Body: Committee of Adjustment Type: Agenda Meeting: Committee Date: August 11, 2022 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, August 11, 2022 Council Chambers.
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)
None declared.
Approval of Minutes – July 14, 2022
a)
Resolution
New Consent Applications:
a)
PL-BDJ-2022-0073 (Clark) (Clark & Williams) Property Location: 2937 Campbell Road, Loughborough District Purpose of Application: to create one new residential lot. The severed parcel would be approximately 1 hectares (2.5 acres) in area and have 82 metres of frontage on Campbell Road.
b)
PL-BDJ-2022-0081 (Noordhof) Location of Property: Rosedale Road, District of Loughborough with Roll Assessment Number 102904002000210 Purpose of Application: for the creation of one new rural residential lot consisting of 2 acres (0.8 hectares) with approximately 104 metres of road frontage on Rosedale Road.
3 - 65
66 - 84
85 112
Page 1 of 218
7.
New Minor Variance Applications:
a)
MV-58-21-B (Blasko) Property Location:1088 Storms Lane, District of Bedford Purpose of Application: to permit the demolition of the existing dwelling and attached covered deck and construct a new dwelling with an attached covered deck. The new dwelling will be one storey plus loft. It will be 14 metres by 11.58 metres (38 feet x 46 feet) with a 3.66 metres by 6.10 metres (12 feet x 20 feet) covered deck. The total footprint of the dwelling will be 184.7 square metres (1998 square feet).
113 136
b)
PL-ZNA-2022-0083 (Harkness) Property Location: 1099 Joes Lane, District of Storrington Purpose of Application: to permit the enlargement of the dwelling on the property within 30 metres of the highwater mark of Dog Lake. The dwelling with attached decks and attached garage will be 473.8 square metres (5,100 square feet) and setback a minimum of 12 metres from the highwater mark.
137 158
c)
PL-ZNA-2022-0084 (Robinson) (Young) Property Location: 493B Anderson Road North, Bedford District Purpose of Application: to permit accessory buildings on the property to have a greater lot coverage than the primary building, the lot coverage of all accessory buildings and structures (0.12%) on the property to exceed the lot coverage of the existing principal building (0.05%).
159 189
d)
PL-ZNA-2022-0099 (Saulnier) Property Location: 3084 Ernie Lane, District of Storrington Purpose of Application: to permit an accessory building, being a detached garage, to have a height of 7 metres.
190 218
Other Business
a)
Delegated Consent Report
Adjournment
a)
Resolution
Page 2 of 218
Committee of Adjustment Meeting Thursday, August 11, 2022 7:00 p.m. Virtual Meeting from Council Chambers 4432 George Street, Sydenham, ON Page 3 of 218
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)
• Christine Woods (Senior Planner)
• Alan Revill
• Anna Geladi (Planner)
• Norm Roberts
• Sarah Cadue (Planner)
• Mike Nolan
• Michelle Hannah (Secretary Treasurer & Planning Assistant)
• Doug Morey • Mike Howe • Tom Bruce Page 4 of 218
• Ken Gee
Adoption of Agenda • Call to Order • Adoption of Agenda • Declaration of Pecuniary Interests • Approval of Minutes of Previous Meeting • Hearings for Applications • Consent Granting Authority Report • Other Business • Adjournment Page 5 of 218
Format for Each Hearing 1. 2. 3. 4. 5. 6.
The Chair will introduce the file The Planner will provide an overview of the application Questions or comments from the Applicant / Agent / Members of the Public The Planner will make a recommendation on the application Committee deliberation and vote The Chair will state whether the vote was carried
Page 6 of 218
Appeal Rights
Page 7 of 218
• 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 218
In Case of Technical Difficulties • If a Committee member joining virtually disconnects from the meeting, the meeting will proceed if there is still quorum. The Committee member will attempt to reconnect. • If quorum cannot be met within 15 minutes, the meeting will be postponed. • Staff will be in touch with applicants. • A notice will also be posted on the Township’s social media if the meeting is postponed.
Page 9 of 218
Agenda • Call to Order • Adoption of Agenda • Declaration of Pecuniary Interests • Approval of Minutes of Previous Meeting • Hearings for Applications • Consent Granting Authority Report • Other Business • Adjournment Page 10 of 218
Consent Applications
Page 11 of 218
Application PL-BDJ-2022-0073 Consent Applicant: Roland Clark Agent: Leann Clark and Emmett Williams Location: 2937 Campbell Road
Page 12 of 218
Property Location
Page 13 of 218
Proposal Create one residential lot Severed Parcel 0.8 acres (1 ha) 82 m on Campbell Road Vacant
Page 14 of 218
Retained Parcel 12.5 acres (5 ha) 192 m on Campbell Road Dwelling
Severed Parcel
Dwelling on Retained Parcel
Page 15 of 218
Department, Agency and Public Comments • Public Services – No objection, road widening required • Building Services (Sewage Review) – No objection, flexible site conditions for sewage system • Public Comment – None
Page 16 of 218
Analysis • PPS allows locally appropriate residential lot creation on rural lands • A maximum of three severances may be permitted from a lot that existed when the OP was adopted • Property was created through consent S-79-18-L • Not eligible for severance because it is a severed parcel
Page 17 of 218
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.
Page 18 of 218
PL-BDJ-2022-0073 Staff Recommendation: Denial Committee Deliberation and Vote
Page 19 of 218
Application PL-BDJ-2022-0081 Consent Applicant: Doug Noordhof Location: Vacant Land on Rosedale Road
Page 20 of 218
Property Location
Page 21 of 218
Proposal Create one residential lot Severed Parcel • 0.8 ha (2 acres) • 104 metres (341 feet) on Rosedale Road • Vacant
Page 22 of 218
Retained Parcel • 13.7 ha (34 acres) • 212 metres (696 feet) on Rosedale Road • Vacant
Severed Parcel
Page 23 of 218
Department, Agency and Public Comments • Public Services – No objection, road widening required • Building Services (Sewage Review) – No objection • Cataraqui Conservation – No objection. Permit required on retained. • Public Comment – None
Page 24 of 218
Planning Analysis • Located in Rural Area • The property is not eligible for a severance • Three lots have already been taken off the subject property since September 2000.
• Compatible with surrounding existing residential uses • Severed parcel and Retained parcel both meet rural residential policies including: • having a frontage, size and shape that conforms • it is able to be serviced by a private sewage disposal system
Page 25 of 218
• Servicing by private well will need to be demonstrated as a condition of approval • Retained parcel will continue to comply with the rural policies • Complies with Minimum Distance Separation I • Development can occur more than 30 metres from natural features
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.
Page 26 of 218
PL-BDJ-2022-0081 Staff Recommendation: Denial Committee Deliberation and Vote
Page 27 of 218
Minor Variance and Permission Applications
Page 28 of 218
Application MV-58-21-B Minor Variance
Applicant: Rob Blasko Property: 1088 Storms Lane
Page 29 of 218
Property Description • Rural designation • RLSW zone • 0.84 acres • Flat with manicured lawn • Dwelling, detached garage, sleeping cabin, shed Page 30 of 218
Proposal
Page 31 of 218
• Demolish dwelling and build a new dwelling farther back • One storey plus loft • 1998 square feet in size • Increase of 308 square feet • Increase in 0.8% lot coverage • Setback 6 metres from floodplain and highwater mark • Increase of 2.5 metres from highwater mark and 5.8 metres from floodplain
Page 32 of 218
View from Dock
View from Driveway
View from house to septic
Page 33 of 218
View from Driveway View from septic to house
Department, Agency and Public Comments • Building Services (Sewage System Review) – no objection; applicant needs to apply for a permit • Quinte Conservation – No objections. Permit required. • Public Comments – none
Page 34 of 218
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 35 of 218
MV-58-21-B Staff Recommendation: Approval Committee Deliberation and Vote
Page 36 of 218
Application PL-ZNA-2022-0083 Permission
Applicant: Teresa Harkness Property: 1099 Joes Lane
Page 37 of 218
Property Description • Rural designation • RLSW Zone • 2.2 acres • Existing dwelling • Rises steeply from the lake
Page 38 of 218
Proposal • Permission under section 45(2) of the Planning Act to enlarge the legal nonconforming dwelling on the property within 30 metres of the highwater mark • Dwelling will be raised, height of building will be increased from 13 feet to 20 feet • Dwelling will increase in area by 2715 square feet • Addition includes: indoor living space, screened in porch, attached garage
• No basement Page 39 of 218
• New sewage system on the property
Page 40 of 218
Page 41 of 218
Page 42 of 218
Department, Agency and Public Comments Building Services (Sewage System Review) – no objections Rideau Waterway Development Review Team – no objection • Protected from flood risk due to high elevation of shoreline • Outside erosion hazard limit • Removing the deck closest to the water increases the setback • Not going any closer than existing • Permit required Page 43 of 218
Public Comments – none
Planning Analysis - Permission
Page 44 of 218
• Dwelling is legal non-conforming • Proposal to increase gross floor area, living space and height of dwelling • Proposed additions are located further from the highwater mark - most additions outside 30 metres • Compatible with established built form • Increase 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 • No concerns with respect to natural hazards • The enlargement allows for a more functional, accessible building for the owners and to allow them to live there full time
PL-ZNA-2022-0083 Staff Recommendation: Approval Committee Deliberation and Vote
Page 45 of 218
Application PL-ZNA-2022-0084 Minor Variance
Applicant: Wayne & Alison Robinson Agent: Bill Young Property: 493B Anderson Road N
Page 46 of 218
Property Description
Page 47 of 218
• Rural designation • RU Zone • 47 acres • Accessed from an unopened road allowance • Central Frontenac to the north • CP Railway to the east • Forested property with watercourses • Dwelling
Proposal • Allow the lot coverage of all accessory structures to be greater than the lot coverage of the existing principal dwelling • Construct a 2000 square foot storage building • Used to store trailers, boats, tractors, snowmobiles • Height: 5 metres • Setback 9 metres from unopened road allowance Page 48 of 218
Lot Coverage Dwelling
0.055%
Lot Coverage New Structure
0.1%
Lot Coverage All Accessory Structures
0.12%
Total Lot Coverage
0.2%
Page 49 of 218
Page 50 of 218
Department, Agency and Public Comments • Rideau Valley Conservation Authority – No objections – a permit will be required • No comments received from the public.
Page 51 of 218
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 52 of 218
PL-ZNA-2022-0084 Staff Recommendation: Approval Committee Deliberation and Vote
Page 53 of 218
Application PL-ZNA-2022-0099 Minor Variance
Applicant: Sue Saulnier Property: 3084 Ernie Lane
Page 54 of 218
Property Description • Rural designation • RLSW Zone • Lake on east and west sides • Dwelling • MV-23-21-S for new dwelling
Page 55 of 218
Proposal • Construct a detached garage • Garage will have a 28 feet by 30 feet enclosed area with a 3 metre by 10 metre open carport • Height: 7 metres – 2 storeys • Setback 30 metres from Loughborough Lake • Skillion roof Page 56 of 218
Page 57 of 218
Page 58 of 218
Page 59 of 218
View from the Lane
View from the dwelling
Page 60 of 218
Proposed location
Department, Agency and Public Comments • Cataraqui Conservation – No objections • No comments received from the public
Page 61 of 218
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 62 of 218
PL-ZNA-2022-0099 Staff Recommendation: Approval Committee Deliberation and Vote
Page 63 of 218
Consent Granting Authority a) PL-BDJ-2022-0032 (Silver) b) PL-BDJ-2022-0051 (Leroux) c) S-98-21-P (Wallace) d) S-99-21-P (Wallace)
Page 64 of 218
Conclusion/Adjournment Committee of Adjustment Meeting
Page 65 of 218
m. SOUTH ;=£\-
Consent Application
F RONTENAC
Application Requirements
The following items must be submitted with your application. Any application which does not include the below required information may not be aocepted or will not be considered compiete
D 1. A preconsultation
meeting is a requirement
prior to submission of the appiocatiort.
Pre—consultationmeeting fee
$105.01.‘
D 2. One hard copy of this completed application form signed and commissoonec U3. A Sketch of your proposal (see Question 25 for details on what to inciuoe. ‘?e skew: mes: as drawn with accurate dimensions and measurements. it is recommended mat you are your true to carefully assemble the data and crate the sketch. You may wish to sense ‘36 asssxanoe o‘ a person who specializes in the dra?ing of sketches.
D4. The applicable non-refundable
application fee, payable to the Township of Soc?‘ =*:n:era:
Application Type: i Consent Application
-‘krchange of conditions i
Change of conditions requinng re—
circulation
Planning Fee:
Building Fee:
§$927.00
$97.00
__Jl $209.99
Nil $97.00
7
| $365.00 i
U5. Agency Review Fees (as applicable). A separate cheque,
7
-7
payable to the appiicaoie
Conservation Authority, is to be submitted to the Township with the completed aooecaxr ’“e on-site sewage disposal review fee may be included in the payment of the apolvcatior €e-.- .the Township.
Wtgency:
TOTAL: Township of South Frontenac onsite sewage disposal review (per new lot) S5‘ 5 Cataraqui Conservation (per new lot or lot addition) S425 Quinte Conservation (per new lot or lot addition) S358 Rideau Valley Conservation Authority (per new lot or lot addition) 5490 Please Note: These fees are for consultation on this application only; agencies rnay “esc re additional fees if permit applications are required prior to any construction. T
WV“
7
V
D6. Required studies & Supporting lnfonnation identi?ed at pre-consultation (it D7. Deed or transfer, or authorization for Township Sta? to acquire title documents if aoo-.:2:>ie/ app«a<2:«ie-
Updated January 2022 Planning Act. R.S.O. 1990, c. P.13 as amended
Page 66 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION Collection of Personal Information: 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 infonnation should be directed to the Secretary Treasurer of the Committee of Adjustment (PO. Box 100, Sydenham, Ont., KDH2T0, Phone 613-3763027 ext. 2224). What is considered
when reviewing an application?
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: o
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 Of?cial Plan and adjacent plans of subdivision (it any) The suitability of the land for the purposes for which it is being severed it affordable housing units are being proposed, the suitability of the proposed un.ts 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 stmctures to be erected on it) and any restrictions on abutting lands. Conservation of natural resources and ?ood control. The adequacy of utilities and municipal services. The adequacy of schools. The area of land, it any, exclusive of roadways, that is to be conveyed or dedicated for public purposes (such as for parks). The physical con?guration of the new lot having regard to energy conservation. Site Plan Control County of Frontenac Of?cial Plan Township of South Frontenac Of?cial Plan Township of South Frontenac Zoning By-Law Provincial Policy Statement
'
Page 67 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION For Of?ce Use Only Date Received:
File Number
(‘ tar )1
- Name of Owner(s):
Full Mailing Address of Owner(s):
Phone number of Owner(s): Email Address of Owner(s): 2. 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. Name of Authorized App|icantlAgent:
Full Mailing Address
[?an
(XBFIL, 5 \mm3
of Authorized App|icantlAgent:
A
Phone number of Authorized Applicant/Agent: Email Address of Authorized Applicant/Agent: Agent as named above is hereby authorized to act on behalf of the owners for purposes of processing this application (please ?ll out the last page).
‘iSignature(s) of Owner(s) Communications are to be sent to:
d
Owner(s)
MAgent
Permission
to Enter Subject Lands: Permission is hereby granted to the relevant staff. committee and necessary commenting agencies to enter the premises (subject lands) subject to this development application for the purposes of making inspections associated with this application members,
golgllalulc
a.
me
p-upeuy
uwnz-:1;
(Signature of the property owner)
2+ /73. 43;.)(Date;
Page 68 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION 4. Have you consulted with Township Planning Staff regarding this application?
limo
D Yes
Date Fee Paid:
Name of Planner:
Date of Meeting:
- The description of the subject land:
D Bedford
District: Civic Address: _Z3\
?ame
Lot Number:
Reference Plan Number: Roll Number: 10.80‘-{IX}|(‘DCl
5
Part Number(s):
IOZ
Numbe-r(P|N):
Propertyldenti?caljon
U Stornngton
.
44
Conoession Number:
E‘Loughborough
D Portland
,7 ?
‘
Q>Z‘lbO‘5éO
- 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 (if applicable).
Frontage on water (m):
Frontage on road/lane (m):
Name of Waterbody:
Name of Road/Lane:
§?yI}Q$‘5\
Area(acres/ha):_
_
Depth(m):
7-1’ -5
_‘____j
tn
l5i_cr§’§_____
- Select the type of consent being applied for:
mt?reation of a New Lot E Easement (right of way)
Elcorrection of Title D Lease
C|Lot Addition
UOthen
l:lChargeIDischarge of Mortgage 8. Please provide a brief description of your application. Indicate the reason why you are applying for a consent. |
Q
I
Page 69 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
- Create a NEW LOT
—
Complete
this section ONLY if you are applying to create a new lot
The foliowing information is regarding the land intended to be severed (created) and the land to be retained.
i Severed Lot (Proposed _
.,__,
-,
new lot):
Frontage on RoadILane (In):
Retained Lot:
_.;
….
f
lfn
,1CI7__[Y1
r
N
f R<a):|deILoane:
Vd,
W
I’jB1rn(bc)
Kd
'
I
V
I
Frontage on Water (m):
1 Name of Waterbody: i ‘
Depth(m): Acres (acres or ha):
kl
II
I16
\
BUR
1
\
lqbgg {5}
m
12: .
2 5 a crcs
.s_.(W_2
I1. 5
acn-,3
I
_
1
5
Please list the existing and proposed USES and STRUCTURES.
I Severed Lot (Proposed
new lot):_
Retained Lot:
i 1
Existing Use of Lot
I 1
Existing Buildings/Structures:
Proposed V
I Use of Lot:
Proposed Buildingslstructures:
TO builda,Pa,rvI-‘ls’
Irbusc
‘
Page 70 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
LOT ADDITION 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. 7 Proposed
‘l parcel):
Lot Addition (Severed
Retained Lot:
Frontage on Road/Lane (rn):
Frontage on Water
2(ml: 1
fName of Waterbody: Depth (m):
E
;Acres (acres or har l l
The following inforrnalion.is regarding the Bene?tting Lands alseknown as the land being enlarged which are receiving th e lot addition. Existing Bene?tting Lot (Before Lot Addition)
Enlarged Lot with addedLandzm (After Lot Addition)
Frontage on Road/Lane (m): Name of RoadlLane: Frontage on Water
Ina;-"*9 0” waterbody:
Page 71 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION Please list the existing and proposed
USES and STRUCTURES.
I
Lot Addition:
Existin7gV"“’
Retained Lands:
Bene?tting Lands:
I
‘-
7
1 i
I
iiuse Existing
of Lot:
i‘Buildingslstructures: E I
‘
f?roposea of Lot: ‘LUse 1Proposed :Buildingslstructurest
_'
T
“MT
“(*7
'
J…
- EASEMENTS & RIGHT OF WAY easement
T”
—
Complete this section if you ONLY are applying for an
or a right-of-way
Length:
Depth:
Width:
Area:
Civic address of Bene?tting lands: Roll Number of Bene?tting Lands:
Describe the purpose and effect of the easement
12.Type of Servicing Proposed
—
WATER (indicate the method by which water will be provided >‘
(NEW LOT) Severed Parcel
j
E 3
and the property that will bene?t:
Retained Parcel
Municipal water system Privately owned and operated
well
3 3
Municipal water system Privately owned and operated
Lake water
E]
Lake water
Other:
D
Other:
wel
Page 72 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION 13.Type of Sewage Disposal System Proposed (How will sewage disposal system be provided?): (NEW LOT) Severed Parcel
Retained Parcel
U Publicly owned and operated communal D Publicly owned and operated septic system
septic system
Privately owned and operated individual [I septic system:
Privately owned septic system:
K‘
Leaching Bed (Class 4)
—
Holding Tank (Class 5) _
Greywater Pit (Class 2)
:1
Privy/Outhouse
(Class 1)
D I: El E.
communal individual
and operated
Leaching bed (Class 4) Holding Tank (Class 5) Greywater Pit (Class 2)
Privy/Outhouse (Class 1)
- Please 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):
leann OldF<.. E,rnr‘?t‘,it 15.Are there any existing easements
m\;§Am§ or restrictive covenants?
If Yes. please provide a description of each easement
D Yes
No
Dunknown
or covenant and its effect:
16.Are you aware of any abandoned wells on the subject property’?
U Ves E No
- Name of road or lane which accesses:
Please indicate whether access to the land will be by:
D Provincial highway
M Municipal Road maintained year round
E] Municipal Road
~
seasonally maintained
D Lane U A right of way D Water (see next page!
Page 73 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION 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
con?rmation.
The New Lot:
The Retained Lot: 1B.What is the zoning of the subject lands? (Check www_fronteriacmagsi:-g)
Rural . 19. What is the current Official ?an
Designation of the subject lands?
__Rul’El 20.Please describe how the application conforms with the T0_w_ri_s_t_ip OfficialPlan 8. County Official Plan by citing speci?c applicable sections and sub sections. Please make sure to look at Sections 5 and 7 in the Township Of?cial Plan and Section 3 in the County Of?cial Plan. if you are unsure.please indicate that you do not know.
21.ls the application consistent with the 2020 Provincial Policy Statement’?
DYes D No
D Unknown
Please explain:
Page 74 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
22.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 o?icial plan, an amendment to the zoning by-law or a Ministers zoning ordef? Complete all applicable
l
El Yes
El No
D Unknown
i
l
l
.g
iApplication Type
Application Number
Date of Application
‘
Decision
1:: Plan of Subdivision
4
i El Consent l
t…
.i,,, …é._.__..
iCl Minor Variance
.
._
.,.
.#__.Ae._j__7?_7
§ 121Site Plan Approval
El Of?cial Plan Amendment
rt] Zoning By—lawAmendment
‘
Cl_Minister’s Zoning Order
23.Has land been previously severed from the subject property, since September provide date of transfer; name of transferee and uses of the land.
D Yes
5, 2000? If yes, please
D No
- Did the current owner acquire the subject land as a result of a consent?
D Yes
D No
- A SKETCH must be submitted. For more infonnation on what the sketch needs to show, please see “A guide to completing your consent application fonn”. If your application is approved and then the required survey shows different frontages, area and location than was submitted, a new consent may be required including submission of a new application and fees.” Please note that the sketch must include the same metric as on the application, switching between meters and feet will not be acceptable unless both are shown.
