Body: Committee of Adjustment Type: Agenda Meeting: Committee Date: March 12, 2026 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, March 12, 2026 Council Chambers/Virtual Via Zoom .
Call to Order
a)
Resolution.
Roll Call
Adoption of Agenda
a)
Resolution.
Electronic Meeting Information
a)
The meeting will be live streamed at the following link: http://www.facebook.com/SouthFrontenacTwp/ Please visit the Virtual Committee of Adjustment Meetings page on the Township website for the link to register to be a participant in this meeting: https://www.southfrontenac.net/en/open-for-business/virtualcommittee-of-adjustment-meetings.aspx Instructions about participating via Computer, Laptop, Smartphone, Tablet and Telephone can be found at the above noted link as well.
b)
PowerPoint Presentation Staff has prepared a PowerPoint Presentation that will be displayed on the screen of the meeting, you can also follow along with the PDF version that is in the attachment of this agenda item.
Declaration of pecuniary interest
a)
There are none.
Approval of Minutes – February 12, 2026
a)
Resolution.
Consent Applications from a Previous Meetings: (not applicable)
New Consent Applications:
a)
PL-BDJ-2026-0006 (2436933 Ont. Inc.) - Storrington District
4 - 81
82 - 85
86 108
Property Address: 4797 Latimer Road Purpose & Effect of the Application: Consent for the creation of one new residential lot. The new lot would be 4.2 acres in area with 12 metres of frontage on Latimer Road. The severed parcel contains a dwelling, a barn and several outbuildings. The retained parcel would be approximately 88 acres with 20 metres of road frontage on Latimer Road, 10 metres on
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Round Lake Road and 130 metres on Greenfield Road. The retained parcel would be used for cultivating crops (farming) and contain an existing machine shed. 9.
Minor Variance / Permission Applications from a Previous Meetings: (not applicable)
New Minor Variance / Permission Applications:
a)
PL-ZNA-2025-0118 (LeBlanc) - Bedford District
109 136
Property Address: 294 Island Drive Lane Purpose & Effect of the Application: The property has a house that is setback 8.5 metres from Bobs Lake at its closest point. The owners propose to demolish the house and to construct a new one in its place. The new house would have a slightly larger footprint and height. The new one-storey house would be 1400 square feet and have a basement. There would be an 80 square foot covered deck on the south side of the building and a 310 square foot deck on the north side and a 175 square foot deck on the west side. b)
PL-ZNA-2026-0007 (Oxman) - Bedford District
137 181
Property Address: 12 Woodrush Lane Purpose & Effect of the Application: The owner proposes to build a approx. 117 sqm dwelling with an attached deck. The Zoning Bylaw requires that no building or structure shall be located within 30 metres horizontal of the highwater mark of a waterbody or permanent watercourse. A minor variance is being requested to allow the dwelling to be setback 6.3m from a watercourse on the property. c)
PL-ZNA-2026-0016 (Taylor) - Bedford District
182 205
Property Address: 7501 Deyos Road Purpose & Effect of the Application: To request permission under section 45(2) of the Planning Act to enlarge the existing dwelling within 30m of the highwater mark of Thirteen Island Lake. The applicant is proposing to increase the gross floor area of the existing 157 sqm dwelling by adding a 19.5 sqm addition to the rear of the dwelling. The addition is proposed to be used as a screened in porch. d)
PL-ZNA-2026-0017 (Burgess) (Davey) - Portland District
206 222
Property Address: 4990 Bradford Road West Purpose & Effect of the Application: The owner recently constructed a garage addition and is thinking about putting a roof over two shipping containers. The minor
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variance would allow the total lot coverage of all accessory buildings and structures (2.1%) to be greater than the lot coverage of the house (1.2%). 11.
Other Business
a)
Delegated Authority Consent Report
Adjournment
a)
Resolution.
223 227
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Committee of Adjustment Meeting Thursday, March 12, 2026 7:00 p.m. Council Chambers 4432 George Street, Sydenham, ON and Virtual on Zoom Page 4 of 227
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
Patrick Diotte Alan Revill Brett Moreland Mike Howe
Staff
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Christine Woods, Manager of Planning Colin Herrewynen, Planner Chris Lumsden, 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
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• Adjournment
Format for Each Hearing
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- Chair introduces application
- Planner or Applicant/Agent 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
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• 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
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• 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.
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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. • Except for 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 227
• Questions regarding the collection, use and disclosure of this personal information should be directed to the Township Clerk.
