Body: Committee of Adjustment Type: Agenda Meeting: Committee Date: April 11, 2024 Collection: Council Agendas Municipality: South Frontenac
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TOWNSHIP OF SOUTH FRONTENAC Committee Of Adjustment Meeting Agenda TIME: DATE: PLACE:
7:00 PM, Thursday, April 11, 2024 Council Chambers/Virtual Via Zoom .
Call to Order
a)
Resolution.
Adoption of Agenda
a)
Resolution.
Electronic Meeting Information
a)
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.
b)
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
a)
There are none.
Approval of Minutes – March 14, 2024
a)
Resolution.
Consent Applications from a Previous Meetings: (if applicable)
New Consent Applications:
Minor Variance / Permission Applications from a Previous Meetings: (if applicable)
New Minor Variance / Permission Applications:
a)
PL-ZNA-2024-0015 (Deroche) - Loughborough District
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Property Address: 1048 Shallow Lane Purpose & Effect of the Application: To request permission under Section 45(2) of the Planning Act to enlarge a legal non-conforming dwelling located within 30m of the
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highwater mark of Sydenham Lake. The applicant is proposing to renovate the existing seasonal dwelling with a gross floor area of 36sqm and height of 4m, setback 8.7m from Sydenham Lake. The renovation would occur within the existing building envelope and would include an addition to the rear of the structure. The proposed four-season dwelling would have a gross floor area of approximately 150sqm and height of 9.9m. The proposed four-season dwelling would maintain the same highwater mark setback as the existing (8.7m).
b)
PL-ZNA-2024-0018 (Sleeth) - Storrington District
61 - 90
Property Address: 122 Osborne Lane Purpose & Effect of the Application: To request permission under Section 45(2) of the Planning Act to enlarge a legal non-conforming dwelling located within 30m of the highwater mark of Dog Lake. The existing 110sqm single storey dwelling is to be demolished and will be replaced with a single detached dwelling that has a ground floor area of 120sqm and a partial second storey of 50sqm. The new dwelling will maintain the same setback from the lake as the existing dwelling. The height of the dwelling will increase from 5.7m to approximately 8m. 10.
Other Business
a)
Consent Granting Authority Report
Adjournment
a)
Resolution.
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Committee of Adjustment Meeting Thursday, April 11, 2024 7:00 p.m. Council Chambers 4432 George Street, Sydenham, ON and Virtual on Zoom Page 3 of 92
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 joining on Zoom are muted on our end and your cameras will not be turned on. Committee Members
Township Staff
• Alan Revill
• Kate Kaestner (Planning Clerk/SecretaryTreasurer)
• Brett Moreland • Doug Morey • Kevin Fox • Mike Howe • Norm Roberts Page 4 of 92
• Randy Ruttan • Steven Pegrum
• Christine Woods (Senior Planner) • Noah Perron (Planner) • Tom Fehr (Planner)
Agenda • Call to Order • Adoption of Agenda • Meeting Information • Declaration of Pecuniary Interests • Approval of Minutes of Previous Meeting • Hearings for Applications • Consent Granting Authority Report • Other Business • Adjournment Page 5 of 92
Format for Each Hearing
- Chair introduces application
- Planner presents application
- Applicant/agent permitted to address Committee
- Members of the public permitted to address Committee (maximum 5 minutes per individual)
- Staff and/or applicant to provide response to public comments / questions
- Questions from Committee members (no comments or debate)
- Secretary-Treasurer reads the resolution
- Committee discussion and vote Page 6 of 92
After the Meeting • 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. • The applicant, the Minister or a specified person or public body in as defined by the Planning Act subsection 1(1) may appeal the decision to the Ontario Land Tribunal. The appeal must be filed with the SecretaryTreasurer 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. Page 7 of 92
• 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 • If a member of the public attending in person wishes to speak, we ask that they raise their hand, wait to be called on and clearly state their name for the record. Page 8 of 92
In Case of Technical Difficulties • If a Committee member joining virtually disconnects from the meeting, the meeting will proceed if there is still quorum. The Committee member will attempt to reconnect. • If quorum cannot be met within 15 minutes, the meeting will be postponed. • Staff will be in touch with applicants. • A notice will also be posted on the Township’s social media if the meeting is postponed.
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Notice of Collection
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• Personal information, as defined by the Municipal Freedom of Information and protection of Privacy Act (MFIPPA), including (but not limited to names, addresses, opinions and comments, is collected under the authority of the Municipal Act, 2001, Planning Act and in accordance with MFIPPA. • All personal information may form part of the meeting agendas and minutes, and therefore will be made available to members of the public at the meetings, through requests, and through the website of the Corporation of the Township of South Frontenac. • Meetings are broadcast live over the internet for the public to view. Your voice will be heard in the broadcast if you speak at the meeting. Broadcasts are archived and continue to be publicly available. • Questions regarding the collection, use and disclosure of this personal information may be directed to the Township Clerk.
Agenda
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• Call to Order • Adoption of Agenda • Meeting Information • Declaration of Pecuniary Interests • Approval of Minutes of Previous Meeting • Hearings for Applications • Consent Granting Authority Report • Other Business • Adjournment
Consent Applications
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Minor Variance / Permission to Enlarge Legal Non-Conforming Use Applications
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Application PL-ZNA-2024-0015 Permission to Enlarge
Applicants: Ken Deroche Property: 1048 Shallow Lane
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Background • Subject to Consent Application PL-BDJ-2023-0103 – Approved November 9, 2023 • Subject to Zoning By-law Amendment Application PL-ZBA2024-0014 • For the purpose of this presentation, the property in question is the retained parcel from the Consent Application
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Property Description • 2.5Ac in area north of Rutledge Rd. on the south shore of Sydenham Lake • Access from Rutledge Road via Sailors Cove Lane and Mozart Lane • Existing legal non-conforming Seasonal Dwelling near shoreline • Existing watercourse to the east of seasonal dwelling • Designated Rural • Zoned RLSW Page 16 of 92
Proposal
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• Permission to enlarge legal non-conforming seasonal dwelling • Proposed rebuild to occur within existing envelope and a rear addition & covered patio • Increase in gross floor to ~150sqm • Increase in height to 9.9m • Same setback from Sydenham Lake (8.7m) and watercourse to the east (8.2m)
Proposed Site Plan
Existing seasonal dwelling (front view)
Approach to seasonal dwelling from Mozart Lane
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Preliminary Discussion • Through the review of the application, the following was determined by staff: • The ability to convey the subject property as a single parcel • An existing water-access right-of-way to the west of the cottage
• Both fundamentally impact the redevelopment of the parcel • If separately conveyable, it appears that the proposed building and sewage system wouldn’t fit on the smaller parcel. • There are also concerns with potential encroachment into the right-of-way west of the cottage Page 19 of 92
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Recommendation • Deferral • Until the following information is provided:
• Legal confirmation as to the possibility of separate conveyance of property identified as PIN # 36279-0804 • The status of any easements registered on the property, including details of all dominant and servient lands • And to provide a detailed survey sketch which demonstrates the location of the proposed dwelling, sewage system and parking spaces
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Questions & Comments
- Applicant/Agent
- Members of the Public
- Committee Member questions
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PL-ZNA-2024-0015 Committee Deliberation and Vote
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Application PL-ZNA-2024-0018 Permission to Enlarge Legal Non-Conforming Use
Applicant: Jefferey Sleeth and Jennifer Spronck Property: 122 Osborne Lane
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Property Description
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• 0.3ha lot area • 200m frontage on Dog Lake • Property is a peninsula that is primarily flat with a hill towards the southern end. Primarily treed. • Contains dwelling, boathouse, and accessory buildings • Rural • RLSW zone
Proposal • Permission under section 45(2) of the Planning Act to enlarge a legal non-conforming dwelling. • Existing dwelling is 110sqm, single storey • Proposed dwelling is 120sqm ground floor, 50sqm partial second storey • Height increasing from 5.7m to 8m Page 26 of 92
• Maintaining setback to lake
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North side of dwelling
West side of dwelling and area of expansion
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Front of dwelling and shoreline area
East side of dwelling
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Department, Agency and Public Comments • Cataraqui Conservation – No objections. They note the construction will need to comply with the 6m setback from the floodplain, which the current location achieves. • Building Services – The applicant will need to apply for a performance review of the existing septic system to determine whether there is sufficient capacity for the expanded dwelling or if a new/enlarged septic system will be required. • Public Comments – None received Page 31 of 92
Planning Analysis • Minimal footprint compared to existing = 40sqm increase • Lot coverage increasing from 3.6% to 3.9%
• Setback of dwelling from lake will be maintained • Proposed dwelling constructed in same location as existing – minimize site disturbance/vegetation removal • No visual impacts anticipated from height increase • Conditions recommended related to controlling runoff, vegetation retention/removal, sediment erosion controls. Page 32 of 92
Recommendation • Approval • Pending any comments received • Subject to conditions • The application is approved in accordance with submitted drawings • Building permit is required for ALL demolition and construction on the property Page 33 of 92
Public Questions and Comments 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.
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PL-ZNA-2024-0018 Committee Deliberation and Vote
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Consent Granting Authority Report • PL-BDJ-2024-0007 (Dowker) (Sutton) – Portland • This undisputed consent was granted provisional consent on March 12, 2024. • The purpose of this consent application was for one residential lot addition from property located at 6105 McMahon Drive. The lot addition is to be 0.30 acres in area, and to be conveyed to adjacent lands at 6057 McMahon Drive. Page 36 of 92
Adjournment
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Minutes of Committee Of Adjustment March, 14, 2024
Township of South Frontenac Committee of Adjustment Meeting Minutes Meeting # 2024-02 Time: 7:00 PM Location: Council Chambers/Virtual Via Zoom Present: Norm Roberts, Steve Pegrum, Alan Revill, Brett Moreland, Kevin Fox, Mike Howe Absent: Randy Ruttan, Doug Morey Staff: Christine Woods, Senior Planner, Tom Fehr, Planner, Michelle Hannah, Secretary-Treasurer 1
Call to Order
2
Adoption of Agenda
a)
Resolution. Resolution No. 2024-02-02 Moved by: Kevin Fox Seconded by: Norm Roberts THAT the Committee of Adjustment hereby adopts the agenda for the March 14, 2024 Committee of Adjustment meeting. Carried
3
Electronic Meeting Information
a)
The meeting was live streamed at the following link: http://www.facebook.com/SouthFrontenacTwp/
b)
Staff prepared a PowerPoint Presentation that was displayed on the screen of the meeting.
