINTEL

30 60

3’ - 0"

MIN. 6'5" HEAD CLEARANCE PER OBC.

23’ - 4"

22’ - 8"

2-2x6 LINTEL 2 105

30 60

2 24’ - 8"

4-2x6 WALL COLUMN

Project No.

10"

STEEL BEAM SUPPORT FOR LOFT FLOOR ABOVE CONTINOUS W250X45 (W10X30) DROP BEAM, MIN 3.5" END BEARING

1 105

24’ - 0"

21’ - 8"

26’ - 4" 25’ - 2"

4-2x6 WALL COLUMN

SCALE: 1/4" = 1’-0"

26’ - 0" 26’ - 4"

13’ - 10"

LOFT FLOOR LAYOUT

SECURE EXISTING RETAINING WALL TO NEW GARAGE WALLS USING 15M EXPOXY SET DOWELS SPACED VERTICALLY NOT MORE THAN 12"O.C.

32 96

RECESS (DROP FDN) BELOW GARAGE DOOR AND CAST NEW GARAGE SLAB OVER DROP FDN

26’ - 4"

GARAGE CONCRETE FLOOR min 4" thick concrete slab on grade 6 x 6 x 6/6g wwf reinforcing steel min 32 mpa, 5-8% air entrainment min 6" compacted granular base sawcut min. 10’-0" each direction

8" UNREINFORCED FDN WALL TYP

10" 3’ - 0"

SCALE: 1/2" = 1’-0"

2025.01.02

IFP

DENOTES FOOTING BELOW

3- 1 3/4" x 11 7/8" 2.0E LVL LINTEL MIN 3" END BEARING

4 18’ - 0"

3’ - 0" EQ

24’ - 0"

S.F.R

Notes

FULL SET STONE VENEER ONLY WHERE SHOWN

Drawn by:

Revisions & Releases

RECESS (DROP FDN) BELOW GARAGE DOOR AND CAST NEW GARAGE SLAB OVER DROP FDN

Design by: S.F.R.

2X6 FRAMED WALLS

18’ 8’ OH DOOR

GARAGE FLOOR LAYOUT

8" UNREINFORCED FDN WALL TYP

2’ - 8"

2-2x10 LINTEL

UNCONDITIONED SPACE

STEP WHERE SHOWN IN ELEVATIONS, REVIEW EXISTING GRADE ON SITE

2x10 @ 16" o.c.

BRIDGING

EXISTING CONCRETE RETAINING WALL CAST IN PLACE SECTION EXISTING WALL TO TIE INTO NEW GARAGE FOUNDATIONS AS SHOWN MATCH EXISITNG CONDITIONS

2024-111 REINFORCED FDN WALL

1075 KONA CRESCENT, SOUTH FRONTENAC

8’ - 5 1/2"

10" + 1" NOSING

36" WOOD RAILING AND GUARD PER OBC

15M VERT @ 8" O.C. 15M HOR @ 16" O.C.

STRUCTURALLY REINFORCED CONCRETE WALL, 8" THICK

KONA GARAGE DESIGN

15M VERT @ 8" O.C. 15M HOR @ 16" O.C.

HU210-4 HANGER

AVIDITY

4-2x10 FLUSH BEAM HEADER FOR STAIR WELL

12’ - 9"

18 R @ ±7"

2x10 @ 16" o.c.

BRIDGING

STAIRS TO LOFT OPEN BELOW STAIRS

4-2x10 FLUSH BEAM TRIMMER FOR STAIR WELL

3’ - 0"

7’ - 6" STRUCTURALLY REINFORCED CONCRETE WALL, 8" THICK

LOFT FLOOR 5/8" T&G SUBFLOOR SHEATHING GLUED & SCREW FLOOR JOISTS AS SPECIFIED ON PLANS

25’ - 0"

13’ - 10" 3’ - 0"

UNCONDITIONED LOFT SPACE

10"

15M VERT @ 8" O.C. 15M HOR @ 16" O.C.

18 R @ ±7"

36" OBC GUARD OPEN TO BELOW

15M HOR BAR @ 16" O.C. 36"x 36" LENGTH

10"

15M HOR BAR @ 16" O.C. 36"x 36" LENGTH

STRUCTURALLY REINFORCED CONCRETE WALL, 10" THICK

3’ - 0"

FOUNDATION LAYOUT SCALE: 1/4" = 1’-0"

THESE DESIGN DOCUMENTS ARE PREPARED SOLELY FOR THE USE BY THE PARTY WITH WHOM AVIDITY DESIGNS HAS ENTERED INTO A CONTRACT. THERE ARE NO REPRESENTATIONS OF ANY KIND MADE BY THE DESIGNER TO ANY PARTY WITH WHOM AVIDITY DESIGNS HAS NOT ENTERED INTO A CONTRACT. REPRODUCTION OR USE FOR ANY PURPOSE OTHER THAN AUTHORIZED BY AVIDITY DESIGNS IS NOT PERMITTED. ALL DRAWINGS SUBMITTED FOR PERMIT ISSUANCE MUST INCLUDE THE DESIGNERS STAMP WITH WITH AN ORIGINAL SIGNATURE, SCHEDULE 1: DESIGNER FORM WITH AN ORIGINAL SIGNATURE USE ONLY DRAWINGS MARKED “FOR CONSTRUCTION”. THIS DRAWING, AS AN INSTRUMENT OF SERVICE IS PROVIDED BY AND IS THE PROPERTY OF THE ARCHITECT. THE CONTRACTOR SHALL VERIFY AND ACCEPT RESPONSIBILITY FOR ALL DIMENSIONS AND CONDITIONS ON SITE AND SHALL NOTIFY THE APPROPRIATE CONSULTANT OF ANY VARIATIONS FROM THE SUPPLIED INFORMATION. THESE DESIGN DOCUMENTS ARE PREPARED SOLELY FOR THE USE BY THE PARTY WITH WHOM AVIDITY DESIGNS HAS ENTERED INTO A CONTRACT. THERE ARE NO REPRESENTATIONS OF ANY KIND MADE BY THE DESIGNER TO ANY PARTY WITH WHOM AVIDITY DESIGNS HAS NOT ENTERED INTO A CONTRACT. REPRODUCTION OR USE FOR ANY PURPOSE OTHER THAN AUTHORIZED BY AVIDITY DESIGNS IS NOT PERMITTED.

Scale

As indicated

PLAN VIEWS

2025-01-02 12:04:25 PM

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103 Sheet No.

ROOF PEAK

LOFT FLOOR LAYOUT T.O. PLATE

10:12

LOOSE LINTEL 3.5"x7"x1/2" STEEL ANGLE. SECURE TO WALL FRAMING USING 3/8" LAG SCREWS SPACED NOT MORE THAN 24" O/C

9’ - 1"

10:12

ROOF PEAK

18’ 8’ OH DOOR

EX RETAINING WALL

FROST FOUNDATION BELOW GRADE

T.O.FDN GARAGE FLR

GARAGE FLR

FROST FOUNDATION BELOW GRADE

FRONT

T.O. FTG

USF

SCALE: 1/4" = 1’-0"

REAR SCALE: 1/4" = 1’-0"

ROOF PEAK

10:12

ROOF PEAK

1’ - 4"

SCALE: 1/4" = 1’-0"

Project No.

2024-111

FOUNDATION/RETAINING WALL

LOFT FLOOR LAYOUT T.O. PLATE

ROOF PLAN

LOFT FLOOR LAYOUT T.O. PLATE

FOUNDATION/RETAINING WALL

SIDING TO MATCH EX DWELLING

Design by: S.F.R.

32 96

FINISHED GRADE +/-

4’ - 5"

8’ - 5 1/2"

7’ - 6"

EX WALL

S.F.R

Revisions & Releases

6’ - 8"

FINISHED GRADE +/-

Drawn by:

1075 KONA CRESCENT, SOUTH FRONTENAC

BOARD AND BATTEN SIDING

LOFT FLOOR LAYOUT T.O. PLATE

363 SILL

ARCHITECTURAL SHINGLES TYPE 15 FELT PAPER 100% OF ROOF ICE AND WATER SHIELD (5’ MIN) 1/2" ROOF SHEATHING C/W H CLIPS PRE-ENGINEERED ROOF TRUSSES

30 60

KONA GARAGE DESIGN

STONE VENEER TO MATCH EXISTIND DWELLING

10 :12

:12 0 1

AVIDITY

30 60

6’ - 3"

:12 0 1

21’ - 8 1/4"

10 :12

ROOF PEAK

2025.01.02

IFP

T.O.FDN GARAGE FLR

GARAGE FLR

5’ - 7 1/2" STEP FOOTING FOUNDATIONS AS PER O.B.C 9.15.3.9 MAX 24" RISE, MIN 24" RUN

RIGHT SCALE: 1/4" = 1’-0"

STEP FOOTING FOUNDATIONS AS PER O.B.C 9.15.3.9 MAX 24" RISE, MIN 24" RUN

T.O. FTG USF

LEFT SCALE: 1/4" = 1’-0"

T.O. FTG USF

Scale

1/4" = 1’-0"

ELEVATIONS & ROOF PLAN 2025-01-02 12:04:29 PM

Page 148 of 225

104 Sheet No.

ROOF PEAK

EAVE ASSEMBLY 2"X6" FASCIA BOARD ALUM. DRIP STARTER ALUM. FASCIA TRIM & SOFFIT ALUM. EAVESTROUGH WOOD FRAMING VINYL SIDING AND TRIM FINISH #15 HOUSE WRAP PAPER 7/16" O.S.B. WALL SHEATHING 2"X6" WOOD WALL STUDS @ 16" 1/2" GYP.FINISH (OPTIONAL) ALUM. DRIP STARTER FOR SIDING

LOFT FLOOR LAYOUT T.O. PLATE

DROP STEEL BEAM SUPPORTING FLOOR ABOVE

15M VERT @ 8" O.C.

15M HOR @ 16" O.C. 15M HOR CORNER BAR

PROJECT BAR MIN 4" INTO FOOTING

FREE DRAINING BACKFILL, TYP

CONCRETE FDN WALLS 8" / 10" THICK WALLS STRUCTURALLY REINFORCED WHERE SHOWN WATERPROOFING MEMBRANE AND PROTECTION BARRIER

8’ - 7 1/4" VARIES

STRUCTURALLY REINFORCED CONCRETE WALL, 8" THICK

7’ - 3 1/4"

INTERIOR FACE OF CONCRETE WALL FINISH OPTIONAL

SILL PLATE SINGLE 2"X8" SILL PLATE C/W POLYETHYLENE FOAM SILL GASKET 1/2" ∅ ANCHORS AT 7’-10" O/C MAX

GARAGE FLOOR MIN 4" THICK CONCRETE SLAB ON GRADE 6 X 6 X 6/6G WWF REINFORCING STEEL MIN 32 MPA, 5-8% AIR ENTRAINMENT MIN 6" COMPACTED GRANULAR BASE SAWCUT MIN. 10’-0" EACH DIRECTION

GARAGE FLR

Project No.

2024-111

FOOTINGS 24" x 8" STRIP FOOTIONGS ON NATIVE SOIL OR BEDROCK KEY AS SHOWN

Section 1 2

SCALE: 1/2" = 1’-0"

FOUNDATION DRAINAGE 4" ∅ WEEPING TILE AND CLEAR STONE DRAINAGE MEDIUM FILTER CLOTH WRAP

SECTION 2 DETAIL

Design by: Designer

Drawn by:

1075 KONA CRESCENT, SOUTH FRONTENAC

LOFT FLOOR 5/8" T&G SUBFLOOR SHEATHING GLUED & SCREWED FLOOR JOISTS AS SPECIFIED ON PLANS

KONA GARAGE DESIGN

10 :12

AVIDITY

7’ - 7 1/2"

3’ - 0"

PARALLEL CHORD TRUSS BY OTHERS APPROXIMATE SIZE SHOWN

9’ - 8 1/2" +/-

1’ - 4"

ROOF ASSEMBLY ARCHITECTURAL SHINGLES TYPE 15 FELT PAPER 100% OF ROOF ICE AND WATER SHIELD (5’ MIN) 1/2" ROOF SHEATHING C/W H CLIPS PRE-ENGINEERED ROOF TRUSSES

Author

Revisions & Releases

2025.01.02

IFP

SCALE: 3/4" = 1’-0"

INTERIOR PERSPECTIVE SCALE:

STRUCTURAL REINFORCING ISO

SCALE: Scale

As indicated

SECTIONS AND DETAILS 2025-01-02 12:04:40 PM

Page 149 of 225

105 Sheet No.

Design by: Designer

Drawn by:

1075 KONA CRESCENT, SOUTH FRONTENAC

2024-111

KONA GARAGE DESIGN

AVIDITY Project No.

Author

Revisions & Releases

2025.01.02

IFP

Scale

MEMBER REPORTS

2025-01-02 12:04:44 PM

Page 150 of 225

106 Sheet No.

To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

October 9, 2025

Subject:

Minor Variance Application PL-ZNA-2025-0091, Ryan, 1075 Kona Crescent, Storrington District

Summary This report recommends that the Committee of Adjustment grant approval of the subject application for zoning relief for a detached garage, subject to conditions, as this application meets the four tests of a minor variance outlined in section 45(1) of the Planning Act. Background The subject property is in a residential subdivision. The property is approximately 1 acre in area with frontage on Kona Crescent. There is a single dwelling with attached garage, pool and detached storage structure on the property. The sewage system is located to the west of the dwelling and pool. All development is concentrated to the front half of the subject property, which is relatively flat and cleared of trees. The back half of the property is a steep upward slope and contains an abundance of mature tree and vegetation growth. The subject property is designated Rural in the Township Official Plan. The property is zoned Special Residential (R-31) in Zoning By-law No. 2003-75, as amended. Proposal The applicant proposes to construct a 24’x26’ (624sqft) detached garage. The garage would be partially built into the slope behind and to the east of the dwelling. It would be in line with the existing driveway. The garage would be setback 6.4 metres from the eastern side lot line, whereas the R-31 zone requires a 10 metre setback. A variance to reduce the interior side yard has been requested due to limited space to build a compliant structure on the subject property. Related Applications The lands are not subject to any additional applications under the Planning Act. Public Comments The Township did not receive any public comments at the time staff prepared this report.

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 151 of 225

Township of South Frontenac Staff Report PL-ZNA-2025-0091

Planning Analysis The proposal needs to be assessed against the four tests of a minor variance outlined in Section 45(1) of the Planning Act. It is the opinion of Planning staff that the proposal meets the four tests as explained below. Does the variance maintain the general intent and purpose of the Official Plan? The proposed variance maintains the general intent and purpose of the Official Plan, specifically the policies related to rural residential development. Does the variance maintain the general intent and purpose of the Zoning By-law? The R-31 zone requires a 10 metre interior side yard for all buildings and structures, whereas the main Residential (R) zone requires a minimum 3 metre interior side yard for detached accessory buildings. According to historic records, the intent of the 10 metre interior side yard in the R-31 zone is to maintain privacy separation between the lots in this subdivision. The eastern side of the subject property is best suited to accommodate the construction of the proposed garage. Within this portion of the property, it may be feasible to locate the garage in compliance with the minimum side yard. However, to meet this requirement the garage would be partially located behind the dwelling, which would require removal of a portion of an existing retaining wall. To allow for access, the garage would likely need to be re-oriented to have its door facing the eastern lot line. As such, a reduction in the minimum side yard has been requested to allow the proposed garage to be built in a more practical location, which is easily accessible from the existing driveway. The remainder of the property provides limited opportunity to accommodate construction. For example, the west side of the property is occupied by the sewage system and is not easily accessible via the existing driveway. Additionally, the area to the rear of the dwelling is a steep upward slope. While the garage will be partially built into this slope, pushing it further back to accommodate access and side yard requirements would require additional excavation and grading. Reducing the amount of site alteration within this area will ensure that the slope remains stable into the future. The proposed garage would not be parallel to the eastern lot line which runs on a diagonal. This results in the southeastern corner of the garage having a 6.4 metre interior side yard, and the northeastern corner having an 8.2 metres side yard. Setback 6.4 metres from the lot line to the east, the proposed garage would be approximately 16 metres from the dwelling on the property to the east (1079 Kona Crescent). 1079 Kona Crescent is accessed via a driveway on its western side. Therefore, vehicle use on both properties would be concentrated to a similar area, with residential living space existing on the opposite side of either driveway. The two properties are also separated by a slight change in elevation and existing trees over the shared lot line. Finally, the proposed detached garage would comply with all remaining zoning requirements, including setbacks from lot lines, maximum building height and maximum permitted lot coverage for detached accessory structures. The proposed variance maintains the general intent and purpose of the Zoning By-law. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 152 of 225

Township of South Frontenac Staff Report PL-ZNA-2025-0091

Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The requested variance is desirable for the appropriate development or use of the land and the proposed building. A reduced interior side yard for the detached garage would eliminate the need for extensive site alteration. The proposed garage would also be directly accessible from the existing driveway. There are no impacts anticipated to the neighbouring property. Is the variance minor? The requested variance is minor as it maintains the general intent and purpose of the Official Plan and Zoning By-law and is desirable for the appropriate development of the land. The reduced interior side yard is not anticipated to affect neighbouring lots in terms of spacing, privacy, views, or character of the neighbourhood. Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • •

by mail to every owner of land within 60 metres of the subject lands by posting notice signs on the subject lands by e-mail to prescribed persons and public bodies

The Township also provided notice on the Township’s website because the Canada Post strike began shortly after notices were mailed. Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2025-0091 for minor variance(s) from Zoning By-law No. 2003-75, as amended, for 1075 Kona Crescent to allow:

A detached garage to be setback a minimum of 6.4 metres from the eastern side lot line. Approval should be subject to the following conditions:
The property shall be developed to be generally consistent with the application sketches (Myers Design & Build, July 7, 2025)
At the building permit stage and prior to construction of the garage footings, the Owner shall have the location of the detached garage pinned and its setback from eastern side lot line confirmed to be compliant with the minor variance granted by the Committee of Adjustment through the submission of a letter of verification by an Ontario Land Surveyor, to the satisfaction of the Township’s Chief Building Official or their designate.

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 153 of 225

Township of South Frontenac Staff Report PL-ZNA-2025-0091

Report Prepared By: Noah Perron, Planner Report Reviewed By: Christine Woods, RPP, MCIP, Manager of Planning

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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TOWNSHIP OF SOuTli FRONTENAC APPLICATION FOR MINOR VARIANCE

P/om/ng Act, R,a.a.1sOO, c. P.13 as amended AGREEMENT TO INDEMNIFY

Attached to this applicatlon is a cheque payable to the Township Of South Frontenac representlng payment of the appllcatlon fee. The Owner/AppllcanvAgent agrees lhat the information recorded ln this Minor Variance Appllcation Fc7rm js accurate. The Owner/Applicalit/Agent agreo8 that representatives of the Township and, where applicable, the appropriate Conservation Authority, may enter onto the subjeet property for the purpoge of dctermlnlng the

appropriateness of the site for the proposed development. The Owner/Appllcant/Agent agrees to reimburse and indemnify the municipality for all fees and expenses incurred by the municipality to process the application, includlng any fees and expenses attributable to prcoeedings before the Ontario Munlclpal Board or any court or other administrative tribunal jF necessary to defend Coiincll`s docl§lon to support the appllcalion.

Without llmltlng the foregoing, such fees and expenses shall Include the fees and expenses of consiJltallt8, planners, ©nglneers, la\nyer§ and ouch other profe8§lonal and tochnleal advisers as the munlclpallty may, in lts absolute dlscretlon acting reasonably, consider necessary or advisable to more properly process and support the application.

The Ownei/Applicant/Agent further agrees to provide the miinictpellty, upen request and ln cases where an application has been appealed to the Ontario Land Tribunal. with a deposit (over and above the nomial appllcalion fee). from whieh the munic!pallty may, from time to tlmo charge any fees and expenses incurred by tlie municipality in order to process the application. If sucli appeal expenses exceed the deposit, the Owner/Applicant shall pay the difference forthwith upon being billed by the municipality, with interest at the rate of 1.25% per month (15% per annum) on accounts overdue more than 30 days, The Own®./Applicant/Agent further agro©s that. until such requests have been complled with. the municipality will have no co"nulng obligation to process the application or attend or be r©presen(ed at the Ontario Municipal Board or any court or other 8dministratlve proceeding in connection with the application: DATED AT THE TOWNSHIP OF SOUTH FRONTENAC THIS

__DAYOF

rral\e

sapTi=M BFE; 72` CJF

, 2OL=±= INVE)

solemrily declare that all the statements contajnod ln this appllcatlon are true nd I make this solemn declaration consclentiously bellevin8 it to be ti.ue and knowing that it is Of the Same force and effect as lf made

DECLARED before me at the TOWNSHIP OF SOUTH FRONTENAC (lN THE COUNTY OF FRONTENAC)

THIS

IDi+

DAY OF

Kate Silsar Kaer’rter. a r.ruhr.sionet, eta., prowi". ..,; iiii,.wo. iiw t:, ..:oipe]afro Of tho\Tciwn`,!iip A.i ;.;o.jlli Fronl8nao.

Exgives Aug..t :4, 2027.

Page 166 of 225

Land Use Planning Assessment 4508 Red Maple Lane, Township of South Frontenac Application for Permission September 2025

Page 1 of 10 Page 167 of 225

Preamble The subject property has contained a single detached dwelling and detached garage since the 1950s, with an addition added to the dwelling in the 1970s. The current owners purchased the property in 2010 and have raised their family. In 2022, the owners submitted a Minor Variance application to redevelop the property with a new single detached dwelling and tertiary sewage disposal system while retaining the detached garage. The Committee of Adjustment approved three (3) variances to permit the proposed redevelopment:

A reduced setback of 23.7 metres from the high water mark of Loughborough Lake (Section 5.8.2(a));
A reduced setback of 6 metres from the top of bank (Section 5.8.2(b)); and
A reduced front yard of 23.7 metres and increased lot coverage of 9.5% (Section 10.3.1). Since that approval, the owners have advanced planning toward implementation and identified challenges in accommodating the required tertiary sewage disposal system, particularly due to the location of the detached garage. At the same time, they reconsidered how the dwelling could function more effectively for their family and better integrate with surrounding homes in the neighbourhood. These factors led to a reexamination of the design and form the basis of the present application for ‘Permission’. The revised plan removes the detached garage and incorporates an attached garage into the dwelling. This change ensures adequate space for both the sewage disposal dispersal bed and the treatment tank, which must be located beneath the tile bed, so effluent is treated prior to dispersal. Removing the detached garage provides the clear, unobstructed area required for both components of the system. Consolidating the garage with the dwelling also results in a more integrated layout, avoids duplication of structures, and reflects the form of many nearby homes with attached garages. As correlated, the proposed increase to lot coverage of the principle building is largely a result of the proposed attached garage as the proposed increase to total gross floor area is relatively minimal. Although the original approvals were granted through Minor Variance, pre-consultation with Township staff and review of case law confirmed that proceeding by way of ‘Permission’ is the appropriate approvals process.

Page 2 of 10 Page 168 of 225

Proposal Overview The revised development plan represents a refinement of the approvals previously granted under the Planning Act for the reconstruction of the single detached dwelling. The updated proposal has been shaped by the need to accommodate a modern tertiary level treatment sewage disposal system while also creating a more functional and context-sensitive design. The proposed redevelopment includes the following key elements: •

Construction of a new single detached dwelling with an attached garage, replacing the earlier concept that retained the existing detached garage;

•

Demolition of the existing detached garage, thereby freeing the southwest portion of the property for sewage servicing infrastructure;

•

Installation of a new tertiary level treatment sewage disposal system, ensuring modern, efficient, and environmentally responsible servicing;

•

Relocation of the driveway from the west side of the property to the east side, improving circulation and integration with the revised dwelling design;

•

Construction of a retaining wall along the eastern property line to facilitate grading and support the proposed redevelopment; and

•

Adjustment of the building layout to accommodate servicing, whereby the attached garage sits closer to the water than the existing detached garage, but the overall design consolidates structures, slightly increases total gross floor area, and improves long-term functionality and servicing outcomes.

