Committee Of Adjustment - 11 Dec 2025 - Agenda

Published December 11, 2025

Word Count 28087 words

Reading Time 132 min read

Body: Committee of Adjustment Type: Agenda Meeting: Committee Date: December 11, 2025 Collection: Council Agendas Municipality: South Frontenac

[View Document (PDF)](/docs/south-frontenac/Agendas/Committee of Adjustment/2025/Committee Of Adjustment - 11 Dec 2025 - Agenda.pdf)

Document Text

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

7:00 PM, Thursday, December 11, 2025 Council Chambers/Virtual Via Zoom .

Call to Order

Resolution.

Adoption of Agenda

Resolution.

Electronic Meeting Information

The meeting will be live streamed at the following link: http://www.facebook.com/SouthFrontenacTwp/ Virtual participants can register via Zoom at the following link: https://us06web.zoom.us/webinar/register/WN_FLm4ap5kQa2icxgnVILXRA

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

Declaration of pecuniary interest

There are none.

Approval of Minutes – November 13, 2025

Resolution.

Consent Applications from a Previous Meetings: (if applicable)

New Consent Applications:

PL-BDJ-2025-0114 (Neumann) - Portland District

464

65 72

73 99

Property Address: 3590 Harrowsmith Road Purpose & Effect of the Application: The applicant is proposing to create 1 new residential lot that is approximately 9 acres in area with approximately 115 metres of frontage on Alton Road West. b)

PL-BDJ-2025-0115 (Neumann) - Portland District Property Address: 3590 Harrowsmith Road

100 122

Purpose & Effect of the Application: The proposal is for a lot addition of approximately 60 acres with approximately 27 metres of frontage on Alton Road West to be added to the vacant farm property to the west, having roll number

Page 1 of 232

102908002004001. This will increase the size of the property to approximately 123 acres. 8.

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

New Minor Variance / Permission Applications:

PL-ZNA-2025-0104 (Belsey) - Bedford District Property Address: 198A Brooks Lane

123 145

Purpose & Effect of the Application: A minor variance is being requested to allow a 16’ x 18’ (288sqft) sleeping cabin to be setback 24.4 metres from the highwater mark of Thirty Island Lake, whereas a minimum of 30 metres is required. The sleeping cabin was partially constructed without the necessary approvals.

PL-ZNA-2025-0113 (Samoil) - Portland District Property Address: 4291 Genge Street

146 163

Purpose & Effect of the Application: There are two storage sheds in the backyard of this property. The owners propose to connect the two sheds to make one 398 square foot shed. They need permission to connect the sheds and make a larger building because the sheds are less than 30 metres from Verona Lake. c)

PL-ZNA-2025-0116 (Neumann) - Portland District Property Address: 3590 Harrowsmith Road

164 185

Purpose & Effect of the Application: Application PL-ZNA-2025-0116 is requesting minor variance for the retained lot of associated consent applications PL-BDJ-2025-0114 & PLBDJ-2025-0115 to have approximately 65 metres of frontage along Harrowsmith Road whereas the zoning by-law requires 76 metres.

PL-ZNA-2025-0117 (Hutchings) (Boulevard Group) - Loughborough District Property Address: 1277 Sheila Lane

186 230

Purpose & Effect of the Application: The owners have requested permission under s. 45(2) of the Planning Act to increase the area of a boathouse on Sydenham Lake. The property was developed with a dwelling and attached boathouse. The owners propose to construct a new detached boathouse in a similar footprint. The new boathouse would project 5.5ft (1.67m) further onto Sydenham Lake but would not extend beyond the existing dock. The new boathouse would have a 44.6sqm (480sqft) footprint area, which is larger than the 28.46sqm (306.25) footprint area of the old boathouse. The new boathouse would be approximately 2.16m shorter in height and would have an unenclosed

Page 2 of 232

observation deck on its roof. 10.

Other Business

Delegated Authority Consent Report

Adjournment

Resolution.

231 232

Page 3 of 232

Committee of Adjustment Meeting Thursday, December 11, 2025 7:00 p.m. Council Chambers 4432 George Street, Sydenham, ON and Virtual on Zoom Page 4 of 232

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

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

Patrick Diotte Alan Revill Brett Moreland Mike Howe

Staff

Page 5 of 232

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

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

• Delegated Consent Granting Authority Report

Page 6 of 232

• Adjournment

Format for Each Hearing

Page 7 of 232

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

After the Meeting

Page 8 of 232

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

How to Speak to an Application

Page 9 of 232

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

Notice of Collection • Personal information is collected to gather feedback and communicate with interested parties about applications. • This information is collected under the authority of the Planning Act and in accordance with the Municipal Freedom of Information and Protection of Privacy Act. • With the exception of e-mail addresses and telephone numbers, all information and comments will become part of the public record and will appear on the Township’s website. • Meetings are broadcast live over the internet for the public to view. Your voice will be heard in the broadcast if you speak at the meeting. Broadcasts are archived and continue to be publicly available. Page 10 of 232

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

Declaration of Pecuniary Interests

Page 11 of 232

Approval of Minutes of Previous Meeting • Approval of Minutes from meeting of November 13, 2025

Page 12 of 232

New Consent Applications

Page 13 of 232

PL-BDJ-2025-0114, PL-BDJ-2025-0115 & PL-ZNA-2025-0116 Consent & Minor Variance

Applicant: Dana Neumann Property: 3590 Harrowsmith Road

Page 14 of 232

Property Description • Harrowsmith Rd & Alton Rd W • ~77 acres • Existing dwelling and accessory buildings near Harrowsmith Road • Rural Designation in Official Plan • Rural Zone in Zoning By-law Page 15 of 232

Proposal

• Create new lot on Alton Road West • 9 acres with 115 metres of frontage

• Lot addition to the vacant farm property to the west • 60 acres with 27 metres of frontage on Alton Road West

• Retained lands Page 16 of 232

• 8 acres with 65.9 metres of frontage on Harrowsmith Road • Minor variance to have less than 76 metres of frontage

Page 17 of 232

View from Harrowsmith Road

View from Alton Road West

Department, Agency and Public Comments • Cataraqui Conservation

• No objection, but requested the following:

• Contact CRCA before considering any work within 30m of watercourses. • Should karst features be encountered on land, applicant needs to contact CRCA to determine appropriate actions.

• Public Services

• No objection • Entrance permit needed for new lot

• Public Comments Page 18 of 232

• None Received

Planning Analysis Consent Applications Evaluation

Page 19 of 232

Variance meets four tests:

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

Recommendation • Approval subject to conditions • Pending any comments received • Condition of approval of PL-BDJ-2025-0114 to be added:

• The applicant shall enter into a Development Agreement with the Township to be registered on title to the severed parcel to address the following matters: • Notice regarding what to do if karst features are encountered during construction/excavation of the site.

Page 20 of 232

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 21 of 232

PL-BDJ-2025-0114, PL-BDJ-2025-0115 & PL-ZNA-2025-0116 Committee Deliberation and Vote

Page 22 of 232

New Minor Variance and Permission Applications

Page 23 of 232

PL-ZNA-2025-0104 Minor Variance

Applicant: 2833646 Ontario Ltd. (Doug Belsey) Property: 198A Brooks Lane

Page 24 of 232

Background • A sleeping cabin was partially built without the necessary approvals too close to the lake • A building permit application for the structure has been submitted • A minor variance is necessary before a permit can be issued

Page 25 of 232

Property Description

Page 26 of 232

• 0.88 acres • Accessed by driveway off Brooks Lane (Blue) • Cottage (w/attached deck) 2 storage structures • Steep downward slope towards middle of property (green) • Designated Rural • Zoned RLSW

Proposal • 26.7sqm (288sqft) sleeping cabin • 24.4m (80ft) setback from highwater mark and front lot line instead of 30m

Page 27 of 232

Plot Plan

Sleeping cabin location (looking north towards upward slope)

Sleeping cabin location (looking south towards lake)

Page 28 of 232

Page 29 of 232

Front and Side Elevations

Agency & Public Comments • Quinte Conservation – no objection

• Quinte Conservation permit has been issued

• Public Comments – none received

Page 30 of 232

Discussion Variance meets four tests of a minor variance

Maintains the general intent and purpose of the Township of South Frontenac Official Plan
Maintains the general intent and purpose of Zoning By-law No. 2003-75
Is desirable for the appropriate development of the lands in question
Is minor Page 31 of 232

Recommendation • Approval • Subject to the following conditions:

• Proposal must be consistent with submitted drawings • Sleeping cabin location confirmed by Ontario Land Surveyor to be consistent with Committee Decision and Zoning By-law

Page 32 of 232

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 33 of 232

PL-ZNA-2025-0104 Committee Deliberation and Vote

Page 34 of 232

PL-ZNA-2025-0113

Permission to Enlarge a Legal Non-Conforming Use

Applicant: Gabriel and Daniela Samoil Property: 4291 Genge Street, Verona

Page 35 of 232

Location

Page 36 of 232

Property Description • Genge Street in Verona • Verona Lake • UR1 zone • 0.2 acres • Existing buildings • House • Small shed (80 sq ft) • Large shed (249.75 sq ft)

Sheds

House Page 37 of 232

Proposal • Connect the two sheds to make one 398 square foot shed • Maintain 16 metre setback from highwater mark

Page 38 of 232

Page 39 of 232

Left: View of two sheds from Genge Street Right: View of property from north lot line

Page 40 of 232

Sheds relative to north lot line

Department, Agency and Public Comments • Building Services • Quinte Conservation – not received • Public Comments

• Michele Zigman, 4295 Genge Street • Raised concerns about the short-term rental use of the property and the conditions of the sewage system

Page 41 of 232

Discussion

Page 42 of 232

• A shed is a permitted accessory building in the UR1 zone • The two sheds are legal non-conforming because they were constructed before 2003 and are 16 metres and 21 metres from the highwater mark instead of 30 metres. • The new, larger shed would be 147.9 sq ft larger than the two individual sheds • No negative or intrusive impacts anticipated • Appropriate to grant permission to combine the sheds to make one larger shed

Recommendation • Approval

Page 43 of 232

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 44 of 232

PL-ZNA-2025-0113 Committee Deliberation and Vote

Page 45 of 232

PL-ZNA-2025-0117 Permission

Property Owner: Larry and Catherine Hutchings Agent: Jason Sands, The Boulevard Group Property: 1277 Sheila Lane

Page 46 of 232

1277 Sheila Lane Committee of Adjustment Application: Permission Owners: Larry & Catherine Hutchings Planner: The Boulevard Group (Jason Sands, MCIP. RPP.) Page 47 of 232

December 11, 2025

Preamble •

Long-standing (1907) development consisting of a seasonal dwelling and attached boathouse and three (3) detached accessory structures (bunk house, storage shed, and carport) near the shoreline

•

Through Minor Variance application PL-ZNA-2024-0129, the owners were granted relief to facilitate the reconstruction of the seasonal dwelling

•

Through this approval, the boat house was planned to be reconstructed to the same size as existing

•

In accordance with Cataraqui Conservation regulations, the proposed seasonal dwelling is to be detached from the boathouse

Page 48 of 232

December 11, 2025

Proposal Overview ●

Existing boathouse dimensions/features ○ ○ ○ ○

●

Height: +/- 5.41 m Length: +/- 7.47 m Width: +/- 3.81 m Boat slip and living space

Proposed boathouse dimensions/features

○

Height: +/- 3.25 m Length: +/- 9.14 m Width: +/- 4.88 m Boat slip and observation deck

○

Summary: 6ft increase to length & 4ft increase to width

○ ○ ○

Page 49 of 232

December 11, 2025

Existing and Proposed Dimensions

Page 50 of 232

December 11, 2025

Existing and Proposed Elevations

Page 51 of 232

December 11, 2025

Planning Act – Section 45.2(a)(i) ●

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

●

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

Page 52 of 232

December 11, 2025

Planning Act – Section 45.2(a)(i) - Tests ●

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

Does not include attached living space Approximately 8ft reduction in overall building height compared to existing boathouse on-site Does not project beyond the existing dock Allows for capacity for modern sized boat Improves structural integrity Minimizes visual impact No natural hazard impact along the shoreline given existing development and inlet

Page 53 of 232

December 11, 2025

Planning Act – Section 45.2(a)(i) - Tests ●

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

○ ○

○

Surrounding properties are primarily developed with dwellings ■ Several contain marine facilities at the shoreline (docks, boathouses etc.) ■ Several boathouses in this area of Sydenham Lake Proposed expanded boathouse does not project beyond the existing dock A Geotechnical Engineering Assessment (WJM Consulting Ltd) has concluded that the additional bedrock to be removed to facilitate proposed expansion will have no adverse impact on shoreline stability Visually screened from abutting properties via mature vegetation

Page 54 of 232

December 11, 2025

Shoreline Views

Page 55 of 232

December 11, 2025

Conclusion •

Planning Act tests satisfied: • •

●

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

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

Page 56 of 232

December 11, 2025

1277 Sheila Lane | SUMMARY

Questions & Comments

Page 57 of 232

December 11, 2025

Department, Agency and Public Comments • Cataraqui Conservation - No objection

• Reviewed bedrock removal and stability report – no concern • CRCA development permit required

• Ministry of Natural Resources – Did not provide formal comment at the time this presentation was prepared • Public Comments - None received

Page 58 of 232

Recommendation • Pending any comments received • Approval to permit the owner to replace the legal nonconforming boathouse with a larger boathouse. The new boathouse shall have a maximum area of 44.6sqm (9.14m x 4.88m) and a maximum building height of 3.25m. • Subject to conditions • The proposed development must be generally consistent with the submitted drawings

Page 59 of 232

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 60 of 232

PL-ZNA-2025-0117 Committee Deliberation and Vote

Page 61 of 232

Delegated Consent Authority Report PL-BDJ-2025-0105 – Storrington District • Granted November 19, 2025 • Unaddressed lands on Burnt Hills Road (ARN: 102906006015653) • Lot addition to 2054 Burnt Hills Road • Severed Area: • 2 acres

• Benefitting Lot:

• Will increase in area to 4 acres

• Retained Lot: Page 62 of 232

• 4.35 acres • Undeveloped

Delegated Consent Authority Report PL-BDJ-2025-0103 – Portland District • Granted December 03, 2025 • Unaddressed lands on Desert Lake Road (ARN: 102908005013710) • Creation of one new rural lot • Severed Parcel:

• 5.7 acres • 170 metres frontage

• Retained Lot:

Page 63 of 232

• 3.6 acres in area • 203 metres frontage • undeveloped

Adjournment

Page 64 of 232

Minutes of Committee Of Adjustment November, 13, 2025

Township of South Frontenac Committee of Adjustment Meeting Minutes Meeting # 2025-10 Time: 7:00 PM Location: Council Chambers/Virtual Via Zoom Present: Norm Roberts, Ray Leonard, Steve Pegrum, Scott Trueman, Alan Revill, Brett Moreland, Patrick Diotte, Mike Howe Absent: Staff: Christine Woods, Manager of Planning, Noah Perron, Planner, Kate Kaestner, Planning Clerk & Secretary-Treasurer 1

Call to Order

Adoption of Agenda

Resolution. Resolution No. 2025-10-02 Moved by: Alan Revill Seconded by: Mike Howe THAT the Committee hereby adopts the Agenda for the November 13, 2025 Committee of Adjustment meeting. Carried

Electronic Meeting Information

The meeting was live-streamed on the Township’s Facebook page.