4
Declaration of pecuniary interest
a)
Personal Conflict of Interest Declared Personal Conflict of Interest declared by Brett Moreland for Agenda Item 9. b)
5
Approval of Minutes – February 08, 2024
a)
Resolution. Resolution No. 2024-02-03 Moved by: Norm Roberts Seconded by: Kevin Fox
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Minutes of Committee Of Adjustment March, 14, 2024 THAT the Committee of Adjustment hereby approves the minutes of the February 8, 2024 Committee of Adjustment meeting. 6
Consent Applications from a Previous Meetings: (if applicable)
7
New Consent Applications:
Carried
8 Minor Variance / Permission Applications from a Previous Meetings: (if applicable) 9
New Minor Variance / Permission Applications:
a)
PL-ZNA-2024-0004 (Huehn & Kuske) (Stokes) - Loughborough District Property Address: 38 Phoebe Lane Purpose & Effect of the Application: The application seeks zoning relief for the purpose of permitting a new single dwelling on the subject property. The existing 150sqm single storey cottage is to be replaced with a 202.4sqm two-storey dwelling with covered front porch and attached deck. The proposed dwelling requires zoning relief to permit a 15.6m setback from the highwater mark of Desert Lake, a 12.5m setback from the wetland feature to the west, a 2.5m setback from the right-of-way over Phoebe Lane, and a 6m setback from the top of bank. Noah Perron, Planner, delivered his report to the Committee with a staff recommendation of conditional approval of the application. Alan Revill, Deputy Chairperson, asked whether the applicant or their agent wished to speak to the application. Rod Stokes, Agent for the application, thanked the Committee for hearing the application. He stated that the septic system that was recently installed on the property was designed specifically for the proposed dwelling. Mr. Revill inquired as to whether any members of the public wished to speak to the application. Brian Cumming, neighbouring landowner, expressed his concerns regarding the potential impacts of the proposed construction on Desert Lake. Mr. Stokes responded that the owner has the right to rebuild the dwelling on the existing footprint but that the site was not suitable. The proposed construction increases the setback to the waterbody and the Development Agreement condition will help to mitigate impacts of construction on the waterbody. Mr. Revill asked whether there any other members of the public who wished to speak to the application (none heard). Mr. Revill inquired as to whether there were any questions from Committee Members regarding the application. Mike Howe, Committee Member, expressed his desire for the Committee to remain fair to applicants while also understanding the need to be mindful of the water quality.
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Minutes of Committee Of Adjustment March, 14, 2024 Steve Pegrum, Committee Member, asked Mr. Perron about the portion of the property that would be in compliance with all setbacks outlined in the Zoning By-Law, and whether it would be large enough to build on. Mr. Perron replied that the owner would be very limited as to what could be built there and that any dwelling would undoubtedly encroach , so a minor variance would still be required. Kate Kaestner, Secretary-Treasurer, read the resolution for conditional approval of the application. Mr. Revill inquired as to whether there was any comment from the Committee on the resolution (none heard). Resolution No. 2024-02-04 Moved by: Brett Moreland Seconded by: Kevin Fox THAT the Committee of Adjustment approves Minor Variance application PLZNA-2024-0004 for property municipally known as 38 Phoebe Lane, to permit the construction of a 202.4 square metre two-storey dwelling to be located15.6 metres from the highwater mark of Desert Lake, 12.5 metres from a wetland, 6 metres from top of bank and 2.5 metres from the right-of-way known as Phoebe Lane; subject to conditions. Carried b)
PL-ZNA-2024-0008 (Larmon) (Ireland-Frasso & Larouche) - Loughborough District Property Address: 5407 Opinicon Road Purpose & Effect of the Application: The proposal is for a 1,015 square foot house and a sewage system. The house would be setback 25m from a wetland on the property, and 12.5m from the front lot line. Minor variances are being requested to allow the house to be setback less than the 30m from the wetland and less than 20m from the front lot line required by the Zoning By-law. Noah Perron, Planner, delivered his presentation to the Committee with a staff recommendation that the application be approved, subject to conditions. Mr. Revill inquired as to whether the applicant or agent wished to speak to the matter. Tyler Larouche, Agent on the file, stated that he is hoping to be able to construct his small dwelling on the property and he appreciated the application being heard by the Committee. He spoke to his desire to minimize the impact of construction on the wetland and property as a whole. Mr. Revill inquired, three times, as to whether any members of the application wished to speak to the application (none heard). Mr. Revill inquired as to whether there were any questions form Committee members regarding the application. Steve Pegrum inquired as to whether the entrance to the property had been inspected for adequate sight lines and safe access.
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Minutes of Committee Of Adjustment March, 14, 2024 Mr. Perron stated that because the property has a civic address assigned by the municipality, the entrance would have been inspected by the Township prior to the address being assigned but he was unsure of when the inspection took place. Mr. Howe expressed his concern around sediment and erosion control, given the steep slope on the property. Mr. Revill expressed his concern over the entrance to the property. There was continued discussion on the matter, between the applicant and Committee members, and with the relocation of the driveway not being feasible, Mr. Revill suggested that the property owner reach out to Public Services to request a hidden driveway sign be posted near the property. Ms. Kaestner read the resolution for conditional approval of the application. Mr. Revill inquired as to whether Committee members had any further comment on the matter (none heard). Resolution No. 2024-02-05 Moved by: Steve Pegrum Seconded by: Mike Howe THAT the Committee of Adjustment approves Minor Variance application PLZNA-2024-0008, for property municipally known as 5407 Opinicon Road, to permit the construction of a 1,015 square foot dwelling to be located 25 metres from a wetland and 12.5 metres from the front lot line; subject to conditions. Carried c)
PL-ZNA-2024-0019 (Loureiro & Mason) - Bedford District Property Address: 325 Spruce Lane Purpose & Effect of the Application: To request permission under Section 45(2) of the Planning Act to enlarge a legal non-conforming dwelling located within 30m of the highwater mark of Desert Lake. The existing 72sqm 1.5 storey dwelling is to be demolished and replaced with a 275sqm single storey dwelling. An area of approximately 170sqm of the proposed dwelling is to be located outside the 30m setback from Desert Lake. An existing 18.3sqm porch and 62sqm deck that were attached to the existing dwelling are to be remain and are to be attached to the proposed dwelling. The height of the proposed dwelling will not be increasing from the current dwelling height of 7m. Tom Fehr, Planner, delivered his report to the Committee with a staff recommendation that the application be approved, subject to conditions. Mr. Revill inquired as to whether the applicant or agent wished to speak to the application. Tony Loureiro, applicant stated that he didn’t have anything to add but that he was present to answer any questions, should they arise. Mr. Revill inquired as to whether any members of the public wished to speak to the application (none heard).
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Minutes of Committee Of Adjustment March, 14, 2024 Mr. Revill asked if Committee members had any questions regarding the application (none heard). Ms. Kaestner read the resolution for conditional approval of the application. Mr. Revill inquired as to whether there was any comment from Committee members. Norm Roberts, Committee member, stated that he had visited the site and agrees with the staff recommendation. Resolution No. 2024-02-06 Moved by: Mike Howe Seconded by: Steve Pegrum THAT the Committee of Adjustment approves application PL-ZNA-2024-0019, for property municipally known as 325 Spruce Lane, to grant permission under section 45(2) of the Planning Act to enlarge a legal non-conforming dwelling and attached deck within 30 metres of the highwater mark of Desert Lake; subject to conditions. Carried d)
PL-ZNA-2024-0020 (Solenka & Cossa) - Bedford District Property Address: 32 Dogwood Lane Purpose & Effect of the Application: To request permission under Section 45(2) of the Planning Act to enlarge an existing accessory building. The existing accessory building is non-complying due to being located within 30m of the highwater mark of Kingsford Lake. The area of the structure will be decreasing slightly from 24sqm to 23.7sqm and the height of the structure will be increasing from 3.6m to 3.8m. The existing structure is located underneath a hydro line. In order to achieve compliance with the minimum clearance required from the hydro line the new structure will be moving closer to the water. The existing structure is set back 17.8m from the south shoreline and the new structure will be set back 13.7m from the shoreline. Tom Fehr, Planner, delivered his report to the Committee with a staff recommendation of approval of the application, subject to conditions. Mr. Revill inquired as to whether there were any comments from the applicant or their agent regarding the application. Stephen Solenka, applicant, thanked the Committee for hearing the application and stated that he was happy to answer any questions. Mr. Revill asked whether there were any members of the public who wished to speak to the application (none heard). Mr. Revill inquired as to whether there were any questions from members of the Committee (none heard). Ms. Kaestner read the resolution for conditional approval of the application. Mr. Revill asked whether there were any comments from Committee members regarding the application (none heard).
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Minutes of Committee Of Adjustment March, 14, 2024
Resolution No. 2024-02-07 Moved by: Mike Howe Seconded by: Steve Pegrum THAT the Committee of Adjustment approves application PL-ZNA-2024-0020 for property municipally known as 32 Dogwood Lane, to grant permission under section 45(2) of the Planning Act to enlarge a legal non-conforming accessory building on the property within 30 metres of the highwater mark of Kingsford Lake; subject to conditions. Carried 10
Other Business
a)
Consent Granting Authority Report. Kate Kaestner, Planning Clerk & Secretary Treasurer, delivered her report to the Committee.