Together, these revisions result in a development that balances technical servicing requirements with long-term functionality, environmental protection, and compatibility with the surrounding neighbourhood. Permission Application Section 45.2(a)(i) of the Planning Act stipulates that where any land, building or structure, on the day the by-law was passed, was lawfully used for a purpose prohibited by the bylaw, a Committee of Adjustment, upon such application, may permit the enlargement or extension of the building or structure, if the use that was made of the building or structure on the day the by-law was passed, or a use permitted under subclause (ii) continued until the date of the application to the committee, but no permission may be

Page 3 of 10 Page 169 of 225

given to enlarge or extend the building or structure beyond the limits of the land owned and used in connection therewith on the day the by-law was passed. Although the use of the existing single detached dwelling (residential) is not considered legal non-conforming on the subject property, recent case law confirmed that any legally established land, building or structure that no longer conforms with a zoning by-law is protected under Section 34.9. of the Planning Act and the common law, regardless of whether the non-conformance is in terms of use or performance standards. As the applicant is seeking to reconstruct and enlarge the existing legal non-conforming single detached dwelling, we are of the opinion that the use of Section 45.2(a)(i) is appropriate. The test for an application for permission to expand under Section 45.2(a)(i) is:

Whether the application is desirable for appropriate development of the subject property; and Through this application, the applicant is proposing to demolish the existing single detached dwelling, detached accessory structure and reconstruct a single detached dwelling with an attached garage on the subject property. While the proposed single detached dwelling is to increase in total gross floor area (441.9sqm to 476.5sqm) it is to be setback an additional 3.2 metres from the highwater mark than the existing. The water setback has been maximized, given the location of the proposed driveway, vehicular turn-around and proposed sewage disposal system. As part of the overall development plan, the existing on-site sewage disposal system is proposed to be replaced with a tertiary level sewage disposal system further from the water. The proposed septic tank is to be setback 7.0 metres further from the highwater mark as compared to the location of the existing septic tank while the proposed septic bed is to be setback an additional 17 metres from the highwater mark than the existing septic bed. Moreover, the proposed sewage disposal system is to be a tertiary level treatment system which will be monitored through annual inspections as compared to the aging conventional sewage disposal system. The proposed single detached dwelling is to be developed in a manner that considers the existing on-site constraints (ie. topography, mature vegetation and overall site functionality). The proposal seeks to accommodate an attached garage, rather than maintaining the detached garage adjacent to Red Maple Lane. For safety and winter operations, an attached garage is far more functional and appropriate. Through the demolition of the detached garage, the southwest corner of the property is able to be developed with the sewage disposal system that is maximized from the water and

Page 4 of 10 Page 170 of 225

compliant with all well water separation distances prescribed within the Ontario Building Code. The proposed driveway is to be located in the eastern interior side yard, which reconfigures the area of impermeability which generates stormwater sheet flow immediately into Loughborough Lake from the asphalt driveway. The proposed driveway will be designed so that the impermeable surface will allow for stormwater to runoff to either side and infiltrate and recharge groundwater aquifers rather than resulting in overland flow into Loughborough Lake. Collectively, the existing single detached dwelling and detached garage account for 11.01% lot coverage. The proposed redevelopment, consisting of a two-storey single detached dwelling with an attached garage, will result in a lot coverage of 13.8%. This represents a modest increase in overall footprint, with the gross floor area expanding by only 29.7 square metres. Whereas the existing dwelling is distributed over three (3) storeys, the proposed dwelling will be contained within two (2) storeys. While the footprint is slightly enlarged, the overall building height is to be consistent with the existing single detached dwelling, at 7.4 metres. The proposed single detached dwelling is to incorporate heightened ceilings on the main floor to allow for additional natural light from the north and northwest as compared to the built form of the existing single detached dwelling that maintains three (3) storeys of habitable space. By removing the third storey, an expanded footprint has been proposed to accommodate the habitable gross floor area that was previously accommodated on the third storey. Given the prominence of the building envelope above lake level and its visibility from the shoreline, the proposed architectural style (ie. modern, flat roof design and colour) will help to minimize visual impacts and provide a more appropriate built form for the subject property. The proposed two-storey dwelling is therefore considered compatible with the subject property and the surrounding residential context. 2. Whether the application will result in undue adverse impacts on the surrounding properties and neighbourhood. The subject property is located on Red Maple Lane, on the south shore of Loughborough Lake. The lane and surrounding properties are primarily developed with residential uses, consistent with the long-standing use on the subject property. Moreover, the single detached dwelling is consistent with respect to density of the residential uses in the surrounding area. The overall development plan for the subject property seeks to redevelop the single detached dwelling with a similarly sized single detached dwelling in approximately the same location on-site. Therefore, there are no

Page 5 of 10 Page 171 of 225

undue adverse impacts anticipated on surrounding properties and/or the neighbourhood as a result of the proposed overall development plan. Based on our assessment, it appears as though Red Maple Lane consists of a total of 24 waterfront residential lots, 22 of which are developed with single detached primary dwellings. Of the 22 properties on Red Maple Lane, 2 have no garage at all – neither detached nor attached. Of the remaining 19 properties on Red Maple Lane, 12 have detached garages including the subject property (4508 Red Maple Lane). Therefore, 7 of the 19 properties currently maintain an attached garage. Therefore, the proposed attached garage as part of the overall development plan for the subject property is in keeping in architectural style with other residential uses in the neighbourhood. Most dwellings are two storeys or less in height, though three homes—including the subject property—are three storeys. In this context, the proposed two-storey dwelling with an attached garage is compatible with the established pattern of development and reflects a built form and character that is already present within the neighbourhood. The properties immediately east (4502 Red Maple Lane) and west (4512) Red Maple Lane) will be the most impacted as a result of the proposed development, given proximity. The property west of the subject property shares a driveway along the interior lot line, which is proposed to be changed through this plan. The property to the east that is currently buffered via a wooden fence and evergreen trees, is proposed to be further buffered via a retaining wall. The windows proposed on the west façade are in keeping with the number within the existing single detached dwelling. The windows proposed on the east façade of the single detached dwelling are only transom windows to allow for natural light. The proposed single detached dwelling is to be slightly larger than the existing in terms of total gross floor area, consistent in overall building height and further setback 3.2 metres from the top-of-bank to a total setback of 6.38 metres. The existing single detached is setback 20.6 metres from the high water mark whereas the proposed single detached dwelling is to be setback 23.76 metres – which is an increase of 3.2 metres. The overall development plan seeks to significantly upgrade the on-site sewage disposal system, both with respect to water setback and technology. In our opinion, the proposed development has been carefully designed so that it doesn’t result in undue adverse impacts on the surrounding properties and neighbourhood.

Page 6 of 10 Page 172 of 225

Township of South Frontenac Official Plan While the current Township Official Plan fails to include specific criteria applicable to assessing applications for Permission, the draft Township Official Plan does contain several criteria to assess when reviewing such proposals. Although the draft Official Plan has not yet been adopted, approved and in effect, we’ve reviewed Section 3 – General Land Use Policies as part of our assessment of this application. Section 3.1.1.d. further provides that any proposed change in use, expansion, or enlargement of a legally non-conforming use located within 30 metres of the highwater mark of a waterbody shall, in addition to the policies above, shall also be assessed against the following criteria: i)

Natural vegetation will be maximized within the first 30 metres from the highwater mark of a waterbody. A shoreline naturalization planting plan may be required in order to ensure the protection and enhancement of the waterfront area; Through the overall development plan, only three (3) existing trees will be removed to facilitate the proposed redevelopment. None of the existing vegetation within the 30m riparian buffer adjacent to the shoreline of Loughborough Lake will be impacted. The trees proposed to be removed are located on the south side of the existing single detached dwelling. Through the overall development plan, the owners are proposing to replant multiple trees post construction.

ii)

Disturbed areas will be minimized within the first 30 metres from the highwater mark, while allowing for a reasonable area for water access; The area within 30 metres from Loughborough Lake that is proposed to accommodate the new single detached dwelling is already disturbed – accommodating the existing single detached dwelling and sewage disposal system.

iii)

The visual impact of the development as seen from the water and/or adjacent properties will be minimized; The overall building height of the proposed single detached dwelling is lesser than the building height of the existing single detached dwelling currently on-

Page 7 of 10 Page 173 of 225

site. Therefore, while the site is prominent and located at a significantly greater elevation above the lake, the proposed dwelling will be less impactful and more aesthetically compliant with the naturalized shoreline than the existing. iv)

Proposals to enlarge a non-conforming building or structure reflect efforts to maximize the setback from the highwater mark; The proposed single detached dwelling has been maximized with respect to its water setback given the proposed driveway and sewage disposal system (mantle) located to the rear of the principle structure.

Proposals to enlarge a non-conforming building or structure reflect efforts to reduce the amount of structural coverage within that portion of land falling within 30 metres of the high water mark of a waterbody. Proposals which may result in excess structural coverage shall explore options to offset environmental and aesthetic impacts such as removing, downsizing, or relocating buildings or structures which have deficient water setbacks; The overall development plan seeks to remove the existing detached accessory structure on-site. As part of the principle building, an attached garage is proposed that will allow for vehicular parking and storage. The attached garage is proposed to be less in overall gross floor area than the existing. The proposed gross floor area of the single detached dwelling is to increase by a modest 29.7 square metres.

vi)

The setback of any sewage system from the highwater mark of a waterbody will be maximized; The proposed sewage disposal system setback has been maximized from the high water mark.

vii)

Tertiary treatment systems and other technologies will be utilized on lots which are physically constrained and/or situated in close proximity to sensitive natural heritage features or water resources; The proposed sewage disposal system is a tertiary level treatment system.

Page 8 of 10 Page 174 of 225

viii)

Where a new sewage system is required to replace a substandard or malfunctioning system, and where there is no other location on the property at least 30 metres from the highwater mark, the replacement system will be located not less than 15 metres from the high water mark and, wherever feasible, above the flood line elevation where one has been defined by the Conservation Authority. The proposed sewage disposal system is located in excess of 30 metres from the high water mark.

ix)

Where an existing functioning sewage system is less than 30 metres from the highwater mark, the proposed building extension or enlargement will not remove the ability for a future replacement sewage system to be located in a more compliant location, maximizing its setback from the shoreline and sensitive environmental features; The development will be located outside of flooding and/or erosion hazards and can achieve safe access (ingress and egress); and The proposed sewage disposal system is located in excess of 30 metres from the high water mark.

Features will be incorporated into the development to control runoff and improve water quality through such measures as decreasing the amount of impervious surfaces, controlling the quality and quantity of runoff and/or enhancing riparian vegetation. The property is currently subject to a Development Agreement that ensures that future stormwater runoff is controlled and does not result in overland flow directly into Loughborough Lake. The Agreement also requires the maintenance and enhancement of the vegetation within the riparian area. The owners acknowledge these requirements and have full commitment to ensure best practices are achieved through the construction process and ultimate build-out.

Page 9 of 10 Page 175 of 225

In conclusion, it is our professional opinion that the Permission application is appropriate and constitutes good land use planning. Sincerely,

original signed by author

Jason Sands, B.Sc. M.Pl. MCIP. RPP

Page 10 of 10 Page 176 of 225

Inset Inset Map Map UR TH AR

Loughborough Lake

4488 RED MAPLE LANE

ANE RT L COU

AP LE

LA NE

4496 RED MAPLE LANE

RE D

PL-ZNA-2025-0092

Loughborough Lake

(IRRCHER) 4508 RED MAPLE LANE

4502 RED MAPLE LANE

Legend Subject Lands Provincially Significant Wetland Wetland Wooded Area Lake Trout Lake - At Capacity Lake Trout Lake - Not at Capacity

4508 RED MAPLE LANE

Non-Lake Trout Lake - At Capacity

M AP LE

LA NE

Waterbody Township Boundary

RE D

Road

4512 RED MAPLE LANE

Produced by the County of Frontenac under license with the Ontario Ministry of Natural Resources © King’s Printer for Ontario, 2025.

Page 177 of 225

4520 RED MAPLE LANE

4520 DAVIDSON RD

While the County makes every effort to insure that the information presented is accurate for the intended uses of this map, there is an inherent error in all mapping products, and accuracy of the mapping cannot be guaranteed for all possible uses. This map displays basic topographic features only.

Scale: 1:600 0

4524 RED MAPLE LANE

20 m

UTM Zone 18 NAD 83 Date: 12/09/2025

PROPERTY LINE

m re to . e us q. m s ho .4 27

edge of existing house

HIGH WAT

ER MARK

ORIGINAL

143

PROPERTY LINE

DGE

T IN G

‘S E

E X IS

ER W AT

tin

144

PROPOSED GRADE

145

LOU

EXISTING GRADE (TO BE MODIFIED)

OU R O B GH

edge of existing house

EXISTING GRADE (TO REMAIN)

LAKE

142

NEW DRIVEWAY

141

GRADE BEYOND

OF B

ANK

7'00"W STONE RWAL L 13 136 6. .5 65 6

N35 °1 4.27

1 5.585 2 .398

ENTRY

APPR O (29.5m X. 5% GR AD RUN / 1.6m E DROP

STONE RWALL

6 7.885

138.5

139

PROPOSED DRIVEWAY CROSSING •TO CONFORM TO LOCAL MUNICIPAL CODE

THE COORDINATE(S) ILLUSTRATED CANNOT, THEMSELVES, BE USED TO RE-ESTABLISH THE CORNERS OR BOUNDARIES SHOWN ON THIS PLAN.

SURVEY NOTE(S):

N35 °1

BEARINGS ARE UTM GRID DERIVED FROM GPS - PRECISE POINT POSITIONING (PPP) OBSERVATIONS ON THE NORTHERLY LIMIT OF RED MAPLE LANE, HAVING A GRID BEARING OF N26°33'30"E, NAD83 (CSRS) AND ARE REFERRED TO THE CENTRAL MERIDIAN IN UTM ZONE 18 (75°W)

139.5 SK L KIO TRICA .B.D. C E L E T TION LO CA

SHORT STANDARD IRON BAR(S) (SSIB) WERE USED DUE TO INSUFFICIENT OVERBURDEN.
DISTANCES AND COORDINATES ILLUSTRATED ON THIS PLAN ARE IN METERS AND CAN BE CONVERTED TO FEET BY DIVIDING BY 0.3048.
ALL TIES SHOWN ARE PERPENDICULAR TO THE TRAVERSE LINES UNLESS OTHERWISE NOTED.

140.1 m

Grade Calculation, House

N38°15'0 0"W

1 .150 7'00"W N35 °1

19.163 N38°15'0 0"W

12 5. 33

LIN K FE NCE 5 4.169

7'00"W

91’-6" ] [2 7 .8 9 house

CHAIN

LIN K FE NCE

BEARINGS ARE UTM GRID DERIVED FROM GPS - PRECISE POINT POSITIONING (PPP) OBSERVATIONS. FOR BEARING COMPARISONS A ROTATION FACTOR WAS APPLIED TO CONVERT TO UTM BEARINGS, AS NOTED BELOW.

PLAN ID.

BEARING ROTATION

DIRECTION

01° 05’ 00"

CLOCKWISE

CHAIN

N26

E ‘30" °33

LEGEND DENOTES PLANTED MONUMENT DENOTES FOUND MONUMENT SIB DENOTES STANDARD IRON BAR SSIB DENOTES SHORT STANDARD IRON BAR IB DENOTES IRON BAR CM DENOTES CONCRETE MONUMENT P1 DENOTES REGISTERED PLAN NO. 1546 P2 DENOTES BLS ON LOT 14 BY ___________ P3 DENOTES PLAN (H&B) JUNE 10/71 99.99 DENOTES MEASURED ELEVATION DENOTES TOP OF BANK DENOTES BOTTOM OF BANK DENOTES CENTRELINE ROAD

A B C D E F G H

9’-10" [3 .0 0 ] ck s e tb a

CONC. W ALL

CK M

CONC. CURB

CONC . WAL L

6Ø

138

SITE BENC H MARK SPIKE IN BIRCH TR EE ELEV=137 .06

139.3 m

5Ø

ASPH ALT

ID.

DISTANCES ON THIS PLAN ARE HORIZONTAL GROUND DISTANCES AND CAN BE CONVERTED TO GRID DISTANCES BY MULTIPLYING BY THE AVERAGE COMBINED SCALE FACTOR OF 0.99975851.

B) & 6 (H .3 IB 40 1

CONC. CU RB

RETAINED DRIVEWAY •SEE P. ENG. SPECS •ALL FOOTINGS TO BE WITHIN PROPERTY BOUNDARIES

CONC. CURB

H M

5Ø

56.276

RC HE 1.

69.010

BI 5Ø

available septic dispersal area (see layout by others)

34.9

09 0. 14

02 1. 14

ASPH ALT

R. m G 8 T . 8 .2 ES ) 13 D

0Ø

CONC. CU RB

3Ø

R. m G 8 T . 8 .2 ES ) 13 E

ASPH ALT

R. m G 8 T . 8 .2 ES ) 13 F

N38°15'0 0"W

8Ø

137

IP S W ALK

3Ø

0.6 1

" 3 /8 ‘- 4 5 ] 5 0 5 .3 [1

3Ø

0.3Ø DEC

1.0Ø MAP

137.5

T SE

PRECISE POINT POSITIONING (PPP);
REAL TIME NETWORK (RTN) COORDINATES FROM SOKKIA NETWORK

B) & 1 (H .8 IB 39 1

ALK AVEL W 1 .2 GR

0Ø

MAP D RE

RB CC IP WIT FN x x

DENOTES ROCK BAR DENOTES CUT CROSS DENOTES IRON PIPE DENOTES WITNESS DENOTES FIELD NOTES DENOTES FENCE DENOTES ROUND O/H DENOTES OVERHEAD CONC DENOTES CONCRETE RWALL DENOTES RETAINING WALL BR DENOTES BRICK

ESTABLISHED GRADE 135.12 136.39 136.42 138.28 138.28 138.28 136.42 135.12 136.79 Average Grade

33 0. 14

Site Plan

Scale: 1:200 REVISIONS:

28 1. 14

75 14 . IT 1 N 14 W 45 IB .0 0

14 2. 14

7 14 1.1 14

86 0. 14

LAN

2025-07-16

SITE SECTION ADDED, REAR PATIO GRADING REV’D

0"E °27'3

05 3. 14

RED

PL MA

E LAN

SURVEYOR’S CERTIFICATE

2025-08-20

SETBACK DIMENSION AMMENDED TO PRESENT HWL

I CERTIFY THAT:

THIS SURVEY AND PLAN ARE CORRECT AND IN ACCORDANCE WITH THE SURVEYS ACT, THE SURVEYORS ACT AND THE LAND TITLES ACT AND THE REGULATIONS MADE UNDER THEM.
THE SURVEY WAS COMPLETED ON THE 14TH DAY OF JULY, 2011.

2025-09-15

DRIVEWAY GRADE/RETAINING NOTES

W. B. COLLETT ONTARIO LAND SURVEYOR

CSL

COLLETT SURVEYING LTD. ONTARIO LAND SURVEYORS SUITE #205, 51 KING ST. E. - BROCKVILLE, ONTARIO - K6V 1A8 TEL. 613-342-2611 OR 1-800-267-4433 E-MAIL : ols@collettsurveying.on.ca VISIT OUR WEB SITE AT WWW.COLLETTSURVEYING.ON.CA

MAP CHECK

THIS SKETCH IS NOT A VALID COPY UNLESS EMBOSSED WITH SURVEYOR’S SEAL

PTY. CH.

DRN. BY

FILE NO.

J. GIBSON

D. T. ANNABLE

7628MSP1

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE PROJECT:

N40°29'40"W

15.506

9.107

N40°29'40"W

DA DA

57.272

AY TIE DRAIN AGE CHANNE L

3Ø 2Ø

WOOD RAILW

LOT

LE .42 PO 42 1

37 9. 13 71 0. 06 14 41. 1

06 1. 14

N40°29'40"W

138.5 m at drain

ELEVATIONS AND COORDINATES HAVE BEEN DIRECTLY OBSERVED USING GPS;

54 8. 50 13 39. 1

41 9. 13

08 1. 14

90 0. 14

16 2. 14

LOT 12

138.6 m at garage door

EXISTING GARAGE REMOVED

THE INFORMATION PROVIDED ON THIS SURVEY COMPLETE WITH SECTION 14(1) & (2) SUCH THAT THE COORDINATES ARE ACCURATE, AT THE 95% CONFIDENCE LEVEL, TO 0.2 METERS IN RURAL AREAS.

RETAINING WALL & STAIRS T.B.D. ON-SITE

87 2. 14

LOT 11

M CK

49 6. 13

SURVEY INTEGRATION NOTE(S):

81 7. 13

12 8. 13

26 9. 13

C LO EM H .66 5Ø 38

84 9. 13

77 9. 13

1 /2 ‘- 2 ] 4 9 [1 5

HE LO

ROOF PEAK 141.40

90 7. 13 .36 8 13

38 8. 13

LO EM H 3 1 5Ø 8.

13 26

95 8. 04 13 9. 13

07 9. 13

59 9. 13 06 2. 14

57.0

OP SL TH OO SM R. m G 2 T . 6 .4 ES ) 13 C

3Ø

3Ø M

9’-10" [3 ] s e tb a c k

1.5Ø CEDAR

136.5

138.5 m

RETAINED WALKWAY

IB 136 .26

CHA

EXISTING HOUSE REMOVED

EXISTING DRIVEWAY REMOVED

1 1 40.0

SUPPORTED WALKWAY

OCK WALL CONC. BL

. ID EC D .49 3Ø 36 0. 1

98 7. 13

27 8. 13

K C LO .08 E M 38 H 1

97 7. CE 13 RU SP 4 6Ø .8 0. 137

5Ø 1.

CHAIN LINK FENCE

E FENC

30 6. 13

49 6. 13 02 8. 13

03 7. 13 00 7. 13

0.3Ø DECID. 138.32

INK IN L

Roof Height 144.312 m datum Main Finished Floor 138.725 m datum Lower Finished Floor 135.220 m datum

S ALK/STEP

67 6. 13

69 6. 13

6 45 59 .4 6. 67 6. 36 13 6. 13 1 13 N FD P .17 TO 37 1 45 6. 13

55 8 6. 5 13 6. 71 6. 13 13 72 6. 13

14 7. 13

1.2Ø CEDAR 137.57

9 ‘- 1 0 " [3 ] s e tb a ck

3Ø

23 6. 13

CONC. W

65 6. 13

76 4. 13

70 4. 13

65 6. 13

77 4. 13 8 .9 76 34 4. 1 13

5 67 .1 6. 37 13 1

13 7. 13 H RC BI .06 7 0Ø 3

METAL-C LAD GARAGE #4508

28.5

C COLLETT SURVEYING LTD. 2011

.50 1 36 N- OUT

LE FIELD

0.45 STONE RWALL

. 1 39

ASPHALT

SCALE = 1 : 200

CONC. SLAB

TANK / CL EA

SEPTIC TI

14’-6" [4.42]

proposed residence 263.4 sq. m.

29 5. 12

15 5. 12

31 6. 13

49 6. 13

48 5. 13

82 5. 13 33 5. 13

59 4. 13

40 2. 13

95 9. 12 75 4. 13

BRICK & FRAME COTTAGE #4508 ROOF PEAK 143.92

56 6. 13

71 8. 13

96 8. 13

57 9. 13

81 9. 13

B) & 7 (H .4 IB 44 1

) &B (H 6 IB .4 SS 44 1

B) IB & ED N (H RB 6 09 IB U 0.0 44. SS IST W, 1 D 86 0.

N42°59'30"E

4 142.1

ER UTT C. G

BR. CHIMNEY

LOT

99 7. 13

PL A M 5 8Ø .8 0. 137

E PL A 2 M 8.7 3 3Ø 1 0.

