Committee Of Adjustment - 12 Jun 2025 - Agenda

Published June 12, 2025

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Body: Committee of Adjustment Type: Agenda Meeting: Committee Date: June 12, 2025 Collection: Council Agendas Municipality: South Frontenac

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

7:00 PM, Thursday, June 12, 2025 Storrington Centre/Virtual Via Zoom .

Call to Order

Resolution.

Adoption of Agenda

Resolution.

Electronic Meeting Information

Committee of Adjustment meetings are conducted in-person and virtually, via Zoom. The link to register for the Zoom Meeting can be found in the Township’s Event Calendar: https://calendar.southfrontenac.net/

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

Declaration of pecuniary interest

There are none.

Approval of Minutes – May 08, 2025

Resolution.

Consent Applications from a Previous Meetings: (if applicable)

New Consent Applications:

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

New Minor Variance / Permission Applications:

PL-ZNA-2025-0038 (Hewson) - Bedford District

4 - 74

75 - 81

82 110

Property Address: 287 Island Drive Lane Purpose & Effect of the Application: To request permission under section 45(2) of the Planning Act to enlarge a legal non-conforming seasonal dwelling within 30m of Bob’s Lake. The applicant proposes to rebuild the 114sqm dwelling and 60.2sqm attached deck (w/ stairs) within a similar footprint. The enlarged dwelling would have a gross floor area of 144.5sqm, a ground floor area of 188.8sqm and a building height of 8.4m. The highwater mark setback will be maintained or improved, with the dwelling being setback 13m, attached deck 9.5m, and deck stairs 6.7m. The applicant also proposes to build a 9.1m x 9.8m detached garage. The structure requires zoning relief to have a building height

Page 1 of 210

of 9.1m. b)

PL-ZNA-2025-0047 (Armitage) - Bedford District

111 140

Property Address: 93 Partridge Lane, Unit B Purpose & Effect of the Application: The application seeks zoning relief to permit the construction of a deck addition to an existing cottage. The applicant proposed to replace a ~4.7sqm (50sqft) deck on the waterside of the cottage, with a ~20sqm (215sqft) deck (w/ stairs). The proposed deck requires zoning relief to be setback 4.6m (15ft) from the highwater mark of Bob’s Lake, 6.1m (20ft) from the wetland/flooded area to the west, and to increase lot coverage to 8.5%. The proposed deck would encroach no closer to Bob’s Lake than the existing deck (4.6m), and no closer to the wetland/flooded area than the deck to be replaced (6.1m) or the NW corner of the cottage (~2.1m). c)

PL-ZNA-2025-0053 (Frasso) (Stokes) - Storrington District

141 160

Property Address: 1939 Ormsbee Road Purpose & Effect of the Application: The proposal seeks relief from Zoning By-law 2003-75 section 5.24.1 to permit the lot coverage of all accessory buildings to exceed the lot coverage of the principal structure (dwelling). The applicant proposes to construct a detached garage/workshop with a building footprint of 1800sqft. The proposed structure would increase the lot coverage of all accessory structures (3.8%) above that of the existing dwelling (3.2%). d)

PL-ZNA-2025-0057 (Estate of Mundell) (Snider) - Loughborough District

161 175

Property Address: 1028 Poppy Lane Purpose & Effect of the Application: To request permission under section 45(2) of the planning act to enlarge the legal nonconforming dwelling within 30m of the highwater mark of Loughborough Lake. The applicant proposes to enlarge the existing 149sqm one-storey dwelling with a building height of 4.6m. The proposed enlargement would Involve adding a second story addition to the dwelling within the existing building footprint. The enlarged dwelling would have an approximate gross floor area of 214sqm, a building height of approximately 9.8m, and would maintain the existing 22m setback from the highwater mark of Loughborough Lake. e)

PL-ZNA-2025-0058 (Roy) (Costa) - Loughborough District

176 208

Property Address: 3727 Stage Coach Road Purpose & Effect of the Application:

Page 2 of 210

The property has a existing primary dwelling (approx. 361 m2) and existing detached garage (approx. 211 m2). The owners propose to build a new Additional Dwelling Unit (ADU) with a footprint of approximately 246m2 on the subject property that is approximately 64.5m from the existing primary dwelling. The Zoning Bylaw requires that an ADU be located within 40m of the primary dwelling and that the total lot coverage of accessory buildings and structures not exceed the lot coverage of the existing principal building. A minor variance is being requested to allow the ADU to be setback 64.5m from the existing primary dwelling and to allow for the total lot coverage of accessory buildings to exceed the lot coverage of the existing principal building, totaling approximately 476.5 m2. 10.

Other Business

Delegated Authority Consent Report

Adjournment

Resolution.

209 210

Page 3 of 210

Committee of Adjustment Meeting Thursday, June 12, 2025 7:00 p.m. Storrington Centre 3910 Battersea Road, Sunbury, ON and Virtual on Zoom Page 4 of 210

Joining us on Zoom? Your camera won’t be turned on, and 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

Alan Revill Brett Moreland Mike Howe

Staff

Page 5 of 210

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 210

• Adjournment

Format for Each Hearing

Page 7 of 210

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 210

• 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 210

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

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

Page 10 of 210

Notice of Collection • Personal information is collected to gather feedback and communicate with interested parties about applications. • This information is collected under the authority of the Planning Act and in accordance with the Municipal Freedom of Information and Protection of Privacy Act. • With the exception of e-mail addresses and telephone numbers, all information and comments will become part of the public record and will appear on the Township’s website. • Meetings are broadcast live over the internet for the public to view. Your voice will be heard in the broadcast if you speak at the meeting. Broadcasts are archived and continue to be publicly available. Page 11 of 210

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

Declaration of Pecuniary Interests

Page 12 of 210

Approval of Minutes of Previous Meeting

Page 13 of 210

New Minor Variance / Permission Applications

Page 14 of 210

Application PL-ZNA-2025-0038 Permission to Enlarge & Minor Variance

Applicant: Brian Hewson Agent: Rob Ramish (Valley Design & Drafting) Property: 287 Island Drive Lane

Page 15 of 210

Background • Property consists of two merged parcels that cannot be separately conveyed • Two-part proposal: • Permission to enlarge dwelling • Minor variance for detached garage

Page 16 of 210

Property Description

Page 17 of 210

• ~0.70Ac (2819sqm) in area • Fronts on and accessed via Island Drive Lane • Frontage on Bob’s Lake • Seasonal dwelling & 2 detached accessory structures • Well vegetated • Gentle downward slope towards shoreline • Designated Rural • Zoned RLSI

Proposal • Replace dwelling with a new one in similar footprint • Existing dwelling • 114sqm w/ 60.5sqm deck & stairs • 6.4m building height (1-storey) • HWM setback: 11.9 (Dwelling), 9.5m (Deck) & 6.7m (Deck Stairs) • Proposed dwelling • 126.3sqm w/ 18.3sqm sunroom & 44.1sqm deck & stairs (188.8sqm footprint) • 8.4m building height (1-storey) • HWM setback: 13m (Dwelling), 9.5m (Deck) & 6.7m (Deck Stairs) Page 18 of 210

Proposal • Construct 83.6sqm detached garage • ~55.3sqm storage loft • ~33.5sqm walkout storage area • Zoning Relief to permit • 9.1m building height • Additional height requested to permit additional storage space above and below and to ensure proper functionality • Proposed height also reflects change in topography

Page 19 of 210

Existing Dwelling (Front view)

Existing Dwelling (Side view)

Page 20 of 210

Shoreline area

Proposed garage location

Page 21 of 210

Page 22 of 210

Proposed dwelling floorplans

Conceptual front view of proposed dwelling

North elevation (facing lane)

East elevation (facing dwelling)

South elevation (facing lake)

Page 23 of 210

Department, Agency and Public Comments • Rideau Valley Conservation – No Objection. RVCA development permit needed for proposed dwelling construction • Public Comment – None Received

Page 24 of 210

Planning Analysis

Permission to enlarge legal non-conforming dwelling • The criteria for considering an application under section 45(2) are: • Whether the application is desirable for the appropriate development of the subject property; and • Whether the application will result in undue adverse impacts on the surrounding properties and neighborhood.

• Proposal wouldn’t result in further encroachment towards the water. Proposed dwelling would be setback 13m from the HWM, attached deck 9.5m and stairs 6.7m. • Increase in gross floor area from 114sqm to 144.6sqm. Increase in ground floor area from 174.2sqm to 188.8sqm (0.5% lot coverage increase). Increase in building height from 6.4m to 8.4m. • The proposal is appropriate and is not anticipated to result in negative impacts on abutting properties or the lake. Page 25 of 210

• Planning Staff recommend a development agreement to ensure appropriate shoreline development practices.

Planning Analysis Minor variance for garage

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 26 of 210

Recommendation • Approval • Pending any comments received • Subject to conditions

• The application is approved in accordance with submitted drawings • Development agreements to address runoff, erosion controls maintenance of a healthy shoreline buffer

Page 27 of 210

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 28 of 210

PL-ZNA-2025-0038 Committee Deliberation and Vote

Page 29 of 210

Application PL-ZNA-2025-0047 Minor Variance

Applicant: Mark Armitage Property: 93B Partridge Lane

Page 30 of 210

Property Description • ~0.45Ac (1825sqm) in area with frontage on Bob’s Lake • Shoreline of Bob’s lake to the south and west • Seasonal dwelling w/ two attached decks & a boathouse • Mostly flat, small drop off near shoreline • Designated Rural • Zoned RLSW Page 31 of 210

Proposal • Applicant proposed to have one deck running the length of he waterside of the cottage • Replace ~4.7sqm deck (SW) corner with ~20sqm deck (w/stairs) • New deck would be connected to existing ~16.8sqm deck (SE corner) • Zoning relief to permit • 6.1m setback from the HWM to the west • 4.6m setback from the HWM to the south • Increase in lot coverage to 8.5% • Proposal would not result in further encroachment towards Bob’s Lake Page 32 of 210

Plot Plan

Page 33 of 210

Front view of seasonal dwelling

Proximity to southern shoreline

Page 34 of 210

Proximity to western shoreline

Department, Agency and Public Comments • Rideau Valley Conservation – No Objection. RVCA development permitted needed for proposed deck construction • Public Comment – None Received

Page 35 of 210

Planning Analysis Variance meets four tests of a minor variance

Maintains the general intent and purpose of the Township of South Frontenac Official Plan
Maintains the general intent and purpose of Zoning By-law No. 2003-75
Is desirable for the appropriate development of the lands in question
Is minor Page 36 of 210

Recommendation • Approval • Pending any comments received • Subject to conditions

• The application is approved in accordance with submitted drawings • 4.7sqm deck to be removed by applying for and obtaining demolition permit

Page 37 of 210

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 38 of 210

PL-ZNA-2025-0047 Committee Deliberation and Vote

Page 39 of 210

Application PL-ZNA-2025-0053 Minor Variance

Applicant: Timothy & Katelynn Frasso Agent: Rod Stokes Property: 1939 Ormsbee Road

Page 40 of 210

Property Description • ~1.3Ac in area • Fronts on and accessed via Ormsbee Road • Existing Dwelling (1735sqft) and storage shed (248sqft) • Most of property is maintained as lawn • Rural Designation • Rural (RU) Zone

Page 41 of 210

Proposal • Construct 1800sqft detached garage/workshop • Zoning Relief to permit: • Total lot coverage of accessory buildings and structures (3.8%) to exceed the lot coverage of the existing dwelling (3.2%) • Proposal would comply with all other zoning requirements

Page 42 of 210

Plot Plan

Location of proposed garage (looking south) Page 43 of 210

Standing in the location of the proposed garage (looking north towards Ormsbee Road)

Department, Agency and Public Comments • No circulation required due to the nature of the proposal • Public Comment – None Received

Page 44 of 210

Planning Analysis Variance meets four tests of a minor variance

Maintains the general intent and purpose of the Township of South Frontenac Official Plan
Maintains the general intent and purpose of Zoning By-law No. 2003-75
Is desirable for the appropriate development of the lands in question
Is minor Page 45 of 210

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

Page 46 of 210

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 47 of 210

PL-ZNA-2025-0053 Committee Deliberation and Vote

Page 48 of 210

Application PL-ZNA-2025-0057 Permission to Enlarge Legal Non-Conforming Use

Applicant: Estate of Michael Mundell Agent: Katherine Snider & Derek Snider Property: 1028 Poppy Lane

Page 49 of 210

Property Description

Page 50 of 210

• Poppy Lane • Located along Loughborough Lake • ~1.31 acres • Existing Buildings • House with attached Garage • One detached Storage Structure • Rural Designation & RRC-24 Zone

Proposal

Page 51 of 210

• Expand Existing Dwelling within the RRC-24 Zone and 30m of the lake • Add a second-storey addition within the existing dwelling footprint. • Proposed addition to be approximately 65 sqm (700 sqft) • Gross floor area to increase from ~149sqm to ~214sqm • Building height to increase from 4.6m to ~ 9.8m • Dwelling is approx. 22m from the Lake Submitted Plan

Existing Dwelling (Front View)

Existing Dwelling (Rear View)

Page 52 of 210

Department, Agency and Public Comments • Cataraqui Conservation – No Concerns. Provided erosion recommendations. • Public Comment – None Received

Page 53 of 210

Planning Analysis • The criteria for considering an application under section 45(2) are: • Whether the application is desirable for the appropriate development of the subject property; and • Whether the application will result in undue adverse impacts on the surrounding properties and neighborhood.

Page 54 of 210

Recommendation • Approval • Pending any comments received • Subject to conditions

• The application is approved in accordance with submitted sketch • Development agreements to address erosion control measures and runoff from the subject property.

Page 55 of 210

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 56 of 210

PL-ZNA-2025-0057 Committee Deliberation and Vote

Page 57 of 210

Application PL-ZNA-2025-0058 Minor Variance

Applicant: Dan Roy and Miranda Roy Agent: Mason Costa Property: 3727 Stage Coach Road

Page 58 of 210

Property Description • 4.1 acre rural property along Stage Coach Road • Residential lots along Stage Coach Road • Existing Buildings • Dwelling w/ attached garage • existing detached garage • Rural Designation & Rural Zone

Page 59 of 210

Requested Zoning Relief • Section 5.24.1 – To permit the total lot coverage of accessory buildings and structures (476.5m2 or 2.8%) on a lot to exceed the lot coverage of the existing principal dwelling (361 m2 or 2.1%).

Page 60 of 210

• Section 5.49.6.6 – To permit the detached additional dwelling unit (ADU) to be located 64.5m from the principal dwelling, whereas the Zoning By-law requires that an ADU must be located within 40m of the principal dwelling.

Additional Dwelling Units (ADU)

Page 61 of 210

• “Dwelling Unit, Additional” shall mean a dwelling unit, which Is accessory to a principal dwelling, and is located on the same lot as the principal dwelling. • Section 5.49 • ADU permitted as an accessory use to a single detached dwelling • Shall demonstrate adequate supply of water is available • Section 5.49.6 General Provisions Info • Maximum Gross Floor Area of ADU shall be less than or equal to the gross floor area of the principal dwelling • Where an ADU is in a detached accessory building, the ADU must be located within 40m of the principal dwelling • The ADU shall share the driveway entrance to the lot with the principal dwelling

Proposal • Construct an Additional Dwelling Unit on the subject property • 265 sqm ADU footprint • 361 sqm primary dwelling footprint • 211 sqm existing detached garage

Page 62 of 210

Proposed Site Plan

Proposal

Page 63 of 210

Front (East Facing)

Side (South Facing)

Rear (West Facing)

Side (North Facing)

Existing Dwelling Front View

Subject property (ADU Proposed Location View)

Page 64 of 210

Department, Agency and Public Comments • Public Comment – Comments were received from the public regarding the proposed ADU’s location and concerns about the impact on the privacy of neighbouring properties and impacts on neighbouring wells.

Page 65 of 210

Planning Analysis Variance meets four tests of a minor variance

Maintains the general intent and purpose of the Township of South Frontenac Official Plan
Maintains the general intent and purpose of Zoning By-law No. 2003-75
Is desirable for the appropriate development of the lands in question
Is minor Page 66 of 210

Recommendation • Approval • Pending any comments received • Subject to conditions

• The application is approved in accordance with submitted plan • Building Permit

Page 67 of 210

Questions & Comments

Applicant/Agent
Members of the Public
Committee Member questions

Page 68 of 210

PL-ZNA-2025-0058 Committee Deliberation and Vote

Page 69 of 210

Delegated Consent Authority Report PL-BDJ-2025-0035 – Portland District • Granted May 13, 2025 • 4057 Boyce Road • Creation of one new rural residential lot • Severed o 2 acres in area o 76m frontage Boyce Road

• Retained lands Page 70 of 210

o 92 acres in area o Frontages on Boyce Rd & Petworth Rd o Contains a dwelling and outbuildings

Delegated Consent Authority Report PL-BDJ-2025-0039 – Storrington District • Granted May 22, 2025 • Unaddressed lands on Latimer Road (ARN: 102906001014900) • Create one new rural residential lot • Severed parcel o 4 acres in area o 155m frontage Latimer Road

• Retained lands

Page 71 of 210

o 49 acres in area o 120m frontage on Latimer Road o Vacant

Delegated Consent Authority Report PL-BDJ-2025-0032 – Portland District • Granted June 05, 2025 • Unaddressed lands Ellerbeck Road (ARN: 102908003016800) • Create one new rural residential lot • Severed parcel o 2.5 acres in area o 96m frontage Ellerbeck Road

• Retained lands

Page 72 of 210

o 209 acres in area o 350m frontage on Ellerbeck Road o Vacant

Delegated Consent Authority Report PL-BDJ-2025-0030 – Bedford District • Granted June 10, 2025 • 1482 Buck Bay Road • Create one new rural residential lot • Severed parcel o 6 acres in area o 100m frontage Buck Bay Road

• Retained lands

Page 73 of 210

o 194 acres in area o 500m frontage on Buck Bay Road o Developed (house, accessory buildings)

Adjournment

Page 74 of 210

Minutes of Committee Of Adjustment May, 8, 2025

Township of South Frontenac Committee of Adjustment Meeting Minutes Meeting # 2025-04 Time: 7:00 PM Location: Storrington Centre/Virtual Via Zoom Present: Norm Roberts, Ray Leonard, Steve Pegrum, Alan Revill, Brett Moreland, Mike Howe, Scott Trueman (arrived at 7:10PM) Absent: Kevin Fox Staff: Christine Woods, Manager of Planning, Noah Perron, Planner, Kate Kaestner, Planning Clerk & Secretary-Treasurer 1

Call to Order

Resolution. Resolution No. 2025-04-01 Moved by: Ray Leonard Seconded by: Brett Moreland THAT The May 08, 2025 meeting of the Committee of Adjustment for the Township of South Frontenac is hereby called to order at 7:00PM.

Adoption of Agenda

Resolution.

Carried

Resolution No. 2025-04-02 Moved by: Brett Moreland Seconded by: Ray Leonard THAT The Committee hereby adopts the agenda for the May 08, 2025 Committee of Adjustment meeting.

Carried

Electronic Meeting Information

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

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

Declaration of pecuniary interest

Brett Moreland declared a personal conflict of interest on Agenda item 9. e.

Page 75 of 210

Minutes of Committee Of Adjustment May, 8, 2025 5

Approval of Minutes – April 10, 2025

Resolution. Resolution No. 2025-04-03 Moved by: Mike Howe Seconded by: Alan Revill THAT the Committee hereby approves the minutes of the April 10, 2025 Committee of Adjustment meeting.

Consent Applications from a Previous Meetings: (if applicable)

New Consent Applications (if applicable):

Carried

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

PL-ZNA-2025-0029 (Tucker) (Green) - Bedford District Property Address: 60 McColl Lane Purpose & Effect of the Application: A minor variance is being requested to allow a 12.6m by 1.5m deck, attached to the waterside of a cottage, to be setback 1.5 metres from the highwater mark of Thirty Island Lake and 0.5 metres from top of bank. The deck was constructed without the necessary approvals. Committee Chair Steve Pegrum introduced the file and reminded Committee members that the public meeting for this application occurred on April 10, 2025, where the application was deferred to allow Committee members to review the Engineering report and Slope Stability Assessment that were provided to members at the meeting. Mr. Pegrum stated that the Committee was now at the deliberation stage of the application, but advised that the applicant was present at the meeting in person, and the agent was present via Zoom in case the Committee had any questions to pose to them. Mr. Pegrum inquired as to whether there were any questions from Committee members regarding the application. None heard. Kate Kaestner, Planning Clerk & Secretary-Treasurer, read the resolution for the denial of the application. Mr. Pegrum asked Committee members if they had any comments regarding the proposal or resolution. Committee member Alan Revill stated that in regard to the Engineering report, that he believes there are a number of ways that the deck could be reconstructed to avoid the pillars at the front, however, he does not believe that is the matter that the Committee should be considering. As Committee members, they are charged with considering planning matters only, and from his perspective, had this application come before the Committee even prior to it being constructed, it would have likely been denied. He stated that he is in support of the Planning Staff’s recommendation of denial. Mr. Pegrum inquired as to whether there were any further comments from Committee members. None heard.

Page 76 of 210

Minutes of Committee Of Adjustment May, 8, 2025 Resolution No. 2025-04-04 Moved by: Brett Moreland Seconded by: Ray Leonard THAT the Committee hereby denies application PL-ZNA-2025-0029 for property municipally addressed as 60 McColl Lane. Carried 9

New Minor Variance / Permission Applications:

PL-ZNA-2025-0021 (Root) - Bedford District Property Address: Unaddressed lands on Steve Babcock Lane Purpose & Effect of the Application: The application seeks zoning relief to permit the construction of a new seasonal dwelling and a septic system. The proposed ~60sqm (7.6mx7.9m) two-storey seasonal dwelling requires zoning relief to be setback 22m from the highwater mark of the wetland to the west, and 6m from the top of bank to the west. The proposed septic system requires zoning relief to be setback 19.5m from the highwater mark of the wetland to the west, and 6m from the top of bank to the west. 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. Committee Chair Steve Pegrum inquired as to whether the applicant or agent would like to address the Committee. The applicant indicated that he was present but did not need to address the Committee. Mr. Pegrum inquired (3 times) as to whether there were any questions or comments from members of the public regarding the application. None heard. Mr. Pegrum inquired as to whether there were any questions form Committee members regarding the application. None heard. Ms. Kaestner read the resolution for approval of the application, subject to conditions. Mr. Pegrum asked the Committee members if they had any comments regarding the resolution. None heard. Resolution No. 2025-04-05 Moved by: Alan Revill Seconded by: Mike Howe THAT the Committee of Adjustment hereby approves minor variance application PL-ZNA-2025-0021, for property on Steve Babcock Lane, ARN: 10290200408500, to permit the construction of a 60 sqm 2-storey dwelling to be setback 22 metres from the highwater mark of the wetland to the West, and 6 metres from the top of bank to the West, and to allow a septic system to be installed 19.5 metres from the highwater mark of the wetland to the West, and 6 metres from the top of bank to the West, subject to conditions. Carried

Page 77 of 210

Minutes of Committee Of Adjustment May, 8, 2025 b)

PL-ZNA-2025-0026 (Mulrooney) (Beach) - Storrington District Property Address: Unaddressed lands to the East of 3256 Princess Road Purpose & Effect of the Application: Consent applications PL-BDJ-2023-0001 and PL-BDJ-2023-0002 were approved subject to conditions by the Director of Development Services on January 28, 2025. Zoning relief is required to permit the two new lots to be located on lands between 300m and 500m from the existing quarry south of Princess Road. Zoning relief is also required to permit the eastern lot to have 72m frontage on Princess Road instead of 76m. Christine Woods, Manager of Planning, delivered her report to the Committee with a staff recommendation that the application be approved. Steve Pegrum inquired as to whether the applicant or their agent wished to address the Committee, however, they were not present at the meeting. Mr. Pegrum asked (3 times) whether there were any questions or comments from members of the public regarding the application. None heard. Committee members were then given the opportunity to ask questions. None heard. Ms. Kaestner read the resolution for approval of the application. Mr. Pegrum asked if Committee members wished to comment on the application or resolution. None heard. Resolution No. 2025-04-06 Moved by: Alan Revill Seconded by: Mike Howe THAT the Committee of Adjustment hereby approves minor variance application PL-ZNA-2025-0026, for lands on Princess Road, ARN: 1029-060-030-00800, (1) permitting the severed parcel from consent application PL-BDJ-2023-0001 to be 300m from an existing quarry immediately to the south, and (2) permitting the severed parcel from consent application PL-BDJ-2023-0002 to be 300m from the same quarry and to have a minimum 72m lot frontage. . Carried

PL-ZNA-2025-0040 (Craig) - Bedford District Property Address: 545 Oak Bluffs Road Purpose & Effect of the Application: A 1320 square foot detached garage is proposed. The garage would be setback at least 6m from the eastern lot line. A minor variance is being requested to allow the garage to be setback less than the 15m from the interior side lot line required in the R-16 zone. Christine Woods delivered her report to the Committee with a staff recommendation that the application be approved. Steve Pegrum inquired as to whether the applicant or their agent wished to address the Committee.

Page 78 of 210

Minutes of Committee Of Adjustment May, 8, 2025 David Craig, applicant, thanked Ms. Woods for her work and presentation and stated that he hoped the Committee agreed with her recommendation to approve the application. Mr. Craig stated that he had spoken with Committee member Revill and Committee member Leonard when they performed their site visits and that he was happy to answer any other questions that members may have regarding the application. Mr. Pegrum asked (3 times) whether there were any questions or comments from members of the public regarding the application. None heard. Committee members were then given the opportunity to ask questions. None heard. Ms. Kaestner read the resolution for approval of the application. Mr. Pegrum asked if Committee members wished to comment on the application or resolution. None heard. Resolution No. 2025-04-07 Moved by: Ray Leonard Seconded by: Norm Roberts THAT the Committee of Adjustment hereby approves minor variance application PL0ZNA-2025-0040, for property municipally addressed as 545 Oak Bluffs Road, to allow a 1320 square foot detached garage to have a minimum 6m interior side yard on the east side of the property. Carried d)

PL-ZNA-2025-0041 (Kemp & Mallen) - Loughborough District Property Address: 6401 Salmon Lake Road Purpose & Effect of the Application: The property has an existing garage that is 8.7m from the front lot line, whereas the Zoning By-law requires a 20m setback. The owners propose a 400 square foot addition and a 220 square foot lean-to on the existing garage. Permission is being requested to allow the addition and the lean-to to be setback 5.8m from the front lot line. Ms. Woods delivered her report to the Committee with a staff recommendation that the application be approved. Steve Pegrum inquired as to whether the applicant or their agent wished to address the Committee. John Kemp, applicant, indicated to the Chair that he was present at the meeting and happy to answer any questions. Mr. Pegrum asked (3 times) whether there were any questions or comments from members of the public regarding the application. None heard. Committee members were then given the opportunity to ask questions. None heard. Ms. Kaestner read the resolution for approval of the application.