11
Adjournment
a)
Resolution. Resolution No. 2024-02-08 Moved by: Steve Pegrum Seconded by: Mike Howe THAT the March 14, 2024 meeting of the Committee of Adjustment for the Township of South Frontenac is hereby adjourned at 7:53pm, to reconvene on Thursday, April 11, 2024 at 7:00pm or at the call of the Chair. Carried
Randy Ruttan, Chair
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8.7m
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March 25, 2024
File: MV/FRS/57/2024
Sent by E-mail Mr. Noah Perron, Planner Township of South Frontenac P.O. Box 100 Sydenham, Ontario K0H 2T0 Dear Mr. Perron: Re:
Application for Permission (S. 45(2)) PL-ZNA-2024-0015 (Deroche) Pt Lot 5, Concession 5; 1027 Mozart Lane Loughborough District, Township of South Frontenac Waterbody: Sydenham Lake and Unnamed Watercourse
Cataraqui Conservation staff have reviewed the above-noted application for permission and provide the following comments for the Committee of Adjustment. Proposal The proposal involves the expansion of an existing legal non-confirming dwelling and attached deck on the subject property. The permission is requested to: •
Reduce the required setback from the highwater mark from 30 metres, as required by Section 5.8.2.a) of the South Frontenac Zoning By-law, to 8.7 metres to permit the construction of the proposed addition and deck.
Site Description The subject lands are located to the north of Rutledge Road and Shallow Lane along the southern shore of Sydenham Lake in South Frontenac Township. The shoreline bordering the subject lands consists of gradually sloping lands that rise to the south towards Dusty Lane. To the east of the cottage is a small gulley with a watercourse that conveys water from the wetlands to the southeast into Sydenham Lake. Staff visited the site on February 8th, 2024. The property is designated Rural on Schedule A of the Township of South Frontenac Official Plan and is zoned Limited Service Residential – Waterfront Zone (RLSW) and Waterfront Residential (RW) in the implementing Zoning By-law. Discussion
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Cataraqui Conservation’s scope of review for this proposal includes the avoidance of natural hazards (e.g. flooding and erosion) associated with the shoreline of Sydenham Lake and the unnamed watercourse. Sydenham Lake / Unnamed Watercourse Flooding: The regulatory flood plain of Sydenham Lake is defined as an elevation of 131.6 m GSC. Cataraqui Conservation does not have floodplain mapping for the unnamed watercourse. However, due to the difference in elevation between the top of bank and the watercourse, the watercourse’s floodplain is not expected to exceed the top of bank of the gulley. Cataraqui Conservation’s Guidelines for Implementing Ontario Regulation 148/06 (see description below) require all buildings and structures to be set back a minimum of 6 metres from a flood plain. Based on observations taken on site, the proposed addition will be roughly 3.6 metres from the top of bank of the slope adjacent to the watercourse channel. The addition is therefore located within the 6 metre access setback from the watercourse’s floodplain. However, CRCA can permit additions to existing buildings located within the 6 metre access allowance provided the addition is not encroaching further into the setback from the regulatory floodplain than the existing dwelling. In this case, based on the site plan submitted with the application, the addition is not encroaching further into the setback from the floodplain than the existing dwelling, and is therefore not exacerbating the hazard. Erosion: CRCA, in accordance with provincial technical standards, defines the extent of potential erosion hazards to include an allowance for toe erosion (2 metres), a stable slope allowance for till shorelines of 3(h):1(v), plus an erosion access allowance of 6 metres. Based on an estimated 1 metre high shoreline embankment for Sydenham Lake, the total erosion hazard allowance is 11 metres measured horizontally inland from the toe of slope. For the unnamed watercourse, the water flows through the channel in the bottom of the gulley, then the adjacent slope rises to a height of roughly 2 metres, before levelling out where the existing dwelling is located. Based on a 1 metre allowance for toe erosion, a stable slope allowance of 3(h):1(v) for till slopes, and a 6 metre access allowance, the total erosion hazard allowance extends 13 metres inland from the toe of slope of the watercourse. Staff note that the proposed development is located outside the main erosion hazards (i.e. the toe erosion allowance and stable slope allowance) associated with both Sydenham Lake and the unnamed watercourse, but the development is located within the 6 metre access allowance setback from the erosion hazards. CRCA’s regulatory guidelines can permit a reduction of the access setback for additions onto existing buildings provided that the addition does not encroach further into the setback and access is not further restricted. In this case, based on the site plan and observations taken on site, staff note that the proposed development will not be encroaching further into the setback from the watercourse or Sydenham Lake, and are therefore not exacerbating the hazard. If approved, staff recommend that proper sediment and erosion controls be incorporated into construction plans. Recommendation
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In summary, staff have no objection to the approval of application PL-ZNA-2024-0015 based on our consideration for natural hazard policies. We also recommend implementation of the above-noted environmental mitigation measures (in bold text) and advise the applicant that a CRCA permit is required for the proposed development under O. Reg. 148/06. Ontario Regulation 148/06 Please note that portions of the subject lands are subject to Ontario Regulation 148/06: Development, Interference with Wetlands, and Alterations to Shorelines and Watercourses, which is administered by the CRCA. The purpose of the regulation is to ensure that proposed changes (e.g. development and site alteration) to a property are not affected by natural hazards, such as flooding and erosion, and that the changes do not put other properties at greater risk from these hazards. For this property, any development (buildings and structures) and site alteration (excavation, grading, placement of fill) within 15 metres from the floodplain of Sydenham Lake (the elevation 136.6 m GSC), within 20 metres of the toe of slope, and within 30 metres of the unnamed watercourse is subject to O. Reg. 148/06. Therefore, a permit will be required from our office should the application be approved. 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. 239, or by e-mail at jtreash@crca.ca. Yours truly, Janelle Treash Resource Planner
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To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: April 11, 2024 Permission Application (S. 45(2) of Planning Act) Subject: PL-ZNA-2024-0015, Deroche, 1048 Shallow Lane/1027 Mozart Lane, Loughborough District
Recommendation It is recommended that the Committee of Adjustment receive comments from the public and that the Committee defer making a decision on application PL-ZNA-2024-0015 until such time that the applicant provides planning staff additional information needed to better evaluate the proposal.
Proposal The application is to request permission under Section 45(2) of the Planning Act to enlarge the legal non-conforming seasonal dwelling located within 30m of the highwater mark of Sydenham Lake. The applicant is proposing to renovate and enlarge the existing legal nonconforming seasonal dwelling on the property. The proposed rebuild would occur with the existing building envelope and would include an addition to the rear of the structure. The existing 36sqm seasonal dwelling with 15.13sqm attached deck is to be converted to a 150sqm four season dwelling with attached 30sqm covered patio and 12.5sqm deck/walkway. Further the proposed dwelling would facilitate an increase in building height from 4m to 9.9m. The proposed dwelling would encroach no further towards the highwater mark of Sydenham Lake (8.7m) and the watercourse to the east (8.2m), then the existing. A new septic system is proposed to service the development and will be located outside the 30m setback.
Related Applications The property is subject to Consent Application PL-BDJ-2023-103, to divide the land so that the severed parcel contains an existing house, and the retained parcel contains an existing cottage. This application was granted approval subject to conditions by the Committee of Adjustment on November 9, 2023. The property is also subject to Zoning By-law Amendment Application PL-ZBA-2024-0014. This application is required as a condition of the consent to bring the severed parcel and retained parcel into compliance with the Zoning By-law with respect to lot frontage. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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Township of South Frontenac Staff Report - PL-ZNA-2024-0015, Deroche, 1048 Shallow Lane/1027 Mozart Lane, Loughborough District
Property Description For the purpose of this report, the subject property refers to the retained parcel from the consent application. The subject property located north of Rutledge Road near Sydenham Lake in an area with several waterfront and non-waterfront residential properties. It is 2.5Ac in area and has approximately 23m frontage on Sydenham Lake. Mozart Lane and Dusty Lane run through the middle of the subject property. The existing cottage on the property is accessed off Mozart Lane. The cottage is setback 8.6 metres from the highwater mark of the lake, and approximately 8.2 metres from a watercourse to the east.