86 8. 13

35 0. 14

LE 8 PO3.8 14 N30 69.915

10.357

28.4

CO N

BASEMENT ADDITION (WELL INSIDE)

98 2 7. 8.1 13 13

CE RU SP .78 3Ø 37 0. 1

23 7. 13

98 8. 13

V INYL -CLAD GARAG E

4512

NT) SEME S E D EA TERE BELL LIN IS G E & R RO (NO HYD O/H

UPPER DECK

FIN.FLR. 137.44 BRICK ADDITION 136.68 DECK

138.73

CONC . DECK

LOWER DECK

136.66

.53 138 APLE 1 .0Ø M .58 1 38

(WELL INSIDE)

ASPHALT

R 52 A 6. ED 13 C .48 0Ø 36

RC BI 2 0Ø .6 2. 36 1

83 6. 13

.37 137

CON C . WAL L

37 6. 13

CK LO45 EM . H 136 06 7. 13

18 7. 13

23 7. 13

65 7. 13

0 7 .2 13 1.5Ø CEDAR 137.36

MAIN DECK

134.78

1.2Ø CED

VINYL ADDITION

85 6. RS A 10 ED C 49 6. 0Ø

4 13 3
AR 13 ED C 4 R A 0Ø .2 D
136 CE 27 39

0Ø 3 13

00 7. 13 SEPTIC TILE FIEL D

0.61 STONE R-WALL

LOT

93 5. 13

29 6. 13 53 .88 6. 6 13 13

137.01 137.01

7"E °0 1'4

31.36

VINYL OVERHANG

84 6. 13

1 99 7 6. 6.9 7.0 13 13 13

R A ED R C A 4 ED 3Ø .1 0. 136 Ø C90 2 6. 0. 13

63 6. 13 0.61 STONE R-WALL

03 6. 13

DECK

136.99 136.98

18 7. 13 VINYL SHED

17 5. 13

11 5. 13

C H RC BI 16 . 3Ø 6 0. 13

33 6. 13

LOT

55 78 6. 6. 13 13

LO EM H 7 9 3Ø 5. 0. 13

06 6. 13

10 9. 13

LOT

STUCC O & FR COTTA AME G

4512 E

ROO F PE 1 40.49AK

N 32

T WI 1 IB 6.0 13

AR D 9 CE .1 6 0Ø 3 2. 1

21 5. 23 13 6. 13

LO EM H 7 3Ø .7 0. 135

B) & 2 (H .6 IB 35 1 49 8. 13

6 4 5 1 O. N N A L P D E R E T S I

STUCC O SUNRO OM

F IN.F 1 37.6LR 1

K C 02 6. LO 13 EM H .11 3Ø 36 0. 1

48 5. 13

0'40"E

35 5. 13

04 5. 13

54 3. 13

66 23 5. 5. 13 13

N 33 °4

4 3 0.26

20 5. 13

02 5. 9 13 7.5 13

98 4. 13

00 0. 13

07 5. 12

.31 135

DECK

98 5. 82 13 5. 13

64 7. 16 13 5. 13

08 5. 12 CONCRETE STEPS

87 9. 12

125 .30

64 4. 6 13 6.3 13

21 5. 12

75 4. 12

28 5. 12

.50 28

83 7. 12

FRAME STAIRS

BIN E CA FRAM TOP ON 5.4 12

ED FRAME SH K OVER WITH WAL

57 5. 12

E R’S WAT GE ED

FILL FRAME SH ED 4 5.4 12

METAL STAIRS

11 5. 12

GE ED

37 5. 12

25 5. 12

34 5. 12

LL WA

TOWNSHIP OF SOUTH FRONTENAC COUNTY OF FRONTENAC

AIRS FRAME ST

60 5. 12

ILE

25 5. 12

FIL

27 5. 12

30 5. 12

‘S TER WA

R DE

P ET

FILL

0Ø

D CE

GEOGRAPHIC TOWNSHIP OF STORRINGTON

WIT IB

BIN FRAME CA USE / BOATHO ‘S ER WAT EDGE

52 5. 12

UPPE

E L SH TEE

25 5. 12

28 5. 7 12 5.3 12

FIL

8 1 25.2

LOTS 14 & 15 REGISTERED PLAN NO. 1546 STEEL STAIRS

28 5. 12

DGE ER’S E

67 2 7. .3 12 25 29 1 5. 12

WA T

30 5. 12

HBO

EDGE WATER’S STEEL & AWALL SE . CONC TOP WATER 124.72 CK UPPER DE

3Ø

GH ROU

27 5. 12

G LOU

AKE

SKETCH ILLUSTRATING ( SITE PLAN )

REG

135.0 m

WATER

124

126

m fro n k m ba 6 .0 o f top PATIO

LANDSCAPE TO

R. m G 9 T . 6 .3 ES ) 13 B L

127

1 W

R DA . m CE G R 2 RS . .1 0Ø T DA

E S 1 3 5 CE H) 0Ø

R DA R . m CE . G R 4 2 0Ø ST DA36. 1. E CE) 1 0Ø G

128

/2 " 01 ] ‘- 1 2 0 [6 .3 7

129

125

130

BAN

OF TOP

Scale: 1:200

BACKFILL TO 135.0 m & SMOOTH SLOPE TO SIDE YARD 13

131

Site Section

S-S

132

EXISTING RETAINING WALL AT STAIRS TO REMAIN

EXISTING GRADE & STAIRS

133

134

PROPOSED PATIO LEVEL: 135.00 M

135

136

R. m 6 G 2 .7 16.43 T . 5 .1 34 orig. H1 WM ES ) 13 setback from A

~136.4

137

TOM BOT

" 1 1 /2 7 7 ‘- 1 7 6 ] WM [2 3 . x is t. H e fro m

EXISTING STEPS & ADJACENT WALL TO REMAIN

138

RED MAPLE LANE

ack

PROPOSED HOUSE

139

140.1 m

138.6 M GARAGE DOOR

s e tb

SMOOTH SLOPE TO SIDE YARD

140

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

AS SHOWN

2025-09-15

SITE PLAN & ORIGINAL SURVEY DRAWN BY:

Page 178 of 225

R. Poulin 1

Original Survey Scale: 1:300

(REDUCED SCALE FOR INCLUSION IN THIS DRAWING SET)

PAGE NO:

A 1.1

PROJECT DATA Delan Jinapriya 4508 Red Maple Lane District of Storrington County of Frontenac, Ontario Lot 15, Registered Plan 1546, Geographic Township of Storrington Township of South Frontenac County of Frontenac

Property Owners Civic Address Legal Description

RLSW - Limited Service Residential Waterfront Zone

Zone

Keith Baker Design Inc. Ph: 250.384.1550 1914 sq m

Designer Lot Area

Lot Coverage

Lot Area

1914 sq m

Principal Residence Prop. Princ. Residence Accessory Buildings

Existing Boathouse Total Access.

263.40 sq m

13.8%

27.40 sq m 27.40 sq m

1.4% 1.4%

Building Height Proposed Residence Avg. Est. Grade

136.96 m dat.

Roof Height

144.31 m dat. 7.35 m 11.00 m

proposed allowable

(24.1 ft) (36.1 ft)

Setbacks

Proposed Residence proposed required

Rear (SE) 27.89 m 30.00 m

proposed required

Int. Side (NE) 3.00 m 3.00 m

Front (NW) 23.76 m 30.00 m

Int. Side (SW) 4.42 m 3.00 m

Floor Areas

Area Datum Level Area (sq. m.) (Calculated to finished interior face of exterior wall)

Area (sq. ft.)

Main Floor Living Spaces

138.725

124.80 sq m

1343.3 sq ft

Primary Suite

138.015

69.90 sq m

752.4 sq ft

Attached Garage

138.32

52.30 sq m

563.0 sq ft

Basement

135.22

124.60 sq m

1341.2 sq ft

Basement (dropped gym/mech)

134.88

104.90 sq m total 476.50 sq. m.

1129.1 sq ft 5129.0 sq ft

DRAWING LIST A 1.0 A 1.1

COVER, PROJECT DATA SITE PLAN & EXISTING SURVEY

A 2.0 A 2.1 A 2.2 A 2.3

FOUNDATION PLAN LOWER FLOOR PLAN MAIN FLOOR PLAN ROOF PLAN & CLESTORY WINDOWS

A 3.0

ASSEMBLIES & THERMAL CALCULATIONS

A 4.0 A 4.1

BUILDING SECTIONS - A-A, B-B BUILDING SECTIONS - X-X, Y-Y

A 5.0 A 5.1

WINDOW DETAILS FOUNDATION & ROOF DETAILS

A 6.0 A 6.1

ELEVATIONS - S & W ELEVATIONS - N & E

A 7.0

AIR BARRIER PENETRATION DETAILS

REVISIONS: 1

2025-08-21

FRONT/REAR SETBACK NOTATION CHANGED

PROJECT:

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE

Page 179 of 225

JINAPRIYA RESIDENCE - Loughborough Lake, Ont.

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

AS SHOWN

2025-08-20

COVER DRAWN BY:

R. Poulin PAGE NO:

A 1.0

1/A6.1

Y A 4.0

B A 4.0

A A 4.0

FOUNDATION LEGEND 4’-0" [1.219]

FOOTING CENTERLINES

4’-0" [1.219]

EDGE OF CONCRETE

4’-0" [1.22] 4’-0" [1.22] 4’-0" [1.22]

12’-0" [3.658]

23’-10 1/2" [7.277]

13’-1" [3.988]

LEGEND LINEAR DIMENSIONS LINEAR DIMENSIONS (ABOVE) LINEAR DIMENSIONS (STRUCTURAL) LOAD BEARING BEAM (w/ ENG. CONNECTION) REFER TO P. ENG. PLANS

12’-4 1/2" [3.772]

EXPOSED GLULAM BEAM ROOF/WALLS/OTHER (ABOVE) DROPPED CEILING LOAD BEARING POINT

FOOTING OR BEDROCK PER SITE CONDITIONS

4’-0" [1.219]

3’-0" 0.914

EXHAUST FAN

SMOKE ALARM / CARBON MONOXIDE ALARM (HARD WIRED, INTERCONNECTED)

EGRESS WINDOW WALLS - WOOD FRAMED INTERIOR DIVIDER WALLS - WOOD FRAMED INTERIOR LOAD BEARING/SHEAR

1’-0" [0.305]

6’-4" [1.93]

1’-0" [0.305]

LOAD BEARING POINT (ABOVE)

WALLS - REINF. CONC. FOOTINGS / EDGES BELOW EDGE OF FINISHED WALL

FOOTING MIN. 13.5 LOWER THIS SIDE (SHADED AREA)

STEP DOWN TO SLAB LEVEL

Floor Areas

Area Datum Level Area (sq. m.) (Calculated to finished interior face of exterior wall)

15’-6 3/4" 4.742

22’-3 3/4" 6.799 13’-2 3/4" [4.031]

9’-9" [2.973]

9’-7" [2.922]

DOOR KNOCKOUTS: •3" DEEP •WIDTH = ROUGH OPENING + 3"

COMPACTED GRANULAR FILL UNDER INSULATED SLAB

COMPACTED GRANULAR FILL UNDER INSULATED SLAB DOOR KNOCKOUT: •3" DEEP •WIDTH = ROUGH OPENING + 3" 22’-10 1/2" [6.973]

1’-0" [0.305]

3’-5 1/2" [1.055]

19’-0" [5.791]

X A4.1

138.015

69.90 sq m

752.4 sq ft

Attached Garage

138.32

52.30 sq m

563.0 sq ft

Basement

135.22

124.60 sq m

1341.2 sq ft

Basement (dropped gym/mech)

134.88

104.90 sq m total 476.50 sq. m.

1129.1 sq ft 5129.0 sq ft

53’-2" [16.205]

9’-10 3/4" [3.017]

•WINDOW SIZES GIVEN ARE NOMINAL ROUGH OPENING SIZES. CONTRACTOR TO CONFIRM WOOD BUCKS/LINERS AND FINAL ROUGH OPENINGS AS REQ’D BY MANUFACTURER •WINDOW HEAD/SILL HEIGHTS GIVEN FROM PLYWOOD SUBFLOOR •REFER TO ELEVATIONS FOR MULLION/TRANSOM LAYOUT •CONTRACTOR & SUPPLIER TO COORDINATE FOR SITE CONDITIONS AND MANUFACTURERS’ SPECS •SWING DOORS ARE CALLED OUT AS DOOR-PANEL SIZES. CONTRACTOR TO CONFIRM WOOD BUCKS/LINERS AND FINAL ROUGH OPENINGS AS REQ’D BY MANUFACTURER •SLIDING DOORS CALLED OUT AS ROUGH OPENING SIZES. CONTRACTOR TO CONFIRM WOOD BUCKS/LINERS AND FINAL UNIT SIZE AS REQ’D BY MANUFACTURER

4’-6 1/2" 1.385

8" [0.203]

2’-11" [0.89]

FULL HEIGHT BLOCK WALL

CONC. WALL TO 24" MAX. ABOVE SLAB F4

16’-4" 4.98

2’-10" 0.864

4’-5 1/2" [1.36]

7’-7 1/2" [2.324]

4’-2 1/2" [1.282]

18’-11 1/2" [5.779] 17’-11 1/2" 5.474 1’-0" [0.305]

8’-6 1/2" [2.605]

3’-8 1/2" [1.132]

6’-8" [2.032]

1’-4" [0.406]

Z A4.1

2’-11 1/2" [0.9]

Z A4.1 1’-0" [0.305]

12’-4 1/2" 3.772

FOOTING MIN. 13.5" LOWER THIS SIDE (SHADED AREA)

9’-5" [2.87] opening

4’-10 1/4" 1.478

1’-0" 0.305

8’-1 1/2" [2.477] 11’-10 1/4" [3.613]

RETAINING WALL

CONC. WALL TO LEVEL OF LOWER FLOOR SLAB

4’-4 1/4" 1.328

3’-11 1/4" [1.202]

28’-9" 8.763

29’-9" [9.068]

6’-0" WIDE WINDOW OPENING (SEE LOWER FLOOR PLAN)

8" X 8" UPSTAND TO SLAB ON 36" X 36" REINF. CONC. FOOTING

Primary Suite

•WINDOWS & DOORS

3’-2 1/4" [0.972]

PAD FOOTING FOR WALKWAY SUPPORT PLINTH

4’-5 1/2" [1.36]

1343.3 sq ft

•JOIST/TRUSS LAYOUTS ON THESE PLANS ARE SHOWN SIMPLIFIED. DOUBLED JOISTS, EAVE LADDERS ETC. AS PER SUPPLIER’S LAYOUT

2/A6.1

2’-10" [0.864]

124.80 sq m

•DIMENSIONS ON PLAN ARE FROM: •SHEATHING OF EXTERIOR WALLS •INTERIOR FACE OF STUDS ON EXTERIOR WALLS •CENTER OF INTERIOR WALLS

2/A6.0

CONSULT WITH LOCAL AUTHORITIES FOR RADON DEPRESSURIZATION REQUIREMENTS

138.725

•BEAM SIZES NOTED ARE TO BE CONFIRMED BY P. ENG. •BEARING POSTS UNDER STEEL BEAMS ASSUMED TO BE 4X4 HSS UNLESS NOTED OTHERWISE

1’-0" 0.305

13’-0 1/2" 3.975

X A4.1

Main Floor Living Spaces

PLAN NOTES:

1’-0" [0.305]

7’-9" 2.362

26’-3 1/2" [8.013]

1’-0" [0.305]

11’-0" [3.352]

1’-0" [0.304]

Area (sq. ft.)

1’-0 1/2" [0.318]

6’-6 1/2" [1.993]

1’-0 1/2" [0.318]

8’-7 1/2" [2.628] 11’-10 1/4" [3.614]

7’-7" [2.31]

16’-5 1/4" [5.011]

19’-9" [6.019]

24’-5 1/2" [7.455]

16’-1 1/2" [4.915]

25’-5 1/2" [7.76] 61’-4" [18.694]

PROJECT:

Foundation Plan

1/A6.0

Y A 4.0

B A 4.0

Scale: 1/4" = 1’-0"

A A 4.0

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: 25 ft

DATE:

AS SHOWN

2025-08-20

Foundation Plan DRAWN BY:

Page 180 of 225

R. Poulin PAGE NO:

A 2.0

1/A6.1

4’-0" [1.22] 4’-0" [1.22]

Y A 4.0

B A 4.0

B A A 4.0

4’-0" [1.22]

61’-4" [18.694] 12’-0" [3.658]

23’-10 1/2" [7.277]

13’-1" [3.988]

SHEATHED 3X3 HSS SITS 1" OUTSIDE OF WALL •BLOCK OUT FRAMING & FOOTING/FOUNDATION

LINEAR DIMENSIONS (ABOVE) LINEAR DIMENSIONS (STRUCTURAL)

EXPOSED GLULAM BEAM ROOF/WALLS/OTHER (ABOVE)

3’-0" [0.914] RO

DROPPED CEILING LOAD BEARING POINT LOAD BEARING POINT (ABOVE)

EXHAUST FAN

SMOKE ALARM / CARBON MONOXIDE ALARM (HARD WIRED, INTERCONNECTED)

EGRESS WINDOW

5 4’-0 1/4" [1.226]

10’-10" [3.302]

D-102

ENG. HEADER

WALLS - WOOD FRAMED INTERIOR DIVIDER

DN 2 RISERS 6.75" 13.5" TOTAL

WALLS - WOOD FRAMED INTERIOR LOAD BEARING/SHEAR

RWL

WALLS - REINF. CONC.

ENG. HEADER

D-101

7’-10" [2.388]

HEAD 78.75 FROM GYM SLAB

30 68

SHEATHED 3X3 HSS SITS 1" OUTSIDE OF WALL •BLOCK OUT FRAMING & FOOTING/FOUNDATION

30311

WINDOW

DOOR

6’-4" [1.93]

JAMB ALIGN W/ WINDOW ABOVE

4’-0" [1.219]

W-101

bedroom 1

DOOR

2’-11 1/2" [0.902]

135.22

124.60 sq m

1341.2 sq ft

Basement (dropped gym/mech)

134.88

104.90 sq m total 476.50 sq. m.

1129.1 sq ft 5129.0 sq ft

57’-2" [17.424]

•WINDOW SIZES GIVEN ARE NOMINAL ROUGH OPENING SIZES. CONTRACTOR TO CONFIRM WOOD BUCKS/LINERS AND FINAL ROUGH OPENINGS AS REQ’D BY MANUFACTURER

•SWING DOORS ARE CALLED OUT AS DOOR-PANEL SIZES. CONTRACTOR TO CONFIRM WOOD BUCKS/LINERS AND FINAL ROUGH OPENINGS AS REQ’D BY MANUFACTURER

RETAINING WALLS PER LANDSCAPE DESIGNER

W1a STEEL DECK & CONCRETE SLAB

Z A4.1

30 80

DOOR

DN 2 RISERS 6.75" 13.5" TOTAL

1’-3 3/4" [0.4] 6’-8" [2.032]

7’-4 1/2" [2.249]

DOOR LOCATION T.B.D. ON MECH. LAYOUT

Z A4.1 F2

Basement

•CONTRACTOR & SUPPLIER TO COORDINATE FOR SITE CONDITIONS AND MANUFACTURERS’ SPECS

1’-11 1/2" [0.595] W310 X 39 STEEL BEAM

W2a

8’-6 1/2" [2.603]

mechanical & electrical 8’-0" [2.438] fin. Gym Finished Floor 134.878 m datum 8’-7" [2.616]

storage

W1a - 2X4 W1b - 2x6

INTERIOR BEARING WALL

W2a - 2X4 W2b - 2x6

W2b

WALL LOCATION T.B.D. ON MECH. LAYOUT

INTERIOR DIVIDER WALL

W1b

MURPHY BED

563.0 sq ft

•SLIDING DOORS CALLED OUT AS ROUGH OPENING SIZES. CONTRACTOR TO CONFIRM WOOD BUCKS/LINERS AND FINAL UNIT SIZE AS REQ’D BY MANUFACTURER

FULL HEIGHT CONC. BLOCK WALL •TYP. 2X4 FRAMED WALL BOTH SIDES •3/4" GAP

8’-7 1/2" [2.628] fin.

DOOR

mechanical

STEEL HEADER EMBED IN CONC.

21080

10’-9 1/2" [3.29] block to framing

CONFIRM LAYOUT WITH INT.DES.

CEILING: 9’-0"

52.30 sq m

W310 X 39 STEEL BEAM

10’-0 1/2" [3.061] fin.

SPAN

laundry

W1b

138.32

•REFER TO ELEVATIONS FOR MULLION/TRANSOM LAYOUT

24’-6" [7.469] extent of suspended slab

7’-8 3/8" [2.345]

11’-11 1/2" [3.644]

RETAINING WALLS FOR WALKWAY •TBD ON-SITE

Attached Garage

•WINDOW HEAD/SILL HEIGHTS GIVEN FROM PLYWOOD SUBFLOOR

53’-2" [16.205]

W310 X 39 STEEL BEAMS •UPPER AT STEEL DECK •LOWER AT DROPPED GYM BEAM LEVEL STEEL DECK & CONCRETE SLAB

2’-2" [0.66]

11 7/8" I-JOISTS @ 16" O.C.

752.4 sq ft

•JOIST/TRUSS LAYOUTS ON THESE PLANS ARE SHOWN SIMPLIFIED. DOUBLED JOISTS, EAVE LADDERS ETC. AS PER SUPPLIER’S LAYOUT

2/A6.1

edge of beam & slab

4X4 HSS

15’-6 3/8" [4.735] fin.

WOOD BEAM UNDER WALL

W310 X 39 STEEL BEAM

POWDER-COATED STEEL SUPPORTS FOR GRATED WALKWAY ABOVE

69.90 sq m

•WINDOWS & DOORS

BLOCK WALL TO LEVEL OF LOWER GYM FLOOR SLAB

storage

8’-11 1/4" 4’-2 1/4" [2.723] [1.277] 6RS @ 7 5/16" UP FRAME 2X8s ABOVE W1a 2.1m HEAD CLEARANCE

21080

EDGE OF WALL ALIGNS W/ ABOVE

X A4.1

W310X39 BEAM (DROPPED)

22 68

DOOR

3’-0" [0.914]

4’-4 1/2" 1.333 Lower Finished Floor 135.220 m datum

2’-7 1/2" [0.8]

DOOR

7’-10" [2.388]

point load from above

138.015

2X6 FRAMED WALL, GARAGE TO HOUSE, AIR SEALED RSI eff.: 2.84 (RSI req’d 2.62)

2X6 FRAMED WALL, FLUTED ALUMINUM, VERTICAL RSI eff.: 4.38 (RSI req’d 2.97)

2X6 FRAMED WALL, POLYMER MOD’D 3-COAT STUCCO RSI eff.: 3.75 (RSI req’d 2.97)

2X6 FRAMED FIN WALL, STUCCO OUTSIDE, D. FIR T&G INSIDE

7’-10" [2.388]

48"X36" SHOWER

5’-4 1/2" W1a [1.638]

Primary Suite

•DIMENSIONS ON PLAN ARE FROM: •SHEATHING OF EXTERIOR WALLS •INTERIOR FACE OF STUDS ON EXTERIOR WALLS •CENTER OF INTERIOR WALLS

FRAMED FLOOR UP 1 RISER

2’-5 3/8" [0.748]

W2b W1a

30 68

7’-10" [2.388]

W1a

5’-1 1/4" [1.557]

1343.3 sq ft

•BEAM SIZES NOTED ARE TO BE CONFIRMED BY P. ENG. •BEARING POSTS UNDER STEEL BEAMS ASSUMED TO BE 4X4 HSS UNLESS NOTED OTHERWISE

Gym Finished Floor 134.878 m datum

4’-4 1/2" [1.334]

30 80

DOOR

3’-10 1/2" [1.181]

DN 6.75" DN 6.75"

8’-5 3/4" [2.583] fin.

60"X36" TUB

124.80 sq m

PLAN NOTES:

CLAD 4X4 HSS

10’-0" [3.048] fin.