The sketch must include the following: 10
Page 75 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
U A directional arrow with North at the top of the page. D The boundaries and dimensions of the whole property. LABELthe part that is to be severed and the part that is to be retained, including the total area (acres or hectares), road frontages on all roads/lanes for each and waterbodies.
U lndite
ifthe owner of the subject property also owns other lands near the proposal.
D The distance between the subject land and the nearest road, bridge or railway crossing
D The location of all land previously severed from the parcel (if applicable) originally acquired by the current owner of the subject land.
D All natural and arti?cial features that are located on the subject property and on land beside the subject property.
Please label and show the approximate location of:
a.
Existing Buildings, wells and septic systems, bridges. railways, roads, hydro lines
in.
Waterbodies, watercourses, areas
c.
Land?lls, propane facility, quarry‘s and pits
d.
Barns
drainage ditches. river or stream banks, wetlands, wooded
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.
D Please include any information on natural and arti?cial features (as listed above) that in the applicants opinion may affect the application
U Please indicate the current uses of land that is surrounding the property, such as residential, agricultural and commercial uses (if agricultural, please indicate the approximate distance of any barn structure from the proposed new lot).
D The location, width and name of any roads within or abutting the subject land.indicating whether it is an unopened
road allowance.a public travelled road, a private road or a right of way.
D if access to the subject land is by water only, please show the location of the parking and boat docking facilities to be used. and the title documents to demonstrate legal deeded use of these facilities
D The location and nature of any easement affecting the subject land. D The location of any abandoned wells on the property 11
Page 76 of 218
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPIJCATION PERMISSION, ACKNOWLEDGEMENT, AGREEMENT AND DECLARATION OF APPLICATION II 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.
ACKNOWLEDGEMENT OF ADDITIONAL REQUIREMENTS
ll We, the undersigned. being the registered property owner(s) andlor agent acting on behalf of the owner, acknowledge that additional studies andlor peer review andlor legal review may be required by the Township as a part of the review of mylour application. Should the need arise, llwe are responsible for completing the studies as requested in order for the application to be deemed complete. Attached to this application is payment to the Township of South Frontenac in the correct amount representing payment of the applition fee, and additional payment (or proof of payment) for any required commenting agency review fees.
AGREEMENT TO INDEMNIFY The applicant hereby agrees to indemnify and save hannless 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. 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 applicants application. 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 nomial 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. It such appeal expenses exceed the deposit, the OwnerlApp|icant 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 applicant/owner acknowledges and agrees that if any amount owing to the Municipality in respect of the application is not paid when due, the Municipality will not appear before the Ontario Land Tribunal in in connection with the application until the invoice has been paid in full.
12
Page 77 of 218
Page 78 of 218
Inset Inset Map Map
ROAD
TRY WOODS DRI UN CO
ELL PB M A C
STAGE COACH ROAD
CAMPBELL RD N/S
2900 CAMPBELL RD
¥
CAMPBELL RD N/S
PL-BDJ-2022-0073 (CLARK & WILLIAMS)
2910 CAMPBELL RD
2984 CAMPBELL RD
CAMPBELL ROAD
VE
2886 CAMPBELL RD
CAMPBELL RD N/S
CAMPBELL ROAD
Legend Subject Property Proposed Severance Assessment Parcel Provincially Significant Wetland
Proposed Severance
Wetland Wooded Area Lake Trout Lake - At Capacity Lake Trout Lake - Not at Capacity
2987 CAMPBELL RD
Non-Lake Trout Lake - At Capacity Waterbody
2937 CAMPBELL RD
Township Boundary
Retained Lands
Road 2901 CAMPBELL RD
33 COUNTRY WOODS DR
Railway
Produced by the Township of South Frontenac under license with the Ontario Ministry of Natural Resources © Queen’s Printer for Ontario, 2020.
Page 79 of 218
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: 1:2,000 0
10 20
40 m
UTM Zone 18 NAD 83 Date: 2022-05-19
Report from Public Services PL-BDJ-2022-0073 Application Number: ___________________________________________________ Roland Clark Applicant’s Name: _____________________________________________________ 4 3 Loughborough Concession: _________________ Lot: _______________District:
Campbell 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? The proposed severance has sufficient frontage to enable the development of a safe access onto the roadway.
Road Conditions:
Are there any special drainage/ditching concerns related to creation of new lot(s)? ✔ Yes □ No □ If yes, what action is the applicant required to take?
Is the overall road condition adequate to serve increased development/traffic? ✔ Yes □ No □ If no, please explain, and indicate if there are any measures that could be taken to correct the inadequacies.
Road Widening Required? ✔ Yes □ No □ To be determined by an Ontario Land Surveyor □ Any specific requirement?
Local road - rural classification. Ensure that there is a 20m (66ft road allowance) otherwise applicant to dedicate any shortfall of 10m from centerline.
Approved by the Public Services? ✔ Yes □ Yes, with conditions □ No □ If yes, with conditions, please describe conditions below.
- Field Entrance to be decommissioned and removed.
Signature on behalf of Public Services
2022-07-06
Date
Page 80 of 218
To: Committee of Adjustment Prepared by: Development Services Department Meeting Date: August 11, 2022 Consent Application PL-BDJ-2022-0073, Roland Clark (Leann Subject: Clark and Emmett Williams), 2937 Campbell Road, Loughborough District
Summary This application is for the creation of a residential lot. This report recommends denial of the application as it does not conform to the Township of South Frontenac Official Plan. Specifically, the property is not eligible for a consent since it is not a lot of record.
Background Designation and Zoning The subject property is designated Rural and is zoned Rural (RU). Application Table Severed Parcel
Retained Parcel
Area (ha)
1
5
Frontage on Campbell Road (m)
82
192
Related Applications The subject property is not subject to any other applications under the Planning Act. Review This application: 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); www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 81 of 218
Township of South Frontenac Staff Report - Consent Application PL-BDJ-2022-0073, Roland Clark (Leann Clark and Emmett Williams), 2937 Campbell Road, Loughborough District
Is consistent with the Provincial Policy Statement (s. 3(5) Planning Act); Conforms to the County of Frontenac Official Plan (s. 3.2 & 7.1); X Does not conform to the Township of South Frontenac Official Plan (s. 5.7.4 & 7.1); Complies with Zoning By-law No. 2003-75 (or will comply subject to a standard condition of rezoning or minor variance); and Has no unresolved objections/concerns raised from agencies or the public.
Discussion/Analysis Property Description The subject property is in located on Campbell Road south of Sydenham. The property consists of farmland. It is developed with a single detached dwelling. Summary of Proposal The purpose of this application is to create one new residential lot. The severed parcel would be approximately 1 hectare (2.5 acres) in area and have 82 metres of frontage on Campbell Road. The severed parcel is vacant. The retained parcel would be approximately 5 hectares (12.5 acres) in area and have 192 metres of frontage on Campbell Road. The single detached dwelling would be located on the retained parcel. Department Comments Public Services reported on July 7, 2022, that they have no objection to the approval of the consent application. They noted that the proposed lot would have sufficient frontage to enable the development of a safe access onto the roadway, and that an entrance permit will be required. The existing field entrance will need to be removed and decommissioned. A road widening may be required. If the application were to be approved, the surveyor who prepares a reference plan would need to determine by survey the width of Campbell Road to be 20 metres (100 feet). Building Services reported on August 8, 2022, that the severed parcel is capable of providing flexibility in siting a sewage disposal system dependent on any future proposal submitted through an Application to Construct a Sewage System. Building Services have no objection to the approval of the consent application. Public Comments No comments were received from the public. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 82 of 218
Township of South Frontenac Staff Report - Consent Application PL-BDJ-2022-0073, Roland Clark (Leann Clark and Emmett Williams), 2937 Campbell Road, Loughborough District
Planning Analysis The Provincial Policy Statement 2020 permits residential development on rural lands, including lot creation, that is locally appropriate. The County of Frontenac Official Plan (Section 3.3) also permit residential development in rural areas. The subject lands are designated Rural in the Township of South Frontenac Official Plan. Section 5.7.4 of the Township Official Plan indicates that a maximum of three rural residential severances may be permitted from a lot existing on the day of adoption of the Plan by Council in accordance with the lot creation policies of Section 7 when the consent approval authority is satisfied that a plan of subdivision is not warranted. The subject property is not eligible for the proposed severance. The subject property was created through the approval of consent application S-79-18-L, and so is not a lot of record as defined by the Official Plan. The severed parcel would be approximately 1 hectare (2.5 acres) in size with 82 metres of road frontage, which exceeds the minimum area and frontage required by section 5.7.4 of the Official Plan. Public Services is satisfied that safe access can be achieved. The Owner demonstrated to the satisfaction of Building Services that the severed parcel has the ability be serviced by a private sewage disposal system. The Township requires the ability to service the lot by a private well to be demonstrated as a condition of consent approval. Staff recommend that the Committee of Adjustment deny this application, as it does not conform to the Official Plan. The applicant would need to apply for an Official Plan Amendment that would need to be supported by South Frontenac Council and approved by the County of Frontenac in order to have supportive site-specific policies for staff to be able to recommend approval of this consent. Conclusion The subject property is not eligible for consent, per Section 5.7.4 of the Township Official Plan.
Notice/Consultation Notice of the Application was given pursuant to the requirements of the Planning Act, at least 14 days before the scheduled 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 www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 83 of 218
Township of South Frontenac Staff Report - Consent Application PL-BDJ-2022-0073, Roland Clark (Leann Clark and Emmett Williams), 2937 Campbell Road, Loughborough District
Recommendation It is recommended that application PL-BDJ-2022-0073 be denied. Submitted 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 84 of 218
Page 85 of 218
Requirements
Consent Application
Building Fee: $97.00 Nil $97.00
$462.00
$‘2‘0'9‘.00
=?n02'4Il0@E
\l LI/OTAL:
TOTAL: $495? $358 $490
Cataraqui Conservation (per new lot or lot addition) Quinte Conservation (per new lot or lot addition)
Rideau Valley Conservation Authority (per new lot or lot addition)
Lriownship of South Frontenac onsite sewage disposal review (per new lot) ??‘
Agency:
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.
D 5. Agency Review Fees (as applicable). A separate cheque, payable to the applicable
J
Planning Fee: $927.00 $209.00 $365.00
application fee, payable to the Township of South Frontenac:
Consent Application Change of conditions Change of conditions requiring recirculation
WpplicationType:
D 4. The applicable non-refundable
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.
El 1. A pre—consultationmeeting is a requirement prior to submission of the application. IPre-consultation meeting_fee I$105.00 I D 2. One hard copy of this completed application form signed and commissioned. El 3. A Sketch of your proposal (see Question 25 for details on what to include). The sketch must be
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
::<x\‘=FRONTENAC
.Cr«~“-— SOUTH
MV; ;.:…<:…J“..0
Memt?t’ /
Page 86 of 218
when reviewing an application?
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 FrontenacOfficial Plan Township of South Frontenac Zoning By-Law
The effect of development on matters of provincial interest as referred to in Section 2 of the
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
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 87 of 218
/
of Owner(s):
EQQK
g_7j 2. File Number:
EL‘
Communications
are to be sent to:
Signature(s) of Owner(s)
pag§)»
El Agent
behalf of the owners for purposes of
|JOwner(s)
Agent as named above is hereby processing this application (please ?ll out the last
Applicwbcgentz authoriz$1~on
Authorize\J*p.plicant/Agent:
Email Address of Authorized
Phone number of
Full Mailing A dress of Authorized Applicant/Agent:
Name of uthorized Applicant/Agent:
applicant is NOT the owner of the subject land, the written authorization of the owner that the appi ant is authorized to make the application, be provided below.
‘2.\ltt\h|e
Email Address of Owner(s):
Phone number of Owner(s): __
Full Mailing Address
- Name of Owner(s):
Date Received:
For Office Use Only
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
Page 88 of 218
[I Bedford
[/0
Z
(‘2
__ _
¢
~_
Part Number(s):
Lot Number:
__,
Storrington
v'7..,L?’7’;’
/
[Ei?ghborough El
Date of Meeting:
Date Fee Paid:
?t”:‘3
M]P
Uzi‘?
|:| Other:
|:| Lot Addition
I 32'3’!58
ad(9«5
26$!-A(>o—i1L
- Please provide a brief description of your application. Indicate the reason why you are
l:|Charge/Discharge of Mortgage
ElLease
ElCorrection of Title
Area(acres/ha):
Name of Road/Lane:
Frontage on road/lane (m):
D Easement (right of way)
Creation of a New Lot
- Select the ty e of consent being applied for:
Depth(m):
Name of Waterbody:
Frontage on water (m):
- 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 (if applicable).
Roll Number:
1-o,7__ Z0 #00 2000 (940 Property Identification Number (PIN): -_
Reference Plan Number: ggg.’
Concession Number: __
Civic Address:
District:
El Portland
a/,‘ /«in/wk Qa,/ox
[I No
- The description of the subject land:
Name of Planner:
[§l<{es
- Have you consulted with Township Planning Staff regarding this application?
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
Page 89 of 218
—
Complete this section ONLY if you are applying to create a new lot.
Acres (acres or ha):
Depth (m):
Name of Waterbody:
Frontage on Water (m):
Name of Road/Lane:
Frontage on Road/Lane (m):
new lot):
/1, 095/Ace-2/5
Q0,0
IJ/A
.
p/A
?,>j&z)WQJL
(9
.
7 0} . Q
Lot (Proposed
Proposed Use of Lot:
Existing Buildings/Structures:
Existing Use of Lot:
(
Lot (Proposed
V\ a no
_A
_
L
.
f_o;wLn cad
._
new lot):
UcLC0w».‘TIces-)
Severed
Please list the existing and proposed USES and STRUCTURES.
r
Severed
/0 e
/A cx\o:(’ ucv:e4/
(Tie
.
.-2,
</o.;M.“I
m a
/6141
I~’»‘‘J
Uace-~’I/
Retained Lot:
390
p
/0)»
*’jZo5_Q’<LL)€/
1;
. .,
Retained 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 90 of 218
—
/ /
/
l
'
,
Retained Lot:
Name of Waterbody:
Frontage on Water (m):
Name of Road/Lane:
Frontage on Road/Lane (m): '
Existing Benefitting Lot: (Before Lot Addition)
/_,
l
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
Name of Road/Lane:
Frontage on Road/Lane (m):
Proposed Lot Addition (Severed parcel):
LOT ADDITION 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
Page 91 of 218
Benefitting Lands:
z2_[/4
Roll Number of Benefitting Lands:
—
Municipal water system
Retained Parcel
WATER (indicate the method by which water will be provided):
Municipal water system
(NEW LOT) Severed Parcel
12.Type of Servicing Proposed
la/is
Describe the purpose and effect of the easement and the property that will benefit:
UZIIA”
Civic address of Benefitting lands:
Area:
Complete this section if you ONLY are applying for an Width:
or a right-of-way
—
/
/
/ ‘
Retained Lands:
Depth:
Length:
easement
1 . EASEMENTS & RIGHT OF WAY
Propose d Buildings/Structures:
Proposed Use of Lot:
Existing Buildings/Structures:
Existing Use of Lot:
Lot Addition:
Please list the existing and proposed USES and STRUCTURES.
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
Page 92 of 218
Retained Parcel I
\o»J pgggg (7,,~.m.-3:
Privy/Outhouse (Class 1)
Greywater Pit (Class 2)
Holding Tank (Class 5)
El El El El Privy/Outhouse (Class 1)
Greywater Pit (Class 2)
Holding Tank (Class 5)
Leaching bed (Class 4)
septic system:
A
El Privately owned and operated individual
septic system
or restrictive covenants?
D Yes [Hg
5
all)/—
[I Yes
El?
ElUnknown
Q0 5.<LOL~(.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:
16.Are you aware of any abandoned wells on the subject property?
If Yes, please provide a description of each easement or covenant and its effect:
15.Are there any existing easements
rzmlicwound
- Please 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):
El El El
éeplic Leaching Bed (Class 4)
Privately owned and operated individual system:
septic system
D Publicly owned and operated communal El Publicly owned and operated communal
(NEW LOT) Severed Parcel
13.Type of Sewage Disposal System Proposed (How willsewage disposal system be provided?):
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
Qyxlgj
Page 93 of 218
/0
4’]
Please explain:
Unknown
2020 Provincial Policy Statement?
consist 4he
I:I No
21 Is the application
. I:IYes
<Hs’r;o-.-»>:~l
20.Please describe how the application conforms with the Township Of?cial Plan & County Of?cial 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.
(J JR
- What is the current Official Plan Designation of the subject lands?
MK
18.What is the zoning of the subject lands? (Check www.frontenacmaps.ca)
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 con?rmation.
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
Page 94 of 218
Zoning By—lawAmendment
Application Number
ElNo Date of Application
Unknown
yete
Decision
Yes
is
I9:F+’+2: .92. Joni.
(9n1,,§guLr’aN.L
E4
- A SKETCH must be submitted. For more information on what the sketch needs to show, please see
I:IYes
I:INo
- Did the current owner acquire the subject land as a result of a consent?
_
severed from the subject property, since September 5, 2000? If yes, please 23. Has land been previously provide date 0 ransfer; name of transferee and uses of the land.
El Minister’s Zoning Order
[I
El Official Plan Amendment
El Site Plan Approval
El Minor Variance
El Consent
El Plan of Subdivision
Application Type
El Yes
- 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? all applicable
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
Page 95 of 218
[Bf subject land and the nearest road, bridge or railway crossing
Waterbodies, watercourses, drainage ditches, river or stream banks, wetlands, wooded areas
Landfills, propane facility, quarry’s and pits
Barns
b.
c.
d.
it is an unopened road allowance, a public travelled road, a private road or a right of way.
E{The location, width and name of any roads within or abutting the subject land, indicating whether
P lease indicate the current uses of land that is surrounding the property, such as residential, agricultural and commercial uses (ifagricultural, please indicate the approximate distance of any barn structure from the proposed new lot).
opinion may affect the application
IE/aaplicant’s
IZI 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.
Existing Buildings, wells and septic systems, bridges, railways, roads, hydro lines
a.
subject property. Please label and show the approximate location of:
Ij All natural and arti?cial features that are located on the subject property and on land beside the
current owner of the subject land.
I3 The location of all land previously severed from the parcel (if applicable) originally acquired by the
/
I2/The distance between the
Indicate if the owner of the subject property also owns other lands near the proposal.
I2/“oads/lanes
The boundaries and dimensions of the whole property. LABELthe part that is to be severed and the part that is to be retained, including the total area (acres or hectares), road frontages on all for each and waterbodies.
directional arrow with North at the top of the page.
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
Page 96 of 218
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 exceed the deposit, the Owner/Applicant shall pay the difference forthwith upon being billed by the
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 applicant’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.
II 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.
ACKNOWLEDGEMENT OF ADDITIONAL REQUIREMENTS
II 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,AGREEMENT AND DECLARATION OF APPLICATION
TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION
Page 97 of 218
(Municipality, Town, City name)
am swims
(Day)
(Mont
I‘/IQ On this 30‘“day of
Sworn (or declared) before me in the
12:
Year)
,2O
(Municipality name)
0-I: I:FmA:I*e0\£v<‘——I3umsI3.;.
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 PIanning.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. |/\Ne are aware the information collected in this Application will be provided in the applicable Agenda and posted on the Township’s website.
of
Name of Owner / Agent)
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 98 of 218
Page 99 of 218
Page 100 of 218
Inset Map 1
4750 ROSEDALE RD
©
4831 ROSEDALE RD
2833 FREEMAN RD
4738 ROSEDALE RD
FREEMAN ROA D
ke
N E
La
4718 ROSEDALE RD
LA
ha m yd e n
AD
PL-BDJ-2022-0080, -0081, -0082 (NOORDHOF)
SH EIL A LANE
S
O DFORD R BE
RETREAT
ROS EDA LE ROA D
ALTON ROAD E
4732 ROSEDALE RD
Retained Lands (2022-0081)
ALTON ROAD EAST
4697 ROSEDALE RD
Legend
Proposed Lot Addition (2022-0080) Benefitting Parcel (2022-0080)
2734 ALTON RD E
4679 ROSEDALE RD
3010 ALTON RD E
4665 ROSEDALE RD
Proposed Severance (2022-0082) Retained Lands (2022-0082) Assessment Parcel
Provincially Significant Wetlands Wetland
Wooded Area Water
Inset Map 2
4651 ROSEDALE RD ROSEDALE RD
ROSEDALE ROAD
Retained Lands (2022-0082)
2810 ALTON RD E
2784 ALTON RD E
Page 101 of 218
Proposed Severance (2022-0082)
2797 ALTON RD E 2919 ALTON 2921 ALTON RD E RD E
Retained Lands (2022-0081)
ROSEDALE ROAD
ROSEDALE RD ALTON RD E
Proposed Severance (2022-0081)
2886 ALTON RD E
2870 ALTON RD E
2884 ALTON RD E
Railway
4634 ROSEDALE RD
Produced by the Township of South Frontenac under license with the Ontario Ministry of Natural Resources © Queen’s Printer for Ontario, 2020.
Proposed Lot Addition 2810 ALTON (2022-0080) RD E
Benefitting 2784 ALTON RD E Parcel (2022-0080)
ALTON RD E
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.
4612 ROSEDALE RD
Scale 1:4,000 0
ALTON ROAD E
2787 ALTON RD E 2887 ALTON RD E
Road
4652 ROSEDALE RD E/S
Proposed Severance (2022-0081)
4617 ROSEDALE RD
2856 ALTON RD E
Township Boundary
2781 ALTON RD E
4567 BEDFORD RD 2823 ALTON RD E
ALTON ROAD E
2811 ALTON RD E
2797 ALTON RD E
2787 ALTON RD E
4567 2781 ALTON BEDFORD RD RD E
2767 ALTON RD E
2757 ALTON RD E
37.5
75
150
Meters
UTM Zone 18 NAD 83 Date: 2022-06-08
Report from Public Services PL-BDJ-2022-0081 Application Number: ___________________________________________________ Noordhof Applicant’s Name: _____________________________________________________ 6 4 Loughborough Concession: _________________ Lot: _______________District:
Rosedale 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?