Page 79 of 210

Minutes of Committee Of Adjustment May, 8, 2025 Mr. Pegrum asked if Committee members wished to comment on the application or resolution. None heard. Resolution No. 2025-04-08 Moved by: Mike Howe Seconded by: Alan Revill THAT the Committee of Adjustment hereby approves application PL-ZNA-20250041 for property municipally addressed as 6401 Salmon Lake Road, granting permission to enlarge the existing legal non-conforming garage within 20 metres of the front lot line, by 620 square feet. Carried e)

PL-ZNA-2025-0046 (Frasso) - Loughborough District Property Address: 1230 Burega Lane Purpose & Effect of the Application: The property has an existing house that is less than 30m from Loughborough Lake. The owners propose to replace the 360 square foot deck with a 238 square foot three-season screened porch. Permission is required to increase the gross floor area of the house by 238 square feet. Committee Chair Pegrum introduced the file and confirmed (for the record) that Committee member Brett Moreland had exited the room, as he had declared a personal conflict of interest. Ms. Woods delivered her report to the Committee with a staff recommendation that the application be approved, subject to the conditions outlined in her presentation. Steve Pegrum inquired as to whether the applicant or their agent wished to address the Committee. Shannon Ireland-Frasso, applicant, indicated to the Committee that she was happy to answer any questions they may have. Mr. Pegrum asked (3 times) whether there were any questions or comments from members of the public regarding the application. None heard. Committee members were then given the opportunity to ask questions. None heard. Ms. Kaestner read the resolution for approval of the application, subject to conditions. Mr. Pegrum asked if Committee members wished to comment on the application or resolution. None heard. Resolution No. 2025-04-09 Moved by: Ray Leonard Seconded by: Scott Trueman THAT the Committee of Adjustment hereby approves application PL-ZNA-20250046, for property municipally addressed as 1230 Burega Lane, granting permission to enlarge the existing legal non-conforming dwelling, which is located within 30 metres of Loughborough Lake, by 238 square feet, subject to conditions. Carried

Page 80 of 210

Minutes of Committee Of Adjustment May, 8, 2025 10

Other Business

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

Adjournment

Resolution. Resolution No. 2025-04-10 Moved by: Norm Roberts Seconded by: Ray Leonard THAT the May 08, 2025 meeting of the Committee of Adjustment for the Township of South Frontenac is hereby adjourned at 7:51 PM, to reconvene on Thursday, June 12, 2025 at 7:00 PM or at the call of the Chair. Carried

Steve Pegrum, Chair

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T J EC PRO RTH NO

TRUE NORTH

BUILDING AREAS

ZONING INFORMATION: ZONE: LIMITED SERVICE RESIDENTIAL - ISLAND (RLSI)

ITEM

AREA

EXISTING COTTAGE:

174.2 sq.m/1875 sq.ft

PROPOSED COTTAGE:

188.8 sq.m/2032.2 sq.ft

APPLICABLE ZONE PROVISIONS:

REQUIRED

PROVIDED

FRONT YARD SETBACK (PRINCIPAL BUILDING)

30m/98’-5"(MIN)

13.0m/42’-10"

30m/98’-5"(MIN)

30.1m/98’-11"

3m/9’-10"(MIN)

17.6m/57’-10"

FRONT YARD SETBACK (DETACHED ACCESSORY BUILDING) INTERIOR SIDE YARD SETBACK (PRINCIPAL BUILDING)

EXISTING COVERALL:

23 sq.m/247.6 sq.ft

EXISTING SHED:

20.3 sq.m/218.5 sq.ft

INTERIOR SIDE YARD SETBACK (DETACHED ACCESSORY BUILDING)

3m/9’-10"(MIN)

6.1m/20’-0"

PROPOSED GARAGE:

83.6 sq.m/899.8 sq.ft

REAR YARD SETBACK (PRINCIPAL BUILDING)

10m/32’-8"(MIN)

18.5m/60’-8"

REAR YARD SETBACK (DETACHED ACCESSORY BUILDING)

3m/9’-10"(MIN)

4.6m/15’-1"

BUILDING HEIGHT (PRINCIPAL BUILDING)

11m/36’-1"(MAX)

8.4m/27’-7"

BUILDING HEIGHT (DETACHED ACCESSORY BUILDING)

6m/19’-8"(MAX)

9.1m/29’-9"

SETBACK FROM PRIVATE LANE

5m/16’-5"(MIN)

6.1m/20’-0"

LOT COVERAGE

5% (MAX)

SEE SITE STATISTICS

LOT COVERAGE OF ACCESSORY BUILDING & STRUCTURES

5% (MAX)

SEE SITE STATISTICS

SITE STATISTICS

ISLA

9’ - 10"

DRIV

E LA NE

ITEM

EXISTING PRINCIPAL

PROPOSED PRINCIPAL

EXISTING ACCESSORY

PROPOSED ACCESSORY

LOT AREA:

2819 sq.m/30347 sq.ft

BUILDING AREA:

174.2 sq.m/1875 sq.ft

188.8 sq.m/2032.2 sq.ft

43.4 sq.m/467.2 sq.ft

103.9 sq.m/1118.4 sq.ft

LOT COVERAGE:

6.2%

6.7%

1.5%

3.7%

[3.0 m]

9’ - 10 "

[3.0 m ]

APPROX. LOCATION OF SIDE YARD SETBACK

[10.0 m

]

APPROX. LOCATION OF PROPERTY LINE

3/4" [1 8.5 m ]

1/2" [1 9.0 m ]

REAR YARD SETBACK FOR DETACHED ACCESSORY BUILDING

]

APPROX. LOCATION OF SIDE YARD SETBACK

9’ - 10 "

[3.0 m ]

66’ - 0 "

62’ - 3

92’ - 1 0

60’ - 7

EXISTING DRIVEWAY

[20.1 m

m] 1/2" [2 8.3

32’ - 8 "

30 m SETBACK FROM WATER

EXISTING SEPTIC TANK

REAR YARD SETBACK FOR PRINCIPAL BUILDING

VALLEY DRAFTING + DESIGN

APPROX. LOCATION OF PROPERTY LINE 57’ - 1 0

EXISTING SHED WITH PORCH

50’ - 6 "

4 1/ 2 " [10

GENERAL NOTES

14’ -

EXISTING WELL 34’ -

1 1/ 2 " [4.3

3" [3 .7 m ]

5 1/ 2 " [4.7

] 2.3 m

EXISTING COVERALL

[15.4 m

ADMIN@VALLEYDAD.CA WWW.VALLEYDAD.CA 613.913.8322

1/2" [1 7.6 m]

25’ - 0 1

EXISTING 4 SEASON COTTAGE

4" [1

.8 m]

3 1/ 2" [6 .2 m ]

40’ -

/4" [13

12'

45’ - 3 1

98’ 3

1/2" [3 0.0 m ]

20'

15’ -

142 EBERT ROAD, PERTH, ONTARIO, K7H 3C3

]

/2" [7.6 m]

MATERIAL, SYSTEMS, APPLICATIONS AND CONSTRUCTION PRACTICES SHALL CONFORM TO THE CURRENT EDITION OF THE O.B.C.
THE AUTHORITIES HAVING JURISDICTION SHALL BE CONSULTED PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION OR MATERIAL ALTERATION
DO NOT SCALE DRAWINGS
ANY DISCREPANCIES ARE TO BE REVIEWED WITH VALLEY DESIGN + DRAFTING PRIOR TO CONSTRUCTION

.5 m ]

APPROX. LOCATION OF PROPERTY LINE 4’ - 1 " [1.2

1.9 m ]

67’ - 10 3/4" [20

.7 m]

21’ -

11" [

6.7 m

31’ -

]

0 1/ 4 " [9.5

.1 m ]

BOBS LAKE

REVISIONS ITEM GENERAL REVISIONS GENERAL REVISIONS REVISED FOR PLANNING APPLICATION ADDITIONAL DIMENSIONS REVISED FOR PLANNING

/4" [1 33’ -

EDGE OF WATER

0 1/ 4 " [10

38’ -

10 3

39’ - 6 1/2" [12.1 m]

REFER TO SHEET A4.1 FOR ALL NOTES, LEGENDS & SCHEDULES

DATE 24/12/18 25/01/17 25/01/22 25/04/09 25/05/28

4 5 6 7 8

CLIENT BRIAN HEWSON

PROJECT COTTAGE RENOVATION

287 ISLAND DRIVE LANE, MABERLY, ONTARIO, K0B 2B0

DRAWING TITLE EXISTING SITE PLAN

SCALE As indicated Page 95 of 210

1 A0.0

EXISTING SITE PLAN 3/32" = 1’-0"

BOBS LAKE

DATE AUGUST 19, 2024 FILE NUMBER 2420

SHEET

A0.0

ZONING INFORMATION:

ITEM

AREA

EXISTING COTTAGE:

174.2 sq.m/1875 sq.ft

PROPOSED COTTAGE:

188.8 sq.m/2032.2 sq.ft

m] " [4.8

SIDE YARD SETBACK

FRONT YARD SETBACK (PRINCIPAL BUILDING)

30m/98’-5"(MIN)

13.0m/42’-10"

30m/98’-5"(MIN)

30.1m/98’-11"

3m/9’-10"(MIN)

17.6m/57’-10"

FRONT YARD SETBACK (DETACHED ACCESSORY BUILDING) INTERIOR SIDE YARD SETBACK (PRINCIPAL BUILDING)

EXISTING SHED:

20.3 sq.m/218.5 sq.ft

INTERIOR SIDE YARD SETBACK (DETACHED ACCESSORY BUILDING)

3m/9’-10"(MIN)

6.1m/20’-0"

PROPOSED GARAGE:

83.6 sq.m/899.8 sq.ft

REAR YARD SETBACK (PRINCIPAL BUILDING)

10m/32’-8"(MIN)

18.5m/60’-8"

REAR YARD SETBACK (DETACHED ACCESSORY BUILDING)

3m/9’-10"(MIN)

4.6m/15’-1"

BUILDING HEIGHT (PRINCIPAL BUILDING)

11m/36’-1"(MAX)

8.4m/27’-7"

BUILDING HEIGHT (DETACHED ACCESSORY BUILDING)

6m/19’-8"(MAX)

9.1m/29’-9"

SETBACK FROM PRIVATE LANE

5m/16’-5"(MIN)

6.1m/20’-0"

LOT COVERAGE

5% (MAX)

SEE SITE STATISTICS

LOT COVERAGE OF ACCESSORY BUILDING & STRUCTURES

5% (MAX)

SEE SITE STATISTICS

DRIV

E LA NE

ITEM

EXISTING PRINCIPAL

PROPOSED PRINCIPAL

EXISTING ACCESSORY

PROPOSED ACCESSORY

LOT AREA:

2819 sq.m/30347 sq.ft

BUILDING AREA:

174.2 sq.m/1875 sq.ft

188.8 sq.m/2032.2 sq.ft

43.4 sq.m/467.2 sq.ft

103.9 sq.m/1118.4 sq.ft

LOT COVERAGE:

6.2%

6.7%

1.5%

3.7%

[6.1

[9.1 m ]

[3.0 m ]

30’ - 0 "

[9.1 m ]

30’ - 0 "

PROVIDED

1/4" [4 .6 m]

ISLA

15’ - 1

[3.0 m]

REQUIRED

23 sq.m/247.6 sq.ft

20'

1/4" [ 6 9’ - 10"

[6.3 m]

APPLICABLE ZONE PROVISIONS:

SITE STATISTICS

PROPOSED FUTURE DRIVEWAY

15’ - 1 0

21’ 11 20’ - 9"

ZONE: LIMITED SERVICE RESIDENTIAL - ISLAND (RLSI)

EXISTING COVERALL:

.7 m]

T J EC PRO RTH NO

TRUE NORTH

BUILDING AREAS

9’ - 10 " ]

APPROX. LOCATION OF PROPERTY LINE

APPROX. LOCATION OF SIDE YARD SETBACK

[3.0 m ]

REAR YARD SETBACK FOR PRINCIPAL BUILDING

83’ - 3

EXISTING SEPTIC TANK

14’ - 9 3

9’ - 10 "

1/4" [2 5.4 m ]

62’ - 3

60’ - 7

30 m SETBACK FROM WATER

REAR YARD SETBACK FOR DETACHED ACCESSORY BUILDING

1/2" [1 9.0 m ]

APPROX. LOCATION OF PROPERTY LINE

32’ - 8 "

1/2" [1 4.0 m ]

46’ - 0

/2" [6.1

3/4" [1 8.5 m ]

20’ - 0 1

EXISTING DRIVEWAY

PROPOSED DRIVEWAY EXTENSION

[10.0 m

PROPOSED FUTURE GARAGE

/4" [4.5 m]

60’ - 7 1

/4" [18 .5

1/2" [3 0.7 m]

VALLEY DRAFTING + DESIGN

MATERIAL, SYSTEMS, APPLICATIONS AND CONSTRUCTION PRACTICES SHALL CONFORM TO THE CURRENT EDITION OF THE O.B.C.

] 2.3 m

[30.0 m ]

GENERAL NOTES PROPOSED 4 SEASON COTTAGE

6" [1

EXISTING SHED WITH PORCH

THE AUTHORITIES HAVING JURISDICTION SHALL BE CONSULTED PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION OR MATERIAL ALTERATION

40’ -

EXISTING WELL

0’ - 7 1 /2" [0.2 m

ADMIN@VALLEYDAD.CA WWW.VALLEYDAD.CA 613.913.8322

1/2" [1 7.6 m]

2’ - 10" [0.9 m]

98’ - 5"

105’ 1

100’ - 1 0

3/4" [3 2.1 m ]

57’ - 1 0

142 EBERT ROAD, PERTH, ONTARIO, K7H 3C3

50’ - 1 3

]

3 1/ 2 " [11

.7 m ]

/4" [15 .3

PROPOSED SUNROOM

DO NOT SCALE DRAWINGS
ANY DISCREPANCIES ARE TO BE REVIEWED WITH VALLEY DESIGN + DRAFTING PRIOR TO CONSTRUCTION

4.9 m

]

38’ -

11 1 /4" [ 1

REFER TO SHEET A4.1 FOR ALL NOTES, LEGENDS & SCHEDULES APPROX. LOCATION OF PROPERTY LINE 62’ - 0 1

REVISIONS ITEM GENERAL REVISIONS GENERAL REVISIONS REVISED FOR PLANNING APPLICATION ADDITIONAL DIMENSIONS REVISED FOR PLANNING

DATE 24/12/18 25/01/17 25/01/22 25/04/09 25/05/28

4 5 6 7 8

.1 m ]

/4" [18 .9

CLIENT BRIAN HEWSON ] 6.7 m 11" [ 21’ -

BOBS LAKE

" [15.9 m] 52’ - 2 1/2

33’ -

0 1/ 4 " [10

0 1/ 4 " [9.5 31’ -

EDGE OF WATER

42’ -

9 3/ 4 " [13

.0 m ]

48'

PROPOSED DECK

PROJECT COTTAGE RENOVATION 287 ISLAND DRIVE LANE, MABERLY, ONTARIO, K0B 2B0

DRAWING TITLE PROPOSED SITE PLAN

Page 96 of 210

PROPOSED SITE PLAN 1 A1.0 3/32" = 1’-0"

SCALE As indicated

BOBS LAKE

DATE AUGUST 19, 2024 FILE NUMBER 2420

SHEET

A1.0

9’ - 10"

28’ - 5 1/4"

9’ - 9 1/2"

20’ - 5 3/4"

19’ - 7 1/4"

JOIST DIRECTION

EXISTING FOUNDATION PLAN 3 A1.1 1/8" = 1’-0"

40’ - 2 3/4"

CRAWL SPACE

8:12

VALLEY DRAFTING + DESIGN

8:12

142 EBERT ROAD, PERTH, ONTARIO, K7H 3C3

ADMIN@VALLEYDAD.CA WWW.VALLEYDAD.CA 613.913.8322

19’ - 9"

JOIST DIRECTION

HEATED STORAGE

MATERIAL, SYSTEMS, APPLICATIONS AND CONSTRUCTION PRACTICES SHALL CONFORM TO THE CURRENT EDITION OF THE O.B.C.

JOIST DIRECTION

8:12

20’ - 10"

GENERAL NOTES

THE AUTHORITIES HAVING JURISDICTION SHALL BE CONSULTED PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION OR MATERIAL ALTERATION
DO NOT SCALE DRAWINGS
ANY DISCREPANCIES ARE TO BE REVIEWED WITH VALLEY DESIGN + DRAFTING PRIOR TO CONSTRUCTION
REFER TO SHEET A4.1 FOR ALL NOTES, LEGENDS & SCHEDULES

ITEM GENERAL REVISIONS GENERAL REVISIONS REVISED FOR PLANNING APPLICATION ADDITIONAL DIMENSIONS REVISED FOR PLANNING

8:12

REVISIONS DATE 24/12/18 25/01/17 25/01/22 25/04/09 25/05/28

4 5 6 7 8

CLIENT BRIAN HEWSON 38’ - 3 1/4" [11.7 m]

9’ - 9 1/2" [3.0 m]

PROJECT COTTAGE RENOVATION 287 ISLAND DRIVE LANE, MABERLY, ONTARIO, K0B 2B0

DRAWING TITLE ROOF & FOUNDATION PLAN

ROOF PLAN 1 A1.1 3/16" = 1’-0"

FOUNDATION PLAN 2 A1.1 1/4" = 1’-0"

SCALE As indicated

Page 97 of 210

DATE AUGUST 19, 2024 FILE NUMBER 2420

SHEET

A1.1

EXISTING SEPTIC TANK 6’ - 0 1/2"

28’ - 0 1/4"

EXISTING BATH

EXIST. BEDROOM 2 EXISTING SHED

EXIST. BEDROOM 1

3’ - 0 1/2"

20’ - 3 1/4"

EXISTING 1ST FLOOR PLAN 2 A1.2 1/8" = 1’-0"

EXIST. BEDROOM 3

11’ - 9 1/2"

ENTRY

9’ - 1 3/4"

3’ - 7"

VALLEY DRAFTING + DESIGN

3’ - 4"

0’ - 5"

CLOSET 9’ - 10" x 2’ - 2"

6’ - 7 3/4"

CATHEDRAL CEILING

12’ - 2 1/4"

DINING ROOM

LIVING ROOM

SUNROOM

8’ - 6" x 11’ - 6"

12’ - 0" x 19’ - 7"

9’ - 9" x 19’ - 5"

3’ - 6"

MATERIAL, SYSTEMS, APPLICATIONS AND CONSTRUCTION PRACTICES SHALL CONFORM TO THE CURRENT EDITION OF THE O.B.C.
THE AUTHORITIES HAVING JURISDICTION SHALL BE CONSULTED PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION OR MATERIAL ALTERATION

9’ - 10 1/2"

12’ - 8" x 15’ - 2"

ADMIN@VALLEYDAD.CA WWW.VALLEYDAD.CA 613.913.8322

GENERAL NOTES

CATHEDRAL CEILING

KITCHEN

142 EBERT ROAD, PERTH, ONTARIO, K7H 3C3

19’ - 9"

9’ - 10 1/2"

3’ - 6"

9’ - 9" x 5’ - 2"

CATHEDRAL CEILING

20’ - 5"

2’ - 6 3/4"

5’ - 8"

1’ - 3 1/2"

8’ - 10" x 4’ - 6"

5’ - 2"

MAIN BATH

DO NOT SCALE DRAWINGS
ANY DISCREPANCIES ARE TO BE REVIEWED WITH VALLEY DESIGN + DRAFTING PRIOR TO CONSTRUCTION

1’ - 9"

REFER TO SHEET A4.1 FOR ALL NOTES, LEGENDS & SCHEDULES

REVISIONS 3’ - 8"

7’ - 10 1/2"

7’ - 5 1/2"

3’ - 8"

2’ - 10 1/2" 10’ - 0"

CATHEDRAL TRUSSES

34’ - 0 3/4"

12’ - 3"

2’ - 8 1/2"

DATE 24/12/18 25/01/17 25/01/22 25/04/09 25/05/28

4 5 6 7 8

CLIENT BRIAN HEWSON

PROJECT 4’ - 0 1/2"

8’ - 1"

2’ - 3 1/2"

8’ - 2 1/2"

4’ - 2"

10’ - 6 1/2"

ITEM GENERAL REVISIONS GENERAL REVISIONS REVISED FOR PLANNING APPLICATION ADDITIONAL DIMENSIONS REVISED FOR PLANNING

27’ - 8"

COTTAGE RENOVATION 287 ISLAND DRIVE LANE, MABERLY, ONTARIO, K0B 2B0

DRAWING TITLE MAIN FLOOR PLAN 3’ - 10"

5’ - 6"

14’ - 8"

8’ - 0" 28’ - 10 1/2"

Page 98 of 210

MAIN FLOOR PLAN 1 A1.2 1/4" = 1’-0"

6’ - 2 1/2"

4’ - 0 1/2"

SCALE As indicated DATE AUGUST 19, 2024 FILE NUMBER 2420

SHEET

A1.2

EXISTING - NORTH 5 A2.1 1/8" = 1’-0"

EXISTING - EAST 6 A2.1 1/8" = 1’-0"

EXISTING - WEST 7 A2.1 1/8" = 1’-0"

EXISTING - SOUTH 8 A2.1 1/8" = 1’-0"

ROOF PLAN 23’ - 3"

T/O WALL 11’ - 9 3/4" 2’ - 0"

2’ - 0"

0’ - 6"

2’ - 0"

MAIN FLR CUT 3’ - 11 3/4" A1.1 - FOUNDATION 3’ - 3 1/2" A1.2 - 1ST FLOOR 0’ - 0" EXIST GRADE HIGH -0’ - 7" EXIST GRADE LOW -4’ - 4 1/2"

VALLEY DRAFTING + DESIGN

WEST ELEVATION 1 A2.1 1/4" = 1’-0"

NORTH ELEVATION 2 A2.1 1/4" = 1’-0"

142 EBERT ROAD, PERTH, ONTARIO, K7H 3C3

ADMIN@VALLEYDAD.CA WWW.VALLEYDAD.CA 613.913.8322

GENERAL NOTES

MATERIAL, SYSTEMS, APPLICATIONS AND CONSTRUCTION PRACTICES SHALL CONFORM TO THE CURRENT EDITION OF THE O.B.C.

ROOF PLAN 23’ - 3"

THE AUTHORITIES HAVING JURISDICTION SHALL BE CONSULTED PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION OR MATERIAL ALTERATION
DO NOT SCALE DRAWINGS
ANY DISCREPANCIES ARE TO BE REVIEWED WITH VALLEY DESIGN + DRAFTING PRIOR TO CONSTRUCTION
REFER TO SHEET A4.1 FOR ALL NOTES, LEGENDS & SCHEDULES

REVISIONS T/O WALL 11’ - 9 3/4" 0’ - 6"

2’ - 0"

ITEM GENERAL REVISIONS GENERAL REVISIONS REVISED FOR PLANNING APPLICATION ADDITIONAL DIMENSIONS REVISED FOR PLANNING

DATE 24/12/18 25/01/17 25/01/22 25/04/09 25/05/28

4 5 6 7 8

CLIENT BRIAN HEWSON

PROJECT

MAIN FLR CUT

COTTAGE RENOVATION

0’ - 0" [0.0 m]

3’ - 11 3/4" A1.1 - FOUNDATION

287 ISLAND DRIVE LANE, MABERLY, ONTARIO, K0B 2B0

3’ - 3 1/2" A1.2 - 1ST FLOOR 0’ - 0" EXIST GRADE HIGH

DRAWING TITLE

-0’ - 7"

ELEVATIONS

EXIST GRADE LOW -4’ - 4 1/2"

Page 99 of 210

EAST ELEVATION 3 A2.1 1/4" = 1’-0"

SCALE As indicated

SOUTH ELEVATION 4 A2.1 1/4" = 1’-0"

DATE AUGUST 19, 2024 FILE NUMBER 2420

SHEET

A2.1

20’ - 4 1/2"

30’ - 0"

12’ - 0"

6’ - 4 1/2"

15’ - 8"

3’ - 0"

8’ - 0"

14’ - 0"

7’ - 7 1/2"

6’ - 4 1/2"

5’ - 0"

4’ - 0" 10’ - 0"

SLOPE SLAB 1% TOWARDS OVERHEAD DOOR

10x9 OVERHEAD DOOR

SLOPE SLAB 1% TOWARDS OVERHEAD DOOR

3’ - 0"

0’ - 8"

8x9 OVERHEAD DOOR

0’ - 8"

3’ - 0"

2’ - 0"

20’ - 4" x 29’ - 4"

860.44 ft²

595.22 ft²

JOIST DIRECTION

A1.1

9’ - 0"

3’ - 0"

RETAINING WALL

4’ - 0" 2’ - 2"

4’ - 0"

20’ - 4 1/2"

25’ - 0" 18’ - 10"

DENOTES 8’-0" CEILING ABOVE

A1.1

9x7 OVERHEAD DOOR

4’ - 0"

4 A1.1

3’ - 0"

0’ - 8"

SLOPE SLAB 1% TOWARDS OVERHEAD DOOR

RAFTER DIRECTION 10’ - 0"

1’ - 0"

STORAGE LOFT

29’ - 4" x 29’ - 4"

10x9 OVERHEAD DOOR

0’ - 8"

GARAGE

30’ - 0"

COMPACTED GRANULAR FILL

SLOPE SLAB 1% TOWARDS OVERHEAD DOOR

STORAGE

29’ - 5"

5 A1.1

30’ - 0"

5 A1.1

2’ - 0"

5 A1.1

30’ - 0"

5 A1.1

30’ - 0"

5 A1.1

30’ - 0"

5 A1.1

A1.1

6’ - 4 1/2"

5’ - 0"

7’ - 7 1/2"

6’ - 4 1/2"

20’ - 4 1/2"

30’ - 0"

RETAINING WALL 30’ - 0"

A1.2 - T/O SLAB 2 A1.1 1/4" = 1’-0" A1.4 - ROOF PEAK

A1.4 - ROOF PEAK

VALLEY DRAFTING + DESIGN

26’ - 9"

142 EBERT ROAD, PERTH, ONTARIO, K7H 3C3

6’ - 1 3/4"

26’ - 9"

A1.3 - ATTIC TRUSS 3 A1.1 1/4" = 1’-0"

" 10

T/O LOFT WINDOW

STORAGE LOFT 10 "

1’ - 6"

GARAGE

11’ - 5 1/4"

T/O WALL 1

9’ - 10 1/2"

T/O WINDOW 6’ - 10 1/2"

8’ - 6 1/2"

4’ - 6 1/4"

20’ - 4 1/2"

REFER TO SHEET A4.1 FOR ALL NOTES, LEGENDS & SCHEDULES

4’ - 6 1/4"

REVISIONS

1’ - 6"

T/O WINDOW 6’ - 10 1/2"

ANY DISCREPANCIES ARE TO BE REVIEWED WITH VALLEY DESIGN + DRAFTING PRIOR TO CONSTRUCTION

4’ - 0"

A1.3 - ATTIC TRUSS

11’ - 5 1/4"

DO NOT SCALE DRAWINGS

GARAGE

1’ - 6"

D1 8’ - 6 1/2"

4’ - 6 1/4"

A1.3 - ATTIC TRUSS

STUD

20’ - 4 1/2"

THE AUTHORITIES HAVING JURISDICTION SHALL BE CONSULTED PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION OR MATERIAL ALTERATION

18’ - 3 1/4"

8’ - 0 1/2"

4’ - 0"

8’ - 0" 1’ - 6 3/4"

2x6 SILL PLATE TO BE FASTENED TO EACH JOIST BELOW w/ 2-¼"x5" SDS SCREWS (or EQ) 2x6 TAILS

1’ - 6" 8’ - 0 1/2"

STORAGE LOFT

8’ - 0 1/2"

0'

18’ - 3 1/4"

T/O LOFT WINDOW

EACH RAFTER FASTENED TO SILL PLATE w/ 5-3¼" NAILS OR APPROPRIATE SIMPSON STRONG-TIE HANGER

4’ - 0" 4’ - 6 1/4"

MATERIAL, SYSTEMS, APPLICATIONS AND CONSTRUCTION PRACTICES SHALL CONFORM TO THE CURRENT EDITION OF THE O.B.C.