Preliminary Discussion Through the review of the subject application, it was called into question whether the overall property (subject to the consent application) consisted of two separately conveyable parcels or if they had merged under common ownership because the property has two PINs. It was also discovered that there is a right-of-way directly adjacent to the cottage parcel. Both items described above fundamentally impact the redevelopment potential of the parcel if it is indeed separately conveyable. With the information currently available, it appears that the proposed building and sewage system would not physically fit on the smaller parcel. Staff would be unable to support the application in this situation. Therefore, we recommend that the Committee of Adjustment defer making a decision on the application until the following information is provided so that staff and the Committee can properly evaluate the proposal:
- Confirmation of whether the two parcels have merged or are separately conveyable, and confirmation on the applicants’ desire to consolidate PINs should the parcels be separately conveyable, and
- Confirmation that the right-of-way (Part 3 of Plan 13R-5772) has been relinquished, or
- Provision of a survey sketch/scaled drawing that demonstrates that the proposed cottage and sewage system will not encroach onto the right-of-way, and
- Regardless of the outcome of #1, 2 and 3, a survey sketch/scaled drawing must be provided that demonstrates that the proposed cottage and sewage system, and two parking spaces will be wholly on the parcel (if separately conveyable), and that they will not encroach on any right-of-way (e.g. Part 2 of Plan 13R-5772). The sketch/drawing must also provide measurements to rights-of-way, lot lines, the highwater mark, and the watercourse. Report Prepared By: Noah Perron, Planner Report Reviewed By: Christine Woods, RPP, MCIP, Senior Planner www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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AIR BARRIER TUCK TAPE @ TOP PLATE
VAPOUR BARRIER TUCK TAPE TO AIR BARRIER @ ALL OPENINGS
15 3/4" - 19 5/8"
2" - 3 1/4"
AIR BARRIER WRAP ALL OPENINGS & TUCK TAPE ALL JOINTS
VAPOUR BARRIER TUCK TAPE TO AIR BARRIER @ ALL OPENINGS
AIR BARRIER WRAP ALL OPENINGS & TUCK TAPE ALL JOINTS
CAULK AT FDN WALL
AIR BARRIER CAULK
39 3/8" WALL OPPOSITE OPENING
WALL ADJACENT TOILET
PROVIDE BLOCKING FOR POSSIBLE FUTURE GRAB BARS IN LOCATION SHOWN AS PER OBC REQ’T - 9.5.2.3(1)
WALL BEHIND TOILET
GRAB BARS TO BE 1 1/4" - 1 5/8" DIA. MIN. 1 1/2" - 2" CLEARANCE FROM INSIDE FACE OF GRAB BAR TO WALL SURFACE GRAB BAR MUST HAVE A SLIP RESISTANT SURFACE
FACING WALL OF BATH TUB
3 1/8" - 11"
END WALL OF BATH TUB PROVIDE TYP. BLOCKING AT EACH END OF TUB
TYPICAL WALL SECTION DEFINING AIR / VAPOUR BARRIER and SOIL GAS CONTROL
GRAB BARS TO BE 1 1/4" - 1 5/8" DIA. MIN. 1 1/2" - 2" CLEARANCE FROM INSIDE FACE OF GRAB BAR TO WALL SURFACE GRAB BAR MUST HAVE A SLIP RESISTANT SURFACE
REQ’D BLOCKING AT ALL WATER CLOSETS
REQ’D BLOCKING AT ALL TUBS
B A5
REQ’D BLOCKING AT ALL SHOWERS
RIM OF TUB
PROVIDE BLOCKING FOR POSSIBLE FUTURE GRAB BARS IN LOCATION SHOWN AS PER OBC REQ’T - 9.5.2.3(1)
PROVIDE BLOCKING FOR POSSIBLE FUTURE GRAB BARS IN LOCATION SHOWN AS PER OBC REQ’T - 9.5.2.3(1)
GRAB BARS TO BE 1 1/4" - 1 5/8" DIA. MIN. 1 1/2" - 2" CLEARANCE FROM INSIDE FACE OF GRAB BAR TO WALL SURFACE GRAB BAR MUST HAVE A SLIP RESISTANT SURFACE
3’-11 1/4"
5’-0" 6"
6"
3 1/8" - 11"
MIN. 24" 33"-36"
SIDE WALL OF SHOWER
2’-6"
2’-6"
2’-5 1/2"
29 1/2" - 34 1/4"
OUTSIDE EDGE OF SHOWER
39 3/8" 24"-26" END WALL OF SHOWER
2’-6"
2" - 3 1/4" SHOWER CONTROL
38’-8"
8"
F1
TYPICAL WF1 WALL 8" POURED CONC. WALL VARIED HEIGHT TO TOP OF BEDROCK MAX. 4’-0" ON 24"X8" STRIP FOOTING SET ON BEDROCK TO LEVEL STATE
8’-0"
B5 BEAM
14’-11 1/2"
H
13’-9 3/4"
ENGINEERED COMPACTED FILL 4" FLOATING SLAB 10 MIL POLY V.B. UNDERSIDE OF SLAB W. TAPED AND MIN. 12" OVERLAPPED JOINTS R10 RIGID INSULATION UNDERSIDE OF SLAB
F1
8" STEP FOOTINGS DOWN AS NECESSARY AS PER OBC 9.15.3.9. (a) the vertical rise between horizontal portions shall not exceed 600 mm, and (b) the horizontal distance between risers shall be not less than 600 mm.
FOUNDATION PLAN - PROPOSED BEAM SCHEDULE B1 - 3 PLY 14" LVL B2 - 2-2X12 BEAM B3 - 3 PLY 11 7/8" LVL OR W200 X 36 STEEL BM. B4 - 3-2X10 PT BEAM B5 - 4-2X10 PT BEAM JOIST SCHEDULE J1 - 2X10 @ 16" OC
122 OSBORNE LANE BATTERSEA, SOUTH FRONTENAC CZ
STRUCTURAL REVIEW
CZ
DATE
REVISION
INIT.
B A5
POST SCHEDULE HSS - 3 1/2" X 3 1/2"X 3/16" C.W. 6" X 6" X 3/8" TOP & BOTTOM PL. P2 - 2-2X6 P4 - 4-2X6 P6 - 6X6 PT C.W. TWO SIMPSON STRONG TIE ACEG POSTS @ TOP & BOTTOM
CHECK WALLS DOWN 6" TO ACCEPT SUSP. SLAB OVER SUSPENDED SLAB ASSEMBLY 6" CONC. SLAB, 32 MPa CONCRETE 10 M BARS @ 10" OC BOTH WAYS 10M DOWELS ( 24"X24") @ 20" OC CONNECTING SLAB & WALLS
09.07.2023
SUSP. SLAB OVER MIN. 48" CRAWLSPACE
STEEL INSULATED ACCESS DOOR SIZE & EXACT LOCATION DEPENDENT ON FINAL GRADE MIN. 30"X48"
F1
1’-6"
F1
14’-2" 16’-0"
STRUCT NOTES ADDED / PERMIT APP.
PROPOSED HEATED MECH. ROOM
2-15M BARS ABOVE DOOR, MIN. 12" PAST OPEN.
SET 2" - R 10 MIN. CELFORT 200 AT PERIMETER OF FOUNDATION TO A MIN. DEPTH OF 24" BELOW EXTERIOR GRADE. RIGID TO BE SET TO TOP OF FOUNDATION POUR INTERIOR SLAB UP TO INSULATION
W
4"
09.25.2023
8" 8"
15’-5"
F1
P O 6 VE R
8"
1’-3 3/4"
15’-1 1/2"
B4 BEAM
2X10 PT JOISTS @ 16" OC
F P 1 O 6 VE R
6’-8"
EXTENT OF GAZEBO OVER
BEARING WALL OVER
U N E X C A V.
B5 BEAM
4"
8"
4’-4"
2X10 PT JOISTS @ 16" OC
EXTENT OF GAZEBO OVER
13’-4"
GAZEBO OVER
STEP FOOTINGS DOWN AS NECESSARY AS PER OBC 9.15.3.9. (a) the vertical rise between horizontal portions shall not exceed 600 mm, and (b) the horizontal distance between risers shall be not less than 600 mm.
F1
2X10 PT JOISTS @ 16" OC
32’-3"
H
.S .S .
.S .S .
O
O
VE R
VE R
P O 6 VE R
F P 1 O 6 VE R
4’-7"
W
PROPOSED
F1
96"X52" PAD FOOTING C.W. 6-15M LONG. BARS & 10-15M TRANSVERSE BARS.
A A5
5’-0"
TYPICAL F1 FOOTING 6X6 PT POST ON 24"X24"X10" PAD FOOTING ON BEDROCK PROVIDE APPROVED 6X6 BASE AND TOP SADDLE
15’-1 1/2"
11’-7"
2X10 PT JOISTS @ 16" OC
A A5
13’-9 3/4"
F1
B4 BEAM
16’-5 1/4"
1’-6" 8"
STEP FOOTINGS DOWN AS NECESSARY AS PER OBC 9.15.3.9. (a) the vertical rise between horizontal portions shall not exceed 600 mm, and (b) the horizontal distance between risers shall be not less than 600 mm.
14’-2"
4"
4"
40’-0"
32’-3"
16’-0"
PERMIT SET
PROJECT:
DECLARATION OF DESIGNER 1, CHARLENE ZANDBELT, DECLARE THAT: I REVIEW AND TAKE RESPONSIBILITY FOR THE DESIGN WORK ON BEHALF OF A FIRM REGISTERED UNDER SUBSECTION 3.2.4 OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. INDIVIDUAL BCIN: 22189
FIRM BCIN:
27278
TUCKER
SLEETH / SPRONCK COTTAGE
DESIGN COMPANY LTD.
122 OSBORNE LANE, BATTERSEA, S. FRONTENAC DRAWING NAME:
COMPLETE DESIGN & DRAFTING SERVICE WORKING DRAWINGS
I CERTIFY THAT: THE INFORMATION CONTAINED IN THIS SCHEDULE IS TRUE TO THE BEST OF MY KNOWLEDGE 09.07.2023 DATE
Charlene Zandbelt
SIGNATURE OF DESIGNER
RENOVATION TO EXISTING COTTAGE
CHARLENE ZANDBELT, MAATO ARCHITECTURAL TECHNOLOGIST
(613)229-5237
FOUNDATION PLAN SCALE:
DATE:
3/16" = 1'0"
09.2023
DWN BY:
FILE NAME: SPRONCK COTTAGE
C. ZANDBELT
DWG. NO.:
A1
Page 78 of 92
B A5 56’-0" 16’-0"
40’-0" 10’-6 1/2"
8’-10 3/4"
5’-10"
P4
8’-10 3/4"
13’-0" X 16’-7" LVT VAULTED CEILING
8’-4 1/2"
17’-2 1/2"
2’-2"
L2
2’-1" 8’-8 1/2"
15’-4"
AG
EA
TTI
CO
R
3’-0"
6’-5 1/2"
14’-8 1/2"
6’-5 1/2"
14’-1"
8’-5 1/2"
16’-0"
11’-9"
VE
34’-0" 10’-4 1/2"
6’-4"
OR
L3
L3
3’-0"
ST
5’-0"
5’-1" X 6’-8" LVT
L3
15’-4" x 11’-9" LVT
ATTIC SPACE OVER
EXTENT OF LOFT OVER
BED 1 J1
11’-9"
1’-5 3/4"
SD VISUAL SIGNAL
3’-4 1/2"
B A TH
L3
2’-7 1/2"
32’-3"
1’-3 3/4"
SS H
4’-5 1/4" 3’-7"
" 80 “X 30
5’-1”
6’-10"
A
L3
4’-11"
5 1/2"
16’-0" X 6’-8" WOOD FRAME FLOOR
2-20"X80"
1’-6" 2’-1" 3’-5 1/2"
" 80
“X
30
10’-7”
11’-1"
J1
ATTIC SPACE OVER
L3
EXTENT OF LOFT OVER
OV
OR
ST
16’-1 1/2"
1’-2" 1’-2 1/2"
FRIDGE
8 1/2"
10’-4 1/4"
B4
16’-4 1/4" P6
P6
14’-8" x 11’-1" LVT ER
E AG
4’-11"
"
BED 2
C TTI
4’-11" 80
SD VISUAL SIGNAL
EXTENT OF MECH ROOM BELOW
SD VISUAL SIGNAL CO
“X
DECK
4’-9 1/2”
2-24"X80"
"
4’-0"
5’-1 1/2"
2-24"X80"
80
5’-6 1/2"
2-24"X80"
2-24"X80"
30
4’-9 1/2"
L3
BEARING WALL
“X
12’-0” 6’-8"
2-24"X80"
15’-2"
FUTURE INTERLOCK PATIO BY OTHERS
B3
30
B4
H
L2
HOOKS
2X8 RAFTERS @ 16" OC
B4
12’-0" X 14’-0" WOOD FRAME FLOOR
4’-4"
B3
B4
GAZEBO
4’-7" 4’-9 1/2"
SS
19’-9 1/2" 5’-1 1/2"
1’-0"
14’-0"
32’-3"
P6
2X8 RAFTERS @ 16" OC
P6
B4
4’-6"
TALL WALLS
15’-10 3/4"
PEAK OF VAULT
16’-1 1/2"
16’-7"
VAULTED CEILING
16’-9"
L1
TALL WALL
11’-7 1/4"
15’-5 1/4"
PROVIDE A PT WOOD GUARD AS PER SB-7 WHERE DECK IS MORE THAN 24" ABOVE GRADE.
