Committee Of Adjustment - 10 Mar 2022 - Agenda

Published March 10, 2022

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Reading Time 227 min read

Body: Committee of Adjustment Type: Agenda Meeting: Committee Date: March 10, 2022 Collection: Council Agendas Municipality: South Frontenac

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Document Text

Committee of Adjustment Meeting Agenda TIME: 7:00 PM, DATE: Thursday, March 10, 2022 PLACE: Council Chambers/Virtual via Zoom. 1.

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

Approval of Minutes – February 10, 2022

Resolution

Consent Applications from Previous Meetings:

S-77-21-S (Moreland) Property Address: 3195 Sunbury Road (Roll No. # 102906004001400), Storrington District Purpose and Effect of the Application Consent for the creation of one new residential lot. The severed parcel consists of approximately 1.95 acres (0.78 hectares) with a 123 metres (405 feet) of frontage on Battersea Road. The retained lands will be approximately 70 acres (28 hectares) with approximately 556 metres (1824 feet) of frontage on Battersea Road and Sunbury Road.

4 - 70

71 - 95

Page 1 of 229

Minor Variance Applications from Previous Meetings:

MV-06-21-P (Marlow & Brown) (Costa) Location: Lot 6, Concession 13, Part 2 on Plan 13R754 and Part 8 on Plan 13R7853, District of Portland, Township of South Frontenac, municipally known as 1124 High Falls Lane, Howes Lake. Purpose of Application: To vary section 10.3.1 and 5.8.2a) of the Zoning By-law to permit the construction of an addition to the north of an existing dwelling with the addition being located 27 metres (88.6 feet) from the front yard and the high water mark of Howes Lake. The applicant is also seeking additional relief from section 10.3.1 with respect to lot coverage for an increase of 1.7 % from the existing lot coverage.

96 115

PL-2022-0006 (Splinter) Property Location: Vacant land accessed by a right of way from Bedford Road, Loughborough District Roll Number: 1029-040-020-20305 To vary section 5.8.2a) and 10.3.2 of Zoning By-law No. 2003-75 to permit an accessory structure to be located 15 metres from the wetland whereas the Zoning By-law requires a 30 metres setback from any waterbody and also to permit an accessory structure (detached garage) to have a maximum building height of 6.4 metres, whereas the Zoning By-law permits a maximum of 6 metres.

116 144

New Minor Variance Applications:

PL-ZNA-2022-0009 (Signature Homes Limited) Location: 0 Applewood Lane, Storrington District Legal Description: Frontenac Vacant Land Condominium Plan 76, Unit 1 Purpose and Effect of the Proposed Variance: To vary section 9.3.1 of Zoning By-law No. 2003-75 to permit a single detached dwelling to have a minimum 10.5 metre exterior side yard, whereas a minimum 20 metres is required. The RLS-6 zone on the property specifies that the front lot line abuts the private lane (i.e. Applewood Lane or Balsam Lane). The property also abuts a road allowance, which is partially open (Keir Road) and an exterior lot line. The property is not wide enough to accommodate a minimum 20 metre exterior side yard because the lot was created before the road allowance was opened and Keir Road was extended, and at a time when a 3 metre interior side yard was required for a dwelling.

145 159

PL-ZNA-2022-0010 (Redlich & Page) Property Address: 9205Perth Road, Bedford District Purpose & Effect of the Application: To request permission to expand a legal non-conforming structure by adding a 14 feet by 14 feet addition (sunroom) to the east side of the dwelling.

160 188

PL-ZNA-2022-0011 (MacKay) (Gurr) Property Address: 4677 Carrying Place Road, Storrington District Purpose and Effect of the Proposed Variance: To request permission to re-build a legal non-conforming dwelling. The (new) proposed dwelling will have a footprint of 2925 square feet, be located 16 metres from the highwater mark of Dog Lake. It will be 30 feet high with a walkout basement.

189 214

PL-ZNA-2022-0018 (Shooner) Property Address: 3880 Greenfield Road, Storrington District Purpose and Effect of the Proposed Variance:

215 229

Page 2 of 229

To vary section 5.24.2 of Zoning By-law No. 2003-75 to permit an accessory detached garage in the front yard of the house. The 12 metre by 21 metre garage would be setback 250 metres from Greenfield Road. Also, to vary section 8.3.2 to permit the garage to be 7 metres in height, whereas a maximum 6 metres in height is allowed in the RW zone. 9.

Other Business

Delegated Consent Approvals - Report

Adjournment

Resolution

Page 3 of 229

Committee of Adjustment Meeting Thursday, March 10, 2022 7:00 p.m. Virtual Meeting from Council Chambers 4432 George Street, Sydenham, ON Page 4 of 229

Welcome to the Virtual Meeting for the Committee of Adjustment This is a hearing of the Committee of Adjustment for the Township of South Frontenac. All members of the public are muted on our end and your cameras will not be turned on. Committee Members

Township Staff

• Randy Ruttan (Chair of the Committee)

• Claire Dodds (Director)

• Alan Revill

• Christine Woods (Senior Planner)

• Norm Roberts

• Anna Geladi (Planner)

• Mike Nolan

• Michelle Hannah (Planning Assistant & Secretary Treasurer)

• Doug Morey • Mike Howe • Tom Bruce Page 5 of 229

• Ken Gee

Format for Each Hearing 1. 2. 3. 4.

The Chair will introduce the file The Planner will provide an overview of the application Questions of clarification for the Planner or Applicant Questions or comments from the Applicant / Agent / Members of the Public 5. Committee deliberation and vote 6. The Chair will state whether the vote was carried

Page 6 of 229

Appeal Rights

Page 7 of 229

• Township staff will be in contact with the applicant following the meeting. Where a decision has been made, it will be forwarded to the applicant and anyone who has requested to be notified within 15 days. • If a person or public body does not make oral submissions at the hearing or make written submissions to the Township before a decision is made, the person or public body is not entitled to appeal the decision. • Anyone 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 • The Chair of the meeting will open the floor to public comments • Click “Raise Hand” button to request to speak or dial *9 (star nine) when participating by telephone • The Chair will recognize a member of the public, and the Meeting Host will unmute the member of the public • Once the member of the public is done speaking or the Committee has no further questions, the Meeting Host will mute their microphone

Page 8 of 229

In Case of Technical Difficulties • If a Committee member disconnects from the meeting, the meeting will proceed if quorum is met and the Committee member will attempt to reconnect. • Should all members of the Committee disconnect, members will be asked to reconnect. • If the meeting cannot be restored 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 letting you know. Page 9 of 229

Agenda • Call to Order • Adoption of Agenda • Declaration of Pecuniary Interests • Approval of Minutes of Previous Meeting • Minor Variance / Permission Applications • Consent Granting Authority Report • Other Business • Adjournment Page 10 of 229

Consent Application S-77-21-S Applicant: Albert Moreland Address: 3195 Sunbury Road Recommendation: Denial

Page 11 of 229

Proposal  To create a new residential lot Severed Parcel 1.95 acres in area 123 metres of frontage on Battersea Road Retained Parcel 46 acres in area 174 metres on Sunbury Road 382 metres on Battersea Road

Page 12 of 229

Page 13 of 229

Proposed Location of Severance

Department, Agency and Public Comments • Building Department (Sewage System Review) – No Objection • Public Services – Require a lot grading and drainage plan as a condition of approval, road widening must be 24 metres, the existing field entrance needs to be decommissioned • Public Comments – Comments were received at the Public Meeting in December. No new comments were received.

Page 14 of 229

Planning Analysis  Located in a settlement area  The property is eligible for a severance  Compatible with surrounding existing residential uses  Minimum lot area must be 2 acres  Less than 2 acres  Staff are concerned that the road widening that would be required as a condition of any approval would further reduce the area of the severed parcel  Frontenac Maps shows that the lot area may be closer to 1.5 acres  The subject property is sufficiently large to accommodate a severed parcel that meets or exceeds the minimum 0.8 hectare (2 acre) lot area requirement. Page 15 of 229

Recommendation: Denial It is recommended that Application S-77-21-S for the consent to create a new residential lot be denied.

Page 16 of 229

1. Questions of Clarification for Staff or Applicant 2. Public Questions or Comments 3. Committee Deliberation & Vote Page 17 of 229

Upon the Chair asking if any member of the Committee is opposed to the Resolution, please advise if you are opposed. The Chair will call if the vote is carried or is lost.

If you would like to speak: • Use “Raise Hand” feature at the bottom of your screen. Dial*9 (star nine) for phone. • Please wait to speak until you hear your name and your microphone has been unmuted.

Minor Variance Application MV-06-21-P Applicant: Doug Marlow and Linda Brown Agent: Mason Costa • Property: 1124 High Falls Lane, District of Portland, Howes Lake Recommendation: Approval Page 18 of 229

• Pending public comment • Subject to conditions

Property Description • Rural designation • RLSW Zone • Rises Steeply from the lake towards the lane

Page 19 of 229

Proposal • to permit an addition within the required 30 metre setback from the highwater mark • 21.3 square metres in are • 27 metres (88 feet) from the highwater mark

• an increase of 0.75% in lot coverage for the principal building

Page 20 of 229

Page 21 of 229

Department, Agency and Public Comments • Building Services – No objection - if the applicants have bought the parcel where the force main runs under. The applicants or their agent will need to co-ordinate with Building Service to get their sewage system permit as the sewage permit has not yet been issued. • Quinte Conservation – No objection • Public Comments – none received

Page 22 of 229

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 23 of 229

Recommendation • It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application MV-06-21-P, subject to conditions. • Conditions: • The Minor Variance is approved in accordance with plans submitted • Development Agreement • Building permit is required for ALL construction on the property • MV-06-21-P is only applicable to Zoning By-Law No. 2003-75 and not to any subsequent zoning by-laws Page 24 of 229

1. Questions of Clarification for Staff or Applicant 2. Public Questions or Comments 3. Committee Deliberation & Vote Page 25 of 229

Upon the Chair asking if any member of the Committee is opposed to the Resolution, please advise if you are opposed. The Chair will call if the vote is carried or is lost.

Minor Variance Application PL-ZNA-2022-006 Applicant: Aaron and Karen Splinter Agent: Meredith Potter Property: 1029-040-020-20305 Recommendation: Approval Page 26 of 229

• Pending public comment • Subject to conditions

Property Description • Rural designation • RLSW Zone • 0.8 acres • Vacant • Cronk Lake

Page 27 of 229

Proposal • Construct a single detached dwelling, a garage and sewage system • Garage • Height: 6.5 metres • Size: 25 feet x 45 feet

• Setbacks: Page 28 of 229

• 15 metres from wetland • 30 metres from Cronk Lake

Page 29 of 229

Page 30 of 229

View from the Lake

View from the Driveway

Department, Agency and Public Comments • Cataraqui Conservation – No objections. Recommend a natural buffer be established between proposed development and the lake. • Township Planning Staff – There has been significant site alteration on the property and the 30 metre buffer has been destroyed with fill. Recommend that the culvert under the driveway be sized to accommodate the anticipated flow from the upstream drainage area (e.g. wetland) to ensure that water will not back up and flood Bedford Road, the right-of-way and the driveway. • Public Comments – none received Page 31 of 229

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 32 of 229

Recommendation • It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PL-ZNA-2022-006, subject to conditions. • Conditions: • The Minor Variance is approved in accordance with plans submitted • Development Agreement (including culvert conditions) • Building permit is required for ALL construction on the property • PL-ZNA-2022-006 is only applicable to Zoning By-Law No. 2003-75 and not to any subsequent zoning by-laws Page 33 of 229

1. Questions of Clarification for Staff or Applicant 2. Public Questions or Comments 3. Committee Deliberation & Vote Page 34 of 229

Upon the Chair asking if any member of the Committee is opposed to the Resolution, please advise if you are opposed. The Chair will call if the vote is carried or is lost.

Minor Variance Application PL-ZNA-2022-0009 Applicant: Signature Homes Ltd. Property: 993 Applewood Lane Recommendation: Approval • Pending any comments received • Subject to conditions Page 35 of 229

Property Description • Applewood Plan of Condominium Unit 1 • RLS-6 Zone • 0.8 ha (2 acres) • Frontage • Applewood Lane • Balsam Lane • Keir Road

Page 36 of 229

Proposal • 3,000 square foot single detached dwelling • Sewage system • 10.5 metre exterior side yard

Page 37 of 229

Page 38 of 229

Unit 1 viewed from Applewood Lane. Note Keir Road on the left and Unit 2 on the right.

Department, Agency and Public Comments • Public Services – No objection • Public Comments – No comments received

Page 39 of 229

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 40 of 229

Recommendation • It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PLZNA-2022-0009, subject to the following conditions • The Minor Variance is to permit a single detached dwelling to establish a minimum 10.5 metre exterior side yard • Building permit is required for ALL construction on the property • Only applicable to Zoning By-Law No. 2003-75 and not to any subsequent zoning by-laws

Page 41 of 229

1. Questions of Clarification for Staff or Applicant 2. Public Questions or Comments 3. Committee Deliberation & Vote Page 42 of 229

Upon the Chair asking if any member of the Committee is opposed to the Resolution, please advise if you are opposed. The Chair will call if the vote is carried or is lost.

Permission Application PL-ZNA-2022-0010 Applicant: Mark Redlich and Zoe Page Property: 9205 Perth Road, District of Bedford Recommendation: Approval • Pending any comments received • Subject to conditions Page 43 of 229

Property Description • OP Designation: Rural • RW Zone • 0.2 ha (0.5 acres) • Frontage • Perth Road • Devil Lake • Developed with Dwelling & Deck, Workshop, 2 sheds Page 44 of 229

Proposal • addition (sunroom) on the west side of the dwelling • replace the 6.5 square metre portion of the deck • total footprint of 18 square metres • on the second storey of the dwelling • located 30.5 metres from the highwater mark of Devil Lake • 0.5% increase in lot coverage Page 45 of 229

Page 46 of 229

Page 47 of 229

Department, Agency and Public Comments • Building Services – No objection - the proposal will not reduce the performance level of the existing sewage system. • Cataraqui Conservation – No objection • Public Comments – No comments received

Page 48 of 229

Planning Analysis

Page 49 of 229

• The dwelling is a legal non-confirming building • Proposed addition is consistent with the existing and permitted residential use of the property • Increase area is considered minimal • Addition will not aggravate the situation, is not anticipated to have any negative impacts on vegetation than what currently exists and will not result in land use incompatibility • not anticipated to have any adverse impacts on the neighbouring properties • The proposed addition is not anticipated to increase the nutrient loading associated with the septic system.

Recommendation • It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PLZNA-2022-0010, subject to the following conditions • Permission is granted to enlarge the legal non-conforming dwelling on the subject property by 18 square metres (197 square feet) as per the drawings, floor plans and application submitted • Building permit is required for ALL construction on the property

Page 50 of 229

1. Questions of Clarification for Staff or Applicant 2. Public Questions or Comments 3. Committee Deliberation & Vote Page 51 of 229

Upon the Chair asking if any member of the Committee is opposed to the Resolution, please advise if you are opposed. The Chair will call if the vote is carried or is lost.

Minor Variance Application PL-ZNA-2022-0010 Applicant: Derek Mackay Agent: Gurr Building Services Inc. Property: 4677 Carrying Place Road Recommendation: Approval Page 52 of 229

• Pending any comments received • Subject to conditions

Property Description • OP Designation: Rural • RLSW Zone • 0.6 ha (1.55 acres) • Accessed from long driveway on Carrying Place Road

Page 53 of 229

Proposal • 280 square metre dwelling • Walk-out basement • 9.2 metre high • 15 metres from Dog Lake • MV-18-16-S approval for dwelling and detached garage with no basement

Page 54 of 229

Gazebo

Page 55 of 229

Page 56 of 229

Department, Agency and Public Comments • Building Services – No objection • Rideau Waterway Development Review Team (RWDRT) – No objection • Public Comments – No comments received

Page 57 of 229

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 58 of 229

Recommendation

Page 59 of 229

• It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PLZNA-2022-0011, subject to the following conditions • The Minor Variance is to permit a single detached dwelling to establish a minimum15 metre setback from the highwater mark • Decision on MV-18-16-S be rescinded • The agreement registered on title related to MV-18-16-S be released and replaced with a new development agreement • Building permit is required for ALL construction on the property • Only applicable to Zoning By-Law No. 2003-75 and not to any subsequent zoning by-laws

1. Questions of Clarification for Staff or Applicant 2. Public Questions or Comments 3. Committee Deliberation & Vote Page 60 of 229

Upon the Chair asking if any member of the Committee is opposed to the Resolution, please advise if you are opposed. The Chair will call if the vote is carried or is lost.

Minor Variance Application PL-ZNA-2022-0018 Applicant: Alain Shooner Property: 3880 Greenfield Road Recommendation: Approval • Pending any comments received • Subject to conditions Page 61 of 229

• Greenfield Road • Loughborough Lake • RW-27 Zone • 2.9 ha (7.3 acres) • 375 metres deep • 3,500 square foot single detached dwelling

Perth Road

Property Description

Page 62 of 229

Proposal • 2,700 square foot storage building • 7 metres in height (one storey) • Between house and road

Dwelling

Storage Building

Page 63 of 229

Page 64 of 229

View from Greenfield Road

Typical vegetation around storage building location

Department, Agency and Public Comments • Did not meet criteria for circulation to departments or agencies • Public Comments – No comments received

Page 65 of 229

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 229

Recommendation • It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PLZNA-2022-0018, subject to the following conditions • The Minor Variance is to permit a 7-metre high, 12 metre by 21 metre accessory storage building between the dwelling and the road, setback a minimum of 240 metres from the front lot line • Building permit is required for ALL construction on the property • Only applicable to Zoning By-Law No. 2003-75 and not to any subsequent zoning by-laws Page 67 of 229

1. Questions of Clarification for Staff or Applicant 2. Public Questions or Comments 3. Committee Deliberation & Vote Page 68 of 229

Upon the Chair asking if any member of the Committee is opposed to the Resolution, please advise if you are opposed. The Chair will call if the vote is carried or is lost.

Consent Granting Authority None

Page 69 of 229

Conclusion/Adjournment Committee of Adjustment Meeting

Page 70 of 229

Page 71 of 229

Consent Application

S-77’?/VS

$102.00 $102.00

$908.00 $204.00 $357.00

Planning Fee:

Building Fee: $97.00 Nil $97.00

$454.00

TOTAL: $1,005.00 $204.00

Agency: TOTAL: Township of South Frontenac onsite sewage disposal review (per new lot) $515 Cataraqui Conservation (per new lot or lot addition) $420 Quinte Conservation (per new lot) $344 (lot addition)

Conservation Authority, is to be submitted to the Township with the completed application. The on-site sewage disposal review fee may be included in the payment of the application fee to the Township.

El 5. Agency Review Fees (as applicable). A separate cheque, payable to the applicable

Application Type: Consent Application Change of conditions Change of conditions requiring re— circulation

El 4. The applicable non-refundable application fee, payable to the Township of South Frontenac:

drawn with accurate dimensions and measurements. It is recommended that you take your time to carefully assemble the data and crate the sketch. You may wish to secure the assistance of a person who specializes in the drafting of sketches.

D 3. A Sketch of your proposal (see Question 25 for details on what to include). The sketch must be

and commissioned.

Nil

meeting is a requirement prior to submission of the application.

Pre—consultationmeeting fee

A pre-consultation

[I 2. One hard copy of this completed application form signed

The following items must be submitted with your application. Any application which does not include the below required information may not be accepted or will not be considered complete.

Application Requirements

E:.\.:FRONTENAC

Page 72 of 229

The effect of development on matters of provincial interest as referred to in Section 2 of the Planning Act. Whether the proposed severed lot is premature or in the public interest. Whether the consent conforms to the intent of the Official Plan and adjacent plans of subdivision (if any) The suitability of the land for the purposes for which it is being severed lf affordable housing units are being proposed, the suitability of the proposed units for affordable housing The number, width, location and proposed grades and elevations of roadways and their adequacy in relation to any proposed roadway linking the proposed severed area with the established roadway system. The dimensions and shape of the proposed lot. Any restrictions on the subject land (or on the buildings and structures to be erected on it) and any restrictions on abutting lands. Conservation of natural resources and flood control. The adequacy of utilities and municipal services. The adequacy of schools. The area of land, if any, exclusive of roadways, that is to be conveyed or dedicated for public purposes (such as for parks). The physical configuration of the new lot having regard to energy conservation. Site Plan Control County of Frontenac Official Plan Township of South Frontenac Official Plan

In considering an application, the decision making approval authority, shall have regard, among other matters, to the health, safety, convenience and welfare of the present and future inhabitants of the municipality and to:

What is considered when reviewing an application?

Personal information requested on the application form is required under the Planning Act. This information will be used by the Township for the purpose of reviewing the application. It may be made available to those boards, Commissions, Authorities, Agencies and Persons having an interest in this matter. Any questions regarding the collection of this information should be directed to the Secretary Treasurer of the Committee of Adjustment (P.O. Box 100, Sydenham, Ont., KOH2T0, Phone 613-3763027 ext. 2224).

Collection of Personal Information:

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

Page 73 of 229

File Number:

gL6C-VT ! §3k—€LZ_P§V/ D

Signature(s) of Owner(s)

Agent as named above is hereby authorized to act on behalf of the owners for purposes of processing this application (please fill out the last page).

Email Address of Authorized Applicant/Agent:

Phone number of Authorized Applicant/Agent:

Full Mailing Address of AuthorizedApplicant/Agent:

Name of Authorized Applicant/Agent:

If the applicant is NOT the owner of the subject land, the written authorization of the owner that the applicant is authorized to make the application, be provided below.

Email Address of Owner(s):

Phone number of Owner(s):

Full Mailing Address of Owner(s):

Name of Owner(s):

Date Received:

For Office Use Only

TOWNSHIP OF SOUTH FRONTENACCONSENT APPLICATION

[I No

’

QEQO ‘C’>‘-I0 O V400 “0000

S burg 3 K

Property Identification Number (PIN):

Roll Number:

‘Cl

El/éedfordEl Portland

Reference Plan Number:

Concession Number:

Civic Address:

District:

The description of the subject land:

Name of Planner:

[I Yes

Part Number(s):

Lot Number:

RD I

El Loughborough

Date of Meeting:

Date Fee Paid:

Have you consulted with Township Planning Staff regarding this application?

Kstorrington

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

l:|Charge/Discharge of Mortgage

ElEasement (right of way) ElLot Addition

of a New Lot

Déeation

Select the type of consent being applied for:

(33

ElLease D Other:

|:|Correctionof Title

Area(acres/ha):

Name of Road/Lane:

Name of Waterbody:

Depth(m):

Frontage on road/lane (m):

Frontage on water (m):

[’

g [I 92/ )

Indicate the frontage(s), depth and area of the subject land. The subject land is the whole property prior to any changes. Please indicate the name of the road/lane and waterbody (ifapplicable).

Page 74 of 229

Page 75 of 229

—

Complete this section ONLY if you are applying to create a new lot.

Proposed

Existing Buildings/Structures:

Existing Use ofLot:

new lot):

‘

I\0€i>‘I:,;&

Severed Lot (Proposed

/v\

W?fgk

(

‘NJ

Retained Lot:

791:,

xomv (, £1‘

LI.

Retained Lot:

ADD’ SE;

Please list the existing and proposed USES and STRUCTURES.

[?g FM.

Acres (acres or ha):

L’

gist

‘

Depth (m):

Name of Waterbody:

Frontage on Water (ml:

Name of

Frontage on Road/Lane (m):

Severed Lot (Proposed new lot):

The following information is regarding the land intended to be severed (created) and the land to be retained.

Create a NEW LOT

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

Page 76 of 229

LOT ADDITION

—

Lot Addition (Severed Retained Lot:

Frontage on Water (m):

Name of Road/Lane:

Frontage on Road/Lane (m):

Existing Benefitting Lot: (Before Lot Addition)

Enlarged Lot with added Land: (After Lot Addition)

The following information is regarding the Benefitting Lands also known as the land being enlarged which are receiving the lot addition.

Acres (acres or ha):

Depth (m):

Name of Waterbody:

Frontage on Water (m):

Name of Road/Lane:

Frontage on Road/Lane (m):

Proposed parcel):

Complete this section ONLY if you are applying for a lot addition. The following information is regarding the land intended to be severed (created) and the land to be retained.

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

Proposed Buildings/Structures:

Proposed Use of Lot:

Existing Buildings/Structures:

Existing Use of Lot:

Lot Addition:

Depth:

or a right-of-way

Width:

Area:

Complete this section if you ONLY are applying for an

Benefitting Lands:

(NEW LOT) Severed Parcel

12.Type of Servicing Proposed —

Retained Parcel

WATER (indicate the method by which water will be provided):

Describe the purpose and effect of the easement and the property that willbenefit:

Roll Number of Benefitting Lands:

Civic address of Benefitting lands:

Length:

easement

—

Retained Lands:

Please list the existing and proposed USES and STRUCTURES.

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

EASEMENTS & RIGHT OF WAY

Page 77 of 229

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

Greywater Pit (Class 2)

Privy/Outhouse (Class 1)

Greywater Pit (Class 2)

Privy/Outhouse (Class 1)

individual

I:IYes dNo IjUnknown

59‘?T’ W <.

Q’

Please indicate whether access to the land will be by:

The retained lot:

The new lot (lot addition or Right of Way):

Name of road or lane which accesses:

I:IYes

I)2 I EE3 3 E?‘

16.Are you aware of any abandoned wells on the subject property?

El?

or covenant and its effect:

or restrictive covenants?

If Yes, please provide a description of each easement

15.Are there any existing easements

14.P|ease

list the name of the person(s) to whom the land or an interest in the land is to be transferred, charged or leased (if known):

Holding Tank (Class 5)

IZI/ Leaching bed (Class 4)

and operated

Holding Tank (Class 5)

Leaching Bed (Class 4)

Privately owned septic system:

Privately owned and operated individual septic system:

septic system

I:I Publicly owned and operated communal

communal

I___IPublicly owned and operated

septic system

Retained Parcel

(NEW LOT) Severed Parcel

13.Type of Sewage Disposal System Proposed (How willsewage disposal system be provided?):

Page 78 of 229

The Retained Lot:

The New Lot:

If access is by water only, describe the parking and docking facilities to be used and the approximate distance of these facilities from the subject land and the nearest public road. Parking and Docking for water access only properties MUST be legally deeded access. Please provide confirmation.

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

S/\E]Q./.J

D No

D Unknown

O0(UDJV~/—r*0L..)

Please explain:

|:|Yes

21.ls the application consistent with the 2020 Provincial Policy Statement?

Please describe how the application conforms with the Township Official Plan & County Official Plan by citing specific applicable sections and sub sections. Please make sure to look at Sections 5 and 7 in the Township Official Plan and Section 3 in the County Official Plan. If you are unsure, please indicate that you do not know.
What is the current Official Plan Designation of the subject lands?

18.What is the zoning of the subject lands? (Check www.frontenacmaQs.ca)

Page 79 of 229

Plan of Subdivision

Site Plan Approval

El Minister’s Zoning Order

III Zoning By-law Amendment

El Official Plan Amendment

El Minor Variance

El Consent

Application Type

El Yes Application Number

940

E/N,

Date of Application

El Unknown Decision

Has the subject land ever been, or is currently, the subject of an application for approval of a plan of subdivision under section 51 of the Planning Act, for a consent under section 53 of the Planning Act, for a minor variance, for approval of a site plan, or for an amendment to an official plan, an amendment to the zoning by-law or a Minister’s zoning order? Complete all applicable

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

24.Did the current owner acquire the subject land as a result of a consent?

I:IYes

I] Yes

23.Has land been previously severed from the subject property, since September 5, 2000? if yes, please provide date of transfer; name of transferee and uses of the land.

Page 80 of 229

Existing Buildings, wells and septic systems, bridges, railways, roads, hydro lines

Waterbodies, watercourses, drainage ditches, river or stream banks, wetlands, wooded areas

Landfills, propane facility, quarry’s and pits

Barns

subject property. Please label and show the approximate location of:

I] All natural and artificial features that are located on the subject property and on land beside the

current owner of the subject land.

D The location of all land previously severed from the parcel (if applicable) originally acquired by the

D The distance between the subject land and the nearest road, bridge or railway crossing

El Indicate if the owner of the subject property also owns other lands near the proposal.

the part that is to be retained, including the total area (acres or hectares), road frontages on all roads/lanes for each and waterbodies.

[I The boundaries and dimensions of the whole property. LABEL the part that is to be severed and

D A directional arrow with North at the top of the page.

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

I] The location, width and name of any roads within or abutting the subject land, indicating whether

agricultural and commercial uses (if agricultural, please indicate the approximate distance of any barn structure from the proposed new lot).

El Please indicate the current uses of land that is surrounding the property, such as residential,

app|icant’s opinion may affect the application

El Please include any information on natural and artificial features (as listed above) that in the

Note: The existence of a nearby barn will require you to complete a Minimum Distance Separation Calculation in order to consider compatibility issues. Please check with the Planning Department regarding the implications of any farm structure, on your application.

Page 81 of 229

Page 82 of 229

The Owner/Applicant further agrees to provide the Municipality, upon request and in cases where an application has been appealed to the Ontario Land Tribunal, with a deposit (over and above the normal application fee), from which the Municipality may, from time to time charge any fees and expenses incurred by the Municipality to prepare for and participate in the hearing. If such appeal expenses

Without limiting the foregoing, such costs will include all legal, engineering, planning, and consulting fees and charges incurred or payable by the Municipality to process the application together with all costs and expenses arising from or incurred in connection with the Municipality being required, or requested by the applicant, to appear at the hearing of any appeal to the Ontario Land Tribunal from any decision of the Council, Delegated Decision of Council, or Committee of Adjustments, of their designated approval authority, as the case may be, hearing the applicant’s application.

The applicant hereby agrees to indemnify and save harmless The Corporation of the Township of South Frontenac (“the Municipality”)from all costs and expenses that the Municipality may incur in connection with the processing of the app|icant’s application for approval under the Planning Act.

AGREEMENT TO INDEMNIFY

Attached to this application is payment to the Township of South Frontenac in the correct amount representing payment of the application fee, and additional payment (or proof of payment) for any required commenting agency review fees.

I/ We, the undersigned, being the registered property owner(s) and/or agent acting on behalf of the owner, acknowledge that additional studies and/or peer review and/or legal review may be required by the Township as a part of the review of my/our application. Should the need arise, l/we are responsible for completing the studies as requested in order for the application to be deemed complete.