ADMIN@VALLEYDAD.CA WWW.VALLEYDAD.CA 613.913.8322

GENERAL NOTES

2x10 RAFTERS @ 16" O.C.

5’ - 11"

A1.1 - FOUNDATION 1 A1.1 1/4" = 1’-0"

ITEM PRELIM 1 - ISSUED FOR CLIENT REVIEW PRELIM 2 - ISSUED FOR CLIENT REVIEW GENERAL REVISIONS PRELIM 3 - ISSUED FOR CLIENT REVIEW

DATE 24/08/21 24/11/06 24/12/10 25/04/03

1 2 3 4

CLIENT BRIAN HEWSON

0’ - 0" GRADE @ NORTH 1’ - 4"

-0’ - 2"

PROJECT NEW STORAGE GARAGE 1’ - 4"

A1.2 - T/O SLAB

1’ - 4" A1.2 - T/O SLAB

1’ - 4"

1’ - 4" 1’ - 4"

1’ - 4"

T/O FOUNDATION 1’ - 4"

T/O FOUNDATION

0’ - 0" GRADE @ NORTH -0’ - 2"

1’ - 4"

287 ISLAND DRIVE LN MABERLY, ON K0H 2B0

12’ - 0"

8’ - 0"

GRADE @ LANDING -3’ - 0" COMPACTED GRANULAR FILL

FOUNDATION PLAN

STORAGE A1.1 - FOUNDATION

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BUILDING SECTION 1 4 A1.1 1/4" = 1’-0"

DRAWING TITLE

A1.1 - FOUNDATION

-9’ - 0" U/S FOOTING

-9’ - 0"

-10’ - 0"

SCALE 1/4" = 1’-0"

U/S FOOTING

BUILDING SECTION 2 5 A1.1 1/4" = 1’-0"

DATE Issue Date FILE NUMBER 2420

SHEET

A1.1

A1.4 - ROOF PEAK

26’ - 9"

T/O LOFT WINDOW

18’ - 3 1/4"

A1.3 - ATTIC TRUSS

11’ - 5 1/4"

9’ - 10 1/2"

9’ - 10 1/2" 1’ - 6"

1’ - 6"

T/O WINDOW

T/O WINDOW 6’ - 10 1/2"

T/O FOUNDATION

1’ - 4"

A1.2 - T/O SLAB

0’ - 0" GRADE @ NORTH

-0’ - 2"

2’ - 10"

GRADE @ LANDING

1’ - 6"

6’ - 10 1/2"

2’ - 0"

T/O WALL 1

3’ - 0"

1’ - 6"

T/O WALL 1

-0’ - 2"

-3’ - 0"

GRADE @ LANDING

NORTH ELEVATION 1 A2.1 1/4" = 1’-0"

EAST ELEVATION 2 A2.1 1/4" = 1’-0"

A1.4 - ROOF PEAK

26’ - 9"

T/O LOFT WINDOW

-3’ - 0"

T/O LOFT WINDOW

18’ - 3 1/4"

VALLEY DRAFTING + DESIGN

18’ - 3 1/4"

142 EBERT ROAD, PERTH, ONTARIO, K7H 3C3

ADMIN@VALLEYDAD.CA WWW.VALLEYDAD.CA 613.913.8322

GENERAL NOTES 29’ - 9" [9.1 m]

A1.3 - ATTIC TRUSS 11’ - 5 1/4" T/O WALL 1 9’ - 10 1/2" T/O WINDOW

A1.3 - ATTIC TRUSS

MATERIAL, SYSTEMS, APPLICATIONS AND CONSTRUCTION PRACTICES SHALL CONFORM TO THE CURRENT EDITION OF THE O.B.C.

11’ - 5 1/4" T/O WALL 1

THE AUTHORITIES HAVING JURISDICTION SHALL BE CONSULTED PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION OR MATERIAL ALTERATION

9’ - 10 1/2" D5

1’ - 6"

1’ - 6" 1’ - 6"

6’ - 10 1/2"

1’ - 6"

T/O WINDOW

DO NOT SCALE DRAWINGS

6’ - 10 1/2"

ANY DISCREPANCIES ARE TO BE REVIEWED WITH VALLEY DESIGN + DRAFTING PRIOR TO CONSTRUCTION
REFER TO SHEET A4.1 FOR ALL NOTES, LEGENDS & SCHEDULES

T/O FOUNDATION

1’ - 4"

REVISIONS

A1.2 - T/O SLAB

0’ - 0" GRADE @ NORTH

0’ - 0"

-0’ - 2"

ITEM PRELIM 1 - ISSUED FOR CLIENT REVIEW PRELIM 2 - ISSUED FOR CLIENT REVIEW GENERAL REVISIONS PRELIM 3 - ISSUED FOR CLIENT REVIEW

CLIENT

-9’ - 0"

SOUTH ELEVATION 3 A2.1 1/4" = 1’-0"

2’ - 0"

BRIAN HEWSON 6’ - 0" [1.8 m]

-3’ - 0"

A1.1 - FOUNDATION

1 2 3 4

GRADE @ NORTH 12

GRADE @ LANDING

DATE 24/08/21 24/11/06 24/12/10 25/04/03

PROJECT NEW STORAGE GARAGE

A1.1 - FOUNDATION -9’ - 0"

287 ISLAND DRIVE LN MABERLY, ON K0H 2B0

WEST ELEVATION 4 A2.1 1/4" = 1’-0"

DRAWING TITLE ELEVATIONS

WINDOW SCHEDULE WINDOW NO.

Page 101 of 210

W1 W2 W3 W4

SIZE (WxH) 48" x 48" 48" x 48" 48" x 48" 48" x 48"

TYPE

LEVEL

CASEMENT - 2 PANE CASEMENT - 2 PANE CASEMENT - 2 PANE CASEMENT - 2 PANE

T/O LOFT WINDOW T/O LOFT WINDOW T/O LOFT WINDOW T/O LOFT WINDOW

DOOR SCHEDULE COMMENTS

DOOR NO. DOOR SIZE (WxH) D1 D2 D3 D4 D5 D6

36" x 82" 96" x 108" 120" x 108" 120" x 108" 36" x 82" 108" x 84"

TYPE

LEVEL

EXT - SINGLE - RAISED PANEL OVERHEAD DOOR OVERHEAD DOOR OVERHEAD DOOR EXT - SINGLE - RAISED PANEL OVERHEAD DOOR

A1.2 - T/O SLAB A1.2 - T/O SLAB A1.2 - T/O SLAB A1.2 - T/O SLAB A1.2 - T/O SLAB A1.1 - FOUNDATION

COMMENTS

SCALE 1/4" = 1’-0" DATE Issue Date FILE NUMBER 2420

SHEET

A2.1

May 21, 2025 25-SFR-MVA-0010 Committee of Adjustment Township of South Frontenac 4432 George St. Box 100 Sydenham ON K0H 2T0

Attention:

Kate Kaestner, Planning Clerk & Secretary Treasurer

Subject:

Application for Minor Variance PL-ZNA-2025-0038 Brian & Karen Hewson 287 Island Drive Lane, South Frontenac ARN 1029 0300 2075 7000 0000

Dear Ms. Kaestner, The Rideau Valley Conservation Authority has received the above noted application and have reviewed it within the context of: • • •

Section 5.2 Natural Hazards of the Provincial Policy Statement under Section 3 of the Planning Act; Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits under Section 28 of the Conservation Authorities Act; The Mississippi-Rideau Source Water Protection Plan;

The Proposal Based on the circulated materials, RVCA understands this application requests permission to enlarge a legal non-conforming dwelling and attached deck within the 30m highwater mark of Bob’s Lake, a regulated waterbody with a Regulated Flood Level of 163.07 masl.

Page 102 of 210

The existing 167m2 dwelling is proposed to be replaced with a 173m2 dwelling. The existing dwelling and attached deck are set back approximately 11.9m and 10.1m respectively from the shoreline of Bob’s Lake, and the proposed dwelling and attached deck are proposed to be set back approximately 13m and 9.5m respectively from the shoreline of Bob’s Lake. The Property The subject lands are described as Part Lots 31 & 32 Concession 6 Bedford, municipally known as 287 Island Drive Lane in the Township of South Frontenac. The lands are approximately 0.28ha (0.7 ac) in area, with approximately 62m (200 ft) of water frontage along Bob’s Lake. The lands are presently developed with an existing dwelling with attached deck, accessory structures, and private servicing A review of our records and mapping shows that there are no Provincially Significant Wetlands (PSWs) or mapped natural hazards in the form of mapped floodplain, steep slopes, or marine clays present on the subject lands. Provincial Policy Statement Regarding Section 5.2 Natural Hazards within the PPS, our office has no concerns with the requested minor variance as there are no regulated natural hazards identified on the subject lands. Ontario Regulation 41/24 The proposed minor variance request does not appear to impact any identified regulated natural hazards. Any development activity and/or site alteration proposed within RVCA’s regulated area (within 15 metres of a watercourse/waterbody) will require a permit from our office in accordance with Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits. Source Water Protection The subject property is identified as overlying a highly vulnerable aquifer. These are aquifers that are vulnerable to surface contaminants due to thin or absent soils overlying bedrock that may be fractured. Where these conditions exist, it may be possible for contaminants to enter drinking groundwater supplies. For this reason, care should be taken to avoid land uses and practices that may inadvertently lead to undesirable effects on groundwater. Some best practices that could be considered include: • • • • •

increased well casing depths, increased distance of septic systems from drinking water wells, ensuring septic systems are located downgradient of wells, ensuring that wells and septic systems are properly maintained, avoiding the use of pesticides, herbicides, and fertilizers.

Page 103 of 210

Page 2 of 3

Conclusion In conclusion, our office has no objections to the circulated minor variance application, however we do provide the following advisory comment for consideration: • Roof runoff should be collected and directed on-site and away from slopes and shorelines into natural or constructed leaching pits and/or rain barrels to provide the greatest infiltration of surface runoff. Runoff should not outlet or be directed towards the lake. Other Low Impact Development (LID) techniques should be considered to address runoff from hardened surfaces (roofs, walkways, decks, driveways, etc). Please advise us on the Committee’s decision respecting this application, or any changes in the status of the application. Best regards,

Dan Nguyen Planner, RVCA cc -Brian & Karen Hewson, owner cc -Rob Ramish, agent cc -Noah Perron, Planner Township of South Frontenac

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Page 3 of 3

To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

June 12, 2025

Subject:

Application for Permission to Enlarge Legal Non-Conforming Use/Minor Variance PL-ZNA-2025-0038, Hewson, 287 Island Drive Lane, Bedford District

Summary This report recommends that the Committee of Adjustment grant permission to enlarge a legal non-conforming dwelling under section 45(2) of the Planning Act, subject to conditions. Additionally, this report recommends that the Committee of Adjustment grant zoning relief for a detached garage, subject to conditions, as proposal meets the four tests of a minor variance outlined in section 45(1) of the Planning Act. Background The subject property consists of two parcels that have merged on title under the Planning Act and cannot be separately conveyed. The subject property is designated Rural in the Township Official Plan. The property is zoned Limited Service Residential – Island (RLSI) in Zoning By-law No. 2003-75, as amended. The subject property is approximately 0.70Ac (2819sqm) in area with frontage on Island Drive Lane and Bob’s Lake. The property is developed with a single storey cottage with a footprint of 114sqm and a 60.5sqm attached deck (w/stairs) on the waterside. The cottage is presently setback 11.9m from the highwater mark of Bob’s Lake, with the attached deck being setback 9.5m and the attached stairs 6.7m. The property also contains two detached storage structures. The area surrounding the dwelling is cleared and maintained as lawn. However, the remainder of the property is well vegetated. There is a gentle downward slope extending from Island Drive Lane towards the shoreline of Bob’s Lake. The surrounding area consists of residential uses. Proposal The applicant seeks permission under section 45(2) of the Planning Act to enlarge the legal non-conforming dwelling on the property within 30m of the highwater mark of Bob’s Lake. The existing cottage is a legal non-conforming building per Section 5.10.2 of the Zoning Bylaw because it was constructed prior to the current Zoning By-law and is setback 11.9m from the highwater mark of Bob’s Lake.

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

Page 105 of 210

Township of South Frontenac Staff Report PL-ZNA-2025-0038

The permission proposal would involve replacing the existing dwelling with a new, larger dwelling in a similar footprint. The new building would have a 188.8sqm footprint, which consists of 126.3sqm dwelling, 18.3sqm sunroom and 44.1sqm attached deck with stairs. The proposed one-storey dwelling would have a gross floor area of 144.5sqm, and a building height of 8.4m. The highwater mark setback of the enlarged dwelling will be improved to 13m, but the highwater mark setbacks of the reconstructed attached deck (9.5m) and stairs (6.7m) would remain the same as the existing. The applicant also seeks a variance from section 11.3.2 of the Zoning By-law, to permit a detached garage to have a building height of 9.1m, whereas a maximum building height of 6m is permitted in the RLSI zone. The proposed detached garage would be located on the west side of the property and would meet all applicable zoning setbacks. The garage will be setback approximately 30.7m from the highwater mark of Bob’s Lake. It would be two storeys tall and have a walk-out storage area. The garage would have a footprint of 83.6sqm and a building height of 9.1m. The second storey would be a ~55.3sqm storage loft. The walk-out storage area would be ~33.5sqm. The additional height is being requested to permit additional storage space above and below the structure and to ensure that the structure functions properly. The proposed building height also reflects the change in topography between the front and rear of the structure. Related Applications The lands are not subject to any additional applications under the Planning Act. Department and Agency Comments Rideau Valley Conservation Authority provided comment on May 21, 2025. RVCA staff had no objection to the proposal based on consideration for the Natural Hazard policies (Section 5.2) of the Provincial Planning Statement and Ontario Regulation 41/24. It was also noted that an RVCA development permit will be required for the proposed enlarged dwelling. Building Services did not conduct a formal review of the application. A performance level review of the existing sewage system will be required at the building permit stage. Additionally, building permits will be required for all proposed demolition and construction. Public Comments No public comments were received at the time of writing this report. Planning Analysis Permission to Enlarge Legal Non-Conforming Dwelling (S. 45(2) of the Planning Act) Section 5.10.2 of the Zoning By-law states that existing buildings with less than the minimum 30m 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. www.southfrontenac.net Page 106 of 210 South Frontenac is a welcoming and thriving rural community.

Township of South Frontenac Staff Report PL-ZNA-2025-0038

Through its powers under section 45(2) of the Planning Act, the Committee of Adjustment may grant permission to enlarge the dwelling. 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 existing dwelling is presently setback ~11.9m from the highwater mark of Bob’s Lake, with the attached deck being setback ~9.5m and the deck stairs ~6.7m. Comparatively, the proposed dwelling would be setback 13m from the highwater mark. The rebuilt deck and attached stairs would maintain their existing setbacks from the highwater mark. As such, the proposal would not facilitate further encroachment towards the lake. The proposal would facilitate an increase in gross floor area from 114sqm to 144.6sqm. The proposed enlargement would also increase building footprint from 174.2sqm to 188.8sqm, a lot coverage increase of roughly 0.5%. Building height would also increase from 6.4 to 8.4m. The enlarged dwelling would be comparable in area, footprint and building height to the existing dwelling. The proposed scale of the building would not conflict with existing patterns of development in the neighbourhood. Maintaining a similar building footprint as the existing cottage would also reduce the amount of tree clearance and site alteration within 30m of Bob’s Lake. It is the opinion of Planning Staff, that the application is desirable for the appropriate development of the subject property. The proposed enlarged dwelling is not anticipated to result in any negative or intrusive impacts on surrounding properties or the lake. Any potential intrusion would be mitigated by the proposed setback distances, and existing tree coverage along the shoreline. It is the opinion of Planning Staff, that the application is unlikely to result in undue adverse impacts on surrounding properties or the neighbourhood. Planning Staff recommend that a development agreement be registered on the title of the subject property as a condition of approval. The development agreement will address matters related to erosion control, runoff management and the maintenance of a healthy shoreline buffer. This will ensure that appropriate shoreline development practices are being implemented to not impact the environmental quality of Bob’s Lake. Minor Variance for Detached Garage (S. 45(1) of the Planning Act) The proposed garage 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 purposed of the Official Plan? The subject property is designated Rural on Schedule A of the Township Official Plan. The type and amount of development on rural lands must maintain the rural character, natural www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 107 of 210

Township of South Frontenac Staff Report PL-ZNA-2025-0038

heritage and cultural landscape in the Township. The proposed detached garage is accessory to the permitted residential use of the property. It is the opinion of Township Planning Staff that the proposed variance maintains the general intent and purpose of the Official Plan. Does the variance maintain the general intent and purpose of the Zoning By-law? The proposed detached garage is a permitted use in the RLSI zone. The detached garage exceeds the setback requirements for an accessory structure in the RLSI zone, including the setback from the highwater mark. The proposed garage does not exceed the allowable 5% lot coverage for accessory buildings and is not larger than the existing dwelling, nor would it be larger than the proposed enlarged dwelling. The RLSI zone permits a maximum building height of 6m for a detached accessory building. The proposed garage would have a building height of 9.1m. The proposed increase in building height is interpreted as minimal when considering that it will be constructed into a slope and that the structure would comply with all necessary setbacks. It is the opinion of Township Planning Staff that the proposed variance maintains the general intent and purpose of the Zoning By-law. Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The requested variance is desirable. The increased height would maximize functionality by contributing indoor storage space above and below the structure. Following construction, the owners intend to remove an existing coverall structure, which is presently located within 30m of the highwater mark. The increased building height being proposed is also related to changes in topography between the front of the structure (i.e., facing Island Drive Lane) and the rear of the structure (i.e., facing Bob’s Lake). The front of the structure would have a height of approximately 8m from grade. Due to existing topography, the rear corners of the structure would have heights of 9.1m (SE Corner) and 10.8m (SW corner) from grade, respectively. Rather than fill-in the rear of the structure, which would reduce building height, the applicant proposes to use some of the below-grade area as storage space. The increased building height will have minimal impact on surrounding properties, the lane and Bob’s Lake. The proposed side yard setback from the closest residential property (305 Island Drive Lane) would be 6.3m, which is more than double the required minimum of the RLSI Zone (3m). This abutting property is also elevated from the subject property, which would work to mitigate against any potential intrusive effects. The proposed structure is appropriately setback from the travelled portion of Island Drive Lane and will not impact it ability to function as a laneway. Finally, the proposed distance from the highwater mark and existing tree coverage between the structure and the shoreline would mitigate against any potential impacts on Bob’s Lake.

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

Page 108 of 210

Township of South Frontenac Staff Report PL-ZNA-2025-0038

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 requested variance is also desirable for the appropriate development of the land. There are no anticipated negative impacts because of the proposed increase in building height. Conclusion It is the opinion of staff that it is appropriate for the Committee of Adjustment to grant permission to enlarge the legal non-conforming dwelling on the property, and to grant permission for zoning relief for a detached garage, as described in this report. Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • •

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

Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2025-0038 for the property civically addressed as 287 Island Drive Lane (PINs 36239-0038 & 36239-0040) to permit:

The legal non-conforming dwelling to be enlarged to a gross floor area of 144.5sqm, a building footprint (including attached deck) of 188.8sqm and a building height of 8.4m. The enlarged dwelling (including attached deck and stairs) shall improve upon or maintain the highwater mark setback distances of the existing dwelling, deck and stairs.
A detached garage to have a maximum building height of 9.1m. Approval should be subject to the following conditions:
The location, area and height of the enlarged dwelling and detached garage must be generally consistent with the plot plan (Sheet A1.0, Valley Drafting + Design, Dated August 19, 2024, Rev: May 28, 2025) and building plans (Sheet A1.1 & A2.1, Valley Drafting + Design, Dated August 19, 2024, Rev: May 28, 2025) which will be attached to the decision as a schedule.
The Owner shall enter into a Development Agreement to be registered on the title of the property to the satisfaction of the Township to address the following matters and environmental standards of the Township: www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 109 of 210

Township of South Frontenac Staff Report PL-ZNA-2025-0038

a. Appropriate erosion control measures (e.g. silt fence, straw bales) must be used during construction and until the site is stable and revegetated. b. Roof runoff will be directed away from Bob’s Lake and discharged to natural or constructed leaching pits/areas to maximize infiltration or onto coarse rock rubble splash pads to reduce the velocity of runoff. c. A natural vegetated buffer must be maintained in its natural state within 30 metres of Bob’s Lake, except in the immediate area of the development envelope. Report Prepared By: Noah Perron, Planner Report Reviewed By: Christine Woods RPP, MCIP, Manager of Planning

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

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May 28, 2025 25-SFR-MVA-0012 Committee of Adjustment Township of South Frontenac 4432 George St. Box 100 Sydenham ON K0H 2T0

Attention:

Kate Kaestner, Planning Clerk & Secretary Treasurer

Subject:

Application for Minor Variance PL-ZNA-2025-0047 Mark & Louise Armitage 93 B Partridge Lane, South Frontenac ARN 1029 0300 2090 5000 0000

Dear Ms. Kaestner, The Rideau Valley Conservation Authority has received the above noted application and have reviewed it within the context of: • • •

The Proposal Based on the circulated materials, RVCA understands this application requests permission to construct a deck attached to an existing cottage within the 30m highwater mark of Bob’s Lake, a regulated waterbody with a Regulated Flood Level of 163.07 masl. The proposed deck is setback approximately 4.6 m from the highwater mark.

Page 134 of 210

The Property The subject lands are described as Part Lot 21 Concession 8 Bedford, municipally known as 93 B Partridge Lane in the Township of South Frontenac. The lands are approximately 0.45 ac in area, with approximately 100 ft of water frontage along Bob’s Lake. The lands are presently developed with an existing dwelling, attached deck, and accessory structure/boathouse. A review of our records and mapping shows that there are no Provincially Significant Wetlands (PSWs) or mapped natural hazards in the form of mapped floodplain, steep slopes, or marine clays present on the subject lands. Provincial Policy Statement Regarding Section 5.2 Natural Hazards within the PPS, our office has no concerns with the requested minor variance as there are no regulated natural hazards identified on the subject lands that would be impacted. Ontario Regulation 41/24 The proposed minor variance request does not appear to impact any identified regulated natural hazards. As development activity and/or site alteration is being proposed within RVCA’s regulated area (within 15 metres of a watercourse/waterbody), a permit is required from our office in accordance with Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits. Source Water Protection The subject property is identified as overlying a highly vulnerable aquifer. These are aquifers that are vulnerable to surface contaminants due to thin or absent soils overlying bedrock that may be fractured. Where these conditions exist, it may be possible for contaminants to enter drinking groundwater supplies. For this reason, care should be taken to avoid land uses and practices that may inadvertently lead to undesirable effects on groundwater. Some best practices that could be considered include: • • • • •

Page 135 of 210

Page 2 of 3

Conclusion In conclusion, our office has no objections to the circulated minor variance application, subject to the owners obtaining a permit from our office prior to construction. Please advise us on the Committee’s decision respecting this application, or any changes in the status of the application. Best regards,

Dan Nguyen Planner, RVCA cc -Mark & Louise Armitage, owner cc -Noah Perron, Planner Township of South Frontenac

Page 136 of 210

Page 3 of 3

To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

June 12, 2025

Subject:

Minor Variance Application (S. 45(1) of Planning Act) PL-ZNA-2025-0047, Armitage, 93B Partridge Lane, Bedford District

Summary This report recommends that the Committee of Adjustment grant approval of the subject application for zoning relief for an attached deck, subject to conditions, as this application meets the four tests of a minor variance outlined in section 45(1) of the Planning Act. Background The subject property is designated Rural in the Township Official Plan. The property is zoned Limited Service Residential Waterfront (RLSW) in Zoning By-law No. 2003-75, as amended. The subject property is approximately 0.45Ac (1825 m2) with frontage on Bob’s Lake. The subject property is accessed via Patridge Lane. Most of the property is cleared and maintained as lawn. Some mature tree and vegetation growth exists near the shoreline area. The property is predominantly flat, with a small drop off at the shoreline towards Bob’s Lake. The surrounding area is characterized by residential uses. The property is developed with a seasonal dwelling that has two decks and a boathouse. The dwelling decks are setback at least 4.6m (15ft) from the highwater mark of Bob’s Lake along the shoreline to the south. The dwelling is setback 2.1m from the shoreline to the west. Proposal The proposal is to have one deck running the entire length of the waterside of the cottage. The ~4.7sqm (~2.4m x ~2.2m) deck on the southwest corner would be replaced with a ~20sqm (3.1m x 6.6m) deck (inclusive of stairs) that would be connected to the existing 16.8sqm deck on the southeast corner. Zoning Relief Requested Section 5.8.2 (a) & Section 10.3.1 – To permit a deck and stairs attached to the dwelling to be setback 6.1m (20ft) from the highwater mark of Bob’s Lake along the shoreline to the west, whereas the Zoning By-law requires a minimum of 30m.