26’-1" X 16’-9" LVT
2’-0"
WOOD INSERT
D I N I N G // L I V I N G
16’-0" X 11’-7" WOOD FRAME FLOOR
A A5 L1
DECK
11’-7"
L1
3’-7"
L1
8’-4 1/2"
A A5
L1
KITCHEN
11’-5 1/2"
4’-3 1/2"
L1
WASH DRY
GROUND FLOOR SPACE
5’-10"
15’-4"
40’-0"
B A5
56’-0"
GROUND FLOOR PLAN - PROPOSED BEAM SCHEDULE B1 - 3 PLY 14" LVL B2 - 2-2X12 BEAM B3 - 3 PLY 11 7/8" LVL OR W200 X 36 STEEL BM.
LINTEL SCHEDULE L1 - 2-2X10 LINTEL W. 2-2X6 JACK STUDS & 2-2X6 KING POSTS EA. SIDE
TALL WALL ASSEMBLY ( SHOWN WITH HATCHING) 2X6 STUDS @ 12" OC 2X6 HORIZONTAL BRACING @ 48" OC
L2 - 3 PLY 9 1/2" LVL LINTEL W. 3-2X6 JACK STUDS & 2-2X6 KING POSTS EA. SIDE
B4 - 3-2X10 PT BEAM B5 - 4-2X10 PT BEAM JOIST SCHEDULE J1 - 2X10 @ 16" OC
C A5
POST SCHEDULE HSS - 3 1/2" X 3 1/2"X 3/16" C.W. 6" X 6" X 3/8" TOP & BOTTOM PL. P2 - 2-2X6 P4 - 4-2X6 P6 - 6X6 PT C.W. TWO SIMPSON STRONG TIE ACEG POSTS @ TOP & BOTTOM
L3 - 2-2X10 LINTEL W. P2 EA. SIDE
RAFTER SCHEDULE R1 - 2X12 @ 14" OC
40’-0"
LAST TWO RAFTERS TO BE 2X12 @ 12" OC OR 2-2X12 @ 16" OC
L1
L1
14’-8 3/4"
P4
10’-6 1/2"
P4
P4
14’-8 3/4"
LAST TWO RAFTERS TO BE 2X12 @ 12" OC OR 2-2X12 @ 16" OC
A A5
A A5
21’-4 1/2"
16’-1 1/2"
TALL WALL
B1
R1 3’-0"
R1
B1
16’-1 1/2"
TALL WALL
16’-1 1/2"
R1
B1
15’-7 1/2" 12’-7 1/2"
3’-0"
P4
4’-7 1/2"
ATTIC HATCH
B1
1’-3 3/4"
32’-3"
B1 SEE DETAIL ON A4 FOR RIDGE BEAM SUPPORT
32’-3"
P4
3’-6" SD VISUAL SIGNAL CO
P2 P2
L3
B2
L3
10’-7"
3’-0"
10’-7"
R1 6’-5"
34’-0"
16’-0"
P2
4’-0"
B A5
P2
L3
R1 6’-5"
12’-0"
16’-1 1/2"
S TORA GE A TTIC
15’-0 1/2"
16’-1 1/2"
R1
B2
B A5
16’-1 1/2"
R1
B2
16’-1 1/2"
R1
B2
ATTIC SPACE
R1
3’-0"
40’-0" 56’-0"
C A5
ATTIC PLAN / ROOF FRAMING PLAN
122 OSBORNE LANE BATTERSEA, SOUTH FRONTENAC 09.25.2023
STRUCT NOTES ADDED / PERMIT APP.
CZ
09.07.2023
STRUCTURAL REVIEW
CZ
DATE
REVISION
INIT.
PERMIT SET
PROJECT:
DECLARATION OF DESIGNER 1, CHARLENE ZANDBELT, DECLARE THAT: I REVIEW AND TAKE RESPONSIBILITY FOR THE DESIGN WORK ON BEHALF OF A FIRM REGISTERED UNDER SUBSECTION 3.2.4 OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. INDIVIDUAL BCIN: 22189
FIRM BCIN:
27278
TUCKER
SLEETH / SPRONCK COTTAGE
DESIGN COMPANY LTD.
122 OSBORNE LANE, BATTERSEA, S. FRONTENAC DRAWING NAME:
COMPLETE DESIGN & DRAFTING SERVICE WORKING DRAWINGS
I CERTIFY THAT: THE INFORMATION CONTAINED IN THIS SCHEDULE IS TRUE TO THE BEST OF MY KNOWLEDGE 09.07.2023 DATE
Charlene Zandbelt
SIGNATURE OF DESIGNER
RENOVATION TO EXISTING COTTAGE
CHARLENE ZANDBELT, MAATO ARCHITECTURAL TECHNOLOGIST
(613)229-5237
FLOOR PLANS SCALE:
DATE:
3/16" = 1'0"
09.2023
DWN BY:
FILE NAME: SPRONCK COTTAGE
C. ZANDBELT
DWG. NO.:
A2
Page 79 of 92
2’-0"
EXTEND FIREPLACE FLUE MIN. 24" ABOVE HIGHEST ROOF LINE
PREFINISHED METAL VALLEY FLASHING 25 YR. ASPHALT SHINGLES RIDGES TO MEET 12 5 13/16
1’-0"
3’-0"
1’-2"
2’-0"
3’-0"
3’-0"
3’-0"
3’-0" 6’-10"
3’-0"
11’-10"
1’-2"
3’-0"
6’-10"
3’-0"
6’-10"
PREFINISHED WOOD SIDING
3’-0" 6’-10"
8’-0 1/8"
6’-10"
3’-0"
1’-2"
2’-0"
U/S LINTEL @ LOFT
10’-1"
1’-0"
9’-0"
1’-6"
TOP OF SUBFLOOR AT ATTIC
1’-2"
9 7/8"
TOP OF STANDARD WALL FRAMING
TOP OF WALL FRAMING @ ATTIC
9’-0"
2’-4"
PREFINISHED METAL FASCIA AND VENTED SOFFIT
TOP OF SLAB ON GRADE
APPROX LOCATION OF BEDROCK TO BE CONFIRMED ON SITE
S O U T H E L E V A T I O N - (F R O N T) 2’-0" MIN.
PART 12 - RESOURCE CONSERVATION REQUIREMENTS EXTEND FIREPLACE FLUE MIN. 24" ABOVE HIGHEST ROOF LINE
TABLE 3.1.1.2.A ZONE 1 - COMPLIANCE PACKAGE A1 COMPLIANCE
COMPONENT
25 YR. ASPHALT SHINGLES
12 4
COMPLIANCE
REQUIREMENT
PREFINISHED METAL VALLEY FLASHING
RIDGES TO MEET
CEILING WITH ATTIC SPACE
R60
R60 BLOWN INSULATION
WALLS ABOVE GRADE
R22
R22 ROXUL BATT INSULATION
HEATED SLAB
R10
R10 RIGID INSULATION
EDGE OF BELOW GR. SLAB LESS THAN 600 mm B.GR.
R10
R10 RIGID INSULATION
WINDOWS AND GLASS DOORS
1.4u
1.4u
SPACE HEATING EQUIPMENT
96% AFUE
96% AFUE
HRV MIN. EFF.
75%
75%
DOMESTIC HOT WATER EF
0.8
0.8
12 7 T/O WALL FRAMING
4’-4 3/4"
1’-0" 1’-0" PREFINISHED METAL FASCIA AND VENTED SOFFIT
TOP OF SUBFLOOR AT ATTIC
2’-0"
ATTIC FLOOR
TOP OF WALL FRAMING @ ATTIC
1’-2"
9 7/8"
5’-5"
U/S LINTEL @ LOFT
U/S LINTEL @ LOFT
WALL / WINDOW RATIO CALCULATION PROPOSED FRONT ELEVATION PROPOSED RIGHT ELEVATION PROPOSED LEFT ELEVATION PROPOSED REAR ELEVATION
4’-8" PREFINISHED WOOD SIDING
2’-0" MIN.