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

Declaration of pecuniary interest

None declared.

Approval of Minutes – October 9, 2025

Resolution. Resolution No. 2025-10-03 Moved by: Mike Howe Seconded by: Alan Revill THAT the Committee hereby approves the minutes of the October 9, 2025 Committee of Adjustment meeting. Carried

Consent Applications from a Previous Meetings: (if applicable)

Page 65 of 232

Minutes of Committee Of Adjustment November, 13, 2025 7

New Consent Applications:

PL-BDJ-2025-0088 (Sleeth) (Barbier) - Storrington District Property Address: Unaddressed lands fronting on Ormsbee Road, Wellington Street, & Milburn Road ARN: 102906006004900 Purpose & Effect of the Application: The severance application seeks to permit a lot addition. The proposed 3.82 acre lot addition would increase the area of the benefitting lands (2008 Ormsbee Road) to 5.02 acres. The unaddressed retained parcel (102906006004900) would have 93.62 acres of remaining area, with frontage on Wellington Street, Milburn Road and Ormsbee Road. Noah Perron, Planner, delivered his report to the Committee with a staff recommendation that the application be approved, subject to the conditions outlined in the staff report. Steve Pegrum, Chair of the Committee, inquired as to whether the applicant or their agent wished to address the Committee. Jarod Barbier, applicant and owner of benefitting lands, stated that he runs a small engine repair business out of his home so that he can care for his special needs son. He stated that the proposed lot addition will help him to continue his home industry with the possibility of constructing a detached workshop. Mr. Pegrum inquired as to whether there were any questions or comments from members of the public regarding the application. Leanne Sharpe, owner of neighbouring property at 2002 Ormsbee Road, expressed concerns with by-law infractions relating to Mr. Barbier’s business practices, and worried that there would be an increase in mechanical parts along their shared property line. Ms. Sharpe also expressed concerns with having a new driveway along the property line, should a workshop be constructed for the business. She expressed concerns with increased traffic and noise as a result of the home industry, as well as potential for groundwater contamination from gasoline and oil. Patricia Devereaux, neighbouring property owner at 2020 Ormsbee Road, expressed her concerns with the proximity of her property to Mr. Barbier’s property as they are smaller lots and have only 50 metres of frontage. Ms. Devereaux spoke to the noise and traffic being disruptive to her enjoyment of her property. She expressed her concern with the use of the property evolving into a commercial site, as there is a constant stream of vehicles and noise. She also expressed concerns with surface drainage and well contamination should the area behind her property be cleared for a workshop, as well as concerns regarding boats that are being stored on the property. Ms. Devereaux stated that the lot addition would serve as a technicality in order to allow a home industry that would not otherwise be suitable for this property. Mr. Barbier responded he understands the concerns of his neighbours. He stated that there wouldn’t be an increase in traffic compared to what is occurring now. He does not know if or where a detached shop would be constructed, but he feels it would be less impactful to conduct the business further from the dwellings. With respect to boats being stored externally on the property, Mr. Barbier stated that he stores the boats for extra income but doesn’t feel that it’s an issue. In regard to waste and oil, he engages the services of Tomlinson and other agencies to remove oil, filters and containers in a safe manner as his home and well are also on the property.

Page 66 of 232

Minutes of Committee Of Adjustment November, 13, 2025 Mr. Pegrum gave Committee members an opportunity to ask questions. Committee Member Alan Revill sought clarification on s. 5.29 of the Zoning ByLaw, specifically as it speaks to there being no external storage of goods permitted under the home industry provision. Mr. Perron stated that the lot addition application is the first step of bringing the use of the property into compliance with the Zoning By-Law, and that section 5.29 is to be taken quite literally, meaning that there are to be absolutely no external storage of goods or materials, including boats. Mr. Revill then asked the applicant where the garage or workshop would be located on the property, and whether he anticipated that more of his operations would take place inside the building as opposed to the driveway or the residential garage. Mr. Barbier stated that he didn’t know exactly where it would be located as there are required setbacks to be met, however, if there was a building constructed then most of the business operations would be performed inside the building. Chair Pegrum then reminded the Committee that the application before them was for a lot addition. The business that is operating on the property would need to comply with all of the existing By-Laws within the Township, and the applicant is in the beginning stages of bringing the property into compliance, but it is the Committee’s role to consider the appropriateness of the lot addition. Kate Kaestner, Planning Clerk and Secretary-Treasurer of the Committee, read the resolution for approval of the application, subject to the conditions outlined in the staff report. Mr. Pegrum gave Committee members an opportunity to comment on the motion. None heard. Resolution No. 2025-10-04 Moved by: Norm Roberts Seconded by: Patrick Diotte THAT the Committee of Adjustment hereby approves application PL-BDJ-20250088, for unaddressed lands identified by ARN 1029-060-060-04900, allowing an approximately 3.82 acre lot addition to be conveyed only to adjacent lands, municipally addressed as 2008 Ormsbee Road, subject to conditions. Carried b)

PL-BDJ-2025-0106 (Mundell) - Loughborough District Property Address: Unaddressed lands fronting on Winding Creek Lane & Burega Lane (ARN: 102904006001840) Purpose & Effect of the Application: Consent for the creation of one new residential lot. The lot would be 2.5 acres in area with 87 metres frontage on Winding Creek Lane. Christine Woods, Manager of Planning, delivered her staff report for associated applications PL-BDJ-2025-0106, PL-BDJ-2025-0107, PL-BDJ-2025-0108, PLBDJ-2025-0109 & PL-ZNA-2025-0110, which included a staff recommendation that all applications be approved, subject to the conditions outlined in the staff report.

Page 67 of 232

Minutes of Committee Of Adjustment November, 13, 2025 Mr. Pegrum gave the applicant or their agent an opportunity to address the Committee. Jack Mundell, applicant, thanked the Committee for considering the proposal and commended Ms. Woods for her work on the applications. Mr. Pegrum inquired (3 times) as to whether there were any questions or comments from members of the public with respect to the applications. None heard. Members of the Committee were provided the opportunity to ask questions. Committee member Patrick Diotte asked Ms. Woods about the change in deeded access to one of the severed parcels from Burega Lane to Winding Creek Lane, specifically whether the public notice included the new information. Ms. Woods responded that the notices were not updated to reflect the change, however all property owners along the affected portion of Winding Creek Lane did receive a notice, and the only people that she received concerns from were property owners on Burega Lane. Ms. Kaestner read the resolution for approval of application PL-BDJ-20250106, subject to conditions. There were no comments from Committee members arising from the motion. Resolution No. 2025-10-05 Moved by: Alan Revill Seconded by: Mike Howe THAT the Committee of Adjustment hereby approves consent application PLBDJ-2025-0106, to sever one new residential lot from unaddressed lands on Winding Creek Lane, having roll number 1029-040-060-01840. The new lot shall be a minimum of 2 acres in area with approximately 87 metres frontage on Winding Creek Lane, subject to conditions. Carried c)

PL-BDJ-2025-0107 (Mundell) - Loughborough District Property Address: Unaddressed lands fronting on Winding Creek Lane & Burega Lane (ARN: 102904006001840) Purpose & Effect of the Application: Consent for the creation of one new residential lot. The lot would be 2.5 acres in area with 113 metres frontage on Burega Lane. See Minutes Text of agenda item 7. b). Ms. Kaestner read the resolution for approval of application PL-BDJ-20250107, subject to conditions. There were no comments from Committee members arising from the motion.

Page 68 of 232

Minutes of Committee Of Adjustment November, 13, 2025 Resolution No. 2025-10-06 Moved by: Norm Roberts Seconded by: Patrick Diotte THAT the Committee of Adjustment hereby approves consent application PLBDJ-2025-0107, to sever one new residential lot from unaddressed lands on Winding Creek Lane, having roll number 1029-040-060-01840. The new lot shall be a minimum of 2 acres in area with a minimum of 113 metres frontage on Burega Lane, subject to conditions. Carried d)

PL-BDJ-2025-0108 (Gow) (Mundell) - Loughborough District Property Address: 3624 Sydenham Road Purpose & Effect of Application: The consent application is for the creation of a right-of-way over a portion of Burega Lane, for access to the proposed severed parcel of associated consent application PL-BDJ-2025-0107. See Minutes Text of agenda item 7. b). Ms. Kaestner read the resolution for approval of application PL-BDJ-20250108, subject to conditions. There were no comments from Committee members arising from the motion. Resolution No. 2025-10-07 Moved by: Mike Howe Seconded by: Alan Revill THAT the Committee of Adjustment hereby approves consent application PLBDJ-2025-0108, for property municipally addressed as 3624 Sydenham Road, to grant a right-of-way over Burega Lane in favour of the severed lands of associated consent application PL-BDJ-2025-0107, subject to conditions. Carried

PL-BDJ-2025-0109 (Lappan) (Mundell) - Loughborough District Property Address:1079 Burega Lane Purpose & Effect of Application: The consent application is for the creation of a right-of-way over a portion of Burega Lane, for access to the proposed severed parcel of associated consent application PL-BDJ-2025-0107. See Minutes Text of agenda item 7. b). Ms. Kaestner read the resolution for approval of application PL-BDJ-20250109, subject to conditions. There were no comments from Committee members arising from the motion.

Page 69 of 232

Minutes of Committee Of Adjustment November, 13, 2025 Resolution No. 2025-10-08 Moved by: Ray Leonard Seconded by: Brett Moreland THAT the Committee of Adjustment hereby approves consent application PLBDJ-2025-0109, for property municipally addressed as 1079 Burega Lane, to grant a right-of-way over Burega Lane in favour of the severed lands of associated consent application PL-BDJ-2025-0107, subject to conditions. Carried 8 Minor Variance / Permission Applications from a Previous Meetings: (if applicable) 9

New Minor Variance / Permission Applications:

PL-ZNA-2025-0011 (Jorgensen) - Storrington District Property Address: 4571 Stair Step Lane Purpose & Effect of the Application: This revised application seeks permission to replace two legal non-conforming seasonal dwellings that are less than 30 metres from the highwater mark with one larger dwelling that would also be less than 30 metres from the highwater mark. Noah Perron, Planner, delivered his report to the Committee with a staff recommendation that the application be approved, subject to the conditions outlined in the staff report. Mr. Pegrum asked whether the applicant wished to address the Committee. The applicant declined. Mr. Pegrum inquired (3 times) whether there were any questions or comments from members of the public regarding the proposal. None heard. There were no questions from members of the Committee regarding the application. Ms. Kaestner read the resolution for approval of the application, subject to the conditions outlined in the staff report. There were no comments arising from the resolution. Resolution No. 2025-10-09 Moved by: Patrick Diotte Seconded by: Norm Roberts THAT the Committee of Adjustment hereby approves application PL-ZNA-20250011, for property municipally addressed as 4571 Stair Step Lane, granting permission under section 45(2) of the Planning Act to replace two legal nonconforming dwellings and connecting deck with one 260 square metre single detached dwelling, subject to conditions. Carried

Page 70 of 232

Minutes of Committee Of Adjustment November, 13, 2025 b)

PL-ZNA-2025-0096 (Pellerin & Bercier) - Bedford District Property Address: 340 Devil Lake Road Purpose & Effect of the Application: A minor variance is being requested to allow 17sqm (182sqft) deck, attached to the side of the dwelling, to be setback 23m from the highwater mark of a watercourse/unevaluated wetland. The deck was constructed without the necessary approvals. Noah Perron, Planner, delivered his report to the Committee with a staff recommendation that the application be approved. Mr. Pegrum asked whether the applicant wished to address the Committee. The applicant declined. Mr. Pegrum inquired (3 times) whether there were any questions or comments from members of the public regarding the proposal. None heard. Mr. Pegrum asked for clarification from Mr. Perron with respect to the timeline for the issuance of building and conservation authority permits, construction of the deck and the submission of the planning application. Mr. Perron detailed the timeline of events. Ms. Kaestner read the resolution for approval of the application. There were no comments from Committee members arising from the motion. Resolution No. 2025-10-010 Moved by: Ray Leonard Seconded by: Brett Moreland THAT the Committee of Adjustment hereby approves minor variance application PL-ZNA-2025-0096, for property municipally addressed as 340 Devil Lake Road, to allow a 17 square metres deck attached to the existing dwelling to be setback 23 metres from the highwater mark of the watercourse and wetland to the south, subject to conditions. Carried

PL-ZNA-2025-0110 (Mundell) - Loughborough District Property Address: Unaddressed lands fronting on Winding Creek Lane & Burega Lane (ARN: 102904006001840) Purpose & Effect of the Application: The minor variance application is requesting permission for the new residential lots from associated consent applications PL-BDJ-2025-0106 & PL-BDJ-20250107 to be at least 300 metres from the licensed quarry on Sydenham Road. See Minutes Text of agenda item 7. b). Ms. Kaestner read the resolution for approval of application PL-ZNA-20250110. There were no comments from Committee members arising from the motion.

Page 71 of 232

Minutes of Committee Of Adjustment November, 13, 2025 Resolution No. 2025-10-011 Moved by: Brett Moreland Seconded by: Ray Leonard THAT the Committee of Adjustment hereby approves minor variance application PL-ZNA-2025-0010, for unaddressed lands on Winding Creek Lane, having roll number 1029-040-060-01840, allowing the severed parcels from associated consent applications PL-BDJ-2025-0106 & PL-BDJ-2025-0107 to be at least 300 metres from the licensed quarry at 3615 Sydenham Road. Carried 10

Other Business

Delegated Authority Consent Report Kate Kaestner, delivered her report to the Committee. There were no questions arising from the report.