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

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Township of South Frontenac Staff Report PL-ZNA-2024-0129

Section 5.8.2 (a) & Section 10.3.1 – To permit a deck and stairs attached to the dwelling to be setback 4.6m (15ft) from the highwater mark of Bob’s Lake along the shoreline to the south, whereas the Zoning By-law requires a minimum of 30m. Section 10.3.1 – To permit an increase in lot coverage to 8.5% for the principal building, whereas the Zoning By-law permits a maximum of 5%. Related Applications The lands are not subject to any additional applications under the Planning Act. Agency and Department Comments Rideau Valley Conservation Authority provided comments on May 28, 2025. RVCA had no objection to the proposal based on consideration for the Natural Hazards Section Policies (Section 5.2) of the Provincial Planning Statement and Ontario Regulation 41/24. It was also noted that a RVCA development permit will be required to proceed with the proposed development. Public Comments No public comments were received at the time of writing this report. Planning Analysis The proposal needs to be assessed against the four tests of a minor variance outlined in Section 45(1) of the Planning Act. It is the opinion of Planning staff that the proposal meets the four tests as explained below. Does the variance maintain the general intent and purpose of the Official Plan? The variance would facilitate the construction of an attached deck with stairs to a seasonal dwelling 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 proposed deck 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 30m from the highwater mark of a waterbody. The purpose is to minimize environmental and visual impacts by reducing phosphorus inputs, preventing erosion and by maintaining the natural appearance of the shoreline. The intent of the proposal is to have one deck running the entire length of the waterside of the cottage. To facilitate this, the applicant proposes to replace the existing 4.7sqm deck with the proposed 20sqm deck. The proposed deck would connect directly to the existing deck on the southeast corner of the cottage and would maintain its existing 4.6m (15ft) setback from the highwater mark of Bob’s Lake to the south. The proposed deck would also maintain its existing 6.1m (20ft) setback from the highwater mark of Bob’s Lake to the west. As there would be no further encroachment, Planning Staff interpret the proposed variances as appropriate. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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Township of South Frontenac Staff Report PL-ZNA-2024-0129

It is the opinion of Township Planning Staff that the proposed variances maintain the general intent and purpose of the Official Plan, specifically the policies related to limited service residential development, and development adjacent to environmentally sensitive area. Does the variance maintain the general intent and purpose of the Zoning By-law? The existing dwelling is a permitted use in the RLSW zone. The existing dwelling and attached decks account for a lot coverage of 7.7%, due to the size of the lot and the dwelling’s construction under an old Zoning By-law. The proposed deck would increase lot coverage of the dwelling to 8.5%. The increase in lot coverage is a function of the small size of the subject property, rather than because of the proposed deck. The General Provisions and the RLSW zone require a 30m setback from the highwater mark of a waterbody. The RLSW zone also requires a 30m setback from the front lot line of a property. In the case of a lot with frontage on a private lane and navigable waterway, the lot line between the waterbody and the lot is considered the front lot line. The front lot line setback and highwater mark setback are the same (4.6m). As previously discussed, the proposed deck would not further encroach towards the highwater mark to the south and west. It is the opinion of Township Planning Staff that the proposed variances maintain the general intent and purpose of the Zoning By-law. Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The requested variances are desirable for the appropriate development of the land. The proposal would result in the existing cottage have one deck running the entire length of its waterside. The proposed structure would contribute to the functionality of the cottage by allowing the two existing doors to be accessed from the same deck. Finally, the location of the proposed deck is limited by the proximity of the cottage to Bob’s Lake but would not result in any further encroachment. Is the variance minor? The requested variances are minor as they maintain the general intent and purpose of the Official Plan and Zoning By-law. The requested variances are also desirable for the appropriate development of the land. There are no anticipated negative impacts on surrounding properties nor to Bob’s Lake because of the proposed deck. Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • •

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

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

Page 139 of 210

Township of South Frontenac Staff Report PL-ZNA-2024-0129

Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2025-0047 for minor variances from Zoning By-law No. 2003-75, as amended, for the property with the Civic Address 93B Patridge Lane and Assessment Roll Number 102903002090500 to allow:

A 3.1m x 6.6m deck with stairs attached to the existing seasonal dwelling to be setback a minimum of 4.6m (15ft) from the highwater mark of Bob’s Lake to the south, and to be setback a minimum of 6.1m (20ft) from the highwater mark to the west
A maximum 8.5% lot coverage for the dwelling and attached deck. Approval should be subject to the following conditions:
The location of the deck must be generally consistent with the plot plan submitted by the applicant, which will be attached to the decision as a schedule.
The Owner shall remove the 4.7sqm deck on the southwest corner of the dwelling by applying for and obtaining a demolition permit from the Township. Report Prepared By: Noah Perron, Planner Report Reviewed By: Christine Woods, RPP, MCIP, Manager of Planning

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

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ORMSBEE ROAD

General Notes:

150.56'

10.26'

PART 2 (AREA 0.042 ACRES ) 150.00'

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 principal Building

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

Rod Stokes

1 124.78'

Driveway

PART 1 (1.002 ACRES)

Septic System

215.00'

4 3 2

Minimmum 10 ft interior yard setback

Deck (200 sf)

Existing House (1125 sf)

128.12'

Site Statistics Zone Section 7 -RU Rural Zone

Wood Deck (410)

Zone RU Section 7.3.2 Zone provisions

Description

Bylaw Required

Proposed

Minimum Front Yard Setback

20 metres (65.6ft)

64.9 metres (213 ft)

Minimum Rear Yard Setback for Accessory buildings

3 metres (9.8ft)

Minimum Interior Yard Setback

for Accessory buildings

Min Exterior Side Yard Setback

3 metres (9.8ft)

for Accessory buildings

Not Applicable

max Building height Accessory Bldgs

8 metres (26.2 ft)

7.2 metres (23’-6")

20% of Lot Area

6.73% of Lot Area

Maximum Lot Coverage

Remarks

Site Plan

328.20'

Proposed Accessory Garage/ Workshop

Existing Storage (248 sf)

56, 232 sf Lot Area Existing Principal House and Decks 1.741sf Existing Storage building 20.25’ x 12.25’ = 248 sf Proposed Accesory building 50’ x 36’ =1,800 sf Total Area of Proposed and Existing Accessory Buildings 2,048 sf Total lot coverage = 3,789 sf (6.73 %)

Proposed Detached Heated Accessory Garage /Workshop for Tim Frazzo /Katelynn Bradshaw 1939 Ormsbee Road Battersea, Ontario

32.00'

(1,800 sf) Minimmum 10 ft rear yard setback

S-1 As noted

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Roof Types B

General Notes:

R1 C

Heated Garage Slab on Grade

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

West Elevation

Rod Stokes

Garage/ Workshop Walls 2x6 wood stud bearing wall 1/2" dia anchor bolts at 6 ft o..c

One crs 6" conc. block under interior wood load bearing walls

2" Rigid insulation

Foundation Plan

Radon Gas Barrier

6" conc floor slab (reinf. w/ 6x6 wwm.) Granular fill

Roof Framing General Notes If the roof truuss span exceeds 9.8m (32’-1") window lintels to be engineered or specified by the truss manufacturer as per Table A-15 O.B.C.

Section “D” Interior Bearing Wall

All trusses to be engineered, see truss manufactures layout for details Truss manufacturer to review and approve all beams , lintels and columns supportingh the roof system

Issued for Engineering

Issued for Zoning Compliance Certificate

All built up interior wood columns as per 9.17.4 O.B.C. Continuous wall studs as per 9.23.10 O.B.C. to conform to Table A30-A33 or be engineered if height exceeds 5.6m (18'3')

R1 R1

Heated Loft F1

Heated Garage

Heated Workshop

(12’ Ceiling)

(8’ ceiling)

F2 F2

Garage/ Workshop Floors Cross Section A-A

Foundation Plan Elevations

Cross Section C-C

Proposed Detached Heated Accessory Garage /Workshop for Tim Frazzo /Katelynn Bradshaw 1939 Ormsbee Road Battersea, Ontario

A-1 As noted

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Garage/ Workshop Floors

Roof Types C

General Notes:

Garage/ Workshop Walls A

Heated Workshop

DESIGNER INFORMATION

Heated Garage

(8’ ceiling)

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.

(12’ Ceiling)

dropped steel beam 2"x6" cripples to match beam width

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

Rod Stokes

Line of loft Floor Above

2"x6" full height studs on both sides of steel beam

STEEL BEAM TO WOOD WALL DETAIL: not to scale

Roof Framing General Notes

All trusses to be engineered, see truss manufactures layout for details Truss manufacturer to review and approve all beams , lintels and columns supportingh the roof system

Ground Floor Plan

If the roof truuss span exceeds 9.8m (32’-1") window lintels to be engineered or specified by the truss manufacturer as per Table A-15 O.B.C.

4 3 2

Issued for Engineering

Issued for Zoning Compliance Certificate

All built up interior wood columns as per 9.17.4 O.B.C. Continuous wall studs as per 9.23.10 O.B.C. to conform to Table A30-A33 or be engineered if height exceeds 5.6m (18'3')

Heated Loft Heated Loft

Heated Workshop

North Elevation

Ground Floor Plan Sections Heated Workshop

Heated Garage

Proposed Detached Heated Accessory Garage /Workshop for Tim Frazzo /Katelynn Bradshaw 1939 Ormsbee Road Battersea, Ontario

EAst Elevation

A-2 As noted

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Roof Types B

General Notes:

Garage/ Workshop Walls

Roof below R1

Garage/ Workshop Floors

Heated Loft

DESIGNER INFORMATION

Loft Guard Detail G1

Roof Framing General Notes

Roof below

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

Rod Stokes

All trusses to be engineered, see truss manufactures layout for details Truss manufacturer to review and approve all beams , lintels and columns supportingh the roof system

If the roof truuss span exceeds 9.8m (32’-1") window lintels to be engineered or specified by the truss manufacturer as per Table A-15 O.B.C. All built up interior wood columns as per 9.17.4 O.B.C. Continuous wall studs as per 9.23.10 O.B.C. to conform to Table A30-A33 or be engineered if height exceeds 5.6m (18'3')

Second Floor Loft Plan

TYPICAL TRUSS HEEL DETAIL: not to scale R1

Issued for Engineering

Issued for Zoning Compliance Certificate

Heated Loft Heated Loft

Heated Garage

Second Floor Loft Elevations

Heated Workshop

South Elevation

Proposed Detached Heated Accessory Garage /Workshop for Tim Frazzo /Katelynn Bradshaw 1939 Ormsbee Road Battersea, Ontario

Cross Section B-B

A-3 As noted

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To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

June 12, 2025

Subject:

Minor Variance Application PL-ZNA-2025-0053, Frasso (Stokes), 1939 Ormsbee Road, Storrington District

Summary This report recommends that the Committee of Adjustment grant approval of the subject application for zoning relief for a detached garage/workshop, subject to conditions, as this application meets the four tests of a minor variance outlined in section 45(1) of the Planning Act. Background The subject property is designated Rural in the Township Official Plan. The property is zoned Rural (RU) in Zoning By-law No. 2003-75, as amended. The subject property is approximately 1.3Ac in area with frontage on Ormsbee Road. Existing development consists of a dwelling (1735sqft), and a storage shed (248sqft). Most of the property is maintained as lawn, with some existing tree and vegetation growth on its eastern half. The property is topographically flat. Surrounding land uses are rural and residential. Proposal The applicant proposes to construct a detached garage/workshop with a building footprint of 1800sqft. The proposed garage would be located on the south half of the subject property, behind the existing dwelling. Zoning Relief Requested Section 5.24.1 – To permit the total lot coverage of accessory buildings and structures (3.8%) on the property to exceed the lot coverage of the existing principal building (3.2%). Related Applications The lands are not subject to any additional applications under the Planning Act.

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

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Township of South Frontenac Staff Report PL-ZNA-2025-0053

Department and Agency Comments Cataraqui Conservation, Building Services and Public Services were not circulated this application, given the nature of the proposal and its location. Public Comments No comments were received at the time of the writing of this report. Planning Analysis The proposal needs to be assessed against the four tests of a minor variance outlined in Section 45(1) of the Planning Act. It is the opinion of Planning staff that the proposal meets the four tests as explained below. Does the variance maintain the general intent and purpose of the Official Plan? The variance would enable the construction of a detached garage/workshop 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 proposed garage is accessory to the permitted residential use of the property. It would not detract from the rural residential character of the property and of the neighbourhood. It is the opinion of Township staff that the proposed variance maintains the general intent and purpose of the Official Plan, specifically the policies related to rural residential development. Does the variance maintain the general intent and purpose of the Zoning By-law? An accessory structure is a permitted use in the RU zone. The proposed garage/workshop would comply with all requirements of the Zoning By-law, except it results in the lot coverage of all accessory structures exceeding that of the principal building (i.e., the existing dwelling). Section 5.24.1 indicates that the total lot coverage of accessory buildings and structures including detached private garages shall not exceed 5% of the lot area. Further, this section of the By-law states that in no case shall the lot coverage of all accessory buildings and structures on a lot exceed the lot coverage of the principal building. This provision is used to control the number of accessory structures on a property and reduce an overdeveloped appearance. The total lot coverage of the existing storage structure and the proposed garage/workshop, at 3.8%, would not exceed the 5% maximum. However, it would exceed the lot coverage of the existing dwelling (3.2%). The 0.6% difference in lot coverage is interpreted as minimal. Further, the location of the proposed garage/workshop is appropriate, being setback ~65m from the Ormsbee Road, and ~60m from the nearest development. As such, the proposal is not anticipated to greatly impact the surrounding area or alter the rural character. It is the opinion of Township Planning Staff that the proposed variance maintains the general intent and purpose of the Zoning By-law.

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

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Township of South Frontenac Staff Report PL-ZNA-2025-0053

Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The requested variance is desirable for the appropriate development or use of the land. The building footprint and lot coverage of the existing dwelling and proposed garage/workshop would be comparable. Further, the large setback distances to surrounding development, Ormsbee Road, and Hideaway Lane would result in the proposed structure having minimal visual impact. Finally, the proposed structure would not conflict with the rural character of the neighbourhood, as several other properties are developed with dwellings and detached garages with similar building footprints. Is the variance minor? The requested variance is minor as it maintains the general intent and purpose of the Official Plan and Zoning By-law. Further, the requested variance is desirable for the appropriate development of the land. There are no anticipated negative impacts as a result of the lot coverage of all accessory structures exceeding the lot coverage of the dwelling on the subject property. Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • •

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

Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PL-ZNA-2025-0053 for 1939 Ormsbee Road, such that the lot coverage of all accessory structures (3.8%) is permitted to exceed the lot coverage of the existing principal building (3.2%) by 0.6%. The proposal must be generally consistent with the application sketch, 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.

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June 5, 2025 Sent by E-mail

File: MV/FRS/127/2025

Colin Herrewynen, Planner Township of South Frontenac P.O. Box 100 Sydenham, Ontario K0H 2T0 Dear Ms. Woods: Re:

Application for Permission PL-ZNA- 2025-0057 1028 Poppy Lane; Pt Lt 7-8, Con 1 Loughborough District, Township of South Frontenac Waterbody: Loughborough Lake

Cataraqui Conservation staff have reviewed the above-noted application for permission and provide the following comments for the Committee of Adjustment’s consideration based on our role as commenting agency responsible for natural hazards on Planning Act applications, and as administrator of Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits. Proposal The proposed development involves the construction of a second-storey addition within the existing building footprint of a legal non-conforming dwelling within 30 m of the highwater mark of Loughborough Lake. Site Description The subject lands are located along the northern shore of the east basin of Loughborough Lake. The lands are developed with a single detached dwelling and associated septic system and detached shed. The existing dwelling is setback approximately 22 m from the shoreline. The shoreline consists of a low sloped flat and grass covered shoreline. Discussion Cataraqui Conservation’s scope of review for this proposal includes the avoidance of natural hazards (e.g. flooding and erosion) associated with the shoreline of Loughborough Lake. Natural Hazards / Ontario Regulation 41/24 Flooding: The regulatory (1:100 year) floodplain of Loughborough Lake is defined as the highest recorded water level of the lake (125.1 m GSC). Cataraqui Conservation’s Guidelines for Implementing Ontario Regulation 41/24 require that new development generally be set back a minimum of 15 m from the regulatory floodplain of a waterbody. Based on our review of elevation mapping, the existing dwelling is set back over 15 m from the floodplain and the proposed addition will also meet this setback. As the existing development and

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Page 2 of 2 proposed addition meet or exceed the 15 m setback, Cataraqui Conservation has no concerns from a flooding perspective. Erosion: Cataraqui Conservation directs development away from lands subject to long term erosion hazards and defines the extent of potential erosion hazard for bedrock shorelines to be a stable slope allowance of 3(v):1(h) plus an allowance for toe erosion and an additional 6 m allowance to account for safe access. The erosion hazard is estimated to be 10 m. The proposed addition is setback approximately 22 m from the top of bank and as such, staff are satisfied with the proposal from an erosion hazard perspective. To ensure long-term erosion avoidance and shoreline stability, staff recommend the maintenance and enhancement of a healthy buffer of native vegetation between buildings/structures and the water, to help stabilize soils into the long-term. Runoff from buildings and structures and other hardened surfaces should also be directed away from the shoreline to a naturally vegetated location where infiltration can occur. Recommendation Cataraqui Conservation staff have no objections to the approval of application PLZNA 2025-0057 based on our consideration for natural hazard and regulatory policies. Staff recommend implementation of the above-noted best practice measures (in bold text) and advise the applicant that if the proposed development is approved, Cataraqui Conservation permit approval will be required. Ontario Regulation 41/24 Please note that portions of the subject lands within 15 m of the regulatory floodplain are subject to Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits, which is administered by the Cataraqui Conservation. The purpose of the regulation is to ensure that proposed changes (e.g. development and site alteration) to a property are not affected by natural hazards, such as flooding and erosion, and that the changes do not put other properties at greater risk from these hazards. The proposed addition is outside of Cataraqui Conservation’s regulated area. Any associated site alteration occurring within the 15 m floodplain setback will require Cataraqui Conservation permit approval. The landowner(s) should contact Cataraqui Conservation’s office at the building permit stage for more information regarding permitting requirements under O. Reg. 41/24. Please inform this office of any decision made by the Committee with regard to these applications. If you have any questions, please contact the undersigned at 613-546-4228 ext. 239, or by e-mail at estucke@crca.ca Sincerely,

Emma Stucke, MCIP, RPP Resource Planner Cc: property owner, via email Cataraqui Conservation 2069 Battersea Rd, Glenburnie ON, K0H 1S0 • info@crca.ca • 613-546-4228 • CataraquiConservation.ca

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To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

June 12, 2025

Subject:

Permission Application (S. 45(2) of Planning Act) PL-ZNA-2025-0057, (Snider), 1028 Poppy Lane, Loughborough District

Summary This report recommends that the Committee of Adjustment grant approval of this application for permission to enlarge a legal non-conforming dwelling under section 45(2) of the Planning Act, subject to conditions. Background The subject property is designated Rural in the Township Official Plan. It is zoned Special Recreational Resort Commercial (RRC-24) in Zoning By-law No. 2003-75, as amended. The subject property is 1.31Ac (~5301sqm) in area with frontage on Loughborough Lake. Access is via Poppy Lane which extends from Winding Creek Lane and Sydenham Road. The existing development consists of a dwelling, an attached garage and one detached storage structure. On the north end of the property there are mature trees and some vegetation growth. There are trees along the shoreline, but the area around the dwelling consists of a cared for lawn. The surrounding area consists of residential development. Proposal The subject property is presently developed with a 149sqm (1605sqft) dwelling with a ~63sqm (684sqft) attached garage. The existing dwelling is one-storey with a building height of approximately 4.6m (15ft). The applicant is proposing to construct an approximately 65sqm (700sqft) second-storey addition on the south-east portion of the existing dwelling within the existing building footprint. The proposal would facilitate an increase in gross floor area to approximately 214sqm (2303sqft) and building height to approximately 9.8m (32ft). The proposed addition would maintain the existing setback approximately 22m from the highwater mark of Loughborough Lake. Relief Requested The applicant seeks permission under Section 45(2) of the Planning Act to enlarge the existing legal non-conforming dwelling within 30m of the highwater mark of Loughborough Lake and in the RRC-24 zone.

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

Page 172 of 210

Township of South Frontenac Staff Report PL-ZNA-2025-0057

Related Applications The lands are not subject to any additional applications under the Planning Act. Department and Agency Comments Cataraqui Region Conservation Authority Cataraqui Region Conservation was circulated the application and advised of no objections. The CRCA also advised of the following: •

•

To ensure long-term erosion avoidance and shoreline stability, staff recommend the maintenance and enhancement of a healthy buffer of native vegetation between buildings/structures and the water, to help stabilize soils into the long-term. Runoff from buildings and structures and other hardened surfaces should also be directed away from the shoreline to a naturally vegetated location where infiltration can occur. The proposed addition is outside of Cataraqui Conservation’s regulated area. Any associated site alteration occurring within the 15 m floodplain setback will require Cataraqui Conservation permit approval. The landowner(s) should contact Cataraqui Conservation’s office at the building permit stage for more information regarding permitting requirements under O. Reg. 41/24.

Public Comments No public comments were received at the time of writing this report. Planning Analysis The property is zoned RRC-24. The RRC-24 zone states that the only uses permitted is a tourist establishment consisting of 4 cabins and accessory buildings and structures. The existing one-storey dwelling is considered a legal non-conforming use. Section 5.10.2 of the Zoning By-law states that existing buildings with less than the minimum 30m setback from the highwater mark of 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 dwelling is also a legal non-conforming building under this provision because it was constructed prior to the current Zoning By-law and is setback 22m from the highwater mark of Loughborough Lake. Through its powers under section 45(2) of the Planning Act, the Committee of Adjustment may grant permission to enlarge the dwelling. The criteria for considering an application under Section 45(2) are: • •

Whether the application is desirable for the appropriate development of the subject property; and Whether the application will result in undue adverse impacts on surrounding properties and the neighbourhood. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

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Township of South Frontenac Staff Report PL-ZNA-2025-0057

The existing dwelling is presently setback approximately 22m (72ft) from the highwater mark of Loughborough Lake. As such, the proposed second storey addition will not further reduce the setback to the lake. The proposed addition would increase gross floor area of the dwelling from approximately 149sqm (1603sqft) to 214sqm (2303sqft). The proposed addition would also increase the height of the dwelling from 4.6m (15ft) to approximately 9.8m (32ft). The maximum building height permitted in the RRC zone is 11 metres. The proposal would contribute additional living space to the existing dwelling. Additionally, the proposed expansion will only occur within the existing building footprint. This would keep in the character of the area since many of the homes along Poppy Lane have a small building footprint. This would also be an efficient use of the space on the property, maximizing the potential of the existing building footprint without expanding toward the lake or the neighbouring lot lines. The area along Poppy Lane consists of existing residential dwellings located within the RRC-24 zone. It is the opinion of Planning Staff, that the application is desirable for the appropriate development of the subject property. The proposed enlarged dwelling is not anticipated to result in any negative or intrusive impacts on surrounding properties or the lake. The proposed building expansion would maintain all setbacks to the lake and property lines. It is the opinion of Planning Staff, that the application is unlikely to result in undue adverse impacts on surrounding properties of the neighbourhood. For the proposed addition, a building permit will need to be applied for and the capacity of the existing septic system on the property will need to be evaluated through the building permit process. As outlined on the plan submitted with the application, the existing sewage system is located north of the existing dwelling. Planning Staff recommend that a development agreement be registered on the title of the subject property as a condition of approval. The development agreement will address matters related to erosion control, runoff management and the maintenance of a healthy shoreline buffer. This will ensure that appropriate shoreline development practices are being implemented to not impact the environmental quality of Loughborough Lake. 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 dwelling on the property, as described in this report. Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • •

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

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Township of South Frontenac Staff Report PL-ZNA-2025-0057

Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2025-0057 for 1028 Poppy Lane to permit the legal non-conforming dwelling to be enlarged with a maximum 65 sqm (700 sqft) second storey addition, and with a maximum 10m height. Approval should be subject to the following conditions:

The proposal must be generally consistent with the submitted plan by the applicant that will be attached to the decision as a schedule.
The Owner shall enter into a Development Agreement to be registered on the title of the property to the satisfaction of the Township to address the following matters and environmental standards of the Township: a. Appropriate erosion control measures (e.g. silt fence, straw bales) must be used during construction and until the site is stable and revegetated. b. Roof runoff will be directed away from Loughborough Lake and discharged to natural or constructed leaching pits/areas to maximize infiltration or onto coarse rock rubble splash pads to reduce the velocity of runoff. 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.

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Additional Dwelling Unit

101m +/-

19.35m +/-

10m +/-

6.25m (one storey)

9.21m x 19.16m +/-

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E AN GL E

119.04m ± TO EAST

124.56m ± TO EAST

109.64m ± TO SOUTH

107.94m ± TO SOUTH

14.30m ± TO WEST

6.95m ± TO WEST

99.33m ± TO WELL

104.40m ± TO WELL

3727 STAGE COACH ROAD, SOUTH FRONTENAC

RUTLEDGE ROAD

.0 0 30

WEL

99.3

BED

O NK T ± TA

10.00

64.5

0±

107 .70 112 ± TAN .10± K BED TO W E TO WEL LL L

OH OH OH OH

20.00

ZONING BY-LAW SUMMARY TABLE

GENERAL NOTES:

MUNICIPALITY: BY-LAW NO.: ZONE CLASS:

THESE PLANS ARE NOT A LEGAL PLAN OF SURVEY, AND IN NO WAY ACT TO IMITATE THE LEGAL PLAN OF SURVEY FOR THE SUBJECT PROPERTY. THE PROPERTY BOUNDARY (CADASTRAL PLAN) IS DERIVED FROM THE REFERENCE PLAN COMPLETED FOR THE SUBJECT LOT AND SHOWN FOR CLARITY AND ILLUSTRATIVE PURPOSES ONLY. THE FEATURES AND TOPOGRAPHY SHOWN ON THESE PLANS ARE TO ILLUSTRATE THE PHYSICAL ARRANGEMENT OF THE EXISTING AND PROPOSED WORKS WITHIN THE SUBJECT LOT, AND TO AID IN ENGINEERING AND PLANNING.

SOUTH FRONTENAC 2003-75 RU, RURAL ZONE

SINGLE DETACHED DWELLING

ZONING

PROPOSED

LOT AREA (min)

8,000 m2

16,823 m2 ±

76 m

121.93 m

FRONT YARD (min)

20 m

101.08 m

REAR YARD (min)

10 m

19.35 m

INTERIOR SIDE YARD (min)

10.00 m

EXTERIOR SIDE YARD (min)

10 m

LOT COVERAGE (max)

20 %

4.97 %

GROSS FLOOR AREA (min)

59 m2

176 m2

BUILDING HEIGHT (max)

11 m

6.25 ± m

HIGH WATER MARK SETBACK (min)

30 m

REFER TO DWG. 02 FOR SEPTIC SYSTEM DESIGN AND DETAILS

EXISTING DRILLED WELL TAG# A00749

ü ü ü ü ü ü ü ü ü ü

SHEET SIZE

ANSI D, 22x34" HALF SIZE, 11x 17"

N BCI 2 0 1

OH OH

AREA

DWELLING UNIT AREA

176 m2

ATTACHED GARAGE

50.5 m2

COVERED PORCH

20.25 m2

REAR DECK

18.5 m2

EX. DWELLING & GARAGE

306 m2

EXISTING DETACHED GARAGE

211.25 m2

EXISTING POOL/HOT TUB

**59 m2

EXISTING REAR DECK

55 m2

COMBINED FOOTPRINT

837 m2

LOT COVERAGE ITEM

OH OH OH

136.97 N 88°09'30" E

DETACHED GARAGE

LOT LINE

LOT COVERAGE RATIO

#3707 STAGE COACH ROAD DWELLING

PROPOSED DWELLING ACCESSORY STRUCTURE EXISTING DWELLING EXISTING DWELLING ACCESSORY STRUCTURE

DRILLED WELL WITH SETBACK

TEST PIT LOCATION

TP OH

HYDRO/UTILITY POLE WITH OVERHEAD WIRE EXISTING SPOT ELEVATION

4.97%

EXISTING MAJOR CONTOUR

PROPOSED OVERLAND DRAINAGE FLOW DIRECTION EXISTING SWALE

THE STORAGE OF MATERIALS SHALL BE WITHIN THE SUBJECT PROPERTY LOT LINES. THERE SHALL BE NO MATERIAL STORED WITHIN THE MUNICIPAL RIGHT OF WAY. ANY ON-SITE MATERIALS SHALL NOT HAVE AN IMPACT TO ANY ADJACENT PROPERTY PARCELS.

SEPTIC SYSTEM CLEARANCE DISTANCES MINIMUM CLEARANCE DISTANCES AND PROPOSED CLEARANCE DISTANCES OBC TABLE 8.2.1.6. A & B DISTRIBUTION PROPOSED PIPING

CLEARANCE DISTANCES:

SEPTIC TANK

PROPOSED

FROM STRUCTURE

1.5m

2.0m

5.0m

7.5m

15.0m

104.0m±

15.0m

99.33m±

FROM ALL OTHER WELLS

15.0m

30.0m

FROM SURFACE WATER

15.0m

FROM PROPERTY LINE

3.0m

13.18m±

3.0m

6.95m

(MIN. 6m CASING DEPTH)

PROPOSED DWELLING

THE ENTRANCES SHOWN ON THESE PLANS ARE GENERALLY CONCEPTUAL AND ILLUSTRATIVE. ANY ENTRANCE TIE-IN TO AN EXISTING MUNICIPAL ROADWAY MUST FOLLOW THE GUIDELINES OF THE SUBJECT MUNICIPALITIES ENTRANCE PERMIT GUIDELINES AND REQUIREMENTS. ENTRANCE CULVERTS MAY BE REQUIRED FOR THE SPECIFIC ENTRANCE PERMIT, IF DETERMINED BY THE MUNICIPALITY. AN ENTRANCE PERMIT IS REQUIRED FOR EACH ENTRANCE ON A MUNICIPAL ROAD. ENTRANCES SHALL NOT BE CHANGED OR ALTERED FROM THEIR ORIGINAL PROPOSED USE OR CONSTRUCTION WITHOUT A FURTHER PERMIT. THE DESIRABLE ENTRANCE TIE-IN RADIUS FOR RESIDENTIAL USE SHALL BE 5.0m. THE DESIREABLE MAXIMUM GRADIENT FOR RESIDENTIAL USE SHALL BE 6.0%.