ACKNOWLEDGEMENTOF ADDITIONALREQUIREMENTS

I/ We, the undersigned, being the registered property owner(s) and/or agent acting on behalf of the owner agree that the information recorded in this Consent Application Form is accurate and agrees that representatives of the Township and relevant commenting agencies may enter onto the subject property for the purpose of determining the appropriateness of the site for the proposed development.

PERMISSION, ACKNOWLEDGEMENT, AGREEMENTAND DECLARATION OF APPLICATION

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

Page 83 of 229

(Name of Owner / Agent)

Q?lcf?/T_ fI_/I135:/L/Pcvd Q

(Municipality, Town, City name)

T N UCg?“P‘

7; ,

2’I day of

(Day)

On this

(Month)

0g’

Sworn (or declared) before me in the

Year)

, 20

(Municipality name)

(C3

l/JIKI’ IJIan/a-~

do solemnly declare that the information contained in this application is true and that the information contained in the documents that accompany this application is true, and acknowledge that personal information and all other material collected on this form and provided to the municipality as part of this application, including all names, addresses, opinions and comments, is collected under the authority of the Planning Act, R.S.O. 1990, as amended, will be used to assist in making a decision on this matter and will be made available for public disclosure. l/\Ne are aware the information collected in this Application will be provided in the applicable Agenda and posted on the Township’s website.

lNVe,

Note: Do not sign until in the presence of the Commissioner of Oaths. You will be required to provide photo identification (i.e. driver’s license).

DECLARATION FOR THE PRESCRIBED INFORMATION

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION

Page 84 of 229

Page 85 of 229

3233 RANDY CLARK RD

BATTERSEA RD

3863 BATTERSEA RD

RO A

3118 SUNBURY RD

AD URN RO WASHB Bear Creek

3522 MORELAND-DIXON RD

D RY ROA SUNBU

3195 SUNBURY RD

BATTERSEA ROAD

Proposed Severance (S-78-21-S)

Retained Parcel

4247 BATTERSEA RD

BA TT

Inverary Lake

Inset Map

SUNBURY RD

2926 SUNBURY RD

BATTERSEA RD

3450 MORELAND-DIXON RD

S-77-21-S & S-78-21-S (Moreland) SUNBURY ROAD Legend

3195 SUNBURY RD

Proposed Severance (S-77-21-S) Proposed Severance (S-78-21-S) Subject Property 2846 WASHBURN RD

D RY ROA SUNBU

Provincially Significant Wetlands Wetland

Wooded Area Water

Assessment Parcel Road

Railway

3163 SUNBURY RD

3510 MORELAND-DIXON RD

MORELAND - DIXON

ROAD

Proposed Severance (S-77-21-S) 3495 MORELAND DIXON RD

3127 SUNBURY RD 3195 SUNBURY RD

3359 MORELAND-DIXON RD

Retained Parcel

PRINCESS RD

Page 86 of 229

3146 PRINCESS RD

3597 BATTERSEA RD 3395 MORELAND-DIXON RD

2920 WASHBURN RD

Produced by the Township of South Frontenac under license with the Ontario Ministry of Natural Resources © Queen’s Printer for Ontario, 2020.

3046 WASHBURN RD

While the Township 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.

0 U WASHB

RN ROA

3019 WASHBURN RD

2905 WASHBURN RD

Bear Creek

Scale 1:11,000

100

200

400

Meters

UTM Zone 18 NAD 83

Date: 2021-10-27

Report from Public Services S-77-21-S Application Number: ___________________________________________________

Albert Moreland Applicant’s Name: _____________________________________________________

7 19 Storrington_____ Concession: _________________ Lot: _______________District:

3195 Sunbury 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?

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? An observed low point was recorded at the at the south corner of the lot causing excess water to pool at the ditch and onto the property. The Public Service Department would like to request that a Lot Grading and Drainage Plan be provided. This is to ensure post-development does not result in negative impacts to adjacent properties and that water is redirected away from the house.
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? ✔ Yes □ No □ To be determined by an Ontario Land Surveyor □ Any specific requirement?

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

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

An entrance permit shall be required.
Field entrance to be decommissioned and removed.
A Lot Grading and Drainage Plan to be provided.

Signature on behalf of Public Services

December 7, 2021

Date

Page 87 of 229

Page 88 of 229

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Anna Geladi From: Sent: To: Subject:

Jer Haf December 5, 2021 10:43 PM planning Application S-77-21-S Albert Moreland

Hi. I am writing in regards to a letter I received regarding the creation of a new residential lot. I currently live at

. My name is Jerry Haffner.

I have a few questions about this new residential lot.

where is the house going to be built on this property? (A-77-21-S)
How close to the property line are they allowed to build?
Where is the septic system going to be in regards to my well?
What happens if they drill for a well and it interferes with my well? Who is responsible?
What type of home will be built on this property?
Is the current owner able to provide a legal document declaring property lines? If not is he willing to do this?
Is the current owner of this property going to fix the fence line that separates the properties? This fence line is falling apart, rusted, non existent is some spots.
is this property being sold as strictly residential, or will there be a business associated with it?
How may out buildings will there be on this property?
How many road accesses will be granted with this property?
How many lots are allowed to be severed for agricultural property?
Are any of the current houses a severance from this agricultural land?
Does the current owner plan on severing any more lots from this property?
What is the legal size allowed to be severed? I look forward to your response. I would like the response to be in writing, and sent too this email address Jerry Haffner

Thanks Jerry Haffner Sent from my iPhone

Page 90 of 229

To: Committee of Adjustment Prepared by: Development Services Department Meeting Date: March 10, 2022 Subject:

Consent Application – S-77-21-S Moreland, 3195 Sunbury Road, District of Storrington

Executive Summary This application is for the creation of a new lot. The application cannot be considered by the Director of Development Services because it does not meet all the By-law 2020-27 criteria for an undisputed consent since the severed parcel would have less than the minimum lot area required by the Township Official Plan and Zoning By-law. This report recommends that the application to create a new lot be denied as it does not conform to the Official Plan and does not comply with Zoning By-law 2003-75.

Background This application was heard by Committee of Adjustment on December 9th 2021. The application was deferred to give the applicant time to revise the proposal to revisit the minimum lot area so that the application would conform to the Official Plan and Zoning Bylaw 2003-75. Township Staff have had conversations with the application regarding the minimum lot size. The applicant is unwilling to increase the lot area and provided confirmation in an e-mail dated January 31, 2022 that they will not revise the proposal. This report recommends that consent application S-77-21-S to create a new lot be denied. Application Details Proposal:

Creation of a new residential lot

Address:

3195 Sunbury Road

Designation: The subject property is designated Settlement Area and zoned Urban Residential First Density (UR1). Proposed Lot Configurations Severed Parcel

Retained Parcel

Area:

+/- 1.95 acres (0.78 hectares)

+/- 46 acres (18.6 hectares)

Frontage on Road:

+/- 123 metres (405 feet) on Battersea Road

+/- 174 metres (571 feet) on Sunbury Road and +/- 382 metres (12534 feet) on Battersea Road

Frontage on Water:

None

www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 91 of 229

Township of South Frontenac Staff Report - Consent Application – S-77-21-S Moreland, 3195 Sunbury Road, District of Storrington

Related Applications This application is being processed concurrently with S-78-21-S for the creation of one new residential lot on a separate property located to the north-west of the subject property. S78-21-S is being considered for approval by the Director of Development Services as it meets the By-law 2020-27 criteria for an undisputed consent. Review This application: X

Does not conform to section 51(24) of the Planning Act;

✓

Does not require a plan of subdivision for the proper and orderly development of the municipality (s. 53(1) Planning Act);

✓

Is consistent with the Provincial Policy Statement (s. 3(5) Planning Act);

✓

Conforms to the County of Frontenac Official Plan (s. 3.3 & 7.1);

Does not conform to the Township of South Frontenac Official Plan (s. 5.2, 5.6.1 & 7.1);

Does not comply with Zoning By-law No. 2003-75; and

✓

Has unresolved objections/concerns raised from agencies or the public.

Discussion/Analysis Site Description The subject property, municipally known as 3195 Sunbury Road, is located to the east of Battersea Road and to the south of Sunbury Road. The dwelling is accessed from Sunbury Road. The subject property is in the Sunbury Settlement Area. The subject property is approximately 35.6 hectares (88 acres) in area. The subject property consists of farmland and forest, and is developed with a single detached dwelling. There is a watercourse running west-east through the northern portion of the property. There is existing residential and commercial development along Battersea Road, and large rural landholdings surrounding the subject property. Proposal The purpose of this consent application is to create a new residential lot. The severed parcel is proposed to be 1.95 acres (0.78 hectares) in area and would have approximately 123 metres (405 feet) of frontage on Battersea Road. The severed parcel would be located between two residentially developed parcels, 3724 Battersea Road and 3690 Battersea Road, in a cluster of residential properties along Battersea Road. The severed parcel is a vacant farm field. The topography of the severed parcel slopes from the east towards Battersea Road. The retained parcel is proposed to be approximately 46 acres (18.6 hectares) in area and would have approximately 174 metres (571 feet) of frontage on Sunbury Road and +/- 382 metres (12,534 feet) of frontage on Battersea Road. The retained parcel predominantly consists of farmland, and contains the dwelling.

Department and Agency Comments Public Services Comments received from Public Services on December 7, 2021 indicate that there are adequate sight lines for an entrance for the severed parcel. The Construction and Technical Services Technologist notes that a low point was observed at the south corner of the lot which causes excess water to pool at the ditch and onto the property. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 92 of 229

Township of South Frontenac Staff Report - Consent Application – S-77-21-S Moreland, 3195 Sunbury Road, District of Storrington

Public Services will require, if approved, a lot grading and drainage plan prepared by a licensed Ontario Land Surveyor or a Professional Engineer to ensure that any development on the property does not result in negative impacts to adjacent properties and that water is redirected away from the proposed location of the house. It was noted in the comments provided that the overall road condition is adequate to serve increased development/traffic. Staff note that if approved, road widening will be required. Battersea is an arterial road therefore the surveyor who prepares the reference plan shall determine by survey the width of the public road to be width to be 30 meters (100 feet) instead of the standard 20 metre (66 feet). The Construction and Technical Services Technologist also notes that the existing field entrance will need to be decommissioned and removed. Public Services has no objection to the approval of the application, subject to conditions. Building Services (Sewage System Review) Comments provided on November 25, 2021 indicate that the proposed lot is capable of providing flexibility in siting a sewage system, specific requirements for the sewage system will need to be addressed prior to site development. Building Services note that the direction of flow appears to be west towards Battersea Road and there was no well at the time of inspection. They have no objection to the approval of the application.

Public Comments Comments were received from the public when this application was circulated to be heard by Committee of Adjustment on December 9, 2021. One member of the public expressed concerns about drainage on the property. Township Staff noted that if the application were to be approved, a lot grading and drainage plan would be required through the development agreement. Township Staff encouraged the member of the public to attend the virtual public hearing. Township Staff have not heard from the member of the public and have received no indication if their concerns were addressed. Township Staff have reached out to the member of the public and encouraged them to attend the March 10, 2022 public hearing if they continue to have concerns. Members of the public who originally provided comments have been notified of the new Committee of Adjustment Hearing date. No additional comments have been received from the public to date.

Planning Analysis The subject lands are located in Sunbury, which is a designated Settlement Area. In accordance with the Provincial Policy Statement 2020 and the County of Frontenac Official Plan, the Township of South Frontenac Official Plan intends for a majority of new growth to be directed to existing settlement areas where it can be supported by appropriate servicing. The residential development of the severed parcel would be compatible with existing, similar residential uses along Battersea Road. The subject property is in a settlement area that contains and is surrounded by agricultural properties that contain barns. Per the provincial MDS Guidelines and section 5.35 a) of the Zoning By-law, Minimum Distance Separation I setbacks would not be applied to the severed parcel. The severed parcel would be more than 30 metres from the watercourse that is located at the north end of the subject property. Therefore, the Township’s environmental protection policies are not applicable. A review of the Settlement Areas Lot Creation Policies in Section 5.6.6 of the Official Plan confirms that the subject property is eligible for the proposed consent as it has not exceeded the maximum number of severances permitted from a lot of record existing the day of adoption of the Official Plan by Council. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 93 of 229

Township of South Frontenac Staff Report - Consent Application – S-77-21-S Moreland, 3195 Sunbury Road, District of Storrington

Section 5.6.1 (ii)(b) states that the minimum lot area for lots shall not be less than 0.8 hectares (2 acres) when serviced by a private well and private sanitary sewage system. The land division policies (Section 7.1) echoes the requirement for minimum lot areas. The UR1 zone also requires a minimum 0.8 hectare (2 acre) lot area. The severed parcel does not comply with the minimum lot area requirements of the Official Plan and the Zoning By-law. The severed parcel would also not comply with Section 51(24)(c) of the Planning Act which states that in considering a draft plan of subdivision, regard shall be had on whether the plan conforms to the Official Plan and adjacent plans of subdivision, if any. The severed parcel is proposed to have an area of 1.95 acres (0.78 hectares) instead of the minimum 2 acres (0.8 hectares) required. The applicant has indicated that they do not want to increase the size of the lot, as they intend for the rear lot line to be aligned with that of the properties immediately to the north and south. Planning Staff used Frontenac Maps to confirm the proposed area of the severed parcel given the intent to align the rear of the property with those of the adjacent properties. It was determined that the lot area may be closer to 1.5 acres (0.6 hectares), which is less than proposed at 1.95 acres (0.78 hectares) and significantly less than the 2 acres (0.8 hectares) required by the Official Plan. The area of the severed parcel would be further reduced if it were to be determined by an Ontario Land Surveyor that land was required for a road widening. A minimum 0.8 hectare lot area is required to ensure adequate separation distances between wells and sewage systems so that groundwater quality is not impacted, to avoid an overdeveloped appearance, and to help ensure a reasonable separation between residential uses. Private wells and sewage systems are the only servicing option in Sunbury. The Township must be satisfied that any new lot created by consent can be serviced by a sewage disposal facility and adequate water supply (Sections 5.6.1, 6.10 and 7.1). Building Services was satisfied that the severed parcel has flexibility to locate a sewage disposal system. The Township typically requires the ability to be serviced by a private well to be demonstrated as a condition of consent approval. Lesser lot areas are generally only considered through a plan of subdivision in which lot creation is typically supported by a hydrogeological assessment and terrain analysis that demonstrates that there would be no adverse impacts to groundwater quality and quantity for the proposed lot and the existing development in the area. This application is for a consent not a subdivision, therefore no study was required nor completed. Staff recommend that the Committee of Adjustment deny this application. The less than 0.8 hectare (2 acre) lot area does not conform to the Township Official Plan and Zoning By-law and does not conform to section 51(24)(c) of the Planning Act. In addition, the subject property is sufficiently large to create a severed parcel that meets or exceeds the minimum 0.8 hectare (2 acre) lot area requirement. Should the Committee choose to grant consent for a new lot with a lot area less than 0.8 hectares (2 acres), it should be provisional subject to standard conditions (e.g. survey, road widening, cash-in-lieu of parkland, development agreement requiring a lot grading and drainage plan at the building permit stage, etc.). A zoning by-law amendment would also need to be sought for the lesser lot area. A zoning by-law amendment would need to be passed by Township of South Frontenac Council.

Notice/Consultation Notice of the Application was given pursuant to the requirements of the Planning Act, at least 14 days before the application was reviewed. 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 www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 94 of 229

Township of South Frontenac Staff Report - Consent Application – S-77-21-S Moreland, 3195 Sunbury Road, District of Storrington

▪ ▪

by posting on the Township’s Current Planning Application webpage by e-mail to prescribed persons and public bodies

The application was circulated with a notice of public meeting for the first public hearing in December 2021. The members of the public who provided comments on the application in December were notified of the second public hearing in March 2022.

Recommendation It is recommended that application S-77-21-S for the consent to create a new residential lot be denied.

Submitted by: Anna Geladi, Planner Reviewed by: Christine Woods, MCIP, RPP, Senior Planner

www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 95 of 229

Page 96 of 229

IQI/} .I L ITWCQCI IVIQI’ l"Q/\‘,\”\‘

[?g5Qn

(‘a5_{‘g___ __

Beclford A_

Loughborough

l Storrington

The frontage(s). depth and area of the subject land.

Roll Number: _

Reference Plan Number: 33g-z54(7)MD 143135343) Part Number(s): Part2 and Part 8___*

[5___Agae_______

Lot Number: _

63ortland

Name of Road/Street: Street Number: jjQ’—1______

Concession Number:

District:

The description of the subject land:

Signature(s)of Owner(s)

Agent as named above is hereby authorized to act on behalf of the owners for purposes of processing this application for Minor Variance.

Email Address of Authorized Agent:

Phone number of Authorized Agent: __

Full Mailing Address of Authorized Agent: _

Name of Authorized Agent: _

If the applicant is NOT the owner of the subject land. the written authorization of the owner that the applicant is authorized to make the application, must accompany the application.

Email Address of Owner(s):

Phone number of Owner(s):

Full Mailing Address of Owner(s)

Name of Owner(S):

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P/l3 as amended

Page 97 of 229

24,. M

Area:

‘

slYes

}€No

What are the existing uses of the subject land?

.~_)/A

If access to the subject property is by water only, please indicate the parking and docking facilities used or to be used and the approximate distance of these facilities from the subject land and the nearest public road.

Hg.,I;,;I;. Ig_.;3g

Name of Road/Lane:

. !4Lr.eaC¢¢1 suit. 3am mtuld’s:J:huA_.5<

use cannot comply with the provisions of the Zoning By—law:

Does the subject property front on a municipally maintained road? OR a privately maintained road’? )(Yes 1 3 No

‘.‘.30

The reason why the propose

w‘§a%

m0%— 1

The nature and extent of the relief from the Zoning By—Iaw:

|3,?\

Frontage (on road/lane):

RLsvo ugtztgt sauice resgtes?at

The current zoning of the subject land:

Depth:

Frontage (on water):

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 98 of 229

3'06"‘

Setback from Side Lot Line

M I

to 0,“

24m

<3)

(4)

14.Are any bui|ding(s) or structure(s), or additions to existing buiIding(s) or structure(s), PROPOSED to be built on the subject land?

__.9=e£;tclmce.

3.05m x13.7m

APP’°X 3"‘=3'10‘ 7-9m

24.o5m

Jqm to prop-<9-eoI<.

b_3gm

1'7-07»-nit

‘°°’"*

at closest 20._94m

Existing Deck

<2)

13.The proposed uses of the subject land:

Setback from High Mark Water_ (If applicable)

Dimensions of Floor Area

(Also indicate if It is one story or two story)

4.9m

‘mm

Setback from Rear Lot Line

W, S.3;‘u_;«‘

1622"‘

Height of Building

‘

-f-3.;,‘.'\“. 5,“.

Setback from Front Lot Line

Type of Structure (E.g. residence)

(1)

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 99 of 229

I'3

deck replacement wood framed, pressure treated

3.35m x 6.35m 3-05 X13-7’“

approx 3m and 7.9m

24 O5"‘

20.94m at closest point

24’"

(4)

)(Yes

If the subject property is on waterfront, and on a private lane, the setback from the front lot line and the setback from the high water mark will be the same.
The dimensions required in this question relate to the NEW CONSTRUCTION ONLY, and NOT to the total size of the completed building.

2727’."

Do your plans include any DEMOLITION of existing structures?

NOTES:

3 9 tb 3C k f T07“ High Water Mark (If applicable)

2 m X 3 5m

2-55"‘

33 ‘5 8 “‘

14-20111

stone P31;’°

(3)

LBuildingIStructure

Outside Dimensions

(Also indicate if it is one story or two story)

one storey

4.9m

Height of Building

3'06”‘

Setback from Side Lot Line

27_1m

Setback from Rear Lot Line

16 22m

(2)

?am:h’,°§w:“Si’n”:

dd’t’

Setback fmm Front Lot Line

Type of Structure . (E.g. residence)

(1)

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 100 of 229

Increase in number of bedrooms Increase in plumbing fixtures Increase in living space Will the addition or structure encroach on the existing septic system?

(a)

(In)

(c)

((1)

What are the uses of the proposed development?

‘2Cllcl were constructed

‘Yes

M-

t:1’-slr\n5_v.>.e.L\

by sewers,

moot?‘

ditches, swales

or by other means? W

Please indicate whether the subject land is subject of an application under the Planning Act for approval ofa Plan of Subdivision or Consent.

owerlami$uazAcS_/ngtmmi

provided

sgstcm 5€.i>*?c _,

Indicate whether sewage disposal is provided to the subject land by a publicly owned and operated sewage system, a privately owned and operated individual or communal septic system, a privy, or other means:

Indicate whether water is provided to the subject land by a publicly owned and operated piped water system, a privately owned and operated individual or communal well, a lake, or other water body. or other means:

Is storm drainage

NlI\

‘

)QNo

)(No

on the subject lands:: I Yes

)(Yes

I = Yes

21 .The length of time that the existing uses of the subject land have continued:

Nllk

20.The date the existing buildings and structures

(X- l:€,bl”LlC.
I“

19.The date the subject land was acquired by the current owner:

If yes. please provide details:

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 101 of 229

)<No

X-‘No

The location of a reference point… …i.e. distance between the subject land and the nearest township lot line or landmark such as a bridge or railway crossing.

The location of all abutting (neighbours’) lands.

The approximate location of all natural and artificial features on the subject land and on the land that is adjacent to the subject land. Examples include buildings, railways, roads, watercourses, drainage ditches, river or stream banks, barns, wetlands, wooded areas. wells and septic tanks. Show distance of these features from the applicant’s property

iii)

iv)

“‘*

The boundaries and dimensions of the subject land including the location of any existing and proposed buildings.

ii)

AGREEMENTTO INDEMNIFY

The distances to on-site and abutting owners‘ wells, septic fields and barns, from the property to be varied, IS REQUIRED to be shown. The SKETCH is of significant importance and should be prepared as carefully, neatly and accurately as possible.

lines.

THE SKETCH MUST HAVE A NORTH ARROW AT THE TOP OF THE PAGE.

A SKETCH must be submitted showing the following:

“Note:

If the answer to item 27 is yes, please give the file number of the application and the status of the application.

:zYes

If known, please indicate whether the subject land has ever been the subject of an application under Section 43 of the Planning Act (l/linor Variance).

if the answer to question 25 is yes, please give the file number of the application and the status of the application.

iiYes

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

PLAN LEGEND 26.53

PROPERTY LINE (LEGAL)

EXISTING DWELLING

3.79

14.68

EXISTING DWELLING ACCESSORIES

6.56

VEL GRA AY 2 VEW 16.2 DRI 0 14.2

5.20

PROPOSED DWELLING ADDITION

ARROW DENOTES PROPOSED OVERLAND DRAINAGE SLOPES

12.80 OVERHEAD HYDRO POLE UTILIY

0 142.5 PROPOSED SUNKEN STONE PATIO

9.25

EXISTING SEPTIC TANK AND FIELD 5.83

2.55

6.35

EXISTING DWELLING

m H SE IG TB H W AC A K TER

2.99

4.63 8.64

Y R A N I M PRELI CTION

3.91

2021

RU T S N O C NOT FOR

49.24

3.06

57.27

EXISTING DECK

24.05

27.27

0 140.0

.32

C:\USERS\MASON\ONEDRIVE\AVIDITY DESIGNS\2021-020 1124 HIGHFALLS LANE\HIGH FALLS PLOT.DWG

PLOT PLAN - 1124 HIGHFALLS LANE 5

15 m

1:250 TOWNSHIP OF SOUTH FRONTENAC

ZONING LOT COVERAGE

GENERAL NOTES

BY-LAW 2003-75

SUMMARY

THE ORIGINAL TOPOGRAPHY AND GROUND ELEVATIONS, SERVICING AND SURVEY DATA SHOWN ON THIS PLAN DRAWING IS PROVIDED FOR INFORMATION PURPOSES ONLY. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE ACCURACY OF ALL INFORMATION OBTAINED FROM THESE PLANS. ALL DIMENSIONS AND INVERTS MUST BE VERIFIED PRIOR TO CONSTRUCTION. IF THERE IS ANY DISCREPANCY THE CONTRACTOR IS TO NOTIFY THE ENGINEER. ALL FINAL GRADES TO BE POSITIVE DRAINING AWAY FROM DWELLING.

IF THERE ARE ANY DISCREPANCIES THE CONTRACTOR IS TO NOTIFY THE ENGINEER. ANY UTILITIES THAT MAY EXIST ON SITE MUST BE LOCATED AND VERIFIED BY ITS OWNER.

THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL TRAFFIC CONTROL AND SAFETY MEASURES DURING THE CONSTRUCTION PERIOD, INCLUDING THE SUPPLY, INSTALLATION, AND REMOVAL OF ALL NECESSARY SIGNAGE.

LIMITED SERVICE RESIDENTIAL - RLSW SINGLE DETACHED DWELLING

ZONING

PROPOSED

LOT AREA (MIN)

10,000m2

1281m2

76m

26.5m

LOT FRONTAGE (MIN) WATER FRONTAGE (MIN)

91m

FRONT YARD (MIN)

30m

26.3m

REAR YARD (MIN)

10m

INTERIOR SIDE YARD (MIN)

EXTERIOR SIDE YARD (MIN)

10m

GROSS FLOOR AREA (MIN)

59m2

109m

LOT COVERAGE (MAX)

26.5m

BUILDING HEIGHT (MAX)

11m

HIGH WATER MARK SETBACK

30m

AREA

ü* ü* ü*

HOUSE - EXISTING DWELLING

88 m2

HOUSE - PROPOSED ADDITION

21 m2

ACCESSORIES - CONCRETE PATIO

7 m2

ACCESSORIES - WOOD FRAMED DECK

42 m2

TOTAL DWELLING ENVELOPE

158 m2

LOT COVERAGE

12.3%

ENVIRONMENTAL:

24m ±

*PROPERTY IS A LEGAL NON COMPLYING LOT PRE-REGISTERED

2020.02.01

S.R

CLIENT SUBMISSION

NO.

DATE

REVISION

DESIGN

S.R.

DRAWN

M.C.

SCALE

AS SHOWN

EROSION AND SEDIMENT CONTROLS SHALL BE INSTALLED PRIOR TO CONSTRUCTION AND MONITORED AND MAINTAINED BY THE CONTRACTOR UNTIL COMPLETION. THE TEMPORARY SEDIMENT AND EROSION CONTROL MEASURES MUST BE REMOVED ONCE THE SITE HAS BEEN STABILIZED AND SITE WORKS COMPLETED.

IN THE EVENT THAT BURIED ARCHEOLOGICAL REMAINS ARE FOUND DURING CONSTRUCTION ACTIVITIES, THE MINISTRY OF CITIZENSHIP, CULTURE AND RECREATION SHALL BE NOTIFIED IMMEDIATELY. DRAWING NO.

TECHNICAL-CREATIVE -IMPASSIONED

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.

1124 HIGHFALLS LANE SOUTH FRONTENAC SITE PLOT PLAN

PP1 Page 102 of 229

DESIGN CRITERIA ALL CONSTRUCTION AND BUILDING PRACTICES TO COMPLY WITH THE MOST CURRENT ADDITION OF THE ONTARIO BUILDING CODE (O.B.C.). DESIGN TO BE COMPLETED USING BEST ENGINEERING PRACTICES. DESIGN SHALL CONFORM WITH ALL SECTIONS OF PART 9 “HOUSING AND SMALL BUILDINGS”. HOUSING SHALL NOT EXCEED 6,450 ft² (600 m²) AND STORIES IN HEIGHT.

INSULATED CONCRETE FORMS ICF BLOCK UNITS SHALL BE FABRICATED WITH POLYSTYRENE CONFORMING WITH O.B.C. PART 9.15.4.1 ICF FOUNDATION SHALL BE LATERALLY SUPPORTED AND REINFORCED IN ACCORDANCE WITH O.B.C. PARTS 9.15.4.4. AND 9.15.4.5

WINDOW AND DOORS

LIVE LOAD ON ANY FLOOR = 2.4 KPa COMPLY WITH ALL OF PROVISIONS OF EXISTING ZONING BY-LAW OR SUBDIVISION AGREEMENT AS THEY RELATE TO THE PROPERTY.

GENERAL NOTES DO NOT SCALE DRAWINGS

INTERIOR AND EXTERIOR DOOR SIZES SHOWN ON PLAN AND ELEVATION DRAWINGS ARE DIMENSIONAL AND NOT ROUGH OPENINGS (R.0.) EXTERIOR WINDOW SIZES SHOWN ON PLAN AND ELEVATION DRAWINGS ARE DIMENSIONAL AND NOT ROUGH OPENINGS (R.0.) ROUGH OPENINGS (R.O.) SHALL BE SIZED AS PER DOOR AND WINDOW SUPPLIER OR MANUFACTURER SPECIFICATIONS

FEATURES OF CONSTRUCTION NOT FULLY SHOWN SHALL BE OF THE SAME CHARACTER AS SHOWN FOR SIMILAR CONDITIONS.

ALL WINDOW GRILLS AND OPERATORS AS PER ELEVATIONS DRAWINGS

ALL DIMENSIONS AND SPECIFICATION MUST BE REVIEWED BY CONTRACTOR/OWNER PRIOR TO CONSTRUCTION. ANY ERRORS OR OMISSIONS SHALL BE CORRECTED PRIOR TO STARTING WORK. UNLESS OTHERWISE NOTED, PLAN DIMENSIONS ARE SHOWN IN FT-INCHES (IMPERIAL)

FRAMING

ALL WORK SHALL BE CARRIED OUT IN ACCORDANCE WITH THE OCCUPATIONAL HEALTH AND SAFETY ACT (O.H.S.A.) 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 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 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 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 221/2"x32". A MINIMUM 24" CLEARANCE IS REQUIRED ABOVE ATTIC HATCH

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

IF STEPPED FOOTINGS ARE USED THE RISE IS NOT TO EXCEED 24" AND DISTANCE BETWEEN RISERS SHALL NOT BE LESS THAN 24" ALL FOOTINGS TO INCLUDE A FORMED “KEY” FOR FOUNDATION WALLS ON UNDISTURBED SOILS OR ROCK 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 MASONRY UNITS AND MORTAR SHALL BE IN ACCORDANCE WITH O.B.C. SECTION 9.20 MASONRY VENEER TO BE INSTALLED WITH BRICK TIES AT 16" o.c. MAX. VERTICALLY AND 32" o.c. MAX HORIZONTALLY

UNLESS OTHERWISE SHOWN, GARAGE AND EXTERIOR CONCRETE SLAB(S) SHALL BE SLOPED FROM BUILDING WITH A SLOPE NOT LESS THAN1.00% OR (1/8" PER 1'00")

CONCRETE REINFORCING ·

REINFORCING STEEL SHALL BE IN ACCORDANCE WITH CAN/CSA-G30.18 GRADE 400 MPa

REINFORCING STEEL NOTATION: N.F.-NEAR FACE E.W.-EACH WAY F.F.-FAR FACE T.-TOP E.F.-EACH FACE B. or BOT.-BOTTOM

CLEAR COVER TO REINFORCING STEEL SHALL BE:

MEMBERS CAST AGAINST EARTH……………75mm±20 EXPOSED SLAB and WALLS………………….50mm±10 MEMBERS NOT EXPOSED……………………..40mm±10 ·

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 W4.0/4.0 INSTALL 50mm BELOW THE TOP OF THE SLAB.