Adjournment

Resolution. Resolution No. 2025-10-012 Moved by: Brett Moreland Seconded by: Ray Leonard THAT the November 13, 2025 meeting of the Committee of Adjustment for the Township of South Frontenac is hereby adjourned at 8:17 PM, to reconvene on Thursday, December 11, 2025 at 7:00PM, or at the call of the Chair. Carried

Page 72 of 232

Page 73 of 232

Page 74 of 232

TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION For Office Use Only Date Received: 07-Nov-2025_

File Number: PL-BDJ-2025-0114

Name of Owner(s): Jordan Dana John Neumann Full Mailing Address of Owner(s): 3_5_9_0_H_a_rr ow _ s m it h _ R _ d__________ _

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 Applicant/Agent:, ____________________ Full Mailing Address of Authorized Applicant/Agent: _______________

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 fill out the last page).

Signature(s) of Owner(s) Communications are to be sent to: 3.

�

Owner(s)

D Agent

Permission to Enter Subject Lands: Permission is hereby granted to the relevant staff, committee members, and necessary commenting agencies to enter the premises (subject lands) subject to this purposes of making inspections associated with this applica ? /Uv 7�>' (Dat6) } (Signature of the property owner) p p y ( g

Page 75 of 232

Page 76 of 232

Page 77 of 232

Page 78 of 232

Page 79 of 232

Page 80 of 232

Page 81 of 232

Page 82 of 232

Page 83 of 232

Page 84 of 232

Page 85 of 232

Page 86 of 232

Page 87 of 232

Report from Public Services PL-BDJ-2025-0114 Application Number: ___________________________________________________ Dana Neumann Applicant’s Name: _____________________________________________________

05 PT Lot 04 Portland Lot: _______________District:

Concession: _________________ Alton Road West Road: ________________________________________________________________

Road Maintenance:

Year-round □

Seasonal □

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

✔ Yes □

No □

If no, what changes would be required to improve sight lines? RETAINED PARCEL: Adequate entrance sight lines SEVERED PARCEL: Adequate entrance sight lines

Road Conditions:

Are there any special drainage/ditching concerns related to creation of new lot(s)? ✔ Yes □ No □ If yes, what action is the applicant required to take?

Ensure coordination with public works staff for new entrance location on severed portion, given close proximity to large cross culvert, limiting where entrance can be located. Up-sized entrance culvert likely needed.

Is the overall road condition adequate to serve increased development/traffic? ✔ Yes □ No □ If no, please explain, and indicate if there are any measures that could be taken to correct the inadequacies.

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

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.

Signature on behalf of Public Services

November 26, 2025

Date

Page 88 of 232

December 5, 2025

File: SEV/FRS/272/2025

Sent by E-mail Colin Herrewynen Planner Township of South Frontenac P.O. Box 100 Sydenham, Ontario K0H 2T0 Dear Mr. Herrewynen: Re: Consent Applications PL-BDJ-2025-0114, PL-BDJ-2025-0115 & Zoning By-law Amendment Application PL-ZNA-2025-0116 3590 Harrowsmith Road, Township of South Frontenac Unnamed Watercourse & Karst Topography Staff of the Cataraqui Region Conservation Authority (CRCA) have reviewed the above-noted application for consent and offer the following comments for the Township’s consideration, based on our role as a commenting agency responsible for natural hazards on Planning Act applications, and as administrator of Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits. Summary of the Proposal The applicant is requesting to create a 2.4 ha (9 acre) residential lot with 115 m of frontage on Alton Road West and well as a lot addition of 24 ha (60 acres) with 27 m of frontage on Alton Road West to be added to the vacant farm property to the west. The retained lands would be 3.2 ha (8 acres) and are developed with an existing house and accessory structures. The retained lands would maintain the existing 65.8 m of frontage on Harrowsmith Road. An associated minor variance application seeks to permit the retained lot to have less than 76 m of frontage on Harrowswmith Road. Discussion CRCA’s scope of review with respect to these applications is the avoidance of natural hazards including flooding and erosion associated with un-named watercourses on the subject lands as well as the avoidance of unstable bedrock (karst topography). CRCA’s comments are focused on the proposed lot creation applications. Natural Hazards / Ontario Regulation 41/24 Surface Water Features Cataraqui Conservation, through implementation of Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits requires development (building and structures) and site alteration

Page 89 of 232

Page 2 of 3 (excavation, grading, placement of fill) to be located outside of natural hazard areas and set back a minimum of 30 m from surface water features including watercourses (creeks, streams) and wetlands (swamps, marsh, bogs/fens). The intent is to protect development from potential flooding and erosion hazards and to preserve the hydrologic function of these features. Retained There are no surface water features present on the retained lands. Severed Lot Mapping shows areas on unevaluated wetlands on the severed lot. CRCA staff completed a site visit of the severed lot on October 16, 2025, to confirm if wetlands were present on the severed lot. Based on observations on the site visit, there are no wetlands present on the severed lot. Staff observed evidence of a watercourse in the far southeastern area of the severed lot. Based on observations the watercourse likely conveys runoff in the spring and during heavy rain fall events. The proposed building envelope is located well beyond 30 m from the area of the observed watercourse. If future development is proposed in the southeastern portion of the severed lot, the owner should contact CRCA to confirm regulatory requirements. Lot Addition There are no mapped wetlands on the lot addition lands. There is a mapped watercourse in the southern portion of the lot addition lands. This is a regulated feature and as a setback of 30 m would apply from the bank of the watercourse for future development or site alteration. Karst Topography The subject lands have been identified on provincial OGS Mapping as having inferred karst. Karst is a type of unstable bedrock that is relatively common in the Cataraqui region and is considered a natural hazard under the 2024 Provincial Planning Statement and Ontario Regulation 41/024. As with other natural hazards, there is risk of damage to buildings, property and human safety when development is located within or near unstable bedrock. Accordingly, CRCA’s regulation directs development away from these areas and features. CRCA staff have reviewed available information (e.g. aerial imagery, soils and geology mapping, topographic info.) and completed a site inspection of the severed lot on October 16, 2025. Based on our preliminary findings, we did not encounter evidence of karst in the identified buildable area on the severed lot. Should karst features (e.g. fissures, crevices, sinkholes, etc.) be encountered on the subject lands during construction/excavation of the site, the applicant will need to contact CRCA staff to determine appropriate actions which would include additional assessment by a qualified professional to determine the extent and risks associated with karst at the property. Recommendation Staff have no objection to the approval of applications PL-BDJ-2025-0114, PL-BDJ-2025-0115 and PL-ZNA-2025-0116 and based on our consideration for natural hazard and regulatory policies. We recommend the above-mentioned environmental measures (in bold) and recommend the following condition be included in the decision.

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

Page 90 of 232

Page 3 of 3 The applicant acknowledges the subject property is located within an area of inferred karst topography. To the discretion of the Township of South Frontenac Chief Building Official and Cataraqui Region Conservation Authority staff, should karst topography be identified, the applicant shall complete an evaluation by a qualified engineer to determine presence and extent of karst and obtain necessary permitting from Cataraqui Conservation prior to development. Ontario Regulation 41/24 Please note that portions of subject lands are subject to Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits (formerly O. Reg. 148/06), which is administered by the CRCA. The purpose of the regulation is to ensure that proposed changes (e.g. development and site alteration) to a property are not affected by natural hazards, such as flooding and erosion, and that the changes do not put other properties at greater risk from these hazards. Current and future landowners are advised to contact CRCA before considering any work within 30 metres of watercourses on the subject lands. Should karst features (e.g. fissures, crevices, sinkholes, etc.) be encountered on the subject lands during construction/excavation of the site, the applicant will need to contact CRCA staff to determine appropriate actions which would include additional assessment by a qualified professional to determine the extent and risks associated with karst at the property. Please inform this office of any decision made by the Committee with regard to these applications. If you have any questions, please contact the undersigned at 613-546-4228 ext. 239, or by e-mail at estucke@crca.ca Sincerely,

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

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

Page 91 of 232

To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

December 11, 2025

Subject:

Consent Applications PL-BDJ-2025-0114, PL-BDJ-2025-0115 and Minor Variance Application PL-ZNA-2025-0116, Neumann, 3590 Harrowsmith Road, Portland District

Summary This report recommends that the Committee of Adjustment grant approval of the subject consent applications and minor variance application for zoning relief subject to conditions. Background The subject property is designated as Rural in the South Frontenac Township Official Plan. It is zoned Rural Zone (RU) in Zoning By-law No. 2003-75, as amended. The subject property has approximately 65.9 metres frontage along Harrowsmith Road and approximately 142 metres frontage along Alton Road West. The area with access along Harrowsmith Road is developed with a house, accessory structures, and driveway. In the middle of the property are agricultural fields and naturalized areas consisting of trees and grasslands with a hydro corridor. Along Alton West Road is a treed area and the beginning of the hydro corridor. The entire property is approximately 77 acres (31.1 hectares ) in area. The subject property currently exceeds the Rural Zone lot size requirement of 2 acres (0.8 hectares) and the lot frontage requirement of 76 metres along Alton Road West only. Proposal Application PL-BDJ-2025-0114 is proposing to create 1 new residential lot that is approximately 9 acres in area with approximately 115 metres of frontage on Alton Road West. Application PL-BDJ-2025-0115 is for a lot addition of approximately 60 acres with approximately 27 metres of frontage on Alton Road West to be added to the vacant farm property to the west, as identified on the map in the report agenda package , increasing the size of the property to approximately 123 acres. The retained lands would maintain 65.9 metres frontage along Harrowsmith Road and would be 8 acres. They would contain the house and accessory structures. Application PL-

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

Page 92 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

ZNA-2025-0116 is for a minor variance to allow the retained lands to have less than 76 metres of frontage. Related Applications The lands are not subject to any additional applications under the Planning Act at this time. Department and Agency Comments Cataraqui Region Conservation Authority Cataraqui Region Conservation participated in a pre-application meeting and was officially circulated the application. Formal comments were not received before this report was finalized. Public Services Public Services advised that they have no objections. The severed and retained parcels have adequate entrance sight lines. An entrance permit needs to be pursued for the lot to be created along Alton Road West through application PL-BDJ-2025-0114. The need for road allowance widening along Alton Road West should be confirmed by a Ontario Land Surveyor as a condition of approval. Public Comments No public comments were received at the time of writing this report. Planning Analysis The consent applications need to be assessed against the applicable policies of the Provincial Planning Statement 2024 (PPS), Township of South Frontenac Official Plan (2003), as well as the provisions of Zoning By-law No. 2003-75, as amended. The minor variance application needs to be assessed against the four tests of a minor variance outlined in Section 45(1) of the Planning Act. Minimum Distance Separation for Livestock Facilities In conformity with the PPS, the Township Official Plan requires all division of land for nonfarm uses to comply with the Minimum Distance Separation Formulae I (MDS I) (section 7.1(l)). The Township Zoning By-law also requires residential development to comply with MDS I. The subject lands are in a rural and agricultural area where there are existing livestock facilities. Staff evaluated two livestock facilities against The Minimum Distance Separation (MDS) Document (OMAFRA Publication 853). MDS I setbacks were calculated for barns at 3833 Alton Road West (115 metres) and at 3861 Alton Road West (217 metres). It was determined that the proposed new lot would conform to the applicable minimum distance separation policies because it would have a minimum 0.5 hectare, viable development envelope area beyond the required MDS I setbacks.

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

Page 93 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Rural Residential Uses The Provincial Planning Statement (2024) allows residential lot creation on Rural lands where site conditions are suitable for the provision of appropriate sewage and water services. The County Official Plan and the Township Official Plan also permit residential development in the Rural designation. Limited non-agricultural residential development may be permitted within the Rural area so as to provide a variety of living accommodation for the residents of the Township. The type and amount of development on rural lands must maintain the rural character, natural heritage and cultural landscape in the Township. Section 5.7.4 of the Official Plan indicates that a maximum of three rural residential lots may be created by consent from a landholding provided that the new lots meet the General Consent Policies, as well as all other applicable policies. The subject property is eligible for a severance under Section 5.7.4 because there have been only 2 previous severances from the subject property since the adoption of the Official Plan. Section 5.7.4 requires the frontage, size and shape of any lot created for rural residential purposes through the severance approval process to be appropriate for the proposed use and to conform to the provisions of the zoning by-law. The proposed new lot would exceed the size and frontage requirements of the Rural designation and the Rural Zone. Rural development must be serviced by private water and sewage systems. The Township typically requires the ability to be serviced by a private well to be demonstrated as a condition of consent approval. Sewage system requirements would be addressed at the building permit application stage. Lot Addition Section 7.1 of the Township Official Plan contemplates lot additions for convenience and technical reasons. The proposed 60 acre lot addition would remove a portion of trees, naturally vegetated area, and agricultural fields from 3590 Harrowsmith Road. The benefitting lands to the west along Alton Road (Roll # 102908002004001) consists of naturally vegetated areas and agricultural fields and would increase in size to approximately 123 acres. Retained Lands The retained parcel, at 8 acres, will exceed the minimum 2 acre lot size required for a rural residential lot. The retained parcel would be left with the existing 65.9 metres frontage on Harrowsmith Road. This frontage would be less than the minimum 76 metres lot frontage required in the Rural designation and the RU zone. The minor variance application requests a 65.9 metre frontage for the retained parcel. Section 5.7.4(ii)(a) of the Official Plan allows the municipality to consider reductions to this requirement provided the overall intent of the Official Plan is maintained. For the given situation, The proposed reduced frontage would not impact the retained lot’s ability to function and would be recognizing the existing situation. The retained land is already developed with an existing dwelling and road access and have been functioning as the primary frontage on the www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 94 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

subject property for many years and is not subject to change. In addition, the frontage is similar to the frontages of other lots of record on this section of Harrowsmith Road (they range from 50 to 70 metres). Conclusion The consent applications meet the criteria outlined in section 51(24) of the Planning Act, do not require a plan of subdivision for the proper and orderly development of the municipality, are consistent with the PPS, and conform to the County and Township Official Plans. The retained parcel will comply with the Zoning By-law subject to the requested minor variance for lot frontage. It is the opinion of Planning staff that the proposed 65.9 metre lot frontage of the retained parcel meets the four tests for a minor variance – the variance maintains the general intent and purpose of the Official Plan and Zoning By-law, it is desirable for the appropriate development of the lands, and it is minor in nature. Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 14 days in advance of the Public Hearing. This included notice given: • • • •