**POOL PERMITTED AN ADDITIONAL 5% LOT COVERAGE AS PER BY-LAW 2003-75, CLAUSE 5.24.1.

FROM CASED WELL SEPTIC SYSTEM FOR 3707 STAGE COACH ROAD

LOT LINE ZONING SETBACK

THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL NECESSARY PERMITS FOR THE PROPOSED WORKS SHOWN ON THESE PLANS PRIOR TO COMMENCING CONSTRUCTION FROM THE SUBJECT MUNICIPALITY AND/OR CONSERVATION AUTHORITY.

3.00

3m INTERIOR SIDE YARD SETBACK

LOT LINE

IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO COMPLETE UTILITY LOCATES ON THE PROPERTY AND CONFIRM THEIR LOCATION PRIOR TO COMMENCING CONSTRUCTION. SHOULD ANY UTILITIES EXIST IN THE BUILDING AREA, THEY MUST BE PROTECTED OR RELOCATED TO THE SATISFACTION OF THE UTILITY COMPANY.

16,823 m2

LOT AREA

PLAN LEGEND

THE ORIGINAL TOPOGRAPHY AND GROUND ELEVATIONS, SERVICING AND SURVEY DATA SHOWN ON THIS PLAN DRAWING IS PROVIDED FOR INFORMATION PURPOSES ONLY. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE ACCURACY OF ALL INFORMATION OBTAINED FROM THESE PLANS PRIOR TO CONSTRUCTION. ALL DIMENSIONS. ANY SIGNIFICANT DISCREPANCY BETWEEN THE PLANS AND THE FIELD THAT MAY RESULT IN THE FINAL CONSTRUCTION NOT ADHERING TO THE LOCAL LAND USE AND DEVELOPMENT REGULATIONS MUST BE BROUGHT TO THE ATTENTION OF THE DESIGNER OF THESE PLANS.

LOT COVERAGE SUMMARY TABLE

30m SETBACK RADIUS FROM EXISTING DRILLED WELL ID# 2211288

DRAFTING & SURVEY

FOR ALL INTENTS AND PURPOSES OF THESE PLANS AND NOTES, THE TERM “CONTRACTOR” MEANS WHOMEVER IS RESPONSIBLE FOR CARRYING OUT CONSTRUCTION ACTIVITIES. THIS MAY BE THE PROPERTY OWNER, GENERAL CONTRACTOR, SUB-CONTRACTOR, ETC.

EXISTING SEPTIC SYSTEM

EXISTING DWELLING #3727 STAGE COACH ROAD

LOT LINE

94.94±

10m REAR YARD SETBACK

HOT TUB

121.930 N 0°57'30" W

CK EX. DE

124.592 N 0°57'20" W

EX. INGROUND POOL

10.00

LOT LINE

15.00 OH

EX. ATTACHED GARAGE

LOT FRONTAGE (min)

EXISTING DETACHED GARAGE

PLOT PLAN

OH OH

.50

PROPOSED SINGLE FAMILY DETACHED DWELLING “ADU” 3 BED, 3 BATH RAISED FILTER BED STONE LAYER (25m2) MANTLE (450m2)

DESIGN/ DRAWN

N.T.S.

15m SETBACK RADIUS FROM DRILLED WELL

20m FRONT YARD SETBACK

COVERED PORCH

DECK

± E m C 50 N D RA SE ENT PO Y O A PR EW IV

9.21

MASON COSTA

KEY PLAN

101.08±

19.16

6.95

19.35

April 29, 2025

SITE LOCATION 30m SETBACK RADIUS FROM EXISTING DRILLED WELL TAG# A064623

19.40

PLOT DATE

ATTACHED GARAGE

3.00

13.18

11.50

3m INTERIOR SIDE YARD SETBACK

G TECH RIN N E E

THIS DRAWING WAS CREATED FOR THE INTENTION OF THE PARTIES INVOLVED IN CONTRACT WITH ON POINT DRAFTING AND SURVEY. NEITHER THIS DRAWING, NOR COMPONENTS ILLUSTRATED HEREIN MAY BE REPRODUCED IN WHOLE OR IN PART, IN ANY FORM WHATSOEVER WITHOUT PRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVERED ON THE UNDERSTANDING THAT IT IS NOT TO BE USED IN ANY WAY AGAINST THE INTERESTS OF ON POINT DRAFTING AND SURVEY.

RAILTON ROAD

LOT LINE OH

00± 104.

L WEL

ENG IN

STAGECOACH ROAD

LAMBERT ROAD

136.965 N 89°16'50" E

PLOT PLAN

Y OG OL

#3735 STAGE COACH ROAD

E S

SEPTIC SYSTEM FOR 3735 STAGE COACH ROAD

11.50m ± TO NORTH

AR OL J UNE S

13.18m ± TO NORTH

SYDENHAM

SYDENHAM ROAD

DISTRIBUTION PIPE CLEARANCE FROM PROPERTY LINES:

CI V

SEPTIC TANK CLEARANCE FROM PROPERTY LINES:

F 06 I R 0 M

RISE

SET

Roy Residence PROPOSED SINGLE FAMILY ADU

DRAWING No.

Page 189 of 210

DIMENSIONS AND ZONING COMPLIANCE 5

1:400

25m

1 No.

2025.04.29 DATE

MC BY

ISSUED FOR CLIENT REVIEW ONLY SUBMISSION

SYDENHAM

RISE

SET

Roy Residence PROPOSED SINGLE FAMILY ADU 3727 STAGE COACH ROAD, SOUTH FRONTENAC

RUTLEDGE ROAD

E AN GL E

W S

LOT LINE

SEPTIC DESIGN

AR OL J UNE S

TP2

0.80 TYP.

5.00

25m STONE LAYER LOADING AREA -WASHED SEPTIC STONE-

2.00

± E m C 50 N D RA SE ENT PO Y O A P R EW IV

5.00

106m2 EXTENDED CONTACT AREA -FILTER MEDIA-

SINGLE FAMILY DWELLING (ADU)

MINIMUM FILTER BED SIZING REQUIREMENTS OBC 8.7.5.2

NOTES: 3 BR DWELLING, 23.5 FIXTURE UNITS. 176m2 FLOOR AREA

SEWER TRENCHING AND BEDDING SHALL CONFORM TO OPSD 802.010 AND 802.013 UNLESS NOTED OTHERWISE.

ALL SEWER FEED PIPING TO HAVE A MINIMUM SLOPE OF 2%

DESIGN CRITERIA

EFFLUENT FILTER TO BE POLYLOK PL- 122 OR EQUIVALENT.

SEWER AND CONNECTIONS SHALL BE PVC. SOLVENT WELD PIPE AND FITTING TO CSA B182.1

23.00 MANTLE

DAILY DESIGN SEWAGE FLOW (Q) TIME OF CONCENTRATION (NATIVE)* (T) LOADING RATE (LR)

LOADING AREA (STONE LAYER):

TP1 2

450m MANTLE LOADING AREA -LEACHING BED SAND-

= 1800 L/day = 50 min/cm = 4 L/m2/day

A=Q/75

TIE MANTLE INTO EXISTING GRADE

EXTENDED CONTACT AREA (FILTER MEDIA):

A=QT/850 = 106m

MANTLE LOADING AREA (SEPTIC SAND):

A= Q/LR

= 450m2

ALL SEPTIC SYSTEM CONSTRUCTION TO BE CARRIED OUT IN ACCORDANCE WITH PART 8 OF THE MOST CURRENT VERSION OF THE ONTARIO BUILDING CODE (OBC).

THE TOPSOIL TO BE STRIPPED AND SUBGRADE TO BE SCARIFIED IN BED AREA PERPENDICULAR TO THE DIRECTION OF FLOW.

PROVIDE A 250mm THICK CLAY SEAL IF RAISED LEACHING BED IS TO BE INSTALLED ON BEDROCK.

PROVIDE NON-WOVEN GEOTEXTILE (FILTER CLOTH) ROOT GUARD TO THE FILTER BED, INSTALLED VERTICALLY TO PROTECT AGAINST TREE ROOTS FROM LARGE ADJACENT TREES TO THE FILTER BED WHERE NECESSARY.

WASHED SEPTIC STONE TO BE IN ACCORDANCE WITH OBC 8.7.5.3. (5).

FILTER MEDIA TO BE IN ACCORDANCE WITH OBC 8.7.5.3. (3).

DISTRIBUTION PIPING TO HAVE A SLOPE OF 0.3% MIN TO 0.5% MAX

8.DISTRIBUTION HEADERS AND PIPING WITHIN THE LEACHING BED TO BE LOCATABLE BY MEANS DESCRIBED IN OBC 8.7.2.2. (2).

NON-WOVEN GEOTEXTILE (FILTER CLOTH) OVER STONE LAYER FINISHED GRADE 100mm TOPSOIL & SEED

100mmØ (4") PVC DISTRIBUTION PIPE IN BED 6" STONE BEDDING BENEATH PIPE (MIN.)

500mm FILTER SAND 250mm FILTER SAND 250mm SEPTIC SAND

TYPICAL DETAIL PIPE BEDDING

NATIVE SOILS

NOT TO SCALE

200mm POROUS BACKFILL GEOTEXTILE MEMBRANE 300mm WASHED SEPTIC STONE

MATCH EXISTING GRADE

PER PLAN

Page 190 of 210

0.50, TYP. 0.9m MAX*

F 06 I R 0 M

ENG IN

LOT LINE ZONING SETBACK

INSULATE ALL SEWER SERVICE PIPE WITH LESS THAN 1.2m OF COVER

PROPOSED DWELLING PROPOSED DWELLING ACCESSORY STRUCTURE

ALL PRESSURE RATED PVC OR HDPE PIPING IS TO HAVE A CSA CERTIFICATION TO CAN/CSA-B137.1, CAN/CSA-B137.3, OR CAN/CSA-B137.6.

EXISTING DWELLING EXISTING DWELLING ACCESSORY STRUCTURE

IT IS IMPORTANT THAT THE PRESSURE DISTRIBUTION PIPING IS SLOPED IN A WAY THAT IT CAN POSITIVELY DRAIN TO THE HEADER PIPE, OR BACK TO THE PUMP CHAMBER AFTER THE PUMPING CYCLE HAS STOPPED. AVOID ALLOWING STANDING WATER IN THE PUMP DISTRIBUTION LINE.

DRILLED WELL WITH SETBACK

ALL PRESSURE PIPING THAT CANNOT BE INSTALLED TO A DEPTH OF 1.2m (4’-0") OF COVER OR GREATER SHALL BE INSULATED, AND HEAT TRACED IF REQUIRED.

TEST PIT LOCATION

TP OH

IF THE RECEIVING ELEVATION OF THE SEPTIC HEADER PIPE IS GREATER THAN THE DISCHARGE ELEVATION OF THE PUMP CHAMBER, A DRAIN HOLE OF 3/16" TO 3/8" MAY BE DRILLED INTO THE UNDERSIDE OF THE PIPE WITHIN THE PUMP CHAMBER, PAST THE CHECK VALVE.

HYDRO/UTILITY POLE WITH OVERHEAD WIRE EXISTING SPOT ELEVATION EXISTING MAJOR CONTOUR

ALL PUMP CHAMBERS MUST HAVE ADEQUATE VENTING AS PER OBC 7.5.5.1. “VENTING”, OBC. 8.5.7.7. “MINIMUM VENT PIPE”. VENT PIPES SHOULD BE BETWEEN 50mm AND 100mm, INSTALLED USING A SEPARATE VENT PIPE ON THE PUMP CHAMBER OR SEPTIC TANK, BY USING A VENTED LID, OR BY CONNECTING TO THE MAIN BUILDING VENT STACKS.

PROPOSED OVERLAND DRAINAGE FLOW DIRECTION EXISTING SWALE

SAFETY 1.

INSTALL CHILD SAFETY RINGS, TO BE SUPPLIED BY THE SEPTIC TANK MANUFACTURER ONLY TO ENSURE PROPER FIT, INSTALLATION, AND SECURITY.

CHILD SAFETY RINGS TO BE INSTALLED INSIDE SEPTIC TANK LIDS AS PER MANUFACTURERS SPECIFICATIONS. SAFETY RINGS TO BE INSTALLED PRIOR TO FINAL INSPECTION AND TO REMAIN SECURELY FASTENED AT ALL TIMES THROUGHOUT THE LIFECYCLE OF THE SEPTIC TANK. IT IS RECOMMENDED TO INSPECT SAFETY RINGS DURING EACH SEPTIC TANK PUMP OUT FOR SIGNS OF INSECURE FASTENING AND SIGNS OF WEAKESS AND POTENTIAL FAILURE DUE TO AGE.

DESIGN CERTIFICATION THESE DRAWINGS ARE CERTIFIED FOR THE PURPOSE OF OBTAINING A BUILDING PERMIT AND FOR CONSTRUCTION IN ACCORDANCE WITH THE APPLICABLE BUILDING CODES AND REGULATIONS AT THE SPECIFIED ADDRESS THESE DRAWINGS MUST BE SIGNED AND DATED BELOW BY THE DESIGNER TO BE CONSIDERED CERTIFIED DOCUMENTS. ANY REPRODUCTION OR MODIFICATION WITHOUT THE DESIGNER’S WRITTEN CONSENT IS STRICTLY PROHIBITED

MATCH EXISTING GRADE

500mm FILTER MEDIA SAND 250mm FILTER MEDIA SAND 250mm LEACHING BED SAND

0.9m MIN. TO BEDROCK OR HIGH WATER TABLE

NATIVE SOIL

TYPICAL SECTION RAISED FILTER BED NOT TO SCALE

1:100

LOT LINE

100mm Ø PERFORATED PVC PIPE

PER PLAN

SEPTIC DESIGN

PLAN LEGEND

15.00

2" STONE BEDDING ABOVE PIPE (MIN.)

DRAFTING & SURVEY

PUMP CHAMBERS

= 24m2

LEACHING BED REFER TO DWG. 01 FOR SEPTIC SYSTEM SETBACKS AND SITE LAYOUT

100mm TOPSOIL AND SEED 200mm POROUS BACKFILL 300mm STONE LAYER

ANSI D, 22x34" HALF SIZE, 11x 17"

SANITARY PIPING

SEPTIC BED SIZING MINIMUM SEPTIC TANK SIZE = 5500L

FINAL GRADING OF SEPIC SYSTEM NOT TO CREATE SURFACE PONDING

1.70±

SHEET SIZE

N BCI 2 0 1

N.T.S.

COVERED PORCH

LOT LINE

FRAMED DECK

8.00

KEY PLAN

6.95±

7.50

DESIGN/ DRAWN

ATTACHED GARAGE

13.25

4" SOLID PVC HEADER & FOOTER PIPE

MASON COSTA

SITE LOCATION

SANITARY OUTLET SLEEVED AT FOUNDATION

April 29, 2025

RAILTON ROAD

2.00 ±

30.00

SYDENHAM ROAD

STAGECOACH ROAD

1.00

4217L SEPTIC TANK INFILTRATOR CM1060 MODEL C/W CHILD SAFETY RINGS & 6" (MIN) RISERS

PLOT DATE

CI V

4" Ø PERFORATED PVC PIPE RUNS 0.5% SLOPE FROM HEADER TO FOOTER 6 RUNS @ 4.0m LENGTH, 0.80m O/C

FINAL GRADING IS NOT TO IMPACT NEIGHBORING PROPERTIES. ALL SURFACE RUNOFF TO BE CONTAINED IN THIS LOT

SPLIT HEADER FOR EVEN DISTRIBUTION

G TECH RIN N E E

Y OG OL

11.50

LAMBERT ROAD

DESIGNER SIGNATURE & DATE: DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

DRAWING No. *NOTE: WHEN GRAVITY FED DISTRIBUTION IS USED IT IS RECOMMENDED BY ONTARIO ONSITE WASTEWATER ASSOCIATION (OOWA) TO LIMIT THE SPACING BETWEEN DISTRIBUTION PIPES TO A MAXIMUM OF 900mm TO IMPROVE DISTRIBUTION OF EFFLUENT

1 No.

2025.04.29 DATE

MC BY

ISSUED FOR CLIENT REVIEW ONLY SUBMISSION

Roy Residence PROPOSED SINGLE FAMILY ADU 3727 STAGECOACH ROAD, S. FRONTENAC

April 28, 2025

DESIGN/ DRAWN

SHEET SIZE

ANSI D, 22x34" HALF SIZE, 11x 17"

F I 6 0 RM

N BC I 2 0 1

PLOT DATE

TEC HN

MASON COSTA CI

ENG I

G RIN

Y OG OL

DRAWING COVER

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

DRAFTING & SURVEY

ROY RESIDENCE PROPOSED SINGLE FAMILY DETACHED ADU #3727 STAGECOACH ROAD

DRAWING No.

Page 191 of 210

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence

THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD AND ADVISE THE DESIGNER OF ANY DISCREPANCY PRIOR TO STARTING WORK OR ORDERING MATERIALS.

THE ACRONYM “OBC” IS USED IN THESE DRAWINGS TO DESCRIBE THE MOST CURRENT VERSION OF THE ONTARIO BUILDING CODE.

ALL WORKMANSHIP TO BE OF STANDARD OR BETTER IN RESPECT TO GOOD BUILDING PRACTICE.

EXACT INTERIOR AND EXTERIOR FINISH MATERIALS AND TYPES ARE TO BE SELECTED BY THE OWNER/CONTRACTOR.

ALL PRE-ENGINEERED PRODUCTS SPECIFIED HEREIN ARE TO BE INSTALLED IN ACCORDANCE WITH THE SPECIFICATIONS BY THE MANUFACTURER.

EXCAVATIONS SHOULD BE KEPT FREE OF STANDING WATER. IF WATER REMAINS IN THE EXCAVATION AFTER ATTEMPTS OF REMOVAL, NOTIFY THE DESIGNER. CARE SHALL BE TAKEN TO NOT OVER-EXCAVATE THE FOUNDATION BEYOND IT’S REQUIRED DEPTH, IN ORDER TO USE THE UNDISTURBED NATIVE SOIL. IF THE NATIVE SOIL IS DISTURBED BELOW THE REQUIRED GRADE, THEN COMPACTED GRANULAR FILL MUST BE PROVIDED. THE MATERIAL USED AS BACKFILL OR FILL SUPPORTING A FOOTING, FOUNDATION, OR A FLOOR ON GARDE SHALL BE OF A TYPE THAT IS NOT SUBJECT TO DETRIMENTAL VOLUME CHANGE WITH CHANGES IN MOISTURE CONTENT AND TEMPERATURE.

BACKFILL SHALL BE PLACED TO AVOID DAMAGING THE FOUNDATION WALL, DRAINAGE TILE, DRAINAGE LAYER, EXTERNAL THERMAL INSULATION, WATERPROOFING AND DAMPPROOFING OF THE WALL.

BACKFILL SHALL BE GRADED TO PREVENT DRAINAGE TOWARD THE FOUNDATION AFTER SETTLING.

BACKFILL WITHIN 24" (600mm) OF THE FOUNDATION SHALL BE FREE OF DELETERIOUS DEBRIS AND BOULDERS LARGER THAN 10" (250mm) DIAMETER.

PRE-MANUFACTURED COMPONENTS AND HARDWARE ·

PRE-MANUFACTURED COMPONENTS SHOULD BE CHECKED WITH ALL MANUFACTURERS TO ENSURE COMPLIANCE WITH THE CURRENT VERSION OF THE ONTARIO BUILDING CODE AND SUBSEQUENT MATERIAL PERFORMANCE AND SAFETY STANDARDS. IF A COMPONENT OR HARDWARE SHOWN IN THESE PLANS IS SUBSTITUTED FOR ANOTHER TYPE OF SYSTEM, THAT SYSTEM MUST HAVE SIMILAR PROPERTIES AND MEET OBC STANDARDS. FOR ANY PRE-MANUFACTURED COMPONENT USED IN CONSTRUCTION, REFER TO MANUFACTURERS SPECIFICATIONS AND DETAILS FOR PROPER INSTALLATION METHODS. NOTE THAT THE DETAILS SHOWN IN THESE PLANS MAY NOT BE ALL-ENCOMPASSING FOR A PARTICULAR PRE-MANUFACTURED COMPONENT SHOWN IN THESE PLANS. REFER TO MANUFACTURERS WEBSITE FOR CANADIAN APPROVED PRODUCT STANDARDS AND SPECIFICATIONS.

TRENCHES BENEATH FOOTINGS FOR SEWERS AND WATERMAINS SHALL BE COMPACTED BY TAMPING UP TO THE GRADE OF THE FOOTING BASE, OR SHALL BE FILLED WITH MINIMUM 10 MPa CONCRETE TO SUPPORT THE FOOTING (OBC 9.12.4.).

ENSURE CONCRETE FOUNDATION HAS REACHED SUFFICIENT COMPRESSIVE STRENGTH PRIOR TO BACKFILLING. THE FOUNDATION WALL IS TO BE LATERALLY SUPPORTED PRIOR TO BACKFILL IF COMPRESSIVE STRENGTH HAS NOT YET BEEN MET.

WOOD LUMBER GRADING SHALL BE IN ACCORDANCE WITH SUBSECTION 9.3.2. OF DIVISION B OF THE MOST RECENT BUILDING CODE, AND CONFORM WITH CSA STANDARD CAN/CSA-086.1-M89. LUMBER SHALL BE INDENTIFIED BY A GRADE STAMP TO INDICATE ITS GRADE AS DETERMINED BY THE NLGA, “STANDARD GRADING RULES FOR CANADIAN LUMBER”.

PLYWOOD CONFORMING TO CSA 0151, DOUGLAS FIR PLYWOOD TO CSA 0121.

OSB CONFORMING TO CAN/CSA-086.

MOISTURE CONTENT OF LUMBER SHALL BE NOT MORE THAN 19% AT THE TIME OF INSTALLATION.

STRUCTURAL WOOD MEMBERS IN LONG-TERM CONTACT WITH EARTH, MANURE OR DAMP POULTRY LITTER SHALL BE PRESSURE-TREATED WITH A WOOD PRESERVATIVE IN CONFORMANCE WITH CAN/CSA-O90-M89, “WOOD PRESERVATION”.

REINFORCING STEEL SHALL BE GRADE 400 DEFORMED REBAR CONFORMING TO CAN/CSA-G30.18-09 “CARBON STEEL BARS FOR CONCRETE REINFORCEMENT”.

ALL CONCRETE SHALL BE IN CONFORMACE WITH OBC 9.3.1. “CONCRETE”.

UNREINFORCED CONCRETE SHALL BE MIXED, PLACED, CURED AND TESTED IN ACCORDANCE WITH THE REQUIREMENTS FOR “R” CLASS CONCRETE STATED IN CLAUSE 8.13 OF CSA A23.1, “CONCRETE MATERIALS AND METHODS OF CONCRETE CONSTRUCTION”.

CEMENT SHALL MEET THE REQUIREMENTS OF CAN/CSA-A3001, “CEMENTITIOUS MATERIALS FOR USE IN CONCRETE”.

9.3.1.6. ‘COMPRESSIVE STRENGTH" OF CONCRETE AT 28 DAYS SHALL BE A MINIMUM OF:

OBC VOLUME 2 ARTICLE 9.13.4.3. " ROUGH-IN FOR A SUBFLOOR DEPRESSURIZATION SYSTEM" CONTAINS MULTIPLE ACCEPTABLE CONFIGURATIONS FOR THE EXTRATION OPENING IN A SOIL GAS DEPRESSURIZATION SYSTEM.

WHERE POSSIBLE, ELIMINATE DESIGN IMPLICATIONS WITH FOOTINGS SEPARATING SPACES FOR SOIL GAS MITIGATION BENEATH THE FLOOR. IF NECESSARY, INSTALL 4" PIPE IN THE FOOTING FORMWORK PRIOR TO POURING THE CONCRETE FOOTINGS, TO ALLOW FOR A CONNECTION BETWEEN THE SPACES.

··

32 MPa FOR GARAGE FLOORS, CARPORT FLOORS, AND ALL EXTERIOR FLATWORK

··

20 MPa FOR INTERIOR FLOORS, OTHER THAN THOSE FOR GARAGES AND CAR PORTS, AND

··

15 MPa FOR ALL OTHER APPLICATIONS

CONCRETE USED FOR GARAGE AND CARPORT FLOORS AND EXTERIOR STEPS SHALL HAVE AIR ENTRAINMENT OF 5 TO 8%.

THE MAXIMUM NOMINAL AGGREGATE SIZE FOR CONCRETE SHALL BE 3/4" (20mm).

· THE INTERFACE BETWEEN THE SOIL AND THE OCCUPIED SPACE SHALL BE SEALED TO PREVENT THE LEAKAGE OF SOIL GASES.

FOOTINGS SHALL REST ON UNDISTURBED NATIVE SOIL, SOUND BEDROCK OR COMPACTED GRANULAR FILL.

THE MINIMUM DEPTH OF FOUNDATION FOR HEATED SPACES OR NON HEATED SPACES IN CLAY OR OTHER SOILS SHALL BE 1.2m, OBC 9.12.2.2. “MINIMUM DEPTH OF FOUNDATIONS”. WHERE THE HEIGHT OF FOUNDATION WALL REQUIRES LATERAL SUPPORT, OR WHERE THE REQUIRED CONCRETE STRENGTH OF THE WALL HAS NOT YET BEEN REACHED, THE WALL SHALL BE BRACED OR LATERALLY SUPPORTED PRIOR TO BACKFILLING, OBC 9.12.3.4. “LATERAL SUPPORT OF FOUNDATION WALL”.

FOUNDATION DRAINAGE: UNLESS PROVEN UNNECESSARY, DRAINAGE SHALL BE PROVIDED AT THE BOTTOM OF EVERY FOUNDATION WALL THAT CONTAINS THE BUILDING INTERIOR.

WHERE CONCRETE IN FOUNDATIONS MAY BE SUBJECT TO CHEMICAL ATTACK, IT SHALL BE TREATED IN CONFORMANCE WITH THE REQUIREMENTS IN CSA A23.1, “CONCRETE MATERIALS AND METHODS OF CONCRETE CONSTRUCTION (OBC 4.2.3.6. “PROTECTION AGAINST CHEMICAL ATTACK”). IF CONCRETE MUST BE PLACED IN COLD WEATHER (>5°C), THE CONCRETE SHALL BE KEPT AT A TEMPERATURE BETWEEN 10-25°C WHILE BEING MIXED AND PLACED, AND MAINTAINED AT A TEMPERATURE OF <10°C FOR 72 HOURS AFTER PLACING. WATER IS NOT TO BE ADDED TO CONCRETE MIX ON SITE. THE CONTRACTOR IS TO COORDINATE WITH THE CONCRETE SUPPLIER TO ARRANGE FOR APPROPRIATE CONCRETE SPECIFICATIONS FOR PLACEMENT AND WORKABILITY REQUIREMENTS. REINFORCING STEEL SHALL CONFORM TO CSA STANDARD G30.18 GRADE 400 (GRADE 60).