6’-10"
5’-4" 6’-6"
3’-0" 5’-4"
6’-10"
8’-0 1/8"
9’-4"
2’-0"
TOP OF SLAB ON GRADE
656 SQ.FT. WALL AREA 369 SQFT. WALL AREA 390 SQFT. WALL AREA 656 SQ.FT. WALL AREA
TOTAL WALL AREA
2071 SQ.FT. (192.5 SQ.M.)
TOTAL GROSS WINDOW AREA RATIO
384.6 SQ.FT. (35.7 SQ.M.) 18.6%
EXTEND FIREPLACE FLUE MIN. 24" ABOVE HIGHEST ROOF LINE PREFINISHED METAL VALLEY FLASHING
4’-0"
3’-0"
25 YR. ASPHALT SHINGLES
WEST
12
ELEVATION
4
RIDGES TO MEET 12 7
APPROX LOCATION OF BEDROCK
1’-0"
TO BE CONFIRMED ON SITE
PREFINISHED METAL FASCIA AND VENTED SOFFIT
1’-0"
TOP OF STANDARD WALL FRAMING
2’-0"
ATTIC FLOOR
3’-7" 4’-9"
6’-10"
6’-10"
10’-1"
7’-0"
2’-10"
5’-4"
4’-8"
U/S LINTEL @ LOFT
1’-2"
2’-0"
PREFINISHED WOOD SIDING
TOP OF SLAB ON GRADE
APPROX LOCATION OF BEDROCK TO BE CONFIRMED ON SITE
EAST
ELEVATION 2’-0"
GAZEBO NOT SHOWN FOR CLAIRTY EXTEND FIREPLACE FLUE MIN. 24" ABOVE HIGHEST ROOF LINE
25 YR. ASPHALT SHINGLES
25 YR. ASPHALT SHINGLES
T/O WALL FRAMING
2’-0"
PREFINISHED METAL FASCIA AND VENTED SOFFIT
5’-5"
1’-0"
TOP OF SUBFLOOR AT ATTIC TOP OF WALL FRAMING @ ATTIC
2’-0"
9 7/8"
6’-0"
4’-4 3/4"
1’-6"
6’-0"
1’-6"
1’-0"
1’-6"
U/S LINTEL @ LOFT
6’-0"
2’-4"
2’-4"
5’-4"
5’-4"
8’-0 1/8"
2’-4"
6’-10"
2’-4"
5’-4"
WEATHERWALL SCREENED PANELS OR EQUIVALENT
5’-4"
U/S LINTEL @ LOFT
PREFINISHED WOOD SIDING
TOP OF SLAB ON GRADE
NORTH ELEVATION APPROX LOCATION OF BEDROCK TO BE CONFIRMED ON SITE
122 OSBORNE LANE BATTERSEA, SOUTH FRONTENAC 09.25.2023
STRUCT NOTES ADDED / PERMIT APP.
CZ
09.07.2023
STRUCTURAL REVIEW
CZ
DATE
REVISION
INIT.
PERMIT SET
PROJECT:
DECLARATION OF DESIGNER 1, CHARLENE ZANDBELT, DECLARE THAT: I REVIEW AND TAKE RESPONSIBILITY FOR THE DESIGN WORK ON BEHALF OF A FIRM REGISTERED UNDER SUBSECTION 3.2.4 OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. INDIVIDUAL BCIN: 22189
FIRM BCIN:
27278
TUCKER
SLEETH / SPRONCK COTTAGE
DESIGN COMPANY LTD.
122 OSBORNE LANE, BATTERSEA, S. FRONTENAC DRAWING NAME:
COMPLETE DESIGN & DRAFTING SERVICE WORKING DRAWINGS
I CERTIFY THAT: THE INFORMATION CONTAINED IN THIS SCHEDULE IS TRUE TO THE BEST OF MY KNOWLEDGE 09.07.2023 DATE
Charlene Zandbelt
SIGNATURE OF DESIGNER
RENOVATION TO EXISTING COTTAGE
CHARLENE ZANDBELT, MAATO ARCHITECTURAL TECHNOLOGIST
(613)229-5237
ELEVATIONS SCALE:
DATE:
3/16" = 1'0"
09.2023
DWN BY:
FILE NAME: SPRONCK COTTAGE
C. ZANDBELT
DWG. NO.:
A3
Page 80 of 92
12
12
5 13/16
5 13/16
ASSEMBLY SCHEDULE
20’-1 1/4"
ATTIC ACCESS POINT BEYOND
TOP OF WALL FRAMING
19’-5 7/8"
21’-3 3/8"
20’-7 3/8"
BASEMENT WALL ASSEMBLY
U/S LINTEL @ TALL WALLS
BITUMINOUS DAMPPROOFING - MINIMUM 2 COATS UP TO FINISHED GRADE CEMENTITIOUS PARGING FROM TOP OF FOUNDATION WALL DOWN TO 8" BELOW FINISHED GRADE POURED CONCRETE FDN. WALL ON CONTINUOUS POURED FOOTING (KEYED) - MIN. 5’-0" GR. COVER TO U/S FTG. OR TO BEDROCK 20 MPa CONCRETE 2" HD RIGID INSULATION AT UNDERSIDE OF FTG. THROUGHOUT UNDERSIDE OF SLAB.
ATTIC ACCESS POINT BEYOND
2’-0"
2’-0"
4" POURED CONCRETE SLAB W/ FIBREMESH 20 MPa CONCRETE 10 MIL POLY W. 12" OVERLAPPED JOINTS TAPED AND SEALED MIN 2" (R10) HD RIGID INSULATION @ U/S OF FTG. LEVEL 6" COMPACTED GRANULAR ‘A’
FRIDGE
8’-0"
10’-1"
INTERIOR SLAB ASSEMBLY
KITCHEN D I N I N G // L I V I N G
FRAMED FLOOR ASSEMBLY @ ATTIC
4"
5/8" PLYWOOD, T. & G., GLUED & SCREWED JOIST SIZE AND SPACING (AS NOTED ON PLANS) W/ CROSS BRIDGING @ 6’-11" OC MAX. R20 SAFE AND SOUND BATT INSULATION 1"X4" STRAPPING @ 16" OC (TO FIN. AREAS ONLY) 1/2" DRYWALL (TO FIN. AREAS ONLY)
8"
1’-0" ~
TOP OF SLAB ON GRADE AVG. GRADE ASSUMED LOCATION OF BEDROCK TO BE CONFIRMED ON SITE
5’-0"
BUILDING
8"
SECTION A-A
INTERIOR PARTITION ASSEMBLY
5’-0"
2"X4" WOOD STUDS @ 16" OC 1/2" DRYWALL BOTH SIDES
2’-0"
BEARING WALLS TO BE 2X6 STUDS EXTERIOR WALL ASSEMBLY VERTICAL WOOD SIDING - PREFINISHED TYVEK AIR BARRIER (LAP & TAPE JOINTS) 1/2" EXTERIOR GRADE ASPENITE 2"X6" WOOD STUDS @ 16" OC R22 BATT INSULATION 6 MIL POLY V.B. 1/2" DRYWALL FINISH
TOP OF BEAM @ RIDGE
EXTERIOR OVERHANG / EAVE ASSEMBLY
12 TS @
4
OC
IS F JO
12
O
2 RO
2x1
16"
2"X6" SUBFASCIA PREFINISHED ALUM. FASCIA (PROFILE AS PER DRAWINGS) CONTINUOUSLY VENTED PREFINISHED ALUM. SOFFIT 7
ROOF ASSEMBLY 50 YR. ASPHALT SHINGLES OR SHEET STEEL ICE AND WATER SHIELD ON ALL EAVES VALLEYS RIDGES AS PER OBC 1/2" PLYWOOD SHEATHING W/ H-CLIPS PRE-ENGINEERED TRUSS SYSTEM AS PER TRUSS MANUFACTURERS LAYOUT R60 BATT / BLOWN INSULATION 6 MIL POLY V.B. 1"X4" STRAPPING @ 16" OC 1/2" DRYWALL FINISH
T/O WALL FRAMING
TOP OF STANDARD WALL FRAMING
6’-10"
D I N I N G // L I V I N G
11’-10"
10’-1"
U/S LINTEL @ LOFT
U/S LINTEL @ LOWER WINDOWS
8’-0"
LOFT FLOOR - 2X10 @ 16" OC
TOP OF WALL FRAMING @ ATTIC
BED 1 8"
8’-0 1/8"
20’-1 1/4"
S T O R A G E A T T IC
18’-1 1/2"
TOP OF SUBFLOOR AT ATTIC
U/S LINTEL @ UPPER WINDOWS
4’-4 3/4"
4’-4 3/4"
5’-5" 9 7/8"
2’-10 3/4" 1’-6"
U/S LINTEL @ LOFT
TOP OF SLAB
TOP OF SLAB
ASSUMED LOCATION OF BEDROCK TO BE CONFIRMED ON SITE
5’-0"
8"
8"
8"
AVG.. GRADE
BUILDING
ASSUMED LOCATION OF BEDROCK
8"
SECTION B-B
2’-0"
5’-0"
TO BE CONFIRMED ON SITE
2’-0"
CONSTRUCTION SPECIFICATIONS
EXCAVATION AND BACKFILL: EXCAVATION FOR FOUNDATIONS SHALL EXTEND TO UNDISTURBED SOIL OR SOUND ROCK. REFER TO ONTARIO BUILDING CODE FOR MINIMUM SOIL BEARING CAPACITY
PLUMBING PLUMBING SYSTEM SHALL CONFORM TO PROVINCE OF ONTARIO REGULATIONS, THE ACNBC CANADIAN PLUMBING CODE AND THE LATEST EDITION OF THE ONTARIO BUILDING CODE. INSULATED ATTIC ACCESS HATCHES TO BE PROVIDED TO EACH SEPARATE ATTIC SPACE 22"X30" W/ WEATHERSTRIPPING
PREFINISHED CAPPED EXHAUST VENTS WALL OR SOFFIT MOUNTED WHERE APPLICABLE
FOOTINGS, FOUNDATIONS & SLAB ON GRADE
IKO ARMOURGUARD OR EQUAL ICE AND WATER SHIELD TO BE APPLIED TO ALL RIDGES, VALLEYS, EAVES, RAKES, EDGES AND AROUND ALL VEENTS AND PERFORATIONS IN ROOF LINTEL SCHEDULE
CONCRETE FOR FOUNDATION WALLS, AND FOOTINGS SHALL HAVE A MINUMUM STRENGTH OF 20 MPa (2900 psi) AT 28 DAYS
UNLESS NOTED OTHERWISE, ALL LINTELS TO BE 2-2"X10" BUILT UP BEAM OR EQUIV.
FRAMING:
ALL POSTS TO BE BLOCKED SOLID TO FOUNDATION ALL LINTELS TO HAVE MIN. 3" BEARING EACH SIDE.