- The proposed severance has sufficient frontage to enable the development of a safe access onto the roadway.
- The retained lot has sufficient frontage to enable the development of a safe access onto the roadway. Road Conditions:
Are there any special drainage/ditching concerns related to creation of new lot(s)? ✔ Yes □ No □ If yes, what action is the applicant required to take?
Is the overall road condition adequate to serve increased development/traffic? ✔ Yes □ No □ If no, please explain, and indicate if there are any measures that could be taken to correct the inadequacies.
Road Widening Required? ✔ Yes □ No □ To be determined by an Ontario Land Surveyor □ Any specific requirement?
Local road - rural classification. Ensure that there is a 20m (66ft road allowance) otherwise applicant to dedicate any shortfall of 10m from centerline.
Approved by the Public Services? ✔ Yes □ Yes, with conditions □ No □ If yes, with conditions, please describe conditions below.
- Field Entrance to be decommissioned and removed.
Signature on behalf of Public Services
2022-06-14
Date
Page 102 of 218
June 9, 2022
File: SEV/FRS/182/2022 SEV/FRS/181/2022
Sent by E-mail Ms. Michelle Hannah, Planning Assistant Township of South Frontenac P.O. Box 100 Sydenham, Ontario K0H 2T0
Dear Ms. Hannah: Re:
Applications for Consent to Sever PL-BDJ-2022-0081/82 (Noordhof) Lot 4, Concession 6; 2784 Alton Rd East Loughborough District, Township of South Frontenac Waterbody: Unnamed Watercourse & Wetland / Millhaven Creek Watershed
Staff of the Cataraqui Region Conservation Authority (CRCA) have reviewed the above-noted applications for consent to sever and offer the following comments for the Land Division Committee’s consideration. Summary of the Proposal These applications involve an existing residential property and a large vacant lot located at the northwest corner of Rosendale Rd and Alton Rd. Through the process of severance and lot addition, the boundaries for the existing residential lot and vacant lot will be reconfigured to allow for the creation of two new residential building lots, each approximately 0.81 ha (2 acres) in area. The final retained lot will be approximately 14.36 ha (35.5 acres) in area. PL-BDJ-2022-0081 (Severance A) The application involves the severance of an approximately 0.83 ha (2.04 acre) parcel of vacant land from a 14.38 ha (37.58 acre) vacant lot. The severed parcel is proposed to be used for new residential development and has 104 m of frontage onto Rosedale Rd. The retained lot will be approximately 14.38 ha (35.54 acre) and no uses are currently proposed, but the severance will allow for future residential development. PL-BDJ-2022-0082 (Severance B) This application involves the severance of a 0.49 ha (1.2 acre) parcel of land from the southern portion of the Severance A retained lot, which will be added to the adjoining existing residential lot known as 2784 Alton Rd East. The lot addition is then being used to sever an approximately 1.05 ha (2.17 acre) parcel of vacant land from the western portion of 2784 Alton Rd East. The retained lot has an existing dwelling and accessory buildings, 67 m of
Page 103 of 218
Ms. Hannah (PL-BDJ-2022-0081/82 (Noordhof)) June 9, 2022
Page 2 of 4
frontage on Alton Road East, will be approximately 1.07 ha (2.65 acres) in area, and will continue to be used for residential purposes. The severed lot has 77 m of frontage on Alton Road East and is proposed for new residential development. The end result is the creation of four lots: an existing residential lot (2784 Alton Road East), a large vacant retained lot, and two smaller vacant severed lots to be used for new residential development. Site Description The subject lands are located northwest of Rosendale Rd and Alton Rd and occupy the southeastern portion of Lot 4 in Concession 6 of Loughborough District in South Frontenac Township. The severed lots are proposed in the southeast portion of the subject lands. The terrain consists mostly of open fields, with a wooded area towards the northern border of the subject lands, and hedgerow along the western border. There are two unnamed watercourses that are tributaries for Millhaven Creek. The watercourses enter from the property’s northern border, connect in the centre of the property, and then exit at the southwest corner. The property drains to the southwest via these watercourses. There is also an unevaluated wetland (swamp) associated with the watercourses which overlaps with the northern portion of the subject lands. The subject lands are designated ‘Rural’ and ‘Environmental Protection’ per Schedule A of the Township’s Official Plan, and zoned ‘Rural’ (RU) in the implementing Zoning By-law. The boundary for the Environmental Protection zone appears to coincide with the location of the unevaluated wetland on the retained lot. Discussion Cataraqui Conservation’s main interests in the proposal are the protection of surface water features (the unnamed watercourses) and natural heritage features (the woodlands and unevaluated wetland), and the avoidance of natural hazards (e.g. flooding) associated with the watercourses and the unevaluated wetland. Surface Water Features As noted, the subject lands contain a wetland and at least two watercourses which are tributaries to Millhaven Creek. These features provide important ecologic and hydrologic functions including habitat for various species. These features are important in terms of protecting the local environment and overall ecological health in the Township. A suitable buffer area is necessary between any new development and the wetland and watercourses on the subject lands, as a buffer acts to protect the environmental function of these features by maintaining a riparian corridor and avoiding damaging flooding of property and erosion normally associated with these features. Cataraqui Conservation does not have flood plain mapping in this area – consequently we require a minimum 30 metre buffer (setback) from the highwater mark of watercourses and wetlands for any development. The 30 metre setback is consistent with the 30 metre setback in the Township’s zoning by-law. Cataraqui Conservation 1641 Perth Road, PO Box 160, Glenburnie ON, K0H 1S0 • info@Cataraqui Conservation.ca • 613-546-4228 • CataraquiConservation.ca
Page 104 of 218
Ms. Hannah (PL-BDJ-2022-0081/82 (Noordhof)) June 9, 2022
Page 3 of 4
As proposed, the severed lots are located well beyond the setback requirements for the wetland and watercourses. Based on our review, the retained lot will include the entirety of the wetland/watercourses and will be sufficiently sized to accommodate a development envelope (dwelling, septic, driveway, accessory buildings etc.) well back from these features and setbacks. As a note, access to the retained lot, for future development purposes, will be limited to the frontage on Rosedale Road between civic addresses #4679 and #4697 – since the remaining road frontage abuts the wetland and access would not be permitted through the wetland. The proposed severance is not anticipated to adversely affect the wetlands and watercourses on the property. Vegetation (trees, shrubs, native plants) within the 30 m buffer should be kept in place and proper construction mitigation measures, such as sediment fencing and runoff controls, should be employed to prevent impacts to surface water features. Woodlands As noted, the retained lot contains woodlands which are mainly limited to the northern perimeter of the property. As proposed, the new severed lots would be greater than 120 metres from any potentially significant woodlands and there is sufficient area on the lot to be retained for future development outside 120 metres from the woodland as well. This is in accordance with section 2.1.8 of the 2020 Provincial Policy Statement. In order to protect woodland health, we recommend that any future construction and site alteration on the retained lot follow environmental best management practices, including: that any tree and vegetation removal be limited to the footprint of the building and access route (i.e. driveway) only; that vegetation occur clearing outside the bird breeding season (April 15 to August 15) and documentation of any at-risk species and compliance with applicable species-at-risk regulations (https://www.ontario.ca/page/species-risk-ontario).
Recommendation Staff have no objection to the approval of applications PL-BDJ-2022-0081 and PL-BDJ-20220082 based on our consideration for natural hazards, natural heritage, and water quality and quantity protection policies.
Ontario Regulation 148/06 Please note that portions of the retained lot 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. Current and future landowners are advised to contact
Cataraqui Conservation 1641 Perth Road, PO Box 160, Glenburnie ON, K0H 1S0 • info@Cataraqui Conservation.ca • 613-546-4228 • CataraquiConservation.ca
Page 105 of 218
Ms. Hannah (PL-BDJ-2022-0081/82 (Noordhof)) June 9, 2022
Page 4 of 4
CRCA before considering any work within 30 metres of the unevaluated wetland and unnamed watercourses. Please inform this office of any decision made by the Committee with regard to these applications. If you have any questions, please contact the undersigned at 613-546-4228 ext. 239, or by e-mail at jtreash@crca.ca. Yours truly,
Janelle Treash Resource Planner Cc:
Applicant, via email Anna Geladi, South Frontenac Township, via e-mail
Cataraqui Conservation 1641 Perth Road, PO Box 160, Glenburnie ON, K0H 1S0 • info@Cataraqui Conservation.ca • 613-546-4228 • CataraquiConservation.ca
Page 106 of 218
Page 107 of 218
To: Committee of Adjustment Prepared by: Development Services Department Meeting Date: August 11, 2022 Subject:
Consent Application PL-BDJ-2022-0081 (Noordhof) – Rosedale Road, District of Loughborough
Summary This application is for the creation of one new residential lot. This report recommends denial of the application as it does not conform to the Township of South Frontenac Official Plan. Specifically, the maximum number of consents have already been taken from the subject property.
Background Proposal: The creation of one new rural residential lot Location: Rosedale Road, District of Loughborough with Roll Assessment Number 102904002000210 Designation and Zoning: The subject property is designated Rural and zoned Rural (RU).
Application Table Severed Parcel
Retained Parcel
Area
2 acres (0.8 hectares)
+/- 34 acres (13.7 hectare)
Frontage on Road
+/- 104 metres (341 feet) on Rosedale Road
+/- 212 metres (696 feet) on Rosedale Road
Frontage on Water
N/A
N/A
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 108 of 218
Township of South Frontenac Staff Report - Consent Application PL-BDJ-2022-0081 (Noordhof) – Rosedale Road, District of Loughborough
Review This application: X Conforms to section 51(24) of the Planning Act; X 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); X Conforms to the Township of South Frontenac Official Plan (s. 5.7.4 & 7.1); Complies with Zoning By-law No. 2003-75 (or will comply subject to a standard condition of rezoning or minor variance); and Has no unresolved objections/concerns raised from agencies nor the public.
Discussion/Analysis Property Description The subject property is a large rural property located to the west of Rosedale Road. The subject property is not developed. The subject property consists mostly of a large open field with a forested area on the north side of the property. There is also a wetland located on the north end of the subject property. Two watercourses that are connected to the wetland run through the subject property. There are various residential properties and farmland surrounding the subject property along Rosedale Road.
Summary of Proposal The purpose of this consent application is to create one new rural residential parcel. The severed parcel consists of a minimum of 0.8 hectares (2 acres) with approximately 104 metres (341 feet) of frontage on Rosedale Road. The severed parcel consists of a vacant open field. The severed parcel is located on the southern most portion of the subject property, closest to Alton Road East. It abuts developed residential properties; 2874 Alton Road East is located directly to the south and 4651 Rosedale Road is located directly to the north. The retained parcel will be approximately 13.7 hectares (34 acres) in area with approximately 212 metres (696 feet) of frontage on Rosedale Road. The retained lands contain the natural features and is proposed to remain vacant. There are various residential properties that intertwine the retained lands along Rosedale Road. www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 109 of 218
Township of South Frontenac Staff Report - Consent Application PL-BDJ-2022-0081 (Noordhof) – Rosedale Road, District of Loughborough
Department and Agency Comments Public Services Public Services provided comments on June 14, 2022. The comments received noted that there are adequate sight lines along the frontage on Rosedale Road for both the severed parcel and the retained lands to enable the development of safe access onto the roadway. There are no special drainage/ditching concerns related to the creation of the new parcel, and the overall road condition is adequate to serve increased development/traffic. Road widening will be required. It was noted that the road allowance must be widened to 20 metres (66 feet). A new entrance to the severed parcel will require a permit and must comply with sight line requirements and the field entrance will need to be decommissioned at the time of obtaining a permit. Public Services has no objection to the approval of the application. Building Services (Sewage System Review) Building Services (Sewage System Review) provided comments on July 27, 2022 indicating that the proposed lot is capable of providing flexibility in siting a sewage disposal system. Soil conditions found on the parcel will require additional suitable granular soil to construct a sewage disposal system; specific requirements for additional soil will need to be addressed prior to site development. They have no objection to the approval of the application. Cataraqui Conservation Cataraqui Conservation provided comments on June 9, 2022. The comments indicate that the severed parcel and retained parcel appear to contain suitable development envelopes more than 30 metres from the watercourse and wetlands on both the severed parcel and retained parcel. They note that the access for the retained parcel will be limited to the remaining frontage on Rosedale Road between parcels with civic addresses #4679 and #4697 due to the location of the wetlands further north. The retained parcel contains woodlands. They noted that the proposed severance is located more than 120 metres from the woodlands and there is sufficient space on the retained parcel for future development to be located outside the woodland. They recommend that any future construction on the retained parcel limit tree and vegetation removal to the site of the building and access to the building and that clearing occur outside bird breeding season. Portions of the retained lot are subject to O. Reg. 148/06. 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. Cataraqui Conservation has no objection to the approval of the application.
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 110 of 218
Township of South Frontenac Staff Report - Consent Application PL-BDJ-2022-0081 (Noordhof) – Rosedale Road, District of Loughborough
Public Comments No comments were received from the public on this application.
Planning Analysis Rural Residential Development The Provincial Policy Statement 2020 and the County of Frontenac Official Plan (Section 3.3) permit residential development, that is locally appropriate, in rural areas. The subject lands are designated Rural in the Township of South Frontenac Official Plan. Section 5.7.4 of the Township Official Plan indicates that a maximum of three rural residential severances may be permitted from a lot existing on the day of adoption of the Plan by Council in accordance with the lot creation policies of Section 7 when the consent approval authority is satisfied that a plan of subdivision is not warranted. This policy is consistent with Section 53(1) of the Planning Act. Further to this, General Consent policy 7.1(a) indicates that consents may be considered when the creation of new lots, in the opinion of the Municipality, will clearly have no adverse environmental, social or economic impact on the Township or adjacent land uses. The subject property existed in September 2000. The subject property is not eligible for the proposed severance as there have been three previous severances from the property since the adoption of the Official Plan in September 2000. 2810 Alton Road East was created in May 2015. 4679 Rosedale Road and 4651 Rosedale Road were both created in April 2001. Any further lot creation must occur through a plan of subdivision. The applicant may also apply for an Official Plan Amendment to request Council to consider allowing the property to be considered for more than three severances. Section 51(24) of the Planning Act sets out the criteria for the creation of new lots. Specifically section 51(24)(c) requires that the new lot conform to the official plan and adjacent plans or subdivision, if any. This proposal does not conform to the official plan because it has exceeded the total number of severances permitted, and therefore does not conform to section 51(24)(c) of the Planning Act. It is noted that if the proposed lot was eligible for a severance it would meet the Rural Residential policies as outlined in section 5.7.4(ii). Section 51(24)(f) also requires consideration for the dimension and shapes of the proposed lots. The severed parcel is 2 acres in size with 76 metres of frontage on a public road. The severed parcel has a frontage, size and shape that conforms to the zoning by-law. The severed parcel has frontage on a public road that is maintained year-round, reflects a reasonable standard of pavement, and can provide safe access. Building Services confirmed that the severed parcel has the ability be serviced by a private sewage disposal system. The ability to be serviced by a private well is typically required to be demonstrated as a condition of consent approval. The retained parcel would also meet the Rural Residential policies as outlined in section 5.7.4 (ii). www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 111 of 218
Township of South Frontenac Staff Report - Consent Application PL-BDJ-2022-0081 (Noordhof) – Rosedale Road, District of Loughborough
Minimum Distance Separation There is a barn located at 2810 Alton Road East. Township Staff did a site visit on July 28, 2022 to inspect the barn. MDS I Calculations were not completed for this barn as it was determined at the site inspection that the barn is incapable of housing livestock and it is currently used for storage. It would take extensive work for the barn to provide suitable housing livestock and the owner of the barn indicated that it is not their intention to have livestock in the future. Environmental Protection There is sufficient area on the severed parcel and the retained parcel for development to occur outside the minimum 30 metre setback from the watercourse that located on the retained parcel as required by section 5.2 of the Official Plan, and by Zoning By-law No. 2003-75. This is also consistent with 7.1(e) of the Official Plan.
Summary The severed parcel complies with the Rural Residential Policies and land division policies of the Township of South Frontenac Official Plan related to area, frontage, access and servicing. However, the subject property is not eligible for this proposed severance, per Section 5.7.4 of the Township Official Plan.
Notice/Consultation Notice of the Application was given pursuant to the requirements of the Planning Act, at least 14 days before the applications were 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 by posting on the Township’s Current Planning Application webpage by e-mail to prescribed persons and public bodies
Recommendation It is recommended that application PL-BDJ-2022-0081 be denied.
Report Prepared By: Anne Geladi, MCIP, RPP, Planner Reviewed By: Christine Woods, MCIP RPP, Senior Planner www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 112 of 218
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Date Received: 1.
File No:
Z‘-44$‘/~/0
NameofOwner(s):
[J4/I/6” J?7z»/6/14:‘
Full Mailing Address of Owner(s):
MWgm/0 Phone number of Owner(s):
Email Address of Owner(s):
5:30 *6 73 7
”’
f~/I/4f‘I<c‘7@ 05:1//;4,~ /. e am
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’Portland
Bedford
Concession Number:
/’ /A
Loughborough Lot Number:
/ X
ZZ L
Name of Road/Street: 7‘C1??¢f I3 I€’.52)§é., 5/“r9r°’T’ / Reference Plan Number: / 2 g [Q Q 7 2 /4/é”’7’/ Part Number(s): Street Number:
Roll Number:
X230» 07%?»£7
'
Storrington
A/4/I/E
Ac?»067610
Page 113 of 218
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
The frontage(s), depth and area of the subject land.
3 (0
Frontage (on water):
7L
Depth:
Frontage (on road/lane): Area:
:97
/
‘/ SJ,
The current zoning of the subject land:
K1. § LL) 6.
The nat re and extent of the relief from the Zoning By-law:
W’r\Hu;’/%€ ,S0//I 45)C,7[ét4C’/Z ébbtr/0/Hvptg 7.
The reason why the proposed use cannot comply with the provisions of the Zoning By-law:
6’? Z145 ‘/16[at6.4474 é.)(’.fT/%‘_ ?y/X A—n/61 ,4//gt,/;(;_ ?accid54¢:/4 v,eV7 ’7Le=z 74>m:V; “7714 a’/gr’§2gir/$1
%,&§‘M 4 8.
/é>
Does the subject property front on a municipally maintained road? OR a privately maintained road? D Yes No
D Yes
,k(No ,Q,4
Name of Road/Lane:
Z
S7701?/a»;_q /4/z/é” 9.
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.
What are the existing uses of the subject land?
5/ /’—/t»’M 5‘/A/jg“/c: 9244:”/;
- Please indicate whether there are any EXISTING buildings or structures on the subject land. (l.e. residence, garage, shed, etc.)
XYes
3 No
Page 114 of 218
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
- If the answer to item 11 is yes, for EACH building or structure Type of Str uc t ure (E.g. residence)
(1)
(2)
#6H96
5
indicate:
(3) /
5
3754/Vi’{ Hf
,
/
W Z2‘Z“:“,w #11614 H
.=S:‘éf.’?f‘f’.§JL‘§.2';
(4)
W Fr
i}xic4WI’Z I”?iflé
:::’:1°:J::..’:w?7"’W~ ”~“Mi zrszasmrg ::::isi::i:;5:::’:*:..2 £5”? ’) .59M. story or two story)
Dimciiggng?ofr‘ X FioorAI"1eSa F6‘ I39055
WW
(If applicable)
“4
“ F177”
7%”
4.?FE?!”
é>S’"/{rs
’9“‘7 /5
“W?
95’ /MW
-gi
AZ
2 L71
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WM “
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13.The proposed uses of the subject land:
6/ac./-74 57U? /’//I/M, éf /?_/2:2 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?
y[Yes
No
Page 115 of 218
TOWNSHIPOF SOUTH FRONTENACAPPLICATIONFOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended 15. If the answer to item 14 is yes, for each proposed addition, building or structure (1)
Type of Structure (E.g. residence)
(2)
indicate:
(3)
(4)
/7él3(57~C ?é C114)
Setback from Front Lot Line
%VI
8’M
Setback from Rear Lot Line
Z7?/W
Setback from Side Lot Line
?
.
Mire;/£g> if-c?-4'23‘ 75/’ M
‘
7’ ‘QM
Height of Building
s
gélffggf
(Also indicate if it is one story or two story)
F7’ /a?crx953,6-‘V x.r+et3e”“£ C
Outside
Dimensions of Buildinglstructure
.
/?x. “F7 A
‘
C¢Z>t=“Z!"‘5C?{I =4€CZré
Setback from High Water Mark (If applicable)
M
Q,/9,’M
5
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 CONSTRUCTIONONLY, and NOT to the total size of the completed building. 16.
Do your plans include any DEMOLITIONof existing structures? If yes, please provide details:
‘Es?
gki I’ }(>wix/
Yes
’
El No
T?:-yew l_K””TI£/‘”W;:’~ E/C
Page 116 of 218
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Do your plans include the RAISING of an existing structure?
Yes
?e
If yes, please provide details:
What are the uses of the proposed development? Increase in number of bedrooms
“?(Yes
(b)
Increase in plumbing fixtures
’?‘Yes
(c)
Increase in living space
:EfYes
(d)
Will the addition or structure encroach on the existing septic system?
C Yes
(a)
V
_
No
No No
)(No
19.The date the subject land was acquired by the current owner:
£6‘ /‘ ’7 20.The date the existing buildings and structures were constructed on the subject lands:
/%0 /9’ 70 7 .—
21 .The length of time that the existing uses of the subject land have continued:
.642 /t S’ 22. 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:
J /’°“UI4"l£f__ CU-e
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:
2: /2/s“74=w//ec? ;£>[rvl4£€S~9£‘7[7 ’7
- Is storm drainage provided by sewers, ditches, swales or by other means?
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Page 117 of 218
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended 25. 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
)(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). D Yes
XNO
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. 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 app|icant’s property lines. **Note: **
The distances to on—siteand 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.