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 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 ANCHOR BOLTS ANCHORING SILL PLATE TO TOP OF FOUNDATION WALL TO BE NOT LESS THAN 1/2" DIA. AT 6'0" MAX

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.

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").

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

IF SPANS EXCEED THAT ABOVE, WOOD LINTELS SHOULD BE DESIGNED BY THE PRE ENG TRUSS / PRE ENG FLO0R JOIST STRUCTURAL DESIGNER

IF DETERMINED NECESSARY, CONTRACTOR SHALL BE RESPONSIBLE FOR REVIEW AND VERIFICATION OF NATIVE SUB-GRADE WITH A QUALIFIED GEO-TECHNICAL REPRESENTATIVE

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

STEEL BEAMS ARE TO BE “STRUCTURAL QUALITY STEEL” GRADE 350W, AS PER C.S.A. G40.21

WOOD FRAMED HEADERS (LINTELS)

FOUNDATIONS ARE ASSUMED TO BEAR DIRECTLY ON SOUND BEDROCK OR UNDISTURBED SUITABLE SUG-RADE WITH A 75 kPA (1566 psf) BEARING PRESSURE CAPACITY

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

UNLESS OTHERWISE SHOWN, BRICK AND STONE MASONRY OVER OPENINGS SHALL BE SUPPORTED WITH 3 1/2" x 3 1/2" STEEL ANGLE LINTEL

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

GEO-TECHNICAL DESIGN

CONCRETE AND MASONRY

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 AS SHOWN IN SCHEDULE BELOW.

WOOD LINTEL SCHEDULE (KINGSTON Ss = 2.1kPa LINTEL SIZE

MAX ALLOWABLE SPAN

ROOF AND CEILING ONLY (TRIBUTARY WIDTH OF 4.9m (16’-0")

2-2x10

2.1m (7’-0")

ROOF, CEILING AND 1 STORY

2-2x10

1.8m (6’-0")

CONDITION SUPPORTED

STAIRS AND RAILINGS ALL STAIR AND RAILING CONSTRUCTION TO BE CONSTRUCTION AS PER O.B.C. SECTION 9.8 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) HANDRAILS SHALL BE PROVIDED ON 2 SIDES OF STAIR 3'7" (1100mm) IN WIDTH OR GREATER. AT LEAST ONE REQUIRED HANDRAIL SHALL BE CONTINUOUS THROUGHOUT THE LENGTH OF THE STAIR IF THE ELEVATION DIFFERENCE BETWEEN THE TOP OF PORCH SLAB AND GRADE IMMEDIATELY BELOW IS EQUAL TO OR GREATER THAN 2’-0", THAN PROTECT WITH RAILINGS / GUARDS RAILINGS COMPLETE WITH GUARDS SHALL BE NOT LESS THAN 3'6" (1070mm) HIGH. OPENING IN GUARDS SHALL BE OF A SIZE THAT WILL PREVENT THE PASSAGE OF A SPHERICAL OBJECT HAVING A DIAMETER OF 100mm HANDRAILS AND ANY BUILDING ELEMENT THAT COULD BE USED AS HANDRAIL SHALL BE DESIGNED AND ATTACHED IN SUCH A MANNER TO RESIST: · A CONCENTRATED LOAD AT ANY POINT OF NOT LESS THAN 0.9kN (202lbs) · A UNIFORMLY DISTRIBUTED LOAD OF 0.7kN/m (48lbs/ft) INTERIOR STAIR WELL TO HAVE PARTITIONS EACH SIDE OF STAIR, DRYWALL TO FLOOR LEVEL ON STAIRCASE FACES TO PROVIDE GUARD

PLUMBING AND HVAC ALL PLUMBING AND AND HEATING SHALL BE INSTALLED AS PER O.B.C. PART 6 “HEATING, VENTILATING AND AIR CONDITIONING” AND PART 7 “PLUMBING” ALL PLUMBING AND HEATING SYSTEMS TO BE DESIGNED AND MANUFACTURED BY OTHERS. REFER TO MANUFACTURERS SHOP DRAWINGS FOR LAYOUT AND DETAILS

ELECTRICAL

ALL PLUMBING TO BE TESTED AND VERIFIED BY CITY INSPECTOR PRIOR TO COVERING

ALL ELECTRICAL WORK SHALL BE INSTALLED AS PER THE ONTARIO ELECTRICAL SAFETY CODE, 2012 (O.E.S.C.) LOCATIONS OF ALL ELECTRICAL RECEPTACLES, SWITCHES AND LIGHTS TO BE CONFIRMED WITH OWNER 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

Page 103 of 229

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4 2020.12.14 3 2020.12.03 2 2020.11.10 1 2020.11.03 DATE NO.

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

SR SR SR SR BY

ISSUED FOR PERMIT FULL SET OF PLANS FOR CLIENT REVIEW REVISED FLOOR PLANS FOR CLIENT REVIEW PRELIM FLOOR PLANS FOR CLIENT REVIEW REVISION DESIGN

S.R.

PRESSURE BALANCED OR THERMOSTATICALLY CONTROLLED SHOWER VALVES

DRAWN

S.R.

PRESSURE BALANCED OR THERMOSTATICALLY CONTROLLED FAUCET VALVES OR WATER HEAT SOURCE

SCALE

AS SHOWN

ALL TOILET ASSEMBLIES SHALL BE LOW FLUSH (MAX. 4.8 L) 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

STEEL ANGLE MASONRY LINTELS TECHNICAL-CREATIVE -IMPASSIONED

STEEL ANGLE LINTELS SUPPORTED MASONRY VENEER ABOVE OPENINGS SHALL CONFORM TO OBC TABLE 9.20.5.2.B. LINTELS TO BEAR ON MASONRY, CONCRETE OR STEEL

ANGLE SIZE

MAX. ALLOWABLE SPAN BY O.B.C. 3 1/2" THICK VENEER

3 1/2" x 3 1/2" x1/4"

8’-10" (2.47)

3 1/2" x 5" x 3/8"

11’-4" (3.48)

3 1/2" x 6" x 1/2"

15’-1" (4.59)

1124 HIGHFALLS ROAD SOUTH FRONTENAC GENERAL NOTES FILE NO.

DRAWING NO. SHEET

NOTES REFER TO DWG 01 FOR ALL CONSTRUCTION RELATED NOTES AND SCHEDULES

DIMENSIONS, SLOPES AND FEATURES TO BE REVIEWED BY CONTRACTOR/OWNER PRIOR TO CONSTRUCTION. ANY ERRORS OR OMISSIONS SHALL BE CORRECTED PRIOR TO STARTING WORK.

WALL PLAN LEGEND EXISTING ROOF SLOPES SHOWN FOR CLARITY PURPOSES ONLY. CONTRACTOR AND HOME OWNER TO FIELD MEASURE AND VERIFY ALL EXISTING CONDITIONS

FRAMED INSULATED WALL HATCH DENOTES LIMIT OF ROOF ADDITION

ROOF PEAK

FRAMED NON INSULATED WALL

12 5

FRAMED PARTIAL HEIGHT WALL

EXISTING ROOF SLOPES SHOWN FOR CLARITY PURPOSES ONLY. CONTRACTOR AND HOME OWNER TO FIELD MEASURE AND VERIFY ALL EXISTING CONDITIONS

FRAMED INTERIOR LOAD BEARING WALL INSULATED CONCRETE FORM (ICF)

“H” TRIM MAIN FLOOR CLG

CONCRETE FOUNDATION WALL BOARD AND BATTEN SIDING

12"

FEATURES BELOW

CORNER TRIM

8’-1"

MASONRY STONE / BRICK FACADE

FEATURE OVERHEAD

BOARD AND BATTEN SIDING

DELINEATION OF NEW ADDITIONS

LANDSCAPING WALL c/w COPING STONE

HATCH DENOTES LIMIT OF ROOF ADDITION

RAILING(S) TYPE VARIES

MAIN FLOOR

STRUCTURAL BEAM

TOP OF FDN

4’-0" MIN

5’-4"

MUDROOM FLOOR

FINISHED GRADE (APPROX)

FOUNDATION BELOW GRADE

6" GRANULAR BASE

FINISHED GRADE (APPROX)

TOP OF NEW FTGS 6" GRANULAR BASE

BEARING ON UNDISTURBED SUBGRADE

FRONT ELEVATION 0

REAR ELEVATION

1/4"=1’-0"

ASSUMED EXISTING FOUNDATIONS SHOWN FOR CLARITY PURPOSES ONLY

1/4"=1’-0"

ROOF VENTILATION 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.

EXISTING ROOF SLOPES SHOWN FOR CLARITY PURPOSES ONLY. CONTRACTOR AND HOME OWNER TO FIELD MEASURE AND VERIFY ALL EXISTING CONDITIONS

ROOF PEAK

HATCH DENOTES LIMIT OF ROOF ADDITION

GUARDS AND RAILING TO BE CONSTRUCTED USING “REGAL MANUFACTURING” 42" HIGH PRE ENG GLASS RAILING SYSTEM(S) TYP ALL DECK STRUCTURES GUARD COMPLIANCE OBC 9.8.8

12 FLASH AROUND CHIMNEY BASE

MAIN FLOOR CLG

12"

BOARD AND BATTEN SIDING

8’-1"

CORNER TRIM

GUARDS AND RAILING TO BE CONSTRUCTED USING “REGAL MANUFACTURING” 42" HIGH PRE ENG GLASS RAILING SYSTEM(S) TYP ALL DECK STRUCTURES GUARD COMPLIANCE OBC 9.8.8

HATCH DENOTES LIMIT OF ROOF ADDITION LANDSCAPING WALL c/w COPING STONE

MAIN FLOOR

4 2020.12.14 3 2020.12.03 2 2020.11.10 1 2020.11.03 DATE NO.

TOP OF FDN

5’-4"

MUDROOM FLOOR REPAIR PARGING ABOVE GRADE

FINISHED GRADE (APPROX) TOP OF NEW FTGS

FINISHED GRADE (APPROX)

FOUNDATION BELOW GRADE

6" GRANULAR BASE FOUNDATION BELOW GRADE

Page 104 of 229

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6x6 PT DECK POSTS ON 10" Ø CONC PIER c/w BIGFOOT BF24 FOOTING TYP

EXCAVATE EXISTING MATERIALS TO LEVEL AND GRADE SHOWN

ASSUMED EXISTING FOUNDATIONS SHOWN FOR CLARITY PURPOSES ONLY

1/4"=1’-0"

DESIGN

S.R.

DRAWN

S.R.

SCALE

AS SHOWN

ASSUMED EXISTING FOUNDATIONS SHOWN FOR CLARITY PURPOSES ONLY

6x6 PT DECK POSTS ON 10" Ø CONC PIER c/w BIGFOOT BF24 FOOTING TYP

TECHNICAL-CREATIVE -IMPASSIONED

LEFT ELEVATION

RIGHT ELEVATION 0

ISSUED FOR PERMIT FULL SET OF PLANS FOR CLIENT REVIEW REVISED FLOOR PLANS FOR CLIENT REVIEW PRELIM FLOOR PLANS FOR CLIENT REVIEW REVISION

4’-0" MIN

BEARING ON UNDISTURBED SUBGRADE

SR SR SR SR BY

1124 HIGHFALLS ROAD SOUTH FRONTENAC ELEVATIONS

1/4"=1’-0"

FILE NO.

DRAWING NO. SHEET

2 OF

MAIN FLOOR PLAN EXISTING CONDITIONS

56’-0" 45’-0" 12’-6"

11’-0" 5’-6"

9’-5 1/2"

5’-6"

7’-3 1/2"

12’-7"

3’-2"

11’-8" 6’-0"

KEY NOTES

NOTES

UNLESS OTHERWISE NOTED ON PLAN(S), PROPOSED INTERIOR PARTITION WALLS TO BE FRAMED 2x4 STUD @ 16" O.C. (3 1/2" WIDTH)

REFER TO DWG 01 FOR ALL CONSTRUCTION RELATED NOTES AND SCHEDULES

KITCHEN LAYOUT SHOWN IS CONCEPTUAL ONLY AND ACTUAL LAYOUT MAY VARY FROM THAT SHOWN ON PLANS. ACTUAL DESIGN BY KITCHEN SUPPLIER/INSTALLER

DIMENSIONS, SLOPES AND FEATURES TO BE REVIEWED BY CONTRACTOR/OWNER PRIOR TO CONSTRUCTION. ANY ERRORS OR OMISSIONS SHALL BE CORRECTED PRIOR TO STARTING WORK.

WALL PLAN LEGEND

MAKE AND MODEL OF DIRECT VENT FIREPLACE (D.V.F.P) SPECIFIED BY BUILDER OR CLIENT. INSTALLED AS PER MANUFACTURERS SPEC

FRAMED INSULATED WALL

CONC BEAM POCKET TO PROVIDE A UNIFORM BEARING FOR BEAM. 3 1/2" MIN BEARING. IF NECESSARY PROVIDE A COMBINATION OF STEEL SHIM AND NON SHRINK GROUT BENEATH UNDERSIDE OF BEAM

FRAMED INTERIOR LOAD BEARING WALL

FRAMED NON INSULATED WALL FRAMED PARTIAL HEIGHT WALL

INSULATED CONCRETE FORM (ICF) CONCRETE FOUNDATION WALL MASONRY STONE / BRICK FACADE

SITE CONDITIONS MAY INFLUENCE THE ACTUAL NUMBER OF STAIR RISERS. NUMBER OF STAIR RISES MAY DEVIATE FROM THAT SHOWN ON PLANS

FEATURES BELOW FEATURE OVERHEAD

WINDOW WELL REQUIRED. PROVIDE AND INSTALL PREFABRICATED GALVANIZED STEEL WINDOW WELL AS PER MANUFACTURERS SPEC. EGRESS WINDOWS TO INCLUDE EGRESS WINDOW WELL C/W SAFETY COVER

BUILT UP WOOD BEAMS AND LVL SECTIONS SHALL BE CONSTRUCTED IN ACCORDANCE WITH O.B.C. 9.23.8.3 SIZING AS PER O.B.C. TABLES A-8 AND A-11.

DELINEATION OF NEW ADDITIONS RAILING(S) TYPE VARIES STRUCTURAL BEAM

ELECTRICAL PLAN LEGEND CEILING MOUNT EXHAUST FAN ELECTRICAL PANEL C02 AND SPOKE ALARM (STROBE)

UNIT PAVER SUNKEN PATIO FD

9’-5"

DINING

MASTER

EXISTING BRICK FACADE TO REMAIN

STONE VENEER TO REMAIN

LIVING SPACE 35’-9"

KITCHEN

REMOVE ABANDONED CONCRETE STRUCTURES

20’-10" 9’-11"

BEDROOM

8’-9 1/2"

SCOPE OF WORK DOES NOT INCLUDE ANY CONSTRUCTION ON THE MAIN FLOOR OF THE EXISTING DWELLING

30’-10"

TO REMAIN SEE DETAIL

FOYER

11’-10 1/2"

7’-11 1/2"

24x42 2-2x10 HEADER

RELOCATE VENTS

9’-7 1/2"

3’-0"

LANDING

1" SUBFLOOR PANELLING 4" CONCRETE SLAB ON GRADE MIN 25 MPA, 5-8% AIR ENTRAINMENT R10 2" THICK INSULATION BOARD MIN 6" COMPACTED GRANULAR BASE

7’-5 1/2"

REMOVE FLUE AND CAP WITH 3" STONE SILL AND FLASHING

4 2020.12.14 3 2020.12.03 2 2020.11.10 1 2020.11.03 DATE NO.

3’-8"

WOOD PT DECK COMPOSITE DECK BOARDS

10’-0"

WOOD PT DECK STAIRS

REPAIR BRICK AND RE-POINT AS NECESSSARY

8’-8"

DN4R

5 12" TYP

2x8 FLOOR JOISTS @ 16" o/c

5’-1"

7’-5 1/2"

DN 12R

10’-0 1/2"

15’-2"

MUD ROOM

36x80 2-2x10 HEADER

5’-0"

11’-8 1/2"

TUB SINK

19’-8"

20’-10" 10’-0"

BATH

DRY

10’-5"

10’-0"

5’-0"

RELOCATE ELEC METER AND POLE

WASH

NEW ELEC METER LOCATION c/w BURIED CONDUIT

7" TYP

30’-10"

FIELD ADJUST AND EXTEND RAIN LEADERS TO SUIT NEW ADDITION

36x80 S-D-S 2-2x10 HEADER

24x42 2-2x10 HEADER

5’-9"

5" PVC RIGID PIPE DRAIN TO REAR

Page 105 of 229

SR SR SR SR BY

ISSUED FOR PERMIT FULL SET OF PLANS FOR CLIENT REVIEW REVISED FLOOR PLANS FOR CLIENT REVIEW PRELIM FLOOR PLANS FOR CLIENT REVIEW REVISION DESIGN

S.R.

DRAWN

S.R.

SCALE

AS SHOWN

ALL ACTIVE CHIMNEY FLUES SHALL EXTEND A MIN 24" (600mm) ABOVE THE HIGHEST ROOF SURFACE AS PER OBC 9.21.4

1’-4"

3-2x10 BUILT UP PT BEAM

1’-4"

D:\2020-044 1124 HIGHFALLS\1124 HIGHFALLS V3.DWG

EXISTING CHIMNEY STACK TO REMAIN

9’-8 1/2"

6’-8"

STONE MASONRY RETAINING WALL

6’-8"

DN 3 2R

GUARDS AND RAILING TO BE CONSTRUCTED USING “REGAL MANUFACTURING” 42" HIGH PRE ENG GLASS RAILING SYSTEM(S) TYP ALL DECK STRUCTURES GUARD COMPLIANCE OBC 9.8.8

8’-0" 2’-8"

TECHNICAL-CREATIVE -IMPASSIONED

3’-0" 7’-8"

8’-4" 11’-0"

10’-7" 45’-0"

10’-6" 56’-0"

MAIN FLOOR PLAN PROPOSED CONDITIONS 0

1/4"=1’-0"

LAKESIDE FACE

12’-10"

3’-5"

PHOTO DELINEATIONS

1124 HIGHFALLS ROAD SOUTH FRONTENAC MAIN FLOOR PLAN

FILE NO.

DRAWING NO. SHEET

3 OF

BASEMENT FLOOR PLAN EXISTING CONDITIONS

KEY NOTES

NOTES

UNLESS OTHERWISE NOTED ON PLAN(S), PROPOSED INTERIOR PARTITION WALLS TO BE FRAMED 2x4 STUD @ 16" O.C. (3 1/2" WIDTH)

REFER TO DWG 01 FOR ALL CONSTRUCTION RELATED NOTES AND SCHEDULES

KITCHEN LAYOUT SHOWN IS CONCEPTUAL ONLY AND ACTUAL LAYOUT MAY VARY FROM THAT SHOWN ON PLANS. ACTUAL DESIGN BY KITCHEN SUPPLIER/INSTALLER

DIMENSIONS, SLOPES AND FEATURES TO BE REVIEWED BY CONTRACTOR/OWNER PRIOR TO CONSTRUCTION. ANY ERRORS OR OMISSIONS SHALL BE CORRECTED PRIOR TO STARTING WORK.

WALL PLAN LEGEND

MAKE AND MODEL OF DIRECT VENT FIREPLACE (D.V.F.P) SPECIFIED BY BUILDER OR CLIENT. INSTALLED AS PER MANUFACTURERS SPEC

FRAMED INSULATED WALL

CONC BEAM POCKET TO PROVIDE A UNIFORM BEARING FOR BEAM. 3 1/2" MIN BEARING. IF NECESSARY PROVIDE A COMBINATION OF STEEL SHIM AND NON SHRINK GROUT BENEATH UNDERSIDE OF BEAM

FRAMED INTERIOR LOAD BEARING WALL

FRAMED NON INSULATED WALL FRAMED PARTIAL HEIGHT WALL

INSULATED CONCRETE FORM (ICF) CONCRETE FOUNDATION WALL MASONRY STONE / BRICK FACADE

SITE CONDITIONS MAY INFLUENCE THE ACTUAL NUMBER OF STAIR RISERS. NUMBER OF STAIR RISES MAY DEVIATE FROM THAT SHOWN ON PLANS

FEATURES BELOW FEATURE OVERHEAD

WINDOW WELL REQUIRED. PROVIDE AND INSTALL PREFABRICATED GALVANIZED STEEL WINDOW WELL AS PER MANUFACTURERS SPEC. EGRESS WINDOWS TO INCLUDE EGRESS WINDOW WELL C/W SAFETY COVER

BUILT UP WOOD BEAMS AND LVL SECTIONS SHALL BE CONSTRUCTED IN ACCORDANCE WITH O.B.C. 9.23.8.3 SIZING AS PER O.B.C. TABLES A-8 AND A-11.

DELINEATION OF NEW ADDITIONS RAILING(S) TYPE VARIES STRUCTURAL BEAM

ELECTRICAL PLAN LEGEND CEILING MOUNT EXHAUST FAN ELECTRICAL PANEL

56’-0" 45’-0"

11’-0"

BEDROOM

HIGH E FURN

10’-0"

30’-10"

36x48 EXISTING HEADER

96x80 PATIO DOOR UTILIZE EXISTING HEADER

4" CONCRETE SLAB ON GRADE MIN 25 MPA, 5-8% AIR ENTRAINMENT MIN 6" COMPACTED GRANULAR BASE SAWCUT @ 8’-0" EACH DIRECTION SLOPE MIN 1.0%

42x25 EXISTING HEADER

REPLACE EXITING DOOR WITH NEW NEW WINDOW SALVAGE HEADER

9’-0 1/2"

DEN 16’-6 1/2"

6x6 PT DECK POSTS ON 10" Ø CONC PIER COLUMN c/w BIGFOOT BF24 SPREAD FOOTING TYP ALL LOCATIONS

4 2020.12.14 3 2020.12.03 2 2020.11.10 1 2020.11.03 DATE NO.

SR SR SR SR BY

ISSUED FOR PERMIT FULL SET OF PLANS FOR CLIENT REVIEW REVISED FLOOR PLANS FOR CLIENT REVIEW PRELIM FLOOR PLANS FOR CLIENT REVIEW REVISION DESIGN

S.R.

DRAWN

S.R.

SCALE

AS SHOWN

1’-4"

PROVIDE LEVEL SECURE CONCRETE BASE AT BOTTOM OF STAIR

Page 106 of 229

D:\2020-044 1124 HIGHFALLS\1124 HIGHFALLS V3.DWG

11’-0"

HVAC

CONCRETE PATIO BENEATH DECK

REPLACE BASEMENT WINDOW WITH NEW “LIKE FOR LIKE”

5’-2"

TO REMAIN

5’-0"

EXISTING HVAC CORRIDOR

8’-8" 10’-0"

HIGH E HWT

BATH

CONCEAL EX STRUCTURAL POST

11’-1"

REVENT MECH TO REAR

EXISTING HVAC CORRIDOR

POSTS TO REMAIN TYP 28x78

30’-10"

MECH

10’-8" 20’-10"

19’-1"

BACKFILLED

7’-6"

20’-10"

BUILT IN

30x78

FINISHED REC SPACE 85" CEILING

30x78 6" ICF WALL. MIN 4’-0" IN DEPTH

42x25 EXISTING HEADER

5’-3 1/2" 4’-0"

30x78

6’-2"

11’-0" 9’-1"

11’-5 1/2"

3 1/2" 1

INSULATE EXISTING CBM FOUNDATION WALLS

7’-4"

DN 12R

ELEC PANEL

REPLACE BASEMENT WINDOW WITH NEW “LIKE FOR LIKE”

5’-0"

3 INSTALL NEW PROPANE D.V.F.P

EXISTING STAIRS AND WALLS SURROUNDING STAIR TO REMAIN AS EXISTING

20" WIDE STRIP FOOTING BELOW

C02 AND SPOKE ALARM (STROBE)

TECHNICAL-CREATIVE -IMPASSIONED

7’-7 1/2" 7’-8"

1’-4" 11’-0" 11’-0"

7’-6" 10’-6"

10’-0" 10’-7" 45’-0"

8’-6" 6’-11"

8’-8 1/2" 9’-4"

1’-4"

56’-0"

1124 HIGHFALLS ROAD SOUTH FRONTENAC BASEMENT FLOOR PLAN

BASEMENT FLOOR PLAN PROPOSED CONDITIONS 0

1/4"=1’-0"

FILE NO.

DRAWING NO. SHEET

4 OF

2x8 RIDGE BOARD NO.2 SPF GRADE

ROOF FRAMING CONSTRUCTION ·

ASPHALT SHINGLES ICE AND WATER SHIELD (3’ MIN) 1/2" ROOF SHEATHING c/w H CLIPS VENTING BAFFLES AND ROOF VENTS

ROOF RAFTERS AND CEILING JOISTS SHALL BE SPLICED OVER VERTICAL SUPPORTS THAT EXTEND TO SUITABLE END BEARING. THE MINIMUM LENGTH OF END BEARING SHALL BE NOT LESS THAN 38mm (1 1/2")

BUILDER/OWNER TO CONFIRM ICF MANUFACTURER TYPE WITH BUILDING INSPECTOR PRIOR TO CONSTRUCTION. ALL ICF WORK TO CORRESPOND WITH MANUFACTURERS REQUIREMENT SPECIFICATIONS, APPLICABLE CHARTS AND DETAILS ICF BLOCK UNITS SHALL BE FABRICATED WITH POLYSTYRENE CONFORMING WITH O.B.C. PART 9.15.4.1

2x4 STRUT (EACH FRAME) NO.2 SPF GRADE

FRAMING MEMBERS SHALL BE CONNECTED BY GUSSET PLATES OR A MINIMUM 4 - .120g 3 1/4" FRAMING NAILS.

2x6 ROOF RAFTER AT 24" o/c NO.2 SPF GRADE

ROOF RAFTERS AND CEILING JOIST FRAMING TO BE CONSTRUCTED IN ACCORDANCE WITH O.B.C. 9.23.13

INSULATED CONCRETE FORMS (ICF) OBC 9.20.17

SECURE END OF RAFTERS TO CEILING JOISTS TO PREVENT OUTWARD MOVEMENT

ICF FOUNDATION SHALL BE LATERALLY SUPPORTED AND REINFORCED IN ACCORDANCE WITH O.B.C. PARTS 9.15.4.4. AND 9.15.4.5. REFER TO TABLE BELOW

ICF FOUNDATION REINFORCING SCHEDULE

2x8 CEILING JOISTS AT 24" o/c NO.2 SPF GRADE

SEE ELEVATIONS FOR HEIGHT

FIELD MEASURE AND VERIFY TRUSS EAVE O/H SHOWN. EAVE TO MATCH EXISTING CONDITIONS TYPE

VINYL SIDING #15 HOUSE WRAP PAPER 1" (R5) CONT INSULATION (C.I.) 7/16" O.S.B. SHEATHING 2"x6" STUDS AT 16" O/C

ICF VERTICAL REINFORCING VERTICAL REINFORCEMENT IN FLAT ICF FOUNDATION WALLS SHALL CONSIST OF THE FOLLOWING: · BAR SHOULD BE LOCATED ON THE INSIDE HALF OF THE WALL SECTION WITH A MINIMUM 30mm COVER FROM THE INSIDE FACE OF THE CONCRETE

BLOCKING @ 48" o/c FOR WALLS GREATER THAN 9’-4"

WALL HEIGHT m (ft)

SLAB CONSTRUCTION 4" CONC SLAB c/w H.P. RADON BARRIER SEALANT R10 2" THICK INSULATION BOARD 6 MIL POLY VAPOUR BARRIER

SLOPE TO CENTER DRAIN AND DISCHARGE TO REAR OF PROPERTY

BACKFILL HEIGHT m (ft)

ü 2"x6" SILL PLATE c/w SILL GASKET 1/2" DIA. AT 7'10" o/c MAX

2.44 (8)

WALL HEIGHT m (ft)

6" ICF FOUNDATION (R23) REINFORCING AS PER SCHEDULE WATER PROOFING MEMBRANE AND PROTECTION BARRIER

ICF TYPICAL STEM WALL SECTION #1 SIDING FINISHES

FOOTING CONSTRUCTION 20"x8" CONC STRIP FOOTING DOWEL AND OPTIONAL CUT KEY ON UNDISTURBED SUBGRADE OR BEDROCK

NTS 1’-4" 11"

1’-4" 7" 6" 5"

1’-4" 11"

VERTICAL BAR AS PER SCHEDULE

ICF COURSING TO BE PLACED CENTER OF BEARING FOOTING

" 11

5" NTS

NTS

STIRRUP NTS

6" BRICK LEDGE ICF FORM NTS

VERTICAL BAR AS PER SCHEDULE HORIZONTAL BAR AS PER SCHEDULE

10M CONTINOUS BAR TERMINATE VERTICAL BAR 2" BELOW TOP OF POUR

10M STIRRUP SEE DETAIL

BAR LAP LENGTH 40d

° 94

6" TAPERED TOP 6" STANDARD ICF FORM ICF FORM

PARGING FINISH ABOVE GRADE

Page 107 of 229

ALUM DRIP EDGE AND TROUGH

CRIPPLE WALL FOR OPENINGS AT LOWER ELEVATIONS 2x6 TOP PLATE

6" STANDARD ICF BRICK LEDGE

APPROVED WATERPROOFING MEMBRANE BELOW GRADE

NEW 2"x6" STUD WALLS 16" O/C 5/8" T&G PLYWOOD GLUED & SCREWED

BUILT-UP WOOD HEADER, SEE PLAN FOR SIZE

1.80 (6)

15M at 600mm (24")

10M at 450mm (18")

2.10 (7)

15M at 450mm (18")

15M at 750mm (30")

2.40 (8)

15M at 450mm (18")

15M at 600mm (24")

2"x6" SILL PLATE C/W SILL GASKET 2"x10" RIM JOIST

FINISHED GRADE MIN 4" BELOW TOP OF FOUNDATION

TYPICAL WALL OPENING DETAIL

EXISTING TOP PLATE

FLOOR JOIST DETAIL

MINIMUM VERTICAL REINFORCEMENT BACKFILL FLUID DENSITY - 480kg/m³ 150mm (6") WALL

200mm (8") WALL

1.20 (4)

15M at 750mm (30")

10M at 600mm (24")

1.50 (5)

10M at 750mm (30")

10M at 450mm (18")

1.80 (6)

15M at 600mm (24")

15M at 900mm (36")

2.10 (7)

15M at 450mm (18")

15M at 750mm (30")

2.40 (8)

15M at 300mm (12")

15M at 600mm (24")

2.70 (9)

15M at 300mm (12")

15M at 450mm (18")

6" STANDARD ICF “T” WALL CONNECTION

ICF STANDING FOOTING DETAIL

SECURE AND ANCHOR POST USING STRONG-TIE ABU BASE PLATE

10" Ø CONC PIER COLUMN

UNDISTURBED SUBGRADE

BIGFOOT SPREAD FOOTINGS

4 2020.12.14 3 2020.12.03 2 2020.11.10 1 2020.11.03 DATE NO.