11’-4 1/4" [3.46]

bathroom

CEILING: 9’-0"

2’-0 1/2" [0.622]

10’-7" [3.226]

SILL 50.75 FROM SLAB

59 30

family room

16’-9 1/8" [5.107] fin.

REINF. CONC. PLINTH •TAPERED SIDES •PARGED FINISH •2’-0" ABOVE GRADE AT HIGHEST

WINDOW

W-100

29’-9" [9.068]

11 7/8" I-JOISTS @ 16" O.C.

CEILING: 9’-0"

W1a

SPAN

138.725

4X4 HSS

DOOR

SPAN

57’-2" [17.424]

CONC. WALL STEPS DOWN WITH GRADE (T.B.D. ON-SITE)

3’-4 3/4" [1.035]

X A4.1

W1a

18’-9 1/2" [5.727] SPAN

DOOR

3.5 X 3.5 HSS 1’-9 1/4" [0.54]

1’-9 1/4" [0.54]

5’-4 3/4" [1.646]

CEILING: 9’-0"

26 80

1’-4 1/2" [0.419]

10’-9 1/4" [3.283] fin.

4’-4 3/4" [1.34]

FLUTED SIDING CONT. FROM ABOVE

W1b

6’-5" [1.956]

3’-10 1/2" [1.181]

10’-8 1/8" [3.256] fin.

LINE OF FRAMED WALL ABOVE

4X4 HSS

26 80

DOOR

W310 X 39 STEEL BEAM

office

26 80

11’-11" [3.632]

9RS @ 7 5/16"

CEILING: 9’-0"

W1a

4’-0" [1.219] fin. STAIR SUPPORT BEAM (11 7/8" FLUSH IN FLOOR) CEILING: 7’-10.5" ENG. BEAM

DOOR

3’-6" [1.067] fin.

CEILING: 9’-0"

11’-8 3/4" [3.575]

3’-7 5/8" [1.11]

60 68

Area (sq. ft.)

Main Floor Living Spaces

WALLS

bedroom 2

Area Datum Level Area (sq. m.) (Calculated to finished interior face of exterior wall)

13’-2 5/8" [4.031]

12’-11 7/8" [3.961] fin.

RWL

D-100

Floor Areas

W2b

11 7/8" I-JOISTS @ 16" O.C.

gym

11 7/8" I-JOISTS @ 16" O.C.

W1a

EDGE OF FINISHED WALL

UPSTAND OVER BLOCK WALL

11’-5 1/2" [3.493] fin.

13’-2 5/8" [4.031]

4’-2 1/2" [1.283]

SHEATHED 3X3 HSS SITS 1" OUTSIDE OF WALL •BLOCK OUT FRAMING & FOOTING/FOUNDATION

SPAN

9’-7" [2.921]

11’-6" [3.505] fin.

FOOTINGS / EDGES BELOW

INNER WALLS TO CEILING IN FRONT OF CONCRETE UPSTAND

60 68

DOOR

11 7/8" I-JOISTS @ 16" O.C.

60 68

DOOR

2/A6.0

LINEAR DIMENSIONS

LOAD BEARING BEAM (w/ ENG. CONNECTION) REFER TO P. ENG. PLANS

12’-4 1/2" [3.772]

WELL HEAD 4’-4 1/2" [1.333]

LEGEND

14’-3 1/2" [4.356] fin. 14’-10 1/2" [4.534]

edge of blocks 1’-1 1/4" [0.337]

6’-7" [2.005]

15’-4" [4.674]

1’-1 1/4" [0.337]

16’-1 1/2" [4.915]

25’-5 1/2" [7.76]

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE

61’-4" [18.694]

E Y A 4.0

B A 4.0

B A A 4.0

Lower Floor Plan

Page 181 of 225

Scale: 1/4" = 1’-0"

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

1/A6.0

PROJECT:

19’-9" [6.019]

25 ft

AS SHOWN

2025-08-20

Lower Floor Plan DRAWN BY:

R. Poulin PAGE NO:

A 2.1

Y A 4.0

61’-4" [18.694] 23’-10 1/2" [7.277]

13’-1" [3.988] 3 1/2" [0.089]

7’-0" [2.134] RO

26 68 DOOR

DOOR

W1b

powder room

Z A4.1

W1a

RWL

6’-6 1/2" [1.994] to sheathing

D. FIR T&G VERT SIDING W6

40 x 16 HIGH WINDOW

7’-6 1/2" [2.299]

W-200 5’-0 1/4" [1.531]

FLAT ROOF, SBS MEMBRANE, 11 7/8" JOISTS, DIRECT CEILING RSI eff.: 7.24 (RSI req’d 4.67)

W2a

FLAT ROOF, SBS MEMBRANE, 11 7/8" JOISTS, DROPPED SOFFIT OVER EXTERIOR

FLAT ROOF, SBS MEMBRANE, 9 1/2" JOISTS RSI eff.: 6.80 (RSI req’d 4.67)

ROOFS

W1a

INTERIOR DIVIDER WALL

W1a - 2X4 W1b - 2x6

INTERIOR BEARING WALL

W2a - 2X4 W2b - 2x6

W2b

4’-0" [1.219]

2X6 FRAMED WALL, GARAGE TO HOUSE, AIR SEALED RSI eff.: 2.84 (RSI req’d 2.62)

2X6 FRAMED WALL, FLUTED ALUMINUM, VERTICAL RSI eff.: 3.94 (RSI req’d 2.97)

2X6 FRAMED WALL, POLYMER MOD’D 3-COAT STUCCO RSI eff.: 3.94 (RSI req’d 2.97)

2X6 FRAMED FIN WALL, STUCCO OUTSIDE, D. FIR T&G INSIDE

3’-6" [1.067] fin.

4’-0 1/2" [1.232]

4 8’-9" [2.666]

11 7/8 LVL FLUSH

LINEAR DIMENSIONS (STRUCTURAL)

2’-0" [0.61]

DROPPED CEILING LOAD BEARING POINT

2’-0" [0.61]

811.75 SILL

WINDOW WINDOW

W-219

811.75 SILL

32.527.5

W-218

DOOR

24 68

LINEAR DIMENSIONS (ABOVE)

LOAD BEARING POINT (ABOVE) F

EXHAUST FAN

SMOKE ALARM / CARBON MONOXIDE ALARM (HARD WIRED, INTERCONNECTED)

EGRESS WINDOW WALLS - WOOD FRAMED INTERIOR DIVIDER

13’-7 3/4" [4.159]

SPAN

3030 SKYLIGHT

WALLS - WOOD FRAMED INTERIOR LOAD BEARING/SHEAR

X A4.1

WALLS - REINF. CONC. FOOTINGS / EDGES BELOW

57’-2" [17.424]

2/A6.1

EDGE OF FINISHED WALL

Floor Areas

SPAN

Area Datum Level Area (sq. m.) (Calculated to finished interior face of exterior wall)

2’-6" [0.762]

OUTLINE OF 8" CONC. WALLS BELOW

24’-7 3/4" [7.512]

LINEAR DIMENSIONS

ROOF/WALLS/OTHER (ABOVE)

7’-5 3/4" [2.28]

W1a

LEGEND

EXPOSED GLULAM BEAM

11 7/8" FLUSH BEAM

SPAN

4’-0" [1.22] 4’-0" [1.22]

40" H. PONY WALL

FIN. FLOOR, 11 7/8" I-JOISTS, HEATED, DIRECT APPLIED CEILING BELOW

RWL

her dressing room

3030 SKYLIGHT

Area (sq. ft.)

Main Floor Living Spaces

138.725

124.80 sq m

1343.3 sq ft

Primary Suite

138.015

69.90 sq m

752.4 sq ft

Attached Garage

138.32

52.30 sq m

563.0 sq ft

Basement

135.22

124.60 sq m

1341.2 sq ft

Basement (dropped gym/mech)

134.88

104.90 sq m total 476.50 sq. m.

1129.1 sq ft 5129.0 sq ft

PLAN NOTES:

SPAN

•BEAM SIZES NOTED ARE TO BE CONFIRMED BY P. ENG. •BEARING POSTS UNDER STEEL BEAMS ASSUMED TO BE 4X4 HSS UNLESS NOTED OTHERWISE

garage Z A4.1

52.04 m2 (560 ft2) FL1

CEILING: 9’-7" (DRYWALL DIRECT TO JOISTS)

•DIMENSIONS ON PLAN ARE FROM: •SHEATHING OF EXTERIOR WALLS •INTERIOR FACE OF STUDS ON EXTERIOR WALLS •CENTER OF INTERIOR WALLS •JOIST/TRUSS LAYOUTS ON THESE PLANS ARE SHOWN SIMPLIFIED. DOUBLED JOISTS, EAVE LADDERS ETC. AS PER SUPPLIER’S LAYOUT •WINDOWS & DOORS

RWL

25’-5 1/2" [7.76] slab

8’-6 1/2" [2.603]

R1b

FL4

7’-7" [2.312]

CEILING: 11’-4"

Primary Suite Finished Floor 138.015 m datum

W2b

W1a

FL2

11 7/8" FLUSH BEAM

FLUSH HEAD

W-201 3’-0 1/4" [0.921]

W1a

5’-7 3/4" [1.721]

his dressing room

80 x 16 HIGH WINDOW

FLUSH HEAD

3’-8 1/2" [1.13] framed

12’-4 3/4" [3.777] W1a

18’-10" [5.742] framed

2’-11 1/2" [0.902]

W310X39 - FLUSH

3’-10 1/4" [1.174]

TRANSOM 811.75 SILL

2627.5

7’-5" [2.261]

W310X39 - FLUSH

W1b

W1a

40 80

ENG. BEAM at 8FT

mudroom

1’-8 3/4" [0.527]

FLAT ROOF, SBS MEMBRANE, 11 7/8" JOISTS, DROPPED CEILING RSI eff.: 7.24 (RSI req’d 4.67)

8’-2" [2.489]

foyer

DOOR

5’-7 1/2" [1.715]

R1a

17’-3 1/2" [5.271]

W2b

7’-9" [2.361]

INTERIOR PIER FOOTING

FIN. FLOOR, 11 7/8" I-JOISTS, HEATED, DROPPED CEILING BELOW

4’-0" [1.22]

walk-in closet

W1b

EDGE OF UPPER ROOF 10’-6" [3.2]

FL3

LOAD BEARING BEAM (w/ ENG. CONNECTION) REFER TO P. ENG. PLANS

30 68

16’-1 1/2" [4.915] framed

6’-7" [2.007]

INTERIOR STRIP FOOTING & UPSTAND

INNER 2X4 WALL

24’-7 1/2" [7.506] suspended slab

freez.

W2b

W1a

DOOR

12’-2" [3.708] stud to CL

3’-6" [1.067]

6’-7" [2.007]

4040 SKYLIGHT

8’-4" [2.541]

5’-10 1/2" [1.792] fin.

DOOR

pantry

W1b

dining room

SPAN

W1a

4 risers 7" rise

4’-9 3/4" [1.467]

3’-9 1/4" [1.149]

3’-10 1/2" [1.181]

4’-6 1/2" [1.384] fin.

W1a

Main Finished Floor 138.725 m datum

FL2

2’-1" [0.635]

WINDOW

33 62

kitchen

frid.

26 70

CEILING: 16’-0"

CONFIRM LAYOUT WITH INT.DES. W310X39 - FLUSH

4’-2 1/2" [1.282]

27 19

TRANSOM

31.25 SILL

W-203

SPAN

6’-4 1/2" [1.943] W-202

5 A5.0

8’-5" [2.565]

DOOR

RWL

6’-1 1/4" [1.862]

29’-9" [9.068]

CEILING: 9’-0"

4040 SKYLIGHT

ENG. BEAM FLUSH IN 14FT CEIL.

11 7/8" I-JOISTS @ 16" O.C.

ENG. BEAM IN 9’-0" FIN. BULKHEAD

12’-4 1/2" [3.773]

57’-2" [17.424]

9.5" I-JOISTS @ 16" O.C.

X A4.1

CEILING: 14’-0"

SHOWER 50X96

30 68

4’-0 1/2" [1.233]

WALL-MOUNTED EXHAUST FAN

W310X39 - FLUSH

primary ensuite

23’-10 1/2" [7.277]

ENG. BEAM FLUSH TOP (DROP IF REQ’D)

GARAGE SLAB ON STEEL DECKING RSI eff.: 5.57 (RSI req’d 4.67)

12" CONC. BLOCKWALL, 2X4 INNER FRAMED WALL, BASEMENT RSI eff.: 3.01 (RSI req’d 2.98)

WINDOW

30 68

ROUGH OPENING

DOOR

11’-9 1/4" [3.587]

W-217 RWL W-216

FLUSH SILL 4027.5

CEILING: 11’-4"

2’-0 1/4" [0.616]

CEILING: 14’-5"

4082.5

primary bedroom

28 68 66 62 WINDOW 31.25 SILL

W310X39 - FLUSH

W-204

W310X39 - FLUSH

6’-6" [1.981] RO

71 62 WINDOW 31.25 SILL

31 62 WINDOW 31.25 SILL

1’-0" [0.305]

5’-2 1/2" [1.587] framed

W310X39 - FLUSH

7027.5

W310X39 - FLUSH

9’-7" [2.921]

11 7/8" I-JOISTS @ 16" O.C.

living room

7082.5 WINDOW 01.25 SILL

3’-4" [1.016] fin.

RWL

W-206

23.527.5 TRANSOM 811.75 SILL

WINDOW 01.25 SILL

23.582.5

SEE A 2.3 FOR UPPER ROOF FRAMING

11 7/8" I-JOISTS @ 16" O.C.

WINDOW

01.25 SILL

W2b

W-205

8 A5.0

2/A6.0

SUSPENDED FIREPLACE

4"X4" STEEL POST

FL2

SPANTRANSOM 811.75 SILL EDGE OF UPPER ROOF

W310X39 - FLUSH

9 A5.0

3’-4" [1.017]

3 1/2" [0.089]

3"X3" STEEL POST •FRAME CORNERS 1" WIDER THAN TYP. WALL

7’-1" [2.159] RO

WINDOW FLUSH SILL

4"X4" STEEL POST

16’-0 1/2" [4.888]

3’-1" [0.939] RO

95113.5

11 7/8" I-JOISTS @ 16" O.C. 11’-3 1/2" [3.442] framing

2"X4" STEEL POST

511.5113.5

3 1/2" [0.089]

5’-11 1/2" [1.817] RO

3 1/2" [0.089]

W-207 5" X 4" HSS TRANSOM BEAM

9’-7" [2.921]

RWL

3’-6" [1.067]

TRANSOM 811.75 SILL

5" X 4" HSS TRANSOM BEAM

75.75113.5 WINDOW 01.25 SILL

W-215 W-214

WINDOW 01.25 SILL

FACTORY MULL.

W-209

W-208

W-213 W-212

2’-3 1/2" [0.697] RO

4"X4" STEEL POST

3 1/2" [0.089]

4"X4" STEEL POST

2682.5

3"X3" STEEL POST •FRAME CORNERS 1" WIDER THAN TYP. WALL

10 A5.0

3’-2 3/4" [0.984]

ENG. FLUSH BEAM (CANTI OVER CORNER WIND.)

8 A5.0

9’-5" [2.87] RO

2’-6" [0.762]

7’-5 3/4" [2.279] RO

5 1/2" [0.14]

6’-4" [1.93]

3 1/2" [0.089]

W-211 W-210

3 1/2" [0.089]

3’-6" [1.067]

FIN. FLOOR ON 4" INSULATED SLAB ON GRADE RSI eff.: 3.86 (RSI req’d 2.32)

REMOVED

FACTORY MULL. W310X39 - FLUSH

3"X3" STEEL POST •FRAME CORNERS 1" WIDER THAN TYP. WALL

FL1

1’-8 1/2" [0.521]

8 A5.0

5 1/2" [0.14]

12’-4 1/2" [3.772]

3’-8 1/2" [1.13]

12’-0" [3.658]

(REFER TO A3.0 FOR FULL ASSEMBLIES AND CALCULATIONS

WALLS

1/A6.1

CONSTRUCTION ASSEMBLIES LEGEND

FLOORS

FOUNDATIONS

C B A 4.0

B A A 4.0

•CONTRACTOR & SUPPLIER TO COORDINATE FOR SITE CONDITIONS AND MANUFACTURERS’ SPECS

•SWING DOORS ARE CALLED OUT AS DOOR-PANEL SIZES. CONTRACTOR TO CONFIRM WOOD BUCKS/LINERS AND FINAL ROUGH OPENINGS AS REQ’D BY MANUFACTURER

•SLIDING DOORS CALLED OUT AS ROUGH OPENING SIZES. CONTRACTOR TO CONFIRM WOOD BUCKS/LINERS AND FINAL UNIT SIZE AS REQ’D BY MANUFACTURER

20080

DOOR

1’-1 1/4" [0.337] fin.

RWL SLAB OVERHANG 1.5" PAST BLOCK WALL FOR DRAINAGE

8’-9 1/2" [2.679] fin.

12’-0" [3.659]

12’-8 3/4" [3.88]

8’-3 1/2" [2.526] sheathing

12’-8 3/4" [3.88]

15’-7" [4.75]

25’-5 1/2" [7.76]

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE

61’-4" [18.694]

D B A 4.0

B A A 4.0

Page 182 of 225

Main Floor Plan Scale: 1/4" = 1’-0"

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

1/A6.0

PROJECT:

6’-7" [2.005] fin.

Y A 4.0

1’-1 1/4" [0.337] fin.

25 ft

AS SHOWN

2025-08-20

Main Floor Plan DRAWN BY:

R. Poulin PAGE NO:

A 2.2

1/A6.1

E Y A 4.0

B A 4.0

A A 4.0

DRAINAGE TROUGH 5 1/2" [0.14] 7’-5 3/4" [2.279] RO

9’-5" [2.87]

310X39 4"X4" STEEL POST W-303

DRAINAGE TROUGH W-304

4"X4" STEEL POSTS

SLOPE 2%

310X39

W-305

120.75 SILL

DRAINAGE TROUGH

SLOPE 2%

2/A6.1

SLOPE 2%

4 1/2" [0.114] 6’-7" [2.007]

6727.5

4040 SKYLIGHT

6’-7" [2.007]

6727.5

TRANSOM

120.75 SILL

W-308

SCUPPER & OVERFLOW

W-307

DRAINAGE TROUGH UPPER ROOF WALL SHEATHING

SLOPE 2%

4059.5

TRANSOM

W-300

SLOPE 2%

98.75 SILL

SCUPPER & OVERFLOW

DRAINAGE TROUGH

SLOPE 2%

ZSLOPE 2% A4.1

Z A4.1

7’-6" [2.286]

SLOPE 2%

310X39

BLIND RECESS

SLOPE 2%

4’-1 3/4" [1.263]

310X39

1’-0 1/4" [0.311]

310X39

10’-10" [3.302]

5’-10" [1.778]

X A4.1

11 7/8" I-JOISTS @ 16" O.C.

4’-1 3/4" [1.265]

9’-11 1/2" [3.035]

SLOPE 2%

DRAINAGETROUGH

4040 SKYLIGHT

SLOPE 2%

SPAN

5’-0 1/2" [1.538]

ENG. BEAM FLUSH TOP (DROP IF REQ’D)

SLOPE 2%

DRAINAGE TROUGH

310X39

DRAINAGE TROUGH

31’-0" [9.449]

BLIND RECESS

DRAINAGE TROUGH

SLOPE 2%

W-306

120.75 SILL

5027.5

120.75 SILL

5027.5

TRANSOM

BLIND RECESS

TRANSOM

5’-0" [1.524]

DRAINAGE TROUGH

3’-8 1/2" [1.131]

W-301

11 7/8" I-JOISTS @ 16" O.C. 5’-0" [1.524]

GAS FLUE

310X39

SPAN

1’-0" [0.305]

BEAMS AT WINDOWS ALIGNED WITH INSIDE OF FLANGE FLUSH WITH STUDS

5027.5

BLIND RECESS

TRANSOM

9" [0.227]

9527.5

TRANSOM 120.75 SILL

5’-0" [1.524]

310X39

1’-0" [0.305]

511.527.5 HIGH

TRANSOM 120.75 SILL

W-302 310X39

310X39

75.7527.5 HIGH TRANSOM 120.75 SILL

15’-11 1/2" [4.864]

1’-0" [0.305]

5’-11 1/2" [1.817] RO

SPAN

3 1/2" [0.089]

3"X3" STEEL POST •FRAME CORNERS 1" WIDER THAN TYP. WALL

3 1/2" [0.089]

W6 SLOPE 2%

DRAINAGE TROUGH

WALL SHEATHING BELOW

Clerestory Window Plan Scale: 1/4" = 1’-0"

DRAINAGE TROUGH

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE

Roof Plan

Scale: 1/4" = 1’-0"

1/A6.0

PROJECT:

E JINAPRIYA RESIDENCE - HOUSE

D Y A 4.0

C B A 4.0

B A A 4.0

4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

AS SHOWN

2025-08-20

Roof Plan DRAWN BY:

Page 183 of 225

March 6, 2025

R. Poulin PAGE NO:

A 2.3

CONSTRUCTION ASSEMBLIES & THERMAL CALCULATIONS

LOCATION / CLIMATE DATA HRV (Y/N): YES

ASHRAE CLIMATE ZONE : 6

ASSEMBLY ASSEMBLY DETAIL ID

ASSEMBLY ID

THERMAL CALCULATION

ASSEMBLY DETAIL

ASSEMBLY ID

THERMAL CALCULATION

W1a

Material

• FINISH TO OWNER’S SPECIFICATIONS • 12.5mm (1/2") DRYWALL BOARD • 38mm x 89mm (2x4) OR 38mm x 140mm (2x6) WOOD STUDS @ 16" O.C. • BATT INSULATION (ACOUSTIC DAMPENING) • 12.5mm (1/2") DRYWALL BOARD • FINISH TO OWNER’S SPECIFICATIONS

ROOFS

W2a

RSI effective: 3.01

FOUNDATION

R3 0.12 0.16 0.08 0.120

Material

0.10 0.03 0.11 4.39

2.41 6.80

FL1

FLOOR, SLAB ON GRADE, HEATED RSI effective: 3.86

FLOORS

Material

FL2

Material

0.0111 0.0004

0.21 0.04

100

0.0350

3.50 0.11 3.86 3.86

• 140mm (5.5") CONCRETE SLAB W/ INTEGRATED BEAMS (4" CONCRETE COVERAGE OVER DECK) • SPRAY APPLIED WATERPROOFING • STEEL CORRUGATED DECK (1.5" SHOWN) • STEEL BEAM PER ENGINEER • 150mm (6") SPRAY FOAM CLOSED CELL INSUL. • 38mm WOOD STRAPPING @ 24" O.C. • SUSPENDED METAL TRACK (TO CLEAR BEAMS) • 5/8" DRYWALL CEILING

EFFECTIVE RSI OF ASSEMBLY

FL3

ROOFS

drying

R1a

(R41) RSI req’d: 4.67

RSI eff. 0.00 0.00 1.50

0.0061

FL3

2.90

NOTE: RAINSCREEN OPTIONS

P.T. WOOD FURRING

0.29 2.55

2.55 2.84

SIDING, VERT. W4 EXT. 2x6 WALL, ROCKWOOL, FLUTED RSI effective: 3.94 Material

CASCADIA CLIPS

140.0

RSI eff.

0.0004

0.06

0.0360

5.40

Thick. (mm) RSI/mm

RSI eff.