Page 118 of 218
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
AGREEMENT TO INDEMNIFY
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 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:
DATED AT THE TOWNSHIP OF SOUTH FRONTENAC THIS
22
DAY OF
go XLJ/.4«_§’/Cio I
.20 /12»
_v OF I/ét-fa M 5-4- CIM, solemnly declare that all the statements contained in this application are true and 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 under oath a, d b virt fthe Canada Evidence Act.
|_
/%Z
Signature of Appli
t/or Authorized Agent
Signature of Applicant or Authorized Agent
DECLARED before me at the TOWNSHIP OF SOUTH FRONTENAC (IN THE COUNTY OF FRONTENAC) THIS
DAY OF
, 20
A Commissioner, etc.
Page 119 of 218
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
A Guide to Completing the Minor Variance Form
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 O10, 020 or 030, your district is Bedford; if the numbers are O40-O50, 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).
10
Page 120 of 218
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Parking and Docking: This question is only relevant is you can only access your property by water.
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: ifyou are planning to build ANYTHINGon 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. 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 living space 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: 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.
11
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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Septic: in most cases the answer will be private sewage system, but there may be some privies.
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. —
12
Page 122 of 218
Page 123 of 218
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Page 124 of 218
Page 125 of 218
DocuSign Envelope ID: 6FAAF33F-E345-4F04-9F53-26FE321E144C
N W
E S
11.89m
6.4
LOCATION PLAN
6m
m
.00 15
EXISTIN G SHED
14.11
13
.11
m 27.22m
PROPOS ED HOUSE
EXISTIN G GARAGE
6.90
m
FRAME D
6.1
OCK CONC PAD
11
PROPOS ED DECK 0 EXISTIN m G HOUS E TO BE D EMOLISH ED
6m
m
3.6
6.14
.58
m
2.77m
4m
4.4
EXISTIN G BUNKIE
7.71m
EXISTIN G DECK TO BE D EMOLISH ED
GRAVEL
2.50m
8.00m
PAVING STONE
REVISIONS No.
Description
Date
1
ISSUED FOR REVIEW
APR 11, 2022
2 PROPOSED HOUSE /LOADING AREAS/ ST & PC JUNE 3, 2022
25.00m
3
ADDED DIMENSIONS AND NORTH ARROW
JUN 22, 2022
4
ADDED HOUSE & DECK DIMENSIONS
JUN 29, 2022
BENCHMARK: DESCRIPTION XXX
ELEVATION XXX.XX
10.67m
No. ##.
15.00m
10.00m Client / Land Owner:
ROB BLASKO
Project:
1088 STORMS ROAD ONTARIO
SOUTH FRONTENAC
2.50m
8.00m
Drawing Title:
SEPTIC INVESTIGATION Drawn by: Checked By: Scale: Date:
Project Number:
JH
GW-22002-10
MB
24"x36”
1:150
Drawing Number:
C-101
Page 126 of 218
JUNE 29, 2022
SHEET 1 of 1
©
Inset Map
STO R
MS
LA
NE
950 STORMS LANE
MV-58-21-B
Verona Lake
(BLASKO) 1088 STORMS LANE Legend
Subject Property Provincially Significant Wetlands Wetland
Verona Lake 1103 STORMS LANE
Wooded Area Water Parcel Fabric Road
1088 STORMS LANE W
Railway
Produced by the Township of South Frontenac under license with the Ontario Ministry of Natural Resources © Queen’s Printer for Ontario, 2020.
Page 127 of 218
1090 STORMS LANE W
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
Scale 1:750
5
10
20
Meters
UTM Zone 18 NAD 83
Date: 2021-11-12
Page 128 of 218
'
Level of Existing On-Site Sewage System at 1088 Storms
Submit an application to alter the existing or construct a new leaching bed that meets the requirements of the Ontario Building Code for your proposed rebuilt of the Single Detached Dwelling
Comments or permit from Conservation Authority may be required for the construction or alteration within the flood plain.
o
0
Please contact the undersigned if you have any questions at (613) 376-3027 EXT 2227 or by email at cbeeg@southfrontenac.net
The proposal will reduce the performance level of the existing sewage system by exceeding Ontario Building Code requirements. You must increase the total length of Distribution Pipes and increase the Loading Rate Area (mantle) in compliance with the Ontario Building Code in order to proceed with your building permit application.
o
It has been determined that
_
February 7, 2022
A review of the performance level of your existing on—sitesewage system was completed on February 2, 2022.
Dear Rob,
Re: Review of Performance Lane for MV-58-21-B
Rob Blasko 1088 Storms Lane Verona, ON KOH 2W)
1
S0 UTH . x\
W
Building Services 4432 George St, Box 100 Sydenham ON, KOH2T0 613-376-3027 Ext 2351 rro southfrontenac. net
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. PL0416-2021 Municipality:
Township of South Frontenac
Landowner:
Rob Blasko
Location:
1088 Storms Lane
Roll #:
10290800900460000000 Granting of Permission
Application Description:
Feature:
(under Section 45.2 of the Planning Act)
and Minor Variance Appl’n File No. MV-5821-B
Part Lot 8, Concession 11
Portland
Relief from Section 10.3.1 of the Township of South Frontenac’s Comprehensive Zoning By-law No. 2003-75 to allow for a rebuild of a dwelling on a larger footprint at the closest point of 6.46 metres from the 1:100-year flood plain of Rock Lake, rather than the required minimum 30-metre setback from highwater mark or flood line of a body of water. The proposed open decking off the dwelling will be located 6.14 metres from the 1:100-year flood plain.
Rock (Verona) Lake 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 hazard lands. As per the ‘Septic Investigation’ sketch prepared by Groundwork Engineering Limited, dated June 3, 2022, the proposed dwelling will be located a minimum 6.46 metres from the 1:100year flood plain of the Lake. Quinte Conservation has no concerns with the proposal as illustrated within this sketch. The new dwelling will be moving farther from the flood hazard than what originally existed. As a result, staff are satisfied that the application as presented is consistent with section 3.1 of the PPS.
Comments:
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 Rock (Verona) Lake (by virtue of Ontario Regulation #319/09 – Regulation of Development, Interference with Wetlands and Alterations to Shorelines and Watercourses). Please note that the owners will need to apply to the Conservation Authority for a permit prior to ANY development on the subject lands including the current proposal as a result of this application (including the new dwelling and proposed additional loading areas for the sewage system).
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.
Page 1 of 2
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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 wildlife habitat, 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. The Township of South Frontenac’s Official Plan designates the entirety of the subject lands as Environmental Protection (Schedule ‘A’ – Land Use Plan). Note that, the landowner is responsible for ensuring that endangered species are not harmed as a result of any proposed development on the subject lands. The Endangered Species Act, 2007 (ESA, 2007) applies to all proposed development. Species listed as extirpated, endangered, or threatened on the Species at Risk in Ontario (SARO) list are protected under the ESA, 2007. Section 9 prohibits killing, harming, harassing, possessing, collecting, buying and selling etc. of species listed as extirpated, endangered or threatened on the SARO List. Section 10 prohibits the damage or destruction of the protected habitat of species listed as extirpated, endangered or threatened on the SARO List. For further information on species at risk, or to determine what species may be present in your area please consult the Ministry of the Environment Conservation and Parks or visit their website at https://www.ontario.ca/page/species-risk.
Final Comments:
Based on the ‘Septic Investigation’ sketch (Groundwork Engineering Ltd., June 3, 2022), Quinte Conservation has no objection to the application as presented. The proposed dwelling, and proposed loading areas for sewage system meet Quinte Conservation’s minimum setback of 6 metres from the 1:100-year flood plain. A permit from this office will be required for the proposed development on the property.
June 23, 2022 Date
Sam Carney Planning Technician And: Catherine Sinclair, Regulations Officer
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To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: August 11, 2022 Subject:
Minor Variance Application (S. 45(1) of the Planning Act) MV-58-21-B (Blasko) – 1088 Storms Lane, District of Bedford
Summary This application is a request for zoning relief from the highwater mark, the flood line of Rock Lake and from lot coverage for a single detached 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 Official Plan Designation: Rural Zoning: Limited Service Residential - Waterfront (RLSW)
Zoning Relief Requested Section 5.8.2 (a): to permit a single detached dwelling to be setback a minimum of 6 metres from the highwater mark of Rock Lake, whereas the Zoning By-law requires a minimum 30 metre setback from the highwater mark for all buildings. Section 10.3.1 – (Front Yard, Flood line of a body of water & Lot Coverage): to permit a single detached dwelling to establish a 6 metre front yard, to be setback a minimum of 6 metres from the flood line of Rock Lake, and to permit the single detached dwelling to have a maximum lot coverage of 5.4%, whereas the Zoning By-law requires a principal building to have a minimum 30 metre front yard and to be setback a minimum of 30 metres from the highwater mark or floodline (whichever is greater) and permits a maximum of 5% lot coverage for the principal building.
Discussion/Analysis Property Description
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 131 of 218
Township of South Frontenac Staff Report - MV-58-21-B (Blasko) – 1088 Storms Lane, District of Bedford
The subject property is located at 1088 Storms Lane. Storms Lane is accessed from Desert Lake Road. The property has an area of approximately 0.34 hectares (0.84 acres) with frontage on Rock Lake. The property is flat and consists of manicured lawn with a treed area on the north-east end of the property. The property contains a single detached dwelling, a detached garage, a shed and a sleeping cabin. The sewage system is located in the south-east corner of the property. The vegetation is limited between the dwelling and the waterfront. The existing dwelling including the attached covered deck has a footprint of 156 square metres (1680 square feet) and is setback 3.5 metres from the highwater mark at its closest point. It is setback 0.2 metres from the flood line of Rock Lake. The dwelling has a height of 7.62 metres. It is single storey.
Summary of Proposal The applicants are proposing to demolish the existing dwelling and attached covered deck and construct a new dwelling with an attached covered deck. The new dwelling will be one storey plus loft. It will be 14 metres by 11.58 metres (38 feet x 46 feet) with a 3.66 metres by 6.10 metres (12 feet x 20 feet) covered deck. The total footprint of the dwelling will be 184.7 square metres (1998 square feet). The footprint of the dwelling will increase by 28.6 square metres (308 square feet). This will result in an increase of 0.8% lot coverage for the principal building (from 4.6% to 5.4%). The height will comply with height provisions for dwellings in the RLSW zone. It will be setback a minimum of 6 metres from the highwater mark of Rock Lake. It will be setback 6 metres from the flood line of Rock Lake. The applicants identified that the sewage system will need to be upgraded. The applicants consulted with their licensed sewage system installer and have applied to increase the loading area of the mantle for the existing sewage system. The increase in loading area of the mantle is located more than 6 metres from the floodplain on the subject property, as required by Quinte Conservation.
Department and Agency Comments Building Services (Sewage System Review) Building Services reviewed the proposed plans for the dwelling and the Septic Investigation sketch prepared by Groundwork Engineering Limited. They provided comments on www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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Township of South Frontenac Staff Report - MV-58-21-B (Blasko) – 1088 Storms Lane, District of Bedford
February 7, 2022. They noted and agreed with the applicant that the proposal will reduce the existing performance of the sewage system and exceeds Ontario Building Code requirements. The applicant increased the total length of the distribution pipes and increased the loading rate area (the mantle). Building has no objections to the approval of the application. Specific requirements for the design of the system will be addressed through the issuance of a permit. Quinte Conservation Quinte Conservation provided comments on June 23, 2022 which indicate that Staff have no objection to the approval of the application. Quinte Staff note that the proposed dwelling and proposed loading area for the sewage system meet Quinte Conservation’s minimum setback of 6 metres from the 1:100 year flood plain. They note that the dwelling will be moving farther from the flooding hazard than what exists today. Quinte Conservation notes that the proposed development will require a permit from their office under O. Reg. 319/09 at the time of applying for a building permit.
Public Comments None received to date.
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, is located outside of the one in one hundred year floodplain and is located further back from the highwater mark than the existing dwelling. No new hazards will be created and the existing floodplain will not be aggravated as the dwelling is setback an additional 2.5 metres than the existing dwelling from the highwater mark and an additional 5.8 metres from the floodplain. The sewage system will need to be upgraded for the proposed dwelling. Upgrading the sewage system to the appropriate size and standard may result in less impact on the water
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 133 of 218
Township of South Frontenac Staff Report - MV-58-21-B (Blasko) – 1088 Storms Lane, District of Bedford
quality of the lake and the environment. The upgraded system is fully located outside of the floodplain and is setback a minimum of 6 metres from the floodplain. The proposed variance maintains the general intent and purpose of the Official Plan, specifically the policies on limited service residential development, development within environmentally sensitive areas adjacent to a lake and policies on development near floodplains. 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. The subject property is an undersized lot of record. The proposed dwelling is replacing an existing dwelling on the same general footprint and will not be going any closer to the highwater mark than the existing dwelling. The proposed dwelling will be constructed 2.5 metres farther away from highwater mark and 5.8 metres further away from the one to one hundred year floodplain than the existing dwelling, and represents an improvement over the existing situation. The sewage system will be as far back from the highwater mark as possible. It will be setback a minimum of 6 metres from the floodplain ensuring access standards are met. The increase in the area of the dwelling by 28.6 square metres (308 square feet) would result in a 0.8% increase in lot coverage that is considered to be minimal. The building footprint is modest in size. The proposed dwelling meets the interior side yard setback and rear yard setback and is within the maximum building height allowed in the RLSW zone. 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 location of the dwelling is practical on the subject property. The proposed dwelling will be on the same general footprint as the existing dwelling where it will have minimal impact on surrounding neighbouring properties. The new dwelling has been angled so that more of the dwelling is setback further from the highwater mark and the flood plain. The re-development will allow for an upgraded sewage system to be located more than 6 metres from the floodplain resulting in less impact to water quality and the environment. Placing the building farther from the highwater mark and in the same general area as the existing dwelling will cause minimal disturbance to the natural features on the subject property. There are trees along the waterfront and around the dwelling that will screen the view of the dwelling from the lake. There are not anticipated to be any visual impacts on surrounding uses. Existing trees and other vegetation screen the property from the neighbouring dwelling that is 75 metres to the south. There is more than 100 metres of forest between the dwelling and the portion of the www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 134 of 218
Township of South Frontenac Staff Report - MV-58-21-B (Blasko) – 1088 Storms Lane, District of Bedford
property to the north that is actively used. The dwelling will be screened from the lane by the intervening garage. Vegetated shorelines are critically important in protecting water quality, habitat conditions and reducing the potential for erosion, and highlights the importance of shoreline protection particularly where water setbacks cannot be met. While the proposal will be setback further from the water, most of the property consists of a manicured lawn. The construction of the proposed dwelling may result in various removal of trees along the shoreline. It is recommended that the vegetation from the shoreline to 6 metres past the floodplain be enhanced. This buffer will help provide water quality benefits and assist in minimizing any visual impact of the development. A shoreline planting plan is recommended as a condition of approval for this application. The variance is desirable for the appropriate development of the land. 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. The proposed development will not cause any negative impacts as a result of its size and location on the subject property. The use of the property is not changing, and it is not anticipated that the new dwelling will result in any land use incompatibilities. It is recommended that the mitigation measures which will be outlined in a development agreement that is to be registered on title, such as limited vegetation removal, and the maintenance of existing vegetation between the development and the high water mark be required in order to increase runoff absorption and that measures be taken to direct runoff away from the water.
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 application MV-58-21-B, subject to the following conditions:
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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Township of South Frontenac Staff Report - MV-58-21-B (Blasko) – 1088 Storms Lane, District of Bedford
- The Minor Variance is for a dwelling with attached covered deck. The structure is permitted to establish a minimum 6 metre front yard, to be setback a minimum of 6 metres from the highwater mark, and to be setback a minimum of 6 metres from the floodline of Rock Lake. The structure is also permitted to have a maximum 5.4% lot coverage as per the Septic Investigation sketch prepared by Groundwork Engineering Limited and application updated on July 14, 2022, 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. The development agreement will include the requirement for a shoreline planting plan and the typical Township environmental standards. a. A planting plan showing existing and proposed shoreline vegetation adjacent to Rock Lake shall be provided and implemented. A Planting Plan must be provided together with the building permit application for review by Development Services Staff. The planting plan must take the form of a drawing showing where the vegetation would be improved between the shoreline and 6 metres past the floodplain in the area right in front of the house, between the lake and the house. Revegetation of the shoreline and slope must be completed to the satisfaction of Development Services Staff, before the occupancy permit is issued for the dwelling. It should be noted that this would not preclude the removal of dead or diseased trees. The applicant is encouraged to discuss this with the conservation authority and request assistance from Watersheds Canada or an ecologist.
- 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, MCIP, RPP, Planner
Reviewed By: Christine Woods, MCIP RPP, Senior Planner
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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Page 137 of 218
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Loughborough Lot Number:
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District:
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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:
Ifthe 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): _
NameofOwner(s):
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 138 of 218
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What are the existing uses of the subject land?
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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.
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Name of Road/Lane:
- Does the subject property front on a m nicipally maintained road? OR a privately maintained road? Yes No
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Area:
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:
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Depth:
Frontage (on water):
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
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Height of Building (Also Indicate If It Is one story or two story)
Dimensions of Floor Area Setback from High Water Mark (If applicable)
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14.Are any buiIding(s) or structure(s), or additions to existing buiIding(s) or structure(s). PROPOSED to be buiitonthesubject land?
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15.If the answer to item 14 is yes. for each proposed addition, building or structure indicate:
Page 139 of 218
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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended (2) Cyisi‘
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Setback from Side Lot Line Height of Building (Also Indicate it It Is one story or two story)
Dimensions of Buildinglstructure
High Water Mark (If applicable)
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 CONSTRUCTIONONLY, and NOT to the total size of the completed buiiding. 16.
Do your plans include any DEMOLITION of wasting structures?
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Page 140 of 218
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TOWNSHIPOF SOUTH FRONTENACAPPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Front Lot Line
Rear Lot Line Setback from Side Lot Line Height of Building (Atso Indicate If it is one story or two story)
Outside Dimensions of Buildinglstructune
Setback from High Water Mark (If applicable) 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. 16.
Do your piano include any DEMOLITIONof If yes , pIeeareprovide data Iis:
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6.5 Page 141 of 218
Will the addition or structure encroach on the existing septic system?
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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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Increase in living space
(c)
Yes
No
I17/Yes
Increase in plumbing fixtures
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No
Increase in number of bedrooms
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What are the uses of the proposed development?
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19.The date the subject land was acquired by the current owner:
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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
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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:
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- 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:
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Page 143 of 218
If the answer to question 25 is yes, please give the file number of the application and the status of the application.
2/No
If the answer to item 27 is yes, please give the file number of the application and the status of the application.
B/No
**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 significant
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.
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.
i)
A SKETCH must be submitted showing the following:
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).
Yes
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 144 of 218
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Signature of Appli ant or Authorized Agent
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jg»: l, OF solemnly declare that all the statements contained in this applicatio re true and 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 under oath and by virtue of the Canada Evidence Act.
THIS
DATED AT THE TOWNSHIP OF SOUTH FRONTENAC
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 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 municipalitymay, 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 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.
Attached to this application is a cheque payable to the Township of South Frontenac representing payment of the application fee.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
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June 30, 2022
CRCA File: MV/FRS/197/2022
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 S.45(2) Permission PL-ZNA-2022-0083 Lot 24 RP13R773, Concession 10; 1099 Joes Lane Storrington District, Township of South Frontenac Waterbody: Dog Lake (Rideau Canal)
The Rideau Waterway Development Review Team (RWDRT), made up of staff from Cataraqui Conservation (CRCA) and Parks Canada, has reviewed the above-noted application, and provide the following comments for the Committee of Adjustment’s consideration. The site was visited by Cataraqui Conservation staff on June 23, 2022. Summary of the Proposal The proposal involves redevelopment on the subject property including the construction of an additional 138.9 sq. m (1495 sq. ft) of indoor living space, a 36.5 sq. m (392.7sq. ft) screen porch and a 40.8 sq. m (439.5 sq. ft) garage. A 139.4 sq. m (1500 sq. ft) workshop will also be constructed along the road with a setback from the water greater than 60 metres. The existing cottage will be raised 3ft from existing height to allow for fall to septic tank and to tie in the new structures. The permission is requested to: • •
Enlarge a legal non-conforming dwelling within the 30 metre water setback Reduce the required setback from the highwater mark of a waterbody from 30 metres, as required by Section 5.8.2.a) of the Zoning By-law, to 14.4 metres to recognize the construction of additional living space and garage
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Ms. Hannah (PL-ZNA-2022-083) June 30th, 2022 Site Description The property is located on the west side of Joes Lane, off Carrying Place Road along the southeast shoreline of Dog Lake. The topography of the property can be described as rising relatively quickly from the shoreline to a plateau of land where a dwelling currently exists, and further construction is proposed. The property is designated ‘Rural’ in the Official Plan and zoned ‘Limited Service Residential – Waterfront Zone’ (RLSW) and ‘Rural Zone’ in the implementing Zoning Bylaw. Dog Lake itself is zoned ‘Environmental Protection’ (EP). Discussion The main interests of RWDRT with respect to this application are the avoidance of natural hazards (e.g. erosion) associated with the shoreline, 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. Natural Hazards – 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. The CRCA’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 site observations, the proposed development will be located outside the setback from the regulatory flood plain. The proposed new development will be well protected from flood risk due to the high shoreline slope. Natural Hazards – Erosion CRCA policy 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 7 metre high slope, the total erosion hazard limit is anticipated to be approximately 14 metres measured horizontally inland from the stable toe of slope at the shoreline. At 14.4 metres from the highwater mark and approximately 15 metres from the toe of slope, the proposed development will be located outside of the erosion hazard allowance as defined by the CRCA.