11"

1’-2"

2x6 TRIMMER JACK STUD MIN BEARING SPEC BY TRUSS DESIGNER

TRUSS HEAL DETAIL

10M at 600mm (24")

CONC FILLED BF 24 FOOTING

24" EAVE O/H

10M at 450mm (18")

HORIZONTAL BAR AS PER SCHEDULE

15M CONTINUOUS BAR AS SHOWN

FLOOR JOIST

ALUM FASCIA AND SOFFIT

1.50 (5)

VERTICAL BAR AS PER SCHEDULE

BURIED MIN 48" BELOW FINISHED GRADE

D:\2020-044 1124 HIGHFALLS\1124 HIGHFALLS V3.DWG

10M at 750mm (30")

90 DEGREE CORNER BAR, LAP BARS 40 BAR DIAMETERS, MINIMUM. ALTERNATE ON EACH SIDE OF “T” WALL.

NTS

ASPHALT SHINGLES ICE AND WATER SHIELD PROTECT A MIN 3’ FROM DRIP EDGE

10M at 450mm (18")

DENOTES ICF WEB TYP

FINISHED GRADE

NTS

VENTILATION BAFFLE

1.20 (4)

BAR SIZE OF DOWEL TO MATCH SPECIFIED BAR Ø OF ICF VERTICAL BAR

8" 14"

16"

MASONRY SEAT

9 1/2"

11"

200mm (8") WALL

REMOVE SECTION OF FORM TO ACCOMMODATE WALL THICKNESS

DEVELOP DOWEL WITH VERTICAL BAR

11"

150mm (6") WALL

BACKFILL HEIGHT m (ft)

2.74 (9)

11" 6"

BACKFILL FLUID DENSITY - 480kg/m³

11"

MIN 6" CRUSHED STONE ON GEOTECH FILTER CLOTH COMPACTED ROCK FILL

MIN 6" CRUSHED STONE

9 1/2" 6"

MINIMUM VERTICAL REINFORCEMENT

4 COURSES @ 16"

SEE ELEVATIONS FOR HEIGHT(S)

HORIZONTAL REINFORCEMENT IN FLAT ICF FOUNDATION WALLS SHALL CONSIST OF THE FOLLOWING: · ONE (1) BAR PLACED NOT MORE THAN 12" (300mm) FROM THE TOP OF WALL · 10M BARS SPACED NOT MORE THAN 24" (600mm) o/c · BAR SHOULD BE LOCATED ON THE INSIDE HALF OF THE WALL SECTION WITH A MINIMUM 30mm COVER FROM THE INSIDE FACE OF THE CONCRETE

R60 FIBERGLAS INSULATION 6 MIL POLY VAPOUR BARRIER WITH BITUMEN SEAL RESILIENT CHANNELS 1/2" DRYWALL

R22 FIBERGLASS INSULATION 6 MIL POLY VAPOUR BARRIER WITH BITUMEN SEAL 1/2" DRYWALL

SUNKEN PATIO PAVING STONE AND PLANTER WALLS

ICF HORIZONTAL REINFORCING

SEE EAVE DETAIL FOR DETAILING

DECK JOISTS

SR SR SR SR BY

ISSUED FOR PERMIT FULL SET OF PLANS FOR CLIENT REVIEW REVISED FLOOR PLANS FOR CLIENT REVIEW PRELIM FLOOR PLANS FOR CLIENT REVIEW REVISION DESIGN

S.R.

DRAWN

S.R.

SCALE

AS SHOWN

4x4 DECK POST CONTINUOUS FLASHING WITH DRIP EDGE DECKING RIM JOIST

FLOOR JOIST

SECURE BLOCKING DECK RIM JOIST SECURE EACH JOIST USING 4- 16g 3 14" NAILS

SECURE BOTH SIDES OF DECK POST WITH 2- 22g 3 21" SDS STRONG TIE SCREWS

DECK POST CONNECTION DETAIL

FOUNDATION

DECK JOIST SIMPSON STRONG TIE LUS JOIST HANGER

TECHNICAL-CREATIVE -IMPASSIONED

2- 3/8" LAG SCREWS @ 16" STAGGERED o/c

1124 HIGHFALLS ROAD SOUTH FRONTENAC SECTIONS AND DETAILS

LEDGER BOARD

DECK LEDGER DETAIL FILE NO.

DRAWING NO. SHEET

5 OF

Q U I NT E C O NS ER V AT I O N - P L AN N I NG A C T R EV I EW QC File No. PL0039-2021 Municipality:

Township of South Frontenac

Owner

Doug Morrow & Linda Brown

Location:

1124 Highfalls Lane

Roll #:

10290800501570000000

Application Description:

Minor Variance Your File No. MV-06-21-P

Feature:

Howes Lake

Lot 6, Concession 13

Portland

Provide relief from lake setback for addition to existing dwelling

Planning Act - Natural Hazard policies of the Provincial Policy Statement and Quinte Conservation Planning Act Review policy Conservation Authorities have Provincially delegated responsibilities to represent Provincial interests regarding natural hazards under section 3.1 of the Provincial Policy Statement (PPS) (2020). Natural hazards include areas subject to flooding, prone to erosion, dynamic beaches and unstable bedrock. Generally the policies of the PPS direct development to areas outside of hazards lands. Staff are satisfied that the application as presented is consistent with section 3.1 of the PPS as there is sufficient area for development outside the flood hazard. Ontario Regulation #319/09 (Regulation of Development, Interference with Wetlands and Alterations to Shorelines and Watercourses The subject lands lie within the regulated area of Howes Lake (by virtue of Ontario Regulation #319/09 – Regulation of Development, Interference with Wetlands and Alterations to Shorelines and Watercourses). Comments:

Please note that the owners will need to apply to the Conservation Authority for a permit prior to development (construction / filling/ excavation/ site grading) within 45 metres of the 1:100 year floodplain of Howes Lake. Quinte Region Source Protection Plan Quinte Conservation provides Risk Management services as prescribed by the Clean Water Act, 2006 on behalf of member municipalities. Part of this is reviewing building and planning applications to ensure no new significant drinking water threats as outlined in the Quinte Region Source Protection Plan are created. Policies for significant threats in the Quinte Region Source Protection Plan are not applicable as the subject property lies outside of an intake protection zone or wellhead protection area for a municipal drinking water system. As such no Section 59 Clearance Notice is required. Planning Act - Natural Heritage policies of the Provincial Policy Statement Section 2.1 of the Natural Heritage policies of the Provincial Policy Statement protects features including (but not limited to); Provincially Significant Wetlands, significant woodlands and significant Areas of Natural and Scientific Interest. The subject lands do not lie within a Provincially Significant Wetland, or within an Area of Natural and Scientific Interest. Further, an Environmental Impact Study was not provided with the current planning application, and as per Quinte Conservation’s Regulation and Policies we will not be requesting one.

Final Comments:

Quinte Conservation has no objection to the application as presented.

March 4, 2021 Date

Lindsay Nash Environmental and Regulations Technician For;

Sharlene Richardson Regulations Officer Page 1 of 1

Page 108 of 229

To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: March 10, 2022 Subject:

Minor Variance Application MV-06-21-P, Marlow/Brown, 1124 High Falls Lane, District of Portland

Summary This report recommends that the Committee of Adjustment grant approval of this application for zoning relief for an addition to an existing dwelling, subject to conditions, as this application meets the four tests of a minor variance outlined in section 45(1) of Planning Act.

Background This application was brought forward to Committee of Adjustment at the hearing on March 11, 2021. Staff recommended a deferral at the time to provide additional time for the applicant and agent to provide additional required information to Building Services so that they could complete a performance review of the existing septic system, and for Quinte Conservation to review the application and provide comments. Since March 11, 2021, the existing deck was replaced with a new deck in the same location and being the same size, with a valid building permit. It was discovered that the sewage system needed to be replaced and was not fully located on the subject property. The owners consolidated the property with the one on the east side of the lane and purchased the sliver of property from a neighbour so that the new sewage system could be located on the east side of the lane. This resulted in an increase in lot area. Originally, the subject property was 0.33 acres (0.13 hectares) in area. The new consolidated parcel is 0.7 acres (0.3 hectares). The proposal has not changed since being heard on March 11, 2021. Official Plan Designation: Rural Zoning: RLSW

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Page 109 of 229

Township of South Frontenac Staff Report - Minor Variance Application MV-06-21-P, Marlow/Brown, 1124 High Falls Lane, District of Portland

Zoning Relief Requested Section 5.8.2a) – To permit an addition to an existing dwelling, where the dwelling addition would be setback 27 metres (88 feet) from the highwater mark, whereas the Zoning By-law requires a 30 metre (98.4 feet) setback from the highwater mark for all buildings and structures. Section 10.3.1 – To permit an addition to an existing dwelling, where the dwelling addition would be setback 27 metres (88 feet) from the highwater mark, whereas the Zoning By-law requires a 30 metre (98.4 feet) setback from the highwater mark for the principal building, and to allow an increase of 0.75% lot coverage (from 5.4% to 6.1%), whereas the Zoning Bylaw permits a maximum of 5%.

Discussion/Analysis Property Description The subject property is located on High Falls Lane, off Desert Lake Road, and is municipally known as 1124 High Falls Lane. The subject property can be characterized as rising steeply from the lake towards the lane. The property contains an existing dwelling with an attached deck. The one storey dwelling is 108.4 square metres (1166.8 square feet) in area. It is setback 27 metres (88 feet) from the highwater mark of Howes Lake. The attached deck is 42 square metres (452 square feet) in area and is setback 24 metres (78 feet) from the highwater mark and 3 metres from the interior lot line.

Summary of Proposal An application for minor variance was received to permit an addition to the existing dwelling within the required 30 metre setback from the highwater mark of Howes Lake. With the addition of the new land, the a variance is also requested for a 0.75% increase (from 5.4% to 6.1%) in lot coverage for the principal building. The proposed addition will be 21.3 square metres (229.3 square feet) in area and located 27 metres (88 feet) from the highwater mark. It will be attached to the north side of the existing dwelling, in front of the current driveway. It will be located 3 metres (9.8 feet) from the northern interior side lot line.

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Page 110 of 229

Township of South Frontenac Staff Report - Minor Variance Application MV-06-21-P, Marlow/Brown, 1124 High Falls Lane, District of Portland

The applicants also indicated on their application that they will construct a stone patio between the driveway and the addition. The stone patio will be located 2.55 metres (8 feet) from the northern interior side lot line.

Department and Agency Comments This application did not meet the criteria for circulation to Public Services. Building Services (Sewage System Review) noted that the dwelling was serviced by a septic system was located on the east side of the subject property between the lane and the dwelling. A performance review was required to make sure the sewage system could accommodate the proposed development. However, Building Services required more information to determine if the existing system met the Ontario Building Code. Subsequently, the applicant applied to replace the septic system with a new septic system. Building Services completed their sewage system inspection to install a new sewage system in June. At this time, the drawing which laid out the location of the sewage system was missing setbacks. It was also noted that the sewage system was proposed on a separately conveyable property, also owned by the applicants and that a portion of the sewage system, the force main, were going over a property owned by a neighbour. Since then, the drawing has been updated and the applicants have merged the two properties in their ownership on title and provided proof of PIN consolidation. The applicants have also purchased the piece of land from the neighbour so that the septic system will be fully located on their property. Township Staff received confirmation on March 3, 2022 from the applicants lawyer that the property has been merged, deeded and transferred to the applicant. Building Services was consulted and indicated that they have no further objections if the applicants have bought the parcel where the force main runs under. The applicants or their agent will need to co-ordinate with Building Service to get their sewage system permit as the sewage permit has not yet been issued. Quinte Conservation provided comments on March 4, 2021 which indicate no objection to the approval of the application. In their opinion the proposal is located in a reasonable location outside of the flood hazard. It was noted that a permit under O. Reg 319/09 may be required for future development on the severed parcel and retained parcel. The applicant or future owner of the property must contact Quinte Conservation since the subject lands lie within the regulated area of Howes Lake. They will need to apply to the Conservation Authority for a permit, at the building permit stage, prior to development within 45 metres of the 1:100 year floodplain of Howes Lake. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 111 of 229

Township of South Frontenac Staff Report - Minor Variance Application MV-06-21-P, Marlow/Brown, 1124 High Falls Lane, District of Portland

Public Comments No comments were received from the public at the time of the writing of this report nor at the Public Hearing on March 11, 2021.

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/does not meet the four tests as explained below. Does the variance maintain the general intent and purpose of the Official Plan? The proposed variances maintain the general intent and purpose of the Official Plan, specifically the policies on limited service residential development and development within environmentally sensitive areas adjacent to a lake. The dwelling is a permitted residential use of the property and in keeping with the character of waterfront development along High Falls Lane. The dwelling, and the proposed addition, are located outside of the flooding and erosion hazards. The addition will be located no closer to the highwater mark than the existing dwelling and is located farther from the highwater mark than the existing deck. Does the variance maintain the general intent and purpose of the Zoning By-law? The variance maintains the general intent and purpose of the Zoning By-law as the addition would expand the dwelling, which is a permitted use on the subject property. The addition will be farther from the highwater mark than the existing deck. It is noted that it is not physically possible to meet the highwater mark setback since the existing dwelling is located within 30 metres of the lake. Locating the addition elsewhere on the property would not contribute to the functional use of the property or the building. The increase in lot coverage is less than 1% (from 5.4% to 6.1%), is reasonable for the proposed development and supports the functionality of the dwelling. The proposed development will be located no closer to the water than existing development, and the development only marginally increases lot coverage. Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The variance is desirable for the appropriate development of the building, as the proposed addition is modest in size and is consistent with the residential use of the property. Locating www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 112 of 229

Township of South Frontenac Staff Report - Minor Variance Application MV-06-21-P, Marlow/Brown, 1124 High Falls Lane, District of Portland

the addition to the north of the property maintains the functionality of the building without having to change the interior of the dwelling. The addition would be located on already disturbed lands, being the existing driveway. Is the variance minor? Yes, the 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 building.

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 posting on the Township’s Current Planning Application webpage by e-mail to prescribed persons and public bodies

Recommendation That the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application MV-06-21-P, subject to the following conditions.

The Minor Variance is for an addition to the single detached dwelling. The 21.3 square metre (229.3 square foot) addition is permitted to be setback a minimum of 27 metres (88 feet) from the highwater mark of Howes Lake. The principal building on the property is permitted a maximum 6.1% lot coverage. All as per the drawings submitted on with MV-06-21-P, attached to the Decision as Schedule “A”.
The applicant is required to enter into a Development Agreement to be registered on the title of the property to the satisfaction of the Township to address Township environmental policies.
A building permit is required for ALL construction on the property. There shall be no additional development, or demolition of existing structures, on the property without the approval from the Township of South Frontenac.
Minor variance MV-06-21-P is applicable only to Zoning By-law No. 2003-75 and not to any subsequent zoning by-laws.

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Page 113 of 229

Township of South Frontenac Staff Report - Minor Variance Application MV-06-21-P, Marlow/Brown, 1124 High Falls Lane, District of Portland

Report Prepared By: Anna Geladi, Planner

Reviewed By: Christine Woods, MCIP RPP, Senior Planner

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Page 114 of 229

FALLS LANE

Rd rth

we Ho

rt L se De

a ke Ln

MV-06-21-P (Morrow & Brown)(Costa)

t Ln P o in

eR ak

Fa l

t Firs

1012 HIGH FALLS LANE

ok e

Pars ons Point Ln

b ro ch in

H 1005 o w e sHIGH Lake

1005 HIGH FALLS LANE

Bass Lake

Hin

Inset Map

Hi gh

1140 HIGH FALLS LANE

1118 HIGH FALLS LANE

1124 HIGH FALLS LANE

Legend Subject Property Parcel Fabric Provincially Significant Wetlands

gh Hi

s a ll

CON 13 PT LOT 6

Wetland

River/ Stream Lake Trout Lake - At Capacity

Lake Trout Lake - Not at Capacity

1124 HIGH FALLS LANE

Non-Lake Trout Lake - At Capacity Waterbody 1140 HIGH FALLS LANE

Produced by the Township of South Frontenac under license with the Ontario Ministry of Natural Resources © Queen’s Printer for Ontario, 2015.

Howes Lake

Page 115 of 229

1128 HIGH FALLS LANE

Scale 1:400

1140 HIGH FALLS LANE

0 1.75 3.5

10.5

Meters UTM Projection NAD 83

TOWNSHIPOF SOUTH FRONTENAC APPLICATIONFOR MINORVARIANCEOR PERMISSION Updated January, 2021 The Committee of Adjustment is a Committeeof eight persons appointed by Township Council.The Committeeis formed under Section 45 of the Planning Act R.S.O. 1990, Chapter R13. to authorize a minor variance from a zoning by-law. The Committee may vary zoning By-law provisions that the variance:

provided the Committee is of the opinion

is desirable for the appropriate development or use of e Maintainsthe general intent and purpose of the Ofiici Maintainsthe general intent and purpose of the Zonin is minor in nature ,»

Application Requirements F O

it is required that one (1) copy of this application b ?|£i'1M_itb I Committeeof Adjustment. together withthe SKETCH re :

Application Lype: 1-3 Variances 4+ Variances After buildingwithout a permit

Planning Fee: $959.00 $1,316.00 $2,010.00

BuildingAdmln Fee:

TOTAL:

$97.00 $97.00 $97.00

$1,413.00 $2,107.00

/—

It is required that a Fee be provided for the Township to review onsite sewage disposal and ConservationAuthority (where applicable) when submitting an application (Separate cheques, payable _tothe applicable ConservationAuthority, are to be submitted to the Township with the completed application).

Township of South Frontenac Minor Variance Only MinorVariance WITHPerformance Review MinorVariance In combinationwitha new Class 2, 3, 4, or 5 sewage system other than a Class A system Cataraqui Region ConservationAuthority Quinta ConservationAuthority

Rideau Valley ConservationAuthority

$46300

$$ff:éo:0 §A26:00‘ $344.00

$390.00

Please Note: These fees are for consultation 0 n this application only; these agencies may require additionalpermit applications and fees prior to a ny construction.

Page 116 of 229

TOWNSHIPOF SOUTHFRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended 3. PLEASE READTHIS ITEMCAREFULLY

Each applicant shall provide a sketch showing the dimensions of the subject land and of all abutting lands as outlined in Question 29 of the application. The sketch should be accurately dimensioned and sealed in either Imperial or Metricmeasures. This sketch, in conjunction with the Application Fonn, is the basis for the analysis of the Minor Variance Application by the Committeeof Adjustment. It is strongly recommended that the applicant spend the necessary time to carefully and thoroughly assemble the data and transfer the data to the sketch. It is important that the sketch be drawn with accurate dimensions and application which does not includethe above required informationmay measurements. Any not be accepted. In this regard, the applicant may wish to secure the assistance of a person drafting of such sketches. A guide to answering the application questions who specializes in the is attached. 4. Collection of Personal Information

Personal infonnationrequested herein is required under the Planning Act. 1990 as amended. This informationwill be used by the Committeeof AdjustmentlLand Division Committeefor the purpose of reviewing the above referenced application, and may be made available to those boards, Commissions, Authorities. Agencies and Persons having an interest in this matter. Any questions regarding the collection of this information should be directed Treasurer of the Committeeof Adjustment (P.0. Box 100, Sydenham. Ont., to the Secretary KOH2T0.Phone 376—3027 ext.2224).

Date Received:

File No:

Page 117 of 229

TOWNSHIPOF SOUTHFRONTENAC APPLICATIONFOR MINORVARIANCE Planning Act, R.S.O. 1990, (2. R13 as amended

?grpwx Q‘M

Name of Owner(s):

Sp‘-‘A4?!

Full Mailing Address of Owner(s):

Phone number of Ownar(s): EmailAddress of Ownar(s): Ifthe applicant is NOT the owner of the subject land.the written authorizationof the owner that the applicant is authorizedto make the application, must accompany the application. Name of AuthorizedAgent: Full

Mgcgd ,%

Mailing Address of AuthorizedAgent:

Po?3f

Phone number of AuthorizedAgent: _ Email Address of Authorized Agent: _ Agent as named above is hereby authorized to act o nnnnneainn I-hie a-mlim-.63.-…. L’..- nu–rariance‘ I

be?

‘~

Owner(s)

SignaWé(soIef

The description of the subject land: District:

EJBedford

Concession Number: Street Number:

5?/Loughborough3 Stonington Lot Number: 3

Name of Road/Street:

Reference Plan Number: Roll Number: Kg;

[3 Portland

—

I5 Q8 ‘-1’

Part Number(s):

3 QHQQk as; {p5 —

The frontage(s), depth and area of the subject land.

Page 118 of 229

TOWNSHIPOF SOUTHFRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Frontage (on water):

L’! I35’

Frontage (on road/lane):

“/2

Depth:

SSW?

Area:

The currentzoning of the subject land:

@s_»o The nature and extent of the relief from the Zoning By-law:

79 be ,5

§?_:_d1,.=;L ggn?tvuuted

:.s1W\a,. ‘(fa

N‘ op

K(-

E? H

The reason why the proposed use cannot comply withthe provisions of the Zoning By-law:

1&2:L-’\e}Ho«~J

Does the subject property front on a municipailymaintained road? OR a privately maintained road? BfYes D No Name of Road/Lane:

D Yes

;/No

and the nearest public road.

/ALE 10.

What are the existing uses of the subject land?

\lO~Q_QQ_’\‘ 11. Please indicatewhether there are any EXISTINGbuildings or structures on the subject land. (i.e. residence, garage. shed. etc.) D Yes

If the

2/No

answer to item 11 Is yes, for EACH building or structure indicate: Page 119 of 229

TOWNSHIPOF SOUTH FRONTENAC APPLICATIONFOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

(1)

(2)

Type of Structure (E.g. residence)

(3)

(4)

Setback from Front Lot Line

Setback from Rear Lot Line Setback from Side Lot Line

Height of Bulldin

(Also Indicate If It Is one story or two story)

Dimensions of Floor Area

Setback from HI Water Ma (If appli

13.The proposed uses of the subject land:

14.Are any buiIding(s)or structure(s), or additions to existing building(s) or structure(s), PROPOSED to be builton the subject land?

d Yes

D No

If the answer to item 14 is yes, for each proposed

addition.building or structure indicate:

Page 120 of 229

TOWNSHIPOF SOUTHFRONTENAC APPLICATIONFOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

(1) Type o fs" uc tn re (E.g. residence)

setback from Front Lot Line

(2)

(3)

(4)

Q€§&€/nC‘_Q Gamay. i

30 V“

2H‘.+8"‘ L

Setback from Rear Lot Line

IO‘ 0 5

Q ,5(1

Setback from

liq

L(’ {O

Side Lot Line

9 i

H i

f B ’ldi I 5 STBV5 I (Aleeo9llr:di:‘z’a.t'7l:“lE°Is 5*<>F3 “” A

at °”" o

Outside Dimensions of Buildinglstructure

Setback from High Water Mark (if applicable)

3.5m

Wm x 5 EA

V ‘¥.C,:lmax

.3 _—+ M

znducq?sJuk

m30

M39'5"

33-5%

5.03

NOTES: 1) if the subject property is on waterfront, and on a private lane, the setback from the front lot line and the setback from the high water mark willbe the same. 2) The dimensions required in this question relate to the NEW CONSTRUCTION ONLY. and NOT to the total size of the completed building. 16.

Do your plans includeany DEMOLITION of existing struclures?

\7(No

[1 Yes

if yes, please provide details:

17,

Do your plans Include the RAISINGof an existing structure?

D Yes

El’No

Page 121 of 229

TOWNSHIPOF SOUTHFRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended If yes, please provide details:

What are the uses of the proposed development? (a)

Increase in number of bedrooms

ElYes

:1 No

(b)

Increase in plumbing ?xtures

ElYes

D No

(0)

Increase in livingspace

V’Yes

l.‘lNo

(d)

Willthe addition or structure encroach on the existing septic system?

D Yes

UNO

19.The date the subject land was acquired by the current owner:

bzsamltnr 21l,_2par> 20.The date the existing buildings and structures were constructed on the subject

lands:

.0 /A 21.The length of time that the existing uses of the subject land have

continued:

NM 22. Indicate whether water is provided to the subject land by a publicly owned and operated piped water system, a privately owned and operated individualor communal well, a lake. or other water body, or other means:

10/12. 23. Indicate whether sewage disposal ls provided to the subject land by a publiclyowned and operated sewage system. a privately owned and operated individualor communal septic system, a prlvy, or other means:

0/}? 24. Is storm drainage provided by sewers, ditches, swales or by other .

means?

ED Q egg P6-¢

25.Please indicate whether the subject land is subject of an application under the Planning Act for approval of a Plan of Subdivisionor Consent.

Page 122 of 229

TOWNSHIPOF SOUTHFRONTENAC APPLICATIONFOR MINORVARIANCE Planning Act, R.S.0. 1990, c. P.13 as amended ElYes

l§fNo

If the answer to question 25 is yes, please give the ?le number of the application and the status of the application.
If known, please indicate whether the subject land has ever been the subject of an application under Section 43 of the Planning Act (MinorVariance). [1 Yes

HMO

If the answer to item 27 is yes, please give the file number of the applition the application.

and the status of

A SKETCHmust be submitted showing the following: i)

THE SKETCH MUST HAVEA NORTHARROW AT THE TOP OF

ii)

Theboundaries and dimensionsof the subject land including the location of any existing and proposed buildings.

iii)

The location of a reference polnt……l.e. distance between the subject land and the nearest township lot line or landmarksuch as a bridge or railway crossing.

iv)

The locationof all abutting (neighbours’)lands.

The approximate locationof all natural and arti?cial features on the subject the land that is adjacent to the subject land. Examples include buildings, land and on railways, roads, ‘watercourses, drainage ditches, river or stream banks, barns, wetlands, wooded areas, wells and septic tanks. Show distance of these features from the applicant’s property lines.

“Note: *"

THE PAGE.

The distances to on-site and abutting owners’ wells, septic ?elds and barns, from the property to be varied, IS REQUIREDto be shown. The SKETCH is of significant importance and should be prepared as carefully, neatly and accurately as possible.

AGREEMENT TO INDEMNIFY

Page 123 of 229

The Owner/Applicant/Agent agrees to reimburse and indemnify the municipalityfor all fees and expenses incurred by the municipality to process the application, including any fees and expenses attributable to proceedings before the Ontario MunicipalBoard or any court or other administrative tribunal if necessary to defend Council’s decision to support the application. Without limitingthe foregoing.such fees and expenses shall include the fees and expenses of consultants. planners. engineers, lawyers and such other professional and technicaladvisers as the municipalitymay, in its absolute discretionacting reasonably, consider necessary or advisable to more properly process and support the application. The Owner/Applicant/Agent further agrees to provide the municipality,upon request and in cases where an application has been appealed to the Ontario Municipal Board, with a deposit (over and above the normal application fee), from which the municipalitymay. from time to time charge any fees and expenses Incurredby the municipality in order to process the application. If such appeal expenses exceed the deposit, the Owner/Applicantshall pay the differenceforthwithupon 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 OwnerlApplicant/iment further agrees that. until such requests have been complied with.the municipality willhave no continuing obligation to process the application or attend or be represented Board or any court or other administrativeproceeding in connection withthe application:at the Ontario Municipal

DATEDAT THE TOWNSHIPOF SOUTH FRONTENAC THIS

nAv OF

Km,‘

–

‘l 4

Page 124 of 229

TOWNSHIPOF SOUTHFRONTENAC APPLICATIONFOR MINORVARIANCE Planning Act, R.s.0. 1990, c. P.13 as amended

The names of all owners must appear in this section,

even if they live in separate residences. and the address(es) should be the full mailing address, complete with postal code.

You may wish to appoint someoneto act on your behalf during the variance process. If so, that person’s name, address and phone number should appear here All owner’s must sign the

authorization.

Description of the Subject Land: a. District:The Districtsare the same as the fomier Townships. If you are not sure, check the rollnumber (the long number beginning with 1029) on your tax bill. Ifthe numbers are 010, 020 or 030, your district is Bedford; if the numbers are 040-050, your district is Loughborough; if the numbers are 060 or 070, your district is Storrington; and if the numbers are 080, your districtis Portland. b. Concession and Lot Numbers:ifyou are not sure.check your tax bill Street Number. Your civic address if a civic number has not been assigned, leave this space —

blank. d. Name of Road/Street:This question applies whether or not you are on a private lane or

a public road. a. Reference Plan No: Ifyour property has been surveyed, it will have a plan number, and one or more parts on that plan. if your property has not been surveyed, leave this space

blank.

f. RollNo: This is the number beginning with ‘1029’which appears on your tax bill.Please take time to look it up before submitting the application. 4) Frontage, depth, area, acres: All parts of this question must be completed.