Declaration of Pecuniary Interests
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Approval of Minutes of Previous Meeting • Approval of Minutes from February 12, 2026, meeting
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New Consent Applications
Page 14 of 227
PL-BDJ-2026-0006 Consent to sever
Owners: 2436933 Ontario Inc. (Jody Campbell) Property: 4797 Latimer Road
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Location Inverary
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Proposal • Create one residential lot • 4.2 acres • 12m on Latimer Road • House, barn, sheds
• Retained parcel • • • • •
90 acres 20m on Latimer Road 10m on Round Lake Road 130m on Greenfield Road Storage shed
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• Same as revised application PL-BDJ-2022-0067
Retained Parcel Entrance off Latimer Road
Retained Entrance off Round Lake Road
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Severed Parcel Entrance off Latimer Road
Existing Buildings on Severed Parcel
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Official Plan Designation Settlement Area Future Secondary Planning Area Prime Agricultural Area Rural
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Zoning By-law
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Settlement Area Policies • Focus growth and development in these areas • Promote their vitality and regeneration • Promote efficient development and land use patterns
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Future Secondary Planning Area Policies • Need Township study to confirm areas can accommodate future growth on municipal water and sewage services • Require secondary planning to direct growth and guide change • May allow limited land division and development that will not compromise or predetermine the outcome of the secondary plan
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Consent Policies • Consents allowed in Settlement Area for
• Infilling built-up areas and rounding out the settlement area boundary • New lot creation in already developed areas • Lot enlargement, lot boundary adjustments • Assembling land for future development
• Subject application to be considered under “new lot creation in already developed area” policy • Severed parcel behind several residential lots • House is surplus to the owner’s current needs
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Consent Policies Continued • Need to consider long term development potential of the property • Retain safe, convenient access points to the public road system • Appropriate lot size for proposed use to avoid inefficient use of land • Locate lot to accommodate a future subdivision
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• It is a large property between three public roads, near community park and local businesses • Retained parcel would have access points on Latimer Road and Greenfield Road • The proposed lot configuration to keep the storage shed on the retained parcel is not practical and would lead to neighbour and land use conflicts • A different lot size and/or configuration would make a more efficient use of land
Department, Agency and Public Comments • Public Services – No objection, road widening required • Building Services – Review not required • Public Comment • Two individuals object to severing a residential lot from a farm. They have concerns about changes to the water table from another house, and about noise issues. Page 26 of 227
• From 2022 file: Ability for livestock to be reintroduced to barn, and potential land use compatibility issues
Recommendation • Denial
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Questions & Comments
- Applicant/Agent
- Members of the Public
- Committee Member questions
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PL-BDJ-2026-0006 Committee Deliberation and Vote
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New Minor Variance / Permission Applications
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PL-ZNA-2025-0118
Permission to Enlarge a Legal Non-Conforming Use
Applicant: John and Giselle LeBlanc Property: 294 Island Drive Lane
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Location
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Property Description • Island Drive Lane • Bobs Lake • RLSI zone • 0.59 acres • Existing buildings • House • Two sheds
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Proposal • Old house and decks
• One storey on posts • 1155 square feet building • 650 square feet decks
• New house with decks
• One storey with basement • 1400 square feet building • 565 square feet covered and uncovered decks
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• Maintain 8.5 metre setback from highwater mark
Proposed footprint Existing footprint
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Proposed building elevations
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Existing house as seen from driveway
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Existing house and shoreline
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South side of property looking towards lane
Department, Agency and Public Comments • Rideau Valley Conservation Authority – no objection • Public Comments – none received