UNLESS NOTED OTHERWISE, ALL TENSION LAP SPLICES IN CONCRETE REINFORCEMENT TO BE CLASS “B”.

HOOKS AND BENDS IN REINFORCEMENT SHALL BE AS DEFINED IN CSA STANDARD CAN/CSA-A23.1.

STAIRS

CONCRETE POURS SHALL OCCUR IN LIFTS, FOLLOWING THE IFCMA MANUFACTURER’S GUIDELINES FOR MAXIMUM POUR HEIGHT PER LIFT AND RECOMMENDED CONSOLIDATION TECHNIQUES.

ADDITIONAL CONCENTRATED HORIZONTAL AND VERTICAL REINFORCING IS REQUIRED AROUND DOOR AND WINDOW OPENINGS, STAIR OPENINGS, UNDER POINT LOADS, AND AT THE ENDS OF ALL WALLS AND AT ALL CORNERS. HORIZONTAL BENT DOWELS ARE REQUIRED AT EACH CORNER OF THE WALLS. THE SIZE AND SPACING OF THE DOWEL SHOULD MATCH THE HORIZONTAL REINFORCEMENT.

PROPANE FURNACE, FORCED AIR, AFUE ≥ 94%

TABLE 3.1.1.2.A (IP)

ZONE 1 - COMPLIANCE PACKAGE FOR SPACE HEATING EQUIPMENT WITH AFUE ≥92%

COMPONENT

COMPLIANCE PACKAGE (A3)

CEILING WITH ATTIC SPACE

CEILING WITHOUT ATTIC SPACE

EXPOSED FLOOR WALLS ABOVE GRADE BASEMENT WALLS BELOW GRADE SLAB (600mm BELOW)

35 14+5 CI

EDGE OF BELOW GRADE SLAB ≥ 600mm BELOW GRADE

SPACE HEATING EQUIPMENT

April 28, 2025

MASON COSTA

DESIGN/ DRAWN

SHEET SIZE

ANSI D, 22x34” HALF SIZE, 11x 17"

N BC I 2 0 1

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

SKYLIGHTS

PLOT DATE

TEC HN

20 CI

HEATED SLAB OR SLAB 600mm BELOW GRADE

WINDOWS AND SLIDING GLASS DOORS

G RIN

DRAFTING & SURVEY

MAX U: 0.25 ENERGY RATING: 29 0.49 MAX U MIN. AFUE: 94%

HRV*

MIN SRE: 81%

DOMESTIC WATER HEATER

MIN. EF: 0.67

*HEAT RECOVERY VENTILATORS (HRV) ARE REQUIRED REGARDLESS OF THE TYPE OF HEATING SYSTEM. HRV SPECIFIED IN COMPLIANCE PACKAGE SHALL MEET THE REQUIREMENTS OF OBC ARTICLE 9.32.3.12. DIV. B.

FACTORY BUILT FIREPLACES AND THEIR INSTALLATION SHALL CONFORM TO CAN/ULC-S610 “STANDARDS FOR FACTORY-BUILT FIREPLACE SYSTEMS,” AS PER O.B.C. 9.22. FIREPLACES.

REFER TO THE CURRENT CSA-B149.1 NATIONAL GAS AND PROPANE INSTALLATION CODE FOR CLEARANCE DISTANCES FROM RESIDENTIAL PROPANE STORAGE TANKS.

SMOKE ALARMS SHALL MEET THE FULL REQUIRMENTS OF OBC 9.10.19. “SMOKE ALARMS” AND THEIR INSTALLATION.

SMOKE ALARMS MUST BE INSTALLED IN CONFORMANCE WITH CAN/ULC-S531, “STANDARD FOR SMOKE ALARMS”. ALARMS SHALL BE INSTALLED IN EACH DWELLING UNIT AND IN LOCATIONS BETWEEN SLEEPING ROOMS AND THE REMAINDER OF THE STOREY. IF THE SLEEPING ROOMS ARE SEPARATED BY A HALLWAY, A SMOKE ALARM MUST BE LOCATED IN THE HALLWAY.

SMOKE ALARMS MUST HAVE A VISUAL SIGNALLING COMPONENT CONFORMING TO THE REQUIREMENTS IN 18.5.3., “LIGHT, COLOUR, AND PULSE CHARACTERISTICS: OF NFPA 72, " NATIONAL FIRE ALARM AND SIGNALING CODE”.

SMOKE ALARMS MUST BE INSTALLED BY PERMANENT CONNECTIONS TO AN ELECTRICAL CIRCUIT AND MUST HAVE NO DISCONNECT SWITCH BETWEEN THE OVERCURRENT DEVICE AND THE SMOKE ALARM.

ICF WALLS BELOW GRADE

NOTES

SMOKE ALARMS:

STANDARD BAR HOOK LENGTHS :

HORIZONTAL AND VERTICAL DISTRIBUTED STEEL REINFORCING TO BE INSTALLED THROUGHOUT ALL WALLS AS DESCRIBED IN THE ICF REINFORCING TABLES.

HEIGHT OF GUARDS SHALL BE MINIMUM 900mm FOR I GUARDS WITHIN DWELLING UNITS AND INTERIOR FLIGHTS OF STEPS. HEIGHT OF GUARDS SHALL BE MINIMUM 920mm FOR EXIT STAIRS, AND 1070mm AROUND LANDINGS.

4000 1 (HDD ≤5000) 0.161 (Sa(0.2) 0.47 kPa

PROPANE TANK CLEARANCES:

450mm (18") FOR 10M BARS 650mm (26") FOR 15M BARS 750mm (30") FOR 20M BARS

200mm (8") FOR 10M BARS 250mm (10") FOR 15M BARS 300mm (12") FOR 20M BARS

HANDRAILS ON STAIRS AND RAMPS ARE TO BE BETWEEN 865mm AND 965mm. WHERE A HANDRAIL FORMS PART OF A REQUIRED GUARD, THE HANDRAIL CANNOT BE MORE THAN 1070mm IN HEIGHT., AS PER OBC 9.8.7.4. “HEIGHT OF HANDRAILS”.

3727 STAGECOACH ROAD, S. FRONTENAC

FIREPLACES:

WATERPROOFING SHALL BE APPLIED TO THE EXTERIOR OF BELOW-GRADE ICF FOUNDATION WALLS IN COMPLIANCE WITH OBC 9.14 “DRAINAGE”.

MINIMUM BAR LAP LENGTHS:

HOLE SIZES AND LOCATIONS IN GLULAM, LAMINATED VENEERED LUMBER (L.V.L.) OR LAMINATED STRAND LUMBER (L.S.L.) ARE TO BE CONFIRMED BY A PROFESSIONAL ENGINEER.

DRAINAGE TILE AND PIPE TO CONFORM WITH OBC 9.14.3. “DRAINAGE TILE AND PIPE”.

ICF BLOCKS AND MATERIALS SHOULD BE STORED SAFELY, PREVENTING PHYSICAL DAMAGE, EXCESSIVE MOISTURE, UV EXPOSURE AND TEMPERATURE EXTREMES THAT COULD AFFECT MATERIAL PROPERTIES.

·· ·· ··

BUILT-UP WOOD BEAMS SHALL BE CONSTRUCTED OF INDIVIDUAL MEMBERS NOT LESS THAN 1-1/2" (38mm) AND INSTALLED ON EDGE.

THE ACTUAL CONSTRUCTION OF THE STAIR UNITS MAY DIFFERENTIATE SLIGHTLY FROM WHAT IS SHOWN ON THESE PLANS. IN SUCH CASE, STAIR STEPS MUST BE IN CONFORMANCE WITH OBC 9.8.4. “STEP DIMENSIONS”.

INSTALLATION OF THE ICF SYSTEM SHALL BE COMPLETED BY A QUALIFIED INDIVIDUAL WHO IS TRAINED AND/OR CERTIFIED BY AN ICFMA MEMBER MANUFACTURER OR POSSESS DEMONSTRABLE EXPERIENCE IN ICF CONSTRUCTION ACCORDING TO ICFMA BEST PRACTICES.

·· ·· ··

BEAMS SHALL HAVE EVEN AND LEVEL BEARING AND HAVE END SUPPORTS CONFORMING TO OBC 9.23.8.1. “BEARING FOR BEAMS”. BUILT-UP WOOD BEAMS SHALL HAVE A MINIMUM LENGTH OF BEARING PER NOTES FROM OBC TABLES A-8 TO A-11.

ALL ICF MATERIALS, ACCESSORIES, AND INSTALLATION PROCEDURES SHALL STRICTLY ADHERE TO THE SPECIFIC GUIDELINES, TECHNICAL BULLETINS, AND INSTALLATION MANUALS PUBLISHED BY THE ICFMA MEMBER MANUFACTURER USED IN CONSTRUCTION.

LUMBER FOR CONSTRUCTION OF ITEMS IN THESE PLANS SHALL BE IN CONFORMANCE WITH OBC 9.3.2. “LUMBER AND WOOD PRODUCTS”. UNLESS OTHERWISE NOTED, THE LUMBER SELECTED IN THE DESIGN OF THESE PLANS SHALL BE SPRUCE - PINE - FIR NUMBER 1 OR 2 (SPF No. 1, 2).

STAIRS IN THESE PLANS ARE DESIGNED TO OBC 9.8. “STAIRS, RAMPS, HANDRAILS AND GUARDS”.

WOOD TRUSS DESIGN INCLUDING STIFFENERS, HANGERS AND JOINTS ARE TO BE DESIGNED BY THE WOOD TRUSS MANUFACTURER/SUPPLIER. PROVIDE DETAILED SHOP DRAWINGS OF ROOF TRUSSES TO THE APPROPRIATE BUILDING DEPARTMENT FOR APPROVAL AND INSPECTION PRIOR TO INSTALLATION.

THE ICF SYSTEM USED IN CONSTRUCTION MUST HAVE A VALID EVALUATION REPORT DEMONSTRATING COMPLIANCE WITH THE ONTARIO BUILDING CODE AND THE ICFMA GUIDELINES FOR MATERIAL PERFORMANCE AND SYSTEM COMPATIBILITY.

PRE-ENGINEERED WALL OPENING HEADERS/LINTELS ARE TO BE DESIGNED BY THE MANUFACTURER/SUPPLIER. PROVIDE DETAILED SHOP DRAWINGS OF PRE-ENGINEERED HEADERS/LINTELS TO THE APPROPRIATE BUILDING DEPARTMENT FOR APPROVAL AND INSPECTION PRIOR TO INSTALLATION.

WHERE MINERAL FIBRE INSULATION, CRUSHED ROCK BACKFILL OR OTHER DRAINAGE LAYER MEDIUM IS PROVIDED ADJACENT TO THE EXTERIOR SURFACE OF A FOUNDATION WALL, THE INSULATION, BACKFILL OR OTHER DRAINAGE LAYER MEDIUM SHALL EXTEND TO THE FOOTING LEVEL TO FACILITATE DRAINAGE OF GROUND WATER TO THE FOUNDATION DRAINAGE SYSTEM.

REINFORCING WORK SHALL BE IN ACCORDANCE WITH CAN/CSA - A23.1. WELDING OF REINFORCING SHALL BE IN ACCORDANCE WITH CSA W186. THE MINIMUM CLEAR COVER FOR REINFORCING STEEL IN CONCRETE IN NON-CORROSIVE APPLICATIONS SHALL BE IN CONFORMANCE WITH CLAUSE 12.6 OF CSA-A23.1-04.

INSULATED CONCRETE FORM (ICF) FOUNDATION GENERAL NOTES:

RADON MITIGATION: ·

FOOTING SIZES FOR DWELLINGS MUST BE DETERMINED IN ACCORDANCE WITH OBC 9.15., “FOOTINGS AND FOUNDATIONS”, OR SECTION 4.2., “FOUNDATIONS”

CONCRETE

MATERIAL CONFORMANCE ·

CONCRETE OR UNIT MASONRY FOUNDATIONS REQUIRE A MINIMUM ALLOWABLE BEARING PRESSURE OF 75 kPa ON STABLE SOILS. REFER TO OBC TABLE 9.4.4.1. “ALLOWABLE BEARING PRESSURE FOR SOIL OR ROCK” FOR A REFERENCE OF ALLOWABLE BEARING PRESSURES FOR VARYING TYPES OF SOIL CONDITIONS. IN SOME CASES, A SUBSURFACE INVESTIGATION COMPLETED BY A QUALIFIED PERSON MAY BE REQUIRED TO TEST AND DETERMINE THE MAXIMUM ALLOWABLE BEARING PRESSURE OF A SOIL PRIOR TO CONSTRUCTION.

CLIMATIC DESIGN DATA LOCATION: KINGSTON HDD: ZONE: SEISMIC DESIGN DATA: HOURLY WIND PRESSURES:

F I 6 0 RM

DIMENSIONS SHOWN ON THESE PLANS ARE IMPERIAL FEET AND INCHES. IF A NUMBER IS SHOWN WITHOUT A UNIT, IT SHALL BE TAKEN AS AN “INCH” MEASUREMENT.

IF DURING CONSTRUCTION, THE GROUND CONDITIONS ARE FOUND NOT TO BE OF THE TYPE OR IN THE CONDITION USED IN DESIGN, THE DESIGNER IS TO BE NOTIFIED FOR REASSESSMENT.

PRE-ENGINEERED FLOOR JOISTS AND TRUSSES ARE TO BE DESIGNED BY THE MANUFACTURER/SUPPLIER. PROVIDE DETAILED SHOP DRAWINGS OF PRE-ENGINEERED FLOOR SYSTEMS TO THE APPROPRIATE BUILDING DEPARTMENT FOR APPROVAL AND INSPECTION PRIOR TO INSTALLATION.

TOPSOIL AND ORGANIC MATTER SHALL BE REMOVED FROM ALL UNEXCAVATED AREAS UNDER A BUILDING.

FOUNDATION CONSTRUCTION OF THE ELEMENTS SHOWN IN THESE PLANS SHALL CONFORM TO OBC 4.2., “FOUNDATIONS”, OR OBC 9.15., “FOOTINGS AND FOUNDATIONS”.

Y OG OL

EXCAVATION SHALL BE CARRIED OUT AS PER OBC 9.12. “EXCAVATION”

PROPOSED SINGLE FAMILY ADU

ENERGY EFFICIENCY FOR HOUSING

ENG I

WOOD FRAMING

DRAWINGS SHOULD NOT BE SCALED. THE MEASUREMENTS SHOWN ON THE PROVIDED PLANS SHOULD BE USED FOR ALL CONSTRUCTION AND LAYOUT PURPOSES. IF MEASUREMENTS ARE MISSING FROM THE PLANS, THE DESIGNER IS TO BE NOTIFIED.

FOOTINGS AND FOUNDATIONS

EXCAVATION AND BACKFILL

GENERAL NOTES

SMOKE ALARMS MUST BE PROVIDED WITH A BATTERY AS AN ALTERNATIVE POWER SOURCE THAT CAN CONTINUE TO PROVIDE POWER TO THE SMOKE ALARM FOR A PERIOD OF NOT LESS THAN 7 DAYS IN THE NORMAL CONDITION, FOLLOWED BY 4 MINUTES OF ALARM. WHERE MORE THAN ONE SMOKE ALARM IS REQUIRED IN A DWELLING UNIT, THE SMOKE ALARMS MUST BE WIRED SO THAT THE ACTIVATION OF ONE ALARM WILL CAUSE ALL ALARMS WITHIN THE DWELLING UNIT TO SOUND.

25.05.05 DESIGNER SIGNATURE & DATE: DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

DRAWING No.

Page 192 of 210

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence PROPOSED SINGLE FAMILY ADU 3727 STAGECOACH ROAD, S. FRONTENAC ROOF PEAK 19’ - 0 3/8"

ELEVATIONS 1

VINYL SHAKE SIDING

HEADWALL FLASHING ALUMINUM EAVESTROUGH & RAIN LEADERS

MAIN CEILING 10’ -0"

HEADWALL FLASHING

2’-0"

VINYL B&B SIDING

ALUMINUM SOFFIT FINISH

OPTIONAL TRIM

DECORATIVE POSTS, SPECIFIED BY OWNER 2’-0"

2’-0"

STONE

SHEET SIZE

ANSI D, 22x34" HALF SIZE, 11x 17"

N BC I 2 0 1

2’-0" MAX

DRAFTING & SURVEY

FINISHED FLOOR 1’ - 0"

STONE

-1’ - 3"

PRE-FINISHED STONE SILL

FINISHED GRADE

GARAGE FLOOR

DESIGN/ DRAWN

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

PRE-FINISHED STONE SILL

TOP OF FOUNDATION (BRICK LEDGE) 0’ - 0"

April 28, 2025

VINYL TRIM

EXTERIOR LIGHTING

FINISHED FLOOR 1’ - 0"

PLOT DATE

TEC HN

MASON COSTA

V OPTIONAL TRIM

G RIN

F I 6 0 RM

6:12 ROOF EYEBROW N

VALLEY FLASHING

ENG I

ASPHALT SHINGLES 3:12 PITCH

PIT

2P ITC H

6:1

Y OG OL

VINYL SHAKE SIDING

6:1

IT 2P

2 6:1

VALLEY FLASHING

PIT

6:1 2

ASPHALT SHINGLES 6:12 PITCH

ICF PARGING ABOVE GRADE

ICF FOUNDATION WALL BELOW GRADE

ICF WING WALL STAIR SUPPORT

SPATIAL SEPARATION

UNDERSIDE OF FOOTING -9’ - 0"

OBC TABLE 9.10.15.4. “GLAZED OPENINGS IN EXPOSED BUILDING FACE”: ALTERNATE GARAGE FOOTING DEPTH 4’-0" COVER MINIMUM FOOTING STEPS SHALL NOT EXCEED 23-5/8" RISE AND SHALL NOT BE LESS THAN 23-5/8" RUN *ADJUST FINISHED GRADE AS NECESSARY

FRONT ELEVATION

ROOF PEAK 19’ - 0 3/8"

6:1 2

6:1

IT 2P

PIT

UNPROTECTED OPENING AREA (m2) [ft2]

EXPOSED AREA (%)

MINIMUM ALLOWABLE LIMITING DIST. (m) / [ft]

FRONT ELEVATION

66.6 / [717]

8.3 / [89]

12.4 %

3.0 / [9’-10"]

LEFT ELEVATION

65.6 / [706]

2.8 / [30]

4.2 %

1.2 / [4’-0"]

REAR ELEVATION

69.5 / [748]

12.1 / [130.5]

17.4 %

4.0 / [13’-1"]

RIGHT ELEVATION

65.6 / [706]

5.3 / [57]

8.0 %

< 1.5 / [4’-11"]

VALLEY FLASHING

VINYL SHAKE SIDING

ALUMINUM EAVESTROUGH & RAIN LEADERS

FACE AREA (m2) / [ft2]

LIMITING DISTANCE IS THE DISTANCE BETWEEN THE EXPOSED BUILDING FACE TO A PROPERTY LINE, CENTRELINE OF A STREET, LANE, OR PUBLIC THOROUGHFARE, OR TO AN IMAGINARY LINE BETWEEN TWO BUILDINGS OR FIRE COMPARTMENTS ON THE SAME PROPERTY, MEASURED AT RIGHT ANGLES TO THE EXPOSED BUILDING FACE.

ASPHALT SHINGLES 6:12 PITCH

EXPOSED BUILDING FACE

VINYL TRIM

MAIN CEILING 10’ -0"

TOP OF FOUNDATION (BRICK LEDGE) 0’ - 0"

1’-0", TYP.

1’-0"

ALUMINUM SOFFIT FINISH

VINYL TRIM

2’-6"

LANDSCAPE STONES AS REQUIRED FOR GRADE CONTROL

VINYL B&B SIDING

2’-6"

FINISHED FLOOR 1’ - 0"

3’-6"

BIRD BOX SOFFIT FINISH

4’-0"

1’-0", TYP.

EXTERIOR LIGHTING

FINISHED FLOOR 1’ - 0"

DESIGN CERTIFICATION ICF PARGING ABOVE GRADE

ICF FOUNDATION WALL BELOW GRADE

24" SPREAD FOOTING, BIGFOOT BF24

FINISHED GRADE MIN. 6" BELOW WINDOWS LANDSCAPE STONES AS REQUIRED FOR GRADE CONTROL

4’-0" MIN

-1’ - 3"

2’-0" MAX

FINISHED GRADE

4’-0" MIN

GARAGE FLOOR

THESE DRAWINGS ARE CERTIFIED FOR THE PURPOSE OF OBTAINING A BUILDING PERMIT AND FOR CONSTRUCTION IN ACCORDANCE WITH THE APPLICABLE BUILDING CODES AND REGULATIONS AT THE SPECIFIED ADDRESS THESE DRAWINGS MUST BE SIGNED AND DATED BELOW BY THE DESIGNER TO BE CONSIDERED CERTIFIED DOCUMENTS. ANY REPRODUCTION OR MODIFICATION WITHOUT THE DESIGNER’S WRITTEN CONSENT IS STRICTLY PROHIBITED

25.05.05

UNDERSIDE OF FOOTING -9’ - 0"

DESIGNER SIGNATURE & DATE:

REAR ELEVATION

DRAWING No.

ELEVATIONS Page 193 of 210

5’

1/4" = 1’-0"

DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

10'

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence PROPOSED SINGLE FAMILY ADU 3727 STAGECOACH ROAD, S. FRONTENAC ROOF PEAK 19’ - 0 3/8"

ELEVATIONS 2 VALLEY FLASHING

V EXTERIOR LIGHTING VINYL B&B SIDING

1’-0"

ALUMINUM SOFFIT FINISH

VINYL B&B SIDING

6’-6"

VINYL B&B SIDING

VINYL TRIM

FINISHED FLOOR 1’ - 0"

ALUMINUM EAVESTROUGH & RAIN LEADERS

F I 6 0 RM

MAIN CEILING 10’ -0"

April 28, 2025

DESIGN/ DRAWN

SHEET SIZE

ANSI D, 22x34" HALF SIZE, 11x 17"

N BC I 2 0 1

VINYL TRIM

MASON COSTA CI

ENG I

PLOT DATE

TEC HN Y OG OL

VINYL SHAKE SIDING

G RIN

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

PRE-FINISHED STONE SILL STONE VENEER

TOP OF FOUNDATION (BRICK LEDGE) 0’ - 0"

DRAFTING & SURVEY

FINISHED FLOOR 1’ - 0"

FINISHED GRADE, REAR

ALTERNATE FOOTING DEPTH FOR COVERED PORCH FOUNDATION

GARAGE FLOOR -1’ - 3"

FINISHED GRADE, SIDE

ICF PARGING ABOVE GRADE 24" SPREAD FOOTING, BIGFOOT BF24

FINISHED GRADE MIN. 6" BELOW WINDOWS

4’-0" MIN

LANDSCAPE STONES AS REQUIRED FOR GRADE CONTROL

ICF FOUNDATION WALL BELOW GRADE

SPATIAL SEPARATION

UNDERSIDE OF FOOTING -9’ - 0"

OBC TABLE 9.10.15.4. “GLAZED OPENINGS IN EXPOSED BUILDING FACE”:

LEFT ELEVATION ROOF PEAK 19’ - 0 3/8"

ALTERNATE GARAGE FOOTING DEPTH 4’-0" COVER MINIMUM FOOTING STEPS SHALL NOT EXCEED 23-5/8" RISE AND SHALL NOT BE LESS THAN 23-5/8" RUN *ADJUST FINISHED GRADE AS NECESSARY

EXPOSED BUILDING FACE

FACE AREA (m2) / [ft2]

UNPROTECTED OPENING AREA (m2) [ft2]

EXPOSED AREA (%)

MINIMUM ALLOWABLE LIMITING DIST. (m) / [ft]

FRONT ELEVATION

66.6 / [717]

8.3 / [89]

12.4 %

3.0 / [9’-10"]

LEFT ELEVATION

65.6 / [706]

2.8 / [30]

4.2 %

1.2 / [4’-0"]

REAR ELEVATION

69.5 / [748]

12.1 / [130.5]

17.4 %

4.0 / [13’-1"]

RIGHT ELEVATION

65.6 / [706]

5.3 / [57]

8.0 %

< 1.5 / [4’-11"]

ASPHALT SHINGLES 6:12 PITCH

ALUMINUM EAVESTROUGH & RAIN LEADERS

FINISHED FLOOR 1’ - 0"

PRE-FINISHED STONE SILL STONE VENEER

1’-0"

FINISHED FLOOR 1’ - 0"

4’-0"

TOP OF FOUNDATION (BRICK LEDGE) 0’ - 0"

VINYL TRIM

VINYL B&B SIDING

6’-6"

EXTERIOR LIGHTING

ALUMINUM SOFFIT FINISH

4’-0"

GARAGE INTERIOR WALL

MAIN CEILING 10’ -0"

GARAGE FLOOR -1’ - 3"

DESIGN CERTIFICATION

FINISHED GRADE ICF FOUNDATION WALL BELOW GRADE

UNDERSIDE OF FOOTING -9’ - 0"

4’-0" MIN

ICF PARGING ABOVE GRADE

THESE DRAWINGS ARE CERTIFIED FOR THE PURPOSE OF OBTAINING A BUILDING PERMIT AND FOR CONSTRUCTION IN ACCORDANCE WITH THE APPLICABLE BUILDING CODES AND REGULATIONS AT THE SPECIFIED ADDRESS

FINISHED GRADE MIN. 6" BELOW WINDOWS LANDSCAPE STONES AS REQUIRED FOR GRADE CONTROL

THESE DRAWINGS MUST BE SIGNED AND DATED BELOW BY THE DESIGNER TO BE CONSIDERED CERTIFIED DOCUMENTS. ANY REPRODUCTION OR MODIFICATION WITHOUT THE DESIGNER’S WRITTEN CONSENT IS STRICTLY PROHIBITED ALTERNATE GARAGE FOOTING DEPTH 4’-0" COVER MINIMUM FOOTING STEPS SHALL NOT EXCEED 23-5/8" RISE AND SHALL NOT BE LESS THAN 23-5/8" RUN *ADJUST FINISHED GRADE AS NECESSARY

RIGHT ELEVATION

25.05.05 DESIGNER SIGNATURE & DATE: DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

DRAWING No.

ELEVATIONS Page 194 of 210

1/4" = 1’-0"

10'

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence

62’-10 1/2"

PROPOSED SINGLE FAMILY ADU

26’-5 1/2"

36’-5" 30’-0"

3727 STAGECOACH ROAD, S. FRONTENAC

9’-10 1/2"

DASHED LINE INDITCTES EXTENTS OF FRAMED DECK ABOVE

11 1/4"

MIN. 4’-0" WINDOW OPENING FROM END WALL AS PER OBC 9.20.17.4.