Current zoning: You may not be aware ofthe zoning on your property and this can be determined when you come in for pre-consultation with planning staff.
Nature and Extent of Relief: This question is asking what you are asking to do that requires the variance for example, it could be that you are asking to be 25 m rather than 30 m fromthe high water mark, or that you are asking to increase the height of a stnicture within 30 m of the high water mark, or that you are seeking a variance to construct an accessory building closer to the front lot line than the principal building. —
Reason why you can’t comply: In other words, why can you not meet the required setbacks. It could be, for example, because you are seeking a variance to add on to an existing structure that is already too close to the water, or that developing further from the water would be impossible because of a steep embankment.
Roads: Municipallymaintained roads are looked after by the Township; private that residents maintain themselves(not private driveways. but lanes that provideroads are lanes access to your property and that are generally shared with others).
Parking and Docking: This question is only relevant is you can only access your property by water. 10

Page 125 of 229

TOWNSHIPOF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

ExistingUses: e.g. residential, retail business, vacant recreational

land

Buildings: if there are ANY buildings or structures on the property now, the answer to this question is “yes”.
Description of buildings and structures:You must complete all sections of this question for each structure on your property. If there is a deck on your dwelling, please describe it

separately

from the residence.

Proposed Uses: Generally, the answer to this question willbe the same as but If,for example, the land is currently vacant, and you are planning to the answer to #10, construct a dwelling, then the use to be described in section 10 would be “vacant recreational land”, and the use described in section 13 would be “residential”
Proposed structures: if you are planning to buildANYTHING on the property, the answer to this question is “yes” This includes additions, decks, garages, septic systems. —
Description of new construction: ALL proposed new development must be described here. if you are proposing to construct an addition to a dwelling, and to add a deck, please show this infcnnation in separate columns.
Demolition: All demolition requires a permit from the building department. In instances, a proposed additionor increase in height cannot be accomplished withoutthe some removal of existing walls. If this is not made clear to the Committeeat the beginning of the process, you may ?nd that, although you are granted permission to add on to your residence, you can’t actually do it because you have not made it clear that there is demolitioninvolved.

17)Raising of Structure: in other words, are you proposing to raise the building in order to construct a basement under it. 18)Uses of Development: Please answer each part of this question. An increase in livingspace would include anything with walls e.g. a screened porch would involve an increase in living space. —

19)Date land acquired: When did you take possession of the property? 20)Date of existing buildings: It you are not sure, provide your best estimate.

Length of existing uses: For example, has the land been used for residential purposes for 30 years, or 18 months?
Water supply: in most cases the answer willbe private well, but some waterfront properties take their water from a lake.
Septic: in most cases the answer willbe private sewage

system. but there may be some privies.

Page 126 of 229

TOWNSHIPOF SOUTHFRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Drainage: Are there speci?c ditches that have been constructed to deal with drainage; is there natural drainage, etc.?
Application for consent: is there currently an application for consent (severance) being proposed for the property?
If yes: if there is a current application for severance or subdivision on the property, please indicate the ?le number. (Staff can help provide this lnfonnation)
Minorvariance: Has there ever been a minorvariance granted on the property? if you are longtime owner of the property, you willprobably be aware of any other special pennlsslon granted for a variance to the zoning by-law. if you are a new owner, the seller willprobably have made you aware of this.
if yes: if there has been a previous variance granted on the property, please indicate the application number if known, and what the details of the variance were.
SKETCH: We cannot stress enough the Importance of a detailed, accurate, and complete sketch. You do not necessarily need to contract with a professional to draw the sketch, but sketches that are not drawn to scale, do not show dimensions and distances, or are not drawn neatly (PLEASE USE A RULER).will not be accepted.
Agreement

to Indemnlfy: Must be signed in front of a commissioner of oaths you may have this done before submittingthe application, or sign the application in front of staff who can sign as commissioners.All owners must sign the application. or it can be signed by an agent if one has been appointed. —

Page 127 of 229

Page 128 of 229

Gould Lake

Little Devil Lake

1038 SHULTZ LANE

BE D FO RD

RO A

Inset Map

Cronk Lake Cronk Lake

1030 SHULTZ LANE

PL-2022-0006 (SPLINTER) CON 9 PT LOT 8 RP 13R15278 PT 1 CRONK LAKE

L O NG L A KE RO

Little Long Lake

1052 GORDON LANE

1026 MCKERCHER LANE 1068 GORDON LANE

Legend Subject Property Road

Railway

Provincially Significant Wetlands Wetland

Wooded Area

5810 BEDFORD RD

Water

Assessment Parcel

Township Boundary

CON 9 PT LOT 8 RP 13R15278 PART 1 CRONK LAKE

5826 BEDFORD RD

1022 SHULTZ LANE

E SH

TZ UL

GORDON LANE 5796 BEDFORD RD

Page 129 of 229

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Produced by the Township of South Frontenac under license with the Ontario Ministry of Natural Resources © Queen’s Printer for Ontario, 2020. While the Township 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 1:1,000

Meters UTM Zone 18 NAD 83

Date: 2022-01-21

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Page 130 of 229

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Page 131 of 229

January 27, 2022

File:MV/FRS/13/2022

Sent by E-mail Ms. Michelle Hannah, Planning Assistant Township of South Frontenac P.O. Box 100 Sydenham, ON K0H 2T0

Dear Ms. Hannah: Re:

Application for Minor Variance PL-2022-0006 (Splinter) Lot 8, Concession 9; Roll Number 102904002020305 Loughborough District, Township of South Frontenac Waterbody: Cronk Lake / Unevaluated Wetland

Cataraqui Conservation staff have reviewed the above-noted application for minor variance and provide the following comments for the Committee of Adjustment’s consideration. The property was visited by staff on November 24, 2021. Summary of the Proposal The proposal involves the construction of a detached garage on the subject property. The variance is requested to: • Reduce the required setback from the highwater mark of a wetland from 30 metres, as required by Section 5.8.2.a) of the South Frontenac Zoning By-law, to 16.03 metres in order to permit the construction of a garage. Site Description The property is located on the east side of Bedford Road along the western shoreline of Cronk Lake. The topography of the property can be described as rising relatively quickly from the shoreline to a plateau table land where a dwelling is proposed to be constructed. There is a small ephemeral wetland between the property and Bedford Road that drains into Cronk Lake along the north side of the lot. Currently, the property is vacant. The property is designated ‘Rural’ in the Official Plan and zoned ‘Limited Service Residential – Waterfront Zone’ (RLSW) in the implementing Zoning By-law.

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

Page 132 of 229

Ms. Hannah (PL-2022-0006) January 27, 2022 Discussion The main interests of Cataraqui Conservation with respect to this application are the avoidance of natural hazards (e.g. flooding) associated with the unevaluated wetland, and the protection of the water quality of the wetland and Cronk Lake. Natural Hazards Flooding: Cataraqui Conservation does not have flood plain information for Cronk Lake or the unevaluated wetland. In these instances, a 30 metre setback is typically recommended to address flooding hazards. However, moving the structure further to the east will place the building within the 30 metre setback from Cronk Lake which would have a higher flood plain elevation than the wetland which is not desirable. In the opinion of staff, the lot is constrained and there is enough change in elevation between the wetland and the proposed location for the garage that the development will not be subject to flood risk. Water Quality Section 2.2 of the Provincial Policy Statement (PPS) suggests that planning authorities should seek to protect, improve or restore the quality and quantity of water. Accordingly, the Official Plan and Zoning By-law for the Township of South Frontenac provide guidance with respect to how development should occur in consideration of protecting, improving and restoring water quality within the municipality. Similarly, Cataraqui Conservation’s Environmental Planning Policy (EPP, 2021) contains provisions that seek to support these objectives. Section 5.2.7 b)(i) of the Official Plan for South Frontenac Township suggests that a 30 metre setback from the high water mark is required to be maintained as a buffer in order to protect water quality. Similarly, Cataraqui Conservation’s EPP recommends that new development and site alteration, including septic system tile fields and open or enclosed decks/patios attached to the main dwelling, be set back a minimum distance of 30 metres from the highwater mark of a waterbody. However, new development within the water setback may be considered when there are no reasonable alternatives for locating the development outside of the water setback area, the development is no closer to the water than existing buildings or structures on the property the development complies with the maximum lot coverage provisions of the Zoning By-law, and suitable methods to minimize negative impacts on water quality are incorporated into the development. In this instance, there are no other reasonable locations for the development, there is no current development on the lot, and the development complies with the maximum lot coverage provisions. Additionally, the topography of the lot will direct runoff to the east toward the 30 metre buffer adjacent to Cronk Lake and away from the wetland. Staff recommend that a natural buffer be established between the proposed development and Cronk Lake and that this be enforced through site plan control / development agreement.

Page 2 of 3 Page 133 of 229

Ms. Hannah (PL-2022-0006) January 27, 2022

Recommendation Staff have no objection to the approval of application PL-2022-0006 based on our consideration for natural hazards, natural heritage, and water quality and quantity protection policies. Ontario Regulation 148/06 Please note that a portion of the property is subject to Ontario Regulation 148/06: Development, Interference with Wetlands, and Alterations to Shorelines and Watercourses, which is administered by 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. Within a regulated area, written permission must be obtained from Cataraqui Conservation prior to development taking place. Please inform this office of any decision made by the Committee with regard to this application. If you have any questions, please contact the undersigned at 613-546-4228 ext. 244, or by e-mail at aschmidt@crca.ca Yours truly,

Andrew Schmidt

Andrew Schmidt Supervisor, Development Review /as c.c.

Anna Geladi, Planner, South Frontenac Township (via e-mail)

Page 3 of 3 Page 134 of 229

Michelle Hannah From: Sent: To: Subject:

Jerry And Rachel February 4, 2022 10:29 AM planning Minor variance application PLZNA-2022-0006 (splinter)

Hello, We have just received notification of the application for a minor variance submitted by Aaron and Karen Splinter. We have a couple of initial questions which we’d be grateful if you could help with answering asap. 1] does the variance apply solely to the proposed garage or is the first part of the variance application relating to a 2nd accessory structure which it is requested is built 15m from the wetland. If so what is the purpose and scale of this structure. 2] is the purpose of the additional height request for the garage in order to provide sufficient space for a loft space in the garage, potentially providing living accommodation Thank you Sent from my iPad

Page 135 of 229

Michelle Hannah From: Sent: To: Subject:

Toni Home February 7, 2022 2:55 PM Michelle Hannah RE: Notice of hearing (PLZNA-2022-0006)

Michelle I can assure you that I did not receive the notification letter and that is why I asked the question. Thank you for your quick response, it is much appreciated. The question I have is the deviation request based on the original setback from the wet-lands prior to any work started, or is it based on the current setback after a portion was already back filled with rock and sand ? I will register for the meeting from home tonight and if I have any problems I will ask. Thank you again for your assistance. Toni

From: Michelle Hannah [mailto:mhannah@southfrontenac.net] Sent: Monday, February 7, 2022 2:31 PM To: Toni Home Subject: RE: Notice of hearing (PLZNA-2022-0006)

Good afternoon, There was a notice sent to The cut off for registering for the meeting is the day of the meeting, February 10, 2022. The link to register is below, please let me know if you require assistance registering or if you have any questions. https://us06web.zoom.us/webinar/register/WN_F9nxSEikQki-CsX1twFZGQ Sincerely, Michelle

Page 136 of 229

Michelle Hannah, Planning Assistant Township of South Frontenac p: +613-376-3027 ext. 2224 e: mhannah@southfrontenac.net a: 4432 George St., Box 100, Sydenham, ON www.southfrontenac.net www.frontenacmaps.ca

Natural, Vibrant and Growing – a Progressive, Rural Leader Please consider the environment before printing this email

From: Toni Home <

Sent: February 7, 2022 10:41 AM To: planning planning@southfrontenac.net Subject: Notice of hearing (PLZNA-2022-0006) Michelle Hannah My name is Toni Pilz and I am the owner of I was forwarded a cop of a notice (PLZNA-2022-0006) by my neighbour and I was asked if I was planning to be part of this meeting. According to this letter you have to own property within 60 meters of the property requesting the deviation. To access this property that is requesting the deviation the owner has a right of way across my property, and the property is directly next to mine and the same property stake for both properties are in the wetlands . I would like to know if you could let me know why I did not receive a letter ? I can now also not register to partake in this meeting seeing that I should have done this by last week 03 Feb 2022. Your prompt response will be appreciated and I would like to be part of this meeting as well. Thank you Toni Pilz

Confidential: This email and any attachments transmitted with it are confidential and intended solely for the use of the individual or entity to which they are addressed. If you have received this email in error, please notify the sender by return email and delete the email immediately. If you are not the intended recipient, be aware that disclosing, copying, distributing or using the contents of this transmission is strictly prohibited. 2

Page 137 of 229

To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: March 10, 2022 Subject:

Minor Variance Application PLZNA-2022-0006 (Splinter) – Part Lot 8, Concession 9, District of Loughborough

Summary This application is a request for zoning relief from the highwater mark setback for an accessory structure (detached garage) and for its building height. This report recommends that the Committee of Adjustment grant approval of this application, subject to conditions, as this application meets the four tests of a minor variance outlined in section 45(1) of Planning Act.

Background This application was heard at the February 10, 2022 Committee of Adjustment Hearing. At the February 10, 2022 Committee of Adjustment hearing, Township Planning Staff recommended approval of the application as the application met the four tests of a minor variance. Members of the public who attended the Committee of Adjustment hearing spoke about their concerns regarding drainage. Committee of Adjustment deferred the application. Official Plan Designation: Rural Zoning: Limited Service Residential – Waterfront (RLSW) Zoning Relief Requested Section 5.8.2a) & 10.3.2 – to permit an accessory detached garage to be setback a minimum of 15 metres from the highwater mark of a wetland, whereas the Zoning By-Law requires a minimum setback of 30 metres. Section 10.3.2 – to permit an accessory structure (detached garage) to have a maximum building height of 6.5 metres whereas the Zoning By-law permits a maximum of 6 metres m for accessory buildings.

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Page 138 of 229

Township of South Frontenac Staff Report - Minor Variance Application PLZNA-2022-0006 (Splinter) – Part Lot 8, Concession 9, District of Loughborough

Discussion/Analysis Property Description The subject property is located off a right-of-way off Bedford Road and has an area of approximately 0.3 hectares (0.8 acres) and water frontage on Cronk Lake. The property is vacant and drops quickly from the relatively flat area where the development is proposed, down towards the lake. There is a small wetland which drains from Bedford Road to Cronk Lake along the western property line. A rock outcrop is located along the east side of the property and hydro lines run in an east-west direction midway through the property. The surrounding lots are developed with residential uses. Summary of Proposal The owner is proposing to construct a single detached dwelling with an attached deck and a detached garage on the currently vacant subject property. The dwelling and attached deck will have a footprint of 219 square metres (2358 square feet) and be 1.5 storeys with a height of 8.5 metres. It will be located in compliance with setbacks for a principal building in the RLSW zone. A sewage system will be installed between the dwelling and the rock-outcrop on the east side of the property. The sewage system will be located more than 30 metres from Cronk Lake. This application relates to the detached garage. The owners propose to construct a 7.62 metres x 13.7 metres (25 feet x 45 feet) detached garage with a height of 6.5 metres (21 feet). The garage will be located to the west of the proposed dwelling at the end of the existing right-of-way and driveway. It will be 15 metres (49 feet) from the high water mark of the wetland located to the south. Department and Agency Comments This application did not meet the criteria for circulation to Public Services or Building Services. Cataraqui Conservation provided comments in a letter dated January 27, 2022 that they have no objection to the approval of the application based on their consideration for natural hazards, natural heritage as well as water quality and quantity protection policies. They note that the proposed location for the garage will not be subject to flood risk and that there are no other reasonable locations for the development. They mention that the topography of the property will direct runoff to the north, toward the 30 metre buffer adjacent to Cronk lake www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 139 of 229

Township of South Frontenac Staff Report - Minor Variance Application PLZNA-2022-0006 (Splinter) – Part Lot 8, Concession 9, District of Loughborough

and away from the wetland. They recommend that a natural buffer be established between the proposed development between the dwelling, garage and the lake. A permit under O. Reg 148/06 may be required for future development on the lot. The applicant or future owner of the property must contact Cataraqui Conservation at the building permit stage. Township Planning Staff conducted a site visit with Cataraqui Conservation staff. It was observed that the owners have undertaken significant site alteration on the property. Most of the 30 metre buffer between Cronk Lake has been destroyed with fill. The wetland used to drain to the lake through a channel along the western property line. The channel was piped for an undetermined length to accommodate a driveway and the proposed garage. Sediment and erosion control measures were in place. During the site visit, Cataraqui Conservation staff noted that this channel is not regulated under O. Reg. 148/06. It was also noted that the culvert under the driveway would need to be sized to accommodate the anticipated flow from the upstream drainage area (e.g. wetland) to ensure that water will not back up and flood Bedford Road, the right-of-way and the driveway. Township Staff have included this recommendation as a requirement in the development agreement. Public Comments Summary of Public Comments at the February 10th 2022 Committee of Adjustment Hearing Committee Members asked the applicant to provide information on why the site was disturbed prior to the minor variance application being approved. The applicant noted that they were exploring what was on the site to determine building potential and in order to access the site, site alteration was required. Two neighbours expressed concerns with respect to drainage and flooding of their properties. They noted that they have no concerns with the location of the building or the increase in height. The applicant noted that they have not seen any flooding that the neighbour is speaking off. A third neighbour on the lake asked if the conservation authority had visited the sited and assessed the construction of the activity. Township Staff noted that the Conservation Authority had visited the site and that comments received from the Conservation Authority are available on the Township website. Committee Members inquired about requiring a lot grading and drainage plan and expressed concerns about the increase in flooding with the snow melting and this time of year. Member Morey noted that the application in front of Committee Members is for an www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 140 of 229

Township of South Frontenac Staff Report - Minor Variance Application PLZNA-2022-0006 (Splinter) – Part Lot 8, Concession 9, District of Loughborough

accessory structure, so that deferring in an attempt to remediate the lot seems like it is outside of the prevalence of what is being asked for. He noted that he appreciates the comments about the site alteration and notes that they are concerning and that it may be appropriate to put in the condition for lot grading and drainage to remediate the lot. Mr. Revill suggested that the committee defer the application to allow the committee time to visit the property and better understand the neighbour concerns. Mr. Howe seconded the motion. Comments received after the Public Hearing After the public meeting, comments have been received from a neighbouring property owner who spoke at the first Committee Meeting. The neighbour continued to echo concerns about drainage and flooding and noted that work was continuing on the property without permits and was asking for a stop work order. Township Staff note that the Township does not have a mechanism in place to regulate site preparation/site alteration on this property. Staff spoke with the conservation authority who informed Staff that there is an ongoing investigation of this property and are of the understanding that the site will remain in a disturbed condition until development occurs. Conservation Authority Staff note that the owner has voluntarily installed onsite sediment and erosion controls at the Conservation Authority request. They also noted that they have no power under their legislation to stop work. Township Staff note that surface water naturally flows downhill using whatever path it chooses. The flow of uncollected surface water onto an adjoining property is a civil matter, outside of the scope of this minor variance application. The Township requires a lot grading and drainage plan for the initial development of newly created lots. This is not a requirement for a lot of record. The subject property is a lot of record and a lot grading and drainage plan has not been required by Township Staff. It is recommended that the applicant and the neighbouring property owners initiate discussions about their drainage concerns and to solve the problem internally or with their respective lawyers. Furthermore, it is the understanding of Township Staff that a building permit for the house and sewage system is under review and has not been issued. 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. All four tests must be met for an application to be

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Page 141 of 229

Township of South Frontenac Staff Report - Minor Variance Application PLZNA-2022-0006 (Splinter) – Part Lot 8, Concession 9, District of Loughborough

approved. 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 subject property is designated Rural in the Township Official Plan. The detached garage is an accessory use consistent with the permitted residential use of the property and maximizes the setback from the highwater mark to Cronk Lake and the wetland. The proposed location of the garage will be outside an area that is subject to flood risk. The location of the wetland, drainage course and Cronk Lake limits the opportunities for locating complying development on the property. The setback from the wetland will be maximized through design and orientation with minimal disturbance to native soils and shoreline vegetation by requiring a development agreement to be registered on title and having a culvert under the driveway be sized to accommodate the flow from the drainage area. The variances maintain the general intent and purpose of the Official Plan, specifically policies on limited service residential development and development adjacent to environmentally sensitive areas. Does the variance maintain the general intent and purpose of the Zoning By-law? The proposed detached garage is a permitted use on the subject property. Having a garage will allow for safe storage of vehicles and keep the property in a need and tidy condition. The detached garage is located as far back from the highwater mark from the wetland as possible, while maintaining the 30 metre setback to Cronk Lake and taking into account site constraints. There is no opportunity to locate the proposed detached garage elsewhere on the property due to the size of the property and the location of the sewage system and dwelling. The detached garage will not exceed the maximum permitted lot coverage for accessory structures, having a total lot coverage of 3.3%. The intent of the zoning provision limiting the height of accessory buildings to 6 metres is to ensure that the character of residential properties is maintained and to ensure that accessory buildings are not out of scale with the primary building on the property. The height of the proposed garage (6.5 metres) will be less than that of the house (8.5 metres). The garage is to be one storey used for storage and no human habitation is permitted in the garage. The increase in height is reasonable for the proposed building since it is only 0.5 metres higher than what is permitted. The variances maintain the general intent and purpose of the Zoning By-law.

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Page 142 of 229

Township of South Frontenac Staff Report - Minor Variance Application PLZNA-2022-0006 (Splinter) – Part Lot 8, Concession 9, District of Loughborough

Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The variances are desirable for the appropriate development of the subject property as it would facilitate development of the property with a modest-sized detached garage in a location that is practical given the physical constraints. The proposed location for the detached garage is to the west of the proposed location for the single detached dwelling. It will be located on a cleared area, at the end of an existing driveway, in the area on the property that is currently used for parking. Locating the garage in the proposed area, allows the 30 metre setback from Cronk Lake to be met, not only for the garage, but also the proposed dwelling and sewage system. It is desirable to meet the 30 metre setback to Cronk Lake because it is a larger body of water and contains water year found. It also has a higher floodplain elevation than the wetland. This means that the building would be at greater risk of flooding if closer to the lake than the wetland. The garage will be concealed from Bedford Road by the long driveway which accesses the property and will be tucked in between two large hills. The garage will be located to the south of the neighbouring property’s dwelling, which will not affect the neighbouring property’s view of the lake. In turn, the neighbouring dwelling will provide visual screening of the garage from the lake. The proposed location and orientation of the garage is practical given the physical characteristics of the property. The application balances the requirements for waterbody protection and protection from natural hazards with the desired functionality of the property. All setbacks have been maximized for the proposed garage, the dwelling and the sewage system, leaving enough space between the development and the lake to allow for the re-establishment of a naturalized buffer area. Is the variance minor? Yes, the variances are minor as they maintain the general intent and purpose of the Official Plan and Zoning By-law, and are desirable for the appropriate development of the land.

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Page 143 of 229

Township of South Frontenac Staff Report - Minor Variance Application PLZNA-2022-0006 (Splinter) – Part Lot 8, Concession 9, District of Loughborough

Recommendation That the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PLZNA-2022-0006 (Splinter), subject to the following conditions.

The Minor Variance is for an accessory detached garage. The structure is permitted to have a maximum height of 6.5 metres and to be setback a minimum of 15 metres from the edge of the wetland as per the drawings received on January 27, 2022 and submitted with PLZNA-2022-0006 (Splinter), attached to the Decision as Schedule “A”.
The Owner is required to enter into a development agreement to be registered on the title of the property to the satisfaction of the Township to address the environmental standards of the Township prior to the issuance of a building permit including the requirement for site restoration and a natural vegetation buffer be established within 30 metres between the proposed garage and dwelling and Cronk Lake. The applicants will also be required to demonstrate that the culvert or pipe under the driveway is adequately sized so that there will not be upstream flooding.
A building permit is required for ALL construction and demolition on the property. There shall be no additional development, or demolition of existing structures, on the property without the approval from the Township of South Frontenac.
Minor variance PLZNA-2022-0006 (Splinter) is applicable only to Zoning By-law No. 2003-75 and not to any subsequent zoning by-laws.

Report Prepared By: Anna Geladi, Planner Reviewed By: Christine Woods, MCIP RPP, Senior Planner

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Page 144 of 229

Page 145 of 229

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Email Address of Authorized Agent:

Phone number of Authorized Agent:

Full Mailing Address of Authorized Agent:

Name of Authorized Agent:

if the applicant is NOT the owner of the subject land, the written authorization of the owner that the applicant is authorized to make the application, must accompany the application.

Email Address of Owner(s):

Phone number of Owner(s):

Full Mailing Address of Owner(s): _

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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.0. 1990, c. P.13 as amended

Page 146 of 229

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Name of Road/Lane:

Does the subject property front on a municipally maintained road‘? OR a privately maintained road? El’Ves No

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The reason why the proposed use cannot comply with the provisions of the Zoning By-law:

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Frontage (on road/lane):

The nature and extent of the relief from the Zoning By-law:

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The current zoning of the subject land:

Depth:

Frontage (on water):

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 147 of 229

from

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(1)

(2) (3)

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14.Are any building(s) or structure(s),’ or additions to existing building(s) or structure(s), PROPOSED to be built on the subject land?

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13.The proposed uses of the subject land:

Setback from High Water Mark (If applicable)

Dimensions of Floor Area

(Also indicate if it is one story or two story)

Height of Building

Side Lot Line

Setback

Setback from Rear Lot Line

Front Lot Line

Setback from

Type of Structure (E.g. residence)

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TOWNSHIPOF SOUTH FRONTENACAPPLICATIONFOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 148 of 229

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Do your plans include any DEMOLITIONof existing structures?

Yes

KNO

NOTES: 1) If the subject property is on waterfront, and on a private lane, the setback from the front lot line and the setback from the high water mark will be the same. 2) The dimensions required in this question relate to the NEWCONSTRUCTIONONLY, and NOT to the total size of the completed building.

Setback from High Water Mark (If applicable)

Outside Dimensions of Buildinglstructure

(Also indicate if it is one story or two story)

Height of Building

Side Lot Line

Setback

Setback from Rear Lot Line

Front Lot Line

Setback from

Type of Structure (E.g. residence)

TOWNSHIPOF SOUTHFRONTENACAPPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

18.

Increase in number of bedrooms

Increase in plumbing fixtures

Increase in living space

Will the addition or structure encroach on the existing septic system?

(a)

(b)

(c)

(d)

What are the uses of the proposed development?

If yes, please provide details:

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21 .The length of time that the existing uses of the subject land have continued:

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20.The date the existing buildings and structures were constructed on the subject lands:

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I Yes

2 Yes

TOWNSHIP OF SOUTH FRONTENACAPPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

19.The date the subject land was acquired by the current owner:

Page 149 of 229

Page 150 of 229

Yes

?(No

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**Note: **

The boundaries and dimensions of the subject land including the location of any existing and proposed buildings. /

ii)

The distances to on-site and abutting owners’ wells, septic fields and barns, from the property to be varied, IS REQUIRED to be shown. The SKETCH is of signi?cant importance and should be prepared as carefully, neatly and accurately as possible.

The approximate location of all natural and arti?cial features on the subject land and on the land that is adjacent to the subject land. Examples include buildings, railways, roads, watercourses, drainage ditches, river or stream banks, barns, wetlands, wooded areas, / wells and septic tanks. Show distance of these features from the applicant’s property lines.

The location of all abutting (neighbours’) lands. /

The location of a reference point……i.e. distance between the subject land and the nearest township lot line or landmark such as a bridge or railway crossing. /

THE SKETCH MUST HAVE A NORTH ARROW AT THE TOP OF THE PAGE./

A SKETCH must be submitted showing the following:
If the answer to item 27 is yes, please give the ?le number of the application and the status of the application.

Yes

If known, please indicate whether the subject land has ever been the subject of an application under Section 43 of the Planning Act (Minor Variance).

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Ifthe answer to question 25 is yes, please give the file number of the application and the status of the application.

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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 151 of 229

THIS

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. DAY OF JJ\Iv -J /‘(Vb-4

DATED AT THE TOWNSHIP OF SOUTH FRONTENAC 9n

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The Owner/ApplicantIAgent further agrees that, until such requests have been complied with, the municipality willhave no continuing obligation to process the application or attend or be represented at the Ontario Municipal Board or any court or other administrative proceeding in connection with the application:

The Owner/Applicant/Agent further agrees to provide the municipality, upon request and in cases where an application has been appealed to the Ontario Municipal Board, with a deposit (over and above the normal application fee), from which the municipality may, from time to time charge any fees and expenses incurred by the municipality in order to process the application. If such 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,

Without limiting the foregoing, such fees and expenses shall include the fees and expenses of consultants, planners, engineers, lawyers and such other professional and technical advisors as the municipality may, in its absolute discretion acting reasonably, consider necessary or advisable to more properly process and support the application.

The Owner/Applicant/Agent agrees to reimburse and indemnify the municipality for all fees and expenses -incurred by the municipality to process the application, including any fees and expenses attributable to proceedings before the Ontario Municipal Board or any court or other administrative tribunal if necessary to defend Council’s decision to support the application.

The OwnerlApp|icant/Agent agrees that the information recorded in this Minor Variance Application Form is accurate. The OwnerlApp|icant/Agentagrees that representatives of the Township and, where applicable, the appropriate Conservation Authority, may enter onto the subject property for the purpose of determining the appropriateness of the site for the proposed development.

the application fee.

Attached to this applicationis a cheque payable to the Township of South Frontenac representing payment of

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 152 of 229

septic locéxtion

Inset Map

LAKESIDE RD

ROA D L ANE

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Loughborough Lake

Loughborough Lake CON 5 PT LOT 21 RP 13R17466 PARTS 12 13 14 15 16 17 AND 20

DUFF ROAD

RT NE

R NO

PE 4564 NORTH SHORE RD

E LD GREENFI

ROA D

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PL-ZNA-2022-0009 (SIGNATURE HOMES LTD.)