1.05 0.00 0.14

0.08 0.12 1.39 2.55 3.94

38.0 150

STUCCO W5 EXTERIOR 2x6 WALL, ROCKWOOL,RSI effective: 3.94 Material

5.57

• FINISHED FLOORING AS PER OWNER, 19mm (3/4") ALLOWANCE • 38mm (1.5") CONCRETE TOPPING SLAB • HYDRONIC RADIANT HEAT PIPING • 38mm X 38mm (2x2) WOOD SLEEPERS @ 24" O.C. • 6mil POLYETHYLENE SLIP SHEET • 19mm (3/4") PLYWOOD SUBFLOOR, SCREWED & GLUED • 302mm (11 7/8") ENGINEERED I-JOISTS (SPACING AS PER P.ENG) • SOUND ATTENUATION INSULATION (ROCK WOOL SUGG.) • SUSPENDED METAL TRACK • 16mm (5/8") DRYWALL • PAINTED FINISH AS PER OWNER

(R22) RSI req’d: 2.97

Thickness (mm) RSI/mm

• 3-COAT POLYMER-MODIFIED STUCCO SYSTEM 19.0 ON PAPER-BACKED GALV. LATH • 19mm x 89mm (1x4) VERTICAL STRAPPING @ STUDS • 38mm (1.5") R OCKWOOL COMF OR TBOAR D 80™ INS ULATION 38 0.028 • ADHERED, VAPOUR-OPEN HOUSE WRAP (W.R.B., A.B.) • 12.5mm (1/2") PLYWOOD SHEATHING 12.5 0.0110 • 38mm x 140mm (2x6) WOOD STUDS @ 16" O.C. see framing cavity below • “R22” BATT INSULATION see framing cavity below • VAPOUR CONTROL SHEETING • 12.5mm (1/2") DRYWALL 12.5 0.0061 • INTERIOR AIR FILM CONTINUOUS MATERIALS TOTAL FRAMING CAVITY: R22 BATT = 3.87 RSI EFFECTIVE RSI OF FRAMING CAVITY : 2.55 EFFECTIVE RSI OF ASSEMBLY

5.57

FLOOR, 11 7/8" I-Joists, Heated, Over Interior

RSI eff.

1.05 0.00 0.14 0.00 0.08 0.12 1.39 2.55 3.94

EXTERIOR FIN WALLS (COVERED ENTRY) Material

W6 0.10 0.03 0.11 4.82

(R22) RSI req’d: 2.97

• NORTEM DSOAL ALUMINUM SIDING PANELS (VERTICAL) 24.0 TO INCLUDE MATCHING TRIMS/EDGING • HORIZONTAL GALV. HAT CHANNEL • FIBREGLASS STANDOFFS (CASCADIA CLIPS™ OR SIMILAR) • 38mm (1.5") R OCKWOOL COMF OR TBOAR D 80™ INS ULATION 38 0.028 • ADHERED, VAPOUR-OPEN HOUSE WRAP (W.R.B./A.B.) • 12.5mm (1/2") PLYWOOD SHEATHING 12.5 0.0110 • 38mm x 140mm (2x6) WOOD STUDS @ 16" O.C. see framing cavity below • “R22” BATT INSULATION see framing cavity below • VAPOUR CONTROL SHEETING • 12.5mm (1/2") DRYWALL 12.5 0.0061 • INTERIOR AIR FILM CONTINUOUS MATERIALS TOTAL FRAMING CAVITY: R22 BATT = 3.87 RSI EFFECTIVE RSI OF FRAMING CAVITY : 2.55 EFFECTIVE RSI OF ASSEMBLY

0.18

2.42 7.24

0.10 0.12

EFFECTIVE RSI OF FRAMING CAVITY :

Material

• 2-PLY SBS ROOFING MEMBRANE SYSTEM 0.00 0.0000 • PROTECTIVE BOARDING, ADHERED • HIGH DENS. TAPERED INSULATION SYSTEM (2% SLOPE) AVG RSI (ADHERED XPS OR POLYISO, STAGGERED JOINTS) • 76mm (1.5" + 1.5") POLY-ISO RIGID INSUL. BASE, ADHERED 76.00 0.0382 • FULY ADHERED AIR BARRIER / ROOFING UNDERLAY • 16mm (5/8") PLYWOOD SHEATHING 16.00 0.0111 • 302mm (11 7/8") TJI ENGINEERED JOISTS @16" O.C. see framing assembly below • 3.5" “R14” ROCKWOOL COMFORTBATT INSUL. see framing assembly below MECH. FASTENED W/ METAL STRAPPING • STRAPPING OR SUSPENDED TRACK (5 1/8") • 16mm (5/8") DRYWALL 16.00 0.0061 • EXTERIOR AIR FILM • INTERIOR AIR FILM CONTINUOUS MATERIALS TOTAL FRAMING: 11 7/8" I-JOISTS @ 16" o.c. CAVITY: 2.46 RSI WITH “R14” ROCKWOOL BATT EFFECTIVE RSI OF FRAMING: 2.42 EFFECTIVE RSI OF ASSEMBLY

16.0

FRAMING CAVITY: R22 BATT = 3.87 RSI

0.11

CONTINUOUS MATERIALS TOTAL

Thickness (mm) RSI/mm

see framing cavity below see framing cavity below

• INTERIOR AIR FILM

(R32) RSI req’d: 4.67

Thickness (mm)RSI/mm

• INTERIOR AIR FILM

• CONCRETE UPSTAND TO SLAB LEVEL (WOOD POST), OR CONC. PIER SIZE TO P. ENG SPECS • 203mm x 914mm x 914mm (8" x 36" x 36") CONT. CONCRETE FOOTING OR AS PER P. ENG. SPEC • W/ 2 PIECES OF 15M REBAR HORIZ. CENT. IN FOOTING OR AS DIRECTED BY P. ENG. • ON COMPACTED BEARING SOIL TO P. ENG. SPECS

0.08

RSI eff.

19.0 100.0

SPACE FL2 FLOOR, GARAGE SLAB OVER HEATED RSI effective: 5.57

Material

0.0061

RSI req’d: 2.32

Thickness (mm)RSI/mm

EFFECTIVE RSI OF ASSEMBLY

• CONCRETE UPSTAND WALL R E INF . AS P E R P . E NG. • 203mm x 406mm (8" x 16") CONT. CONCRETE FOOTING • W/ 2 PIECES OF 15M REBAR HORIZ. CENT. IN FOOTING • ON COMPACTED BEARING SOIL TO P. ENG. SPECS

RSI effective: 7.24

12.5

RSI eff.

(R22)

• FINISHED FLOORING AS PER OWNER • 100mm (4") CONCRETE SLAB • RADIANT HEATING PIPING • 10 mil POLY SHEETING • 100mm (4") RIGID TYPE 4 XPS INSULATION • COMPACTED GRANULAR FILL • FIRM BEARING SOIL • INTERIOR AIR FILM CONTINUOUS MATERIALS TOTAL

• CONT. VAP . BAR R IE R P OLY

R1a FLAT ROOF, MEMBRANE, 11.875" TJI, Over Heated Space

Thickness (mm) RSI/mm

*REDUCTION OF 0.16 AS PER 9.36.2.4(4) • 12.5mm (1/2") DRYWALL • VAP. RESTRICTIVE SHEETING • 38mm x 140mm (2x6) WOOD STUDS @ 16" O.C. • “R22” BATT INSULATION • TAPED W.R.B. SHEETING (TYVEK OR SIM.) • 16mm (5/8") DRYWALL & LATEX PAINT

HOUSE

RSI req’d: *2.62

EFFECTIVE RSI OF ASSEMBLY

Material

(R16) RSI effective: 2.84

0.18

GARAGE

2.53 3.01

FOUNDATION - INTERIOR PIER FOOTING

2x6 WALL, HOUSE TO GARAGE

0.00 0.00 0.00 0.48

FOUNDATION - INTERIOR STRIP FOOTING

0.00 0.00 1.07 2.90

CONTINUOUS MATERIALS TOTAL

FL1

RSI eff.

• 2-PLY SBS ROOFING MEMBRANE SYSTEM 0.0 0.0000 • PROTECTIVE BOARDING • HIGH DENS. TAPERED INSULATION SYSTEM (2% SLOPE) 28(Avg.) 0.0382 • 76mm (1.5" + 1.5") POLY-ISO RIGID INSULATION BASE 76 0.0382 • FULY ADHERED AIR BARRIER / ROOFING UNDERLAY • 16mm (5/8") PLYWOOD SHEATHING 16 0.0111 • 241mm (9 1/2") I- JOISTS @16" O.C. see framing assembly below • 3.5" “R14” ROCKWOOL COMFORTBATT INSUL. see framing assembly below • 16mm (5/8") DRYWALL 16.0 0.0061 • EXTERIOR AIR FILM • INTERIOR AIR FILM CONTINUOUS MATERIALS TOTAL FRAMING: 9 1/2" TJI @ 16" o.c. CAVITY: 2.46 RSI WITH “R14” ROCKWOOL BATT EFFECTIVE RSI OF FRAMING: 2.41 EFFECTIVE RSI OF ASSEMBLY

Material

• FINISH TO OWNER’S SPECIFICATIONS • 12.5mm (1/2") DRYWALL BOARD • 38mm x 89mm (2x4) OR 38mm x 140mm (2x6) WOOD STUDS @ 16" O.C. • SHEAR BRACING AS PER P. ENG. • BATT INSULATION (ACOUSTIC DAMPENING) • 12.5mm (1/2") DRYWALL BOARD • FINISH TO OWNER’S SPECIFICATIONS

RSI req’d: 4.67

Thickness (mm) RSI/mm

W2a: 2x4 W2b: 2x6

Material

(R39) (R27)

RSI effective: 6.80 Material

RSI req’d:2.98

Material Thickness (mm) RSI/mm BELOW GRADE FINISHES: • FREE-DRAINING BACKFILL TO SCREENED PERF. PIPE • DIMPLED DRAINAGE MATT ABOVE GRADE FINISHES: • PARGING OVER CMU BLOCKS TYP. WALL THERMALS: • FINISHES AS ABOVE • WATERPROOFING MEMBRANE • 300mm (12") CONCRETE WALL, REINF. AS PER P. ENG. 300.0 0.0004 • 19mm (3/4") STRAPPING • 38mm x 89mm (2x4) WOOD STUDS @ 24" O.C. • 108mm CLOSED CELL SPRAY FOAM INSULATION • 12.5mm (1/2") DRYWALL 12.5 0.0061 • INTERIOR AIR FILM FOOTING: • 203mm x 406mm (8" x 20") CONT. CONCRETE FOOTING • W/ 2 PIECES OF 15M REBAR HORIZ. CENT. IN FOOTING • ON COMPACTED BEARING SOIL CONTINUOUS MATERIALS TOTAL FRAMING CAVITY: 4.25" SPRAY FOAM = 3.89 RSI IN 2X4 WALL, 3/4 STRAPPING EFFECTIVE RSI OF FRAMING CAVITY : 2.53 EFFECTIVE RSI OF ASSEMBLY

above grade

FLAT ROOF, MEMBRANE, 9.5" TJI, Over Heated Space

WALLS

F2 12" CMU WALL, BASEMENT

W2 INTERIOR BEARING WALL

W2b R3

W1a: 2x4 W1b: 2x6

Material

W1b

• 2-PLY SBS ROOFING MEMBRANE SYSTEM • PROTECTIVE BOARDING • SLOPED INSUL. (1/8" PER FT.) IN DRAIN TROUGH • ADHERED ROOFING UNDERLAY • 16mm (5/8") PLYWOOD SHEATHING • 302mm (11 7/8") I-JOISTS @16" O.C. • 2X4 STRAPPING (ON EDGE) @ 24" O.C. • 3/4" STRAPPING @ 24" O.C. (DIRECTION VARIES) • T&G D. FIR SOFFIT CLADDING WITH LINEAR SOFFIT VENTS

REMOVED

THERMAL CALCULATION

W1 INTERIOR DIVIDER WALL

FLAT ROOF, 11 7/8" I-Joists, Over Exterior

ASSEMBLY DETAIL

• 3-COAT POLYMER-MODIFIED STUCCO SYSTEM ON PAPER-BACKED GALV. LATH • 19mm x 89mm (1x4) VERTICAL STRAPPING @ STUDS • ADHERED, VAPOUR-OPEN HOUSE WRAP (W.R.B.) • 12.5mm (1/2") PLYWOOD SHEATHING • 38mm x 140mm (2x6) WOOD STUDS @ 16" O.C. • 12.5mm (1/2") PLYWOOD SHEATHING • ADHERED, VAPOUR-OPEN HOUSE WRAP (W.R.B.) • 38mm (1.5") ROCKWOOL COMFORTBOARD 80™ INSULATION • 19mm x 89mm (1x4) VERTICAL STRAPPING @ STUDS • 19mm x 89mm (1x4) HORIZONTAL STRAPPING @ 24" O.C. • 19mm x 89mm (1x4) D. FIR T&G, SQUARE EDGE, FINISH ALL SIDES - VERTICAL

FL4 FLOOR, 11 7/8" I-Joists, Heated, Over Interior Material

Material

drying

R1b

(R41) RSI req’d: 4.67

Thickness (mm) RSI/mm

Page 184 of 225

• 2-PLY SBS ROOFING MEMBRANE SYSTEM 0.00 0.0000 • PROTECTIVE BOARDING, ADHERED • HIGH DENS. TAPERED INSULATION SYSTEM (2% SLOPE) AVG RSI (ADHERED XPS OR POLYISO, STAGGERED JOINTS) • 76mm (1.5" + 1.5") POLY-ISO RIGID INSUL. BASE, ADHERED 76.00 0.0382 • FULY ADHERED AIR BARRIER / ROOFING UNDERLAY • 16mm (5/8") PLYWOOD SHEATHING 16.00 0.0111 • 302mm (11 7/8") TJI ENGINEERED JOISTS @16" O.C. see framing assembly below • 3.5" “R14” ROCKWOOL COMFORTBATT INSUL. see framing assembly below MECH. FASTENED W/ METAL STRAPPING • 16mm (5/8") DRYWALL 16.00 0.0061 • EXTERIOR AIR FILM • INTERIOR AIR FILM CONTINUOUS MATERIALS TOTAL FRAMING: 11 7/8" I-JOISTS @ 16" o.c. CAVITY: 2.46 RSI WITH “R14” ROCKWOOL BATT EFFECTIVE RSI OF FRAMING: 2.42 EFFECTIVE RSI OF ASSEMBLY

RSI eff. 0.00 0.00 1.50 2.90 0.18

0.10 0.03 0.11 4.82 2.42 7.24

FL4

• FINISHED FLOORING AS PER OWNER, 19mm (3/4") ALLOWANCE • 38mm (1.5") CONCRETE TOPPING SLAB • HYDRONIC RADIANT HEAT PIPING • 38mm X 38mm (2x2) WOOD SLEEPERS @ 24" O.C. • 6mil P OLY E THY LE NE (M.B.) • 19mm (3/4") PLYWOOD SUBFLOOR, SCREWED & GLUED • 302mm (11 7/8") E NGINE E R E D I-J OIS TS (S P ACING AS P E R P .E NG) • S OUND ATTE NUATION INS ULATION (R OCK WOOL S UGG.) • 16mm (5/8") DRYWALL • PAINTED FINISH AS PER OWNER

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE PROJECT:

Over Heated Space R1b FLAT ROOF, MEMBRANE, 11.875" TJI, RSI effective: 7.24

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

AS SHOWN

2025-08-20

Assemblies & Thermal Calculations DRAWN BY:

R. Poulin PAGE NO:

A 3.0

1 Floor Areas

15’-11 1/2" [4.864]

1 A5.0

R1a

(2X) 2X8 CURB

9.5"

2 A5.0

5x4

138.015

69.90 sq m

752.4 sq ft

Attached Garage

138.32

52.30 sq m

563.0 sq ft

Basement

135.22

124.60 sq m

1341.2 sq ft

Basement (dropped gym/mech)

134.88

104.90 sq m total 476.50 sq. m.

1129.1 sq ft 5129.0 sq ft

16’-9 3/8" [5.115] subfl. to bearing 2’-6" [0.762]

ROCK WOOL BATT W5

8’-0" [2.438]

14’-11 1/8" [4.551] subfl. to beam

15’-1" [4.597] subfl. to bearing

14’-5" [4.394] fin.

12’-0 3/4" [3.677] sill from subfl.

11’-3 1/2" [3.442] RO

ROCK WOOL RIGID

ENG. HEADER

covered entry 3" DOOR KNOCKOUT

ENG. BEAM

SLOPE FIN. SLAB/PAVERS TO EXTERIOR

CONSTRUCTION ASSEMBLIES LEGEND F2

bedroom 2

hallway

6 A5.0

bathroom

family room

(REFER TO A3.0 FOR FULL ASSEMBLIES AND CALCULATIONS

ROOFS

3" DOOR KNOCKOUT

2" X 8" INSUL./SLAB KNOCKOUT AT PERIMETER

A-A

Section

Scale: 1/4" = 1’-0"

INTERIOR STRIP FOOTING & UPSTAND

INTERIOR PIER FOOTING

R1a

FLAT ROOF, SBS MEMBRANE, 11 7/8" JOISTS, DROPPED CEILING RSI eff.: 7.24 (RSI req’d 4.67)

W1b

R1b

FLAT ROOF, SBS MEMBRANE, 11 7/8" JOISTS, DIRECT CEILING RSI eff.: 7.24 (RSI req’d 4.67)

W2a

FLAT ROOF, SBS MEMBRANE, 11 7/8" JOISTS, DROPPED SOFFIT OVER EXTERIOR

FLAT ROOF, SBS MEMBRANE, 9 1/2" JOISTS RSI eff.: 6.80 (RSI req’d 4.67)

WOOD-FRAMED STAIRS

primary bedroom

FL4

FIN. FLOOR, 11 7/8" I-JOISTS, HEATED, DIRECT APPLIED CEILING BELOW

W1a

INTERIOR DIVIDER WALL

W1a - 2X4 W1b - 2x6

INTERIOR BEARING WALL

W2a - 2X4 W2b - 2x6

W2b W3

2X6 FRAMED WALL, GARAGE TO HOUSE, AIR SEALED RSI eff.: 2.84 (RSI req’d 2.62)

2X6 FRAMED WALL, FLUTED ALUMINUM, VERTICAL RSI eff.: 3.94 (RSI req’d 2.97)

2X6 FRAMED WALL, POLYMER MOD’D 3-COAT STUCCO RSI eff.: 3.94 (RSI req’d 2.97)

2X6 FRAMED FIN WALL, STUCCO OUTSIDE, D. FIR T&G INSIDE

FL2

FL4

storage

7 5/16" [0.186]

F2 10’-0" [3.048]

10" [0.254]

STEEL BEAM

DROP CEILING OPTIONAL •REFER TO MECH. DRAWINGS FOR LAYOUT REQ’S

1’-1 1/2" [0.343]

gym

9’-2" [2.795]

8’-0" [2.438] fin.

W2a

5’-5 3/4" [1.672]

W1a

9’-0" [2.744]

9’-2" [2.794] fin.

garage

STEEL BEAM

FIN. FLOOR, 11 7/8" I-JOISTS, HEATED, DROPPED CEILING BELOW

G 1 3 a ra 8. ge 67 S 4 la m b da (TO tu P m )

12’-0" [3.658] subfl. to bearing

11’-4" [3.454] fin.

8’-11 3/4" [2.737] sill from subfl.

W1a

PARGED CMU

Lower Finished Floor 135.220 m datum Gym Finished Floor 134.878 m datum

9’-7 3/4" [2.941] slab to bearing

2’-7 1/2" [0.8] RO 8’-2 1/2" [2.502] RO STEP FOUNDATION DOWN WITH GRADE

FL3

1 1/4" [0.032] sill from subfl.

Average Grade 136.960 m datum

GARAGE SLAB ON STEEL DECKING RSI eff.: 5.57 (RSI req’d 4.67)

12" CONC. BLOCKWALL, 2X4 INNER FRAMED WALL, BASEMENT RSI eff.: 3.01 (RSI req’d 2.98)

ENG. TRANSOM BEAM •5" X 4" HSS

8" [0.203] Primary Suite Finished Floor 138.015 m datum

R1a

Main Finished Floor 138.725 m datum

FL2

Roof Height 144.312 m datum

FIN. FLOOR ON 4" INSULATED SLAB ON GRADE RSI eff.: 3.86 (RSI req’d 2.32)

REMOVED

FL1

FOOTING TO BELOW LOCAL FROST LINE

FL1

FLOORS

W1a

FOUNDATIONS

W1a

9’-0" [2.743] fin.

Average Grade 136.960 m datum

1’-1" [0.33] clear

ENG. BEAM

11’-6" [3.505] floor to floor

1 1/4" [0.032] sill from subfl.

2’-4" [0.711]

Primary Suite

SPRAY FOAM, MED. DENS.

foyer

FL3

ENG. HEADER SUSPENDED DRYWALL CEILING

Lower Finished Floor 135.220 m datum Gym Finished Floor 134.878 m datum

1343.3 sq ft

POLYISO/GPS/XPS RIGID

7 A5.0

Primary Suite Finished Floor 138.015 m datum

124.80 sq m

ENG. TRANSOM BEAM •5" X 4" HSS

living room

Main Finished Floor 138.725 m datum

138.725

INSULATION LEGEND

FRAME DOWN CEILING FOR BLIND VALANCE AT PERIMETER

8" [0.203] 24’-1 1/2" [7.352]

ENG. BEAMS •310 x 39 STEEL TYP.

5 1/8" [0.13]

2’-7 1/2" [0.8] RO

11 7/8"

Area (sq. ft.)

Main Floor Living Spaces

WALLS

Roof Height 144.312 m datum

4 3/4" [0.121]

310X39 BEAM •FLANGE FLUSH TO INTERIOR OF STUDS

CURVED GLASS SKYLIGHT •VELUX CURVETECH 120120 SHOWN

9" [0.229]

BLOCKING & REINF. FOR SUSPENDED FIREPLACE PER MANUF. INSTRUCTIONS

Area Datum Level Area (sq. m.) (Calculated to finished interior face of exterior wall)

7’-5 3/4" [2.28]

10’-10" [3.302]

mechanical

FL1

F2 COMPACTED GRANULAR FILL

FOOTING TO BELOW LOCAL FROST LINE

B-B

Section

Scale: 1/4" = 1’-0"

PROJECT:

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

AS SHOWN

2025-08-20

Sections: A-A, B-B DRAWN BY:

Page 185 of 225

R. Poulin PAGE NO:

A 4.0

Floor Areas

1 A5.1

9.5"

R1a

ENG. BEAM

143 W5

2X10 CURB AT THICK SLOPED INSULATION AREAS

2 A5.1

R1a

7 A5.1

142

Main Floor Living Spaces

138.725

124.80 sq m

1343.3 sq ft

Primary Suite

138.015

69.90 sq m

752.4 sq ft

Attached Garage

138.32

52.30 sq m

563.0 sq ft

Basement

135.22

124.60 sq m

1341.2 sq ft

2X8 CURB AT TYP. SLOPED INSULATION AREAS

Basement (dropped gym/mech)

134.88

104.90 sq m total 476.50 sq. m.

1129.1 sq ft 5129.0 sq ft

INSULATION LEGEND

SPRAY FOAM, MED. DENS. POLYISO/GPS/XPS RIGID

16’-9 3/8" [5.115] subfl. to bearing

W1a

FL1

135

ROOFS 9’-0" [2.744] fin.

6 3/4" [0.171]

SHOWER

Lower Finished Floor 135.220 m datum Gym Finished Floor 134.878 m datum

ENG. STEEL BEAM

1’-1 1/2" [0.343]

ENG. BEAM

6 3/4" [0.171]

bathroom

(REFER TO A3.0 FOR FULL ASSEMBLIES AND CALCULATIONS FL1

FIN. FLOOR ON 4" INSULATED SLAB ON GRADE RSI eff.: 3.86 (RSI req’d 2.32)

FL2

GARAGE SLAB ON STEEL DECKING RSI eff.: 5.57 (RSI req’d 4.67)

REMOVED

12" CONC. BLOCKWALL, 2X4 INNER FRAMED WALL, BASEMENT RSI eff.: 3.01 (RSI req’d 2.98)

INTERIOR STRIP FOOTING & UPSTAND

INTERIOR PIER FOOTING

R1a

FLAT ROOF, SBS MEMBRANE, 11 7/8" JOISTS, DROPPED CEILING RSI eff.: 7.24 (RSI req’d 4.67)

W1b

R1b

FLAT ROOF, SBS MEMBRANE, 11 7/8" JOISTS, DIRECT CEILING RSI eff.: 7.24 (RSI req’d 4.67)

W2a

FLAT ROOF, SBS MEMBRANE, 11 7/8" JOISTS, DROPPED SOFFIT OVER EXTERIOR

FLAT ROOF, SBS MEMBRANE, 9 1/2" JOISTS RSI eff.: 6.80 (RSI req’d 4.67)

FL3

FIN. FLOOR, 11 7/8" I-JOISTS, HEATED, DROPPED CEILING BELOW

FL4

FIN. FLOOR, 11 7/8" I-JOISTS, HEATED, DIRECT APPLIED CEILING BELOW

W1a

INTERIOR DIVIDER WALL

W1a - 2X4 W1b - 2x6

INTERIOR BEARING WALL

W2a - 2X4 W2b - 2x6

FL4

7’-10 1/2" [2.401] fin

office 136

11’-6" [3.505] fl. to fl.