12’-3 1/2"

35’-11 1/2"

20"x8" CONCRETE STRIP FOOTING SUPPORTING LOAD BEARING WALL UTILITY CORRIDOR ABOVE

1’-8"

LOAD BEARING STUD WALL 2x6 @ 16" O/C

48x30

27’-9" 18’-8 1/2"

UTILITY CORRIDOR ABOVE

20"x8" CONCRETE STRIP FOOTING SUPPORTING LOAD BEARING WALL

storage

12’-2 1/4"

12’-0"

DRAFTING & SURVEY

52’-6 1/2"

3’-6"

FURNACE 3’-6"

12’-0"

ANSI D, 22x34" HALF SIZE, 11x 17"

10’-10"

30x80

W250x33 CONTINUOUS STEEL DROP BEAM

SHEET SIZE

N BC I 2 0 1

UTILITY CORRIDOR ABOVE

WATER IN

1’-8"

STEEL BEAM SUPPORT MITEK REDJACK 2.5 - RJ25x108 TOP PLATE ‘A’ (3.5"x5.25"), BEARING ON 36"x36"x8" CONC PAD FOOTING C/W 15M REINFORCING SEE DETAILS, TYP.

72x80

14’-2"

62x30

8’-0" CEILING HEIGHT

CLEAR OPENING

8’-10"

24’-7" LOAD BEARING STUD WALL 2x6 @ 16" O/C

11 1/4"

unfinished basement

52’-6 1/2" 30’-2 1/2" 12’-6 1/2"

CONCRETE BEAM POCKET MIN 3-1/2" BEAM END BEARING, TYP.

12’-3 1/2"

DESIGN/ DRAWN

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

48x30

W250x33 CONTINUOUS STEEL DROP BEAM

CONCRETE BEAM POCKET MIN 3-1/2" BEAM END BEARING, TYP.

7’-0"

BATH R.I.

April 28, 2025

11’-9 1/2" 29’-7 1/2"

11 1/4"

STEEL BEAM SUPPORT MITEK REDJACK 2.5 - RJ25x102 TOP PLATE ‘A’ (3.5"x5.25"), BEARING ON 30"x30"x8" CONC PAD FOOTING C/W 15M REINFORCING SEE DETAILS, TYP.

48x30

10" CONC. PIER FOUNDATION C/W “BIGFOOT BF24”, 24" PIER FOOTING, TYP.

9’-0 1/2"

8’-3"

9’-6"

11 1/4"

PLOT DATE

TEC HN

MASON COSTA

2’-0"

ENG I

G RIN

Y OG OL

1’-3"

9’-10 1/2"

F I 6 0 RM

21’-0" 1’-3"

FOUNDATION PLAN

SEWER OUT

24"x8" CONCRETE STRIP FOOTING, TYP.

LANDSCAPE STONE RETAINING WALL, SEE ELEVATIONS

6’-5"

5 3/4"

35’-6"

28’-4"

4" SLAB ON GRADE, 20MPa (MIN) 6mil POLY VAPOUR BARRIER (RADON BARRIER) OR 4" CLEAR STONE

MECH.

HWT SALT

8’-10"

CONCRETE SLAB 14’-2"

62x30

HRV

SOFT 11 1/4"

STONE VENEER ABOVE SHOWN FOR CLARITY

PT SUMP

BACKFILLED 11 1/4"

PORCH EXCAVATION

6’-0"

2’-0"

22’-11"

GARAGE FLOOR EXCAVATION 24"x8" CONCRETE STRIP FOOTING, TYP.

FOUNDATION WALL CUT FOR SINGLE ENTRY DOOR

6’-10"

11 1/4"

BACKFILLED

DESIGN CERTIFICATION

STONE VENEER ABOVE SHOWN FOR CLARITY

24"x8" CONCRETE STRIP FOOTING, TYP.

THESE DRAWINGS MUST BE SIGNED AND DATED BELOW BY THE DESIGNER TO BE CONSIDERED CERTIFIED DOCUMENTS. ANY REPRODUCTION OR MODIFICATION WITHOUT THE DESIGNER’S WRITTEN CONSENT IS STRICTLY PROHIBITED

25.05.05 26’-5 1/2"

36’-5"

DESIGNER SIGNATURE & DATE:

62’-10 1/2"

DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

WALL PLAN LEGEND

TOTAL FOUNDATION AREA

FOUNDATION PLAN Page 195 of 210

5’

1/4" = 1’-0"

2482 ft2 2

1899 ft

EXTERIOR ICF WALL 11-1/4" (6" CORE)

DWELLING FOUNDATION AREA (TO INSIDE)

(1715 ft2)

ICF BRICK LEDGE 15-3/4" (6" CORE, 4-1/2" LEDGE)

GARAGE FOUNDATION AREA

583 ft2

ICF WALL WITH STONE VENEER

10'

*MEASURED TO EXTERIOR WALLS

INTERIOR 2x4 STUD WALL INTERIOR 2x4 LOAD BEARING WALL

DRAWING No.

INTERIOR 2x6 WALL INTERIOR 2x6 LOAD BEARING WALL

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence PROPOSED SINGLE FAMILY ADU 3727 STAGECOACH ROAD, S. FRONTENAC 21’-0"

2x8 PT LEDGER BOARD SECURED TO FOUNDATION WITH SST ICFVL6 LEDGER CONNECTORS

ENG I

JOISTS SECURED TO LEDGER BOARD WITH SST LUS210 JOIST HANGERS, TYP.

INSTALL LEDGER BOARD FLASHING THROUGHOUT, SEE DETAILS

IL 8’-8 1/4"

2x8 PT BLOCKING @ MIDSPAN, TYP.

MASON COSTA

PRE-ENG FLOOR JOISTS PER MFR SPEC

BRICK LEDGE (INTERIOR JOIST BEARING)

2x8 PT DECK JOISTS @ 16" O/C 5/4" PT DECKING 8’-3"

3-2x8 PT DROP BEAM

ICF BRICK LEDGE COURSE SUPPORTING FLOOR JOISTS

PLOT DATE

April 28, 2025

DESIGN/ DRAWN

SHEET SIZE

ANSI D, 22x34" HALF SIZE, 11x 17"

TEC HN Y OG OL

3-2x8 PT DROP BEAM

G RIN

F I 6 0 RM

SST LUS210-3 JOIST HANGER SECURED TO LEDGER

N BC I 2 0 1

BUILT-UP BEAM SPLICED AT PIER COLUMN

2x8 PT RIM BOARD

FRAMING PLAN

NOTE* FLOOR JOISTS BEARING ON ICF BRICK LEDGE. SPAN SHOWN IS TO THE OUTSIDE OF BRICK LEDGE. FLOOR JOISTS MUST HAVE MIN. 3-1/2" END BEARING

1’-3"

DECK BEAM BEARING ON 10" Ø CONCRETE PIER FOUNDATION. REFER TO FOUNDATION PLAN AND DETAILS

9’-10 1/2"

1’-3"

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

W250x33 CONTINUOUS STEEL DROP BEAM

BRICK LEDGE (INTERIOR JOIST BEARING)

DRAFTING & SURVEY

35’-11 1/2"

27’-1" 18’-4 3/4"

PRE-ENG FLOOR JOISTS PER MFR SPEC

DOUBLE FLOOR JOISTS UNDER KITCHEN ISLAND (OPTIONAL)

72x80

HEADER BY FLOOR DESIGNER KITCHEN ISLAND ABOVE

14’-2"

PRE-ENG FLOOR JOISTS PER MFR SPEC

ICF BRICK LEDGE COURSE SUPPORTING FLOOR JOISTS

24’-7"

5’-10"

CLEAR OPENING

4’-0"

BEAM SUPPORTING FJ BY FLOOR DESIGNER

STAIR HEADER JOIST BY FLOOR DESIGNER

HEADER BY FLOOR DESIGNER

W250x33 CONTINUOUS STEEL DROP BEAM

3’-6" 3’-6"

45"x45" LANDING 15R TO MAIN FLOOR

PRE-ENG FLOOR JOISTS PER MFR SPEC

28’-4"

14’-2"

35’-6"

BRICK LEDGE (INTERIOR JOIST BEARING) 9’-10 1/4"

15’-8" ICF BRICK LEDGE COURSE SUPPORTING FLOOR JOISTS

ICF BRICK LEDGE COURSE SUPPORTING FLOOR JOISTS

BRICK LEDGE (INTERIOR JOIST BEARING)

backfilled beneath garage backfilled beneath porch

BRICK LEDGE, TYP.

THESE DRAWINGS MUST BE SIGNED AND DATED BELOW BY THE DESIGNER TO BE CONSIDERED CERTIFIED DOCUMENTS. ANY REPRODUCTION OR MODIFICATION WITHOUT THE DESIGNER’S WRITTEN CONSENT IS STRICTLY PROHIBITED

25.05.05 DESIGNER SIGNATURE & DATE: DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

WALL PLAN LEGEND

TOTAL FOUNDATION AREA

FRAMING PLAN Page 196 of 210

1/4" = 1’-0"

2482 ft2 2

1899 ft

EXTERIOR ICF WALL 11-1/4" (6" CORE)

DWELLING FOUNDATION AREA (TO INSIDE)

(1715 ft2)

ICF BRICK LEDGE 15-3/4" (6" CORE, 4-1/2" LEDGE)

GARAGE FOUNDATION AREA

583 ft2

ICF WALL WITH STONE VENEER

10'

*MEASURED TO EXTERIOR WALLS

INTERIOR 2x4 STUD WALL

DRAWING No.

INTERIOR 2x4 LOAD BEARING WALL

INTERIOR 2x6 WALL INTERIOR 2x6 LOAD BEARING WALL

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence

62’-10 1/2"

PROPOSED SINGLE FAMILY ADU

26’-5 1/2"

36’-5" 6’-6"

4’-1"

10’-4"

5’-2"

7’-2 1/2"

10’-0"

3’-0"

6’-3" SMOKE/CO DETECTORS

3727 STAGECOACH ROAD, S. FRONTENAC SD

KITCHEN SHOWN IS CONCEPTUAL. ACTUAL DESIGN TO BE COMPLETED BY OTHERS.

MAIN FLOOR PLAN 21’-0"

12"

2x4 FRAMED VANITY FEATURE WALL

GREAT ROOM

9’-0" CEILING HEIGHT

48"x48" LANDING 4’-0"

ENTRY

COVERED PORCH

4" CONCRETE SLAB, 32MPa 4" COMPACTED GRANULAR ‘A’ OR 4" CLEAR STONE SAWCUTTING @ 10’-0" O/C (MAX)

COUNT

WINDOW

81x60 CASEMENT 3

6’-9" x 5’-0"

WINDOW

48x18 AWNING

4’-0" x 1’-6"

WINDOW

36x66 CASEMENT 1

3’-0" x 5’-6"

WINDOW

72x44 CASEMENT 3

6’-0" x 3’-8"

WINDOW

48x54 CASEMENT 2

4’-0" x 4’-6"

WINDOW

30x48 FIXED

2’-6" x 4’-0"

WINDOW

30x48 SINGLE HUNG

2’-6" x 4’-0"

WINDOW

20x28 FIXED DECORATIVE

1’-8" x 2’-4"

WINDOW

48x30 CASEMENT 1

4’-0" x 2’-6"

WINDOW

62x30 FIXED DECORATIVE

4’-0" x 2’-6"

GARAGE

108x96 - GARAGE O/H

10’-0" x 9’-0"

EXT. DOOR

36x80 - GARAGE SINGLE

3’-0" x 8’-0"

EXT. DOOR

36x84 ENTRY W/GLASS

3’-0" x 8’-0"

EXT. DOOR

72x80 SLIDING GLASS

6’-0" x 7’-0"

DOOR

36x80 GARAGE ENTRY

3’-0" x 6’-8"

DOOR

30x80

2’-6" x 6’-8"

DOOR

20x80 2

1’-8" x 6’-8"

DOOR

24x80

2’-0" x 6’-8"

DOOR

30x80 2

2’-6" x 6’-8"

DOOR

20x80

1’-8" x 6’-8"

DOOR

30x80 POCKET

2’-6" x 6’-8"

52’-6 1/2"

3’-4"

4" SLAB ON GRADE, 32MPa 4" COMPACTED GRANULAR ‘A’ OR 4" CLEAR STONE SAWCUTTING @ 10’-0" O/C (MAX). EACH WAY

DECORATIVE POSTS, SPECIFIED BY OWNER 6’-0"

3’-0"

CONGRETE STEP 3 RISERS TO GRADE 7-1/4" RISE, 11" RUN, 1" NOSING

6’-5 1/2"

12’-10"

CONCRETE SLAB 7"

F I 6 0 RM

SIZE

24’-7"

9’-5" CEILING HEIGHT 22" ABOVE GRADE

11’-10" TYP. SPACING

ENG I

19’-2"

6’-9 1/2"

POCKET

29’-7 1/2"

PRODUCT CODE

7’-9"

TYPE

STONE VENEER SKIRT WITH 1" AIR GAP BEARING ON SLAB

CONCRETE SLAB

SHOP LIGHTING SHOWN FOR ILLUSTRATIVE PURPOSES

11’-3" CEILING HEIGHT

DWELLING EXTERIOR WALL FINSIHED WITH MIN. 1/2" DRYWALL, TAPED TO PROVIDE A GAS AND EXHAUST FUME SEAL

OPENING ID

3’-9"

2 CAR ATTACHED GARAGE

36" HIGH HALF WALL

C SLOPE 1%

6’-6"

ENSURE EXTERIOR ENTRY DOOR IS TIGHT-FITTING, AND WEATHER STRIPPED TO PROTECT LIVING SPACE FROM THE PASSAGE OF GASES AND EXHAUST FUMES. ENSURE DOOR IS SELF-CLOSING

LANDING 1’-9 12" ABOVE FLOOR

21’-5"

3’-0"

5’-10" x 2’-0"

10’-1 3/4"

11’-6"

6’-2"

45"x45" LANDING 15R TO BASEMENT

2x6 LOAD BEARING WALL

NOTE*

3’-9"

9’-5"

8’-1 3/4"

9’-2"

BEDROOM 1

MUDROOM

OPENING SCHEDULE

5’-4 3/4"

21’-11 3/4"

4’-0"

13’-10 1/2"

3’-10" x 2’-0"

DRY

laundry

10’-0" 22’-11"

5’-7"

2x6 PLUMBING WALL

WASH

3’-6"

48x80

F 2x6 WALL

28’-4 1/2"

CLEAR OPENING

48x80

8’-5 1/2"

BATH

36" FRIDGE

7’-3 1/2"

3’-0"

48"

8’-3 1/2"

30x60 TUB SHOWER

52’-6 1/2" 30’-2 1/2"

12’-0 1/2"

3’-4" ±

ANSI D, 22x34" HALF SIZE, 11x 17"

WALK-IN

4’-0" x 2’-8"

3’-0"

7’-6"

7’-9"

SHEET SIZE

N BC I 2 0 1

7’-10 1/2"

6’-2"

CLEAR OPENING

QUEEN 60x80

10’-3"

2x6 PLUMBING WALL

4’-0"

DRAFTING & SURVEY

11’-4 7/8"

90x48" ISLAND C/W CANTILEVERED SEATING

16’-4"

DINING

9’-0" CEILING HEIGHT

DESIGN/ DRAWN

2x4 LOAD BEARING WALL

KITCHEN RANGE

LINEN 26"x16"

72" DOUBLE

9’-0" CEILING HEIGHT

11’-6"

PRIMARY BEDROOM

6’-9"

3’-6"

QUEEN 60x80

36" SINK

April 28, 2025

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

3’-3 1/2"

SLOPE 1%

24" DW

3’-6"

7’-0" x 2’-0"

9’-3 3/4"

BEDROOM 2

14’-0 1/2"

PRIMARY BATH LINEN

6’-3 1/2"

20’-2"

2’-0"

5’-0" 4’-10"

22"

12’-3"

9’-6"

KING 76x80

22" ABOVE GRADE

2x6 PLUMBING WALL

PLOT DATE

TEC HN

MASON COSTA

FRAMED DECK

30x60 TUB SHOWER

10’-3" FRAMED DECK HANDRAILS/GUARDS REQ’D IF PORCH FLOOR ELEVATION IS GREATER THAN 24" ABOVE GRADE

G RIN

Y OG OL

B 9’ x 8’ O/H DOOR

NOTE* 22x30x14 R50 ATTIC HATCH C/W WEATHER STRIPPING

9’ x 8’ O/H DOOR

DESIGN CERTIFICATION A

2’-9"

2’-11 1/2"

THESE DRAWINGS ARE CERTIFIED FOR THE PURPOSE OF OBTAINING A BUILDING PERMIT AND FOR CONSTRUCTION IN ACCORDANCE WITH THE APPLICABLE BUILDING CODES AND REGULATIONS AT THE SPECIFIED ADDRESS

2’-9"

11’-8"

6’-6 1/2"

36’-5"

7’-3"

11’-11 1/2" 26’-5 1/2"

25.05.05

7’-3"

DESIGNER SIGNATURE & DATE:

62’-10 1/2"

DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

WALL PLAN LEGEND

TOTAL FOUNDATION AREA

MAIN FLOOR PLAN Page 197 of 210

1/4" = 1’-0"

2482 ft2 2

1899 ft

EXTERIOR ICF WALL 11-1/4" (6" CORE)

DWELLING FOUNDATION AREA (TO INSIDE)

(1715 ft2)

ICF BRICK LEDGE 15-3/4" (6" CORE, 4-1/2" LEDGE)

GARAGE FOUNDATION AREA

583 ft2

ICF WALL WITH STONE VENEER

10'

*MEASURED TO EXTERIOR WALLS

INTERIOR 2x4 STUD WALL INTERIOR 2x4 LOAD BEARING WALL

DRAWING No.

INTERIOR 2x6 WALL INTERIOR 2x6 LOAD BEARING WALL

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence PROPOSED SINGLE FAMILY ADU 2’-0" EAVE, TYP.

3727 STAGECOACH ROAD, S. FRONTENAC

April 28, 2025

DESIGN/ DRAWN

SHEET SIZE

ANSI D, 22x34" HALF SIZE, 11x 17"

F I 6 0 RM

N BC I 2 0 1

PLOT DATE

TEC HN

MASON COSTA CI

ENG I

G RIN

Y OG OL

DESCRIPTION

V ROOF PEAK

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

ITC 2P

6:1

DRAFTING & SURVEY

EY LL VA

ITC

RIDGE BLOCKING

ITC 2P

6:1

ITC

ROOF PEAK

PRE-ENG ROOF TRUSSES

ITC H

2’-0" EAVE, TYP.

IT 2P 6:1

6:1

ITC

2P 6:1

ROOF PITCH INTERSECTION (6:12 TO 3:12)

PRE-ENG ROOF TRUSSES

ROOF PEAK

6:1

RIDGE BLOCKING

1’-0" EAVE

ITC

2P 3:1 PRE-ENG ROOF TRUSSES

2’-0" EAVE, TYP.

25.05.05 DESIGNER SIGNATURE & DATE: DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

DRAWING No.

ROOF PLAN Page 198 of 210

1/4" = 1’-0"

8# of 12

10'

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence

FINISHED FLOOR 1’ - 0"

FLOOR ASSEMBLY

5/8" T&G PLYWOOD SUBFLOOR
11-7/8 PRE-ENG FJ @ 16" O/C C/W 2x12 BLOCKING IN JOIST CAVITIES

WALL SECTIONS

DECORATIVE POSTS, SPECIFIED BY OWNER

FASCIA BOARD, FLASHING, AND ALUMINUM EAVESTROUGH

TOP OF FDN (BRICK LEDGE) 0’ - 0"

FLOOR SUPPORT

2x4 SILL PLATE ,
1/2"Ø GALVANIZED ANCHOR BOLTS C/W WASHERS & NUTS @7’-10" O/C MAX. -BEARING ON ICF BRICK LEDGE

ICF BRICK LEDGE

FINISHED GRADE

GARAGE FLOOR -1’-3"

DRYWALL BULKHEAD MIN. 12" DRYWALL ON ALL INTERIOR ICF SURFACES SEAL RADON BARRIER (6 mil POLY) TO FOOTING/WALL CORNER WITH FLEXIBLE SEALANT, TYP. BASEMENT FLOOR ASSEMBLY

4" CONCRETE SLAB, 20 MPa (MIN) 6 MIL POLY VAPOUR BARRIER (RADON) 4" CLEAR STONE

FOUNDATION WATERPROOFING AS PER OBC 9.13.3.

12"

EXTERIOR ASSEMBLY

VINYL SIDING
1x3 STRAPPING @ 16" O/C
#15 HOUSE WRAP PAPER (CONT. WRB)
R23.6 - 6" CORE REINFORCED ICF WALLS

FLOOR ASSEMBLY 4" CONCRETE SLAB 32 MPa CONCRETE 4" CLEAR STONE OR COMPACTED GRANULAR ‘A’

ENSURE EAVE PROTECTION EXTENDS MIN. 12" BEYOND THE INTERIOR FINISH FACE OF THE EXTERIOR WALL

MIN. 3’-0" (900mm) EAVE PROTECTION (ICE AND WATER SHIELD) INSTALLED AT ROOF EAVE

PRE-FINISHED STONE SILL C/W FLASHING MASONRY VENEER 1" AIR GAP

PLOT DATE

April 28, 2025

DESIGN/ DRAWN

SHEET SIZE

ANSI D, 22x34" HALF SIZE, 11x 17"

TEC HN

MASON COSTA

N BC I 2 0 1

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

DRAFTING & SURVEY

EAVE PROTECTION DETAIL

FINISHED GRADE

1 2" OSB OR BETTER SHEATHING,

2-1/2" MIN AIR SPACE ABOVE INSULATION (FOR BATT & BLOWN-IN INSULATION APPLICATIONS)

FILTER CLOTH OVER BACKFILL

BACKFILLED ALTERNATE FOOTING LOCATION SEE ELEVATIONS

ALTERNATE FOOTING LOCATION SEE ELEVATIONS

UNDERSIDE OF FOOTING

ROOF UNDERLAYMENT, ASPHALT SHINGLES 2x6 ROOF RAFTERS @ 24" O/C

2x6 LEDGER SECURED TO GABLE END FRAMING WITH 2x4" SDWS TIMBER SCREWS AT EACH FASTENING LOCATION. INSTALL BACK BLOCKING AS REQUIRED

CLEAN BACKFILL AS PER OBC 9.12.3.

-9’ - 0"

G RI N E E

ICF BRICK LEDGE

CLEAN BACKFILL AS PER OBC 9.12.3.

4" Ø WEEPING TILE WITH 6" CLEAR STONE COVER

UNDERSIDE OF FOOTING

TOP OF FDN (BRICK LEDGE) 0’ - 0"

VER 6" O

ROOFING UNDERLAYMENT

24" EAVE, TYP. ALUMINUM SOFFIT FINISH

INTERIOR ASSEMBLY

1/2" DRYWALL, FINISHED

4" CONCRETE SLAB 32mPa CONCRETE 1" OVERHANG 4" COMPACTED GRANULAR ‘A’ OR, 4" CLEAR STONE

LAP

FASCIA BOARD, FLASHING, AND ALUMINUM EAVESTROUGH

GAS AND EXHAUST FUME SEAL PROVIDED BY 1/2" FINISHED DRYWALL

EXTERIOR ASSEMBLY

VINYL SIDING
1x3 STRAPPING @ 16" O/C
#15 HOUSE WRAP PAPER (CONT. WRB)
R23.6 - 6" CORE REINFORCED ICF WALLS

N. " MI

3’-0

CEILING ASSEMBLY

6mil POLY VAPOUR BARRIER
RESILIENT CHANNEL STRAPPING
1/2" DRYWALL, FINISHED

12" EAVE OVER COVERED PORCH 24" EAVE ALL OTHER LOCATIONS ALUMINUM SOFFIT FINISH

PRE-FINISHED STONE SILL C/W FLASHING MASONRY VENEER 1" AIR GAP

ROOF FINISHING MATERIAL VARIES

MAIN CEILING 10’ -0"

F 0 IR 60 M

ICF TAPER TOP

Y OG OL

INTERIOR ASSEMBLY

1/2" DRYWALL, FINISHED

PRE-ENG TRUSS

ICF TAPER TOP CEILING ASSEMBLY

R50 (MIN) INSULATION
6mil POLY VAPOUR BARRIER
RESILIENT CHANNEL STRAPPING
1/2" DRYWALL, FINISHED

PIT

R PITC H

3727 STAGECOACH ROAD, S. FRONTENAC

ROOF ASSEMBLY

ASPHALT SHINGLES
EAVE PROTECTION (ICE AND WATER SHIELD),
ROOF UNDERLAYMENT,
1/2" ROOF SHEATHING C/W “H” CLIPS,
PRE-ENG ROOF TRUSSES (BY ROOF MFR),
VENTING BAFFLES AND ROOF VENTS AS REQ’D

ENG I

NS F

PRE-ENG PORCH TRUSS, CANTILEVERED & SELF SUPPORTING

MAIN CEILING 10’ -0"

PLA

NS FO

SEE

SEE P LA

PROPOSED SINGLE FAMILY ADU

ROOF ASSEMBLY

ASPHALT SHINGLES
EAVE PROTECTION (ICE AND WATER SHIELD),
ROOF UNDERLAYMENT,
1/2" ROOF SHEATHING C/W “H” CLIPS,
PRE-ENG ROOF TRUSSES (BY ROOF MFR),
VENTING BAFFLES AND ROOF VENTS AS REQ’D

TRUSS HEEL TO ALLOW SOFFIT INSTALLATION TO NOT COMPROMISE WINDOW INSTALLATION

HEEL HEIGHT TO ALLOW FOR MIN R60 IN CEILING.

6:1

2x6 LEDGER SECURED TO GABLE END FRAMING WITH 24" 10d GALVANIZED NAILS OR STRUCTURAL TIMBER SCREWS

20MPa CONCRETE FOOTING BEARING ON UNDISTURBED SUBGRADE, BEDROCK, OR ENGINEERED FILL COMPACTED TO 98% S.P.M.D.D., TYP.

2x6 ROOF JOISTS @ 24" O/C

ROOF EYEBROW FRAMING DETAIL

TRUSS HEEL DETAIL

TYPICAL EXTERIOR WALL SECTION/COVERED PORCH

TYPICAL EXTERIOR WALL SECTION/GARAGE WALL

SCALE: 3/8" = 1’-0"

RAFTERS SISTERED TO JOISTS WITH 4- 10d NAILS ALUMINUM SOFFIT, FASCIA

20MPa CONCRETE FOOTING BEARING ON UNDISTURBED SUBGRADE, BEDROCK, OR ENGINEERED FILL COMPACTED TO 98% S.P.M.D.D., TYP.

-9’ - 0"

ITC

MAIN FLOOR PRE-ENG FLOOR JOISTS

11"

7 1/4"

1" NOSING 6’-7 7/8"

9’-0" 7’-11 3/8"

HEIGHT OVER STAIRS - OBC 9.8.2.2. MIN. HEIGHT OVER STAIRS 6’-4 3/4", OR 1950mm

45" x 45" LANDING

BASEMENT FLOOR

25.05.05 DESIGNER SIGNATURE & DATE:

INTERIOR STAIR PROFILE

DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

SCALE: 3/8" = 1’-0"

DRAWING No.

Page 199 of 210

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence PROPOSED SINGLE FAMILY ADU

FLASHING AT INTERSECTIONS

BEDDING SEAL UNDER FLASHING

MASONRY STONE FINISH

BRICK LEDGE FLASHING DETAIL

BRACING, LATERAL SUPPORT, AND WALL OPENING DETAIL

STONE SILL FLASHING DETAIL

6" MINIMUM

FOUNDATION WALL SILL PLATE & GASKET SEAL WHEN REQUIRED

2x4 SILL PLATE

15"

2" E

1 1 4" x 1- 2" LAG BOLTS

BEAM AS SPECIFIED ON PLANS

BEAM POCKET IN FOUNDATION WALL. WALL TYPE AS SPECIFIED ON PLANS. PACK WITH NON-SHRINK GROUT

FOUNDATION WALL BEAM POCKET DETAIL

FASTENERS PER CONNECTOR MFR SPECIFICATIONS

3" COVER

15M REBAR

POST COLUMN TO STEEL BEAM CONNECTION DETAIL

REINFORCED SPREAD FOOTING DETAIL

SIDING HOUSE WRAP OVER DRIP EDGE

GRAB BARS MUST RESIST A MIN. VERTICAL OR HORIZONTAL LOAD OF 1.3 kN, OBC 3.8.3.8.