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

Recommendations Consent PL-BDJ-2025-0114 It is recommended that application PL-BDJ-2025-0114 for the creation one new residential lot along Alton Road West be approved subject to the following conditions. Expiry Period

Conditions imposed must be met within two years of the date of Notice of Decision, as required by Section 53(41) of the Planning Act, RSO 1990, as amended. If conditions are not fulfilled as prescribed within two years, the application shall be deemed to be refused. Provided the conditions are fulfilled within two years, the application is valid for two years from the date of Certificate of Official issuance. The deed must be registered within two years of the issuance of the Certificate of Official. Severed Lands
The land to be severed shall be for the creation of one new residential lot each that is a minimum 9 acres (3.6 ha) in area with a minimum 115 metres of frontage on Alton Road West. The lot area, frontage and configuration of the proposed severed www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 95 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

lots shall be consistent with the sketch submitted by the applicant attached to the decision as a schedule. Survey/Reference Plan or Registerable Description 3. An acceptable reference plan or legal description of the severed lands in duplicate [Registry Act, s.81, Land Titles Act, s. 150], the deed or instrument conveying the severed lands, and the Certificate of Official shall be submitted to the SecretaryTreasurer for review and consent endorsement within a period of two years [Planning Act, s. 53(41)] after the date that “Notice of Decision” is given [Planning Act, ss. 53(17) and 53(24)]. 4. The Ontario Land Surveyor or applicant shall submit the draft Reference Plan, including area calculations and noting frontages along the road, electronically or in paper form for review and approval by planning staff prior to depositing the Reference Plan with the Land Registry Office. Road Allowance Widening 5. The Ontario Land Surveyor who prepares the reference plan referred to in Condition #3 and #4 shall also determine by survey the width of Alton Road West to be 20m. If such a width is less than 20m, the owner shall dedicate to the Township land along the frontage of the severed lands in the following manner as required: a. The land to be dedicated shall be the width required to provide 10m from the centre of the existing travelled road for Alton Road West; b. The land to be dedicated shall be described as a separate part on a Reference Plan of Survey to be prepared and deposited at the Owner’s expense and filed with the Secretary-Treasurer prior to the issuance of the Certificate of Official; c. The Transfer/Deed from the Owner for the land to be dedicated shall be engrossed in the of “The Corporation of the Township of South Frontenac”, and shall include the following attached to the Transfer/Deed as a Schedule: The Transferor hereby transfers the lands to the municipality for the purpose of widening the adjacent highway pursuant to Section 31(6) of the Municipal Act, 2001, Chapter 25, as amended.

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

Page 96 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

d. The Transfer/Deed for the land to be dedicated shall be registered by the Owner at the Owner’s expense; e. The duplicate registered Transfer/Deed for the land to be dedicated together with a letter of opinion of a solicitor qualified to practice law in the Province of Ontario addressed to the Secretary-Treasurer confirming that the municipality acquired good and marketable title to the land free and clear of all liens and encumbrances shall be delivered to the Secretary-Treasurer prior to the issuance of the Certificate of Official. Municipal Requirements 6. Payment of the balance of any outstanding taxes and local improvement charges shall be made to the Township Treasurer. This includes all taxes levied as of the date of the issuance of the Certificate of Official. 7. The Township of South Frontenac shall receive 5% of the value of the severed parcel, in lieu of parkland [Planning Act, s. 51(1)]. 8. The Owner shall submit a well driller’s report demonstrating a potable water pumping capacity of 3.5 gallons per minute sustained over a 6-hour pump test for the severed parcel. 9. In the event that there are abandoned wells located on the severed parcel or the retained property, the wells shall be sealed in accordance with the requirements of the Ministry of the Environment, Conservation and Parks and that this work shall be accomplished prior to the issuance of the Certificate of Official. Zoning 10. The applicant is required to apply for a minor variance to permit the retained parcel to have a minimum of 65.9 metres of lot frontage. 11. Where a violation of Zoning By-law No. 2003-75 is evident, the appropriate minor variance or rezoning be obtained to the satisfaction of the Township. Consent PL-BDJ-2025-0115 It is recommended that application PL-BDJ-2025-0115 for a lot addition from 3590 Harrowsmith Road to unaddressed Land on Alton Road West, (Concession 5, Part Lot 4 on Registered Plan 13R14276 Parts 2 to 5, Part 1, Roll Number 102908002004001) be approved subject to the following conditions: Expiry Period

Conditions imposed must be met within two years of the date of Notice of Decision, as required by Section 53(41) of the Planning Act, RSO 1990, as amended. If conditions are not fulfilled as prescribed within two years, the application shall be www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 97 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

deemed to be refused. Provided the conditions are fulfilled within two years, the application is valid for two years from the date of Certificate of Official issuance. The deed must be registered within two years of the issuance of the Certificate of Official. Severed Lands 2. The land to be severed shall be for a lot addition with an area of approximately 60 acres and 27m of frontage on Alton Road West to be conveyed only to the adjacent lands known as unaddressed Land on Alton Road West, (Concession 5, Part Lot 4 on Registered Plan 13R14276 Parts 2 to 5, Part 1, Roll Number 102908002004001, PIN 361410437) and any subsequent transfer, charge or other conveyance of the lands to be severed is subject to Section 50(3) of the Planning Act. Neither the lands to be severed nor the adjacent lands are to be reconveyed without the other parcel unless a further consent is obtained. The owner shall cause the lands to be severed to be consolidated on title with the adjacent lands and for this condition to be entered into the parcel register as a restriction. 3. The lawyer for the applicant shall submit a Solicitors Personal Undertaking to provide a registered Application Consolidation Parcels within six (6) months of the Certificate of Official being signed by the Township of South Frontenac. Survey/Reference Plan or Registerable Description 4. An acceptable reference plan or legal description of the severed lands in duplicate [Registry Act, s.81, Land Titles Act, s. 150], the deed or instrument conveying the severed lands, and the Certificate of Official shall be submitted to the SecretaryTreasurer for review and consent endorsement within a period of two years [Planning Act, s. 53(41)] after the date that “Notice of Decision” is given [Planning Act, ss. 53(17) and 53(24)]. 5. The Ontario Land Surveyor or applicant shall submit the draft Reference Plan, including an area calculation and noting frontage along the road, electronically or in paper form for review and approval by planning staff prior to depositing the Reference Plan with the Land Registry Office. Municipal Requirements 6. Payment of the balance of any outstanding taxes and local improvement charges shall be made to the Township Treasurer. This includes all taxes levied as of the date of the issuance of the Certificate of Official. 7. The Township shall receive $100.00 as cash-in-lieu of parkland for the lot addition [Planning Act, s. 51(1), By-law 2023-104]. 8. In the event that there are abandoned wells located on the severed parcel or the retained property, the wells shall be sealed in accordance with the requirements www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 98 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

of the Ministry of the Environment, Conservation and Parks and that this work shall be accomplished prior to the issuance of the Certificate of Official. Zoning 9. Where a violation of Zoning By-law No. 2003-75, as amended, is evident, the appropriate minor variance or rezoning be obtained to the satisfaction of the Township. Minor Variance PL-ZNA-2025-0116 It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PL-ZNA-2025-0116, such that the retained parcel from Consent Applications PL-BDJ-2025-0114 and PL-BDJ2025-0115 is permitted to have a minimum 65.9 metres of lot frontage along Harrowsmith Road.

Report Prepared By: Colin Herrewynen, RPP, MCIP, Planner Report Reviewed By: Christine Woods, RPP, MCIP, Manager of Planning

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

Page 99 of 232

Page 100 of 232

Page 101 of 232

07-Nov-2025

PL-BDJ-2025-0115

Page 102 of 232

Page 103 of 232

Page 104 of 232

Page 105 of 232

Page 106 of 232

Page 107 of 232

Page 108 of 232

Page 109 of 232

Page 110 of 232

Page 111 of 232

Page 112 of 232

Page 113 of 232

Page 114 of 232

To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

December 11, 2025

Subject:

Consent Applications PL-BDJ-2025-0114, PL-BDJ-2025-0115 and Minor Variance Application PL-ZNA-2025-0116, Neumann, 3590 Harrowsmith Road, Portland District

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

Page 115 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

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

Page 116 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Page 117 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Conditions imposed must be met within two years of the date of Notice of Decision, as required by Section 53(41) of the Planning Act, RSO 1990, as amended. If conditions are not fulfilled as prescribed within two years, the application shall be deemed to be refused. Provided the conditions are fulfilled within two years, the application is valid for two years from the date of Certificate of Official issuance. The deed must be registered within two years of the issuance of the Certificate of Official. Severed Lands
The land to be severed shall be for the creation of one new residential lot each that is a minimum 9 acres (3.6 ha) in area with a minimum 115 metres of frontage on Alton Road West. The lot area, frontage and configuration of the proposed severed www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 118 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

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

Page 119 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Conditions imposed must be met within two years of the date of Notice of Decision, as required by Section 53(41) of the Planning Act, RSO 1990, as amended. If conditions are not fulfilled as prescribed within two years, the application shall be www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 120 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Page 121 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Report Prepared By: Colin Herrewynen, RPP, MCIP, Planner Report Reviewed By: Christine Woods, RPP, MCIP, Manager of Planning

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

Page 122 of 232

Page 123 of 232

Page 124 of 232

PL-ZNA-2025-0104

Page 125 of 232

Page 126 of 232

Page 127 of 232

Page 128 of 232

Page 129 of 232

Page 130 of 232

Page 131 of 232

Page 132 of 232

Page 133 of 232

Page 134 of 232

«Maiiui

Inset Map

§‘Z\< BROLKS l

206 _

lu-utlitrlx

LANE

LANE BRUCKS

lANE

SOUTH FRONTENAC PL-ZNA-2025-0104

198C BROOKS

/\N\

LANE

(BELSEY) 198A BROOKS LANE 198A BROOKS

LANE Ml BUNKER HlLL RD

V/// Provincially Significant Wetland h

Wetland

Wooded Area Lake Trout Lake At Capacity

Lake Trout Lake Not at Capacity

Non-Lake Trout Lake At Capacity

1 98A BROO KS LANE

Waterbody

.r -

I Township Boundary Road

140 BROOKS LANE

Produced by tne County orFrontenac under license Witritrie Ontario Ministry of Natural Resources © Klng’s Punter tor Ontano 2025

Page 135 of 232

wnile tne County makes every e?orl to insure tnat tne intorniation presented is accurate «or trie intended uses ortnis nran, tnere is an innerent error in all mapping products, and accuracy orme mapplng cannot be guaranteed tor all posslble uses Tnis map displays baslc topographic teatures only

Scale: 1:750 O

-:_

20 m

UTM Zone 18 NAD 83 Da|e

2025710722

Page 136 of 232

8’-0"

16’-0"

Page 137 of 232 16’-0" 18’-0"

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. PL0256-2025 Municipality:

Township of South Frontenac

Landowner:

2833646 Ontario Limited (Doug Belsey)

Location:

198 A Brooks Lane

Roll #:

10290100401050000000

Application Description:

Minor Variance Application File No. PL-ZNA-2025-0104

Regulated Feature:

Thirty Island Lake

Part Lot 5, Concession 2

Bedford

Requesting relief from Section 10.3.2 of Township of South Frontenac Zoning By-law No. 2003-75 to allow for a 228 square foot sleeping cabin to be setback 24.4 metres (80 feet) from the high-water mark of Thirty Island Lake, whereas a minimum 30 metres (98.4 feet) is required.

Natural Hazard policies of the Provincial Planning Statement and Quinte Conservation Planning Act Review policy Conservation Authorities have Provincially delegated responsibilities to represent Provincial interests regarding natural hazards under Section 5.2 of the Provincial Planning Statement (PPS) (2024). 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. The sleeping cabin is located above and beyond the 1:100-year flood plain of Thirty Island Lake, therefore staff are satisfied that the application as presented is consistent with Section 5.2 of the PPS.

Ontario Regulation #41/24 (Regulation of Prohibited Activities, Exemptions and Permits)

Comments:

The subject lands lie within the regulated area of Thirty Island Lake (by virtue of Ontario Regulation #41/24 – Regulation of Prohibited Activities, Exemptions and Permits). As 1:100 year flood plain mapping is available for Thirty Island Lake, a 15 metre setback from the flood plain would apply to new development activity, in accordance with Section 4.12 of the Quinte Conservation Policy Manual to Implement the CA Act and O. Reg. 41/24 (dated May 2025). As the sleeping cabin location exceeds the 15-metre setback allowance from the 1:100-year flood plain of the lake, the minor variance application is consistent with Quinte Conservation policy. As a result, staff have no concerns with the proposed minor variance. Quinte Conservation Permit No. REG0062-2025 has already been issued to the landowner for the 16 foot by 18 foot sleeping cabin, subject to the minor variance. Note, the landowners will require a permit prior to any future development activity (including construction /site grading /filling /excavation /site grading /change of use), if proposed within 30 metres of the 1:100-year flood plain of Thirty Island Lake.

Quinte Region Source Protection Plan Quinte Conservation provides Risk Management services as prescribed by the Clean Water Act, 2006 on behalf of member municipalities. Part of this is reviewing building and planning applications to ensure no new significant drinking water threats as outlined in the Quinte Region Source Protection Plan are created. Policies for significant threats in the Quinte Region Source Protection Plan are not applicable as the subject property lies outside of an intake protection zone or wellhead protection area for a municipal drinking water system. As such no Section 59 Clearance Notice is required.

Page 1 of 2

Page 138 of 232

Other Potential Township Studies As per Sections 21.1.1 and 21.1.2 of Ontario Regulation 596/22 (amendments made under the Conservation Authorities Act) as a result of the More Homes Built Faster Act, 2022, conservation authorities are no longer able to review or provide comment on Natural Heritage and Hydrogeology, nor is this office able to peer-review technical reports related to these matters. If the Township requests a hydrogeological assessment or Environmental Impact Study (EIS) it should be peer-reviewed by a qualified consultant.

Final Comments:

Quinte Conservation has no objection to the minor variance application as presented. A permit has already been issued by Quinte Conservation for the 16 foot by 18 foot sleeping cabin. Staff request that a copy of the decision on the application be forwarded to this office, when available.