9’-0" [2.743] fin.

Average Grade 136.960 m datum

her dressing rm.

W1a

W2a

9’-2" [2.795] floor to floor

137

his dressing rm.

FOUNDATIONS

ENG. BEAM

living room

CONSTRUCTION ASSEMBLIES LEGEND

12’-0" [3.658] subfl. to bearing

11’-4" [3.454] fin. FL3

kitchen

Primary Suite Finished Floor 138.015 m datum

138

15’-1" [4.597] subfl. to bearing

14’-5" [4.394] fin.

W2b

2’-6" [0.762]

Main Finished Floor 138.725 m datum

ROCK WOOL BATT W2b

2’-4" [0.711]

3’-1 1/4" [0.946] RO to subfl.

139

ROCK WOOL RIGID

4 A5.0

9’-0" [2.743] fin.

140

9’-8" [2.946] subfl. to bearing

4 3/4" [0.121] joists to RO

24’-1 1/2" [7.352]

6’-2" [1.88] RO

ENG. BEAM

141

Area (sq. ft.)

SCUPPER

Roof Height 144.312 m datum 144

GUTTER TROUGH

FLOORS

Area Datum Level Area (sq. m.) (Calculated to finished interior face of exterior wall)

gym

W2b

WALLS

145

9" [0.229] parapet

CURVED GLASS SKYLIGHT •VELUX CURVETECH 120120 SHOWN

2X6 FRAMED WALL, GARAGE TO HOUSE, AIR SEALED RSI eff.: 2.84 (RSI req’d 2.62)

2X6 FRAMED WALL, FLUTED ALUMINUM, VERTICAL RSI eff.: 3.94 (RSI req’d 2.97)

2X6 FRAMED WALL, POLYMER MOD’D 3-COAT STUCCO RSI eff.: 3.94 (RSI req’d 2.97)

2X6 FRAMED FIN WALL, STUCCO OUTSIDE, D. FIR T&G INSIDE

FL1

SLAB RECESS FOR FLUSH SHOWER? CONFIRM WITH INT. DES.

X-X

Section

Scale: 1/4" = 1’-0"

5 mudroom

Roof Height 144.312 m datum

garage

FL3

R1b

R1a

FL2

W310 X 39 STEEL CROSS-BEAMS •HEIGHT VARIES FOR SLAB SLOPE

DROPPED CEILING FOR MECHANICAL CHASE

STEEL BEAM OVER OPENING IN BLOCK WALL •BELOW CROSS BEAM •EMBED IN CONC.

DUCTS & PIPING T.B.D.

ENG. BEAM 5/8" DRYWALL THIS SIDE OVER AIR BARRIER SHEETING

laundry

W1a

mechanical

gym

SLOPE 1/8" PER FOOT

STEEL BEAMS

2’-4 1/4" [0.717] slab to subfloor

FL2

Lower Finished Floor 135.220 m datum Gym Finished Floor 134.878 m datum

11’-4" [3.454] fin.

9’-7 3/8" [2.931] fin. (min)

garage 24’-6" [7.469] slab length (+ overhang)

3 A5.1

11’-6 1/4" [3.511] fin.

P) O (T u m ab at Sl d e m ag 4 ar 67 G 38. 1

8’-0" [2.438]

FRAMED OR POURED CONC. STEPS W3

12" BLOCK WALL •CONCRETE-FILLED & REINF.

ensuite dressing room

Main Finished Floor 138.725 m datum FL4

FILL TO DRIVEWAY LEVEL

Primary Suite Finished Floor 138.015 m datum

12’-0 3/4" [3.676] slab to steel deck

Average Grade 136.960 m datum

gym

storage

9’-0" [2.743] fin.

9’-1 3/8" [2.778] slab to bearing

CLAD HSS UNDER STEEL BEAM

6 3/4" [0.171]

7’-10" [2.388]

edge of beam

7’-10" [2.388]

Scale: 1/4" = 1’-0"

FOUNDATION WALL STEPS DOWN WITH GRADE

10’-0" [3.048] fin.

W1a

Partial Section, Mech. Rm.

STEEL BEAMS

11’-11 3/4" [3.651] slab to steel deck

7’-10" [2.388]

11’-10 3/4" [3.626] slab to steel deck

11’-9 3/4" [3.602] slab to steel deck

edge of blocks

CONC. SLAB ON WATERPROOFED STEEL DECK (4" COVERAGE)

Z-Z

FL1

Lower Finished Floor 135.220 m datum Gym Finished Floor 134.878 m datum

Y-Y

Section

Scale: 1/4" = 1’-0"

PROJECT:

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

AS SHOWN

2025-08-20

Sections: X-X, Y-Y, Z-Z DRAWN BY:

Page 186 of 225

R. Poulin PAGE NO:

A 4.1

CAULK BETWEEN SHEATHING ABOVE WALL

EDGE NAILER

A.B. MEMBRANE

1/2" [0.013]

HORIZONTAL Z-GIRT OR HAT CHANNEL CASCADIA CLIPS OR SIMILAR CASCADIA CLIPS OR SIMILAR

AIR SEALANT AND BACKER ROD FLUTED SIDING

HORIZONTAL Z-GIRT OR HAT CHANNEL

WINDOW CLIP

PREFINISHED FLASHING TO MATCH SIDING VERTICAL FLUTED SIDING PANELS PRE-FINISHED HEAD FLASHING W/ END DAMS

LEPAGE ALUM. BRICKMOULD D-116

VAPOUR SHEETING OVERLAPS TO SPRAY FOAM

2 1/2" [0.063]

Window Jamb at Siding (plan view) Scale: 3" = 1’-0"

Scale: 3" = 1’-0"

ROUGH OPENING (TOP OF SLOPED SILL)

5/8" [0.016] reveal

2 1/2" [0.063]

LEPAGE DIRECT SET WINDOW •SHOWN AS 6 9/16" FRAME OPTION WITH ADDED ALUM. SILL

~14’-5" TO FIN. FLOOR

COUNTERTOP: •RELIEVE BACK EDGE TO CLEAR FASTENING CLIPS

36" abv. fin. floor

37.25" abv. subfloor

5/8" [0.016] reveal

PRE-FINISHED HEAD FLASHING

Window Head at Wall (section view)

ENSURE CLEAR DRAINAGE PATH

5" [0.127]

1 1/4" [0.032]

D. FIR T&G SOFFIT CLADDING

5 1/8" [0.13]

4 3/4" [0.121] joists to RO

1/2" [0.013]

2 7/8" [0.074]

3 1/2" [0.089]

15’-1" TO SUBFLOOR

1/2" [0.013]

ADHERED W.R.B. / A.B. MEMBRANE OVER BOXED-OUT STEEL

2 1/2" [0.063]

W.R.B. SEALANT AND BACKER ROD

5/8" [0.016] reveal

11 7/8" [0.302] framing

ENG. BEAM •310 X 39 STEEL •ALIGN INNER FLANGE WITH FRAMING

DRYWALL RETURN ON 1/2" FURRING

LEPAGE ALU.-CLAD SLIDING PATIO DOOR

(38.25" abv. subfloor)

PAINTED BLIND POCKET

OMIT BRICKMOULD AT HEAD

FRAMED OPENING LEPAGE DIRECT SET ALU.-CLAD WINDOW •1/2" SHIM GAP ALL SIDES

LEPAGE “HISTORIC” SILL EXTENSION

DOOR FRAME BEDDED IN AIR SEALANT

CABINET

Flush Window Head at Ceiling

SILL PAN BEDDED IN AIR SEALANT

Scale: 3" = 1’-0"

FRAMED OPENING 3’-1" FROM PLYWOOD SUBFLOOR

FLUTED SIDING MOUNTING OPTIONS:

5/8" [0.016] reveal

•HORIZONTAL GALV. HAT-TRACKS ON FIBREGLASS CLIPS Cascadia Clips or similar

PRE-FINISHED FLASHING/SILL PAN

•HORIZONTAL P.T. 3/4" STRAPPING ON 3/4" P.T. VERTICAL STRAPPING AT STUDS

1/2" [0.013]

BOTH OVER INSULATION

PRE-FINISHED ALUM. SHROUD •MATCH FINISH TO WINDOW CLADDING •ADHERE TO SUPPORT CLIP

2X4 JAMB EXTENSION ABOVE LOWER WINDOW

PATIO FINISH

Window Sill at Kitchen Cabinets Scale: 3" = 1’-0"

8" [0.203]

5" X 4" HSS

LINEAR DRAINAGE OR EDGING

W.R.B. TAPE TO OVERLAP FLASHING

3" DOOR KNOCKOUT FOR INSUL. & SUBSILL

PRE-FINISHED ALUM. HEAD FLASHING TIGHT TO WINDOW FRAME

6 LOWER WINDOW

Sliding Door Sill, Lower Floor

SEE FOUNDATION DETAIL

Scale: 3" = 1’-0"

SHEATHING/GRIDLINE

Windows - Transom Sill Band (section view)

FINISHED LOWER FLOOR

6° 3" [0.076]

TRANSOM WINDOW

ROUGH OPENING AT SLAB HEIGHT

W.R.B. / AIR BARRIER

COMPOSITE SETTING SHIMS ON ADHERED SILL MEMBRANE ON SLOPED SILL (BEVEL SIDING)

Scale: 3" = 1’-0"

ROUGH OPENING (TOP OF SLOPED SILL)

PRE-FINISHED ALUM. SHROUD •MATCH FINISH TO WINDOW CLADDING

1/2" XPS

ADHERED W.R.B. •OVER SHEATHING, JAMB EXTENSION & JAMBS

1" [0.025]

TYP. WALL SHEATHING/GRIDLINE

6 1/2" [0.165]

PRE-FINISHED ALUM. SHROUD •MATCH FINISH TO WINDOW CLADDING

3 1/2" [0.089]

5 1/2" [0.14]

PRE-FINISHED ALUM. SHROUD •MATCH FINISH TO WINDOWS CLADDING

plywood subfloor

ADHERED W.R.B. OVER 1.5" JAMB EXTENSION 3 1/2" [0.089]

finished floor

1" [0.025]

4 1/2" [0.114]

1/4" [0.006]

ALUMINUM SILL EXTENDED TO CORNER

FINISHED FLOORING TO WINDOW FRAME

FRAMED OPENING

HEATED FLOOR TOPPING SLAB

1/2" JAMB EXTENSION AT CORNER POST

2" BAND OF PERIMETER INSULATION 2X2 SCREED/NAILER FLUTED SIDING MOUNTING OPTIONS:

4" X 2" HSS

1" [0.025]

2 1/2" [0.064]

5/8" [0.016] reveal FINISHED FLOORING OR COUNTERTOP TO WINDOW FRAME 1" X 1" WOOD TRIM TO MATCH WINDOW

BEAM FLANGE ALIGNS WITH INSIDE OF STUDS

Windows - at Corner (plan view) Scale: 3" = 1’-0"

4" X 4" HSS

NOTE: SEE P. ENG. SPECS FOR TOP & BOTTOM BEARING PLATES ON ALL STEEL POSTS

11 7/8" FLOOR FRAMING

•HORIZONTAL P.T. 3/4" STRAPPING ON 3/4" P.T. VERTICAL STRAPPING AT STUDS BOTH OVER INSULATION 3/4" PLYWOOD JAMB LINER ADHERED TO STEEL

3/4" PLYWOOD JAMB LINER ADHERED TO STEEL

Windows - Flush at Floor (section view) Scale: 3" = 1’-0"

VAPOUR CONTROL SHEETING

4 1/2" [0.114]

Windows - Kitchen Mullion Post (plan view) Scale: 3" = 1’-0"

Windows - Living Room Post (plan view) Scale: 3" = 1’-0"

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE PROJECT:

1" [0.025]

WINDOW CLIPS

•HORIZONTAL GALV. HAT-TRACKS ON FIBREGLASS CLIPS Cascadia Clips or similar

3" X 3" HSS

2 1/2" [0.064]

3 1/2" [0.089]

CENTERLINE OF STEEL BEAM ABOVE

2 1/4" [0.057]

TYP. WALL SHEATHING/GRIDLINE

1/2" [0.013]

LEPAGE DIRECT SET WINDOW •SHOWN AS 6 9/16" FRAME OPTION WITH ADDED ALUM. SILL

5/8" [0.016] reveal

2 1/2" [0.063]

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

AS SHOWN

2025-08-20

Window Details DRAWN BY:

Page 187 of 225

R. Poulin PAGE NO:

A 5.0

SKYLIGHT INSTALLED AS PER MANUF. INSTRUCTIONS (VELUX CURVTECH SHOWN)

SBS COMPATIBLE DRAIN RECESSED TO PREVENT PONDING •INSTALLED WITH FLASHING SET INTEGRATED INTO BASE AND CAP SHEETS AS PER MANUF. INSTR.

CANTED P.T. WOOD CAP PRE-FINISHED CAP FLASHING ON SBS ROOFING (RUN OVER CURB AND EXTEND 2" DOWN) RIGID INSULATION CRICKET 2-PLY SBS ROOFING SYSTEM

POLYISO BASE LAYER (3") CONT. AIR BARRIER MEMBRANE •PRE-STRIP UNDER CURB

PRE-FINISHED FLASHING

1/2" P.T. STRAPPING @ 16" O.C. ADHERED W.R.B. 1/2" PLYWOOD SHEATHING

DRAINAGE CRICKET

VAP. CONTROL SHEETING

ADHERED W.R.B. MEMBRANE OVER DRIP EDGE

PRE-STRIP AIR BARRIER

STRAPPED-DOWN CEILING

11.875" I-JOISTS

1’-2" [0.355]

2-PLY SBS ROOFING MEMBRANE SYSTEM

POLYISO INSULATION BASE LAYER STAGGERED JOINTS

Scupper at Parapet Scale: 1 1/2" = 1’-0"

15’-1" TO SUBFLOOR 14'11 1/8" TO SUBFLOOR

~14’-5" TO FIN. FLOOR NOTE: HEIGHTS GIVEN FOR LIVING ROOM

ADHERED W.R.B. / A.B. AROUND BEAM CLADDING

SCREENED 10mm OPENING

2’-6" [0.76]

D. FIR SQUARE EDGE T&G DIRECTION VARIES

Typical Skylight Curb

CLOSED CELL SPRAY FOAM OR RIGID INSUL. AROUND BLOCKING

11.875" I-JOISTS

5 1/8" [0.13]

SLOPED INSULATION (2%)

ADHERED AIR BARRIER OVER PARAPET

1 7/8" [0.047]

1" EPS FOAM BUMP-OUT ADHERED TO STUCCO BASE COAT W/ ACRYLIC TOP-COAT OVER 1/2" VERT. P.T. STRAPPING OVER ADHERED W.R.B.

3 1/2" [0.089]

SCUPPER LAID IN MASTIC LAYER

W310X39

WEATHER SEALANT

1" [0.025]

SCUPPER MEMBRANE FLASHING

AIR-SEAL CAULKING AT DECKING JOINTS ABOVE PERIMETER INSULATION

PRE-FINISHED CAP FLASHING ON SBS ROOFING (RUN OVER CURB AND EXTEND 2" DOWN)

8" [0.203]

BLOCKING AT HOLE

Scale: 1 1/2" = 1’-0"

Typical Roof Eaves - Steel Framed Scale: 1 1/2" = 1’-0"

SBS COMPATIBLE DRAIN RECESSED TO PREVENT PONDING •INSTALLED WITH FLASHING SET INTEGRATED INTO BASE AND CAP SHEETS AS PER MANUF. INSTR.

CANTED P.T. WOOD CAP

AIR-SEAL CAULKING AT DECKING JOINTS ABOVE PERIMETER INSULATION

PRE-FINISHED CAP FLASHING ON SBS ROOFING (RUN OVER CURB AND EXTEND 2" DOWN)

GARAGE DOOR & GASKET 1 1/2" [0.038]

DRIVEWAY PAVEMENT

SPRAY-APPLIED WATERPROOFING MEMBRANE ON CORRUGATED METAL DECK

1" EPS FOAM BUMP-OUT ADHERED TO STUCCO BASE COAT W/ ACRYLIC TOP-COAT OVER 1/2" VERT. P.T. STRAPPING OVER ADHERED W.R.B.

8" [0.203]

METAL DECK EXTENDS PAST BLOCK FOUNDATION WALL

POLYISO INSULATION BASE LAYER STAGGERED JOINTS

1/8" /FT. SLOPE

1/2" P.T. STRAPPING @ 16" O.C.

FLUTED VERTICAL METAL SIDING: •ON HORIZONTAL RAILS & STANDOFF CLIPS OR •ON P.T. WOOD HORIZ. STRAPPING & VERT. STRAPPING AT STUDS

COMPATIBLE W.R.B. TAPE OVER TRANSITION

CLOSED CELL SPRAY FOAM FURRING ATTACKED TO STEEL BEAMS

12" REINF. BLOCK WALL INSECT SCREEN

ADHERED W.R.B. MEMBRANE OVER DRIP EDGE

~9’-0" TO FIN. FLOOR

5/8" DRYWALL

SCREENED 10mm OPENING

LOCATION OF SIDING TERMINATION VARIES

LEDGER & JOIST HANGERS

3 1/2" [0.089]

FLASHING OVER DIMPLED DRAINAGE WRAP FOUNDATION WATERPROOFING MEMBRANE

9’-8" TO SUBFLOOR

1" [0.025]

ADHERED W.R.B. (VAPOUR OPEN)

CLOSED CELL SPRAY FOAM CONNECTS W/ VAPOUR CONTROL SHEETING

11.875" I-JOISTS

2’-6" [0.762]

1/2" PLYWOOD SHEATHING 1’-2" [0.355]

SILL PLATE ANCHORED PER P. ENG. ON MASTIC MEMBRANE

11.875" I-JOISTS

ADHERED W.R.B.

5 1/8" [0.13]

4" [0.102]

VAPOUR CONTROL SHEETING

PRE-FINISHED FLASHING

WATERPROOFING MEMBRANE FLAT DRYWALL CEILING ON SUSPENDED METAL TRACK

CLOSED CELL SPARAY FOAM IN CAVITY & .75" GAP

Foundation Wall at Main Floor

NOTE: HEIGHTS GIVEN FOR KITCHEN

D. FIR SQUARE EDGE T&G DIRECTION VARIES

PARGING ON EXPOSED BLOCK WALL

Typical Roof Eaves - Wood Framed Scale: 1 1/2" = 1’-0"

Garage Slab at Foundation Scale: 1 1/2" = 1’-0"

Scale: 1 1/2" = 1’-0"

3/4" [0.019]

WATERPROOFING BELOW GRADE

DIMPLED DRAINAGE MAT

POLY VAPOUR BARRIER

NON-WOVEN GEOTEXTILE FILTER FABRIC

8" X 16" REINF. CONC. FOOTING OR AS PER P. ENG. SPEC

Foundation Wall at Footing Scale: 1 1/2" = 1’-0"

PROJECT:

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

AS SHOWN

2025-08-20

Foundation & Roof Details DRAWN BY:

Page 188 of 225

R. Poulin PAGE NO:

A 5.1

Window List

Date: 2025-06-19

Window ID

Location

Skylights

Foyer Foyer Closet Closet

3'9" 3'9" 2'9" 2'9"

14.06 14.06 7.56 7.56

1.31 1.31 0.70 0.70

300 Foyer 301 Living 302 Living 303 Living 304 Living 305 Living 306 Living 307 Dining 308 Dining

4'0" 5'0" 5'11 1/2" 7'5 3/4" 9'5" 5'0" 5'0" 6'7" 6'7"

5'9 1/2" 2'7 1/2" 2'7 1/2" 2'7 1/2" 2'7 1/2" 2'7 1/2" 2'7 1/2" 2'7 1/2" 2'7 1/2"

23.17 13.13 15.64 19.63 24.72 13.13 13.13 17.28 17.28

2.15 1.22 1.45 1.82 2.30 1.22 1.22 1.61 1.61

8'0" 4'0" 2'7" 3'3" 6'6" 3'1" 7'1" 5'11 1/2" 7'5 3/4" 9'5" 2'6" 2'6" 2'3 1/2" 2'3 1/2" 7'0" 7'0" 4'0" 4'0" 3'2 1/2" 3'2 1/2"

1'6" 1'6" 1'9" 6'2" 6'2" 6'2" 6'2" 11'3 1/2" 11'3 1/2" 11'3 1/2" 8'2 1/2" 2'7 1/2" 8'2 1/2" 2'7 1/2" 8'2 1/2" 2'7 1/2" 8'2 1/2" 2'7 1/2" 2'7 1/2" 2'7 1/2"

12.00 6.00 4.52 20.04 40.08 19.01 43.68 67.28 84.45 106.33 20.52 6.56 18.81 6.02 57.46 18.38 32.83 10.50 8.42 8.42

1.11 0.56 0.42 1.86 3.72 1.77 4.06 6.25 7.85 9.88 1.91 0.61 1.75 0.56 5.34 1.71 3.05 0.98 0.78 0.78

5'9" 3'0"

3'0" 3'11"

17.25 11.75

1.60 1.09

6'0" 6'0" 6'0"

6'8" 6'8" 6'8"

40.00 40.00 40.00

3.72 3.72 3.72

Total R.Opening Area: Total Wall Area: Glazing %:

87.39 sq. m. 401 sq. m. 22%

RO Width

RO Height

RO Area (sq ft)

RO Area (sq m)

Clerestory Roof Height 144.312 m datum

3 4

W-308

W-300

W-307

W-201

W-200

Main Floor W-200 Mud Room W-201 Powder Room W-202 Pantry - Transom W-203 Kitchen W-204 Kitchen W-205 Kitchen W-206 Kitchen W-207 Living Room W-208 Living Room W-209 Living Room W-210 Primary Bedroom W-211 Primary Bedroom - transom W-212 Primary Bedroom W-213 Primary Bedroom - transom W-214 Primary Bedroom W-215 Primary Bedroom - transom W-216 Primary Ensuite W-217 Primary Ensuite - transom W-218 WC W-219 Pr. Closet

Main Finished Floor 138.725 m datum 9

Primary Suite Finished Floor 138.015 m datum

Average Grade 136.960 m datum

South Elevation (Front)

WALL AREA: 66 SQ. M.