ALUMINUM OR GALVANIZED STEEL DRIP FLASHING DECKING

LEDGER BOARD

WALL STUDS WOOD BLOCKING

6" INFRONT OF TOILET

DECK JOIST DECK JOIST

LEDGER BOARD

SIMPSON STRONG TIE ICFVL6 ICF LEDGER CONNECTOR METAL OR BITUMINOUS FLASHING BEHIND LEDGER

ICF FOUNDATION WALL 6" MINIMUM

POST COLUMN SHOWN FOR CLARITY. CONNECTION MAY VARY

ANSI D, 22x34" HALF SIZE, 11x 17"

HAVE HOLES PUNCHED BY STEEL FABRICATOR

POST AND TOP PLATE AS SPECIFIED ON PLANS

BEAM BEARING ON ANCHOR PLATE

ASSEMBLY EXPANDED FOR CLARITY

CONCRETE PIER FOUNDATION AND SPREAD FOOTING DETAIL BIGFOOT BF24

FASTENED FROM UNDERSIDE OF TOP FLANGE EVERY 12" O/C ON ALTERNATING SIDES

POST PLATE SECURED WITH WELD, SELF TAPPING SCREWS, OR THROUGH BOLTS

BRICK LEDGE FLOOR JOIST BEARING/SILL PLATE ANCHOR DETAIL

UNDISTURBED NATIVE SOIL

SHEET SIZE

N BC I 2 0 1

DRAFTING & SURVEY

DRYWALL BULKHEAD

29 1/2" (750mm)

BIGFOOT BF24 SPREAD FOOTING BEARING ON UNDISTURBED NATIVE SOILS WITH MINIMUM 75 kPa BEARING CAPACITY

ICF BRICK LEDGE

4’-0" MIN. DEPTH FOR FROST PROTECTION

BACKFILL EXCAVATION AS PER OBC 9.12.3. “BACKFILL”

CONCRETE PIER DIMENSIONS PER PLANS

DESIGN/ DRAWN

STEEL BEAM

FLOOR JOIST

1 MIN. 3- 2" END BEARING

MASON COSTA

36"

ND 3 G . MINBEARIN 1

FINISHED GRADE

April 28, 2025

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

SUPPORT OF WALLS DETAIL NON-LOADBEARING WALLS PARALLEL TO FLOOR JOISTS

2x SILL PLATE

1/2" Ø GALVANIZED ANCHOR BOLTS C/W WASHERS AND NUTS @ 7’-10" O/C (2.4m) MAX.

BIGFOOT BF24 SPREAD FOOTING ALLOWABLE LOAD IN FIRM CLAY, 75 kPa BEARING PRESSURE 4921.01 lbs (21.9KN) BIGFOOT Systems, 05 Oct 2017

FLOOR JOISTS

PLOT DATE

TEC HN

FLOOR SURFACE

2x12 BLOCKING IN JOIST CAVITIES POST COLUMN SHOWN FOR CLARITY CONNECTION MAY VARY

JACK STUDS FOR HEADER SUPPORT

WALL SILL PLATE

WALL ASSEMBLY, SEE TYPICAL SECTIONS

DRAINED AND VENTED AIR SPACE

FOUNDATION PARGING ABOVE GRADE

WALL STUDS

" (M

WATERPROOFING MEMBRANE BEDDING SEAL UNDER FLASHING

4'0

G RI N E E

F 0 IR 60 M

WALL ASSEMBLY, SEE TYPICAL SECTIONS

EXTEND HOUSE WRAP MIN. 6" ABOVE DRIP EDGE BACK LEG

THROUGH-WALL FLASHING DRIP EDGE

MIN. 2x4 BLOCKING @ 4’-0" O/C (MAX.)

TRIMMER PLATE FOR DOOR FRAMING

MID-HEIGHT BLOCKING

ENG I

DRIP EDGE FLASHING

DETAILS

3" COVER (MIN)

HOUSE WRAP LAPPED OVER BACK LEG OF FLASHING AND TAPED

15"

RE CTU ALL U R T FS GW ROO SECTIN R INTE

1" DRAINED AND VENTED AIR SPACE

DOUBLE TOP PLATE

Y OG OL

CONTINUE ROOFING MEMBRANE 4" (100mm) UP WALL

HOUSE WRAP LAPPED OVER BACK LEG OF FLASHING AND TAPED COUNTER FLASHING BACK FLASHING INSTALLED OVER ROOFING MEMBRANE

HEADER

EXTERIOR CLADDING (VINYL SIDING SHOWN)

EXTEND FLASHING BACK LEG UP WALL 6"

36"

COUNTER FLASHING OVER FINISHED ROOFING

MASONRY STONE FINISH

3727 STAGECOACH ROAD, S. FRONTENAC

NON-LOADBEARING WALL PARALLEL TO FLOOR JOIST SUPPORTED BY 2x4 BLOCKING (MIN.)

EXTERIOR CLADDING (VINYL SIDING SHOWN)

HOUSE WRAP PAPER LAPPED OVER BACK LEG OF FLASHING AND TAPED

HOUSE WRAP PAPER ICF FOUNDATION WALL

DECK LEDGER TO ICF WALL CONNECTION DETAIL

GRAB BAR BLOCKING DETAIL LEDGER BOARD FLASHING

FINISHED GRADE

BACKFILL EXCAVATION AS PER OBC 9.12.3. “BACKFILL”

CONCRETE PIER DIMENSIONS PER PLANS

PIER COLUMN ANCHORED AT BASE WITH MIN. 10M REBAR DOWEL, 6" MIN. EMBEDMENT

CONCRETE PIER FOUNDATION BEARING ON BEDROCK 300 kPa+ BEARING CAPACITY

NO MINIMUM DEPTH FOR FROST PROTECTION IF BEARING ON BEDROCK

DESIGN CERTIFICATION

POST COLUMN

SECURE POST TO CONNECTOR WITH MANUFACTURER SPECIFIED FASTENERS

SIMPSON STRONG ABU66Z CONNECTOR

1/2" x 7" x 10" PT STRUCTURAL PANEL SHIM EACH SIDE OF BEAM

WOOD JOIST

3-2x8 (MIN) PT BEAM

5-1/2"

BEDROCK

Page 200 of 210

CONCRETE PIER FOUNDATION BEARING ON BEDROCK DETAIL

RIM BOARD/ LEDGER BOARD

25.05.05

SIMPSON STRONG TIE LUS CONNECTOR

DESIGNER SIGNATURE & DATE:

CONCRETE PIER FOUNDATION ABU66Z PERSPECTIVE SECTION VIEW ADDITIONAL FASTENING OF SHIM TO BEAM NOT REQUIRED

POST BASE CONNECTION

THESE DRAWINGS MUST BE SIGNED AND DATED BELOW BY THE DESIGNER TO BE CONSIDERED CERTIFIED DOCUMENTS. ANY REPRODUCTION OR MODIFICATION WITHOUT THE DESIGNER’S WRITTEN CONSENT IS STRICTLY PROHIBITED

1/2" PT SHIM

SIMPSON STRONG ABU66Z CONNECTOR

1/2" Ø STAINLESS STEEL WEDGE ANCHOR, MIN 3" EMBEDMEND CONCRETE PIER FOUNDATION

MIN. 6" EXTENSION PAST BASE CENTRE

3-2x8 (MIN) PT BEAM

THESE DRAWINGS ARE CERTIFIED FOR THE PURPOSE OF OBTAINING A BUILDING PERMIT AND FOR CONSTRUCTION IN ACCORDANCE WITH THE APPLICABLE BUILDING CODES AND REGULATIONS AT THE SPECIFIED ADDRESS

CONCRETE PIER TO BEAM CONNECTION DETAIL

REFER TO MANUFACTURERS SPECIFICATIONS FOR TYPE AND QUANTITY OF FASTENERS

LUS PERSPECTIVE

WOOD JOIST FACE MOUNT HANGER

DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

DRAWING No.

10 of 12

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence

ICF SHEAR WALL CONCENTRATED REINFORCEMENT FOR 6", 8", 10" CORE THICKNESS

1-1/2" (38mm) MAX. WINDOW OPENING VERTICAL BARS ON EACH SIDE OF OPENINGS TO EXTEND THE FULL HEIGHT OF THE WALL

WALL HEIGHT m (ft)

2.44 (8)

7’-4"

4’-7"

4’-0"

2.75 (9)

7’-4"

4’-7"

4’-6"

3.05 (10)

7’-4"

5’-6"

5’-0"

3.66 (12)

8’-3"

6’-0"

4.27 (14)

10’-1"

7’-0"

4.88 (16)

10’-1"

8’-0"

PLOT DATE

April 28, 2025

DESIGN/ DRAWN

SHEET SIZE

ANSI D, 22x34" HALF SIZE, 11x 17"

TEC HN

MASON COSTA

F 0 IR 60 M

PLAN VIEW OF ICF SHEAR WALL

2 - 15M CONCENTRATED END BARS PLACED AS CLOSE TO END WALL AS MIN. COVER PERMITS

END WALL

G RI N E E

ENG I

END WALL

LINTEL SPAN

2-10M HORIZONTAL BARS EACH SIDE OF OPENING

ICF DETAILS

LINES OF WINDOW BUCK WITHIN FORM

FOR SEIZMIC ZONE CLASSIFICATION Sa,ICF £ 0.31 HOURLY WIND PRESSURE, q1/50 £ 1.05kPa BUILDING AREA £ 2400ft2 WITHOUT WALKOUT BASEMENT

Y OG OL

S/2 (MAX)

1-1/2" (40mm) CLEAR

1-1/2" (40mm) COVER

SPACING PER TABLES

3727 STAGECOACH ROAD, S. FRONTENAC

MAIN FLOOR WALLS OF ONE SOTRY ICF STRUCTURE SUPPORITNG WOOD FRAME ROOF (TYPE B)

1-1/2" (38mm) MAX.

LINTEL DEPTH

1-1/2" (40mm) COVER

HOOK AT CORNERS IF NECESSARY STIRRUPS EQUALLY SPACED

ENGINEERED FRAMING SYSTEM BY PREBUCK LLC OR FUNCTIONAL EQUIVALENT

DISTRIBUTED REINFORCEMENT (CENTERED FOR ABOVE GRADE, AND INSIDE FACE IN BELOW GARDE WALLS)

TABLE A.6.2400. ABOVE GRADE SHEAR WALL LENGTH, 6" WALL

BOTTOM BARS AS PER TABLES

STIRRUP END DISTANCE 1-1/2" (38mm) MAX.

WINDOW OPENING

24" (600mm)

PROPOSED SINGLE FAMILY ADU

24" (600mm)

1-1/2" (38mm) MAX.

1-10M TOP BAR (MIN.) 1-1/2" COVER

TOP OF WALL OR INTERMEDIATE FLOOR POUR

N BC I 2 0 1

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

ICF SHEAR WALLS:

1-1/2" (38mm) MAX.

DRAFTING & SURVEY

2 - 10M HORIZONTAL BARS BENEATH OPENING

PROVIDE A MINIMUM OF 2 - 10M BARS AROUND ALL SIDES OF OPENINGS

BOTTOM OF WALL OR INTERMEDIATE FLOOR POUR

SECTION VIEW OF WINDOW OPENING & LINTEL

OPENINGS 6" (150mm) OR LESS IN DIAMETER ARE PERMITTED WITHIN A SHEAR WALL. OPENINGS MUST NOT BE WITHIN 12" (300mm) OF THE ENDS OF THE SHEAR WALL.

TWO 15M FULL HEIGHT VERTICAL REINFORCING BARS ARE TO BE INSTALLED AT THE ENDS OF ALL REQUIRED SHEAR WALLS, IN ADDITION TO THE DISTRIBUTED REINFORCEMENT SPECIFIED FOR THAT WALL.

MATCHING DOWELS ARE TO BE PROVIDED FOR THE CONCENTRATED AND DISTRIBUTED VERTICAL REINFORCEMENT AT THE BASE OF ALL REQUIRED SHEAR WALLS INTO THE FLOOR BELOW.

HORIZONTAL REINFORCEMENT IN SHEAR WALLS SHALL BE TERMINATED AT THE ENDS OF THE WALL WITH A STANDARD HOOK.

FOOTING DOWELS AT SHEAR WALL LOCATIONS ARE TO BE 30"x8" BENT DOWELS EMBEDDED 6" INTO THE FOOTING AT SHEAR WALLS LOCATIONS, MATCHING THE SIZE AND SPACING OF VERTICAL BARS OF THE SHEAR WALLS.

ELEVATION VIEW OF WINDOW OPENING & LINTEL

ICE REINFORCING AROUND OPENINGS DETAIL

TREMCO/NUDURA APPROVED FLUID APPLIED OR SHEET WATERPROOFING MEMBRANE

10M HORIZONTAL BAR @ 16" (406mm) O/C

TREMCO DYMONIC 100 OR LOW EXPANSION SPRAY FOAM

10M OR 15M @ 24" O/C, 6" EMBEDMENT CONCRETE SLAB

4" Ø WEEPING TILE WITH 6" CLEAR STONE COVER

1- 8" (28mm) C/L HORIZONTAL BAR* *TOP BAR PLACED WITHIN 6" (150mm) OF TOP OF WALL & @ ALL FLOOR LEVELS

3" (76mm) C/L VERTICAL BAR 18" (460mm) O/C HORIZONTAL BARS

VERTICAL REINFORCING PER TABLES

10M HORIZONTAL REINFORCING

1- 2" (43mm) C/L VERTICAL BAR 18" (460mm) O/C HORIZONTAL BARS

MIN 12" (13mm) GYPSUM BOARD

TREMCO TREMDAIN AS SPECIFIED AND/OR TREMCO PROTECTION BOARD

3" (76mm) COVER

2- 4" (58mm) C/L HORIZONTAL BAR VERTICAL REINFORCING PER TABLES 1

11- 4" (286mm) FORM WIDTH 2-15M CONTINUOUS

CONTINUOUS CONCRETE FOOTING ON UNDISTURBED SOIL

STRIP FOOTING -NUDURA STANDARD FORM UNIT ICF REINFORCEMENT DETAIL

2- 8" (67mm) THICK EPS

FLOOR JOIST

2- 4" (58mm) C/L HORIZONTAL BAR*

BEAM SIZE AS PER PLANS, PACKED WITH NON-SHRINK GROUT

TYPICAL VERTICAL REINFORCING AS PER TABLES

BEAM POCKET 3

3- 4" (94mm) C/L HORIZONTAL BAR

2- 15M VERTICAL BAR DIRECTLY UNDER POINT LOAD

CONCRETE FOUNDATION WALL

6" CORE

VERTICAL BARS AT CENTRE TYP. ABOVE GRADE

VERTICAL BARS OFF CENTER TYP. BELOW GRADE

NOTE* MIN. LENGTH OF 6’-0" OF SOLID WALL WITHOUT OPENINGS DIRECTLY BELOW POINT

STANDARD FORM REINFORCEMENT PLACEMENT DETAIL

NOTE* FLOOR

ICF WALL REINFORCING AT CONCENTRATED POINT LOAD

10M HORIZONTAL BAR @ 16" (406mm) O/C VERTICAL REINFORCEMENT PER TABLES

NUDURA 6" (152mm) 90° FORM UNIT WEBS 8"(203mm) O/C

NUDURA T-FORM SUPPORT STRAP

THESE DRAWINGS MUST BE SIGNED AND DATED BELOW BY THE DESIGNER TO BE CONSIDERED CERTIFIED DOCUMENTS. ANY REPRODUCTION OR MODIFICATION WITHOUT THE DESIGNER’S WRITTEN CONSENT IS STRICTLY PROHIBITED

25.05.05 HORIZONTAL REINFORCEMENT SECURED THROUGH NUDURA WEBS TO PROVIDE ATTACHMENT FOR T-FORM SUPPORT STRAP

HORIZONTAL REINFORCEMENT BENT AROUND CORNERS WITH MIN. LAP OF 40 BAR DIAMETERS (24" x 24", [600mm x 600mm]) 10M HORIZONTAL BAR @ 16" (406mm) O/C

DESIGNER SIGNATURE & DATE: DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

VERTICAL REINFORCEMENT PER TABLES NUDURA STANDARD 6" (154mm) FORM UNIT

Page 201 of 210

ICF T-FORM REINFORCEMENT DETAIL

NUDURA 6" (152mm) STANDARD FORM UNIT

DRAWING No.

11 of 12

NUDURA 90° FORM REINFORCEMENT DETAIL 1

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Roy Residence PROPOSED SINGLE FAMILY ADU 3727 STAGECOACH ROAD, S. FRONTENAC

F 0 IR 60 M

PLOT DATE

April 28, 2025

DESIGN/ DRAWN

SHEET SIZE

ANSI D, 22x34" HALF SIZE, 11x 17"

TEC HN

MASON COSTA CI

ENG I

G RI N E E

Y OG OL

ICF REINFORCING TABLES

N BC I 2 0 1

THIS DRAWINGWAS CREATEDFOR THE INTENTIONOF THE PARTIESINVOLVEDIN CONTRACTWITH ON POINT DRAFTINGAND SURVEY.NEITHERTHIS DRAWING,NOR COMPONENTSILLUSTRATED HEREINMAY BE REPRODUCEDIN WHOLEOR IN PART,IN ANY FORMWHATSOEVERWITHOUTPRIOR WRITTEN AUTHORITY FROM ON POINT DRAFTING AND SURVEY. THIS DRAWING HAS BEEN DELIVEREDON THE UNDERSTANDINGTHAT IT IS NOT TO BE USED IN ANY WAY AGAINSTTHE INTERESTS OF ON POINT DRAFTING AND SURVEY.

DRAFTING & SURVEY

TABLE L. 1. 6" LINTEL REINFORCEMENT WITH UNIFORMLY DISTRIBUTED LOAD

25.05.05 DESIGNER SIGNATURE & DATE: DESIGNER: MASON COSTA / 15032679 CANADA INC. DESIGNER BCIN: MASON COSTA [116071], FIRM BCIN [120060]

DRAWING No.

12 of 12

Page 202 of 210

2025.04.28

ISSUED FOR PERMIT/CONSTRUCTION

No.

DATE

SUBMISSION

Page 203 of 210

From: To: Subject: Date:

Kate Kaestner Re: PLZNA20250058 June 4, 2025 3:30:53 PM

Good afternoon, Justin reaching out regarding the minor variance application for Daniel and Miranda Roy. I reside at 3745 Stage Coach Rd. I have received the site plans and have two questions.

There is a separate tile bed being installed so I am assuming there will also be the need for a well? If there is a plan for a well what are the considerations for impact to the surrounding residents?
Without know long a floor plan I am curious to if there will be windows on Northerly side of the building as these will allow a view directly into our yard. This view would become greater during the fall/winter months when tree canopies are gone. When we moved here one of the highlighting factors was we had no one in the surrounding area that had a view into our yard. I can be reached at Thanks, Andrew Hooper Sent from my iPhone

Page 204 of 210

To:

Committee of Adjustment

From:

Development Services Department

Date of Meeting:

June 12, 2025

Subject:

Minor Variance Application (S. 45(1) of Planning Act) PL-ZNA-2025-0058, Roy (Costa), 3727 Stage Coach Road, Loughborough District

Summary This report recommends that the Committee of Adjustment grant approval of the subject application for zoning relief subject to conditions, as this application meets the four tests of a minor variance outlined in section 45(1) of the Planning Act. Background The subject property is designated Rural in the Township Official Plan. It is zoned Rural (RU) in Zoning By-law No. 2003-75, as amended. The subject property is approximately 4.1Ac (~16823sqm) in area along Stage Coach Road. The property is presently occupied by a principal dwelling and an existing detached garage. The surrounding area consists of residential development. Proposal This applicant proposes to construct a 265m2 detached Additional Dwelling Unit (ADU) on the subject property. Variances are being requested to accommodate the proposed location and size of the ADU on the subject property. Zoning Relief Requested Section 5.24.1 – To permit the total lot coverage of accessory buildings and structures (476.5m2 or 2.8%) on a lot to exceed the lot coverage of the existing principal dwelling (361 m2 or 2.1%). Section 5.49.6.6 – To permit the detached ADU to be located 64.5m from the principal dwelling, whereas the Zoning By-law requires that an ADU must be located within 40 metres of the principal dwelling. Related Applications Application PL-ZBA-2025-0050 to remove the Holding Overlay to permit the Additional Dwelling Unit. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 205 of 210

Township of South Frontenac Staff Report PL-ZNA-2025-0058

Supporting Documentation A Plot Plan from ON Point Drafting & Surveying, April 29, 2025, Rev 1, was submitted with the application. The Plot Plan includes the location of the proposed ADU, the corresponding septic system, and the lot coverage summary table information about the proposal. Public Comments A comment was received from the public regarding the proposed ADU’s location and concerns about the impact on the privacy of neighbouring properties and impacts on neighbouring wells. 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 subject lands are designated Rural on Schedule A of the Township Official Plan. 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 states that 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. Section 6.28.1 of the Official Plan states that additional dwelling units are self-contained residential units with their own kitchen, bathroom facilities, and sleeping areas within principal dwellings or within structures accessory to a principal dwelling and located on the same lot. Additional dwelling units are encouraged as a means of providing a diversity of housing options in the Township. Section 6.28.2 of the Official Plan states that additional dwelling units are permitted on lands where a single detached dwelling is the principal use permitted in Rural designations, provided that (a) it is demonstrated that the lot has an adequate supply of potable water and sufficient land area for the required sewage system to the satisfaction of the Township, (b), The additional dwelling unit is located within the principal dwelling unit or a detached accessory structure,(c), The additional dwelling unit is designed and located in such a manner to avoid adverse impacts on the residential character of the property and the surrounding neighbourhood, (d), a detached dwelling unit shall be located in proximity to the principal dwelling unit. It is the opinion of Township Planning Staff that the proposed variances maintain the general intent and purpose of the Official Plan, specifically the policies related to rural residential development. The addition of the ADU to the subject property would increase the variety of living accommodations on the subject property. The proposed ADU location is still in proximity to the primary use since it will share a road entrance, driveway and yard area, and is able to www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.

Page 206 of 210

Township of South Frontenac Staff Report PL-ZNA-2025-0058

share the existing well service. The residential character of the property will also be maintained since the ADU is proposed to be setback behind the primary dwelling, therefore allowing the principal dwelling to be the focus of the subject property. Does the variance maintain the general intent and purpose of the Zoning By-law? An Additional Dwelling Unit is a permitted use in the RU Zone, subject to a Holding Overlay on the property. The proposal would comply with all Zoning By-law requirements except for the total lot coverage of accessory buildings to exceed the lot coverage of the existing principal / primary building and its location relative to the principal dwelling. Section 5.24.1 of the Zoning By-law states that in no case shall the lot coverage of all accessory buildings and structures on a lot exceed the lot coverage of the existing primary building. This limits the overall development of accessory structures on properties to ensure that the primary dwelling remains the primary use on the property. Section 5.49.6.6 of the Zoning By-law limits the distance an ADU can be from the primary dwelling. The intention of this is to ensure that ADUs are developed in proximity to the primary dwelling and so they could share services such as water and sewage systems. Section 5.49.6.5 of the Zoning By-law states that the maximum gross floor area of an additional dwelling unit shall be less than or equal to the gross floor area of the principal dwelling. The proposed ADU would comply with maximum gross floor area of an ADU being less than or equal to the gross floor area of the principal dwelling based on the measurements outlined in the application submission. Section 7.3.2 of the Zoning By-law states that in the Rural Zone for Single Detached Residential Uses, the maximum permitted lot coverage is 20 percent. The lot coverage of all buildings and structures on the subject property is calculated to be approximately 5%, which is well below the maximum lot coverage required and would therefore conform to this requirement. Section 7.3.2 of the Zoning By-law also states that the applicable minimum setbacks from the property line to accessory structures include a 20m front yard setback, a 3m rear yard setback, and a 3m interior side yard setback. It is the opinion of Township Planning Staff that the proposed variances maintain the general intent and purpose of the Zoning By-law. The ADU is proposed to exceed the required minimum setbacks from the property line for accessory structures as required in the zoning bylaw, which would help maintain the privacy of neighbouring lots. Even though the lot coverage of all accessory buildings is proposed to exceed the lot coverage of the existing principal building, the lot coverage for the entire property is conformed to as well as the required ADU size requirements. The location and orientation of the primary dwelling on the property ensures that it is still the focus of the uses on the property. The proposed ADU location, being further away from the primary use than permitted, is still in proximity to the primary use and still shares access to the property with the same driveway area.

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

Page 207 of 210

Township of South Frontenac Staff Report PL-ZNA-2025-0058

Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The requested variances are desirable for the appropriate development of the land. The increased distance from the primary dwelling would provide the occupant with increased privacy. The size of the ADU proposed is also keeping with the provisions outlined the zoning bylaw and the maximum lot coverage for the zone. Is the variance minor? The requested variances are minor as they maintain the general intent and purpose of the Official Plan and Zoning By-law. The requested variances are also desirable for the appropriate development of the land. There are no anticipated negative impacts on surrounding properties. Notice/Consultation Notice of the Statutory Public Hearing was given pursuant to the requirements of the Planning Act, at least 10 days in advance of the Public Hearing. This included notice given: • • •

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

Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2025-0058 for minor variances from Zoning By-law No. 2003-75, as amended, for the property with Assessment Roll Number 102904001001776, 3727 Stage Coach Road to allow:

An additional dwelling unit to be located 65m from the primary dwelling; and
Lot coverage of all accessory buildings and structures (2.8%) on the property to exceed the lot coverage of the existing principal dwelling (2.1%) by 0.7%. Approval should be subject to the following conditions:
The location of the additional dwelling unit must be generally consistent with the plot plan (ON Point Drafting & Surveying., Dated April 29, 2025, Rev 1: April 29, 2025) which will be attached to the decision as a schedule. 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.

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To:

Committee of Adjustment

From:

Kate Kaestner, Planning Clerk

Report Date:

June 12, 2025

Subject:

Decisions on Delegated Consents, May to June 2025

Summary This report summarizes the Consent applications that have been approved by Brad Wright, Director of Development Services, between May 09, 2025 and June 12, 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-2025-0035 – Portland District Approved on May 13, 2025 The application is for the creation of one new rural residential lot from property at 4057 Boyce Road. The severed parcel will be 2 acres in area with 76 metres frontage on Boyce Road. The retained lands will be 92 acres in area with frontage on both Boyce Road and Petworth Road. It is developed with a house and outbuildings. b) PL-BDJ-2025-0039 – Storrington District Approved on May 22, 2025 The application is for the creation of one new rural residential lot from unaddressed lands on Latimer Road. The severed parcel will be 4 acres in area with 155 metres frontage on Latimer Road. The retained lands will be 49 acres in area with 120 metres frontage on Latimer Road, Both the severed and retained parcels would have building envelopes that meet the MDS I setback required from the barn and it’s manure storage to the south. 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.

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Township of South Frontenac Staff Report – Decisions on Delegated Consents

APPENDIX A

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

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