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Ms. Hannah (PL-ZNA-2022-083) June 30th, 2022 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. The shoreline slope at the subject property has a grade of approximately 46%. However, based on our review, the slope is composed of solid granite bedrock with thin soil overburden and native vegetation. The slope is therefore stable. Further, as proposed, the expanded dwelling will not encroach any closer to the top of bank than existing and access will be improved through the removal of a section of attached deck closest to the slope. The proposed location of the proposed septic system is well outside the setback. Based on the above, we have no objections with the proposal from a natural hazards perspective. We do, however, recommend that the new dwelling foundation be adequately anchored to solid bedrock. We understand this is proposed. Water Quality Section 2.2 of the Provincial Policy Statement (PPS) states 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. In accordance with CRCA’s EPP, 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, as a proposed expansion and addition to an existing dwelling on a constrained property, there are no other reasonable locations for the development to be setback further from the water. The applicant has made efforts to configure the dwelling
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Ms. Hannah (PL-ZNA-2022-083) June 30th, 2022 and structures so that they maintain the existing setback and vegetated buffer, including removal of a section of decking closest to the slope and water. It is our understanding that the development also complies with the maximum lot coverage provisions. In order to protect the water quality and ecological integrity of Dog Lake in the longterm, we recommend maintenance and enhancement of a healthy buffer of native vegetation between all buildings / structures and the water and use of runoff controls to direct stormwater from hardened surfaces away from the lake where natural infiltration can occur. Specifically, we recommend that the area to the north of the dwelling (location of gray water leaching field – to be abandoned) be restored to native vegetation (e.g. tree, shrub, and other plantings). Heritage Values of the Rideau Canal The subject property is located on Dog Lake, part of the Rideau Canal National Historic Site and UNESCO World Heritage site. The Rideau Canal National Historic Site is valued in part for its historic, ecological and visual associations with shore lands and communities along the waterway which contribute to the unique historical environment of the canal [Parks Canada, Rideau Canal Commemorative Integrity Statement, 2000]. In addition, when the Rideau Canal was inscribed on the World Heritage List in 2007, the World Heritage Committee recognized a 30-metre buffer zone surrounding the inscribed property and recommended that consideration be given to strengthening the canal’s visual protection outside the buffer zone, in order to ensure that the visual values of the setting are protected alongside environmental values. In this sector of the Canal the buffer zone extends back from the high water mark of Dog Lake. Per the Operational Guidelines for the Implementation of the World Heritage Convention, effective management of a world heritage site goes beyond the property to include any buffer zone(s), as well as the broader setting. Ways this can be achieved are through limiting development within the 30 metre buffer zone, and by designing development to be unobtrusive, visually screened and integrated within the vegetation and topography.
As presented, the replacement cottage would be located on the same footprint as the existing cottage, with new development no closer to the water than the existing structure. It is also understood that due to site constraints, it does not appear feasible to achieve a greater setback from the water. In addition, a new workshop will be set back greater than 60m from the water.
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Ms. Hannah (PL-ZNA-2022-083) June 30th, 2022 We encourage developing the property in a manner that complements the visual character of the landscape and minimizes visual impact on the protected heritage property. The use of building materials and colours that blend in with the surrounding landscape are encouraged. Earth tones and neutral colours are recommended for the finished exteriors. Reflective materials, such as galvanized and bare metals, particularly for roof coverings and support structures, are discouraged. We also recommend preservation and, where possible, enhancement of the vegetative buffer between the existing buildings and structures and the water, as well as additional plantings along the shoreline. Over the last ten years, Parks Canada has been working closely with all 13 municipalities, three counties, two conservations authorities, the province and First Nations along the Rideau Canal as part of a collaborative working group called the Rideau Corridor Landscape Strategy. One of the initiatives undertaken by this group is the Principles for Good Waterfront Development. The 10 Principles provide helpful guidance when undertaking new development/redevelopment along the historic site. Recommendation RWDRT have no objection to the approval of application PL-ZNA-2022-0083 based on our review of natural hazards, natural heritage and cultural heritage and water quality protection policies. We recommend the following conditions of approval: • •
That the dwelling be anchored to sound bedrock as a preventative measure against long-term erosion and slope stability hazards That the existing shoreline vegetative buffer be maintained, and where possible, enhanced, including restoration/re-vegetation of the cleared area north of the dwelling once the gray water leaching field is abandoned
Regulatory Requirements Please note that 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. A permit will be required for the proposed development, if approved by the Committee of Adjustment.
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Ms. Hannah (PL-ZNA-2022-083) June 30th, 2022
The Parks Canada Rideau Canal Office is an approval authority for all in-water and shoreline works along the Rideau Canal. If the landowner wishes to carry out any in-water and shoreline works, the Rideau Canal Office must be contacted. Written approval must be obtained prior to the commencement of construction. Work must adhere to the Policies for In-water and Shoreline Works and Related Activities. The Parks Canada/Rideau Canal permitting staff can be reached at on-rc-cr.permits-permis@pc.gc.ca.
If you have any questions, please contact the undersigned at 613-546-4228 ext. 258, or by e-mail at esu@crca.ca
Yours truly,
Emily Su Resource Planner
c.c.
Anna Geladi, Planner, South Frontenac Township (via e-mail) Applicant (via email)
Page 152 of 218
To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: August 11, 2022 Subject:
Permission Application (S. 45(2) of the Planning Act) 1099 Joes Lane (Harkness), District of Storrington
Summary This application is requesting permission to enlarge a legal non-conforming building within 30 metres of the highwater mark of Dog Lake. This report recommends that the Committee of Adjustment grant approval of this application for permission to enlarge a legal nonconforming building, per section 45(2) of the Planning Act, subject to conditions.
Background Official Plan Designation: Rural Zoning: Limited Service Residential Waterfront – RLSW
Relief Requested The application seeks permission to enlarge a dwelling under Section 45(2) of the Planning Act within 30 metres of the highwater mark.
Discussion/Analysis Property Description The subject property is located at 1099 Joes Lane (formerly 1077 Joes Lane). The subject property received land, through a consent application for a lot addition (S-31-21-S) in 2020. The subject property increased in size from approximately 0.32 hectares (0.8 acres) to 0.89 hectares (2.2 acres). Joes Lane is accessed from Carrying Place Road. The subject property is located on the east side, at the end of Joes Lane. The property rises steeply from Dog Lake to a flat area where development is located. The area along Dog Lake is predominantly forested. The property is developed with a dwelling and four sheds. The dwelling includes a deck that wraps along the waterfront portions of the subject property (north, south and west). www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 153 of 218
Township of South Frontenac Staff Report - 1099 Joes Lane (Harkness), District of Storrington
The dwelling including the attached deck has a footprint of approximately 222 square metres (2385 square feet) and is setback 10 metres (35 feet) from the highwater mark at its closest point. The seasonal dwelling has a height of 3.9 metres (13 feet). It is single storey.
Summary of Proposal The applicants are proposing to enlarge the dwelling on the property within 30 metres of the highwater mark of Dog Lake. The dwelling will be setback 12 metres (40 feet) from the highwater mark. The existing dwelling will be raised by 0.9 metres (3 feet). The height of the building will increase from 13 feet to 20 feet. The dwelling will increase in area by 252 square metres (2715 square feet). This addition includes 138.9 square metres (1495 square feet) of indoor living space, a 41 square metre (441 square foot) attached garage, a 35.6 square metre (384 square foot) screened in porch. The total footprint of the dwelling, decks and attached garage will be 473.8 square metres (5100 square feet). The applicants have indicated that the new foundation will be either a crawl space or slab on grade. There will be no basement. The applicants also intend to build a workshop which will be located where the property meets Joes Lane, outside of the 30 metre setback from the highwater mark. The applicants are also proposing to add another shed and a sleeping cabin. They would also be setback more than 30 metres from the highwater mark. These building will meet all other applicable setbacks for accessory structures. The total lot coverage for accessory structures on the property would be 2%. The applicants recently applied to have a Class 4 Sewage System on the property. It is located to the south - east of the proposed dwelling. The applicants also recently drilled a well on the property.
Department and Agency Comments Building Services (Sewage System Review) Building Services provided comments on July 6, 2022 which noted that a sewage system application has been submitted and the proposed location and design for the sewage system is able to serve the proposed addition and renovation to the dwelling. Building Services has no objection to the application.
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 154 of 218
Township of South Frontenac Staff Report - 1099 Joes Lane (Harkness), District of Storrington
Rideau Waterway Development Review Team (RWDRT) Comments received from RWDRT in a letter dated June 30, 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 provide the following recommendations: that the dwelling be anchored to sound bedrock as a preventative measure against long-term erosion and slope stability hazards; that the existing shoreline vegetative buffer be maintained, and where possible, enhanced, including restoration/re-vegetation of the cleared area north of the dwelling. RWDRT noted that the proposed development will be well protected from flood risk due to the high elevation of the shoreline. RWDRT calculated that the shoreline erosion hazard limit extends approximately 14 metres inland from the stable tope of slope at the shoreline. RWDRT noted that the applicant was conservative with their measurements from the highwater mark due to the challenging topography. RWDRT noted that the existing dwelling is setback approximately 14.4 metres (47 feet). This means that the dwelling is located outside of any erosion hazards. RWDRT indicated that the applicant has made reasonable efforts to configure the dwelling so that it maintains the existing setback and vegetated buffer, including removing the deck that is closest to the water. The applicant also moved the sheds located within 30 metres of the highwater mark to a location that is outside of the 30 metre setback. The development also complies with lot coverage. Lastly, RWDRT note that any additions to the cottage would not be located closer than existing. They encourage developing the property in a manner that complements the visual character of the landscape and minimizes visual impact on the protected heritage property which is located in the sector of the Rideau Canal. 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
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 155 of 218
Township of South Frontenac Staff Report - 1099 Joes Lane (Harkness), District of Storrington
To date, no comments have been received from the public.
Planning Analysis Section 5.10.2 of Zoning By-law No. 2003-75 states that existing buildings with less than the minimum 30 metre setback from the highwater mark of a waterbody may be repaired, renovated or strengthened to a safe condition provided there is no enlargement of the gross floor area or increase in height. This provision does not allow the enlargement of these existing buildings within 30 metres. This makes them non-conforming buildings. The existing dwelling is a legal non-conforming use because it was in existence prior to 2003 (in 1966 according to the application), and because it is setback 10 metres from the highwater mark at its closest point. Permission is required to make changes to legal non-conforming buildings. This application is seeking permission to increase the gross floor area and the height of the dwelling. 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. The proposal is to increase the gross floor area of the dwelling to add living space, a screened in porch, a deck, and a garage. The building height will increase from 13 feet to 20 feet to accommodate a higher roof line. The applicant is removing the deck on the north of the existing cottage to increase the setback from the highwater mark for the enlarged dwelling. The proposed addition is located further from the highwater mark than the closest point of the existing dwelling. Most of the addition will be at least 30 metres from the highwater mark of Dog Lake. The enlarged dwelling maximizes the setback from the highwater mark to Dog Lake. It would be located beyond the limit of flooding and erosion hazards. By locating additions to the existing dwelling in an already disturbed area, the proposal is designed to preserve as much as possible the site’s physical attributes and cause minimal disturbance. The existing dwelling is compatible with the established built form and character of the surrounding properties. The steep shoreline and the existing trees along the shoreline will continue to screen the dwelling when viewed from the lake. The dwelling will not be visible to the property to the north because of the intervening garage located on that property. There is sufficient open space and a buffer of trees to provide buffering from neighbours to the south and the east. The applicant has indicated that they intend to make 1099 Joes Lane their permanent residence. They are proposing to enlarge the dwelling in order to allow them to live full-time in South Frontenac. The property’s use will change from seasonal use to a more permanent use. A permanent dwelling is a permitted use in the RLSW zone. The establishment of a permanent residence instead of a seasonal residence is not anticipated to cause any additional disturbance on the property.
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Township of South Frontenac Staff Report - 1099 Joes Lane (Harkness), District of Storrington
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.
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 application PL-ZNA-2022-0083, subject to the following conditions:
- Permission is granted to enlarge the legal non-conforming dwelling on the subject property as per the drawing submitted with PL-ZNA-2022-0083, received on June 20, 2022, 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 prior to the issuance of a building permit: a. The use of appropriate erosion control measures (e.g. silt fence, straw bales) during construction and until the site is stable and revegetated. b. The removal of any excavated materials from the site so that it is not used as fill within 30 metres of the Lake. c. Roof runoff will be directed away from the shoreline of the Lake 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. d. Re-establishing a natural vegetated buffer following construction of the sewage system and dwelling, especially at the shoreline, and maintaining the buffer in a natural state.
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Page 157 of 218
Township of South Frontenac Staff Report - 1099 Joes Lane (Harkness), District of Storrington
- 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, MCIP, RPP, Planner
Reviewed By: Christine Woods, MCIP RPP, Senior Planner
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Updated January, 2021
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE OR PERMISSION
provided the Committee
is of the opinion
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
Cataraqui Region Conservation
Authority
Township of South Frontenac Minor Variance Only Minor Variance WITHPerformance Review Minor Variance in combination with a new Class 2, 3, 4, or 5 sewage system other than a Class A system
$420.00
$72000 $1’183'0O
$463-‘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).
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 cheque made payable to the Township of South Frontenac.
Application Requirements
’
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
The Committee may vary Zoning By-law provisions 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.
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Page 160 of 218
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., KOH 2T0, Phone 376-3027 eXt.2224).
- Collection of Personal
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 Any important that the sketch be drawn with accurate dimensions and measurements. 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 ITEM CAREFULLY
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
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The description of the subject land:
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Email Address of Authorized Agent.
Phone number of Authorized Agent: _
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Full Mailing Address
Name of Authorized Agent:
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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): _
Fulljlllajling Address of Owner(s):
_
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Name ofOwner(s):
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Page 161 of 218
Page 162 of 218
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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.
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Name of Road/Lane:
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The reason why the proposed use cannot comply with the provisions of the Zoning By-law:
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The nature and extent of the relief from the Zoning By-law:
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The current zoning of the subject |and:_
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Frontage (on road/lane):
Does the subject property front on a municipally maintained road? J] No OR a privately maintained road?
Depth:
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Frontage (on water):
a
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 163 of 218
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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?
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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
Setback from Front Lot Line
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Type of Structure (E.g. residence)
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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 164 of 218
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- 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.
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Do your plans include any DEMOLITION of existing structures?
NOTES:
Setback from High Water Mark (If applicable)
BuiIdinQlStructure
Outside Dimensions
(Also indicate if it is one story or two story)
Height of Building
Setback from Side Lot Line
Setback from Rear Lot Line
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 165 of 218
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?
E Yes
D Yes
3 Yes
7 Yes
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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:
NO
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:
/56
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:
1‘Z60.
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 166 of 218
XNO
**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 significant importance and should be prepared as carefully, neatly and accurately as possible.
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.
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:
i)
If the answer to item 27 is yes, please give the file number of the application and the status of the application.
E 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).
If the answer to question 25 is yes, please give the file number of the application and the status of the application.
E5Yes
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 167 of 218
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 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 Counci|’s decision to support the application.
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.
Attached to this application is a cheque payable to the Township of South Frontenac representing payment of the application fee.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 168 of 218
17
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.. Signature of Applicant or Authorized Agent
I, O I ’ OF <_A,o»f‘[°°C3~7L Ar: solemnly declare th t all the st ments contained in this application are true and I make this solemn declaration conscien ously bel ving it to be true and knowing that it is of the same force and effect as if made under oath and by virtue of the Canada Evidence Act.
THIS
DATED AT THE TOWNSHIP OF SOUTH FRONTENAC
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 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 Counci|’s decision to support the application.
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.
Attached to this application is a cheque payable to the Township of South Frontenac representing payment of the application fee.
AGREEMENT TO INDEMNIFY
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 169 of 218
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.
—
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.
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.
Frontage, depth, area, acres: All parts of this question must be completed.
—
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 O10, 020 or 030, your district is Bedford; if the numbers are O40-O50, 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.
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.
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.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 170 of 218
on the property now, the answer to this
- Length of existing uses: For example, has the land been used for residential purposes for 30
20)Date of existing buildings: If you are not sure, provide your best estimate.
19)Date land acquired: When did you take possession of the property?
—
18)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.
17)Raising of Structure: In other words, are you proposing to raise the building in order to construct a basement under it.
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 cant actually do it because you have not made it clear that there is demolition involved.
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.
—
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.
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”
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.
Buildings: If there are ANY buildings or structures question is “yes”.
Existing Uses: e.g. residential, retail business, vacant recreational land
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 171 of 218
—
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.
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.
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.
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 is a current application for severance or subdivision on the property, please indicate the file number. (Staff can help provide this information)
Application for consent: is there currently an application for consent (severance) being proposed for the property?
Drainage: Are there specific ditches that have been constructed to deal with drainage; is there natural drainage, etc.?
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
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493B ANDERSON RD N. Legend Subject Property Assessment Parcel Township Boundary 493B ANDERSON RD N
BEDFORD CON 1 PT LOTS 26 AND 27 CON 2 PT LOTS 27 TO 30 CON 3 PT LOTS 30 TO 33
Lake Trout Lake - At Capacity Lake Trout Lake - Not at Capacity Non-Lake Trout Lake - At Capacity Wooded Area BEDFORD CON 3 PT LOT 32
Waterbody Provincially Significant Wetland Wetland Road
BEDFORD CON 2 LOT 32
Produced by the Township of South Frontenac under license with the Ontario Ministry of Natural Resources © Queen’s Printer for Ontario, 2020.
Page 172 of 218
877 ANDERSON RD N
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: 1:7,000 493A ANDERSON RD N
ANDERSON RD N
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250 m
UTM Zone 18 NAD 83
Date: 2022-07-21
Page 173 of 218
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DESIGN AND CONSTRUCTIONOF ALL WORK ON THIS PROJECT SHALL CONFORM TO LATEST EDITIONS OF THE FOLLOWING: NATIONAL BUILDINGCODE ONTARIO BUILDINGCODE NATIONAL FARM BUILDINGCODE LOCAL REGULATIONS OHSA REGULATIONS DRAWINGS ARE NOT TO BE SCALED. THE ENGINEER SHALL BE GIVEN 48 HR MINNOTICE (AT 519-267-6789) BY THE CONTRACTOR FOR REQUIRED INSPECTIONS OF THE FOUNDATION. REINFORCINGSTEEL PLACEMENTAND FRAMING.IN ACCORDANCE WITH OBC DIV. C 1.2.2. ENGINEER SHALLBE CONTACTED PRIOR TO ALL CONCRETE POURS AND PRIOR TO INSTALLATIONOF INTERIOR FINISHED AND CLADDING. THE CONTRACTOR SHALLBE RESPONSIBLE TO VERIFY ALLSITE CONDITIONSAND MEASUREMENTSAND REPORT ANY DISCREPANCIESOR UNSATISFACTORYCONDITIONSIMMEDIATELY TO THE ENGINEER. WHICH MAY ADVERSELYAFFECT THE PROPER COMPLETIONOF THE JOB BEFORE PROCEEDING WITH THE WORK. NO CHANGES SHALLBE MADE WITHOUT THE ENGINEER‘SAPPROVAL. CONTRACTOR SHALL MAKEADEQUATE PROVISIONS FOR TEMPORARY BRACINGAND SHORING. CONSTRUCTIONLOADS SHALL NOT EXCEED THE DESIGN LOADS NOTED ON DRAWINGS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR ENSURING THAT ALL WORK AND CONSTRUCTIONMEETS CURRENT FEDERAL. PROVINCIAL, COUNTY AND LOCAL CODES.ORDINANCESAND REGULATIONS. ETC. THESE CODES ARE TO BE CONSIDEREDAS PART OF THE SPECIFICATIONSFOR THIS BUILDINGAND SHOULD BE ADHERED TO EVEN IF THEY ARE IN VARIANCE WITH THE PLAN. THE INFORMATIONON THIS SET OF CONSTRUCTIONDOCUMENTSIS RELATED TO BASIC DESIGN INTENTAND FRAMING DETAILS.THEY ARE INTENDEDAS A CONSTRUCTIONAID.NOT A SUBSTITUTE FOR GENERALLYACCEPTED GOOD BUILDINGPRACTICE. THE GENERALCONTRACTOR IS RESPONSIBLE FOR PROVIDINGSTANDARD CONSTRUCTIONDETAILSAND PROCEDURES TO ENSURE A PROFESSIONALLY FINISHED. STRUCTURALLYSOUND AND WEATHERPROOF COMPLETED PRODUCT. THE DESIGNER HAS NOT BEEN ENGAGED FOR CONSTRUCTION SUPERVISION AND ASSUMES NO RESPONSIBILITYFOR CONSTRUCTION COORDINATINGWITH THESE PLANS.NOR RESPONSIBILITYFOR CONSTRUCTION MEANS.METHODS. TECHNIQUES.SEQUENCES, OR PROCEDURES.OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK. SUBMIT SHOP DRAWINGS PRIOR TO FABRICATION FOR THE FOLLOWING (IF SPECIFIED ON THE DRAWINGS HEREIN): WOOD ROOF TRUSSES (CERTIFIED BY P.ENG)
DESIGN LOADS UNFACTORED UNLESS NOTED OTHERWISE.
=
0.32 kPa
MAXIMUMTRAVEL DISTANCETO AN EXITSHALLNOT EXCEED 45m (147 ft). IN ACCORDANCE WITH ARTICLE 3.2.1.4 (1) OR N.F.B.C. EXITS MUST BE ACCESSIBLE AT ALL TIMES AND BE CLEARLY VISIBLEAND MARKED. N.F.B.C. 3.2.1.1. EVERY FARM BUILDINGOF LOW HUMAN OCCUPANCY SHALL BE SERVED BY AT LEAST 2 EXITS. SPACED REMOTELY FROM EACH OTHER AT OPPOSITE ENDS OF THE BUILDING. N.F.B.C. 3.2.1.2. FARM BUILDINGSOF LOW HUMAN OCCUPANCY NOT MORE THEN 200M’ (2.152.85FT‘) IN FLOOR AREA AND FARM BUILDINGSSTORING BULKCROPS OF LOW COMBUSTIBILITY. MAY BE SERVED BY ONE EXIT. VERIFY THAT THE STRUCTURE IS NOT WITHIN 96’-5" OF A PROPERTY LINE. PUBLICTHROUGHFARE OR A DWELLINGLOCATED ON THE PROPERTY. CONTACT THE PROJECT ENGINEER IF THESE REQUIREMENTS CANNOT BE MET. PROVIDE ATTIC FIRE STOPS AS REQ’D BY OBC. 1/2" OSB SECURED TO TRUSS OR 2x3 FRAMINGAS REQUIRED (AS PER OBC). ALL JOINTS SHALL HAVE CONTINUOUSSUPPORT. NO DIMENSIONIN COMPARTMENT SHALL EXCEED 98’-5". FIRE STOP NOT TO INTERFERE WITH ROOF VENTILATION. = 2,000 ft2 PROPOSED 1 STOREY BUILDING: MAINFLOOR (NO FIRE SEPARATIONS REQ’D) EXISTINGFLOOR = 00 ft2 = 2,000 ft? TOTAL
FARM BUILDING CODE NOTES
THIS BUILDING IS DESIGNED FOR AS A FARM BUILDINGOF LOW HUMAN OCCUPANCY AS PER 3.1.1.1.I1) OF THE N.F.B.C_._[1995).