Scale: 1/4" = 1’-0"

Lower Floor Windows Lower Finished Floor 135.220 m datum Gym Finished Floor 134.878 m datum

3 Roof Height 144.312 m datum

W-100 Family Room W-101 Gym Sliding Doors D-100 Office D-101 Bedroom 2 D-102 Bedroom 1

2 3 4

2’-6" [0.762]

W-302

W-301

2 3 4

2’-6" [0.762]

W-213

W-202

W-211

2’-6" [0.762] W-207

W-204

EXTERIOR FINISHES 1

SKYLIGHTS •ON CURB 8" ABOVE ROOF SURFACE

ROOFING MEMBRANE •2-PLY SBS •2% SLOPED INSULATION PACKAGE •3" POLYISO BASE LAYER

PRE-FINISHED METAL CAP FLASHING

STUCCO FASCIA •3-COAT ON REINF., PAPER-BACKED LATH •POLYMER MODIFIED •ON RAINSCREEN STRAPPING

D. FIR, SQUARE EDGE 1X4 •SOFFITS & ENTRY CLADDING

LEPAGE ALUMINUM CLAD WINDOWS •6 9/16" FRAME

WINDOW TRIM BANDS •ON VERTICAL JOINERS & CORNERS •ON HORIZONTAL BANDS •PRE-FINISHED ALUMINUM •INTEGRATED WITH WINDOW CLADDING

INTEGRATED WINDOW TRIM •1 3/4" BRICKMOULD ON SIDES •HISTORIC SILL, EXTENDED TO CORNERS

VERTICAL FLUTED SIDING •NORTEM DSOAL

STUCCO CLADDING •3-COAT ON REINF., PAPER-BACKED LATH •POLYMER MODIFIED •ON RAINSCREEN STRAPPING

PARGED BLOCK WALLS

METAL & GLASS STAIR •RISE/RUN T.B.D. ON-SITE

METAL & GLASS GUARDS

METAL LANDING •METAL OR FIBREGLASS GRATE

PARGED EXPOSED CONCRETE RETAINING WALLS

N/A

POWDER-COATED STEEL POSTS •ON CONCRETE PLINTH

W-203 9

7 6 W-212

W-210

Main Finished Floor 138.725 m datum

13 14

Primary Suite Finished Floor 138.015 m datum 8

Average Grade 136.960 m datum

Lower Finished Floor 135.220 m datum Gym Finished Floor 134.878 m datum

W 9

West Elevation (Left) Scale: 1/4" = 1’-0"

WALL AREA: 118 SQ. M.

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE PROJECT:

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

AS SHOWN

2025-08-20

Elevations DRAWN BY:

Page 189 of 225

R. Poulin PAGE NO:

A 6.0

EXTERIOR FINISHES 1

SKYLIGHTS •ON CURB 8" ABOVE ROOF SURFACE

ROOFING MEMBRANE •2-PLY SBS •2% SLOPED INSULATION PACKAGE •3" POLYISO BASE LAYER

PRE-FINISHED METAL CAP FLASHING

STUCCO FASCIA •3-COAT ON REINF., PAPER-BACKED LATH •POLYMER MODIFIED •ON RAINSCREEN STRAPPING

D. FIR, SQUARE EDGE 1X4 •SOFFITS & ENTRY CLADDING

LEPAGE ALUMINUM CLAD WINDOWS •6 9/16" FRAME

WINDOW TRIM BANDS •ON VERTICAL JOINERS & CORNERS •ON HORIZONTAL BANDS •PRE-FINISHED ALUMINUM •INTEGRATED WITH WINDOW CLADDING

INTEGRATED WINDOW TRIM •1 3/4" BRICKMOULD ON SIDES •HISTORIC SILL, EXTENDED TO CORNERS

VERTICAL FLUTED SIDING •NORTEM DSOAL

STUCCO CLADDING •3-COAT ON REINF., PAPER-BACKED LATH •POLYMER MODIFIED •ON RAINSCREEN STRAPPING

PARGED BLOCK WALLS

METAL & GLASS STAIR •RISE/RUN T.B.D. ON-SITE

METAL & GLASS GUARDS

METAL LANDING •METAL OR FIBREGLASS GRATE

PARGED EXPOSED CONCRETE RETAINING WALLS

N/A

POWDER-COATED STEEL POSTS •ON CONCRETE PLINTH

Roof Height 144.312 m datum

7 1 2

W-304

2’-6" [0.762]

W-303

2 3

2’-6" [0.762]

W-215

W-217

W-209

W-208

W-206

W-205

24’-1 1/2" [7.352] building height

2’-6" [0.762]

W-216

W-214 13 Main Finished Floor 138.725 m datum 14 Primary Suite Finished Floor 138.015 m datum

15 W-101

D-102

D-101

D-100

Average Grade 136.960 m datum

12 11 Lower Finished Floor 135.220 m datum Gym Finished Floor 134.878 m datum

LEPAGE ALUMINUM CLAD SLIDING DOORS9 •6 9/16 FRAME 11 9

WALL AREA: 128 SQ. M.

North Elevation (Rear)

Scale: 1/4" = 1’-0"

1 2 Roof Height 144.312 m datum

2 6

3 4

W-306

W-305

2’-6" [0.762]

2 3

W-219

2’-6" [0.762]

W-218

2’-6" [0.762]

7 13

Main Finished Floor 138.725 m datum

Primary Suite Finished Floor 138.015 m datum

Average Grade 136.960 m datum

East Elevation (Right) Scale: 1/4" = 1’-0"

WALL AREA: 89 SQ. M.

Lower Finished Floor 135.220 m datum Gym Finished Floor 134.878 m datum

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE PROJECT:

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

AS SHOWN

2025-08-20

Elevations DRAWN BY:

Page 190 of 225

R. Poulin PAGE NO:

A 6.1

PENETRATIONS THROUGH AIR BARRIER / RAINSCREEN

NOTE: THESE DETAILS ARE GENERIC IN NATURE AND ARE MEANT TO OUTLINE BEST PRACTICES. VARIATIONS IN CLADDING & MECHANICAL / ELECTRICAL FIXTURES MAY OCCUR ON-SITE AND ANY QUESTIONS RESULTING FROM THIS SHOULD BE BROUGHT TO THE DESIGNER OR ENVELOPE CONSULTANT.

MATERIALS & METHODS*

STUCCO

DOUBLE STRAPPED VERT. SIDING

MATERIAL

P.T. PLYWOOD VERTICAL STRAPPING P.T. PLYWOOD HORIZ. STRAPPING

MANUFACTURER

Aluminum-Clad Windows

LePage

Paper-Backed Galvanized Stucco Lath

Tree Island Steel

Air Sealing & W.R.B. Tape

Siga

Fluid Applied Flashing & Membrane

Henry

PRODUCT LINK LePage Windows

ADHERED W.R.B.

PRE-FINISHED FLASHING TO MATCH SIDING

P.T. STRAPPING

TRIM BLOCK: •HARDIE TRIM 5/4 •PAINT TO MATCH SIDING •BLOCK OUT 1/4" PAST SIDING

VENT CAP: •AIR-TIGHT FIT •WEATHER SEAL TO SIDING TOP & SIDES •REMOVABLE FOR CLEANING

EXHAUST VENTS

ENVELOPE

VERTICAL COMPOSITE SIDING ON CLIPS

CONSULT VENT MANUFACTURERS’ INSTALLATION INSTRUCTIONS

Siga Wigluv

Air-Bloc LF

Self-Adhered Weather/Air Barrier Henry (Vapour Permeable)

ADHERED EPDM PIPE GASKET (ROFLEX SOLIDO OR SIMILAR) OR FLEXIBLE FLASHING TAPE

K-Lath

Blueskin VP 160

Curved Skylights

Velux Canada

Velux Curved Glass Skylight

Rock Wool Insulation (exterior walls)

Rockwool

Rockwool Comfortboard™ 80

PRE-FINISHED FLASHING TO MATCH SIDING

Cladding Attachment

CLOSED CELL SPRAY FOAM

INSULATION

CLOSED CELL SPRAY FOAM

NOTE: DOUBLE STRAPPING CAN BE REPLACED WITH HORIZONTAL HAT TRACK ON 2" THERMAL CLIPS (SEE DETAILS ON A5.0 & A5.1)

STUCCO FINISH & STRAPPING AS PER PLANS

ROCKWOOL INSULATION

ELECTRICAL FIXTURES

THIN BACK OF INSULATION OVER BACKER

FASTEN TO BLOCKING

3/4" P.T. PLYWOOD BACKER/SPACER AT 45 DEG. INSTALLED OVER ADHERED MEMBRANE

TRIM BLOCK: •HARDIE TRIM 5/4 •PAINT TO MATCH SIDING •BLOCK OUT 1/4" PAST SIDING

ROD & SEALANT

ELEVATION

WEATHERPROOF PLASTIC DEVICE BOX •EXTENSION & SEALED COVER AS REQ’D •WIRE THROUGH BACK •SEAL WIRE AT AIR BARRIER & PLYWOOD SPACER W/ MASTIC

SEALANT

SEALANT ROD & SEALANT

STUCCO FINISH IN J-TRACK PRE-FINISHED FLASHING TO MATCH SIDING

ADHERED W.R.B. / AIR BARRIER MEMBRANE CONT. AT SHEATHING

Rockwool

Rock Wool Insulation (sound attenuation)

Rockwool

Tapered Insulation

IKO

IKOTHERM

XPS Rigid Insulation (below grade walls and under slabs)

Soprema

Sopra-XPS

PolyIsoCyanurate Rigid Insul. (Roof Base Insulation)

Soprema

Sopra-ISO

Exterior Stains & Finishes

Sansin

Sansin Finishes

Siding Rainscreen Clips

Cascadia

Cascadia Clips

Fluted Siding

Nortem

DSOAL Fluted Alum. Panels

2-Ply SBS Modified Bitumen roofing membrane

Siplast

2-Ply SBS Modified Bitumen roofing membrane

Soprema

Rockwool Comfortbatt®

Rockwool Safe’N’Sound®

ROCKWOOL INSULATION

FINISHES

VERTICAL COMPOSITE SIDING ON CLIPS

Rock Wool Insulation (thermal for wall cavities)

Siplast Roofing Systems

ADHERED W.R.B. / AIR BARRIER MEMBRANE CONT. AT SHEATHING

NOTE: DOUBLE STRAPPING CAN BE REPLACED WITH HORIZONTAL HAT TRACK ON 2" THERMAL CLIPS (SEE DETAILS ON A5.0 & A5.1)

Soprema Roofing Systems

*This product list is provided by KB Design as a convenience to the Owner, General Contractor and Subcontractors, and as an explanation of the building systems used. It is not an exclusive endorsement of the listed products. Equivalent and alternative products can be used if they perform the same function, provide the same performance and can be warrantied by the Contractor. While in the PDF version of the drawings, blue underlined items link to product websites, installation videos, etc. For printed plans, use the QR codes provided. Links provided as per date of drawing issue. Changes to product URLs and product specifications, controlled by the manufacturers, are beyond the control of KB Design.

ADHERED W.R.B. ADHERED W.R.B.

ADHERED EPDM PIPE GASKET (ROFLEX SOLIDO OR SIMILAR) OR FLEXIBLE FLASHING TAPE

PVC FLANGE FIXED TO STRAPPING STUCCO BASE & TOP COATS OVER

HEAD FLASHING W/ END DAMS TO MATCH SIDING

PIPES

TRIM BLOCK: •HARDIE TRIM 5/4 •PAINT TO MATCH SIDING •BLOCK OUT 1/4" PAST SIDING

WEATHER SEALANT

PROJECT:

WEATHER SEALANT

REPRODUCTION NOTE: THESE DRAWINGS ARE MEANT TO BE PRINTED IN COLOUR FOR CLARITY. ONE LAMINATED SET & A DIGITAL REFERENCE SET TO BE KEPT ON-SITE

FLASHING TO MATCH SIDING

JINAPRIYA RESIDENCE - HOUSE 4508 RED MAPLE LANE, S. FRONTENAC, ONTARIO

SCALE: DATE:

Page 191 of 225

NOTE: DOUBLE STRAPPING CAN BE REPLACED WITH HORIZONTAL HAT TRACK ON 2" THERMAL CLIPS (SEE DETAILS ON A5.0 & A5.1)

AS SHOWN

2025-08-20

Air Barrier Penetration Details DRAWN BY:

R. Poulin PAGE NO:

A 7.0

EXISTING BUNKIE

S 15.00m

ED PROPOS GARAGE N LOCATIO

9.00m

LOCATION PLAN

m 00

. 15

C-102

CALCULATIONS AS PER ONTARIO BUILDING CODE PART 8 DAILY SEWAGE FLOW DETERMINATION PROPOSED HOUSE & EXISTING BUNKIE

3 BEDROOMS = 1,600 L/D
FIXTURES NUMBER 36.5 > 20 = 825 L/D
TOTAL FLOOR AREA 229m2 > 200 = 300 L/D

USE LARGER OF 2 NUMBERS FOR FIXTURES/FLOOR AREA

15 .0 0m

138.20

TOTAL (Q) = 2,425 L/DAY

SEPTIC TANK SIZING -RESIDENTIAL 2,425 L/DAY X 2 = 4,850 L/DAY

5.51m

ED PROPOS + BUNKIE SE OM HOU 3 BEDRO E UNITS = 36.5 FIXTUR EA LOOR AR TOTAL F 2 229m

MINIMUM SEPTIC TANK VOLUME = 4,850L LOADING

N LEVATIO E R O O L F 138.50m

DISPERSAL AREA A = 309m2 →

138.20m

→

NUMBER OF ELJEN MODULES

5.51m

ED PROPOS GARAGE N LOCATIO

→ → 27 (3 ROWS OF 9 ELJEN GSF MODULES )

15.00m

C-102

138.60m

No.

Description

Date

ISSUED FOR REVIEW

FEB 10, 2022

UPDATED FLOOR PLANS/SITE PLAN

MAY 23, 2025

AY D DRIVEW PROPOSE

15.00m

9.41m

BENCHMARK: No. ##.

DESCRIPTION XXX

ELEVATION XXX.XX

Client / Land Owner:

DELAN JINAPRIYA & ISABELLA IRRCHER

6.94

17.00m

3.00m

TIER 1

4.22m

TIER 2

4.67m

3.00m

140.50m

3.01m

TIER 3

3.01m

TIER 1

REVISIONS

7.77m 10.98m

3.00m

1.20m

1.81m

TIER 2

10.59m

5.00m

12.28m 19.50m

1.20m

1.81m

139.40m

6.00m

1.71m

3.01m

TIER 3

5.52m

5.23m

1.71m

3.01m

7.68m

11.98m

EWAY PROPOSED DRIV

5.51m 4.86m

4.50m

12.00m

Project:

4508 RED MAPLE LANE 5.52m

INVERARY

2 C-101

Drawing Title:

SEPTIC DESIGN

ELJEN BED DETAIL 1:75

ONTARIO

C-101 140.80m

SITE PLAN 1:150

Drawn by: Checked By: Scale: Date:

Project Number:

GW-21003-10

24"x36" AS NOTED

Drawing Number:

C-101

Page 192 of 225

MAY 23, 2025

SHEET 1 of 2

STA 0+000 PROPERTY LINE

000.00m

PROPOSED GRADES AS PER KEITH BAKER DESIGN INC. SITE PLAN DATED MAY 6, 2025

140.50

140.00

0.15m (min)

STA 0+24.17 END OF DISPERSAL BED (TYPE A SAND)

0.30m MINIMUM COVER OVER ELJEN GSF MODULES

7.68m

140.80

141.00

PROPOSED GRADES

139.40

0.33m 1.81m

139.00

TIER 1 3.00m 4.22m

138.00

0.60m

0.50m

1.20m 0.60m TIER 2

138.61

0.50m

1.81m

138.11

138.60

0.15m (min)

138.20

0.33m 0.60m

TIER 3

0.60m 12.28m

137.50

137.61

137.00

13.47m 19.50m

4.67m

LOCATION PLAN

CALCULATIONS AS PER ONTARIO BUILDING CODE PART 8 DAILY SEWAGE FLOW DETERMINATION PROPOSED HOUSE & EXISTING BUNKIE

3 BEDROOMS = 1,600 L/D
FIXTURES NUMBER 36.5 > 20 = 825 L/D
TOTAL FLOOR AREA 229m2 > 200 = 300 L/D

USE LARGER OF 2 NUMBERS FOR FIXTURES/FLOOR AREA TOTAL (Q) = 2,425 L/DAY

136.00

SEPTIC TANK SIZING -RESIDENTIAL 2,425 L/DAY X 2 = 4,850 L/DAY MINIMUM SEPTIC TANK VOLUME = 4,850L LOADING

3 C-102

DISPERSAL BED PROFILE NTS

NOTES: 1.

THIS SYSTEM IS NOT DESIGNED FOR USE WITH GARBORATORS.

THIS SYSTEM IS NOT DESIGNED TO RECEIVE BACKWASH FROM A DOMESTIC WATER TREATMENT DEVICE.

TOPSOIL LAYER MUST BE REMOVED FROM BED AND SLOPE EXTENSION AREAS PRIOR TO FILL REPLACEMENT. SCARIFY SUBSOIL PRIOR TO FILL PLACEMENT. THIS DESIGN COMPLIES WITH AND MUST BE INSTALLED IN ACCORDANCE WITH CURRENT ELJEN GSF SYSTEM DESIGN AND INSTALLATION MANUAL FOR ONTARIO AND BMEC AUTHORIZATION 20-03-395

ANTI-SILTATION FABRIC IS PROVIDED BY ELJEN CORPORATION. TO BE PLACED OVER THE TOP AND SIDES OF MODULE ROWS. ANTI-SILTATION FABRIC SUBSTITUTION IS NOT ALLOWED.

EFFLUENT FILTER AS PER OBC 8.6.2.1.(2)

EFFLUENT FILTER TO BE POLYLOK MODEL: PL-122 OR EQUIVALENT.

SPECIFIED SAND TO BE ASTM C33 SAND WITH A MAXIMUM 5% OF PARTICLES WITH A DIAMETER OF 75μ OR LESS, A MAXIMUM OF 10% OF PARTICLES WITH A DIAMETER OF 150μm OR LESS AND A MAXIMUM OF 20% OF PARTICLES WITH A DIAMETER OF 2.36mm OR GREATER.

TYPE A SAND TO BE 6<T<10 WITH A MAXIMUM 5% FINES WITH A DIAMETER OF 75μm OR LESS, PASSING THROUGH A 0.074mm (No.200) SIEVE. AS PER OBC 8.7.7.1.(4)(a).

SAMPLE & VENTING PORTS TO BE A 100mm SOLID PVC PIPE.
VENT PORT TO BE EQUIPPED WITH CARBON VENT FILTER.

5 C-102

SAMPLE PORT DETAIL NTS

FORCEMAINS IF NOT SELF DRAINING TO BE INSULATED OR HEAT TRACED TO PREVENT STANDING WATER FROM FREEZING IN AREAS WITH LESS THAN 1.5m OF COVER.
HOUSE PUMP CHAMBER 1 - SUBMERSIBLE EFFLUENT PUMP TO BE LIBERTY FL50 SERIES 21 HP, 115V, 2’ DISCHARGE OR EQUIVALENT WITH TDH 4.75m

DISPERSAL AREA A = 309m2 →

→

NUMBER OF ELJEN MODULES

→ → 27 (3 ROWS OF 9 ELJEN GSF MODULES )

HOUSE PUMP CHAMBER 1 - CONTROL PANEL FOR EFFLUENT PUMP TO BE SJE RHOMBUS EZ SERIES TIME DOSE CONTROL PANEL 120V, 15 AMP OR APPROVED EQUIVALENT.
HOUSE PUMP CHAMBER 1 - PUMP FLOATS TO BE SET TO DOSE A VOLUME OF 100L EVERY HOUR. DO NOT EXCEED MAXIMUM DOSE VOLUME OF 270L (10L PER ELJEN A-42 MODULE). ADJUST TIME DOSE CONTROL PANEL TO DOSE THE BED EVENLY OVER 24HOURS. IN ALL CASES SET FOR A MINIMUM 7 DOSES PER DAY, AS PER ELJEN DESIGN GUIDE.
BUNKIE PUMP CHAMBER 2 - HIGH HEAD SEWAGE PUMP TO BE LIBERTY LEH100-SERIES 1 HP, 230V, 2" DISCHARGE OR EQUIVALENT WITH TDH 13.35m.
BUNKIE PUMP CHAMBER 2 - CONTROL PANEL FOR EFFLUENT PUMP TO BE SJE RHOMBUS EZ SERIES DEMAND DOSE CONTROL PANEL 240V, 15 AMP OR APPROVED EQUIVALENT.
CONTRACTOR IS RESPONSIBLE FOR COMMISSIONING PUMP SYSTEM.
CONTROL PANELS TO BE EQUIPPED WITH AUDIBLE AND VISUAL ALARM AND TO BE INSTALLED ON 100mm X 100mm X 1.5m PRESSURE TREATED WOOD POST ADJACENT TO PUMP CHAMBER OR ON SIDE OF BUILDING FOR EASE OF MAINTENANCE. IF MOUNTED IN MECHANICAL ROOM, SEAL ALL DUCTS ENTERING BULDING WITH EYS FITTING TO PREVENT GAS TRANSFER.
CARBON VENT FILTER TO BE SEPTIC SOLUTIONS ACTIVATED CARBON VENT PIPE ODOR ELIMINATOR ITEM#SSVF OR EQUIVALENT.
DO NOT DRIVE BACKHOE WHEELS OVER GSF MODULES OR ANY PORTION OF THE SPECIFIED SAND AREA. LIGHT-WEIGHT TRACK RIGS MAY CROSS SYSTEM SPARINGLY WITH A MINIMUM OF 300mm COVER OVER THE DISTRIBUTION PIPE. SYSTEM AREA SHOULD ONLY BE CROSSED PERPENDICULARLY.
DISTRIBUTION BOX TO BE INSTALLED AND LEVELED ON A COMPACTED BASE.
DO NOT DRIVE OVER SYSTEM.
PUMP CHAMBERS TO HAVE A MINIMUM WORKING VOLUME OF 900L AND TO BE VENTED.
SEEDING AND STABILIZING THE SOIL COVER IS REQUIRED TO PROTECT THE SYSTEM FROM SOIL EROSION.
IT IS ALSO PERMISSIBLE TO BACK-BLADE THE SOIL TO SET FINAL MINIMUM COVER.

REVISIONS No.

Description

Date

ISSUED FOR REVIEW

FEB 10, 2022

UPDATED FLOOR PLANS/SITE PLAN

MAY 23, 2025

BENCHMARK: No. ##.

DESCRIPTION XXX

ELEVATION XXX.XX

ELJEN GSF PRODUCT SHALL BE SUPPLIED BY AN ONTARIO AUTHORIZED ELJEN GSF DISTRIBUTOR.
INSTALLATION SHALL BE PERFORMED BY AN AUTHORIZED ELJEN INSTALLER WITH A VALID BCIN.

Client / Land Owner:

INSTALLER SHALL NOTIFY THE END USER OF THE REQUIREMENTS PERTAINING TO SERVICING AND MAINTAINING THE ELJEN AND REFER THE END USER TO THE AUTHORIZED DISTRIBUTOR OR ONTARIO HOME OWNER’S MANUAL FOR DETAILS.
ANNUAL MAINTENANCE AGREEMENT TO BE ESTABLISHED BETWEEN HOMEOWNER & ELJEN DISTRIBUTOR.