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Discussion
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• The house is legal non-conforming because it was constructed before 2003 and is 8.5 metres from the highwater mark instead of 30 metres. • The new house would be 245 square feet larger • There would be 85 square feet less decking • No increase in lot coverage • Increase in building height due to basement on bedrock • No negative or intrusive impacts anticipated • Appropriate to grant permission
Recommendation • Approval
• Development to be consistent with submitted plans • Building and deck setbacks to be confirmed at building permit stage
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Questions & Comments
- Applicant/Agent
- Members of the Public
- Committee Member questions
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PL-ZNA-2025-0118 Committee Deliberation and Vote
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Application PL-ZNA-2026-0007 Application for Minor Variance
Owner: Lake Opinicon Village (Trent Oxman) Agent: Groundwork Engineering Property: 12 Woodrush Lane
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Property Description
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• Lake Opinicon • ~18.2 acres • Existing Structures • Sleeping Cabin • Septic System • Accessory Building • Rural and EP Designations & RU Zone
Proposal
• Build a new dwelling with deck • Over 33m from Lake Opinicon • 6.3m from watercourse along existing gravel driveway
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Department, Agency and Public Comments • Cataraqui Conservation – No Objections, advised of regulated area. • Public Comment – None Received
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Planning Analysis Minor Variance application 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
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Recommendation • Approval • Pending any comments received • Subject to conditions
• Proposal be consistent with submitted plans • Sleeping cabin to be relocated • Owner enter into a Development Agreement to:
• Implement appropriate erosion control measures • Direct roof runoff away from lake • Maintain natural vegetated buffer within 30m of the lake
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Questions & Comments
- Applicant/Agent
- Members of the Public
- Committee Member questions
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PL-ZNA-2026-0007 Committee Deliberation and Vote
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Application PL-ZNA-2026-0016 Permission to Enlarge Legal Non-Conforming Use
Owners: Robert & Kathryn Taylor Property: 7501 Deyos Road
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Property Description • 7501 Deyos Road • ~14 acres • Existing Buildings & Uses • Dwelling • Detached garage • Art studio in accessory building • Rural Designation & RW Zone
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Proposal
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• Expand existing dwelling that is within 30m of the high-water mark of Thirteen Island Lake • Existing dwelling is 21.9m front the lake • Height is 6.5m • Proposed 19 square metre addition for a screened in porch • Approx 5.5m in height Submitted Sketches
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Department, Agency and Public Comments • Quinte Conservation– Advised of no objection. • Public Comment – Phone call received in support of the application.
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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. • Existing dwelling approx. 21.9m from high water mark of lake • Increase floor area of dwelling by 10% • Expansion would not go closer to lake • Addition would follow established building line • Proposal is appropriate development • No negative impacts anticipated
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Recommendation • Approval • Pending any comments received • Subject to conditions
• Proposal be consistent with submitted plans • Owner enter into a Development Agreement to:
• Implement appropriate erosion control measures • Direct roof runoff away from lake • Maintain natural vegetated buffer within 30m of the lake
Page 60 of 227
Questions & Comments
- Applicant/Agent
- Members of the Public
- Committee Member questions
Page 61 of 227
PL-BDJ-2026-0016 Committee Deliberation and Vote
Page 62 of 227
PL-ZNA-2026-0017 Minor variance
Applicant: Dylan Burgess Property: 4990 Bradford Road West
Page 63 of 227
Location
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Property Description • RU zone • 0.59 acres • Existing buildings • • • •
House Detached garage Two sheds Three shipping containers
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Proposal
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• Recent 1250 square foot workshop addition to garage • Roof over two shipping containers • Total lot coverage of all accessory buildings and structures (2.1%) is greater than lot coverage of the house (1.2%)
Potential roof over shipping containers
New workshop
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Shipping container locations (source: Google Maps)