CONSTRUCTION LUMBER FOR ANY EXTERIOR DECKS, BEAMS FENCE BOARDS, JOISTS AND FRAMING MEMBERS AND POSTS SHALL BE WESTERN RED CEDAR OR PRESERVED WOOD
7 1/2"
50°
50°
B1 5 PLY 2X6 POSTS TO SUPPORT B1 EA. SIDE
B1
SOIL BEARING CAPACITY TO BE CONFIRMED TO MINIMUM OF 100KPa PRIOR TO START OF CONSTRUCTION
B1
4 1/2" 18"
40°
INTERIOR BACKFILL BELOW SLAB ON GRADE TO BE GRANULAR ‘B’ PIT RUN COMPACTED TO 95% STANDARD PROCTOR DENSITY, UNLESS OTHERWISE STATED
4 1/2" 7 1/2"
P4
WOOD STEPS TO BE CONSTRUCTED AS PER SITE REQ’TS.
3’-6" BLOCK SOLID ( 12 PLY 2X6 POST) TO SUPPORT 3 INCOMING B1 BEAMS
P4
EXTERIOR BACKFILL AGAINST EXTERIOR WALL SHALL BE EXCAVATED MATERIALS, CLASS I IF AVAILABLE OR GRANULAR ‘B’ UNLESS OTHERWISE SHOWN
ELECTRICAL ELECTRICAL INSTALLATIONS INCLUDING THE NUMBER OF DISTRIBUTION PANELS, ELECTRICAL FIXTURES AND OUTLETS, SHALL MEET THE REQUIREMENTS OF THE APPROPRIATE PROVINCIAL AND / OR MUNICIPAL STATUTES, THE CANADIAN ELECTRICAL CODE AND THE LATEST EDITION OF THE ONTARIO BUILDING CODE.
40°
THE CONTRACTOR AND / OR HIS SUBTRADES SHALL CHECK AND VERIFY ALL DIMENSIONS AND INSTALLATIONS PRIOR TO CONSTRUCTION OF THAT PORTION OF THE WORK. DISCREPANCIES, ERRORS, OMISSIONS OR CONCERNS SHALL BE VERIFIED WITH THE DESIGNER AND CONTRACTOR IMMEDIATELY
HEATING THE DESIGN AND INSTALLATION OF THE HEATING SYSTEM IS TO CONFORM TO THE LATEST EDITION OF THE ONTARIO BUILDING CODE AND ALL AUTHORITIES HAVING JURISDICTION
B1
ALL CONSTRUCTION METHODS AND MATERIALS SHALL CONFORM TO AND SHALL NOT BE LESS THAN THE STANDARDS SET OUT IN THE 2012 ONTARIO BUILDING CODE AND ANY LOCAL OR OTHER AUTHORITIES HAVING JURISDICTION OVER THE WORK IN WHOLE OR IN PART.
B1
GENERAL NOTES:
POST SCHEDULE
ALL OPENINGS ARE FOR ROUGH OPENING SIZE UNLESS OTHERWISE NOTED.
FIREPLACES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER’S PRINTED INSTRUCTION AND IS TOBE INSPECTED BY THE OWNER AND ANY AUTHORITIES HAVING JURISDICTION.
P4
FIREPLACES INSTALL CHIMNEYS, FLUES, AND PREMANUFACTURED FIREPLACES IN ACCORDANCE WITH PART 9 OF THE LATEST EDITION OF THE ONTARIO BUILDING CODE.
P4
ALL DIMENSIONS ARE MEASURED FROM FACE OF STUD TO FACE OF STUD OR FACE OF CONCRETE TO FACE OF CONCRETE UNLESS OTHERWISE NOTED.
ALL LINTELS TO BEAR ON MIN. P2 UNLESS NOTED OTHERWISE. ALL POSTS TO BE BLOCKED SOLID TO FOUNDATION WALL P1 - 3" DIA TELEPOST MIN. BEARING CAPACITY 8000 LBS. P2 - 2-2"X6" P3 - 3-2"X6" P4 - 4-2"x6" P5 - 5-2"X6" P6 - 6"X6" CEDAR CLAD W/ 1"X8" CEDAR
P4
“LVL BEAMS TO BE WEST FRASER LVL 3000Fb HAVING A BENDING STRESS OF 5544 PSI, OR APPROVED EQUAL”
RIDGE BEAM SUPPORT DETAIL
**FRAMER TO CONFIRM R.S.O. OF FIREPLACE PRIOR TO CONSTRUCTION ULC RATED CLASS ‘B’ VENTS 2’-0" MIN. ABOVE POINT OF CONTACT W/ ROOF TOP OF FIREPLACE CHIMNEY SHALL BE A MIN. OF 3’-0" ABOVE HIGHEST POINT AT WHICH IT COMES IN CONTACT W/ ROOF AND 2’-0" ABOVE ROOF SURFACE WITHIN A HORIZONTAL DISTANCE OF 10’-0" FROM THE CHIMNEY
122 OSBORNE LANE BATTERSEA, SOUTH FRONTENAC 09.25.2023
STRUCT NOTES ADDED / PERMIT APP.
CZ
09.07.2023
STRUCTURAL REVIEW
CZ
DATE
REVISION
INIT.
PERMIT SET
PROJECT:
DECLARATION OF DESIGNER 1, CHARLENE ZANDBELT, DECLARE THAT: I REVIEW AND TAKE RESPONSIBILITY FOR THE DESIGN WORK ON BEHALF OF A FIRM REGISTERED UNDER SUBSECTION 3.2.4 OF THE BUILDING CODE. I AM QUALIFIED, AND THE FIRM IS REGISTERED, IN THE APPROPRIATE CLASSES / CATEGORIES. INDIVIDUAL BCIN: 22189
FIRM BCIN:
27278
TUCKER
SLEETH / SPRONCK COTTAGE
DESIGN COMPANY LTD.
122 OSBORNE LANE, BATTERSEA, S. FRONTENAC DRAWING NAME:
COMPLETE DESIGN & DRAFTING SERVICE WORKING DRAWINGS
I CERTIFY THAT: THE INFORMATION CONTAINED IN THIS SCHEDULE IS TRUE TO THE BEST OF MY KNOWLEDGE 09.07.2023 DATE
Charlene Zandbelt
SIGNATURE OF DESIGNER
RENOVATION TO EXISTING COTTAGE
CHARLENE ZANDBELT, MAATO ARCHITECTURAL TECHNOLOGIST
(613)229-5237
BUILDING SECTIONS / SPECS SCALE:
DATE:
3/16" = 1'0"
09.2023
DWN BY:
FILE NAME: SPRONCK COTTAGE
C. ZANDBELT
DWG. NO.:
A4
Page 81 of 92
March 14, 2024
File: MV/FRS/39/2024
Sent by E-mail Mr. Tom Fehr, Planner Township of South Frontenac P.O. Box 100 Sydenham, Ontario K0H 2T0 Dear Mr. Fehr: Re:
Application for S. 45(2) Permission PL-ZNA-2024-0018 (Sleeth) Pt Lot 19, Concession 9; 122 Osborne Lane Storrington District, Township of South Frontenac Waterbody: Dog Lake
Cataraqui Conservation staff have reviewed the above-noted application for permission and provide the following comments for the Committee of Adjustment. Proposal The proposal involves the reconstruction and expansion of a single detached dwelling on the subject property. The height of the dwelling will increase from 5.7 m to approximately 6.7 m and the dwelling will maintain the same setback from the lake as the existing dwelling. Permission is requested to: •
Reduce the required setback from the highwater mark from 30 metres, as required by Section 5.8.2.a) of the South Frontenac Zoning By-law to 4.3 metres to permit the reconstruction of the dwelling.
Site Description The property is located on the north shore of Dog Lake. The topography of the property where the development is proposed can be described as having a relatively low bedrock bank along the shoreline, then levelling out into a plateau in the centre of the lot. Mature trees are scattered throughout the property. The property is designated ‘Rural’ in the Official Plan and is zoned ‘Limited Service Residential Waterfront’ (RLSW) in the implementing Zoning By-law. Discussion Cataraqui Conservation’s scope of review for this proposal includes the avoidance of natural hazards (e.g. flooding and erosion) associated with the shoreline of Dog Lake. Natural Hazards
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Flooding: The maximum recorded water level for Dog Lake is 98.95 metres geodetic. For Dog Lake, the highest 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. Staff note that while the application indicates that the proposed dwelling will be set back 4.3 metres from the highwater mark, CRCA’s aerial mapping suggests that the existing dwelling is located more than 6 metres from the highwater mark. In this location, the regulatory floodplain and highwater mark should be roughly coincident. The applicant should be aware that at the building permit stage, the reconstructed dwelling will need to meet the 6 metre setback from the regulatory floodplain. Provided the proposed dwelling is not going closer towards the shoreline than the existing dwelling, staff are satisfied that the development will meet the applicable floodplain setback. Erosion: Section 5.8.2.b) of the Zoning by-law requires that no building or structure or septic tank installation shall be located within 15 metres horizontal of the top of bank of any embankment, the slope of which is greater than 30% from horizontal. For constrained lots with a low bank, CRCA, in accordance with provincial technical standards, defines the extent of the erosion hazard to include an allowance for toe erosion (estimated to be 1 metre), a stable slope allowance of 1(h):1(v) (estimated to be 1 metre), plus an erosion access allowance of 4 metres. Therefore, the total erosion hazard is defined as 6 metres inland from the toe of slope. Based on the aerial imagery and topographic mapping, the proposed dwelling will be located outside the extent of the erosion hazard limit. Staff have no concerns from a natural hazards perspective. If approved, staff recommend that proper sediment and erosion controls be incorporated into construction plans. We also recommend the maintenance and enhancement of a healthy buffer of native vegetation between all buildings/structures and the water, to help stabilize soils into the long-term. Recommendation In summary, staff have no objection to the approval of application PL-ZNA-2024-0018 based on our review of natural hazard policies. We also recommend implementation of the above-noted best practice measures (in bold text) and advise the applicant that a CRCA permit will be required at the building permit stage. Regulatory Requirements Please note that portions of the subject lands are subject to Ontario Regulation 148/06: Development, Interference with Wetlands, and Alterations to Shorelines and Watercourses, which is administered by the CRCA. The purpose of the regulation is to ensure that proposed changes (e.g. development and site alteration) to a property are not affected by natural hazards, such as flooding and erosion, and that the changes do not put other properties at greater risk from these hazards. For this property, any development (buildings and structures) and site alteration (excavation, grading, placement of fill) within 15 metres of the floodplain of Dog Lake, or within 17 metres of the toe of slope of the shoreline is subject to O. Reg. 148/06. Therefore, a CRCA permit will be required for the development. The landowner(s) should contact CRCA’s office at the building permit stage for more information about permitting requirements under O. Reg. 148/06.