November 20, 2025 Date

Sam Carney Planning Technician And: Catherine Sinclair, Regulations Officer

Page 2 of 2

Page 139 of 232

To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

December 11, 2025

Subject:

Minor Variance Application PL-ZNA-2025-0104, Belsey, 198A Brooks Lane, Bedford District

Summary This report recommends that the Committee of Adjustment grant approval of the subject application for zoning relief for a sleeping cabin, subject to conditions, as this application meets the four tests of a minor variance outlined in section 45(1) of the Planning Act. Background The Township Official Plan designates the subject property as Rural. Zoning By-law No. 2003-75, as amended, zones the property as Limited Service Residential – Waterfront (RLSW). The subject property is 0.88 acres in area with waterfrontage on Thirty Island Lake. The property is accessed from a driveway off Brooks Lane. The driveway cuts through three neighbouring properties and enters the subject property through its eastern side lot line. Existing development includes a cottage with attached deck and two detached storage buildings. The land slopes downwards significantly from the rear lot line to roughly the middle of the property. The area between the base of the slope and the lake is relatively flat and contains all existing development. Most of the property is well vegetated, except for the area in and around the existing buildings and structures. A sleeping cabin was partially built on the subject property without receiving the necessary approvals. The property owner has submitted a building permit application for the sleeping cabin. A minor variance to allow a reduced highwater mark and front yard setback is necessary before a permit can be issued. Proposal The applicant has requested a minor variance from section 5.8.2(a) and section 10.3.2 of Zoning By-law 2003-75, as amended, to allow a 26.7 square metre (288 square foot) sleeping cabin to be setback 24.4 metres (80 feet) from the highwater mark of Thirty Island Lake. A minor variance from section 10.3.2 has also been requested to permit the sleeping cabin to establish a 24.4 metre (80 foot) front yard. These sections of the zoning by-law require the sleeping cabin to be setback a minimum of 30 metres from the highwater mark and front lot line. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 140 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0104

Related Applications The lands are not subject to any additional applications under the Planning Act. Department and Agency Comments Quinte Conservation said they have no objection to the application. Their Staff noted that a development permit from their office has already been issued for the sleeping cabin. Public Comments The Township did not receive any public comments at the time staff prepared this report. Planning Analysis The proposal needs to be assessed against the four tests of a minor variance outlined in Section 45(1) of the Planning Act. It is the opinion of Planning staff that the proposal meets the four tests as explained below. Does the variance maintain the general intent and purpose of the Official Plan? The variance would permit a sleeping cabin on lands designated Rural on Schedule A of the Official Plan. The type and amount of development on rural lands must maintain the rural character, natural heritage and cultural landscape in the Township. The sleeping cabin is accessory to the permitted residential use of the property. Section 5.2.7 of the Official Plan requires buildings and structures to be setback a minimum of 30 metres from the highwater mark of waterbody. The purpose is to minimize environmental and visual impacts by reducing phosphorus inputs, preventing erosion and by maintaining a natural appearance of the shoreline. The existing cottage is setback approximately 12.2 metres from the highwater mark of Thirty Island Lake, with the attached deck being setback approximately 8.5 metres. In comparison, the proposed sleeping cabin would be setback 24.4 metres from the highwater mark. The opportunity to locate a building which meets the 30 metre setback is limited by the upward slope occupying the property’s rear half. The area between the bottom of the slope and the lake is comparatively flat and is better suited to accommodate development. The sleeping cabin would be in this flatter area, to the northwest of the cottage and at the bottom of the slope. To provide a greater setback from the highwater mark, the sleeping cabin would need to be located several metres into the slope, which would require considerable site alteration to accommodate. Reducing the amount of site alteration within this area will ensure that the slope remains stable into the future. Therefore, it is the opinion of staff that the proposed highwater mark setback has been maximized to the extent possible. The proposed variances maintain the intent and purpose of the Official Plan, specifically the policies related to development adjacent to environmentally sensitive areas.

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

Page 141 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0104

Does the variance maintain the general intent and purpose of the Zoning By-law? A property in the RLSW zone with an existing principal building (e.g. cottage) is permitted to have one accessory sleeping cabin. The Zoning By-law describes a sleeping cabin as being a single storey, detached building with a maximum footprint of 27.9 square metres (300 square feet) designed as a sleeping accommodation only, to permit the better or more convenient enjoyment of the principal building. The proposed sleeping cabin would meet these specifications. The General Provisions and the RLSW zone require a 30 metre setback from the highwater mark of a waterbody. As previously discussed, the highwater mark setback has been maximized when considering the existing constraints. The RLSW zone requires a 30 metre setback from the front lot line of a property. In the case of the subject property, the lot line between waterbody and the lot is considered the front lot line. The front lot line setback and highwater mark setback are the same (24.4 metres). The sleeping cabin’s location to the rear of the cottage and existing shoreline vegetation would mitigate against any potential impacts on Thirty Island Lake. The proposed sleeping cabin would comply with all remaining zoning requirements, including setbacks from lot lines, maximum building height and maximum permitted lot coverage for detached accessory structures. The proposed variance maintains the general intent and purpose of the Zoning By-law. Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The proposed variances are desirable for the appropriate development or use of the land and the proposed building. In considering the location of the existing cottage and the physical limitations created by topography, the reduced setback to the highwater mark and front lot line are appropriate. Additionally, the proposed sleeping cabin would permit the better enjoyment of the existing cottage by providing an additional sleeping accommodation. Is the variance minor? The requested variance is minor as it maintains the general intent and purpose of the Official Plan and Zoning By-law. The variance is also desirable for the appropriate development or use of the land. There are no anticipated negative impacts on the surrounding area or lake because of the sleeping cabin. 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 the Township’s public notices webpage by e-mail to prescribed persons and public bodies www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 142 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0104

Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2025-0104 for minor variance(s) from Zoning By-law No. 2003-75, as amended, for 198A Brooks Lane to allow:

A sleeping cabin to establish a minimum 24.4 metre (80 foot) front yard, and to be setback a minimum 24.4 metres (80 feet) from the highwater mark of Thirty Island Lake. Approval should be subject to the following conditions:
The proposed sleeping cabin design and size, and its location must be generally consistent with the submitted site plan and the Building Elevation and Floor Plans, which will be attached to the decision as a schedule.
At the building permit stage, the Owner is required to have the setback distances of the sleeping cabin to the highwater mark, front lot line and western side lot line confirmed to be compliant with Zoning By-law No. 2003-75, as amended, and with the minor variances granted by the Committee of Adjustment through the submission of a letter of verification by an Ontario Land Surveyor, to the satisfaction of the Township’s Chief Building Official or their designate. Report Prepared By: Noah Perron, Planner Report Reviewed By: Christine Woods, RPP, MCIP, Manager of Planning

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

Page 143 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0104

Exhibit A Photo 1 - Sleeping cabin location (looking north towards the upward slope)

Photo 2 – Sleeping cabin relative to existing cottage and Thirty Island Lake (Looking South)

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

Page 144 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0104

Photo 3 – Sleeping Cabin (looking west)

Photo 4 – View from shoreline area (looking north)

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

Page 145 of 232

Page 146 of 232

Page 147 of 232

reason

the

W proposed

the

to used nearest

property

HYes

whether garage,

ale/2,44

existing

/14/

the or

subject be to public

maintained

627/52;

Road/Lane:

7621

are

Please indicate (Le. residence,

What

subject

privately

the

If access facilities and the

9’

why

area

shed, El

the

are etc.)

and

a El

comply

any

EXISTING

buildings

please distance

only,

maintained

are

with

aydévJM/a

land?

FOR

MINOR

VARIA NCE

11058

road/lane):

amended

th e

parkin g fro m

Wes

the facilities

structures

indicate these

road?

S? @594;M’na’ec/ sj omthe provisions of the Z wd o

50M ffjin W/Xkéz g ?

(on

150 ex?e/ehM/ae/ge

By—law:

Area:

Frontage

land.

APPLICATION c. P.13 1990,

Zoning

by water approximate

subject

the

Yes

municipally

779557

property

there

uses

used road.

road?

front

cannot

q/rac?ures

use

the

subject

[.jor?/

from

land:

the

Mark

FRONTENAC Act, R.S.O.

relief

subject

‘aJrquch:

cf‘?e M

the

e/rsX/njc coca/erdag/K

Name

Does

The

30/)?

BW’AJ

and

SOUTH Planning

#eeé$ L/Ql

extent

nature

The

and

zoning

current

The

ié

[

depth water):

Depth:

(on

frontage(s),

Frontage

The

TOWNSHIP

Page 148 of 232

answer to

item

s‘ory)

14.Are

1 3.The

(If

any be

uses

building(s) built on the

wakaaén/

proposed

applicable)

’

S/OrY

the

subject

XYes

or structure(s), subject land?

’

8~r¥67§M

135’

527’

yes,

SOUTH Planning

Had!

(1)

1 1

£4 set’WSS’Fn’Er?’m"

”3:23:52“

sloryortwo

3:19.25.2;5:i’:i2n%

35:35:32

iii?afé‘tfifg

33:55:53.2:

of structure residence)

If the

Type (E.g.

TOWNSHIP

‘

a. 5

indicate:

MINOR

aggragg

existing

10%:/s

VARIA NCE

building(s)

structure(s).

’(JeaAs )-

.249.an

,315:

[?ag/W

09.19;

yang 5

/?.Zfesé§

80am

FOR

amended

3’6"?”séccéz,

(3)

structure

2k%/

gal};

55’,»ng

M 5

additions

|_l

bullding

APPLICATION P.13 c. 1990,

syéoragc

(2)

EACH

land:

for

FRONTENAC R.S.O. Act,

Page 149 of 232

If the

answer

Lot

Setback Side

from Line

I ure

two

story)

applicable)

(If

)

SOUTH

yes,

please

plans provide

include

your

subject If the lot line and the The dimensions 2) and NOT the to

Xuk

5’

DEMOLITION

gmw

details:

any

addition,

I {4

Mad,

1 h

structures?

‘~

(3)

VARIAN CE

structure

MINOR

rrd

ga ng/ 65 V.

[Wes

the setback lane, the same. CONSTRUCTIO NEW N

building

a private be will the to

FOR amended

WW mgr/13L door

existing

Con?edx

on mark relate building.

and

’

8’3 IX.[X3

2 (gale 5—

g4 ‘ZS’OC‘QK.

2 ‘I ‘5’Cg3?.

fwf

gay Loam

(0‘07

(2)

proposed

APPLICATION c. P.13

1990,

is on property waterfront, setback from the high water question required in this total size of the completed

[3M

Me;

Z<«/’e-K»

24f=¢a<

fag

each

FRONTENAC R.S.O. Act,

S-Jée’c

Qan-owa l%w06(

NOTES:

)

for

/Oozéa(

Planning

:rfoar< wad

3-:

buck

item

Hi9:xgterrhonra‘rk SV‘W

BuildlngIStructure

Outslde Dimenslons

story

manssatsm'3iga

Lot

Setback Rear

Lot

o f St ruc residence)

Setback Front

(E.g.

T ype

TOWNSHIP

Page 150 of 232

The new construction will include:

Pouring a new concrete slab at the same level as the large shed, under the extended small shed. o Extending the front exterior wall of the small shed by 33 inches. 0 Demolishing half of the small shed’s roof and joining it with the roof of the large shed.
Removing the wall of the small shed where it connects with the large shed.
Installing an access door between the two sheds.
Retaining the existing small shed door and adding a new window as shown in the submitted drawings.

Iwanted to provide clarification regarding the plans and Section 15 notes: 0 The dimensions requested in Section 15 apply only to the new construction, not the entire building. 0 Our plan is to demolish half of the small shed and extend the front wall by 33 inches so it aligns with the large shed.

Page 151 of 232

subject

existing

£0

that

water privately a means:

time

[/0

drainage

?le

sewers,

the

subject

were

current

encroach

owner:

FOR

have

land

other

individual

the

Yes

and a

a publicly or communal

means?

owned well,

o w n e d

la ke .

’ 1 2 !

)3!

VARIA NCE

subject

continued:

1’]

[:1

communal

Yes

MINOR

L1 Yes

l_l

amended

publicly

a or

204‘?

land

the subject operated

swales

structure?

P.13

constructed

land individual

to and

m ditches,

Q‘é

provided owned

9:!

existing

$0“?cm

the

subject

operated

0/42/71qu

r paint;

uses no and

privately

disposal

fixtures

bedrooms

structures

#710

and

owe/f

provided owned

<32

provided

frauoa/e/vy»

whether

the

existing

buildings

was

APPLICATION

1990,

development?

or structure septic system? acquired

living

plumbing

number

space

RAISING

FRONTENAC R.S.O. Act,

proposed

addition existing

1460

sewage sewage system. means: other

(Oral’dé/g,

other

system,

whether

sepiémbef

Aeéweem

the

land

the Will on the

(d)

the

Increase

(b)

the in

details:

the

SOUTH Planning

Increase

uses

provide

include

(a)

the

?e?/cmb

length

storm

Indicate operated privy,

Indicate water body,

.The

date

20.The

date

What

plans please

are

your

If yes,

19.The

TOWNSHIP

Page 152 of 232

M*Note:

answer

application.

The distances property to importance and

should

on—site to IS varied,

abutting

The location approximate the land that is adjacent watercourses, drainage wells and septic tanks. lines.

all

reference line lot

The

the

abutting REQUIRED be prepared

and

natural subject river distance

all

(neighbours‘) the to ditches, Show

file

ever

the

been

between bridge or

of rn

the subje ct buildings, wetlands, the applicant’ s

subject crossing.

location

THE

subject

the the railway

the

VARIAN CE

application

the

TOP

including

THE

number

under

MINOR

septic fields and wells, is be shown. The SKETCH carefully, neatly and accurately owners’

FOR

amended

and artificial features include land. Examples or stream banks, barns, of these features from

lands.

i.e. distance such as a

subject

application

land

number

ARROW

following:

the

NORTH

the

land has Variance).

give

APPLICATION c. P.13

1990,

subject

point …… landmark

the

give

subject (Minor

please

showing

R.S.O.

land is Consent.

Act

please

yes,

HAVE

yes,

iv)

location

Act,

FRONTENAC

and dimensions buildings.

MUST

submitted

)(No

The location of township nearest

boundaries proposed

item

whether Planning

N’No

indicate of the

question

SKETCH

must

Yes

SOUTH

Planning

the subject Subdivision

iii)

The

ii)

and

THE

SKETCH

the

l_l

the

please If known, under Section

A01.