APPLEWOOD LANE

Inverary Lake JU

Legend

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Subject Property

E AN

1196 APPLEWOOD LANE

1182 APPLEWOOD LANE

1156 APPLEWOOD LANE

1134 APPLEWOOD LANE

Unit 1 Road

APPL EW OOD LAN E

Railway

Assessment Parcel

T HORNBERRY L ANE

Provincially Significant Wetlands Wetland

Wooded Area

4505 DUFF RD

Water

KEIR RD

Township Boundary

AM LS

UNIT 1

Page 153 of 229

PERTH RD

4618 PERTH RD

1135 KEIR RD

KEIR ROAD

1123 KEIR RD

4341 DUFF RD 3574 GREENFIELD RD 4429 PERTH RD

0 4371 KEIR RD

Scale 1:6,000

100

200

Meters

UTM Zone 18 NAD 83

Date: 2022-02-23

Michelle Hannah From: Sent: To: Subject: Attachments:

Troy Dunlop February 21, 2022 11:14 AM Christine Woods FW: PL-ZNA-2022-0009 External Agency Review PL-ZNA-2022-0009 (Signature Homes Limited) - Sketch.pdf; PL-ZNA-2022-0009 (Signature Homes Limited) - Application.pdf

Follow Up Flag: Flag Status:

Follow up Flagged

Hello Christine, I want to reach out and confirm that we do not have any objections to the rezoning for the reduced side yard as proposed.

W. Troy Dunlop, C.E.T. Manager of Technical Services and Infrastructure Township of South Frontenac p: +613-376-3027 ext. 3333 e: tdunlop@southfrontenac.net a: 4432 George St., Box 100, Sydenham, ON www.southfrontenac.net

Please consider the environment before printing this email

—–Original Message—-From: Christine Woods cwoods@southfrontenac.net Sent: February 16, 2022 2:13 PM To: Troy Dunlop tdunlop@southfrontenac.net Subject: PL-ZNA-2022-0009 External Agency Review Troy, Please find attached to this email, documentation for your review with respect to: 1

Page 154 of 229

Application number: PLZNA20220009 Applicant: SIGNATURE HOMES LTD. Proposal: To vary section 9.3.1 of Zoning By-law No. 2003-75 to permit a single detached dwelling to have a minimum 10.5 metre exterior side yard, whereas a minimum 20 metres is required. The RLS6 zone on the property specifies that the front lot line abuts the private lane (i.e. Applewood Lane or Balsam Lane). The property also abuts a road allowance, which is partially open (Keir Road) and an exterior lot line. The property is not wide enough to accommodate a minimum 20 metre exterior side yard because the lot was created before the road allowance was opened and Keir Road was extended, and when only a 3 metre interior side yard was required for a dwelling. Location (civic address): Applewood Lane Legal Description: Frontenac Vacant Land Condominium Plan 76, Unit 1 Staff contact: Christine Woods Kindly provide your comments on this application to planning@southfrontenac.net by March 01, 2022. Regards,

Michelle Hannah Planning Assistant (613) 376-3027 mhannah@southfrontenac.net List of emails for circulation:

Page 155 of 229

To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: March 10, 2022 Subject:

Minor Variance Application PL-ZNA-2022-0009, Signature Homes Ltd., 993 Applewood Lane, Storrington District

Summary The subject application seeks zoning relief for a single detached dwelling with a reduced exterior side yard. This report recommends that the Committee of Adjustment grant approval of this application subject to conditions, as this application meets the four tests of a minor variance outlined in section 45(1) of Planning Act.

Background Official Plan Designation: Rural Zoning: Limited Service Residential – Special Provision (RLS-6) Zoning Relief Requested Section 9.3.1 Principal Building – to permit a single detached dwelling to establish a minimum 10.5 metre exterior side yard, whereas the RLS zone requires a minimum 20 metre exterior side yard. Related Applications The subject property is not subject to any other applications under the Planning Act.

Discussion/Analysis Property Description The subject property is Unit 1 in the Applewood Vacant Land Condominium. The property has an area of 0.84 hectares (2 acres). The property has frontage on Applewood Lane, Balsam Lane and Keir Road. Approximately two-thirds of the property is a generally level field. The western third of the property is a forested slope down towards Balsam Lane.

www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 156 of 229

Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0009, Signature Homes Ltd., 993 Applewood Lane, Storrington District

The fence row along Keir Road is treed. The surrounding units and properties are developed with single detached dwellings. Summary of Proposal The owner proposes to construct a 278.4 square metre (3000 square foot) single detached dwelling on the eastern half of the subject property. The dwelling would be in line with the existing dwellings to the north. The RLS-6 zone on the property specifies that the front lot line abuts the private lane (i.e. Applewood Lane or Balsam Lane). The front lot line abuts Applewood Lane based on the location of the existing entrance and the proposed orientation of the dwelling. The property also abuts a road allowance, which is partially open (Keir Road). Keir Road did not extend to this location at the time the lot was created as part of the Applewood Plan of Condominium. As such, the lot line abutting Keir Road would have been considered an interior side lot line when the lot was created, and a 3 metre setback would have been required. Following the creation of the lot, the road allowance was opened and Keir Road was extended. The lot now abuts an open, public road. The Zoning By-law requires the lot line abutting Keir Road to be considered an exterior side lot line and requires a 20 metre setback. The property is not wide enough to accommodate a minimum 20 metre exterior side yard. An application for minor variance was received to permit a single detached dwelling to establish a minimum 10.5 metre exterior side yard. Department and Agency Comments Public Services indicated on February 21, 2022, that they have no objection to the application. Public Comments No comments were received from the public at the time of the writing of 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 or does not meet the four tests as explained below. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 157 of 229

Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0009, Signature Homes Ltd., 993 Applewood Lane, Storrington District

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. The subject lands are designated Rural in the Official Plan on Schedule A. The proposed dwelling is a permitted use on a property in the Rural designation. Does the variance maintain the general intent and purpose of the Zoning By-law? 

The proposed variance maintains the general intent and purpose of the Zoning Bylaw. The exterior side yard, like the front yard, plays a role in establishing a desired streetscape character and is a transitional space between the public street and the private building. The relatively short length of Keir Road abutting the subject property has minimal vehicular traffic as it provides access to one residential property to the south. The road allowance extends just past the subject property, and a ridge and provincially significant wetland to the west restrict the potential for a further road extension and development. A dwelling setback 10.5 metres from the exterior side lot line is not anticipated to impact streetscape character, and would continue to provide a transitional space that is enhanced by the existing tree line between the house and the road.

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 of the land. A reduced exterior side yard is necessary to accommodate a single detached dwelling on the property. The dwelling would be in line with the established building line of the dwellings to the north. The dwelling location would also preserve the tree coverage and topography on the west side of the 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.

Page 158 of 229

Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0009, Signature Homes Ltd., 993 Applewood Lane, Storrington District

   

Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PL-ZNA-2022-0009, subject to the following conditions.

The minor variance is to permit a single detached dwelling to establish a minimum 10.5 metre exterior side yard.
A building permit is required for ALL demolition and construction on the property. There shall be no additional development on the property without the approval from the Township of South Frontenac.
Minor variance PL-ZNA-2022-0009 is applicable only to Zoning By-law No. 2003-75 and not to any subsequent zoning by-laws. Report Prepared By: Christine Woods, MCIP RPP, Senior Planner Reviewed By: Claire Dodds, MCIP, RPP, Director of Development Services

www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 159 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE OR PERMISSION

Updated January, 2021 The Committee of Adjustment is a Committee of eight persons appointed by Township Council. The Committee is formed under Section 45 of the Planning Act R.S.O. 1990, Chapter P.13, to authorize a minor variance from a zoning by-law. The Committee may vary Zoning By-law provisions provided the Committee is of the opinion that the variance:    

Is desirable for the appropriate development or use of the land, building or structure Maintains the general intent and purpose of the Official Plan. Maintains the general intent and purpose of the Zoning By-law. Is minor in nature

Application Requirements

It is required that one (1) copy of this application be filed with the Secretary-Treasurer of the Committee of Adjustment, together with the SKETCH referred to in Note 3 (below), accompanied by a NON-REFUNDABLE FEE in accordance with the chart below in cash, debit or by cheque made payable to the Township of South Frontenac. Application Type: 1-3 Variances 4+ Variances After building without a permit

Planning Fee: $959.00 $1,316.00 $2,010.00

Building Admin Fee: $97.00 $97.00 $97.00

TOTAL: $1,056.00 $1,413.00 $2,107.00

It is required that a Fee be provided for the Township to review onsite sewage disposal and Conservation Authority (where applicable) when submitting an application (Separate cheques, payable to the applicable Conservation Authority, are to be submitted to the Township with the completed application). Township of South Frontenac Minor Variance Only Minor Variance WITH Performance Review Minor Variance in combination with a new Class 2, 3, 4, or 5 sewage system other than a Class A system

$463.00 $720.00 $1,183.00

Cataraqui Region Conservation Authority

$420.00

Quinte Conservation Authority

$344.00

Rideau Valley Conservation Authority

$390.00

Please Note: These fees are for consultation on this application only; these agencies may require additional permit applications and fees prior to any construction.

Page 160 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

PLEASE READ THIS ITEM CAREFULLY Each applicant shall provide a sketch showing the dimensions of the subject land and of all abutting lands as outlined in Question 29 of the application. The sketch should be accurately dimensioned and scaled in either Imperial or Metric measures. This sketch, in conjunction with the Application Form, is the basis for the analysis of the Minor Variance Application by the Committee of Adjustment. It is strongly recommended that the applicant spend the necessary time to carefully and thoroughly assemble the data and transfer the data to the sketch. It is important that the sketch be drawn with accurate dimensions and measurements. Any application which does not include the above required information may not be accepted. In this regard, the applicant may wish to secure the assistance of a person who specializes in the drafting of such sketches. A guide to answering the application questions is attached.
Collection of Personal Information Personal information requested herein is required under the Planning Act, 1990 as amended. This information will be used by the Committee of Adjustment/Land Division Committee for the purpose of reviewing the above referenced application, and may be made available to those boards, Commissions, Authorities, Agencies and Persons having an interest in this matter. Any questions regarding the collection of this information should be directed to the Secretary Treasurer of the Committee of Adjustment (P.O. Box 100, Sydenham, Ont., K0H 2T0, Phone 376-3027 ext.2224).

Date Received: _________________________

File No: _________________________ 2

Page 161 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Name of Owner(s): Mark Redlich and Zoe Page Full Mailing Address of Owner(s): Phone number of Owner(s): Email Address of Owner(s):

If the applicant is NOT the owner of the subject land, the written authorization of the owner that the applicant is authorized to make the application, must accompany the application. Name of Authorized Agent: ______________________________________________________ Full Mailing Address of Authorized Agent: _________________________________________

Phone number of Authorized Agent: _______________________________________________ Email Address of Authorized Agent: _______________________________________________ Agent as named above is hereby authorized to act on behalf of the owners for purposes of processing this application for Minor Variance.

Signature(s) of Owner(s)

The description of the subject land:

District:

X Bedford

Concession Number: 13 PT

Portland

Loughborough

 Storrington

Lot Number: 10 PT

Street Number: 9205 Name of Road/Street: Perth Road Reference Plan Number: RP 13R3608 Part Number(s): 2 and 3 Roll Number: 010-030-37701-0000 4.

The frontage(s), depth and area of the subject land. 3

Page 162 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Frontage (on water): 100ft

Frontage (on road/lane): 100ft

Depth: 162.04ft

Area: 0.54 Acre

The current zoning of the subject land: Residential

The nature and extent of the relief from the Zoning By-law: We plan to add at 14ft x 14ft sun room, which will increase the living space by 16.33 percent; this is above the allowable 15 percent increase.

The reason why the proposed use cannot comply with the provisions of the Zoning By-law: The sun room is 1.33 percent above the allowable 15 percent increase of living space. It is worth noting, however, that the planned sun room is for three season use. It will be constructed with single pane windows and not insulated. The addition is also within the 100ft of the high water mark.

Does the subject property front on a municipally maintained road? OR a privately maintained road?  Yes  No

X Yes

 No

Name of Road/Lane:

What are the existing uses of the subject land? Residential
Please indicate whether there are any EXISTING buildings or structures on the subject land.(I.e. residence, garage, shed, etc.) X Yes

 No

If the answer to item 11 is yes, for EACH building or structure indicate: 4

Page 163 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Type of Structure (E.g. residence)

(1) Residence (R)

(2) Workshop /

Existing Deck (D) Greenhouse

Setback from Front Lot Line

45ft (R) 70ft (D)

Setback from Rear Lot Line

30.5m (R) 27.5m (D)

Setback from Side Lot Line

Height of Building (Also indicate if it is one story or two story)

36ft (R) 36ft (D)

25ft 2 story

Dimensions of Floor Area

28ft x 44ft (R) 30ft x 10ft (D)

Setback from High Water Mark (If applicable)

30.5m (R) 27.5m (D)

(3)

(4)

Garden Shed

Storage Shed

110ft

10ft

15ft

40ft

80ft

130ft

10ft

15ft

10ft

10ft Single Story

8ft x 25 ft

35ft

8ft single story

8ft x 7ft

100ft

150ft

The proposed uses of the subject land: Residential

Are any building(s) or structure(s), or additions to existing building(s) or structure(s), PROPOSED to be built on the subject land? X Yes

 No

If the answer to item 14 is yes, for each proposed addition, building or structure indicate: 5

Page 164 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

(1)

(2)

Type of Structure (E.g. residence)

Sunroom

Setback from Front Lot Line

50ft

Setback from Rear Lot Line

30.5m

Setback from Side Lot Line

28ft

(3)

(4)

Height of Building (Also indicate if it is one story or two story)

1 story (15 ft)

Outside Dimensions of Building/Structure

14ft x 14ft

Setback from High Water Mark (If applicable)

30.5m

NOTES: 1) If the subject property is on waterfront, and on a private lane, the setback from the front lot line and the setback from the high water mark will be the same. 2) The dimensions required in this question relate to the NEW CONSTRUCTION ONLY, and NOT to the total size of the completed building.

Do your plans include any DEMOLITION of existing structures?

X No

Yes

If yes, please provide details: The existing deck on the side will be demolished and replaced with a new one.

Do your plans include the RAISING of an existing structure?

 Yes

X No 6

Page 165 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

If yes, please provide details:

What are the uses of the proposed development? (a)

Increase in number of bedrooms

 Yes

X No

(b)

Increase in plumbing fixtures

 Yes

X No

(c)

Increase in living space

X Yes

 No

(d)

Will the addition or structure encroach on the existing septic system?

 Yes

X No

The date the subject land was acquired by the current owner: August 2021
The date the existing buildings and structures were constructed on the subject lands: 1984
The length of time that the existing uses of the subject land have continued: 37 years
Indicate whether water is provided to the subject land by a publicly owned and operated piped water system, a privately owned and operated individual or communal well, a lake, or other water body, or other means: Private well for drinking water. Lake intake for garden water.
Indicate whether sewage disposal is provided to the subject land by a publicly owned and operated sewage system, a privately owned and operated individual or communal septic system, a privy, or other means: Private septic system
Is storm drainage provided by sewers, ditches, swales or by other means? No, natural run off generally, but there is a ditch on the side of the property that fronts Perth Road.
Please indicate whether the subject land is subject of an application under the Planning Act for approval of a Plan of Subdivision or Consent. Yes

X No

Page 166 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

If the answer to question 25 is yes, please give the file number of the application and the status of the application.

If known, please indicate whether the subject land has ever been the subject of an application under Section 43 of the Planning Act (Minor Variance).  Yes

 No

If the answer to item 27 is yes, please give the file number of the application and the status of the application.

A SKETCH must be submitted showing the following: i)

THE SKETCH MUST HAVE A NORTH ARROW AT THE TOP OF THE PAGE.

ii)

The boundaries and dimensions of the subject land including the location of any existing and proposed buildings.

iii)

The location of a reference point……i.e. distance between the subject land and the nearest township lot line or landmark such as a bridge or railway crossing.

iv)

The location of all abutting (neighbours’) lands.

The approximate location of all natural and artificial features on the subject land and on the land that is adjacent to the subject land. Examples include buildings, railways, roads, watercourses, drainage ditches, river or stream banks, barns, wetlands, wooded areas, wells and septic tanks. Show distance of these features from the applicant’s property lines.

**Note: ** The distances to on-site and abutting owners’ wells, septic fields and barns, from the property to be varied, IS REQUIRED to be shown. The SKETCH is of significant importance and should be prepared as carefully, neatly and accurately as possible.

AGREEMENT TO INDEMNIFY

Page 167 of 229

Page 168 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

The names of all owners must appear in this section, even if they live in separate residences, and the address(es) should be the full mailing address, complete with postal code.
You may wish to appoint someone to act on your behalf during the variance process. If so, that person’s name, address and phone number should appear here All owner’s must sign the authorization.
Description of the Subject Land: a. District: The Districts are the same as the former Townships. If you are not sure, check the roll number (the long number beginning with 1029) on your tax bill. If the numbers are 010, 020 or 030, your district is Bedford; if the numbers are 040-050, your district is Loughborough; if the numbers are 060 or 070, your district is Storrington; and if the numbers are 080, your district is Portland. b. Concession and Lot Numbers: if you are not sure, check your tax bill c. Street Number: Your civic address – if a civic number has not been assigned, leave this space blank. d. Name of Road/Street: This question applies whether or not you are on a private lane or a public road. e. Reference Plan No: If your property has been surveyed, it will have a plan number, and one or more parts on that plan. If your property has not been surveyed, leave this space blank. f. Roll No: This is the number beginning with ‘1029’ which appears on your tax bill. Please take time to look it up before submitting the application.
Frontage, depth, area, acres: All parts of this question must be completed.
Current zoning: You may not be aware of the zoning on your property and this can be determined when you come in for pre-consultation with planning staff.
Nature and Extent of Relief: This question is asking what you are asking to do that requires the variance – for example, it could be that you are asking to be 25 m rather than 30 m from the high water mark, or that you are asking to increase the height of a structure within 30 m of the high water mark, or that you are seeking a variance to construct an accessory building closer to the front lot line than the principal building.
Reason why you can’t comply: In other words, why can you not meet the required setbacks. It could be, for example, because you are seeking a variance to add on to an existing structure that is already too close to the water, or that developing further from the water would be impossible because of a steep embankment.
Roads: Municipally maintained roads are looked after by the Township; private roads are lanes that residents maintain themselves (not private driveways, but lanes that provide access to your property and that are generally shared with others).
Parking and Docking: This question is only relevant is you can only access your property by water. 10

Page 169 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Existing Uses: e.g. residential, retail business, vacant recreational land
Buildings: If there are ANY buildings or structures on the property now, the answer to this question is “yes”.
Description of buildings and structures: You must complete all sections of this question for each structure on your property. If there is a deck on your dwelling, please describe it separately from the residence.
Proposed Uses: Generally, the answer to this question will be the same as the answer to #10, but if, for example, the land is currently vacant, and you are planning to construct a dwelling, then the use to be described in section 10 would be “vacant recreational land”, and the use described in section 13 would be “residential”
Proposed structures: If you are planning to build ANYTHING on the property, the answer to this question is “yes” – This includes additions, decks, garages, septic systems.
Description of new construction: ALL proposed new development must be described here. If you are proposing to construct an addition to a dwelling, and to add a deck, please show this information in separate columns.
Demolition: All demolition requires a permit from the building department. In some instances, a proposed addition or increase in height cannot be accomplished without the removal of existing walls. If this is not made clear to the Committee at the beginning of the process, you may find that, although you are granted permission to add on to your residence, you can’t actually do it because you have not made it clear that there is demolition involved.
Raising of Structure: In other words, are you proposing to raise the building in order to construct a basement under it.
Uses of Development: Please answer each part of this question. An increase in living space would include anything with walls – e.g. a screened porch would involve an increase in living space.
Date land acquired: When did you take possession of the property?
Date of existing buildings: If you are not sure, provide your best estimate.
Length of existing uses: For example, has the land been used for residential purposes for 30 years, or 18 months?
Water supply: in most cases the answer will be private well, but some waterfront properties take their water from a lake.
Septic: in most cases the answer will be private sewage system, but there may be some privies.

Page 170 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Drainage: Are there specific ditches that have been constructed to deal with drainage; is there natural drainage, etc.?
Application for consent: Is there currently an application for consent (severance) being proposed for the property?
If yes: If there is a current application for severance or subdivision on the property, please indicate the file number. (Staff can help provide this information)
Minor variance: Has there ever been a minor variance granted on the property? If you are longtime owner of the property, you will probably be aware of any other special permission granted for a variance to the zoning by-law. If you are a new owner, the seller will probably have made you aware of this.
If yes: If there has been a previous variance granted on the property, please indicate the application number if known, and what the details of the variance were.
SKETCH: We cannot stress enough the importance of a detailed, accurate, and complete sketch. You do not necessarily need to contract with a professional to draw the sketch, but sketches that are not drawn to scale, do not show dimensions and distances, or are not drawn neatly (PLEASE USE A RULER), will not be accepted.
Agreement to Indemnify: Must be signed in front of a commissioner of oaths – you may have this done before submitting the application, or sign the application in front of staff who can sign as commissioners. All owners must sign the application, or it can be signed by an agent if one has been appointed.

Page 171 of 229

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Page 172 of 229

Page 173 of 229

Page 174 of 229

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Page 175 of 229

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Page 176 of 229

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Page 181 of 229

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The proposal will not reduce the performance level of the existing sewage system, which will allow you to proceed with your building permit application.

Chris Beeg Building Inspector

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Sincerely,

Please contact the undersigned if you have any questions at (613) 376-3027 Ext 2227 or by email at cbeeg@southfronteanc.net

It has been determined that

A review of the performance level of your existing on—sitesewage system was completed on March 2, 2022, based on revised floor plans received February 28, 2022

Dear Mr. Redlich

March 2, 2022

Level of Existing On-Site Sewage System at 9205 Perth

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Re: Review of Performance Road for PRSP20220066

Mark Redlich 9205 Perth Road Perth Road, ON KOH2L0

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Building Services 4432 George St, Box 100 Sydenham ON, KOH2T0 613-376-3027 Ext 2351 rroy@southfrontenac.net

February 24, 2022

File: MV/FRS/28/2022

Sent by E-mail Ms. Michelle Hannah, Planning Assistant Township of South Frontenac P.O. Box 100 Sydenham, ON K0H 2T0 Dear Ms. Hannah: Re:

Application for Minor Variance PL-ZNA-2022-0010 (Redlich / Page) Part of Lot 10, Concession 13; 9205 Perth Road Bedford District, Township of South Frontenac Waterbody: Devil Lake

Cataraqui Conservation staff have reviewed the above-noted application for minor variance and provide the following comments for the Committee of Adjustment’s consideration. Summary of the Proposal The proposal involves the construction of an addition onto an existing dwelling on the subject property. The variance is requested to: • Increase the maximum lot coverage from 6.5% to 7.34% to permit the construction of a sunroom addition. A maximum of 5% is permitted. Staff note that the application suggests that the proposed addition is approximately 18.3 metres from the highwater mark of Devil Lake, but the plot plan submitted in support of the application suggests that the addition will be approximately 30.5 metres from the highwater mark. Mapping suggests that the later is correct. Site Description The property is located on the eastern shore of Devil Lake. The topography of the property can be described as rising steadily from the shoreline, levelling out and then rising slowly again toward Perth Road to the east. Currently, the property contains a single family dwelling, a workshop, a garden shed and a storage shed.

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

Page 182 of 229

Page 2 of 3

The property is designated ‘Rural’ in the Official Plan and zoned ‘Waterfront Residential Zone’ (RW) in the implementing Zoning By-law. Devil Lake itself is designated as a moderately sensitive Lake Trout Lake in the Official Plan. Discussion The main interest of Cataraqui Conservation with respect to this application is the protection of the water quality of Devil lake. Water Quality Section 2.2 of the Provincial Policy Statement (PPS) suggests that planning authorities should seek to protect, improve or restore the quality and quantity of water. Accordingly, the Official Plan and Zoning By-law for the Township of South Frontenac provide guidance with respect to how development should occur in consideration of protecting, improving and restoring water quality within the municipality. Similarly, Cataraqui Conservation’s Environmental Planning Policy (2021) contains provisions that seek to support these objectives. The Planning Policy recommends that new development and site alteration, including septic system tile fields and open or enclosed decks/patios attached to the main dwelling, be set back a minimum distance of 30 metres from the highwater mark of a waterbody. In this instance, new development is proposed outside of the 30 metre water setback. South Frontenac’s Official Plan suggests that a Lake Impact Assessment may be required for development within 300 metres of a moderately sensitive Lake Trout Lake. Although staff are concerned with the proposed increase in lot coverage, the increase in lot coverage is relatively modest (less than 1%) and the proposed development is outside of the 30 metre water setback. Therefore, in the opinion of staff, a Lake Impact Assessment is not necessary in this instance. Recommendation Staff have no objection to the approval of application PL-ZNA-2022-0010 based on our consideration for natural hazards, natural heritage, and water quality and quantity protection policies.

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

Page 183 of 229

Page 3 of 3

Ontario Regulation 148/06 Please note that a portion of the property is subject to Ontario Regulation 148/06: Development, Interference with Wetlands, and Alterations to Shorelines and Watercourses, which is administered by 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. Within a regulated area, written permission must be obtained from Cataraqui Conservation prior to development taking place. Please inform this office of any decision made by the Committee with regard to this application. If you have any questions, please contact the undersigned at 613-546-4228 ext. 244, or by e-mail at aschmidt@crca.ca Yours truly,

Andrew Schmidt

Andrew Schmidt Supervisor, Development Review c.c.

Anna Geladi, South Frontenac Township (via e-mail)

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

Page 184 of 229

To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: March 10, 2022 Subject:

Permission Application PL-ZNA-2022-0010 (Redlich & Page) – 9205 Perth Road (District of Bedford)

Summary This application is requesting permission to enlarge a legal non-conforming building located within 30 metres of the highwater mark of Devil Lake. This report recommends that the Committee of Adjustment grant approval of this application for permission to enlarge a legal non-conforming building, per section 45(2) of Planning Act, subject to conditions.

Background Official Plan Designation: Rural Zoning: Waterfront Residential – (RW)

Relief Requested The applicant seeks permission under section 45(2) of the Planning Act to enlarge the existing 142 square metre (1532 square foot) two storey dwelling that is located within 30 metres of the highwater mark of Devil Lake. The dwelling would be enlarged by constructing an 18 square metre (196 square foot) addition on the west side of the dwelling.

Discussion/Analysis Property Description The subject property is located at 9205 Perth Road and has an area of approximately 0.2 hectares (0.5 acres) with 30 metres of frontage on Devil Lake and 30 metres of frontage on Perth Road. The property rises quickly from Devil Lake to a relatively flat area located in front of 2nd storey of the dwelling. The property then rises slowly again towards Perth Road. The first storey of the dwelling is level with Perth Road. The area between the lake and the flat area www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 185 of 229

Township of South Frontenac Staff Report - Permission Application PL-ZNA-2022-0010 (Redlich & Page) – 9205 Perth Road (District of Bedford)

is predominately forested. There is a row of trees that screens the building from Perth Road. The property is developed with a single detached dwelling with an attached deck that is setback 27.5 metres from the highwater mark. The L-shaped deck was located on the west and south side of the dwelling. The south side portion of the deck has recently been removed to facilitate the construction of the addition. A deck remains on the west side of the dwelling. The property also contains several accessory structures, including a garden shed, a storage shed and a workshop. The garden shed is located near Perth Road, the storage shed is located to the north of the dwelling and the workshop is located on the west side of the dwelling, between the dwelling and the Lake. The sewage system is located between the dwelling and Perth Road, to the west of the driveway. The property is in an area of similarly developed waterfront residential properties.

Summary of Proposal The proposal is to construct an addition (sunroom) on the west side of the dwelling. The addition will replace the approximately 6.5 square metre (70 square foot) portion of the deck on the second storey and south side of the dwelling that has recently been removed. It will be located 30.5 metres from the highwater mark of Devil Lake. The addition will be 4.3 metres by 4.3 metres (14 feet by 14 feet) and will have a total footprint of 18 square metres (196 square feet). The addition would result in a 0.5% increase in lot coverage over the existing condition. The sunroom addition is proposed for three season use, to be constructed with single pane windows and uninsulated. The addition is proposed to be built on sonotubes (concrete posts). It would be accessed through an existing door in the dwelling so that it will function with the layout of the existing dwelling.

Department and Agency Comments Building Services (Sewage System Review) – Building Services completed a performance review of the existing on-site sewage system based on the revised floor plans received on February 28, 2022. Comments received from Building Services on March 2, 2022 indicate that the proposal will not reduce the performance level of the existing sewage system. Cataraqui Conservation – Comments received from Cataraqui Conservation on February 24, 2022 indicate that Staff have no objection to the approval of the application. It was www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 186 of 229

Township of South Frontenac Staff Report - Permission Application PL-ZNA-2022-0010 (Redlich & Page) – 9205 Perth Road (District of Bedford)

noted that a Lake Impact Assessment was not required as the increase in lot coverage is modest (less than 1%) and the proposed development is outside of the 30 metre water setback. The applicant or future owner must contact Cataraqui Conservation prior to undertaking any site alteration and/or prior to the building permit stage to determine whether an O. Reg. 148/06 permit is required for the activity or development.

Public Comments No comments were received from the public at the time of the writing of this report.

Planning Analysis The existing dwelling was constructed in the 1980s, according to the application form. The dwelling is a permitted use in the RW zone. However, it is setback less than 30 metres from the highwater mark of Devil Lake. Section 5.10.2 of Zoning By-law No. 2003-75 prohibits the enlargement of existing buildings that have less than the requirement minimum 30 metre setback from the highwater mark of a waterbody. Therefore, the existing dwelling is a legal non-conforming building. The proposed sunroom would result in an enlargement of the gross floor area to the dwelling that is within 30 metres of the highwater mark. In this situation, the Committee of Adjustment should consider whether to grant permission to enlarge the legal non-conforming building under Section 45(2) of the Planning Act. Impact of Proposal The existing dwelling is setback 27 metres from the highwater mark. However, the sunroom addition would be setback 30.5 metres from the highwater mark. The 18 square metre (196 square foot) sunroom would replace a 6.5 square metre (70 square foot) portion of the existing deck, such that the building would be enlarged by 11.7 square metres (126 square feet). This would result in a 0.5% increase in lot coverage over the existing situation (i.e. from 6.8% to 7.3%). The addition would sit on sonotubes. This construction method is not anticipated to have any negative impacts on the soil mantle and vegetation over what currently exists. The proposed enlargement of the existing dwelling is not anticipated to have any adverse impacts on the neighbouring properties. The addition on the south side of the dwelling will not be visible to the property to the north due to the presence of the intervening dwelling and an accessory building. There is also buffering and screening by an existing fence. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 187 of 229

Township of South Frontenac Staff Report - Permission Application PL-ZNA-2022-0010 (Redlich & Page) – 9205 Perth Road (District of Bedford)

The addition would be separated from the actively used portion of the property to the south by approximately 70 metres (229 feet) of forest. There is sufficient vegetation (trees) on the property to screen the addition when viewed from the water and the road. Devil Lake is an at-capacity lake trout lake, which means it is at capacity for development with respect to additional nutrient loadings which may adversely affect water quality. The dwelling is serviced by a septic system that is setback 45 metres (148 feet) from the highwater mark. The proposed addition is not anticipated to increase the nutrient loading associated with the septic system. The proposed addition to the dwelling represents an appropriate and desirable development of this property. It is the opinion of staff that it is appropriate for the Committee of Adjustment to grant permission to enlarge the legal non-conforming dwelling, as described in this report.