ROOF DESIGN LOADS = 0.40 kPa (NO CEILING) DEAD LOAD SNOW LOAD (4/12 PITCH.SLIPPERY ROOF, NON-SOLAR) = 1.43 kPa (BALANCED) = 1.67 kPa (UNBALANCED)
q(1l10)
CLIMATICDESIGN DATA (PERTH) = 2.30 kPa Ss = 0.40 kPa Sr
DESIGN LOADS
GENERAL NOTES
Page 174 of 218 LOCATION EXTERIOR UNREINF. SLABS ON GRADE.CURBS EXTERIOR WALLS. COLUMNS AND PIERS. INTERIORFLOOR SLABS.INTERIOR PIERS AND FOUNDATIONSWALLS NOT EXPOSED TO FREEZEITHAW. FOOTINGS.
CLASS STRENGTH W/C RATIO AIR ENTRAINMENT CHLORIDE ION C-2 32 MPa 0.45 5% TO 8% <1500 COULOMBSAT 56 DAYS F—2 25 MPa 0.55 5% TO 8% 25 MPa N-1 0.55 20 MPa N-2 ‘ADJUST AIR ENTRAINMENTPERCENTAGE FOR AGGREGATE SIZE BASED ON A23.1-04 TABLE 4.
CLASSES OF CONCRETE SHALL HAVE THE FOLLOWINGMIXREQUIREMENTS:
N-2
CIASS OF CONCRETE C-2 F-2 N-1
ALL REINFORCEDCONCRETE ELEMENTS ARE DESIGNED USING THE LIMITSTATES DESIGN METHOD INACCORDANCE WITH CAN/CSA~A23.3. CONCRETE WORK SHALLCONFORM TO CAN/CSA-23.1.2.3 FOR MATERIALSAND WORKMANSHIP. CLASSES OF CONCRETE SHALL BE PLACED IN THE LOCATIONSNOTED:
.5’.‘’‘
9°!“
CONCRETE DESIGN IS BASED ON THE ABOVE MIXREQUIREMENTS. PHYSICAL PROPERTIES (SLUMP. AGGREGATE SIZE, ETC.) TO SUIT INSTALLATION(BY OTHERS) AND SHALL NOT AFFECT REQUIREMENTS SPECIFIED. CALCIUMCHLORIDEOR ANY ADMIXTUREFORMULATIONCONTAININGCHLORIDESHALLNOT BE USED IN CONCRETE CONTAININGREINFORCEMENT. OR IN CONCRETE CLASSIFICATIONSS-1. S-2 OR C-1, C-2. OR FOR PARKING STRUCTURES.FLOORS RECEIVINGDRY-SHAKE METALLICHARDENERS. OR CONCRETE CONTAININGEMBEDDED ALUMINUM.USE ONLY IN DOSAGES LESS THAN 2% BY WEIGHT OF CEMENT. 6. FINISH EXPOSED CONCRETE WORK AS PER ARCHITECTURALDRAWINGS OR PER OWNER. 7. SLUMP OF CONCRETE TO BE 80mm 130mm (3-5/32" .4.-1-3/16")PRIOR TO SUPER PLASTICIZERSBEING ADDED. 8. USE HIGH FREQUENCY VIBRATIONTO PLACE ALL CONCRETE.EXCEPT FOR CONCRETE SLABS 150mm (6") OR LESS. 9. ALL CONCRETE FORMS ARE TO BE WET THOROUGHLY PRIOR TO PLACING CONCRETE. 10. DO NOT ADD WATER TO CONCRETE ON SITE. 11. ENSURE THAT FORMS.REINFORCINGSTEEL AND ADJACENT CONCRETE SURFACES ARE ENTIRELY FREE OF FROST. SNOW & ICE ANDTHE TEMPERATURE OF THESE MATERIALSARE ABOVE 5°C (32°F) BEFORE PLACING CONCRETE. 12. ALL CONCRETE SHALL BE KEPT MOIST DURINGTHE FIRST THREE DAYS OF CURING. 13. TAKE ADEQUATE MEASURES TO PROTECT THE CONCRETE FROM EXPOSURE TO FREEZING TEMPERATURES FOR AT LEAST SEVEN DAYS AFTER CONCRETE PLACEMENT. COLD WEATHER PROTECTION IS REQUIRED FOR ALL CONCRETE PLACED WHERE IT IS FORECASTED THAT THE TEMPERATURE WILL DROP BELOW 5°C (32°F) WITHIN24 HOURS OF PLACEMENT. PROTECTION PROVIDED.INCLUDINGINSULATEDTRAPS, POLY COVERED STRAW.SUPPLEMENTAL HEAT AND/OR CHEMICALADMIXTURESIS TO BE SUFFICIENTTO MAINTAINA MINIMUMCURINGTEMPERATURE OF 10°C (41°F) FOR 3 DAYS. 14. HORIZONTALCONSTRUCTIONJOINTS SHALLNOT OCCUR IN CONCRETE WALLS UNLESS APPROVED BY THE ENGINEER. 15. GO IS RESPONSIBLE TO COORDINATE ALL REQUIREMENTS FOR MECHANICALBASES.PITS.SUMPS, TRENCHES 8SLOPE OF SLABS.NOT SHOWN ON STRUCTURALDRAWINGS. GC/OWNER IS RESPONSIBLE TO ENSURE APPROPRIATE DRAINAGEFOR INTERIORAND EXTERIOR FLOORS. 16. LOCATE ALLPIERS AND FOOTINGS CONCENTRIC UNDER COLUMNSAND WALLS (TYP. U.N.O.). 17. SAW CUT SLAB TO A DEPTH OF 1/4 SLAB THICKNESS. EVENLY SPACE SAW CUTS @ 30 TIMES SLAB DEPTH & SAW CUT SLABS ALONG COLUMNLINES AND BETTNEEN COLUMN LINES. (CUT WITHIN24 HRS OF SLAB PLACEMENT) 18. CAULKAT SAW CUTTINGLINES WITH APPROVED FLEXIBLECAULKINGMATERIAL. 19. SEAL ALL SAWCUT CONTROL JOINTS WITH VEHICLES TRAFFIC GRADE JOINT SEALANT. 20. PROVIDE V-NOTCH CONTROL JOINTS AT MAXIMUMSPACING OF 24 TIMES THE WALL THICKNESS, IN BOTH SIDES OF ALL WALLS. CUT 50% OF THE HORIZONTALREINFORCEMENTAT CONTROL JOINT LOCATIONS. 4.
CONCRETE
ALL BEARINGPRESSURES HAVE BEEN ASSUMED AND MUST BE VERIFIEDON SITE BY A QUALIFIED GEO-TECHNICAL PRIOR TO CONSTRUCTION. ENGINEER. FOUNDATIONSARE TO BEAR DIRECTLYON UNDISTURBED SOIL OR COMPACTED FILLWITH A MINIMUMBEARING CAPACITYOF 150 kPa (3.000psf) SLS AND 225 kPa (4,500psf) ULS. SLABS ON GRADE SHALLBEAR ON MATERIALSSUITABLEFOR 150 kPa (3,000psf) BEARINGPRESSURES WITHOUT SETTLEMENTRELATIVETO THE BUILDINGFOUNDATIONS. SHOULD UNUSUALLYSOFT SOILS BE ENCOUNTERED DURING EXCAVATION, NOTIFYSTAMPING ENGINEER BEFORE PROCEEDING WITH CONSTRUCTION. CONTRACTOR MUST NOTIFY THE ENGINEER OF ANY CONCERNS INCLUDING. BUT NOT LIMITEDTO. BEARING CAPACITY. SLOPE.STABILITY, GROUNDWATER AND DRAINAGE. SOFT AREAS UNCOVERED DURINGEXCAVATIONSHALL BE SUB-EXCAVATED TO SOUND MATERIALAND FILLEDWITH CLEAN, FREE DRAINEDGRANULARSOIL COMPACTEDTO 100% STANDARD PROCTOR DRY DENSITY (SPDD). PLACED UNDER THE DIRECTIONAND SUPERVISIONOF A QUALIFIED GEO-TECHNICALENGINEER. COMPACTED FILL BENEATH FOOTINGS AND FLOOR SLABS SHALLBE COMPACTED IN MAXIMUM150mm (6" LAYERS). SOIL BEARINGCAPACITY.SITE CLASS.AND SOIL COEFFICIENTSSHOWN ON THE DRAWINGS (Ka, Kp. DENSITY.ETC.) SPECIFIED MUST BE VERIFIEDBY A GEOTECHNICALENGINEER PRIOR TO THE PLACINGOF FOUNDATIONS.AND NONCONFORMANCEWITH THE SPECIFIED MINIMUMCAPACITIES MUST BE IMMEDIATELYREPORTED TO THE STRUCTURAL ENGINEER. 7. REMOVE ALL TOPSOIL AND DELETERIOUSMATERIALFROM BELOW THE BUILDING. 8. PLACE ALL FOOTINGS EXPOSED TO FREEZING WEATHER MINIMUM1200mm (4’-0") BELOW GRADE UNLESS OTHERWISE PROTECTED. PROTECT SOIL BELOW AND ADJACENT TO ALL FOOTINGS FROM FREEZING DURING CONSTRUCTION. 9. DO NOT EXCEEDA RISE OF 7 AND A RUN OF 10 IN THE LINEOF SLOPE BETWEEN THE ADJACENT FOOTING EXCAVATIONSOR ALONG STEPPED FOOTINGS. USE STEPS NOT EXCEEDING600mm (24") IN HEIGHT AND NOT LESS THAN 1200mm (48") IN LENGTH. 10. MAINTAINUNSUPPORTED SIDES OF EXCAVATIONIN ACCORDANCEWITH THE SOIL ENGINEERS RECOMMENDATIONS.IF REQUIRED.ERECT, MAINTAIN. AND REMOVE A SUPPORTING SHORING SYSTEM ALONG THE SIDES OF THE EXCAVATION. DESIGNED BY A PROFESSIONAL ENGINEER. IN ACCORDANCEWITH THE SOILS REPORT AND OHSA. 11. NECESSARY PRECAUTIONSSHALL BE TAKEN TO ENSURE EXISTINGFOOTINGS ARE NOT DISTURBED OR UNDERMINED DURING CONSTRUCTION. 12. SHOULDANY SOURCE OF WATER BE ENCOUNTERED DURING OR AFTER EXCAVATION, PROVIDE DEWATERING FACILITIESTO REMOVEAND MAINTAIN WATER LEVELS BELOW THE FOOTING. 13. SLOPE GRADE TO DRAINAWAY FROM BUILDINGAS INDICATEDON THE DRAWINGS. 14. SLAB ON GRADE SHALLBEAR ON MIN. 6" GRANULAR‘A’ FILL (COMPACTED TO 98% SPDD) ON ORIGINALSUBGRADE (TYP. U.N.O..REFER TO GEO-TECHNICALREPORT.IF AVAILABLE). 15. BACKFILLSHALL BE FREE DRAININGCLEAN GRANULARFILL. DO NOT USE FROZEN MATERIALCONTAININGICE OR SNOW. DO NOT PLACE CONCRETE ON FROZEN SUBGRADE OR ON SUBGRADE CONTAININGFROZEN MATERIAL. 16. BACKFILLAGAINST FOUNDATIONWALLS IN SUCH A MANNERTHAT THE LEVEL OF BACKFILLING ON ONE SIDE OF THE WALL IS NEVER MORE THAN 500mm (20") HIGHER THAN THE LEVELON THE LOWER SIDE OF THE WALL EXCEPT WHERE TEMPORARY SUPPORT FOR THE WALL IS PROVIDED OR THE WALLS ARE DESIGNED FOR SUCH UNEVEN PRESSURES. 17. CUT AND CAP OR REROUTE ALL FIELDTILES FOUND DURING EXCAVATINGAS PER THE DIRECTIONOF A DRAINAGE DESIGNER. TILES MUST NOT BE ALLOWED TO COLLECTWATER NEAR FOUNDATION.
FOUNDATIONS I EXCAVATION
ALL STEEL SHALL AND THE ONTARI O ALLSTRUCTURAL APPROVAL OF TH EC DO NOT CUT OR FROM DESIGN ENO GIR FIELDVERIFY ALL NEE ALLROLLED STRU ER. CTUR EXCEPT WIDE FL AN ALLHOLLOWAL STE GE EL C ALL COLD FORM H ALL CONNECTION A S WELDING SHALLC FABRICATOR APPN ROV SPECIFICATION WN E ED47. ALL WELDS SHAL L 1.L MINIMUMTHICKN ESS WES 11. ALLEXPOSED LDS 12. CONNECTIONBOL TSA ALLHOLE SIZES 14. ALL BOLTED CONR E NECT 15. PROVIDE SUFFICI IONS ENT BUCKLING. SUFFIC IENT A. DROPPED STE EL HILTIX-U FAST ENE NAILSFROM E RS A B. FLUSH STEEL C WITH 13mm (1/ H 2") TOP AND BOT TOM BLOCKING CO NN 16. ALL STEEL COLUM EC ON GRADE,NS (2) 13m TIO m ALL COLUMNSDO N. (TYP. U.N.O.). WN 17. ALL STRUCTURAL
WOOD FRAMING O86. 2. SAWN LUMBERS H 3. PREFABRICATED A WOOD DESIGN M L TRUSS PLATA L N ESFOR LUMBER U TRUSSES SH A AL PROVIDE DR L L. OPP ALL TRUSS B EDR OF THE TRUS S A THAT REOUIR CI E UPLIFTCLIPS N TRUSS SHOP REOUIREDAG DRAWINGSNA DN ALL WOOD SHAL D L WO ALLEXPOSED OD BE MIN CSA UC4.2 ALL FASTENERS I NAILSSHALL CON STUD WALLS FOR SHA LL WITHIN 6" OF M END STUDS SHALLSBE WIND-BRACINGS H ELEVATION DETAI LS. A 11. WINDOW SUPPLIE L RS STRUCTURAL STEEL L
°
ALL REBAR SHA OF 400 MPa.LL REINFORCING S T BEND DIAMETE E RS SHAL ALLREBAR E L STEEL MANUAL L ALL REINFORCIN G RELEASE FORM MAINTAINTHE F 40mm (1.5")OF L 50mm (2") FO 65mm (2.5")RLF O 75mm (3") FO W REINFORCINGRST IN CONCRETE. REIN E G E PLASTICOR FOR WIR CIN E L. WHERE STEEL M G CE INSTALLWITH HS MINIMUMBAR LA H 225mm (9")PAI F O 450mm (18")RS 600mm (24")R 750mm (30") 1200mm (48") 1400mm (56") 9. LAP ALL HORIZO NTAL I REQUIREMENTS 10. FOR UNREINFOR CED 300m EXTENDING m LUMBER! FRAMING
REINFORCING STEEL
Page 175 of 218
TRUSS BRACING
ANCHOR 2x4 DIAGONAL"X"ON OPPOSITE SIDE OF WEB WITH (2) 3-1/2" NAILS @ EACH TRUSS
2x4 DIAGONAL"X"BRACE ON OPPOSITE SIDE OF TRUSS AT ENDWALLS & WHERE SPECIFIED ELSEWHERE
STRAPPING OR SHEATHING ON ROOF DECK SPACED AS SPECIFIED BY TRUSS ENGINEER (2x4 LUMBER)
\
4(
N.T.S.
ANCHOR DIAGONALBRACE TO STRUT @ BOTH ENDS WITH (4) 3-1/2" NAILS
K
2x4 STRUT x 520" LONG @ TOP & BOTTOMWITH (2) 3-1/2" NAILS @ EACH TRUSS WEB MEMBER
TOE NAILTRUSSES TO TOP PLATE w/ (4) 3" NAILSPER TRUSS INADDITIONTO UPLIFT CLIPS (TYP. U.N.0.)
EXTERIOR WALL, PER PLAN. (TYP.)
2x4 STRAPPING ON FACE OF GABLE END TRUSS
PER PLAN.
\
CLADDING.
2x6 LADDER FRAMING @ 16" 0.c.
WHERE OVERHANG EXCEEDS 1’—4"(DROP END TRUSS 5.5" AND PROVIDE 2x6 OVERHANG FRAMINGCANTILEVERED.
:r’
TRUSS BOTTOM CHORD
MEMBER
TRUSS WEB
2x4 STRUT x 5’-0" LONG @ TOP & BOTTOM WITH (2) 3-1/2" NAILS @ EACH TRUSS WEB MEMBER
—
TRUSS TOP CHORD
ANCHOR 2x4 DIAGONALBRACE TO LATERAL WITH (4) 3-1/2" NAILS @ INTERSECTIONOF TRUSS WEB & TRUSS LATERAL
SPACINGAS SPECIFIED BY BRACE DESIGNER 4942" MAXIMUM
UPLIFTCLIPS TO BE PROVIDED PER TRUSS MANUFACTURERI ENGINEER DESIGN.
WOOD STUD WALL. SEE PLAN.
ALIGNTRUSSES wl STUD BELOW (TYP. U.N.0.)
PRE-ENGINEERED TRUSSES @ SPACING PER PLAN (DESIGNED BY OTHERS) SUBMITP.ENG. STAMPED SHOP DRAWINGS FOR REVIEW. (TYP. U.N.O.)
I
BUTT 2x4 LATERALS @ ALL SPLICE LOCATIONS. ENSURE BUTT JOINT IS TIGHT 8: CENTERED ON TRUSS WEB.
'
%
FASTEN GABLE END TRUSS TO TOP PLATE w/ 3-1/2" NAILS @ 10" o.c. OR FASTEN GABLE END TRUSS TO EACH THROUGH STUD w/ (3) 3-1/2" NAILS. OR “"’POST WALLS ONLY FASTEN GABLE END TRUSS TO POSTS WI (6) 4" NAILS.
I
I
2X4 @ B‘-0"o.c. (MAX )
(5) 3" ARDOX NAILS EACH END. TYP.
2X4 BLOCKINGNAILED TO STRAPPING.
_
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/
'
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/
,4—
8,0.
B._O..
8.4,.
1/8.. = 1._D..
8.0..
CONTINUOUS2x6 BRACING—>
FASTENED DIRECTLYTo
TOP SIDE OF TRUSS
BOTTOM CHORD. (TYP.)
\
I’ (2)‘3x'12 c§<”
50‘-0” 8.4,.
8.0..
8.0..
FASTEN GABLE END TRUSS TO POSTS w/ (6) 4" NAILS. (TYP. BOTH GABLE ENDS)
8.4,.
1’-61/2"-/
I‘ *
I
1‘-6 1I2"\
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Page 176 of 218 ROOF FRAMINGA S
N O 1. T ES :
C F 1 C
NOTES: POSTS EXP OSE POSTS BUR D IED
C2
C1
MARK
DE 6" COMPACTED G R A N UL A R
TYPICAL SLAB ON GRA
'
'
TYPICAL ROOF CONST RUCTI 29 Ga. STEEL ROO ON: FING @ 2x4 STRAPPING
55
PREFIN. METAL FASCIA, EAVESTROUGH & VENTED SOFFIT. (PER OWNER).
NORTH ELEVATION
(2)-PLY 2x6 BRACING EACH DIRECTION, (SEE TYP. DETAIL)
Page 177 of 218 1/8.. = 1._0..
"
I
5
‘ii?
I
SOUTH ELEVATION
2x6 BRACINGEACH DIRECTION, (SEE TYP. DETAIL)
12’-6"
U/S T Uss
PREFIN. METAL FASCIA. EAVESTROUGH & VENTED SOFFIT. (PER OWNER).
LADDI: i;= 5
‘E I
.
‘I METAL ROOFING
:; <PERowNE_R)
F_|N
;
PREFIN.
1/8"=1’~o"
II/ IET NE AL R)
(PER OW
PREFIN.
‘
TIO FLOOR
GRADE
EAST ELEVATION
I
TIO FDN.
<9
Page 178 of 218 10’-0" x 12’-0"
1/8.. = 1._0..
GRADE
WEST ELEVATION
TIO FLOOR
TIO FDNA
(2)-PLY 2x6 BRACING EACH DIRECTION, (SEE TYP. DETAIL)
1216’
UIS TRUSS
49
PREFIN. METAL FASCIA, EAVESTROUGH & VENTED SOFFIT. (PER OWNER).
1/8.. = 1._0..
D»
$0 FLOOR
TIO FDN.
1245’
u/s TRUSS
ZIII
'
TYPICAL SLAB ON GRADE CONSTRUCTION: 6" COMPACTED GRANULAR’A’ FILL
III
III
III
III
III
III
\
III
\
III
/
III
/
TRUSS (NOTIAS SHOWN). SUBMIT P.ENG. STAMPED SHOP DRAWINGS FOR REVIEW.
®
III
III
III
III
III
III
TRUSS UP TRUSSIFT M A N UF .
29 Ga. PREFIN. METAL CLADDING 2x4 STRAPPING @ 24" o.c. POSTS AS PER PLANS
ITYP.U.N.O.I:
EXTERIOR WALL CONSTRUCTION
1/4" = 1‘—O"
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIE
III
4@
II
29 Ga. STEEL ROOFING 2x4 STRAPPING @ 24’‘ ac. ROOF FRAMINGAS PER PLANS
THROUGH WIDTH
SECTION
I
I I
III
I
CONTINUOUSRIDGE VENTING PER OBC. INSTALLAS PER MANUF. SPECIFICATIONS.(TYP.)
EIIINI III III III III III III III III III III III III III III III III III IIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
4
III
INSTALL“X“BRACES ON ALL TRUSS LATERALS AS DIRECTED BY ENGINEER UPON REVIEW OF PREENGINEEREDROOF TRUSS SHOP DRAWINGS CONTINUOUS 2x6 X-BRACING FASTENED TO TOP SIDE OF BOTTOM CHORD. INSTALLX-BRACINGON ALL TRUSSES, LATERAL BRACINGAS PER TRUSS MANUF. ENGINEER (TO BE SHOWN ON PRE-ENG. TRUSS SHOP DRAWINGS)
Page 179 of 218
'
PROTECT TRUSS FROM
POST.