Yes

whether of

Plan

answer to application.

l_l

indicate of a

If the of the

Please approval

TOWNSHIP

Page 153 of 232

36k

4299B GENGE ST

SOUTH FRONTENAC PL-ZNA-2025-0113 (SAMOIL) 4291 GENGE STREET Legend

Subject Lands '

Wetland Wood ed Area Lake Trout Lake At Capacity

Lake Trout Lake Not at Capacity

429T GENGE ST

Non-Lake Trout Lake At Capacity

Waterbody Township Boundary

Road

ENGE STREET Produced by ine Coumy oi Frontenac under hcense wrrn the Unrano Mrnrs1ryof Naurral Resources © Krng’s Printer «or Ontario, 2025

Page 154 of 232

wnrle me County makes every after! to rnsure Ina| |he rnrornrauon presented rs accurate lor ine Intended uses orWe map, rnerers an rnnereni error rn aH mapprng produas, and accuracy onne mappmg cannot be guaranteed roraH possrbie uses ans map arsplays basrc topographic lea|ures oniy

Scale: 1:300 D 4296 GENGE ST

2.5

-:—

1O m

UTM Zone 18 NAD 83 Dale 20254

new

@094 6220/ 5/7349] Lwé/x (0/76 (7/? {Z} (jeimf: ?O/Opde rfo cam/awzé?ée Olaf/ aey?u/ar /340L1 begmen 1976/7; Neal) Mm {452%

Page 155 of 232

95’(174M”

\L (f-

‘6

.-»~

3:AWLZGJ§€K£ZZ 673,

6233‘ I ————~———

‘5 ‘/

GY/Véf

%3’(5% I7 am 557‘

42 9/ mm; W5 7”

Page 156 of 232

:15’

Page 157 of 232

From: To: Subject: Date: Attachments:

James Thompson Christine Woods FW: Application PLZNA2025013 December 5, 2025 2:42:58 PM ApplicationPLZNA20250113.msg image001.png image002.png image003.png image004.png image005.png image006.png image007.png

Fyi James Thompson Clerk and Community Emergency Management Coordinator Clerk’s Department Township of South Frontenac p: +613-376-3027 e: jthompson@southfrontenac.net a: 4432 George St., Box 100, Sydenham, ON, K0H 2T0 www.southfrontenac.net

Please consider the environment before printing this email

From: Michele Zigman Sent: December 5, 2025 2:39 PM To: James Thompson jthompson@southfrontenac.net Subject: Application PLZNA2025013

Good afternoon James I do have some questions and concerns regarding the application to expand the “sheds” at the back of the property that is adjacent to my own. The property at 4291 Genge street has been solely used as a short term rental since the new owner purchased in 2019. Since that purchase the new owner has advertised the property as a Waterfront Cottage

Page 158 of 232

with 4 bedrooms offering accommodation for 8 to 10 people. He has significantly altered the largest of the 2 sheds, added two bay windows and changed the entrance from a south facing garage door to an entry door facing the east or lake side. In addition he has added electrical service and (possibly) plumbing. He has built up and altered the natural slope just outside that entry leading to the lake, so as to provide a patio seating area that did not exist before. The larger shed is advertised on his website as a “pool room” and photos showcase a pool table and some seating, while the listing mentions this pool room or billiard room can be rented out for an additional fee of $150/stay. In your planning analysis, it is mentioned that this large shed has attic space for storage. There is no mention of the stairs that exist at the rear of the shed leading up o the attic, nor are they showing in the diagram that the owner supplied of the property. I am wondering if there has been an actual visual inspection or site inspection conducted by the building inspector? Genge street is a short street that ends at the lake and 4291 property has legal parking suitable for a maximum of two or 3 cars. At times there have been as many as 6 cars attempting to park on site. My biggest concern is to ensure that the lake and the wildlife that rely on the lake, remain healthy and undamaged. The property at 4291 has a small septic system that in years past was strained almost to capacity with a family of 4 residing there. Now, with large crowds of non-residents arriving onsite who are not familiar with septic systems and do not have a vested interest in the life or survival of this community or ecosystem, I shudder to think what potential disaster could ensue. I am hoping that the new owner is not intending to increase his rental capacity with the additional space gained. I will be sending a link to the Waterfront listing in follow-up. I was most interested to read in a review, dated June 2025, that the owner has now posted signs throughout the house informing his renters that they must not flush soiled toilet paper down the toilet. This is a new development that I have never seen before, and I fear that it may potentially be an indication of future or current septic failure? The owner, in answer to this review, states that not flushing soiled toilet paper is a basic rule of waterfront properties. Interesting take on that. I guess all or much of Verona ( and Sydenham) should not be flushing their soiled toilet paper then? Seems that might be a health and safety issue if put into play. I am hoping and trusting that Council and this Committee will research every application for variance very carefully and protect the citizens of this community and our beautiful lakes, wildlife and ecosystem for years to come. Thanks so much for your time. I have registered to attend this meeting by Zoom and will be following the outcome. Sincerely

Page 159 of 232

Michele

Page 160 of 232

To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

December 11, 2025

Subject:

Application for Permission to Enlarge Legal Non-Conforming Use (S. 45(2) of Planning Act) PL-ZNA-2025-0113, Samoil, 4291 Genge Street, Portland District

Summary This report recommends that the Committee of Adjustment grant permission to enlarge a legal non-conforming building under section 45(2) of the Planning Act. Background The subject property is designated Settlement Area in the Township Official Plan. The property is zoned Urban Residential – First Density (UR1) in Zoning By-law No. 2003-75, as amended. The 0.2 acre property is located at the end of Genge Street. It also has frontage on Verona Lake. It is entirely within 30 metres of the lake. There are a house and two sheds on the property. The house is setback approximately 7 metres, and the sheds are setback approximately 16 metres, from the highwater mark, according to the application. Proposal The owners propose to connect the two sheds to make one 398 square foot shed. They need permission under section 45(2) of the Planning Act to connect the sheds and make a larger building because section 5.10.2 of the Zoning By-law prohibit the enlargement of existing buildings that are less than the required 30 metre setback from the highwater mark. Related Applications The lands are not subject to any additional applications under the Planning Act. Agency Comments Quinte Conservation participated in a pre-application meeting and was circulated the application. Formal comments were not received before this report was finalized.

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

Page 161 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0113

Public Comments No comments were received before this report was finalized. Planning Analysis Section 5.10.2 of the Zoning By-law states that existing buildings with less than the minimum 30 metres 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 prohibits the enlargement of these existing buildings, without seeking permission from the Committee of Adjustment. The existing sheds are legal non-conforming buildings because they were constructed prior to the current Zoning By-law, and they are setback 16 metres and 21 metres from the highwater mark of Verona Lake. Through its powers under section 45(2) of the Planning Act, the Committee of Adjustment may grant permission to connect the two sheds to make one larger shed. The generally accepted criteria for considering such a request are: • whether the proposal is desirable for the appropriate development of the subject property, and • whether the proposal will result in undue adverse impacts on surrounding properties and the neighbourhood. The larger shed is 249.75 square feet. It has an attic that is used for storage. This shed is setback 16 metres from the highwater mark of Verona Lake. The smaller shed is 80 square feet. It is located west of the larger shed, and setback 21 metres from the highwater mark. The south wall of the smaller shed would be bumped out to be flush with the south wall of the larger shed. The north wall of the smaller shed would be extended to connect with the larger shed. This would add 147.9 square feet of area, resulting one larger, 398 square foot shed. The height of the building would continue to be 13.3 feet. The enlarged shed would maintain the existing 16 metre setback from the highwater mark. The setbacks to the north and west lot lines would also be maintained. The proposal is not anticipated to result in any negative or intrusive impacts on surrounding properties or the lake. It is the opinion of staff that it is appropriate for the Committee of Adjustment to grant permission to connect the two legal non-conforming sheds to make one larger shed on the property as described in this report. Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • •

by mail to every owner of land within 60 metres of the subject lands by posting notice signs on the subject lands www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 162 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0113

• •

by e-mail to prescribed persons and public bodies by providing notice on the Township’s website

Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2025-0113 for 4291 Genge Street to permit the two legal non-conforming sheds to be connected to make one 398 square foot shed. The proposal must be generally consistent with the application sketches, which will be attached to the decision as a schedule. Report Prepared By: Christine Woods, RPP, MCIP, Manager of Planning

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

Page 163 of 232

Page 164 of 232

Page 165 of 232

07-Nov-2025

PL-ZNA-2025-0116

Page 166 of 232

Page 167 of 232

Page 168 of 232

Page 169 of 232

Page 170 of 232

Page 171 of 232

Page 172 of 232

Page 173 of 232

Page 174 of 232

Page 175 of 232

Page 176 of 232

Page 177 of 232

To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

December 11, 2025

Subject:

Consent Applications PL-BDJ-2025-0114, PL-BDJ-2025-0115 and Minor Variance Application PL-ZNA-2025-0116, Neumann, 3590 Harrowsmith Road, Portland District

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

Page 178 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

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

Page 179 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Page 180 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Conditions imposed must be met within two years of the date of Notice of Decision, as required by Section 53(41) of the Planning Act, RSO 1990, as amended. If conditions are not fulfilled as prescribed within two years, the application shall be deemed to be refused. Provided the conditions are fulfilled within two years, the application is valid for two years from the date of Certificate of Official issuance. The deed must be registered within two years of the issuance of the Certificate of Official. Severed Lands
The land to be severed shall be for the creation of one new residential lot each that is a minimum 9 acres (3.6 ha) in area with a minimum 115 metres of frontage on Alton Road West. The lot area, frontage and configuration of the proposed severed www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 181 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

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

Page 182 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Conditions imposed must be met within two years of the date of Notice of Decision, as required by Section 53(41) of the Planning Act, RSO 1990, as amended. If conditions are not fulfilled as prescribed within two years, the application shall be www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 183 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Page 184 of 232

Township of South Frontenac Staff Report PL-BDJ-2025-0114 , PL-BDJ-2025-0115 & PL-ZNA-2025-0116

Report Prepared By: Colin Herrewynen, RPP, MCIP, Planner Report Reviewed By: Christine Woods, RPP, MCIP, Manager of Planning

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

Page 185 of 232

Page 186 of 232

Page 187 of 232

10-Nov-2025

PL-ZNA-2025-0117

Page 188 of 232

Page 189 of 232

Page 190 of 232

Page 191 of 232

Page 192 of 232

Page 193 of 232

Page 194 of 232

Page 195 of 232

Page 196 of 232

Page 197 of 232

Land Use Planning Assessment 1277 Sheila Lane, Township of South Frontenac Application for Permission November 2025

Page 1 of 15 Page 198 of 232

Preamble The subject property is approximately 7,325 square metres in area and maintains frontage on Sydenham Lake and Carslake Lane. The subject property is accessed via Sheila Lane which extends from the west through several neighbouring properties. The existing development is concentrated near the shoreline and consists of a seasonal dwelling and attached boathouse and three (3) detached accessory structures (bunk house, storage shed, and carport). The attached boathouse is located beneath the main floor of the seasonal dwelling and is accessed via an external entrance (dock). Through Minor Variance application PL-ZNA-2024-0129, which received approval from the Township of South Frontenac Committee of Adjustment on December 12, 2024, the owners were granted relief from three (3) provisions of Township of South Frontenac Zoning By-law 2003-75, as amended, to facilitate the reconstruction of the seasonal dwelling. The proposed seasonal dwelling is to be detached from the boathouse as Cataraqui Conservation (CRCA) prohibits boathouses from having an attached living space. To accommodate the proposed seasonal dwelling, the existing storage shed and carport are to be demolished and a new septic system is to be installed. Through this overall development plan, the existing boat house was envisioned to be reconstructed to the same size (ie. footprint) as what currently exists. Since, the owners realized that should the structure be modestly expanded in width and length, it would be suitable to accommodate their pontoon boat. Below are two photos of the existing boat house structure:

Page 2 of 15 Page 199 of 232

Figure 1: north (water) façade of existing house and entry door

Page 3 of 15 Page 200 of 232

Figure 2: interior of existing boat house

Page 4 of 15 Page 201 of 232

Proposal Overview Presently, the owners are proposing to reconstruct and enlarge the existing legal nonconforming boathouse. The proposed boathouse is to be approximately 1.07 metres (3.5 feet) wider to the west and approximately 1.68 metres longer (5.5 feet) than the existing boat house. The height of the proposed boat house is to be reduced by approximately 2.16 metres (7.1 feet). The proposed boathouse includes an unenclosed observation deck on the roof accessed from grade while the boat slip is proposed to be accessed from the existing dock. The proposed boathouse is not proposed to project beyond the existing dock and is to be constructed with a similar design (ie. siding) as the proposed dwelling.

Page 5 of 15 Page 202 of 232

Figure 3: Concept plan illustrating existing site conditions

Page 6 of 15 Page 203 of 232

Figure 4: Concept plan illustrating existing site conditions – including boat house

Page 7 of 15 Page 204 of 232

Figure 5: Concept plan illustrating existing site conditions – including footprint of proposed enlarged boat house

Page 8 of 15 Page 205 of 232

Figure 6: Existing (left) and proposed (right) boathouse dimensions

Figure 7: Existing (left) and proposed (right) boathouse elevations

Page 9 of 15 Page 206 of 232

Permission Application Section 45.2(a)(i) of the Planning Act stipulates that where any land, building or structure, on the day the by-law was passed, was lawfully used for a purpose prohibited by the bylaw, a Committee of Adjustment, upon such application, may permit the enlargement or extension of the building or structure, if the use that was made of the building or structure on the day the by-law was passed, or a use permitted under subclause (ii) continued until the date of the application to the committee, but no permission may be given to enlarge or extend the building or structure beyond the limits of the land owned and used in connection therewith on the day the by-law was passed. Recent case law confirmed that any legally established land, building or structure that no longer conforms with a zoning by-law is protected under Section 34.9. of the Planning Act and the common law, regardless of whether the non-conformance is in terms of use or performance standards. As the applicant is seeking to reconstruct and enlarge the existing legal non-conforming boathouse, we are of the opinion that the use of Section 45.2(a)(i) is appropriate. The test for an application for permission to expand under Section 45.2(a)(i) is:

Whether the application is desirable for appropriate development of the subject property; and Though the current Township Official Plan fails to include specific criteria for assessing applications for Permission, the final draft of New Township Official Plan (March 2025) does contain such criteria (Section 3.11.). As it relates to the proposed development, this criteria seeks to ensure that the development is consistent with the scale and massing of development on neighboring properties, will not become a public nuisance, minimizes disturbance to riparian vegetation, and minimizes structural coverage within the shoreline area. The proposed boathouse excludes an attached living space in accordance with Cataraqui Conservation (CRCA) regulations and is to maintain a reduced height of approximately 2.16 metres (7.1 feet) which is well below the maximum permitted building height for detached accessory buildings in the ‘RLSW’ zone (8.0 metres). The proposed boathouse would maintain a scale and massing which is more consistent with neighbouring accessory structures. The proposed boathouse is to accommodate a single boat slip and would occupy approximately 6.5 percent of the shoreline width of the subject property, which is just 1.4 percent greater than what the existing boathouse. The approximately 1.68

Page 10 of 15 Page 207 of 232

metre expansion to the length of the boathouse will be nearly indistinguishable from the lake, for any member of the public viewing the property from the water. The design of the proposed boathouse is to be aesthetically pleasing, matching that of the proposed dwelling. Considering this information, the proposed boathouse is not anticipated to be a public nuisance as it relates to traffic or visual impacts. The proposed increase to structural coverage along the shoreline has been minimized while ensuring that modern boat sizes can be accommodated. As the proposed expansion to the width of the boathouse will occur along exposed rock, the subject property’s riparian vegetation will remain undisturbed. 2. Whether the application will result in undue adverse impacts on the surrounding properties and neighbourhood. The subject property is developed in similar manner to surrounding properties with dwellings and accessory buildings concentrated near the shoreline and docks and/or boathouses at the shoreline. The proposed boathouse is not proposed to project beyond the existing dock and will remain visually screened from immediately adjacent properties through the maintenance of existing mature vegetation. Several waterfront properties in the area on Sydenham Lake have long-standing boat houses, which are recognized as being legal non-conforming. The shoreline aesthetic will be improved compared to what currently exists as the proposed increase in footprint (width and length) will are minimal while the reduced building height is substantial. Coupled with the reduced overall building height, the proposed boat house is to exclude habitable space – being more consistent with accessory structures to be utilized for storage. Therefore, there are no undue adverse impacts anticipated on the surrounding properties and neighbourhood as a result of the proposed development.