Page 2 of 3
Page 83 of 92
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. 239, or by email at jtreash@crca.ca. Yours truly,
Janelle Treash Resource Planner cc:
Applicant, via email
Page 3 of 3
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Township of South Frontenac Building Department 4432 George Street, Box 100 Sydenham, ON K0H 2T0 613-376-3027 www.southfrontenac.net
Sewage System Review Comments To:
Secretary-Treasurer, Committee of Adjustment Township of South Frontenac 4432 George Street, PO Box 100 Sydenham, Ontario K0H 2T0
Application Number:
PLZNA20240018
Type of Application or Proposal:
Planning Sewage Review - Minor Variance
Applicant:
SLEETH JEFFREY CHARLES
(if applicable) Agent:
Location:
102906006017400 122 OSBORNE LANE, SOUTH FRONTENAC STORRINGTON CON 10 PT LOT 19;RP 13R22003 PARTS 1 TO 4 AND;5
Unable to locate a sewage system permit in historical KFL&A Public Health records. Comments:
If the minor variance is approved, the applicants will need to apply for a review of performance level for the existing sewage system. This review will determine if the existing system(s) have enough capacity to support the proposed construction.
Building Inspector: Matthew Doyle Date:
March 11, 2024
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To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: April 11, 2024 Permission Application (S. 45(2) of the Planning Act) Subject: PL-ZNA-2024-0018, Sleeth and Spronck, 122 Osborne Lane, Storrington District
Summary This report recommends that the Committee of Adjustment grant approval of this application for permission to enlarge a legal non-conforming dwelling under section 45(2) of the Planning Act, subject to conditions.
Background Official Plan Designation: Rural Zoning: Limited Service Residential – Waterfront (RLSW) Relief Requested The applicant seeks permission under section 45(2) of the Planning Act to enlarge the legal non-conforming dwelling on the property within 30m of the highwater mark of Dog Lake. The existing 110sqm single storey dwelling is to be demolished and will be replaced with a single detached dwelling that has a ground floor area of 120sqm and a partial second storey of 50sqm. The new dwelling will maintain the same setback from the lake as the existing dwelling which is approximately 6m. The height of the dwelling will increase from 5.7m to approximately 8m. Related Applications The lands are not subject to any current additional applications under the Planning Act. The property was previously subject an application (PL-ZNA-2023-0108, approved October 12, 2023) to rebuild and expand the existing legal non-conforming boathouse on the property.
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 86 of 92
Township of South Frontenac Staff Report - Permission Application (S. 45(2) of the Planning Act) PL-ZNA-2024-0018, Sleeth and Spronck, 122 Osborne Lane, Storrington District
Discussion/Analysis Property Description The 0.3ha property is located on Osborne Lane and has approximately 200m of frontage on Dog Lake. The property contains an existing single detached dwelling, two accessory buildings, and a boathouse. The property is located at the end of a peninsula projecting out into Dog Lake. The property is treed and is characterized by undulating topography. The property is located in an area of similar waterfront residential development. Agency Comments Cataraqui Conservation submitted comments stating that they have no objection to approval of the application. They state that while the application indicates that the proposed dwelling will be set back 4.3 metres from the highwater mark, CRCA’s aerial mapping suggests that the existing dwelling is located more than 6 metres from the highwater mark. The regulatory floodplain and highwater mark should be roughly coincident. They note that the reconstructed dwelling will need to meet the 6m setback from the regulatory floodplain. Provided the proposed dwelling is not going closer towards the shoreline than the existing dwelling, Cataraqui Conservation are satisfied that the development will meet the applicable floodplain setback. They recommend that sediment and erosion controls be incorporated into construction plans and that a buffer of native vegetation is maintained and enhanced between all buildings and the water to help stabilize soils long term. They note that a permit under their regulation will be required for the development. Comments were received from the Building Department stating they were unable to locate a sewage system permit in historical KFL&A Public Health records. They note that if the application is approved the applicants will need to apply for a review of the performance level for the existing sewage system. This review will determine if the existing system(s) have enough capacity to support the proposed construction. Public Comments No comments were received from the public at the time this report was written. Planning Analysis The Township Official Plan Schedule designates the subject property as Rural and the property is zoned RLSW in Zoning By-law No. 2003-75. The dwelling is a permitted use. Section 5.10.2 of the Zoning By-law states that existing buildings with less than the minimum 30 metre setback from the highwater mark of a waterbody may be repaired, renovated or strengthened to a safe condition provided there is no enlargement of the gross www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 87 of 92
Township of South Frontenac Staff Report - Permission Application (S. 45(2) of the Planning Act) PL-ZNA-2024-0018, Sleeth and Spronck, 122 Osborne Lane, Storrington District
floor area or increase in height. This provision prohibits the enlargement of these existing buildings, without seeking permission from the Committee of Adjustment. The existing dwelling is a legal non-conforming building because it was constructed prior to the current Zoning By-law and is setback approximately 6 metres from the highwater mark. The owner identified the setback to the water as 4.3m in the application, CRCA measurements indicated that the dwelling is approximately 6m from the water. Ultimately the expanded dwelling will not be any closer to the water than the existing dwelling. Through its powers under section 45(2) of the Planning Act, the Committee of Adjustment may grant permission to enlarge the dwelling. The criteria for considering an application under Section 45(2) are:
Whether the application is desirable for appropriate development of the subject property; and
Whether the application will result in undue adverse impacts on the surrounding properties and neighbourhood.
The proposed dwelling will be located no closer to the water than the existing dwelling which is set back 6 metres from the highwater mark. There is no opportunity to increase the set back further as the property is a peninsula with water on both sides. The location minimizes the amount of site disturbance and the amount of vegetation removal that would be required as the dwelling is being rebuilt on the same footprint. The gross floor area of the dwelling will be increasing from 110sqm to 170sqm that includes a 50sqm partial second storey that is to be used as a storage attic. The partial second story is incorporated into the roof via a dormer and will not significantly alter the massing of the structure. Regarding lot coverage, the proposed dwelling footprint is slightly larger than the existing dwelling and lot coverage will be increasing from 3.6% to 3.9% as a result of the development. This is within the maximum permitted lot coverage of 5% for the RLSW zone. The building height will slightly increase from 5.7 metres to 8 metres which is within the maximum permitted height of the RLSW zone. The walls of the dwelling will be increased to standard wall height. The current walls of the dwelling are less than 1.8m in height and the current owner cannot stand straight up along the existing walls. Maintaining existing vegetation will assist in screening the development from adjacent properties and help mitigate any visual impacts. Conclusion
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 88 of 92
Township of South Frontenac Staff Report - Permission Application (S. 45(2) of the Planning Act) PL-ZNA-2024-0018, Sleeth and Spronck, 122 Osborne Lane, Storrington District
It is the opinion of staff that it is appropriate for the Committee of Adjustment to grant permission to expand the legal non-conforming dwelling on the property, as described in this report.
Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • •
by mail to every owner of land within 60 metres of the subject lands by posting notice signs on the subject lands by e-mail to prescribed persons and public bodies
Recommendation That the Committee of Adjustment receive comments from the public and, pending comments received, approve for application PL-ZNA-2024-0018 for 122 Osborne Lane, subject to the following conditions.
- Permission is granted to enlarge the legal non-conforming dwelling on the subject property. The replacement dwelling is permitted to have a 120 square metre ground floor area, a partial second storey of 50 square metres, a maximum building height of 8 metres, and to maintain the highwater mark setback of the existing dwelling, consistent with the submitted plans that will be 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 following matters and environmental standards of the Township: a. Appropriate erosion control measures (e.g. silt fence, straw bales) must be used during construction and until the site is stable and revegetated. b. Roof runoff will be directed away from the shoreline of Dog Lake and neighbouring buildings and structures, and discharged to natural or constructed leaching pits/areas to maximize infiltration or onto coarse rock rubble splash pads to reduce the velocity of runoff. c. A natural vegetated buffer must be maintained in its natural state within 30 metres of the shoreline with the exception of the existing areas of development. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 89 of 92
Township of South Frontenac Staff Report - Permission Application (S. 45(2) of the Planning Act) PL-ZNA-2024-0018, Sleeth and Spronck, 122 Osborne Lane, Storrington District
- A building permit is required for ALL demolition and 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. Report Prepared By: Tom Fehr, Planner Report Reviewed By: Christine Woods, RPP MCIP, Senior Planner
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 90 of 92
To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: April 11, 2024 Subject: Decisions on Delegated Consents
Summary This report is an information report to the Committee of Adjustment summarizing the Consents that have been approved by Delegated Authority since the last Committee of Adjustment Meeting.
Background The authority to grant undisputed consents is delegated to the Director of Development Services under By-law 2020-27. This report lists the applications which met the criteria for being considered as an undisputed consent and have received provisional consent approval. Committee of Adjustment is notified for information.
Discussion/Analysis a) PL-BDJ-2024-0007 (Dowker) (Sutton) – Portland This undisputed consent was granted provisional consent on March 12, 2024. The purpose of this consent application was for one residential lot addition from property located at 6105 McMahon Drive. The lot addition is to be 0.3 acres in area, and to be conveyed to adjacent lands at 6057 McMahon Drive. Attachments Appendix A – Mapping of application(s) Report Prepared By: Kate Kaestner, Planning Clerk Report Approved By: Brad Wright, Director of Development Services
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Township of South Frontenac Staff Report - Decisions on Delegated Consents
APPENDIX A
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