. —
__
_ _ _ _
(2) 3-1/2"
(2)—PLYBRACINGCONNECTION
(2)2x6(
2x4 STRAPPING
COMMON SPIRAL NAILS INTO BRACING. (TYP.)
CENTER POST CONNECTION
(2).2xs OR (2)-2x8 I3RAcE (MATCH POST DEPTH)
COMMONSPIRAL NAILS.(TYP.)
2"‘3 OR 33 SCAB (MATCH POST DEPTH) 12"|g. Clw (18) 31/2"
TYPICAL DETAIL
TOP CONNECTION (BOTTOM SIM.)
–
POST, PER PLAN. (TYP.)
(2)-PLY BRACING CONNECTION
3/4" = 120"
POST. PER PLAN. (TYP.)
SONOTUBE, PER PLAN. ( TYP. )
SIMPSON POST BASE, PER SCHEDULE. (TYP.)
POST, PER PLAN. (TYP.)
NOTES:
- 2x6 BRACE IS TO BE CONTINUOUSAN D END @ STUD CONNECTION TO POST.
- DO NOT NOTCH BRACES INTO POSTS. 3 INSTALLBRACES AT APPROXIMATELY 45 deg. ANGLES.
- MINIMUMNAILSPACING OF 1-1/4".
TYPICAL DETAIL
__
2X4 STRAPPING
(TYp_)
coMMoN SPIRAL NAILSINTO STRAPPING.
(2) 3-1/2"
(2)-2x6 OR (2)-2x8 BRACE IMATCH POST DEPTHI
COMMONSPIRAL NAILS. (TYP.)
2x6 OR 2x8 SCAB (MATCH POST DEPTH) 12"|g. C/W(18) 3-1/2"
PER PLAN. (TYP.)
PLATES.
pLAN_ (Typl)
POST. pER
DENOTES # OF 4" COMMON SPIKES, GALV. MIN. NAIL SPACING AS SHOWN.
SPIRAL NAILS, GALV. MIN.NAILSPACING AS SHOWN.
PLATES. PER PLAN. (TYP.)
6;) DENOTES # OF 3-1/2" COMMON
NOTCH ONE BEAMPLY FOR 6x6 POSTS NOTCH TWO BEAM PLY’S FOR 6x8 POSTS (ma)
OVERHANGAS PER PLAN
TRUSSES BETWEEN UPLIFT SCAB w/ (20, NAILSOR SIMPSON PER TRUSS MANUF. (
NOTE: FASTENERS INTO TREATED LUMBERSHALL BE ACQ RATED.
TRUSS UPLIFT SCAB CIW NAILING AS SHOWN |NT0 TRUSS + POST 0_RS|MPS0N UPLIFT CLIPS PER TRUSS MANUF. (TYP.)
ROOF TRUSS BEARING DIRECTLYONTO POST BELOW
3/4" = 1’-0"
/
NOTES:
- 2x6 BRACE IS TO BE CONTINUOUS AND END @ STUD CONNECTIONTO POST.
- DO NOT NOTCH BRACES INTO POSTS.
- INSTALLBRACES AT APPROXIMATELY 45 deg. ANGLES.
- MINIMUMNAIL SPACING OF 1-1/4".
TRUSS UPLIFT SCAB Clw NAILINGAS SHOWN INTO TRUSS
- POST ESIMPSON UPLIFT CLIPS PER TRUSS MANUF. (TYP.)
PER SIDE
CENTER POST CONNECTION
(2)-2x6 OR (2)-2x8 BRACE (MATCH POST DEPTH)
NAILS. (TYP.)
commonsP|RA|_
2x6 OR 2x8 SCAB (MATCH POST DEPTH) 12"|9. clw (18) 31/2"
PER PLAN. (TYP.)
PLATE & POST DETAIL
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July 7, 2022 22-SFR-MVA-0048 (Bedford) Township of South Frontenac Committee of Adjustment PO Box 100 4432 George Street Sydenham, ON K0H 2T0
Attention: Anna Gelaldi RPP, MCIP
Subject:
Robinson, Wayne & Alison; Application for Minor Variance, PL-ZNA-20220084, 493 B Anderson Rd North, Lot 32, Concession 3; Geographic Township of Bedford, Now the Township of South Frontenac; Roll Number: 1029 0200 2042 7000 0000 ———————————————————————————————————–Dear Ms. Geladi, The Rideau Valley Conservation Authority (RVCA) has reviewed the subject applications within the context of:
- Section 2.1 Natural Heritage, 2.2 Water and 3.1 Natural Hazards of the Provincial Policy Statement under Section 3 of the Planning Act;
- The Rideau Valley Conservation Authority (“Development, Interference with Wetlands and Alteration to Shorelines and Watercourses” regulation 174/06 under Section 28 of the Conservation Authorities Act);
- The Mississippi-Rideau Source Water Protection Plan;
- The Bobs Lake-Crow Lake Catchment Report
The Proposal The RVCA understands this application is to support the construction of a 185.8 m2 accessory structure to be used as garage. It is understood that a minor variance is required as the lot coverage of accessory structures is greater than that of the principal building.
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The Property The subject property is approximately 19 ha. The lot is presently developed with an existing cabin and deck, utility building (80m2) and shed. A review of the desktop mapping and site visit to the subject property on July 4, 2022 indicated the following natural hazards or natural heritage features: -Multiple water courses are present on the subject property -A pond is present in the northwest portion of the property -Unevaluated wetlands are present -The property overlies a highly vulnerable aquifer. -Topographical mapping indicates steep slopes may be present on the property but are not present within the proposed development area A review of our records does not reveal the presence marine clays or organic soils. Review Comments Provincial Policy Statement Regarding Section 2.1 & 3.1 of the PPS our office has no concerns. In relation to Section 2.2 of the PPS our office has some concern regarding the proposed development and has provided recommendations to protect, restore or improve water quality. Ontario Regulation 174/06 The subject property is not within an area regulated by RVCA, as a result written permission from our office is not required with respect to development and site alteration. Please note that any proposed alterations to watercourses or waterbody, including but not limited to, culvert installation, bridge crossings, diverting, dredging, realigning, stabilizing, requires the prior written permission of the RVCA in accordance with Ontario Regulation 174/06 “Development, Interference with Wetlands and Alterations to Shorelines and Watercourses”. The Bobs Lake-Crow Lake Catchment Report
The subject property is located within Crow Lake catchment, the watercourses flow towards a pond southeast of the property and eventually drain to Crow Lake. The watercourse to the east that receives flows from the subject property has been identified as a headwater drainage feature. These features provide important ecosystem services such as sediment transport, aquatic, and terrestrial habitat. To protect watercourses and natural features best land use management practices should be implemented that maintain natural runoff patterns that encourage infiltration of surface water. This includes retaining natural vegetation on the site, particularly within the 30 m riparian zone along the shoreline of all waterbodies, watercourses, and wetlands.
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Page 2 of 4
Mississippi Rideau Source Water Protection Plan This property has been identified as overlying a highly vulnerable aquifer as stated in the catchment report and indicated in the Mississippi-Rideau Source Water Protection Plan. These are aquifers that are vulnerable to surface contaminants due to thin or absent soils overlying bedrock that may be fractured. Where these conditions exist, it may be possible for contaminants to enter drinking ground water supplies. For this reason, care should be taken to avoid land uses and practices that may inadvertently lead to undesirable effects on groundwater. For this reason, care should be taken to avoid land uses and practices that may inadvertently lead to undesirable effects on groundwater. Some best practices that could be considered include: • • • • •
increased well casing depths; increased distance of septic systems from drinking water wells; ensuring wells are located upgradient of septic sewage disposal systems ensuring that wells and septic systems are property maintained, avoiding use of pesticides, herbicides and fertilizers.
Discussion During the site visit this reviewer had the opportunity to meet with the property owner’s agent and discuss the location of the garage. It was noted that a watercourse was present immediately south of the area that had been cleared for the garage. Measurements were taken at the site to show the location of the 30m setback from the watercourse and it was discussed that the garage should be located outside this setback and existing vegetation left in its natural state to protect water quality. We appreciate the willingness to respect this setback. Recommendations Should the Township allow the variance our office would have the following recommendation for conditions of any implementation agreement or notes to be included on any decision: -The garage should be setback a minimum of 30m from any watercourse
- Roof runoff should be directed away from the watercourse to an area of soil depth or containment adequate to allow for absorption, infiltration, and treatment. Collection and management of runoff in this manner helps to control untreated surface water from running overland to the watercourse. This assists with preventing nutrients and sediment from reaching these features. This shall be to the satisfaction of the Township. -Any excavated materials will be disposed of 30 metres or more from the normal highwater mark of any watercourse or wetland at a proper disposal site. This shall be to the satisfaction of the Township.
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Page 3 of 4
- Sediment and erosion controls (such as silt fencing & straw bales) should be installed on the downslope side of the construction site prior to any works commencing (including demolition and future construction) and be maintained in place until vegetation has re-established. This should be to the satisfaction of the Chief Building Official. -Any proposed alterations to watercourse, including but not limited to, culvert installation, bridge crossings, diverting, dredging, realigning, stabilizing, requires the prior written permission of the RVCA in accordance with Ontario Regulation 174/06 “Development, Interference with Wetlands and Alterations to Shorelines and Watercourses”. Conclusions In conclusion our office has no objection the subject application. Please advise us on the Committee’s decision respecting this application or any changes in the status of the application. Thank you for the opportunity to comment and please do not hesitate to contact the undersigned at (613) 692-3571 x1109 should you have any questions. Yours truly,
Sarah MacLeod-Neilson Planner cc – Wayne & Alison Robinson, owners cc – Bill Young, agent
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Page 4 of 4
To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: August 11, 2022 Minor Variance Application (S. 45(1) of the Planning Act) Subject: PL-ZNA-2022-0084 (Robinson), 493B Anderson Road North, Bedford District
Summary This application is a request for zoning relief to allow the total lot coverage of accessory buildings to exceed the lot coverage of the existing principal 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 under section 45(1) of Planning Act.
Background Official Plan Designation: Rural Zoning: Rural (RU)
Zoning Relief Requested Section 5.24.1 – to permit the lot coverage of all accessory buildings and structures (0.12%) on the property to exceed the lot coverage of the existing principal building (0.05%).
Discussion/Analysis Property Description & Background The subject property municipally known as 493B Anderson Road North is approximately 19 hectares (47 acres) in size. Central Frontenac is located to the north of the property and the Canadian Pacific Railway borders the lot on the east. There is an unopened road allowance located to the north and to the west of the subject property. The property is forested. There are also multiple watercourses, unevaluated wetlands and a pond which is located in the north-west of the subject property. The surrounding lots are large rural landholdings.
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
Page 185 of 218
Township of South Frontenac Staff Report - PL-ZNA-2022-0084 (Robinson), 493B Anderson Road North, Bedford District
The subject property is accessed by a private driveway over an unopened road allowance since it does not have frontage on a public road or private lane. The property is developed with a cabin with attached deck, a utility building, and a shed. The principal building (cabin) obtained a building permit and was constructed in 1994 and the unopened road allowance has been used since then to access the property. The principal cabin with deck is 102.6 square metres in size (1104 feet), the utility building is 18.6 square metres (200 square feet) and shed is 14.8 square metres (160 square feet) in size. Council passed By-law 2022-67 on July 12, 2022, authorizing the Mayor and Clerk to enter into a Licence Agreement with the Applicants, Wayne and Alison Robinson, for the purpose of recognizing the existing and continued use of the unopened road allowance to access the property.
Summary of Proposal The applicants propose to construct an accessory storage building on the property. The storage building would be used to store trailers, boats, tractors, and snowmobiles. The storage building would be 185.8 square metres (2000 square feet) in size. The storage building will have a height of 5 metres (17 feet) and will be setback approximately 9 metres (30 feet) from the unopened road allowance. It will be located to the south of the principal building and located in compliance with all setbacks for accessory structures in the Rural zone. The application is requesting permission for the lot coverage of all accessory buildings and structures on the property to exceed the lot coverage of the existing principal building.
Department and Agency Comments This application did not meet the criteria for circulation to Public Services or Building Services. Public Services was not circulated because the proposal is not on a private lane or a public road. Public Services was circulated on the license agreement application and indicated they had no concerns with allowing the applicant to continue to use the existing access. Building Services was not circulated as no plumbing is proposed in the storage building. Rideau Valley Conservation Authority provided comments on July 7, 2022. They noted that the watercourses on the subject property flow towards a pond southeast of the property and eventually drain to Crow Lake. They noted that during the site visit, RVCA discussed the location of the storage building. RVCA indicates that they recommend that the garage be located outside of the 30 metre setback from the watercourse and that existing vegetation be left in its natural state to protect the water quality. The 30 metre setback was staked out on www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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Township of South Frontenac Staff Report - PL-ZNA-2022-0084 (Robinson), 493B Anderson Road North, Bedford District
the site and the applicant was agreeable to the setback. RVCA provided recommendations that will be included in the development agreement. The recommendations include: • Roof runoff should be directed away from the watercourse to an area of soil depth or containment adequate to allow for absorption, infiltration, and treatment. Collection and management of runoff in this manner helps to control untreated surface water from running overland to the watercourse. This assists with preventing nutrients and sediment from reaching these features. • Any excavated materials will be disposed of 30 metres or more from the normal highwater mark of any watercourse or wetland at a proper disposal site.
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. 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 storage building is an accessory use consistent within the permitted residential use of a property in the Rural designation. The proposed detached garage will be located outside the required 30 metre setback from the watercourse on the property. The variance maintains the general intent and purpose of the Official Plan. Does the variance maintain the general intent and purpose of the Zoning By-law? The proposed storage building is a permitted use on the subject property. The proposed location and orientation of the storage building is practical given it is located near the unopened road allowance to provide easy access and setback away from the highwater mark. The storage building is located a suitable distance from the property lines. The Rural zone permits 20% lot coverage for the dwelling, while the General Provisions allow 5% lot coverage for all accessory buildings and structures. All of the buildings on the property account for less than 0.2% of lot coverage. Furthermore, the existing dwelling has a footprint of 102.6 square metres (1104 square feet) and approximately 0.055% lot coverage, which is significantly less than the allowed maximum of 20% lot coverage for a primary use in the Rural zone. The proposed storage building will have a footprint of 185.8 square metres (1709 square feet) and approximately 0.1% of lot coverage. The total lot coverage for accessory www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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Township of South Frontenac Staff Report - PL-ZNA-2022-0084 (Robinson), 493B Anderson Road North, Bedford District
structures on the property including the utility building, shed and the proposed storage building is on the subject property is 0.12%. This is less than the maximum of 5% lot coverage permitted for accessory buildings. The cabin on the property is very small, including the deck, it is only 1,104 square feet in size. Most accessory buildings would result in a greater lot coverage than the existing cabin, because of how small it is. The property is a very remote property, and the storage building will not detract from its residential use. Allowing a larger storage facility than the cabin will allow the applicants to store their items and keep the property in a neat and tidy condition. 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 total lot coverage on the subject property is minor, collectively being less than 0.2%. The existing accessory structures are very small and do not allow for the storage of large items. One of the existing structures is under the size that requires a building permit. The new accessory building would be used to store trailers, boats, tractors, and snowmobiles. It would also store equipment necessary to maintain the driveway over the unopened road allowance. The variance is desirable for the appropriate use of the land. Is the variance minor? The variance is minor as it will not cause any negative impacts as a result of its size and location on the subject property. Taking into consideration the lot area and the remoteness of the property, there will be no adverse impacts from having an accessory lot coverage greater than the existing dwelling. It meets all setback requirements and is proposed in a practical location on the property. 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.
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
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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Township of South Frontenac Staff Report - PL-ZNA-2022-0084 (Robinson), 493B Anderson Road North, Bedford District
Recommendation That the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PZNA-2022-0084 for 493 B Anderson Road North, District of Bedford , subject to the following conditions:
- The Minor Variance permits the accessory buildings and structures on the property to have a total 0.12% lot coverage, exceeding the lot coverage of the principal building, all as per the drawings received on June 7, 2022 with PLZNA-2022-0084, attached to the Decision as Schedule “A”.
- The applicant is required to enter into a development agreement to be registered on title that incorporates the Township’s current environmental policies and Rideau Valley Conservation Authority’s recommendations outlined in their letter dated July 7, 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 PLZNA-2022-0084 is applicable only to Zoning By-law No. 2003-75 and not to any subsequent zoning by-laws.
Report Prepared By: Anna Geladi, MCIP, RPP, Planner
Reviewed By: Christine Woods, MCIP RPP, Senior Planner
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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Page 190 of 218
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE OR PERMISSION Updated January, 2022
provided the Committee is of the opinion
Requirements
$979.00 $1,343.00 $2,058.00
1-3 Variances 4+ Variances After building without a permit $97.00 $97.00
Building Admin Fee:
$1,076.00 $1,440.00 $2,1055.00
TOTAL:
Cataraqui Region Conservation Authority
Township of South Frontenac Minor Variance Only Minor Variance WITHPerformance Review Minor Variance in combination with a new Class 2, 3, 4, or 5 sewage system other than a Class A system
$425.00
$1'183’OO
$46300 $72000
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).
Planning Fee:
Application Type:
- 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
is desirable for the appropriate development or use of the land, building or structure Maintains the general intent and purpose of the Of?cial Plan. Maintains the general intent and purpose of the Zoning By—law. ls minor in nature
The Committee may vary Zoning By-law provisions 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.
SOUTH a=.\:FRONTENAC
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Information
RECEVE
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
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 Any important that the sketch be drawn with accurate dimensions and measurements. does not above not accepted. which include the information be In this application required may 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 ITEM CAREFULLY
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 192 of 218
F
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TOWNSHIP OF
JUL0 4 2022
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of Authorized Agent:
Email Address of Authorized Agent:
Phone number of Authorized Agent:
Full Mailing Address
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):
ame 9IL§‘l2vLr’i‘r%? -E
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II NTENAC APPLICATION FOR M|NOR_ VARIANCE Planning Ac , R.S.O. 1990, c. P.13 as amended
District:
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Bedford
The description of the subject land:
Signature(s) of Owner(s)
Portland
Loughborough
Eétorrington
Agent as named above is hereby authorized to act on behalf of the owners for purposes of processing this application for Minor Variance.
Date
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Page 193 of 218
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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 194 of 218
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TOWNSHIPOF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 195 of 218
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TOWNSHIPOF SOUTH FRONTENAC APPLICATIONFOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Yes
Increase in plumbing fixtures
Increase in living space
Will the addition or structure encroach on the existing septic system?
(b)
(c)
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Do your plans include the RAISING of an existing structure?
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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.0. 1990, c. P.13 as amended
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Page 196 of 218
Page 197 of 218
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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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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.
v)
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.
iii)
Thelocation of all abutting (neighbours’) lands.
The boundaries and dimensions of the subject land including the location of any existing and proposed buildings.
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A SKETCH must be submitted showing the following:
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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
- Please indicate whether the subject land is subject of an application under .the Planning Act for approval of a Plan of Subdivision or Consent.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 198 of 218
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 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 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.
Attached to this application is a cheque payable to the Township of South Frontenac representing payment of the application fee.
AGREEMENT TO INDEMNIFY
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 199 of 218
- Reason why you can’t comply: In other words, why can you not meet the required setbacks. It
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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.
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.
Frontage, depth, area, acres: All parts of this question must be completed.
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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. 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 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.
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.
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.
A Guide to Completing the Minor Variance Form
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 200 of 218
19)Date land acquired: When did you take possession of the property?
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18)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.
Raising of Structure: In other words, are you proposing to raise the building in order to construct a basement under it.
Demolition: All demolition requires a permit from the building department. In some instances, a proposed addition or increase in height cannot be accomplished withoutthe removal of existing walls. Ifthis 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.
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.
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Proposed structures: Ifyou are planning to build ANYTHING on the property, the answer to this question is “yes” This includes additions, decks, garages, septic systems.
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”
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.
Buildings: If there are ANY buildings or structures on the property now, the answer to this question is “yes”.
Existing Uses: e.g. residential, retail business, vacant recreational land
Parking and Docking: This question is only relevant is you can only access your property by water.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 201 of 218
please indicate the
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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.
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.
If yes: If there has been a previous variance granted on the property, application number if known, and what the details of the variance were.
Minor variance: Has there ever been a minor variance granted on the property? Ifyou 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 is a current application for severance or subdivision on the property, please indicate the file number. (Staff can help provide this information)
Application for consent: is there currently an application for consent (severance) being proposed for the property?
Drainage: Are there specific ditches that have been constructed to deal with drainage; is there natural drainage, etc.?
Septic: in most cases the answer will be private sewage system, but there may be some privies.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 202 of 218
5/Age M #14
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The proposed garage is designed to accommodate garage doors on the main level and a work and storage area on the second ?oor that is high enough to stand and work in. A maximum allowable garage height of 19.7ft doesn’t allow for the needed main floor height of 10ft 10ft 3\4in floor to floor and enough height to stand and work on the second floor. Ten feet 10ft 3\4infloor to ceiling height on the main level is needed to accommodate the 8ft garage doors + 18in overhead door clearance + 16in floor joists and 3/4insubfloor. This then only leaves a second floor height of 5ft 2in (east and west ends) 6ft 10in (at the peak) under the 19.7ft maximum height regulation. To allow for the design of the garage to have enough usable height on the second floor without lowering the back half of the second floor past the garage doors (as shown in Garage Section BB) it is proposed that the garage roof design be a skillion roof that slopes up from west to east to a maximum height of 23 ft on the east side or an added 3.3ft (1m) above the 19.7ft level creating a second floor height of 5ft 2in 9ft 10in from west to east. This construction design will simplify the construction by using engineered floor and roof joist to avoid beams, columns and dimensional lumber. This then avoids the use of columns in the garage and allows for a one level second floor. The skillion roof design will match the design of the proposed new house (minor variance MV—23-21-Sapproved in June 2021). In summary this proposed increase in height with a skillion roof would mean that construction is simpler, avoids columns in the garage, only the east side of the garage would slope up 3.3ft above the allowable 19.7ft to a height of 23ft on the far east side of the garage, and facilitates the height needed for the garage doors on the first level and a workable heighten thesecond level. ‘VIC/3 /‘S /7!? /h%’£//7/’
Question 7 page 4: The reason why the proposed use cannot comply with the provisions of the Zoning‘ By-law: Please refer to plot plan and elevation drawings included with this application. These drawings illustrate the garage design with no variance and a maximum height of 19.7ft (peaked roof with 2 second story floor levels to accommodate garage doors and increased height in part of second story) and the proposed minor variance with a new height of 23ft (skillion roof with one second story floor level). This would require an increased height of 3.3ft towards the east end of the garage.