Township of South Frontenac Official Plan While the current Township of South Frontenac Official Plan fails to include specific criteria applicable to accessing applications for Permission, the draft Township Official Plan does contain several criteria to assess when reviewing such proposal. Although the draft Official Plan has not yet being adopted, approved and in effect, we’ve considered Section 3 – General Land Use Policies as part of our assessment of this application. Page 11 of 15 Page 208 of 232

Section 3.1.1.d of the draft Official Plan contains policy consideration when considering a change in use, expansion or enlargement of a legally non-conforming use located within 30 metres of the highwater mark. The proposal shall be assessed against the following criteria: i)

Natural vegetation will be maximized within the first 30 metres from the highwater mark of a waterbody. A shoreline naturalization planting plan may be required in order to ensure the protection and enhancement of the waterfront area; Through the overall development plan to expand the existing boat house, the existing naturalized shoreline is largely going to be maintained. There are no significant losses to existing shoreline vegetation in the riparian area that are anticipated as a result of the proposed boat house expansion.

ii)

Disturbed areas will be minimized within the first 30 metres from the highwater mark, while allowing for a reasonable area for water access; The area within 30 metres from Sydenham Lake that is proposed to accommodate the expanded boat house is comprised of a rock outcropping, the area to be disturbed to accommodate the proposed enlarged boat house is minimal given the increase in width is limited to 1.07 metres.

iii)

The visual impact of the development as seen from the water and/or adjacent properties will be minimized; The overall building height of the existing boat house is 5.41 metres. The built form is a two storey building, with storage for boats on the lower level and habitable space associated with the long-standing dwelling on the subject property on the upper storey. In 2024, the applicant received Township approval to redevelopment the subject property, which included moving the dwelling back further from the high water mark and maintaining the existing boat house footprint and size, notwithstanding the removal of the upper storey. While the owners have revised their plans with respect to the boat house, the overall building height of the proposed single storey boat house is to be 3.25 metres. Therefore a reduction in overall building height of 2.16 metres is proposed, which will result in a significantly lesser visual impact from the water.

Page 12 of 15 Page 209 of 232

Moreover, although the boat house is proposed to be increased in length, it isn’t anticipated to significantly alter the aesthetic from the water or shoreline as it does not seek to protrude further into the water than the existing dock and shoreline vegetation to the west. iv)

Proposals to enlarge a non-conforming building or structure reflect efforts to maximize the setback from the highwater mark; N/A

Proposals to enlarge a non-conforming building or structure reflect efforts to reduce the amount of structural coverage within that portion of land falling within 30 metres of the high water mark of a waterbody. Proposals which may result in excess structural coverage shall explore options to offset environmental and aesthetic impacts such as removing, downsizing, or relocating buildings or structures which have deficient water setbacks; The overall development plan seeks to marginally expand the footprint of the existing boat house by widening the existing the structure by 1.07 metres and increasing its length by 1.68 metres. The existing boat house is proposed to be expanded so that the owners pontoon boat can be accommodated.

vi)

The setback of any sewage system from the highwater mark of a waterbody will be maximized; N/A

vii)

Tertiary treatment systems and other technologies will be utilized on lots which are physically constrained and/or situated in close proximity to sensitive natural heritage features or water resources; N/A

viii)

Where a new sewage system is required to replace a substandard or malfunctioning system, and where there is no other location on the property at least 30 metres from the highwater mark, the replacement system will be located not less than 15 metres from the high water mark

Page 13 of 15 Page 210 of 232

and, wherever feasible, above the flood line elevation where one has been defined by the Conservation Authority. N/A ix)

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

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

Conclusion Based on this review, it is our professional opinion that the Permission application is desirable for the appropriate development of the subject property and will not result in undue adverse impacts on the surrounding properties and neighbourhood. In conclusion, it is our professional opinion that the Permission application is appropriate and constitutes good land use planning.

Page 14 of 15 Page 211 of 232

Sincerely,

original signed by author

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

Page 15 of 15 Page 212 of 232

?—

{

Inset MapQ

59.? Q) AA

w: “:0

’~

?‘:\_‘

SO UTH F RON TE NAC PL-ZNA-2025-0117

(HUTCHINGS) 1277 SHEILA LANE

CARSLAKE LANE

////

Provincially Signi?cant Wetland

Wooded Area Lake Trout Lake At Capacity

Lake Trout Lake Not at Capacity

1277 SHEILA LANE

Non-Lake Trout Lake At Capacity

Waterbody an‘I v‘naHs

I Township Boundary

Road

1273 SHEILA LANE 1251 SHEILA LANE

RUTLEDGE RD 1073 CARSLAKE LANE

Page 213 of 232

1080 CARSLAKE LANE

Produced by the County of Frontenac under license with the Ontario Ministry of Natural Resources © King’s Printer for Ontario, 2025. While the County makes every effort to insure that the information presented is accurate for the intended uses of this map. there is an inherent error in all mapping products, and accuracy of the mapping cannot be guaranteed for all possible uses. This map displays basic topographic features only.

Scale: 1:1,000 10

UTM Zone 18 NAD 83 Date: 13/11/2025

Page 214 of 232

Page 215 of 232

Page 216 of 232

General Notes: These plans were designed in accordance with the requirements of the Ontario Building Code. Drawings must not be scaled. Contractor shall verify and be responsible for all dimensions and minimum code requirements and shall report any discrepancy to the Ownert before proceeding with any work. Plans are copyrighted and any unlawful for use without company’s express and written permission. These plans form the basis for the permit issuance and any deviations from these plans and details including ventilation system, heating system, woodstove, fireplaces, decks, balconies and finish basements will require a revised drawing and clearance by the Building Department.

DESIGNER INFORMATION I, Rod Stokes of Rod Stokes Consulting review and take responsibility for the design work, and am qualified in the appropriate categories as “Designer” under Division C Part 3 Section 3.2.4 of the Ontario Building Code.

Existing Photos

Firm B.C.I.N.: 38482 Individual B.C.I.N.: 31134 Signed:

Concrete Deck

Rod Stokes

5 4 3 2

SunRoom

1 No.

Revision/Issue

Date

Wet Slip Concrete Deck Wood Deck

Man Door

Concrete Deck

Wet Slip

Overhead Door

Water Level

Boathouse Section A-A

Existing Wood Dock

Boathouse Plan

Existing Photos

Scale 1/4’=1’-0”

Scale 1/4’=1’-0"

Proposed Heated Seasonal Residence for Catherine & Larry Hutchings 1277 Sheila Lane Sydenham Lake Sydenham ,Twp of South Frontenac

Existing Conditions Boathouse

A-2 As noted

Page 217 of 232

Boathouse Roof

Boathouse Walls W1

Deck

Boathouse Exterior Wall Assembly hardi board siding (to match Cottage) Horizontal strapping @2’-0" o.c.

7 16 " OSB Sheathing

2x6 wood studs @ 16"o.c.

General Notes:

Boathouse Roof / Ceiling Assembly DecTec Waterproof membrane 1/2 " roof sheathing Conventional framing as per plan Roof Sloped 1% as per Roof Plan

These plans were designed in accordance with the requirements of the Ontario Building Code. Drawings must not be scaled. Contractor shall verify and be responsible for all dimensions and minimum code requirements and shall report any discrepancy to the Ownert before proceeding with any work. Plans are copyrighted and any unlawful for use without company’s express and written permission.

These plans form the basis for the permit issuance and any deviations from these plans and details including ventilation system, heating system, woodstove, fireplaces, decks, balconies and finish basements will require a revised drawing and clearance by the Building Department.

Observation Deck

Deck

DESIGNER INFORMATION

Wet Slip

I, Rod Stokes of Rod Stokes Consulting review and take responsibility for the design work, and am qualified in the appropriate categories as “Designer” under Division C Part 3 Section 3.2.4 of the Ontario Building Code.

Wet Slip Man Door

Existing Wood Dock

Boathouse Plan Scale 1/4’=1’-0"

Boathouse Section A-A Scale 1/4’=1’-0"

Signed:

Rod Stokes

Existing Dock Water Level

Water Level

Existing Dock

Firm B.C.I.N.: 38482 Individual B.C.I.N.: 31134

Typical Side Elevation Scale 1/4’=1’-0"

4 3 2

Observation Deck

1 No.

Revision/Issue

Date

Overhead Door

Wet Slip Water Level

End Elevation Scale 1/4’=1’-0"

Proposed Heated Seasonal Residence for Catherine & Larry Hutchings 1277 Sheila Lane Sydenham Lake Sydenham ,Twp of South Frontenac

Boathouse Reconstruction Plans and Elevations A-6 As noted

Page 218 of 232

46 Glenora Drive Bath, ON K0H 1G0 Cell: 613.217.7013 wjmconsultingltd@outlook.com

November 18, 2025 Cataraqui Conservation 2906 Battersea Road Glenburnie, ON K0H 1S8 Attention: Emma Stucke, MCIP, RPP, Resource Planner Dear Emma: Re:

Hutchings Property - 1277 Sheila Lane Boathouse Sydenham Lake Bedrock Removal and Stability

Further to your request, this letter will serve as our review of the existing bedrock and stability resulting from the work associated with the reconstruction of the boathouse. As detailed in the preliminary plans prepared by Rod Stokes Consulting, the existing boathouse will be widened westerly by approximately 3.5 feet (12.5’ width to 16’ width) and lengthened toward lake. This will necessitate the removal of bedrock westerly to accommodate the new structure. Based on our site review, the existing bedrock shoreline rises vertically at the water’s edge approximately 6 to 7 feet above the water level. Within the existing boathouse, the exposed bedrock was observed along the east, south and west sides of the structure. The existing limestone bedrock is horizontally bedded with bed thicknesses ranging from 6 inches to 36 inches. Vertical fracturing was noted in some locations along the exposed face and loose, small bedrock fragments (less than 6 inches) were noted in isolated locations. The enclosed photos show the bedrock condition prior to demolition of the existing boathouse and as well as post demolition. Removal of the bedrock along the west wall should be completed using an excavator and/or hoe ramming techniques to achieve the width required to facilitate construction. Prior to removal of the bedrock, all overburden should be removed from the top surface of the bedrock embankment to minimize debris entering the water. During removal operations, the contractor should minimize bedrock entering the water by careful removal of loose pieces or placement of a platform to catch any debris. The use of a floating silt barrier to contain silt entering the lake is recommended. The existing bedrock is considered stable in both its current condition and post construction. No further treatment is considered necessary. We trust this report provides sufficient information for your present requirements. Should you have any questions concerning the above, please feel free to contact our office. WJM CONSULTING LIMITED

Bill McLatchie, P.Eng.