4 C-102

PUMP CHAMBER DETAIL

PROPOSED GRADES AS PER KEITH BAKER DESIGN INC. SITE PLAN DATED MAY 6, 2025

NTS

DELAN JINAPRIYA & ISABELLA IRRCHER

Project:

4508 RED MAPLE LANE INVERARY

ONTARIO

Drawing Title:

DETAILS & NOTES Drawn by:

6 C-102

PIPE INSULATION DETAIL NTS

Checked By: Scale: Date:

Project Number:

GW-21003-10

24"x36"

1:150

Drawing Number:

C-102

Page 193 of 225

MAY 23, 2025

SHEET 2 of 2

September 26, 2025 File: MV/FRS/216/2025 Sent by E-mail Christine Woods Manager of Planning Township of South Frontenac P.O. Box 100 Sydenham, Ontario K0H 2T0

Dear Ms. Woods: Re:

Application PL-ZNA-2025-0092 (Jinapriya / Irrcher) Part Lot 13, Concession 2; 4508 Red Maple Lane Loughborough District, Township of South Frontenac Waterbody: Loughborough Lake (West Basin)

Cataraqui Conservation staff have reviewed the above-noted application and provide the following comments for the Committee of Adjustment’s consideration based on our role as commenting agency responsible for natural hazards on Planning Act applications, and as administrator of Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits. Proposal The proposal involves the construction of a new dwelling on the subject property. A variance was granted in 2022 which included the following relief: • Reduced setback from the highwater mark from 30 metres, as required by Section 5.8.2.a) and Section 10.3.1 of the South Frontenac Zoning By-law, to 23.7 metres in order to permit the construction of new dwelling. • Reduced setback from the top of bank from 15 metres, as required by Section 5.8.2.b) of the Zoning By-law to 6 metres. • Increased lot coverage for the principal building from 8.4% to 9.5%. Section 10.3.1 of the Zoning By-law allows for 5% lot coverage for a principal building. The applicants have changed their design and as a result are seeking relief for a further increase to the maximum lot coverage. Site Description The property is located on the north side of Red Maple Lane on the south shore of the west basin of Loughborough Lake. The topography of the site can be characterized as having a high steep bedrock slope at the shoreline that levels out into a table land area where the new dwelling is Cataraqui Conservation 1641 Perth Road, PO Box 160, Glenburnie ON, K0H 1S0 • info@crca.ca • 613-546-4228 • CataraquiConservation.ca

Page 194 of 225

Page 2 of 3 proposed to be constructed. Currently, the property contains a dwelling, a detached garage and a boathouse. The property is currently designated as ‘Rural’ in the Official Plan and ‘Limited Service Residential – Waterfront Zone’ (RLSW) in the Zoning By-law for South Frontenac Township. The west basin of Loughborough Lake is designated as a Highly Sensitive Lake Trout Lake in the Official Plan. Discussion Cataraqui Conservation’s scope of review for this proposal includes the avoidance of natural hazards (e.g. flooding and erosion) associated with the shoreline of Loughborough Lake. Natural Hazards / Ontario Regulation 41/24 Flooding: The maximum recorded water level for Loughborough Lake is 125.1 metres geodetic. For Loughborough Lake, the maximum recorded water level is used in lieu of an engineered flood plain. Cataraqui Conservation’s Environmental Planning Policy (EPP, 2021) requires all development and site alteration to be setback a minimum of 6 metres from the regulatory flood plain of a waterbody. Based upon elevation mapping data and site observations, the development proposal complies with this policy. Erosion: Section 5.8.2.b) of the Zoning by-law requires that no building or structure or septic tank installation shall be located within 15 metre horizontal of the top of bank of any embankment, the slope of which is greater than 30% from horizontal. Due to the bedrock shoreline, Cataraqui Conservation defines the extent of potential erosion hazards to be 6 metres from the stable top of bank. Staff note that the proposed development will be located outside of the erosion hazard limit. To ensure long-term erosion avoidance and slope stability, staff recommend the maintenance and enhancement of a healthy buffer of native vegetation between buildings/structures and the water, to help stabilize soils into the long-term. Runoff from buildings and structures and other hardened surfaces should also be directed away from the shoreline to a naturally vegetated location where infiltration can occur. Recommendation Cataraqui Conservation staff have no objections to the approval of application PLZNA 2025-0092 based on our consideration for natural hazard and regulatory policies. Staff recommend implementation of the above-noted best practice measures (in bold text). Ontario Regulation 41/24 Please note that portions of the subject lands are subject to Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits, which is administered by the Cataraqui Conservation. The purpose of the regulation is to ensure that proposed changes (e.g. development and site alteration) to a property are not affected by natural hazards, such as flooding and erosion, and that the changes do not put other properties at greater risk from these hazards. The proposed new dwelling and associated site alteration is subject to Cataraqui Conservation permit approval. Permit approval has been granted for the proposed development as minimum regulatory setbacks were demonstrated to have been met (CRCA Permit F-184/25-Lough Lk). Cataraqui Conservation 1641 Perth Road, PO Box 160, Glenburnie ON, K0H 1S0 • info@crca.ca • 613-546-4228 • CataraquiConservation.ca

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Page 3 of 3

If any changes to the building layout result from the minor variance, the applicant is required to contact this office for next steps to amend the permit. Please inform this office of any decision made by the Committee with regard to these applications. If you have any questions, please contact the undersigned at 613-546-4228 ext. 239, or by e-mail at estucke@crca.ca Sincerely, Emma Stucke, MCIP, RPP Resource Planner Cc: applicant, via email

Cataraqui Conservation 1641 Perth Road, PO Box 160, Glenburnie ON, K0H 1S0 • info@crca.ca • 613-546-4228 • CataraquiConservation.ca

Page 196 of 225

From: To: Subject: Date:

Planning Services – South Frontenac PLZNA20250092 4508 Red Maple Lane October 8, 2025 8:46:13 AM

Good morning This brief email is to record my objection to this application. I own 4496 Red Maple Lane. I am the neighbour of the neighbour of the applicant. The planned house is out of keeping with the character of the other houses on the Lane. It seems designed with letting on platforms such as AirBnb in mind. I note that the applicant also owns the neighbouring property on the other side, and appears not to be normally resident at 4508, further suggesting that letting is planned. The lots are mostly comparatively small, and this prompts concern both about well water and also overwhelming the septic system, with the possibility of septic run-off into the ground, if the new build is the subject of high occupancy. Thank you for your attention to this. Yours faithfully Dr Martin Feakins

Page 197 of 225

From: To: Subject: Date:

Planning Services – South Frontenac Application for Permission PL-ZNA-2025-0092 4508 Red Maple Lane Storrington District October 8, 2025 2:27:30 PM

To: Committee of Adjustment Township of South Frontenac From: Birgit O’Dette & Brian O’Dette Owners of adjacent property 4502 Red Maple Lane Dear Sir/Madam To my knowledge my neighbors to the east 4496 Red Maple Lane 30 metres from subject and to the west 30 metres 4520 Red Maple Lane were not informed of this application. We object to this project based on the following information provided in the notice of hearing.

coloured drawing of existing house with new house over is entirely within the 30 metre setback from the lake with the exception of a portion of the garage. Bylaw Section: 5.10.2 of the Zoning Bylaw states “no enlargement of gross floor area” Proposed new building 2835 sq ft existing building 1729.7 sq ft an increase of 64 percent square feet increase.

From your Staff Report page 2 Planning Analysis - Clause 1 “whether the proposal is desirable” The grade between our property (4502) and the proposed new build (4508) is raised 6ft by a retaining wall at the property line topped by a safety barrier or fence, another 4ft -6ft of height. This presents a wall 10ft -12ft between our properties’. The existing yards are level. Clause 2 -“will the proposal have an adverse impact on surrounding properties” We consider the 6ft raised grade beside our yard to be adverse.

as per Section 5.2.7(ii) (3) of the Official Plan 2003 This policy also says that “in no case shall an already encroaching structure be permitted to encroach further on the setback from the high water mark” From an environmental perspective the sewage flow from this lakefront property will be considerable. We all have drilled wells for our water supply. The existing house has only 2 bedrooms on the second floor. The house is only a single

Page 198 of 225

storey with finished attic. How many bathrooms will there be is not indicated. You should also consider that there is currently a bathroom in the boathouse. Where does that sewage go? The size of this project is not suitable for a ½ acre lot with well and septic. South Frontenac requires 2 acres for a country lot severance. The reason for this requirement was to accommodate a well and septic system without detriment to your neighbor.

Thank you for your consideration Birgit & Brian O’Dette 4502 Red Maple Lane

Sent from Outlook

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To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

October 9, 2025

Subject:

Application for Permission to Enlarge Legal Non-Conforming Use PL-ZNA-2025-0092, Jinapriya and Irrcher (The Boulevard Group), 4508 Red Maple Lane, Storrington District

Summary This report recommends that the Committee of Adjustment grant permission to enlarge a legal non-conforming house under section 45(2) of the Planning Act, subject to conditions. Background The Township Official Plan designates the subject property as Rural. Zoning By-law No. 2003-75, as amended, zones the property as Limited Service Residential – Waterfront (RLSW) in. The property is located on Red Maple Lane, which is off Davidson Road. It has waterfrontage on Loughborough Lake. The property is approximately 0.5 acres in size. There is a house, a boathouse/cabin, a detached garage, and a sewage system on the property. The buildings are from the 1950s and 1970s according to the Land Use Planning Assessment (The Boulevard Group, September 2025) submitted with the subject application. The land slopes from the lane down to the lake. The detached garage is near the lane. The driveway down to the house is on the west side of the garage. The house is located on a plateau near the top of the high, bedrock cliff along the shoreline. The sewage system is between the house and the garage. The boathouse is on filled land at the shoreline. The house is setback 20.5 metres from the highwater mark and 2.8 metres from the top of bank. The house is two storeys and has a walkout basement. It is 7.8 metres tall. It has a 161 square metre (1,730 square foot) footprint area. This is equivalent to 8.4% lot coverage. The total floor area of the two storeys and the basement is 441.9 square metres (4756.5 square feet). The detached garage is setback 51 metres from the highwater mark and 4.8 metres from the rear lot line. The main floor of the detached garage is 50.2 square metres (520 square feet), while the lower storage area is 25.5 square metres (274.4 square feet). The Committee of Adjustment approved minor variances for a new house through application PL-ZNA-2022-0025 on April 14, 2022. The variances permitted the proposed www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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Township of South Frontenac Staff Report PL-ZNA-2025-0092

house to be setback 23.7 metres from the highwater mark and 6 metres from the top of bank, and to have 9.5% lot coverage. The owners planned to reconstruct the detached garage with a slightly larger footprint. The owners did not go ahead with this proposal due to logistical challenges associated with the required sewage system. Section 5.10.2 of the Zoning By-law states that existing buildings with less than the minimum 30 metre setback from the highwater mark of a waterbody may be repaired, renovated or strengthened to a safe condition provided there is no enlargement of the gross floor area or increase in height. Section 5.11 has similar language for replacement buildings. These provisions prohibit the enlargement of the existing house on the subject property, without permission from the Committee of Adjustment. Proposal The applicants seek permission under section 45(2) of the Planning Act to enlarge the legal non-conforming house. The owners have applied to increase the footprint and the gross floor area of the house. The owners would demolish the existing house, detached garage, and sewage system. They propose to construct a new one storey house with a walkout basement and an attached garage. They would also install a new tertiary treatment sewage system. The new building would be 7.4 metres tall, measured from average grade. The new building would be setback 23.7 metres from the highwater mark of the lake and 6 metres from the top of bank. The new building would have a 263.4 square metre (2,835 square foot) footprint area. The new building would have a 476.5 square metre (5,129 square feet) total floor area including the attached garage and walkout basement. Related Applications The lands are not subject to any other applications under the Planning Act. Department and Agency Comments Cataraqui Conservation said that they have no objection to the application. They noted that the proposed house would be set back 6 metres from the top of bank, outside the erosion hazard limit. A permit was issued for the proposed house and site alteration under Ontario Regulation 41/24. Cataraqui Conservation recommends the maintenance and enhancement of a healthy buffer of native vegetation between the house and the lake to help stabilize soils and to ensure long-term erosion avoidance and slope stability. Public Comments The Township did not receive any public comments at the time staff prepared this report. Planning Analysis Through its powers under section 45(2) of the Planning Act, the Committee of Adjustment may grant permission to enlarge the house. The accepted criteria for considering such a request are: • whether the proposal is desirable for the appropriate development of the subject property, and www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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Township of South Frontenac Staff Report PL-ZNA-2025-0092

•

whether the proposal will result in undue adverse impacts on surrounding properties and the neighbourhood.

Section 5.2.7(ii)(3) of the Township Official Plan (2003) says that the Township must evaluate proposals for an addition to an existing house that is less than 30 metres from the highwater mark of a lake on the merits of the proposal and the following considerations: a) the ultimate total gross floor area, building footprint and lot coverage, b) the closeness of the existing dwelling to the high watermark, and c) the capacity of the lot to accommodate new development at a greater setback from the high watermark. This policy also says that “in no case shall an already encroaching structure be permitted to encroach further on the setback from the highwater mark.” Council adopted a new Official Plan (dated March 2025) in May 2025. While this document is not yet in effect, it is helpful to refer to section 3.11 which sets out criteria that the Township should use to assess a proposal to change or enlarge a non-conforming building. The submitted Land Use Planning Assessment (The Boulevard Group, September 2025) lists the Official Plan criteria and describes how the proposal meets them. The Site Plan Drawing also shows how the proposal meets the criteria (KB Design, revision 3, 2025-0915). The new building would have a 263.4 square metre (2,835 square foot) footprint area, which is larger than the 160.7 square metre (1,729.7 square foot) footprint area of the old house. The increased building footprint accounts for the area of the attached garage. However, the larger footprint helps a reduction in building height. This would help to support functionality and minimize visual impact of the building. The new building would have a 476.5 square metre (5,129 square feet) total floor area, which is smaller than the 517.5 square metre (5,570.3 square foot) combined total floor area of the old house and detached garage, according to the values provided in the application package. Staff agree with the agent’s assessment that the proposal meets the Township’s intent for redevelopment of waterfront properties. Specifically, • • •

• •

The new house would be set back 3.2 metres farther from the highwater mark and from the top of bank than the existing house, It would be difficult to shift the building farther from the lake without interfering with the area needed for the new sewage system, The building height of the new house is 0.4 metres less than the existing house, which helps to minimize the visual impact of the house as seen from the water, the adjacent properties, and the lane, The building design makes use of the existing flat limestone shelf instead of a deck to provide access to the waterside of the building and an amenity area, There will be no vegetation removal between the house and the shoreline because the footprint of the new house will extend to the rear and sides of the existing building footprint, www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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Township of South Frontenac Staff Report PL-ZNA-2025-0092

• • • •

There will be tree removal behind the house to accommodate the new sewage system, as noted on the Site Plan, The new sewage system will be set back more than 30 metres from the highwater mark, The new sewage system will include a tertiary level of treatment that will result in cleaner water discharging to groundwater and eventually to Loughborough Lake, and There are minimal windows on the west and east sides of the house, closest to the neighbouring houses, to keep privacy.

Staff note that there is a development agreement registered on the title of the property that requires the owners to maintain the natural soil and vegetation between the house and shoreline. The owners will move the driveway to the east side of the property where the land is less steep. A retaining wall near the property line will hold the fill needed to control the grade of the driveway. The retaining wall would be 2 metres high near the house. The owners intend to screen the retaining wall by keeping the existing tall evergreen trees along the property line. Staff recommend that a lot grading and drainage plan be required at the building permit stage to prove that the proposed change in site grading and drainage will not affect neighbouring properties. Conclusion It is the opinion of staff that it is appropriate for the Committee of Adjustment to grant permission to expand the legal non-conforming house on the property, as described in this report. Notice/Consultation The Township gave Notice of the Statutory Public Hearing per the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • •

by mail to every owner of land within 60 metres of the subject lands by posting notice signs on the subject lands by e-mail to prescribed persons and public bodies

The Township also provided notice on the Township’s website because the Canada Post strike began shortly after notices were mailed. The notice was also hand delivered to the landowner to the east, otherwise they would not necessarily see the notice signs because they do not live at their Red Maple Lane property. Recommendation Staff recommend that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2025-0092 for 4508 Red Maple Lane to permit the owner to replace the legal non-conforming dwelling with a larger dwelling with an attached garage. The new dwelling shall have a maximum 264 square metre footprint area and a maximum 476.5 square metre total floor area (including the basement and the garage). www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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Township of South Frontenac Staff Report PL-ZNA-2025-0092

Approval should be subject to the following conditions:

The property shall be developed to be generally consistent with the submitted Site Plan & Original Survey (KB Design, Page No. A1.1, dated 2025-09-15) and the Building Elevation and Floor Plans (KB Design, Page A1.0, revision date 2025-08-21 and Pages A2.0 to A7.0, dated 2025-08-20.
The owner shall provide a lot grading and drainage plan at the building permit stage, to the satisfaction of the Township’s Chief Building Official or their designate.
At the building permit stage and prior to construction of the house footings, the owner shall have the location of the building pinned and its setbacks from the interior side yards confirmed to be compliant with Zoning By-law No. 2003-75, as amended, and its setback from the top of bank confirmed to be compliant with the permission granted by the Committee of Adjustment, through the submission of a letter of verification by an Ontario Land Surveyor, to the satisfaction of the Township’s Chief Building Official or their designate.
At the building permit stage and prior to construction of the retaining wall footings, the owner shall have the location of the retaining wall confirmed to be entirely on the subject property through the submission of a letter of verification by an Ontario Land Surveyor, to the satisfaction of the Township’s Chief Building Official or their designate. Report Prepared By: Christine Woods RPP, MCIP, Manager of Planning

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

October 9, 2025

Subject:

Minor Variance Application PL-ZNA-2025-0094, Boyce, 4378 Milburn Road, Storrington District

Summary This report recommends that the Committee of Adjustment grant approval of the subject application for zoning relief for a detached garage/storage building, subject to conditions, as this application meets the four tests of a minor variance outlined in section 45(1) of the Planning Act. Background The subject property is designated Agricultural in the Township Official Plan. The property is zoned Agricultural (A) in Zoning By-law No. 2003-75, as amended. The subject property is approximately 3.5 acres in area, located along the south side of Milburn Road. There is a dwelling (209m2), and two accessory structures (shipping containers, 30m2 each) on the property. Most of the property is maintained as lawn, with a portion of the south and west parts utilized for agriculture. The property is topographically flat. There is an existing residential lot located directly to the west, with agricultural properties located north, south, and east of the property. The other surrounding land uses are agricultural, rural and residential. Proposal The applicant proposes to construct a new detached garage/storage building with a footprint of 297m2. The proposed garage would be located behind and west of the dwelling. The applicant advised that the new building would house monster truck vehicles and other equipment for personal use. They also stated that the existing accessory structures will be kept and relocated behind the proposed detached garage. Zoning Relief Requested Section 5.24.1 – To permit the total lot coverage of accessory buildings and structures (2.5%) on the property to exceed the lot coverage of the existing principal building (1.4%).

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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Township of South Frontenac Staff Report PL-ZNA-2025-0094

Related Applications The lands are not subject to any additional applications under the Planning Act. Department and Agency Comments Building Services and Public Services were not circulated this application, given the nature of the proposal and its location. Cataraqui Conservation were contacted and advised of no comments. Public Comments The Township did not receive any public comments at the time staff prepared this report. Planning Analysis The proposal needs to be assessed against the four tests of a minor variance outlined in Section 45(1) of the Planning Act. It is the opinion of Planning staff that the proposal meets the four tests as explained below. Does the variance maintain the general intent and purpose of the Official Plan? The variance would facilitate the construction of a detached garage/storage building on the existing non-farm related residential lot. The lands are designated Agricultural on Schedule A of the Official Plan. In the Agricultural area, non-farm related residences are permitted. Development on agricultural lands must be compatible with agricultural uses, enhance the township’s agricultural industry, and should fit within the rural character of the Township. The garage is proposed to be accessory to the existing non-farm related residential use. It would not detract from the area’s agricultural uses, not limit agricultural operations in the area, and it is not anticipated to have a negative impact on the neighbouring non-farm related residential lots. It would fit into the character of the agricultural area since some of the other properties also have large accessory buildings along Milburn Road. It is the opinion of Township staff that the proposed variance maintains the general intent and purpose of the Official Plan. Does the variance maintain the general intent and purpose of the Zoning By-law? An accessory structure to the single detached dwelling is a permitted use in the Agricultural zone. The proposed garage/storage building would comply with all requirements of the Zoning By-law, except it results in the lot coverage of all accessory structures exceeding that of the principal building (i.e., the existing dwelling). Section 5.24.1 indicates that the total lot coverage of accessory buildings and structures including detached private garages shall not exceed 5% of the lot area. Further, this section of the By-law states that in no case shall the lot coverage of all accessory buildings and structures on a lot exceed the lot coverage of the principal building. This provision is used to control the number of accessory structures on a property and reduce an overdeveloped appearance. The total lot coverage of the existing accessory structures and the proposed www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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garage/storage building, at 2.5%, would not exceed the 5% maximum. However, it would exceed the lot coverage of the existing dwelling (1.4%). The 1.1% difference in lot coverage is interpreted as minimal. Further, the location of the proposed garage/storage building is appropriate, being setback approximately 50 metres from the Milburn Road, and approximately 39 metres from the westerly lot line. As such, the proposal is not anticipated to greatly impact the surrounding area or alter the agricultural and residential uses around it. Section 6.3.1 states that the total lot coverage maximum for residential properties in the Agricultural Zone is 30%. Taking into account the existing principal building (1.4%), and the proposed garage/storage (2.5%), the total lot coverage is only 3.9% for the whole property which is well below the permitted maximum of 30%. It is the opinion of Township Planning Staff that the proposed variance maintains the general intent and purpose of the Zoning By-law. Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The requested variance is desirable for the appropriate development or use of the land. The building footprint and lot coverage of the existing dwelling and proposed garage/storage building would be comparable. The large setback distances to surrounding development and Milburn Road would result in the proposed structure having minimal visual impact. Finally, the proposed structure would not conflict with the agricultural function of the area and enable the owner to store all their vehicles and equipment adequately. Is the variance minor? The requested variance is minor as it maintains the general intent and purpose of the Official Plan and Zoning By-law. Further, the requested variance is desirable for the appropriate development of the land. There are no anticipated negative impacts as a result of the lot coverage of all accessory structures exceeding the lot coverage of the dwelling on the subject property. Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • •

by mail to every owner of land within 60 metres of the subject lands by posting notice signs on the subject lands by e-mail to prescribed persons and public bodies

The Township also provided notice on the Township’s website because the Canada Post strike began shortly after notices were mailed. Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PL-ZNA-2025-0094 for 4378 Milburn Road, such that the lot coverage of all accessory structures (2.5%) is permitted www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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to exceed the lot coverage of the existing principal building (1.4%) by 1.1%. The proposal must be generally consistent with the application sketch and plan submitted. Report Prepared By: Colin Herrewynen, RPP, MCIP, Planner Report Reviewed By: Christine Woods, RPP, MCIP, Manager of Planning

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To:

Committee of Adjustment

From:

Kate Kaestner, Planning Clerk

Report Date:

October 9, 2025

Subject:

Decisions on Delegated Consents, September to October 2025

Summary This report summarizes the Consent applications that have been approved by Brad Wright, Director of Development Services, between September 12, 2025, and October 9, 2025.

Background The authority to grant undisputed consents is delegated to the Director of Development Services under By-law 2020-27. This report lists the applications for which the Director has granted provisional approval.

Discussion a) PL-BDJ-2025-0077 – Bedford District Approved on September 23, 2025 The application is for the creation of one rural residential lot from unaddressed lands with frontage on Hanna Road and Westport Road. The severed parcel will be 2 acres in area with 76 metres frontage on Hanna Road. The retained parcel will be 26.5 hectares in area with approximately 507 metres frontage on Hanna Road and 363 metres frontage on Westport Road. b) PL-BDJ-2025-0078 & PL-BDJ-2025-0079 – Bedford District Approved on September 23, 2025 The applications are for the creation of two rural residential lots from unaddressed lands fronting on both Hanna Road and Wolfe Lake Road. Each of the severed parcels would be approximately 3 hectares in area and would have approximately 153 metres of frontage on Hanna Road. The retained parcel would be 26 hectares in area with approximately 105 metres of frontage on Hanna Road and 734 metres of frontage on Wolf Lake Road. c) PL-BDJ-2025-0086 & PL-BDJ-2025-0087 – Portland District Approved on September 24, 2025 The applications are for the creation of two waterfront residential lots, from lands municipally addressed as 1125, 1127 and 1137 Willy’s Lane. Lot A will be 2.0 hectares with 91 metres water frontage. It will contain 2 existing cottages, 3 sleeping cabins and several accessory structures. Lot B will be 0.4 hectares in area with 30 metres water frontage. It will contain an existing cottage and sleeping cabin. The retained lands will be approximately 69 hectares and contain 3 existing cottages, a sleeping cabin and several small accessory structures.

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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Appendix A – Application maps Report Prepared By: Kate Kaestner, Planning Clerk Report Approved By: Christine Woods, Manager of Planning

www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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APPENDIX A. Application Maps

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