Recommendation That the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2022-0010, subject to the following conditions:

Permission is granted to enlarge the legal non-conforming dwelling on the subject property by 18 square metres (197 square feet) as per the drawings, floor plans and application submitted with PL-ZNA-2022-0010, received on February 24, 2022, that will be attached to the Decision as Schedule “A”.
A building permit is required for ALL construction and demolition on the property. There shall be no additional development, or demolition of existing structures, on the property without the approval from the Township of South Frontenac.

Report Prepared By: Anna Geladi, Planner

Reviewed By: Christine Woods, MCIP RPP, Senior Planner www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 188 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE OR PERMISSION

Application Requirements

It is required that one (1) copy of this application be filed with the Secretary-Treasurer of the Committee of Adjustment, together with the SKETCH referred to in Note 3 (below), accompanied by a NON-REFUNDABLE FEE in accordance with the chart below in cash, debit or by cheque made payable to the Township of South Frontenac. Application Type: 1-3 Variances 4+ Variances After building without a permit

Planning Fee: $959.00 $1,316.00 $2,010.00

Building Admin Fee: $97.00 $97.00 $97.00

TOTAL: $1,056.00 $1,413.00 $2,107.00

It is required that a Fee be provided for the Township to review onsite sewage disposal and Conservation Authority (where applicable) when submitting an application (Separate cheques, payable to the applicable Conservation Authority, are to be submitted to the Township with the completed application). Township of South Frontenac Minor Variance Only Minor Variance WITH Performance Review Minor Variance in combination with a new Class 2, 3, 4, or 5 sewage system other than a Class A system

$463.00 $720.00 $1,183.00

Cataraqui Region Conservation Authority

$420.00

Quinte Conservation Authority

$344.00

Rideau Valley Conservation Authority

$390.00

Please Note: These fees are for consultation on this application only; these agencies may require additional permit applications and fees prior to any construction.

Page 189 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

PLEASE READ THIS ITEM CAREFULLY Each applicant shall provide a sketch showing the dimensions of the subject land and of all abutting lands as outlined in Question 29 of the application. The sketch should be accurately dimensioned and scaled in either Imperial or Metric measures. This sketch, in conjunction with the Application Form, is the basis for the analysis of the Minor Variance Application by the Committee of Adjustment. It is strongly recommended that the applicant spend the necessary time to carefully and thoroughly assemble the data and transfer the data to the sketch. It is important that the sketch be drawn with accurate dimensions and measurements. Any application which does not include the above required information may not be accepted. In this regard, the applicant may wish to secure the assistance of a person who specializes in the drafting of such sketches. A guide to answering the application questions is attached.
Collection of Personal Information Personal information requested herein is required under the Planning Act, 1990 as amended. This information will be used by the Committee of Adjustment/Land Division Committee for the purpose of reviewing the above referenced application, and may be made available to those boards, Commissions, Authorities, Agencies and Persons having an interest in this matter. Any questions regarding the collection of this information should be directed to the Secretary Treasurer of the Committee of Adjustment (P.O. Box 100, Sydenham, Ont., K0H 2T0, Phone 376-3027 ext.2224).

Date Received: _________________________

File No: _________________________ 2

Page 190 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Derek and Kerry MacKay Name of Owner(s): _____________________________________________________________ Full Mailing Address of Owner(s): __

Phone number of Owner(s): ___

Email Address of Owner(s): __

If the applicant is NOT the owner of the subject land, the written authorization of the owner that the applicant is authorized to make the application, must accompany the application.

Gurr Building Survices Ethan Gurr Name of Authorized Agent: ______________________________________________________ Full Mailing Address of Authorized Agent: _

Phone number of Authorized Agent: ___

Email Address of Authorized Agent: ____

Agent as named above is hereby authorized to act on behalf of the owners for purposes of Minor Variance.

The description of the subject land: District:

 Bedford

 Portland

 Loughborough

x Storrington 

10 24 Concession Number: _____________________ Lot Number: _____________________ Carrying Place Road 4677 Street Number: _________________ Name of Road/Street: ___________________________ 13R-21867 Reference Plan Number: ______________________ Part Number(s): ____________________ 070-060-22300-0000 Roll Number: _________________________________________________________________

The frontage(s), depth and area of the subject land. 3

Page 191 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

730ft Frontage (on water):__________________

10ft Frontage (on road/lane): ___________________

200ft Depth: ___________________________

1.55 acres Area: _______________________________

The current zoning of the subject land:

RLSW

The nature and extent of the relief from the Zoning By-law:

Minor Variance for a new residential build 50ft from the high water mark of Dog Lake

Residential building will be a 2500sqft irregular shaped bungalow with an unfinished walk-out basement.

The reason why the proposed use cannot comply with the provisions of the Zoning By-law:

Property shape/geography does not allow

Does the subject property front on a municipally maintained road? OR a privately maintained road? x Yes  No

x Yes

 No

Name of Road/Lane:

Carrying Place Road

What are the existing uses of the subject land?

Residential / Seasonal

Please indicate whether there are any EXISTING buildings or structures on the subject land. (I.e. residence, garage, shed, etc.) x Yes

 No

If the answer to item 11 is yes, for EACH building or structure indicate: 4

Page 192 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

(1)

(2)

(3)

(4)

Type of Structure (E.g. residence)

Cabin

Garage

Gazebo

Shed

Setback from Front Lot Line

44 ft

75 ft

35 ft

Setback from Rear Lot Line

137 ft

140 ft

150 ft

110 ft

Setback from Side Lot Line

120 ft

15 ft

140 ft

110 ft

10 ft

24 ft

9 ft

Dimensions of Floor Area

945 sq ft

750 sq ft

59 sq ft

102 sq ft

Setback from High Water Mark (If applicable)

44 ft

80 ft

40 ft

Height of Building (Also indicate if it is one story or two story)

60 ft

The proposed uses of the subject land:

Residential

Are any building(s) or structure(s), or additions to existing building(s) or structure(s), PROPOSED to be built on the subject land?

x Yes 

 No

If the answer to item 14 is yes, for each proposed addition, building or structure indicate: 5

Page 193 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

(1)

(2)

Type of Structure (E.g. residence)

House

Setback from Front Lot Line

50 ft

Setback from Rear Lot Line

105 ft

Setback from Side Lot Line

105 ft

(3)

(4)

30 ft high bungalo Height of Building with walk-out (Also indicate if it is one unfinished basement story or two story)

Outside Dimensions of Building/Structure

67 x 45 ft irregular shape

Setback from High Water Mark (If applicable)

50 ft

NOTES: 1) If the subject property is on waterfront, and on a private lane, the setback from the front lot line and the setback from the high water mark will be the same. 2) The dimensions required in this question relate to the NEW CONSTRUCTION ONLY, and NOT to the total size of the completed building.

Do your plans include any DEMOLITION of existing structures?

x Yes 

 No

If yes, please provide details:

Removal of existing cabin

Do your plans include the RAISING of an existing structure?

 Yes

x No 6

Page 194 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

If yes, please provide details:

What are the uses of the proposed development? (a)

Increase in number of bedrooms

 Yes

x No

(b)

Increase in plumbing fixtures

 Yes

x No

(c)

Increase in living space

 Yes

x No

(d)

Will the addition or structure encroach on the existing septic system?

 Yes

x No 

The date the subject land was acquired by the current owner:

September 11, 2015 20. The date the existing buildings and structures were constructed on the subject lands:

Cabin - Approx 1964, Gazebo - unknown, Shed - Approx 1998, Garage - July 2021

The length of time that the existing uses of the subject land have continued:

1964 - 2021

Indicate whether water is provided to the subject land by a publicly owned and operated piped water system, a privately owned and operated individual or communal well, a lake, or other water body, or other means:

Private Well

Indicate whether sewage disposal is provided to the subject land by a publicly owned and operated sewage system, a privately owned and operated individual or communal septic system, a privy, or other means:

Private Septic

Is storm drainage provided by sewers, ditches, swales or by other means?

Please indicate whether the subject land is subject of an application under the Planning Act for approval of a Plan of Subdivision or Consent. 7

Page 195 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

 Yes

x No

If the answer to question 25 is yes, please give the file number of the application and the status of the application.

If known, please indicate whether the subject land has ever been the subject of an application under Section 43 of the Planning Act (Minor Variance).

x Yes 

 No

If the answer to item 27 is yes, please give the file number of the application and the status of the application.

MV/FRS/105/2016

A SKETCH must be submitted showing the following: i)

THE SKETCH MUST HAVE A NORTH ARROW AT THE TOP OF THE PAGE.

ii)

The boundaries and dimensions of the subject land including the location of any existing and proposed buildings.

iii)

The location of a reference point……i.e. distance between the subject land and the nearest township lot line or landmark such as a bridge or railway crossing.

iv)

The location of all abutting (neighbours’) lands.

The approximate location of all natural and artificial features on the subject land and on the land that is adjacent to the subject land. Examples include buildings, railways, roads, watercourses, drainage ditches, river or stream banks, barns, wetlands, wooded areas, wells and septic tanks. Show distance of these features from the applicant’s property lines.

AGREEMENT TO INDEMNIFY

Page 196 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended Attached to this application is a cheque payable to the Township of South Frontenac representing payment of the application fee. The Owner/Applicant/Agent agrees that the information recorded in this Minor Variance Application Form is accurate. The Owner/Applicant/Agent agrees that representatives of the Township and, where applicable, the appropriate Conservation Authority, may enter onto the subject property for the purpose of determining the appropriateness of the site for the proposed development. The Owner/Applicant/Agent agrees to reimburse and indemnify the municipality for all fees and expenses incurred by the municipality to process the application, including any fees and expenses attributable to proceedings before the Ontario Municipal Board or any court or other administrative tribunal if necessary to defend Council’s decision to support the application. Without limiting the foregoing, such fees and expenses shall include the fees and expenses of consultants, planners, engineers, lawyers and such other professional and technical advisors as the municipality may, in its absolute discretion acting reasonably, consider necessary or advisable to more properly process and support the application. The Owner/Applicant/Agent further agrees to provide the municipality, upon request and in cases where an application has been appealed to the Ontario Municipal Board, with a deposit (over and above the normal application fee), from which the municipality may, from time to time charge any fees and expenses incurred by the municipality in order to process the application. If such 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 Owner/Applicant/Agent further agrees that, until such requests have been complied with, the municipality will have no continuing obligation to process the application or attend or be represented at the Ontario Municipal Board or any court or other administrative proceeding in connection with the application:

Page 197 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

The names of all owners must appear in this section, even if they live in separate residences, and the address(es) should be the full mailing address, complete with postal code.
You may wish to appoint someone to act on your behalf during the variance process. If so, that person’s name, address and phone number should appear here All owner’s must sign the authorization.
Description of the Subject Land: a. District: The Districts are the same as the former Townships. If you are not sure, check the roll number (the long number beginning with 1029) on your tax bill. If the numbers are 010, 020 or 030, your district is Bedford; if the numbers are 040-050, your district is Loughborough; if the numbers are 060 or 070, your district is Storrington; and if the numbers are 080, your district is Portland. b. Concession and Lot Numbers: if you are not sure, check your tax bill c. Street Number: Your civic address – if a civic number has not been assigned, leave this space blank. d. Name of Road/Street: This question applies whether or not you are on a private lane or a public road. e. Reference Plan No: If your property has been surveyed, it will have a plan number, and one or more parts on that plan. If your property has not been surveyed, leave this space blank. f. Roll No: This is the number beginning with ‘1029’ which appears on your tax bill. Please take time to look it up before submitting the application.
Frontage, depth, area, acres: All parts of this question must be completed.
Current zoning: You may not be aware of the zoning on your property and this can be determined when you come in for pre-consultation with planning staff.
Nature and Extent of Relief: This question is asking what you are asking to do that requires the variance – for example, it could be that you are asking to be 25 m rather than 30 m from the high water mark, or that you are asking to increase the height of a structure within 30 m of the high water mark, or that you are seeking a variance to construct an accessory building closer to the front lot line than the principal building.
Reason why you can’t comply: In other words, why can you not meet the required setbacks. It could be, for example, because you are seeking a variance to add on to an existing structure that is already too close to the water, or that developing further from the water would be impossible because of a steep embankment.
Roads: Municipally maintained roads are looked after by the Township; private roads are lanes that residents maintain themselves (not private driveways, but lanes that provide access to your property and that are generally shared with others).
Parking and Docking: This question is only relevant is you can only access your property by water. 10

Page 198 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Existing Uses: e.g. residential, retail business, vacant recreational land
Buildings: If there are ANY buildings or structures on the property now, the answer to this question is “yes”.
Description of buildings and structures: You must complete all sections of this question for each structure on your property. If there is a deck on your dwelling, please describe it separately from the residence.
Proposed Uses: Generally, the answer to this question will be the same as the answer to #10, but if, for example, the land is currently vacant, and you are planning to construct a dwelling, then the use to be described in section 10 would be “vacant recreational land”, and the use described in section 13 would be “residential”
Proposed structures: If you are planning to build ANYTHING on the property, the answer to this question is “yes” – This includes additions, decks, garages, septic systems.
Description of new construction: ALL proposed new development must be described here. If you are proposing to construct an addition to a dwelling, and to add a deck, please show this information in separate columns.
Demolition: All demolition requires a permit from the building department. In some instances, a proposed addition or increase in height cannot be accomplished without the removal of existing walls. If this is not made clear to the Committee at the beginning of the process, you may find that, although you are granted permission to add on to your residence, you can’t actually do it because you have not made it clear that there is demolition involved.
Raising of Structure: In other words, are you proposing to raise the building in order to construct a basement under it.
Uses of Development: Please answer each part of this question. An increase in living space would include anything with walls – e.g. a screened porch would involve an increase in living space.
Date land acquired: When did you take possession of the property?
Date of existing buildings: If you are not sure, provide your best estimate.
Length of existing uses: For example, has the land been used for residential purposes for 30 years, or 18 months?
Water supply: in most cases the answer will be private well, but some waterfront properties take their water from a lake.
Septic: in most cases the answer will be private sewage system, but there may be some privies.

Page 199 of 229

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Drainage: Are there specific ditches that have been constructed to deal with drainage; is there natural drainage, etc.?
Application for consent: Is there currently an application for consent (severance) being proposed for the property?
If yes: If there is a current application for severance or subdivision on the property, please indicate the file number. (Staff can help provide this information)
Minor variance: Has there ever been a minor variance granted on the property? If you are longtime owner of the property, you will probably be aware of any other special permission granted for a variance to the zoning by-law. If you are a new owner, the seller will probably have made you aware of this.
If yes: If there has been a previous variance granted on the property, please indicate the application number if known, and what the details of the variance were.
SKETCH: We cannot stress enough the importance of a detailed, accurate, and complete sketch. You do not necessarily need to contract with a professional to draw the sketch, but sketches that are not drawn to scale, do not show dimensions and distances, or are not drawn neatly (PLEASE USE A RULER), will not be accepted.
Agreement to Indemnify: Must be signed in front of a commissioner of oaths – you may have this done before submitting the application, or sign the application in front of staff who can sign as commissioners. All owners must sign the application, or it can be signed by an agent if one has been appointed.

Page 200 of 229

DOG LAKE SOUTH FRONTENAC 4677 Carrying Place Rd Part Lot 24 Concession 10 50ft 40ft

50 ft Existing Cabin

65 ft Septic

New House

72 ft

10ft

68 ft

100ft 24ft

Garage 30ft

145ft

51 ft Septic Bed

54ft

Page 201 of 229

SMOKE ALARM W/ OPTICAL STROBE SMOKE ALARMS SHALL BE INTERCONNECTED SO WHEN ONE ALARM SOUNDS ALL ALARMS SOUND

NOTE DIMENSIONS ARE TO FACE OF STUDS OR CONCRETE AND DO NOT INCLUDE SHEATHING OR INTERIOR FINISH THICKNESS.

6” 20’-0”

16’-0”

8’-0”

6’-6"

NOTE

2’-6"

6" 6’-0" 4’-10"

2’-1"

5 1/2"

6’-1/2"

MUD/LNDRY

5 1/2"

DINING

6’-4 1/2"

7’ 0" x 10’ 3"

ENSUITE

SCREENED PORCH

C3 2 PLY

LINTELS IN LOAD BEARING WALLS SHALL CONSIST OF (2) 2"x10" MEMBERS WITH 1 1/2" MINIMUM END BEARING UNLESS OTHERWISE NOTED.

PLYWOOD SUBFLOOR SHALL BE GLUED AND SCREWED TO JOISTS USING AN ADHESIVE CONFORMING TO CGSB STANDARD 71-GP-26M.

BEAMS OR ROOF GIRDER TRUSSES BEARING ON INTERIOR OR EXTERIOR LOAD BEARING WALLS SHALL BE SUPPORTED ON BUILT-UP WOOD COLUMNS EXTENDING TO SUITABLE BEARING UNLESS OTHERWISE NOTED.

REINFORCE STUD WALLS IN MAIN BATHROOM ADJACENT TO WATER CLOSET AND BATHTUB/SHOWER AS SPECIFIED IN OBC PARAGRAPH 9.5.2.3.

CONT’D SHT A5

W4 ENGRD. TRUSSES @ 24" O.C.

BALCONY L3

C3 2 PLY C3

WOOD FLOOR TRUSSES SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER’S RECOMMENDED DETAILS. FLOOR TRUSS SUPPLIER TO SUBMIT SHOP DRAWINGS FOR REVIEW.

GIRDER TRUSS

EXTERIOR WALL SHEATHING WAFERBOARD PER CAN3-O437.0. PLYWOOD ROOF SHEATHING PER CSA STD. O121 OR O151.

1 A6

5 1/2" 5.5’x3’

7’-0"

W10 ABOVE

MONO TRUSSES @ 24" O.C.

5 1/2"

9’-8 1/2"

2’-6" x 6’-8"

" -0

6’-4"

9’ CLG

15’-1"

C3 W6

ENGRD. TRUSSES @ 24" O.C.

4’-2"

2’

" ‘-8

WOOD FRAMING MATERIALS SHALL BE S-DRY S-P-F NO.2 GRADE MINIMUM GRADED IN ACCORDANCE WITH NLGA 1987.

4’-9"

GIRDER TRUSS

9’ CLG

3’-8"

6’x3’

2’-3"

7’-5 1/2"

L1 HIGH WALL L3

41’-0"

3’-1"

MASTER L3

4’-0" x 6’-8"

3 1/2"

1 A6

W11

2’-1" 5 1/2"

WIC

9’ CLG

5’-4"

9’ CLG

9’-8"

3’-0" x 6’-8"

19’-7"

13’-2 1/2"

3 1/2" 2’-6" x 6’-8"

WOOD FRAMING

4’-10"

2’-0"

2’-9"

VAULTED CLG.

ALL STRUCTURAL STEEL SHALL BE SHOP PRIMED WITH OIL ALKYD PAINT. TOUCH-UP FIELD WELDS.

4’-11 1/2"

22"x28" ATTIC HATCH

7’-1"

LIVING

DN 14 R

ZERO CLEARANCE FP.

HIGH STRENGTH BOLTS NUTS AND WASHERS, ASTM A325M, HIGH STRENGTH BOLTS FOR STRUCTURAL STEEL JOINTS.

5’-1 1/2"

7’-6 1/2"

9’ CLG

ENGRD. TRUSSES @ 24" O.C.

CEILING @ 15’-2"±

GIRDER TRUSS

ENGRD. TRUSSES @ 24" O.C.

6" 5 1/2"

BATH

2’-6" x 6’-8"

7’-8 1/2"

GIRDER TRUSS

SLOPE

6’-0"

6’-1"

DN TO SUIT

2.75’ x 5’

10’-5 1/2" 3 1/2"

12’-9"

3’-0" x 6’-8"

2’-6" x 6’-8"

@ 24" O.C.

12’-4" 5 1/2"

3 1/2"

1’-11"

3’-6"

DN 3R L3

2’-6" x 6’-8"

5’-0"

3 1/2"

16" DP. PARALLEL CHORD COMBO TRUSSES

PARTITION WALL -2"x4" OR 2"x6" STUDS @ 16 O.C. -1/2" GYPSUM BRD. BOTH SIDES

GIRDER TRUSS

6’-10"

L4 L1 HIGH WALL

11’-10"

9’ CLG 17’-9"

28’-9 1/2"

3 1/2" OR 5 1/2"

CONFORM TO CSA STANDARD W59 WELDED STEEL CONSTRUCTION (METAL-ARC WELDING).
STRUCTURAL STEEL – CSA STANDARD CAN/CSA G40.20 AND CAN/CSA 40.21 GRADE 300W, GENERAL PURPOSE STRUCTURAL STEEL EXCEPT THAT HOLLOW STRUCTURAL SECTION SHALL CONFORM TO CSA STANDARD CAN/CSA G40.21 GRADE 350W, HOT FORMED WELDED OR HOLLOW STRUCTURAL SECTION, CLASS H.

1’-9 1/2"

KITCHEN

11’-1"

9’-2 1/2" PLATE HGHT.

BDRM 2 9’ CLG

FOYER

2’-5 1/2"

40’-0"

5 1/2"

WALL CONSTRUCTION - SIDING

PREFIN. SIDING PER CLIENT -1"x3" STRAPPING @ 16" O.C. IF REQ’D (CONT. VENTED SPACE) -1" (R6) FACED URETHANE RIGID INS. TAPE JOINTS -7/16" ASPENITE -2"x6" STUDS @ 16" O.C. DBL. TOP PLATE, SINGLE DBL. BOTTOM PLATE -R22 BATT INS. -6 MIL POLY V.B. -1/2" GYPSUM BRD.

3’-0" x 6’-8"

22"x28" ATTIC HATCH

MONO TRUSSES @ 24" O.C.

W10 ABOVE

3’-0"

CONFORM TO CSA STANDARD W55.3, RESISTANCE WELDING QUALIFICATIONS FOR FABRICATORS OF STRUCTURAL MEMBERS USED IN BUILDINGS.

4’-0" x 6’-8"

6’-6" C3

GIRDER TRUSS

DURING COLD WEATHER CONSTRUCTION PROTECT FOOTINGS AND FOUNDATION WALLS FROM FREEZING AND FROST ACTION AT ALL TIMES.

CONFORM TO CSA STANDARD S16.1, STEEL STRUCTURES FOR BUILDINGS.

ENGRD. TRUSSES @ 24" O.C.

COVERED ENTRY

3’-6"

2’-0" x 6’-8"

10’-0"

SLOPE 2%

4’-10"

STRUCTURAL STEEL

3’-2"

PROVIDE 3" MIN CONCRETE COVER FOR FOOTING REINFORCING BARS WHERE SPECIFIED.

2’-6"

BDRM 3/DEN

3’-0"

2’-6" x 6’-8"

GABLE WALL

2’-6"

WALL LEGEND

9’-2 1/2" PLATE HGHT.

‘- 6

2" 1/

2’-0" x 6’-8"

9’ CLG

WALL CONSTRUCTION - STONE

STONE VENEER PER CLIENT -1" AIR SPACE -1" (R6) FACED URETHANE RIGID INS. TAPE JOINTS -7/16" ASPENITE -2"x6" STUDS @ 16" O.C. DBL. TOP PLATE, SINGLE DBL. BOTTOM PLATE -R22 BATT INS. -6 MIL POLY V.B. -1/2" GYPSUM BRD.

5’-0"

5 1/2"

5’-5 1/2"

5’-6"

2 A6

ENGRD. TRUSSES @ 24" O.C.

6’-0"

3’-2 1/2"

8’-0"

2’-6"

5 1/2"

6’-0"

7’-6"

-9 1’

3’-0"

2’-6"

3’ -6 1 1/ 4"1 /2" ‘- 9 1/ 4"

2’-6"

2’-6" x 6’-8"

5’-0"

3’-1"

2’-6"

4’-0" x 6’-8"

3’-0"

DRAIN WATER HEAT RECOVERY UNIT TO BE INSTALLED PER OBC SB-12 3.1.1.12

MAXIMUM BACKFILL HEIGHT FOR 8" POURED CONCRETE FOUNDATION WALLS SHALL NOT EXCEED THE FOLLOWING: 7’-7" MAX LATERALLY SUPPORTED WALLS LATERALLY UNSUPPORTED WALLS 3’-11" MAX

CARBON MONOXIDE DETECTOR INTERCONNECTED SO WHEN ONE ALARM SOUNDS ALL ALARMS SOUND

66’-6" 16’-0"

2 A6 5’-4"

5’-4"

4’-3"

5’-9"

16’-0"

4’-3"

5’-4"

20’-0"

5’-4" 16’-0"

5’-4"

5’-0" 10’-0"

D2 D3

42" DOOR W/ 2 SIDELITES AND TRANSOM

36" DOOR W/ 1/2 LITE

32" FRENCH DOOR W/ TRANSOM 6’ PATIO DOOR

FRAME SIZE (WxH) 77"x82" DOOR 77x12" TRANSOM

PIER SCHEDULE P1

39"x82" 35"x82" 35"x12" TRANSOM

10" DIA. CONC. PIER W/ 15m VERT BAR EMBEDDED 6" MIN. INTO SOUND BEDROCK & GROUT IN PLACE

DROPPED BEAM SCHEDULE

LINTEL SCHEDULE

W200x31 + 2"x6" PLATE

(2) 2"x8" SPF NO 2, 1 1/2" BEARING

W200x27 + 2"x6" PLATE

(3) 2"x8" SPF NO 2, 1 1/2" BEARING

(3) 2"x8" P.T. W/ GALV CONNECTOR (SIMPSON BC6 OR EQ.)

(2) 2"x10" SPF NO 2, 1 1/2" BEARING

(4) 2"x12" SPF #2 P.T. 3" MIN. BEARING BUILD INTO WALL

(2)1 3/4"x9 1/4" 2.0e MICROLAM OR EQ. 1 1/2" MIN BEARING UNLESS OTHERWISE NOTED

FOOTING SCHEDULE F1

72"x94"

36"x36" x 8" THK. W/ (3) 15M BARS EA WAY BEAR ON SOUND BEDROCK

COLUMN SCHEDULE D5

72" FRENCH DOOR W/ TRANSOM 6’ PATIO DOOR

72"x82" 72"x12" TRANSOM 72"x80"

DESCRIPTION OF CHANGE

SECTION, NOTE OR DETAIL NO.

3.2 S3

4’-6"

MEDIUM DUTY TYPE 2 ADJUSTABLE STEEL COLUMN MIN ALLOWABLE LOAD CAPACITY = 24,000 LBS

Page 202 of 229

6"x6" P.T. POST ON GALV RAISED POST BASE (SIMPSON ABA66 OR EQ.) CLAD POST PER CLIENT SPEC

BUILT UP WOOD COLUMN TO SUIT

(3) 2"x10" SPF # 2 w/ GALV POST-BEAM CONNECTOR SIMPSON BC6 OR EQUAL BUILD ENDS INTO WALL, 3" MIN BEARING (3) 1 3/4"x11 1/4" 2.0E MICROLAM OR EQ. 3" MIN. BEARING BUILD INTO WALL

9 S2

SHEET NO. THIS DRAWING IS NOT TO BE REPRODUCED OR REUSED FOR ANY PROJECT OTHER THAN THAT SPECIFIED HEREIN WITHOUT THE EXPRESS WRITTEN CONSENT OF WRIGHT ENGINEERING

WINDOW SCHEDULE

DOOR SCHEDULE

DATE

66’-6"

FLOOR AREA = 2234 SQ.FT. COVERED ENTRY = 95 SQ.FT. SCREENED PORCH = 133 SQ.FT. SCALE 1/4"=1’-0"

QTY

REV

FOR CONSTRUCTION

5’-0"

MAIN FLOOR PLAN

DESCRIPTION

19/10/20

LEGEND 5’-9"

IDENT NO.

N/C

PROJECT IDENT NO.

DESCRIPTION

QTY

FRAME SIZE (WxH)

CASEMENT

24"x60"

FIXED

36"x60"

CASEMENT

24"x54"

DBL CASEMENT

(2) 30"x60"

FIXED OVER AWNING

60"x72" FIXED 60"x22" AWNING

FIXED OVER AWNING

30"x72" FIXED 30"x22" AWNING

DBL CASEMENT

(2)30"x54"

AWNING

60"x32"

CASEMENT

30"x60"

W10

ARCH TOP

60"x24"

W11

CASEMENT

30"x54"

MacKAY RESIDENCE 4651 CARRYING PLACE RD. SOUTH FRONTENAC, ON

PREPARED BY

WRIGHT ENGINEERING & DESIGN 100 VICTORIA AVE. GANANOQUE, ONT. K7G-2S1 (613) 329-1853

DWG. TITLE

MAIN FLOOR PLAN DRAWN: RWW

REV: N/C

CHECKED: RWW

DWG. NO.

PROJECT NO: DATE: 19 OCT/20 SCALE: AS NOTED

A4 OF 8

Page 203 of 229

Cranesnest Inset Lake Map G

R CE

N BE

CR A

JOE

R RY COV E

RR Y

A PL

Cranberry Lake

PL-ZNA-2022-0011 (MACKAY) (GURR BUILDING SERVICES) 4677 CARRYING PLACE RD Legend Subject Property Road

Railway

Assessment Parcel

Provincially Significant Wetlands Wetland

Wooded Area Water

Township Boundary

Produced by the Township of South Frontenac under license with the Ontario Ministry of Natural Resources © Queen’s Printer for Ontario, 2020.