Page 219 of 232

127 Sheila Lane Boathouse Bedrock Removal and Stability

East and South Bedrock Face

West Bedrock Face

Page 220 of 232

127 Sheila Lane Boathouse Bedrock Removal and Stability

West Bedrock Face – Post Demolition

Looking North

Page 221 of 232

Noah Perron From: Sent: To: Cc: Subject: Attachments:

Emma Stucke EStucke@crca.ca November 27, 2025 4:33 PM Planning Services – South Frontenac; Noah Perron Development RE: External Agency Review - Permission Application PL-ZNA-2025-0117 PL-ZNA-2024-0129_CRCA Comments.pdf; Rock Removal and Stability .pdf

Follow Up Flag: Flag Status:

Follow up Flagged

Hi Noah, Thanks for circula ng this applica on. Overall, CRCA has no objec on to the approval of applica on PL-ZNA-2025-0117 to construct a new and expanded detached boathouse at 1277 Sheila Lane based on our review of natural hazards. CRCA policies and guidelines can permit boathouses within the ﬂood hazard provided the boathouse maintains an appropriately sized wet slip, does not contain habitable living space, and is limited to one-storey in height. CRCA will need to review design details for the new boathouse as part of the O. Reg. 41/24 permit review. Based on our review of plans provided, the proposed boathouse expansion could be supported by CRCA as it meets our policies for shoreline occupancy and maximum dock width, and maximum height and has suﬃcient water depths for mooring vessels. We have no concerns with the use of 8” post piles for support or use of 12” piles for the outer piles to protect from ice forces. A permit from CRCA under O.Reg 41/24 is required for the boathouse. Because the work associated with the boathouse will require excava on of the shoreline rock, CRCA will require conﬁrma on (via le er/engineered designs) that the removal of the bedrock will have no adverse eﬀects on the control of erosion or unstable bedrock at the property. CRCA staﬀ have reviewed a le er on the rock removal and stability (a ached) and have no concerns in this regard. CRCA previously commented on a minor variance applica on BL-ZNA-2024-0129 for the dwelling. These comments are a ached for reference. If you have any further ques ons, please let me know. Sincerely, Emma

Emma Stucke MCIP, RPP (she/her) Resource Planner

2069 Battersea Road, Glenburnie ON, K0H 1S0 Phone: (613) 546-4228 ext. 239 Toll-Free: 1-877-956-2722 Fax: (613) 547-6474 1

Page 222 of 232

Web: www.CataraquiConservation.ca Cataraqui Conservation sits on the traditional lands of the Haudenosaunee & Anishinabek peoples, and we want to thank the Indigenous people for their continued care and protection of All of Our Relations on this shared land. Please note individuals should schedule an appointment with Cataraqui Conservation staff for any in-person inquiries relating to planning and permitting matters. Contact me or visit https://crca.ca/property-inquiry-form/ to do so. —–Original Message—-From: Planning Services – South Frontenac planning@southfrontenac.net Sent: November 14, 2025 2:28 PM To: Development Development@crca.ca Cc: Emma Stucke EStucke@crca.ca Subject: External Agency Review - Permission Applica on PL-ZNA-2025-0117 Dear agency partner, Please ﬁnd a ached to this email, documenta on for your review with respect to: Applica on number: PLZNA20250117 Roll Number: 102904003004500 Property Owner/Applicant: HUTCHINGS LAWRENCE GRAHAM Agent: Boulevard Group (Jason Sands) Proposal: The owners have applied to increase the area of a boathouse on Sydenham Lake. The property was developed with a dwelling and a ached boathouse. A new dwelling is to be constructed further from lake. The owners propose to construct a new detached boathouse in a similar footprint. The new boathouse would project 5.5 (1.67m) further onto Sydenham Lake but would not extend beyond the exis ng dock. The new boathouse would have a 44.6sqm (480sq ) footprint area, which is larger than the 28.46sqm (306.25) footprint area of the old boathouse. The new boathouse would be approximately 2.16m shorter in height and would have an unenclosed observa on deck on its roof. Loca on (civic address): 1277 SHEILA LANE Legal Descrip on: CON 5 PT LOT 7 RP 13R14724;PARTS 1 & 2 Staﬀ contact: Noah Perron Kindly provide your comments on this applica on to planning@southfrontenac.net by November 28, 2025.. Your review fee for this applica on has been collected and will be sent to you by mail. Regards, Noah Perron Planner Development Services Department Township of South Frontenac p: +613-376-3027 e: nperron@southfrontenac.net a: 4432 George St., Box 100, Sydenham, ON, K0H 2T0 www.southfrontenac.net Please consider the environment before prin ng this email 2

Page 223 of 232

Noah Perron From: Sent: To: Cc: Subject: Attachments:

Follow Up Flag: Flag Status:

Emma Stucke EStucke@crca.ca October 30, 2025 9:58 AM

1277 Sheila Lane Boathouse A-6 proposed boathouse October 20th 2025.pdf; A-2 Existing Boathouse October 20th 2025.pdf Follow up Completed

Hi Rod, Following up on our site visit, here is a summary of CRCA’s comments on the proposed boathouse expansion. Generally, the proposed boathouse expansion can be supported by CRCA as it meets our policies for shoreline occupancy and maximum dock width, and maximum height and has su icient water depths for mooring vessels. We have no concerns with the use of 8” post piles for support or use of 12” piles for the outer piles to protect from ice forces. As discussed on site, because the work will require excavation of the shoreline rock, we will require conﬁrmation (via letter or engineered designs), that the removal of the bedrock will have no adverse e ects on the control of erosion or unstable bedrock at the property. In terms of next steps, CRCA will provide comments on the permission/minor variance application submitted to the Township. Following the decision of the committee of adjustment, provided they move to approve the proposed expansion, the CRCA permit issued for the house (Permit #F-101/25-SL) can be amended to also include the proposed boathouse works. I’ll note that administration fees apply to amend the permit. If you have any questions as the project advances, please don’t hesitate to reach out. Sincerely, Emma Emma Stucke MCIP, RPP (she/her) Resource Planner

2069 Battersea Road, Glenburnie ON, K0H 1S0 Phone: (613) 546-4228 ext. 239 Toll-Free: 1-877-956-2722 1

Page 224 of 232

Fax: (613) 547-6474 Web: www.CataraquiConservation.ca Cataraqui Conservation sits on the traditional lands of the Haudenosaunee & Anishinabek peoples, and we want to thank the Indigenous people for their continued care and protection of All of Our Relations on this shared land. Please note individuals should schedule an appointment with Cataraqui Conservation staff for any in-person inquiries relating to planning and permitting matters. Contact me or visit https://crca.ca/property-inquiry-form/ to do so.

Page 225 of 232

To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

December 9, 2025

Subject:

Application for Permission to Enlarge Legal Non-Conforming Use PL-ZNA-2025-0117, Hutchings, 1277 Sheila Lane, Loughborough District

Summary This report recommends that the Committee of Adjustment grant permission to enlarge a legal non-conforming boathouse under section 45(2) of the Planning Act, subject to conditions. Background The Township Official Plan designates the subject property as Rural. Zoning By-law No. 2003-75, as amended, zones the property as Limited Service Residential – Waterfront (RLSW). The subject property is accessible via Sheila Lane, which is off Rutledge Road. It has waterfrontage on Sydenham Lake. The property is approximately 1.8 acres in area. The surrounding area is a mixture of seasonal and year-round residential uses. Most of the property is well vegetated, except for the area in and around the existing buildings and structures. The land slopes downwards towards the lake. The slope levels slightly near the dwelling before dropping down considerably at the shoreline, forming a small cliff of exposed rock. At the shoreline, there is a frame deck and attached stairs that provide access to a dock at the bottom of the cliff. The subject property was previously developed with a seasonal dwelling and attached boathouse. According to the Municipal Property Assessment Corporation (MPAC) the structure had existed since 1935. The boathouse component existed below the dwellings main floor and had an area of 28.46sqm (306.25sqft). As one connected structure, the dwelling and boathouse had a combined building height of 5.4 metres (17.75 feet). The boathouse encroached approximately 1 metre over the highwater mark. The Committee of Adjustment approved minor variances for a new dwelling through application PL-ZNA-2024-0129 on December 12, 2024. The variances permitted the proposed dwelling to be setback 7 metres from the highwater mark and 6 metres from the top of bank. The owner planned to reconstruct the boathouse as a detached structure within its footprint.

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

Page 226 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0117

The former dwelling and attached boathouse have been removed from the property. The new dwelling is in the process of being constructed. The owners have applied to build a larger detached boathouse in a similar footprint as the previous. Section 5.11 of the Zoning By-law states that a legal non-conforming structure may be replaced with a new structure provided there is no enlargement of footprint or increase in gross floor area. This provision prohibits the construction of a larger boathouse on the subject property, without permission from the Committee of Adjustment. Proposal The applicants seek permission under section 45(2) of the Planning Act to enlarge the legal non-conforming boathouse. The new boathouse would have a footprint area of 44.6sqm (480sqft). The new boathouse would project 1.67 metres (5.5 feet) further onto Sydenham Lake but would not extend further than the existing dock. The new boathouse would be approximately 2.16 metres (7.1 feet) shorter than the original boathouse and would have an unenclosed observation deck on its roof. According to the Land Use Planning Assessment (The Boulevard Group, November 2025) submitted with the subject application, the purpose of the enlarged boathouse is to accommodate a pontoon boat. Related Applications The lands are not subject to any additional applications under the Planning Act. Supporting Documentation A Land Use Planning Assessment (The Boulevard Group, November 2025) was submitted in support of the subject application. The assessment reviewed the proposed development against the criteria for considering the enlargement of a legal non-conforming structure. The assessment also reviewed the proposal in the context of the Township’s draft Official Plan policies related to enlarging legal non-conforming uses (Section 3.11). The assessment concluded that the proposal meets the criteria noted above. A Bedrock Removal and Stability Report (WJM Consulting Limited, November 18, 2025) was submitted in support of the proposal. This submission was required by Cataraqui Conservation because the proposal would require the removal of bedrock along the shoreline to accommodate the larger boathouse. The report concluded that the existing bedrock along the shoreline is considered stable in both its current condition and in the post construction condition. Department and Agency Comments Cataraqui Conservation said they have no objection to the application. Additionally, CRCA Staff reviewed the Bedrock Removal and Stability Report and had no concerns. A permit from the CRCA under O. Reg 41/24 is required for the boathouse. The Ontario Ministry of Natural Resources (MNR) was circulated the application because the boathouse would be fixed to the bed of Sydenham Lake. The beds of most lakes and rivers are crown land under MNR jurisdiction. The Township did not receive any comments at the time staff prepared this report. Staff anticipate that some form of MNR documentation (e.g. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 227 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0117

permit) will need to be included in the building permit application submission to the Township for the proposed boathouse. Any comments received will be shared with the Committee of Adjustment at the public meeting. Public Comments The Township did not receive any public comments at the time staff prepared this report. Planning Analysis The boathouse was constructed before Zoning By-law No. 2003-75 was passed. It is a legal non-conforming building because a boathouse is a prohibited use under Section 5.20.1 of the Zoning By-law. Through its powers under section 45(2) of the Planning Act, the Committee of Adjustment may grant permission to enlarge the boathouse. The generally accepted criteria for considering such a request are: • whether the proposal is desirable for the appropriate development of the subject property, and • whether the proposal will result in undue adverse impacts on surrounding properties and the neighbourhood. Council adopted a new Official Plan (dated March 2025) in May 2025. While this document is not yet in effect, it is helpful to refer to section 3.11 which set out criteria that the Township should use to assess a proposal to change or enlarge a non-conforming building. The submitted Land Used Planning Assessment (The Boulevard Group, November 2025) list the criteria from the draft Official Plan and describes how the proposal meets them. The existing boathouse projects approximately 1 metre onto Sydenham Lake, while the new boathouse would project approximately 2.67 metres onto the lake. The new boathouse would not extend beyond the existing dock. The additional length is being proposed to accommodate a larger boat size. The new boathouse would have an area of 44.6 square metres, which is an increase from the 28.46 square metre area of the existing. The new boathouse would occupy a similar footprint as the existing, but would extend 1.07 metres west (i.e., into the shoreline) and 1.67 metres north (i.e., onto the lake). The subject property has approximately 75 metres of waterfrontage on Sydenham Lake. The existing boathouse has a width of 3.8 metres, which represents roughly 5.1% of the shoreline area. The new boathouse would have a width of 4.88 metres, which represents roughly 6.5% of the shoreline area. Therefore, the new boathouse would occupy an additional 1.4% of the shoreline. The existing boathouse was attached to the dwelling and had living space above. As a result, the existing structure had a building height of approximately 5.4 metres. The new boathouse would be a detached structure with a reduced building height of 3.25 metres. The new boathouse would forego attached living space in favour of an unenclosed observation deck on its roof.

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

Page 228 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0117

Staff reviewed the submitted Land Use Planning Assessment (The Boulevard Group, November 2025) and agree with the agent’s assessments of the proposal. Specifically, • •

• •

•

The new boathouse would not project further onto Sydenham Lake than the existing dock, The building height of the new boathouse is 2.16 metres less than the existing, which helps to minimize the visual impacts of the boathouse as seen from the water and adjacent properties, The new boathouse excludes attached living space, which is more consistent with its intended use (i.e., boat storage), This area of Sydenham Lake has several waterfront residential properties with longstanding boat houses, meaning the new boathouse would not conflict with existing patterns of development in the area. The proposal is desirable for the appropriate development of the subject property and will not result in undue adverse impacts on surrounding properties and the neighbourhood.

Staff note that there is a development agreement registered on the title of the property that requires the owners maintain and enhance the soil and vegetation within 30 metres of Sydenham Lake. As such, a new development agreement has not been recommended as a condition of approval. Conclusion It is the opinion of staff that it is appropriate for the Committee of Adjustment to grant permission to expand the legal non-conforming boathouse on the property, as described in this report. Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • • •

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

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

Page 229 of 232

Township of South Frontenac Staff Report PL-ZNA-2025-0117

Recommendation Staff recommend that the Committee of Adjustment receive comments from the public and, pending any comments received, approve application PL-ZNA-2025-0117 for 1277 Sheila Lane to permit the owner to replace the legal non-conforming boathouse with a larger boathouse. The new boathouse shall have a maximum area of 44.6 square metres, with dimensions of 9.14 metres by 4.88 metres. The new boathouse shall have a maximum building height of 3.25 metres. Approval should be subject to the following conditions:

The proposed boathouse design and size, and its location must be generally consistent with the submitted site plans and the Building Elevation and Floor Plans (Rod Stokes Consulting, Sheet A-6 dated 2025-10-05, revision date 2025-11-04), which will be attached to the decision as a schedule. Report Prepared By: Noah Perron, Planner Report Reviewed By: Christine Woods RPP, MCIP, Manager of Planning

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

Page 230 of 232

To:

Committee of Adjustment

From:

Kate Kaestner, Planning Clerk

Report Date:

December 11, 2025

Subject:

Decisions on Delegated Consents, November to December 2025

Summary This report summarizes the Consent applications that have been approved by Brad Wright, Director of Development Services, between November 14, 2025 and December 11, 2025.

Background The authority to grant undisputed consents is delegated to the Director of Development Services under By-law 2020-27. This report lists the applications which met the criteria for being undisputed consents and have received provisional consent approval.

Discussion a) PL-BDJ-2025-0105 – Storrington District Approved on November 19, 2025 This application is for a residential lot addition from unaddressed lands on Burnt Hills Road (ARN: 102906006015653) to be conveyed to adjacent lands at 2054 Burnt Hills Road. The lot addition will be approximately 2 acres in area and will increase the size of 2054 Burnt Hills Road to 4 acres. The retained lands will be approximately 4.35 acres in remaining area and are undeveloped. b) PL-BDJ-2025-0103 – Portland District Approved on December 03, 2025 This application is for the creation of one new residential lost from unaddressed lands on Desert Lake Road (ARN: 102908005013710). The severed parcel is to be approximately 5.7 acres in area with approximately 170 metres frontage on Desert Lake Road. The retained lands are 3.6 acres in area with approximately 203 metres frontage and are undeveloped. Appendix A – Mapping of application(s) Report Prepared By: Kate Kaestner, Planning Clerk Report Approved By: Christine Woods, Manager of Planning

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

Page 231 of 232

Township of South Frontenac Staff Report – Decisions on Delegated Consents

APPENDIX A

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

Page 232 of 232

Help support independent journalism

If NFNM’s reporting matters to you, Buy Me a Coffee is a simple way to help keep local watchdog coverage going.