Page 68 of 227
Garage addition and shipping containers viewed from driveway
Addition on the back of the garage Page 69 of 227
Department, Agency and Public Comments • Public Comments – none received
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Discussion Variance meets four tests of a minor variance
- Maintains the general intent and purpose of the Township of South Frontenac Official Plan
- Maintains the general intent and purpose of Zoning By-law No. 2003-75
- Is desirable for the appropriate development of the lands in question
- Is minor Page 71 of 227
Recommendation • Approval
• Development to be consistent with submitted plans
Page 72 of 227
Questions & Comments
- Applicant/Agent
- Members of the Public
- Committee Member questions
Page 73 of 227
PL-ZNA-2026-0017 Committee Deliberation and Vote
Page 74 of 227
Delegated Consent Authority Report PL-BDJ-2025-0125 • Granted February 09, 2026 • Unaddressed land on Alton Road West • Portland District • 7.5 acre lot addition to 3972 Alton Road West • Benefitting parcel
• Increase to 9.75 acres • 195m frontage
• Retained lot Page 75 of 227
• 51.4 acres in area • 94m frontage
Delegated Consent Authority Report PL-BDJ-2025-0124 • Granted February 10, 2026 • 6187 First Lake Road • Portland District • 1 acre lot addition to 6153 First Lake Road • Benefitting parcel
• Increase to 3.6 acres • No change to frontage on Depot Creek & First Lake Road
• Retained lot Page 76 of 227
• 62 acres in area • No change to frontage on Depot Creek & First Lake Road
Delegated Consent Authority Report PL-BDJ-2025-0129 • Granted February 10, 2026 • 1022 Nature Lane • Loughborough District • 3.5 acre lot addition to 1047 Island View Lane • Benefitting parcel
• Increase to 6.7 acres
• Retained lot
• 14.4 acres in area • No change to frontage on Nature Lane
Page 77 of 227
Delegated Consent Authority Report PL-BDJ-2025-0132 • Granted February 10, 2026 • 4382 Latimer Road • Storrington District • New lot creation to separate farm fields from house and accessory buildings • Severed parcel
• 82 acres • 122m frontage
• Retained lot Page 78 of 227
• 14.4 acres in area • 266m frontage
Delegated Consent Authority Report PL-BDJ-2025-0136 • Granted February 27, 2026 • 3513 Holleford Road • Portland District • Creation of one new lot • Severed parcel
• 2 acres • 76m frontage
• Retained lot
• 168 acres in area • Frontage on Holleford Road & Redmond Road
Page 79 of 227
Delegated Consent Authority Report PL-BDJ-2024-0134 • Granted March 5, 2026 • 688 Dewitt Lane • Beford District • Creation of one new lot to provide mainland parking and docking access for properties on Ashuelot Island and Timmerman Island • Severed parcel • 1 acre • 60m frontage on Dewitt Lane • 120m frontage on Bobs Lake
• Retained parcel Page 80 of 227
• 7.6 acres • 240m frontage on Dewitt Lane • 220m frontage on Bobs Lake
Adjournment
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Minutes of Committee Of Adjustment February, 12, 2026
Township of South Frontenac Committee of Adjustment Meeting Minutes Meeting # 2026-01 Time: 7:00 PM Location: Council Chambers/Virtual Via Zoom Present: Norm Roberts, Ray Leonard, Steve Pegrum, Scott Trueman, Alan Revill, Brett Moreland, Patrick Diotte (via Zoom), Mike Howe Absent: Staff: Christine Woods, Manager of Planning, Colin Herrewynen, Planner, Kate Kaestner, Planning Clerk & Secretary-Treasurer 1.
Call to Order Resolution No. 2026-01-01 Moved by: Ray Leonard Seconded by: Norm Roberts THAT the February 12, 2026 meeting of the Committee of Adjustment for the Township of South Frontenac is hereby called to order at 7:00 PM.
Adoption of Agenda Resolution No. 2026-01-02 Moved by: Norm Roberts Seconded by: Ray Leonard THAT the Committee hereby adopts the Agenda of the February 12, 2026 Committee of Adjustment meeting.
Carried
Committee of Adjustment Appointments Appointment of Committee of Adjustment Chair Resolution No. 2026-01-03 Moved by: Norm Roberts Seconded by: Ray Leonard THAT the Committee of Adjustment hereby appoints Steve Pegrum to the position of Chairperson for the 2026 calendar year.
Carried
Appointment of Committee of Adjustment Vice-Chair Resolution No. 2026-01-04 Moved by: Norm Roberts Seconded by: Ray Leonard THAT the Committee of Adjustment hereby appoints Alan Revill to the position of Vice-Chairperson for the 2026 calendar year. Carried
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Minutes of Committee Of Adjustment February, 12, 2026 3.
Electronic Meeting Information
a)
The meeting was live streamed at the following link: http://www.facebook.com/SouthFrontenacTwp/
b)
Staff prepared a PowerPoint Presentation that was displayed on the screen of the meeting.
Declaration of pecuniary interest None declared.
Approval of Minutes – December 11, 2025 Resolution No. 2026-01-05 Moved by: Norm Roberts Seconded by: Ray Leonard THAT the Committee hereby approves the minutes of the December 11, 2025 Committee of Adjustment Meeting. Carried
Planning Department Update(s) New Official Plan & Staffing Update Christine Woods, Manager of Planning, advised the Committee of staffing changes within the planning department and provided a high-level overview of the new Official Plan.