SL JOE E AN

Page 204 of 229

Scale 1:1,500

12.5

Meters

UTM Zone 18 NAD 83

Date: 2022-02-08

February 24, 2022

File: MV/FRS/29/2022

Sent by E-mail Ms. Michelle Hannah, Planning Assistant Township of South Frontenac P.O. Box 100 Sydenham, ON K0H 2T0 Dear Ms. Hannah: Re:

Application for Minor Variance PL-ZNA-2022-0011 (MacKay / Gurr) Part Lot 24, Concession 10; 4677 Carrying Place Road Assessment Roll No. 070060223000000 Storrington District, Township of South Frontenac Waterbody: Dog Lake

The Rideau Waterway Development Review Team (RWDRT), made up of staff from Cataraqui Conservation and Parks Canada, has reviewed the technical circulation for the above-noted application for severance and provide the following comments for the Committee’s consideration. Summary of the Proposal The proposal involves the construction of a 271.74 m2 dwelling on the subject property. The variance is requested to: • Reduce the required setback from the highwater mark from 30 metres, as required by Section 5.8.2.(1.) of the South Frontenac Zoning By-law, to 16 metres in order to permit the construction of a new dwelling. Site Description The property is located on the east shore of Dog Lake, west of Carrying Place Road, and is bordered by water on the north and east sides. The topography of the property can be described as generally flat with a steep slope from the top of bank to the rocky shoreline below. The property has mixed vegetation, and currently contains a cabin, a garage, a gazebo and a shed. The property is designated ‘Rural’ in the Official Plan for South Frontenac and zoned ‘Limited Service Residential – Waterfront (RLSW) in the implementing Zoning By-law. Discussion The main interests of the RWDRT with respect to this application are the avoidance of natural hazards (e.g. flooding and erosion) associated with the shoreline of Dog Lake, the protection of the water quality of Dog Lake, and the conservation of the cultural and natural heritage and scenic values of the Rideau Canal National Historic Site and UNESCO World Heritage Site. Page 205 of 229

Ms. Hannah (PL-ZNA-2022-011) February 24, 2022

Natural Hazards Flooding: The maximum recorded water level for Dog Lake is 98.95 metres geodetic. For Dog Lake, the maximum recorded water level is used in lieu of an engineered flood plain. Cataraqui Conservation’s Guidelines for Implementing Ontario Regulation 148/06 (see description below) requires that all development be set back a minimum of 6 metres from the regulatory floodplain of a waterbody. Based upon elevation mapping data and aerial imagery, the proposed development will be located outside of the setback from the regulatory flood plain. Erosion: Cataraqui Conservation defines the extent of potential erosion hazards to include an allowance for toe erosion, a stable slope allowance for bedrock shorelines of 1(h):1(v), plus an erosion access allowance of 6 metres. Based on an estimated 5 metre high slope at the shoreline, the total erosion hazard allowance is anticipated to be approximately 11 metres measured horizontally inland from the stable toe of slope at the shoreline. Staff note that the proposed development will be located outside of the erosion hazard allowance. Staff have no concerns from a natural hazard perspective. Water Quality Section 2.2 of the Provincial Policy Statement (PPS) suggests that planning authorities should seek to protect, improve or restore the quality and quantity of water. Accordingly, the Official Plan and Zoning By-law for the Township of South Frontenac provide guidance with respect to how development should occur in consideration of protecting, improving and restoring water quality within the municipality. Similarly, the Cataraqui Conservation’s Environmental Planning Policy (EPP, 2021) contains provisions that seek to support these objectives. Section 5.2.7 b)(i) of the Official Plan for South Frontenac Township suggests that a 30 metre setback from the highwater mark is required to be maintained as a buffer in order to protect water quality. Similarly, Cataraqui Conservation’s EPP recommends that new development and site alteration be set back a minimum distance of 30 metres from the highwater mark of a waterbody. However, new development within the water setback may be considered when there are no reasonable alternatives for locating the development outside of the water setback area, the development is no closer to the water than existing buildings or structures on the property, the development complies with the maximum lot coverage provisions of the Zoning By-law, and suitable methods to minimize negative impacts on water quality are incorporated into the development. Staff note that the proposed dwelling is located further from the highwater mark than existing development (existing cabin), the proposal complies with the maximum lot coverage requirements in the Zoning By-law and cannot be shifted back further from the water on either the north or east sides due to the shape of the lot and the location of an existing well. Should the application be approved, staff recommend that roof runoff be directed away from the shoreline and that the vegetative buffer between the development and the shoreline be maintained or improved to help filter runoff.

Page 2 of 3

Page 206 of 229

Ms. Hannah (PL-ZNA-2022-011) February 24, 2022

Rideau Canal National Historic Site and UNESCO World Heritage Site Similarly, RWDRT staff strive to preserve and enhance the cultural, natural and scenic values of the national historic site and world heritage site so that all Canadians can enjoy this legacy into the future. This can be achieved through the maintenance of a natural shoreline, the maintenance and enhancement of vegetation on the property, development which complements the visual character of the landscape, and the maintenance of a minimum 30 m setback of all development from the water. As noted above, due to site constraints, it is not feasible to meet the 30 metre water setback. Recommendation Staff have no objection to the approval of application PL-ZNA-2022-011 based on our consideration for natural hazards, natural and cultural heritage, and water quality and quantity protection policies. Regulatory Requirements Parks Canada Parks Canada - Rideau Canal Office oversees all in-water and shoreline works along the Canal system. If the landowner wishes to carry out any in-water or shoreline works in the future, the Rideau Canal Office must be contacted and written approval obtained prior to the commencement of construction. Ontario Regulation 148/06 Please note that a portion of the property is subject to Ontario Regulation 148/06: Development, Interference with Wetlands, and Alterations to Shorelines and Watercourses, which is administered by 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. Within a regulated area, written permission must be obtained from Cataraqui Conservation prior to development taking place. Please inform this office of any decision made by the Committee with regard to this application. If you have any questions, please contact the undersigned at 613-546-4228 ext. 244, or by email at aschmidt@crca.ca Yours truly,

Andrew Schmidt

Andrew Schmidt Supervisor, Development Review /as c.c.

Anna Geladi, Planner, South Frontenac Township (via e-mail) Susan Millar, Parks Canada (via e-mail)

Page 3 of 3

Page 207 of 229

Michelle Hannah From: Sent: To: Subject:

Ryan Morgan February 28, 2022 1:59 PM Anna Geladi 4677 Carrying Place Road

Categories:

CityView Planning Attachment

Hi Anna, After a review of the proposed plans for a new single-family dwelling and KFL&A records, it is determined that the existing sewage system on the property has the capacity to support the proposed dwelling, provided the fixture count and the size of the dwelling are not increased beyond what has been proposed. Further review and conformation will be required at the building permit application stage.

Regards, Ryan Morgan Building Inspector Township of South Frontenac p: +613-376-3027 ext. 2233 e: rmorgan@southfrontenac.net a: 4432 George St., Box 100, Sydenham, ON www.southfrontenac.net

Please consider the environment before printing this email

Page 208 of 229

To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: March 10, 2022 Minor Variance Application PL-ZNA-2022-0011 (MacKay/Gurr Subject: Building Services Inc) – 4677 Carrying Place Road, District of Storrington

Summary This application is a request for zoning relief for the high-water mark setback for a dwelling. This report recommends that the Committee of Adjustment grant approval of this application, subject to conditions, as this application meets the four tests of a minor variance under section 45(1) of Planning Act.

Background This application was originally circulated as a request to expand a legal non-conforming use under section 45(2) of the Planning Act. Upon further review it was determined that it should be considered under section 45(1) of the Planning Act. The property was previously subject to a minor variance application MV-18-16-S which approved a singled detached dwelling and a detached garage to be setback a minimum of 15 metres from the highwater mark of Dog Lake. The dwelling was permitted to have a maximum footprint of 2750 square feet including decks. The dwelling was permitted to be single storey with no basement. The applicant is requesting a new minor variance for a larger dwelling with a walkout basement. The proposed setback from the highwater mark is not changing from the original application. Official Plan Designation: Rural Zoning: Limited Service Residential Waterfront – (RLSW)

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Page 209 of 229

Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0011 (MacKay/Gurr Building Services Inc) – 4677 Carrying Place Road, District of Storrington

Zoning Relief Requested Section 5.8.2(b) – to permit a single detached dwelling to be setback a minimum of 15 metres from the highwater mark of Dog Lake, whereas the Zoning By-law requires a minimum 30 metre setback from the highwater mark for any building. Section 10.3.1 – to permit a single detached dwelling to establish a 15 metre front yard and to be setback a minimum of 15 metres from the high-water mark of Dog Lake, whereas the Zoning by-law requires a minimum 30 metre front yard and setback from the highwater mark for the principal building.

Discussion/Analysis Property Description The subject property is located at 4677 Carrying Place Road (formerly 1107 Joes Lane) and has an area of approximately 0.6 hectares (1.55 acres) with frontage on Dog Lake. The property is located on a peninsula and is bordered by the lake on the north and east sides. The property rises quickly from the shoreline of Dog Lake to a flat area. There are steep slopes from the top of bank to the rocky shoreline below and the area between the shoreline and the flat area is predominately forested. The property is accessed from a long narrow driveway that extends roughly 100 metres (328 feet) from Carrying Place Road across another property owned by the applicant. The original dwelling on the property was recently demolished in preparation for construction of a new dwelling. The property contains a detached garage, shed and gazebo. A sewage system is located just south of the proposed dwelling and the garage. The property is in an area of similar waterfront residential development. The previously existing dwelling had a footprint of 87.8 square metres (945 square feet) and was setback 13 metres (44 feet) from the highwater mark of Dog Lake, at its closest point. Summary of Proposal The applicants propose to construct a dwelling setback a minimum of 15 metres (50 feet) from the highwater mark of Dog Lake at its closest point. It will be located father to the shoreline on the east, approximately 21 metre (72 feet) from Dog Lake. It would be located to the west of where the original dwelling was located (e.g. farther from the point of the peninsula on all sides of the water). The dwelling is approximately 280 square metres (3,015 square feet) in area. The dwelling will have a height of 9.2 metres (30 feet) with a walk-out unfinished basement. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 210 of 229

Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0011 (MacKay/Gurr Building Services Inc) – 4677 Carrying Place Road, District of Storrington

Department and Agency Comments Building Services (Sewage System Review) Building Services reviewed the proposed plans for the dwelling and KFL&A Public Health records for the existing sewage system. They provided comments on February 28, 2022 which indicated that the existing sewage system on the property has the capacity to support the proposed dwelling, provided the fixture count and the size of the dwelling are not increased beyond what has been proposed. Further review and conformation will be required at the building permit application stage. Rideau Waterway Development Review Team (RWDRT) Comments received from RWDRT in a letter dated February 24, 2022 note that they have no objection to the approval of the application based on their consideration for natural hazards, natural and cultural heritage, and water quality and quantity protection policies. They note that the proposed development will be setback from the flooding hazard and erosion hazard associated with the lake. They note that the proposed dwelling is located further from the highwater mark than the existing cabin, complies with maximum lot coverage and cannot be shifted further back from the water on either the north or east side due to the shape of the lot and the location of the existing well. They recommend that the roof runoff of the dwelling be directed away from the lake and that the area between the development and the lake be maintained as a vegetated buffer. The Parks Canada – Rideau Canal Office oversees in-water and shoreline works. The applicant or future owner of the property must contact the Rideau Canal Office and obtain written approval prior to the commencement of any construction in-water or along the shoreline. The applicant or future owner must contact Cataraqui Conservation prior to undertaking any site alteration and/or prior to the building permit stage to determine whether an O. Reg. 148/06 permit is required for the activity or development. Public Comments No comments were received from the public at the time of the writing of this report.

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Page 211 of 229

Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0011 (MacKay/Gurr Building Services Inc) – 4677 Carrying Place Road, District of Storrington

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. All four tests must be met for an application to be approved. 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 subject property is designated Rural in the Township Official Plan. The proposed dwelling is consistent with the permitted residential use of the property. The proposed dwelling maximizes the setback from the highwater mark to Dog Lake. It would be located beyond the limit of flooding and erosion hazards. The proposed variance maintains the general intent and purpose of the Official Plan, specifically the policies on limited service residential development and development within environmentally sensitive areas adjacent to a lake. Does the variance maintain the general intent and purpose of the Zoning By-law? The proposed dwelling is a permitted use on the subject property and complies with the setback requirements of the Limited Service Residential Zone, with the exception of the front yard and highwater mark setback. The majority of the property is on a peninsula that is 63 metres (206 feet) wide at its widest point. The proposed dwelling will be setback 1.8 metres (6 feet) farther from the highwater mark than the previous dwelling, and farther from the point of the peninsula. The proposed dwelling is located as far back from the highwater mark as possible while considering the site constraints. There are large rock outcrops and a drop in elevation to the rear of the proposed location. There is also a utility pole and the existing shed located to the rear of the proposed location. It can also not be shifted back given the location of the existing well. The dwelling would not exceed the maximum permitted lot coverage for the RLSW zone, having a lot coverage of 4.3%. Allowing a basement will minimize the footprint and lot coverage on the property. The height of the building will be in compliance with the maximum height for a single detached dwelling in the RLSW zone (11 metre / 36 feet). The 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 proposed dwelling will be located in an appropriate area where it will have minimal impact on surrounding neighbouring properties. The proposed location and size of the www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

Page 212 of 229

Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0011 (MacKay/Gurr Building Services Inc) – 4677 Carrying Place Road, District of Storrington

dwelling are practical on the subject property, located in only available building envelope on the subject property. The property slopes down to the water to the north and east and also slopes down significantly on the south side. The size of the property, the well, hydro pole and existing garage/sheds constrain the building envelope. The property is located on a peninsula with water on both the north and east sides. There are trees along the shoreline that will conceal the dwelling from the waterfront. The dwelling will not be visible to the properties to the west because of the intervening garage. The dwelling would be more than 100 metres (328 feet) from Carrying Place Road. It is recommended that the mitigation measures outlined in the development agreement registered on title, such as limited vegetation removal, and the maintenance of existing vegetation between the development and the high water mark continue to be required in order to increase runoff absorption and that measures be taken to direct runoff away from the water. The variance is desirable for the appropriate development. Is the variance minor? Yes, the 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. Recommended Conditions of Approval The minor variance approval in 2016 required a development agreement to be registered on title. The development agreement includes general provisions which state that no development beyond what was approved through minor variance MV-18-16-S is permitted within the 30 metre setback from the highwater mark. Therefore, this development agreement will need to be removed from title. A new development agreement is recommended as a condition of approval to address Township Environmental Protection policies that apply at the time of construction and to implement the recommendations for roof run-off and re-vegetation outlined by the RWDRT.

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Page 213 of 229

Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0011 (MacKay/Gurr Building Services Inc) – 4677 Carrying Place Road, District of Storrington

This application was originally circulated under Section 45(2) of the Planning Act. Upon further review it was determined that it should be considered under section 45(1) of the Planning Act. A new notification was not required as the proposal is unchanged.

Recommendation That the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PL-ZNA-2022-0011 for 4677 Carrying Place Road, subject to the following conditions:

The Minor Variance is for a single detached dwelling. The structure is permitted to be establish a minimum 15 metre (50 feet) front yard, and to be setback a minimum of 15 metres (50 feet) from Dog Lake, as per the drawings and building plans submitted and received on February 28, 2022 with PL-ZNA-2022-0011, attached to the Decision as Schedule “A”.
The decision on application PL-ZNA-2022-0011 hereby replaces the Committee of Adjustment decision on application MV-18-16-S regarding the dwelling. The decision on application MV-18-16-S regarding the construction of a dwelling is hereby rescinded and is longer valid.
The agreement registered on title relating to MV-18-16-S dated August 30, 2016 shall be released and replaced with a new development agreement that incorporates the Townships current environmental policies and RWDRT recommendations outlined in their letter dated February 24, 2022.
A building permit is required for ALL construction and demolition on the property. There shall be no additional development, or demolition of existing structures, on the property without the approval from the Township of South Frontenac.
Minor variance PL-ZNA-2022-0011 is applicable only to Zoning By-law No. 2003-75 and not to any subsequent zoning by-laws.

Report Prepared By: Anna Geladi, Planner Reviewed By: Christine Woods, MCIP RPP, Senior Planner

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Page 214 of 229

Page 215 of 229

By-law provisions

Requirements

D20‘ f(L1 Z075

Building Admin Fee: $97.00 $97.00 $97.00

Planning Fee: $959.00 $1,316.00 $2,010.00

.00 , . $2,107.00

TDTA:

$72000 $1’183’OO

$420.00

Cataraqui Region Conservation Authority

$46300

Township of South Frontenac Minor Variance Only MinorVariance WITHPerformance Review Minor Variance in combination with a new Class 2, 3, 4, or 5 sewage system other than a Class A system

It is required that a Fee be provided for the Township to review onsite sewage disposal and Conservation Authority (where applicable) when submitting an application (Separate cheques, payable to the applicable Conservation Authority, are to be submitted to the Township with the completed application).

Application Type: 1-3 Variances 4+ Variances After building without a permit

,_/

It is required that one (1)copy of this application be filed with the Secretary-Treasurer of the Committee of Adjustment, together with the SKETCH referred to in Note 3_(below), accompanied by a NON-REFUNDABLE FEE in accordance with the chart below in cash, debit or.by—ceque 1 made payable to the Township of South Frontenac.

Application

provided the Committee is of the opinion

The Committee may vary Zoning that the variance:

The Committee of Adjustment is a Committee of eight persons appointed by Township Council. The Committee is formed under Section 45 of the Planning Act R.S.O. 1990, Chapter P.13, to authorize a minor variance from a zoning by—law.

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE OR PERMISSION Updated January, 2021

Page 216 of 229

Personal information requested herein is required under the Planning Act, 1990 as amended. This information will be used by the Committee of Adjustment/Land Division Committee for the purpose of reviewing the above referenced application, and may be made available to those boards, Commissions, Authorities, Agencies and Persons having an interest in this matter. Any questions regarding the collection of this information should be directed to the Secretary Treasurer of the Committee of Adjustment (P.O. Box 100, Sydenham, Ont., KOH 2T0, Phone 376-3027 eXt.2224).

Collection of Personal Information

Each applicant shall provide a sketch showing the dimensions of the subject land and of all abutting lands as outlined in Question 29 of the application. The sketch should be accurately dimensioned and scaled in either Imperial or Metric measures. This sketch, in conjunction with the Application Form, is the basis for the analysis of the Minor Variance Application _by the Committee of Adjustment. It is strongly recommended that the applicant spend the necessary time to carefully and thoroughly assemble the data and transfer the data to the sketch. It is important that the sketch be drawn with accurate dimensions and measurements. Any application which does not include the above required information may not be accepted. In this regard, the applicant may wish to secure the assistance of a person who specializes in the drafting of such sketches. A guide to answering the application questions is attached.

PLEASE READ THIS ITEMCAREFULLY

TOWNSHlP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 217 of 229

Bedford

Street

Number:

Concession Number:

District:

The description of the subject land:

Signature(s) of Owner(s)

Lot Number:

@041)

?oughborough Storrington Name of Road/Street: (%

Portland

Agent as named above is hereby authorized to act on behalf of the owners for purposes of processing this application for Minor Variance.

Email Address of Authorized Agent:

Phone number of Authorized Agent:

Full Mailing Address of Authorized Agent:

Name of Authorized Agent:

If the applicant is NOT the owner of the subject land, the written authorization of the owner that the applicant is authorized to make the application, must accompany the application.

Email Address of Owner(s): _

“Phone number of Owner(s):

Full Mailing Address of Owner(s):

Name of Owner(s):

TOWNSHIP OF SOUTH FRONTENAC APPLICATI_ON FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 218 of 229

w 2 /Fl’

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Area:

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What are the existing uses of the subject land?

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Name of Road/Lane:

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?ereason why the proposed use cannot comply with the provisions of the Zoning By-law:

7’ F or £07‘ 14 g

2-50

,[30 %,

Frontage (on road/lane):

The nature and extent of the relief from the Zoning By-law:

The current zoning of the subject land:

[322

300’

Does the subject property front on a municipally maintained road? OR a privately maintained road? Yes . No

Depth:

Frontage (on water):

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 219 of 229

(0\m

S tb kf i:?*I|: Rzaralfot

Height of Building

S7. ?t

0 U6 S/(5

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(3) (4)

14.Are any bui|ding(s) or structure(s), or additions to existing bui|ding(s) or structure(s), PROPOSED to be built on the subject land?

{£52051/"/7'44.

13.The proposed uses of the subject land:

(.¥“aa.§§i:.’§1.i’.‘é;W‘

Setback from High

D”

f “F’I§3?‘X3fa° 3,5'9

(Also indicate if it is one story or two story)

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Setback from Side Lot Line

(2)

?€Sii)éIdCE

(1)

S tb kf li.‘i)rr:e’ Frfantalfot 5.

Type of Structure (E.g. residence)

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 220 of 229

293 “”\

107.LM

Setback from Front Lot Line

Setback from Rear LotLine

C\A/ed’)

x 2.1m

(3)

(4)

D Yes

If the subject property is on waterfront, and on a private lane, the setback from the front lot line and the setback from the high water mark will be the same.
The dimensions required in this question relate to the NEW CONSTRUCTION ONLY, and NOT to the total sizeof the completed building.

100 wt

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‘7M

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(2)

Do your plans include any DEMOLITIONof existing structures?

NOTES:

Setback from High Water Mark (If applicable)

Outside Dimensions of Buildinglstructure

(Also indicate if it is one story or two story)

Height of Building

Setback from Side Lot Line

. .

(Bumujnxiéx

Type of Structure (E.g. residence)

(1) gfogptég

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 221 of 229

Increase in plumbing fixtures

Increase in living space

Will the addition or structure encroach on the existing septic system?

(b)

(c)

(d)

SEPT wit‘, wig

D Yes

Yes

Yes ‘

I?/No

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21.The length of time that the existing uses of the subject land have continued:

Mk Z02.

20.The date the existing buildings and structures were constructed on the subject lands:

increase in number of bedrooms

(a)

What are the uses of the proposed development?

19.The date the subject land was acquired -by the current owner:

Ifyes, please provide details:

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.0. 1990, c. P.13 as amended

Page 222 of 229

Yes

El’(o

‘

Yes

The location of a reference point……i.e. distance between the subject land and the nearest township lot line or landmark such as a bridge or railway crossing.

**Note: **

The distances to on—siteand abutting owners’ wells, septic ?elds and barns, from the property to be varied, IS REQUIRED to be shown. The SKETCH is of significant importance and

v) / The approximate location of all natural and artificial features on the subject land and on the land that is adjacent to the subject land. Examples include buildings, railways, roads, watercourses, drainage ditches, river or stream banks, barns, wetlands, wooded areas, wells and septic tanks. Show distance of these features from the app|icant’s property lines.

iv) / The location of all abutting (neighbours’) lands.

iii)

/ The boundaries and dimensions of the subject land including the location ofany existing

ii)

and proposed buildings.

/ THE SKETCH MUST HAVE A NORTH ARROW AT THE TOP OF THE PAGE.

thefollowing:

A SKETCH must be submitted -showing

If the answer to item 27 is yes, please give the file number of the application and the status of % the application.

I-fknown, please indicate whether the subject land has ever been the subject of an application under Section 43 of the Planning Act (Minor Variance).

If the answer to question 25 is yes, please give the file number of the application and the status 2?.“ of the application.

TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended

Page 223 of 229

Planning Act, R.S.O. 1990, c. P.13 as amended

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solemnly declare that all the statements contained in this application are true nd i make this solemn declaration conscientiously believing it to be true and knowing that it is of the same force and effect as if made

::;ME’:l”i3<L(/+’l’<”‘K.1/r ,2o 2.?»-

DATED AT THE TOWNSHIP OF SOUTH FRONTENAC V’A THIS DAY OF :3

The Owner/Applicant/Agent further agrees that, until such requests have been complied with, the municipality will have no continuing obligation to process the application or attend or be represented at the Ontario Municipal Board or any court or other administrative proceeding in connection with the application:

The Owner/Applicant/Agent agrees that the information recorded in this Minor Variance Application Form accurate. The Owner/Applicant/Agent agrees that representatives of the Township and, where applicable, the appropriate Conservation Authority, may enter onto the subject property for the purpose of determining the appropriateness of the site for the proposed development.

Attached to this application is a cheque payable to the Township of South Frontenac representing payment of the application fee.

‘

OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE TOWNSHIP

Page 224 of 229

Inset Inset Map Map IL

E LAN

NE O’

ELD ROAD GREENFI

LA KE R

Loughborough Lake

D OA

PL-ZNA-2022-0018 (SCHOONER)

PER TH

LATIM ER ROAD

RO UN D

RO AD

Loughborough Lake

3774 GREENFIELD RD

3880 GREENFIELD ROAD Legend Subject Property Road

3852 GREENFIELD RD

Railway Assessment Parcel Provincially Significant Wetlands Wetland

3868 GREENFIELD RD

Wooded Area Lake Trout Lake - At Capacity Lake Trout Lake - Not at Capacity

3880 GREENFIELD RD

Non-Lake Trout Lake - At Capacity Water

3920 GREENFIELD RD

Township Boundary

3898 GREENFIELD RD

20 GREENFIELD RD

19 GREENFIELD RD

3962 GREENFIELD RD

GREENFIELD RD

D ROAD GREENFIEL

E LAN

3935 GREENFIELD RD

D EL

Page 225 of 229

5 GREENFIELD RD

Produced by the Township of South Frontenac under license with the Ontario Ministry of Natural Resources © Queen’s Printer for Ontario, 2020.

GRE E NFI

9 GREENFIELD LANE

3873 GREENFIELD RD 3919 GREENFIELD RD

3901 GREENFIELD RD

GREENFIELD RD

3859 GREENFIELD RD

Scale 1:3,000 3845 GREENFIELD RD

100

Meters UTM Zone 18 NAD 83

Date: 2022-02-08

To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: March 10, 2022 Subject:

Minor Variance Application PL-ZNA-2022-0018, Alain Shooner, 3880 Greenfield Road, Storrington District

Summary The subject application seeks zoning relief to permit an accessory storage building in the front yard of a dwelling, and for an increase in the height of the storage building. This report recommends that the Committee of Adjustment grant approval of this application subject to conditions, as this application meets the four tests of a minor variance outlined in section 45(1) of Planning Act.

Background Official Plan Designation: Rural Zoning: Waterfront Residential – Special Provision (RW-27) Zoning Relief Requested Section 5.24.2 – to permit an accessory building (storage building) to be located in front of the projected front wall of the dwelling whereas the Zoning By-law requires an accessory building to be erected to the rear of the projected front or exterior side wall of the main building. Section 8.3.2 – to permit an accessory building to have a maximum building height of 7 metres, whereas the RW zone permits a maximum of 6 metres. Related Applications The subject property is not subject to any other applications under the Planning Act.

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Page 226 of 229

Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0018, Alain Shooner, 3880 Greenfield Road, Storrington District

Discussion/Analysis Property Description The subject property is located on Greenfield Road, along the southern shoreline of the West Basin of Loughborough Lake. The topography of the site rises quickly from the shoreline, then more gently rises in a southerly direction towards Greenfield Road. The northern portion of the lot is heavily treed, including the lands between the shoreline and the top of bank, and generally within 15 metres of the top of bank. The southern portion of the lot is an open field that is being renaturalized. The property is developed with a 3,500 square foot single detached dwelling that is set back approximately 47 metres from the highwater mark, and a sewage system that is set back 300 metres from the highwater mark and near Greenfield Road. Summary of Proposal The owner proposes to construct a 12 metre by 21 metre (approximately 2,700 square foot) storage building in the northern half of the property, 100 metres from the highwater mark of the lake and 250 metres from the road. The storage building would be located in a forested area such that it would not be visible for the road. The garage would be one storey, and 7 metres in height. The subject property is subject to site plan control. The location of the storage building was included on the site plan to avoid the need for future site plan amendment, should the owners apply for a future planning approval. The site plan agreement includes a clause that specifies that the proposed storage building would require approval under the Planning Act before a building permit could be issued. An application for minor variance was received to permit an accessory storage building in the front yard of the dwelling, and for an increase in the height of the storage building. Department and Agency Comments The application did not meet the criteria for circulation to any departments or agencies. Public Comments No comments were received from the public at the time of the writing of this report. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

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Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0018, Alain Shooner, 3880 Greenfield Road, Storrington District

The proposed variances maintain the general intent and purpose of the Zoning Bylaw. The RW-27 zoning on the property considers the land between Greenfield Road and the dwelling to be the “front yard”. Accessory structures are not permitted within the front yard as of right. However, the proposed location of the storage building is logical for the development of the lot, and will exceed the setback requirements for an accessory building in the RW zone. According to the application, the storage building will be set back 250 metres from the front lot line (Greenfield Road) which far exceeds the minimum 20 metre front yard required for the dwelling. Staff recommend that any condition of approval permit the storage building to be set back a minimum of 240 metres from the front lot line to provide flexibility in siting the building based on site conditions while ensuring that the building setback from the high water mark will continue to be maximized.

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The 7 metre building height is reasonable given the dimensions of the building (e.g. a larger building requires greater height to accommodate a minimal roof pitch).

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 of the land. Locating the storage building in the front yard protects the environmentally sensitive lands between the dwelling and the lake. The building will be visually screened from both the lake and the road by both distance and existing tree cover.

www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

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Township of South Frontenac Staff Report - Minor Variance Application PL-ZNA-2022-0018, Alain Shooner, 3880 Greenfield Road, Storrington District

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 minor variance is to permit a 12 metre by 21 metre accessory storage building to be located in front of the projected front wall of the dwelling, and setback a minimum of 240 metres from the front lot line, per the site plan agreement that is registered on the title of the property. The minor variance is also to permit the accessory storage building to have a maximum 7 metre building height.
A building permit is required for ALL demolition and construction on the property. There shall be no additional development on the property without the approval from the Township of South Frontenac.
Minor variance PL-ZNA-2022-0018 is applicable only to Zoning By-law No. 2003-75 and not to any subsequent zoning by-laws. Report Prepared By: Christine Woods, MCIP RPP, Senior Planner Reviewed By: Claire Dodds, MCIP, RPP, Director of Development Services www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.

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