Addendum A
Township of South Frontenac Application for Minor Variance 3084 Ernie Lane, Battersea August 2022 Garage Minor Variance
Township of South Frontenac Application for Minor Variance 3084 Ernie Lane, Battersea August 2022 Garage Minor Variance Addendum A Question 7 page 4: The reason why the proposed use cannot comply with the provisions of the Zoning By-law: Please refer to plot plan and elevation drawings included with this application. These drawings illustrate the garage design with no variance and a maximum height of 19.7ft (peaked roof with 2 second story floor levels to accommodate garage doors and increased height in part of second story) and the proposed minor variance with a new height of 23ft (skillion roof with one second story floor level). This would require an increased height of 3.3ft towards the east end of the garage. The proposed garage is designed to accommodate garage doors on the main level and a work and storage area on the second floor that is high enough to stand and work in. A maximum allowable garage height of 19.7ft doesn’t allow for the needed main floor height of 10ft - 10ft 3\4in floor to floor and enough height to stand and work on the second floor. Ten feet – 10ft 3\4in floor to ceiling height on the main level is needed to accommodate the 8ft garage doors + 18in overhead door clearance + 16in floor joists and 3/4in subfloor. This then only leaves a second floor height of 5ft 2in (east and west ends) – 6ft 10in (at the peak) under the 19.7ft maximum height regulation. To allow for the design of the garage to have enough usable height on the second floor without lowering the back half of the second floor past the garage doors (as shown in Garage Section BB) it is proposed that the garage roof design be a skillion roof that slopes up from west to east to a maximum height of 23 ft on the east side or an added 3.3ft (1m) above the 19.7ft level creating a second floor height of 5ft 2in – 9ft 10in from west to east. This construction design will simplify the construction by using engineered floor and roof joist to avoid beams, columns and dimensional lumber. This then avoids the use of columns in the garage and allows for a one level second floor. The skillion roof design will match the design of the proposed new house (minor variance MV-23-21-S approved in June 2021). In summary this proposed increase in height with a skillion roof would mean that construction is simpler, avoids columns in the garage, only the east side of the garage would slope up 3.3ft above the allowable 19.7ft to a height of 23ft on the far east side of the garage, and facilitates the height needed for the garage doors on the first level and a workable height on the second level. The garage will not be used for living space.
Page 203 of 218
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Inset Inset Map Map Loughborough Lake
E NI ER
NE LA 3082 ERNIE LANE
PLUM B
NE LA
PL-ZNA-2022-0099 (SAULNIER)
JON
ES
L A NE
3084 ERNIE LANE Legend Subject Property Assessment Parcel
Loughborough Lake
Township Boundary 3076 ERNIE LANE
Lake Trout Lake - At Capacity Lake Trout Lake - Not at Capacity Non-Lake Trout Lake - At Capacity Wooded Area
3084 ERNIE LANE
Waterbody Provincially Significant Wetland Wetland Road
3066 ERNIE LANE
3086 ERNIE LANE
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3098 ERNIE LANE
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: 1:700 3094 ERNIE LANE
0
5
10
20 m
ERNIE LANE
UTM Zone 18 NAD 83
Date: 2022-07-11
0mm
ZONING NOTES
NT
LO
TL
IN
E
70 80
FR O
LINE
100
SID
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THESE DOCUMENTS ARE THE PROPERTY OF THE ARCHITECT AND ARE NOT TO BE USED WITHOUT REFERRING TO THE ARCHITECT. DRAWINGS ARE NOT TO BE SCALED AND ARE TO BE READ IN CONJUNCTION WITH ALL OTHER CONSULTANTS’ DOCUMENTS.
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MikaelaArchitect@gmail.com Certificate of Practice 3867
60
50
40
30
20
10
- DESIGN OF COTTAGE TO CONFORM TO APPROVED MINOR VARIANCE MV-23-21-L
PROPOSED DECK
EXISTING BOAT HOUSE
383ft²
303ft²
PROPOSED DWELLING 1288ft² PER APPROVED MINOR VARIANCE
PORCH
CONFIRM SCALE
200
80ft²
EXISTING SHED 113ft²
PROPOSED GARAGE
3,541.564m² = 38,121ft²
840ft²
DESIGN ONLY - NOT FOR CONSTRUCTION PLOTTED: Jul 13, 2022,3:03pm
280ft²
- PROPERTY LINES AND LOCATION OF DWELLING ARE PROVIDED FROM A DRAFT SURVEY BY HOPKINS CHITTY LAND SURVEYORS INC.
Mikaela Hughes Architect Inc.
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SURVEY NOTES
D/M/Y
5"
REVISION DETAILS
4"
SI
PROJECT
SAULNIER COTTAGE 3084 ERNIE LANE, BATTERSEA, ON 3"
DE
1 24/06/22 MINOR VARIANCE
DRAWING
SITE PLAN FOR MINOR VARIANCE (GARAGE) DRAWN BY
2"
E
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2 13/07/22 AREAS ADDED
E LIN
MJH
DATE
JUNE, 2022
SCALE
1" = 20’ PRINT ON 18x24 PAPER 1"
TL
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PROPOSED CARPORT
82 OAK POINT ROAD, WOLFE ISLAND ON K0H 2Y0 613-544-9183
R
A RE
PARKING/ DRIVEWAY
JOB NO.
2103 DWG. NO.
MV2-1
REV. NO.
2 0"
LOT AREA TAKEN FROM AUTOCAD FILE OF SURVEY
6"
7"
PARKING
0mm 10 20 30 40 50 80 100
STAIR
90
THESE DOCUMENTS ARE THE PROPERTY OF THE ARCHITECT AND ARE NOT TO BE USED WITHOUT REFERRING TO THE ARCHITECT. DRAWINGS ARE NOT TO BE SCALED AND ARE TO BE READ IN CONJUNCTION WITH ALL OTHER CONSULTANTS’ DOCUMENTS.
70
60
MikaelaArchitect@gmail.com Certificate of Practice 3867
CONFIRM SCALE
200
SECOND FLOOR
6"
7"
GARAGE
CARPORT BELOW
PLOTTED: Jul 13, 2022,3:03pm
5"
CARPORT
DESIGN ONLY - NOT FOR CONSTRUCTION 1 24/06/22 MINOR VARIANCE REVISION DETAILS
4"
D/M/Y
PROJECT
SAULNIER COTTAGE
3"
3084 ERNIE LANE, BATTERSEA, ON DRAWING
DRAWN BY DATE
2"
GARAGE PLANS FOR MINOR VARIANCE MJH
JUNE, 2022
SCALE 1 " = 1’-0"
1"
4 PRINT ON 18x24 PAPER
JOB NO.
2103 DWG. NO.
MV2-2
REV. NO.
1 0"
82 OAK POINT ROAD, WOLFE ISLAND ON K0H 2Y0 613-544-9183
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Mikaela Hughes Architect Inc.
0mm 10 20 30 40 50 80 90 6"
7"
CONFIRM SCALE
200
100
THESE DOCUMENTS ARE THE PROPERTY OF THE ARCHITECT AND ARE NOT TO BE USED WITHOUT REFERRING TO THE ARCHITECT. DRAWINGS ARE NOT TO BE SCALED AND ARE TO BE READ IN CONJUNCTION WITH ALL OTHER CONSULTANTS’ DOCUMENTS.
70
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MikaelaArchitect@gmail.com Certificate of Practice 3867
DESIGN ONLY - NOT FOR CONSTRUCTION 5"
PLOTTED: Jul 13, 2022,3:03pm
1 24/06/22 MINOR VARIANCE REVISION DETAILS
4"
D/M/Y
PROJECT
SAULNIER COTTAGE
3"
3084 ERNIE LANE, BATTERSEA, ON DRAWING
DRAWN BY DATE
2"
GARAGE ELEVATIONS FOR MINOR VARIANCE MJH
JUNE, 2022
SCALE 1 " = 1’-0"
1"
4 PRINT ON 18x24 PAPER
JOB NO.
2103 DWG. NO.
MV2-3
REV. NO.
1 0"
82 OAK POINT ROAD, WOLFE ISLAND ON K0H 2Y0 613-544-9183
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Mikaela Hughes Architect Inc.
0mm 10 20 30 40 50 80 90 100
THESE DOCUMENTS ARE THE PROPERTY OF THE ARCHITECT AND ARE NOT TO BE USED WITHOUT REFERRING TO THE ARCHITECT. DRAWINGS ARE NOT TO BE SCALED AND ARE TO BE READ IN CONJUNCTION WITH ALL OTHER CONSULTANTS’ DOCUMENTS.
70
60
MikaelaArchitect@gmail.com Certificate of Practice 3867
SECOND FLOOR
GARAGE
STAIR
SECOND FLOOR
6"
7"
CONFIRM SCALE
200
CARPORT
SECOND FLOOR DESIGN ONLY - NOT FOR CONSTRUCTION
5"
PLOTTED: Jul 13, 2022,3:03pm
1 24/06/22 MINOR VARIANCE REVISION DETAILS
4"
D/M/Y
PROJECT
SAULNIER COTTAGE
3"
3084 ERNIE LANE, BATTERSEA, ON DRAWING
DRAWN BY DATE
2"
GARAGE SECTIONS FOR MINOR VARIANCE MJH
JUNE, 2022
SCALE 1 " = 1’-0"
1"
4 PRINT ON 18x24 PAPER
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JOB NO.
2103 DWG. NO.
MV2-4
REV. NO.
1 0"
GARAGE
Mikaela Hughes Architect Inc.
GARAGE
82 OAK POINT ROAD, WOLFE ISLAND ON K0H 2Y0 613-544-9183
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ZONING NOTES
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- DESIGN OF COTTAGE TO CONFORM TO APPROVED MINOR VARIANCE MV-23-21-L
LO
TL
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70 80 90
NT
100
SID
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THESE DOCUMENTS ARE THE PROPERTY OF THE ARCHITECT AND ARE NOT TO BE USED WITHOUT REFERRING TO THE ARCHITECT. DRAWINGS ARE NOT TO BE SCALED AND ARE TO BE READ IN CONJUNCTION WITH ALL OTHER CONSULTANTS’ DOCUMENTS.
FR O
LINE
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MikaelaArchitect@gmail.com Certificate of Practice 3867
PROPOSED DWELLING
CONFIRM SCALE
200
1288ft² PER APPROVED MINOR VARIANCE
7"
PARKING
PROPOSED GARAGE
DESIGN ONLY - NOT FOR CONSTRUCTION
280ft²
- PROPERTY LINES AND LOCATION OF DWELLING ARE PROVIDED FROM A DRAFT SURVEY BY HOPKINS CHITTY LAND SURVEYORS INC.
Mikaela Hughes Architect Inc.
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SURVEY NOTES
D/M/Y
5"
REVISION DETAILS
4"
PROJECT
SAULNIER COTTAGE 3084 ERNIE LANE, STORRINGTON, ON 3"
SI
DRAWING
SITE PLAN FOR MINOR VARIANCE (GARAGE) DRAWN BY
2"
DE
1 24/06/22 MINOR VARIANCE
MJH
DATE
JUNE, 2022
SCALE
1" = 20’ PRINT ON 18x24 PAPER 1"
E
IN
T
LO
PLOTTED: Jun 28, 2022,2:45pm
E LIN
JOB NO.
2103 DWG. NO.
MV2-1
REV. NO.
1 0"
TL
LO
PROPOSED CARPORT
82 OAK POINT ROAD, WOLFE ISLAND ON K0H 2Y0 613-544-9183
R
A RE
PARKING/ DRIVEWAY
6"
840ft²
0mm 10 20 30 40 50 80 100
STAIR
90
THESE DOCUMENTS ARE THE PROPERTY OF THE ARCHITECT AND ARE NOT TO BE USED WITHOUT REFERRING TO THE ARCHITECT. DRAWINGS ARE NOT TO BE SCALED AND ARE TO BE READ IN CONJUNCTION WITH ALL OTHER CONSULTANTS' DOCUMENTS.
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MikaelaArchitect@gmail.com Certificate of Practice 3867
CONFIRM SCALE
200
SECOND FLOOR
6"
7"
GARAGE
CARPORT BELOW
PLOTTED: Jun 28, 2022,2:45pm
5"
CARPORT
DESIGN ONLY - NOT FOR CONSTRUCTION 1 24/06/22 MINOR VARIANCE REVISION DETAILS
4"
D/M/Y
PROJECT
SAULNIER COTTAGE
3"
3084 ERNIE LANE, STORRINGTON, ON DRAWING
DRAWN BY DATE
2"
GARAGE PLANS FOR MINOR VARIANCE MJH
JUNE, 2022
SCALE 1 " = 1’-0"
1"
4 PRINT ON 18x24 PAPER
JOB NO.
2103 DWG. NO.
MV2-2
REV. NO.
1 0"
82 OAK POINT ROAD, WOLFE ISLAND ON K0H 2Y0 613-544-9183
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Mikaela Hughes Architect Inc.
0mm 10 20 30 40 50 80 90 6"
7"
CONFIRM SCALE
200
100
THESE DOCUMENTS ARE THE PROPERTY OF THE ARCHITECT AND ARE NOT TO BE USED WITHOUT REFERRING TO THE ARCHITECT. DRAWINGS ARE NOT TO BE SCALED AND ARE TO BE READ IN CONJUNCTION WITH ALL OTHER CONSULTANTS' DOCUMENTS.
70
60
MikaelaArchitect@gmail.com Certificate of Practice 3867
DESIGN ONLY - NOT FOR CONSTRUCTION 5"
PLOTTED: Jun 28, 2022,2:45pm
1 24/06/22 MINOR VARIANCE REVISION DETAILS
4"
D/M/Y
PROJECT
SAULNIER COTTAGE
3"
3084 ERNIE LANE, STORRINGTON, ON DRAWING
DRAWN BY DATE
2"
GARAGE ELEVATIONS FOR MINOR VARIANCE MJH
JUNE, 2022
SCALE 1 " = 1’-0"
1"
4 PRINT ON 18x24 PAPER
JOB NO.
2103 DWG. NO.
MV2-3
REV. NO.
1 0"
82 OAK POINT ROAD, WOLFE ISLAND ON K0H 2Y0 613-544-9183
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Mikaela Hughes Architect Inc.
0mm 10 20 30 40 50 80 90 100
THESE DOCUMENTS ARE THE PROPERTY OF THE ARCHITECT AND ARE NOT TO BE USED WITHOUT REFERRING TO THE ARCHITECT. DRAWINGS ARE NOT TO BE SCALED AND ARE TO BE READ IN CONJUNCTION WITH ALL OTHER CONSULTANTS' DOCUMENTS.
70
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MikaelaArchitect@gmail.com Certificate of Practice 3867
SECOND FLOOR
GARAGE
STAIR
SECOND FLOOR
6"
7"
CONFIRM SCALE
200
CARPORT
SECOND FLOOR DESIGN ONLY - NOT FOR CONSTRUCTION
5"
PLOTTED: Jun 28, 2022,2:45pm
1 24/06/22 MINOR VARIANCE REVISION DETAILS
4"
D/M/Y
PROJECT
SAULNIER COTTAGE
3"
3084 ERNIE LANE, STORRINGTON, ON DRAWING
DRAWN BY DATE
2"
GARAGE SECTIONS FOR MINOR VARIANCE MJH
JUNE, 2022
SCALE 1 " = 1’-0"
1"
4 PRINT ON 18x24 PAPER
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JOB NO.
2103 DWG. NO.
MV2-4
REV. NO.
1 0"
GARAGE
Mikaela Hughes Architect Inc.
GARAGE
82 OAK POINT ROAD, WOLFE ISLAND ON K0H 2Y0 613-544-9183
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To: Committee of Adjustment Prepared by: Development Services Department Date of Meeting: August 11, 2022 Minor Variance Application (S. 45(1) of the Planning Act) – Subject: PL-ZNA-2022-0099 (Saulnier) – 3084 Ernie Lane, District of Storrington
Summary This application is a request for zoning relief for the building height of a detached garage, to allow a detached garage to be 7 metres in height whereas 6 metres is otherwise permitted. 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 – Waterfront (RLSW) Zoning Relief Requested Section 10.3.2 – Relief for an increase of 1 metre from the 6 metre maximum building height for accessory buildings to permit a 7 metre height for a detached garage.
Discussion/Analysis Property Description The subject property, municipally known as 3084 Ernie Lane, is located on the north side of Ernie Lane and is accessed off a right-of-way that crosses through the property. The subject property is located on a peninsula in Loughborough Lake. The lake is located both to the west and east of the subject property. The subject property can be described as relatively flat with low lying areas on the south east. The subject property contains a single detached dwelling with attached deck which is located to the east of the right-of-way, and an accessory structure (shed) which is located to the south of the right-of-way. The Committee of Adjustment recently approved minor
www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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Township of South Frontenac Staff Report - PL-ZNA-2022-0099 (Saulnier) – 3084 Ernie Lane, District of Storrington
variance application MV-23-21-S for a new dwelling, which can replace the existing dwelling on this property. The new dwelling approved through MV-23-21-S, for which the applicant is currently applying for a building permit, will be 127 square metre (1370 square foot) with a 35.6 square metres (383 square feet) attached deck. It will be setback 13.7 metres (45 feet) from the and highwater mark. The existing septic bed and tank are located on the north side of the property, to the north of the dwelling and to the east of the right-of-way. The septic tank is located directly west of the dwelling. There is a hydro line that runs along the east portion of the waterfront on the subject property. Summary of Proposal The owner is proposing to construct a detached garage. The garage would have a 8.5 metres by 9.1 metres (28 feet by 30 feet) enclosed area and a 8.5 metres by 3 metres (28 feet by 10 feet) open carport. The total footprint of the garage will be 104 square metres (1120 square feet). The building will have a height of 7 metres (25 feet), and have two storeys. It will be setback a minimum of 30 metres from the highwater mark of Loughborough lake. The garage would be located to the south of the dwelling. The applicant is proposing a garage that will have a skillion roof. This means that it will be elevated mostly on one side. The roof design will match the design of the new dwelling. The additional height is requested to have additional space for standing on the second floor and to have higher garage doors. Department and Agency Comments Cataraqui Conservation confirmed via e-mail on July 26, 2022 that they have no concerns or objections with the application. They noted that a permit under O. Reg 148/06 will 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. 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 - PL-ZNA-2022-0099 (Saulnier) – 3084 Ernie Lane, 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 detached garage is an accessory use consistent with the permitted residential use of the property within the Rural designation. The proposed building will be setback a minimum of 30 metres from the highwater mark of Loughborough Lake, compliant with section 5.2.7(b)(i) of the Official Plan. The variance is consistent with 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 building is a permitted use on the subject property. The detached garage is located a suitable distance from property lines, exceeding the setback requirements for an accessory structure in the RLSW zone, including the setback from the highwater mark. The building will not exceed the maximum 5% lot coverage permitted for accessory buildings. The proposed detached garage is not larger than the dwelling. The increase in height that is being requested is 1 metre higher than what is permitted in the Zoning By-law. This minor increase along with the design of the roof for the garage, which slopes higher on one side than the other is reasonable for the proposed building. Allowing the increase in height will also ensure that there is enough usable height on the second floor to move around safely. A development agreement was required for the minor variance for the dwelling. This development agreement applies to the entire property and will ensure that the proposed development is undertaken in accordance with the Township environmental standards, including how to manage roof runoff. 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 location for the detached garage is to the south of the dwelling. It will be located off the existing right-of-way in the only location that is more than 30 metres from the highwater mark. The property is constrained by water on both sides, and the locations of www.southfrontenac.net Natural, Vibrant and Growing – a Progressive, Rural Leader.
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Township of South Frontenac Staff Report - PL-ZNA-2022-0099 (Saulnier) – 3084 Ernie Lane, District of Storrington
both the house and the sewage system. Locating the garage in this area will continue to allow for the safe ingress and egress of the property and will also allow vehicles to turn around on the narrow property without impacting the sewage system. Locating the garage in this area is desirable since it will also provide screening from the additional building height requested in the variance. The lane and the right-of-way provide spatial separation between neighboring properties to the south and west. The garage is proposed to be located 7.6 metres (25 feet) from the lane. The carport, attached to the garage which consists of open space will also provide a visual buffer from the wall and height of the garage to those travelling along Ernie Lane. The increase in height is desirable for the property as the garage roof line will be compatible with the design of the house, it will provide enough room to safely move around in the second storey and will allow for safe storage and aid in keeping the property in a neat and tidy condition. The garage roof line will be elevated mostly on one side. Only one side will be higher than the permitted height for accessory structures, which is not anticipated to cause any visual impacts for neighbouring uses. Is the variance minor? The variance is minor as it maintains the general intent of the Official Plan and Zoning Bylaw, and is desirable for the appropriate development of the land. The proposed development will not cause any negative impacts as a result of its size and location on the subject property.
Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • • •
by mail to every owner of land within 60 metres of the subject lands by posting notice signs on the subject lands by 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 PL-ZNA-2022-0099 for 3084 Ernie Lane, subject to the following conditions.
- The Minor Variance is for one detached garage. The garage is permitted to have a maximum building height of 7 metres as per the drawings received on July 4, 2022 and submitted with PL-ZNA-2022-0099, attached to the Decision as Schedule “A”.
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Township of South Frontenac Staff Report - PL-ZNA-2022-0099 (Saulnier) – 3084 Ernie Lane, District of Storrington
- 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-2022-0099 is applicable only to Zoning By-law No. 2003-75 and not to any subsequent zoning by-laws. Report Prepared By: Anne Geladi, MCIP, RPP, Planner Reviewed By: Christine Woods, MCIP RPP, Senior Planner
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