Consent Applications from a Previous Meetings: (not applicable)
New Consent Applications: PL-BDJ-2026-0001 (Green) (Kennedy) - Loughborough District Property Address: 1206 Leland Road Purpose & Effect of the Application: The proposal is to sever one new lot from the property to build a new house. The severed lot will be approximately 2.6 acres in area with approximately 72 m of frontage along Leland Road. The retained parcel would be approximately 172 acres in area with approximately 483 m of frontage on Leland Road. Colin Herrewynen, Planner, delivered his report to the Committee for associated applications PL-BDJ-2026-0001 & PL-ZNA-2026-0002 [Agenda Item 11. a)], with a staff recommendation that both applications be approved, subject to the conditions outlined in his staff report. Steve Pegrum, Chairperson of the Committee, inquired as to whether the applicant or their agent wished to address the Committee. The applicant declined the opportunity to speak. Mr. Pegrum then inquired (3 times) as to whether there were any questions or comments from members of the public regarding this proposal. None heard. Committee members were provided an opportunity to ask questions about the application. None heard.
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Minutes of Committee Of Adjustment February, 12, 2026 Kate Kaestner, Planning Clerk & Secretary-Treasurer of the Committee read the resolution for approval of application PL-BDJ-2026-0001, subject to conditions. There were no comments from Committee members regarding the motion. Resolution No. 2026-01-06 Moved by: Scott Trueman Seconded by: Mike Howe THAT the Committee of Adjustment hereby approves consent application PLBDJ-2026-0001, for property addressed as 1206 Leland Road, legally described as Part Lot 21, Concession 9 Loughborough, being Part 1 on Plan 13R23336, for the creation of one new rural residential lot, being 2.6 acres in area and having 72 metres frontage along Leland Road, subject to conditions. Carried 8. Minor Variance / Permission Applications from a Previous Meetings: (not applicable) 9.
New Minor Variance / Permission Applications: PL-ZNA-2026-0002 (Green) (Kennedy) - Loughborough District Property Address:1206 Leland Road Purpose & Effect of the Application: A Minor variance is being requested to allow the severed lot of associated consent application PL-BDJ-2026-0001 to have 72 metres frontage on Leland Road, where the Zoning-By-Law requires 76 metres road frontage. **See Agenda Item 9. a) for minutes text Kate Kaestner read the resolution for approval of application PL-ZNA-20260002. There were no comments from Committee members arising from the motion. Resolution No. 2026-01-07 Moved by: Mike Howe Seconded by: Alan Revill THAT the Committee of Adjustment hereby approves minor variance application PL-ZNA-2026-0002, for property addressed as 1206 Leland Road, legally described as Part Lot 21, Concession 9 Loughborough, being Part 1 on Plan 13R23336, permitting the severed lands of associated consent application PLBDJ-2026-0001 to have a minimum of 72 metres frontage on Leland Road. Carried PL-ZNA-2025-0128 (Groenewegen) (Leroux) - Portland District Property Address: 2113 Bracken Road Purpose & Effect of the Application: The property has an existing barn that is approximately 11.5m from the front lot line, whereas the Zoning By-law requires a 20m setback. The owners propose a 396 square foot addition to the existing barn. Permission is being requested to allow the addition to be setback approximately 7.3 m from the front lot line.
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Minutes of Committee Of Adjustment February, 12, 2026 Colin Herrewynen, Planner, delivered his report to the Committee with a staff recommendation that the application be approved. Mr. Pegrum inquired as to whether the applicant or their agent wished to address the Committee. The applicant was present at the meeting, but declined the opportunity to speak. Mr. Pegrum then inquired (3 times) as to whether there were any questions or comments from members of the public regarding this proposal. None heard. Committee members were provided an opportunity to ask questions about the proposal. None heard. Kate Kaestner, Planning Clerk & Secretary-Treasurer of the Committee read the resolution for approval of application PL-ZNA-2025-0128. There were no comments from Committee members regarding the motion. Resolution No. 2026-01-08 Moved by: Alan Revill Seconded by: Mike Howe THAT the Committee of Adjustment hereby approves application PL-ZNA-20250128, for property municipally addressed as 2113 Bracken Road, granting permission to enlarge the existing legal non-conforming barn by way of a 396 square foot addition which will establish a 7.3 metre front yard. Carried 10.
Other Business Delegated Authority Consent Report Kate Kaestner, Planning Clerk, delivered her report to the Committee. There were no questions arising from the report.
Adjournment Resolution No. 2026-01-09 Moved by: Norm Roberts Seconded by: Ray Leonard THAT the February 12, 2026 meeting of the Committee of Adjustment for the Township of South Frontenac is hereby adjourned at 7:31 PM to reconvene on Thursday, March 12, 2026 at 7:00 PM, or at the call of the Chair. Carried
Steve Pegrum, Chairperson
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TOWNSHIP OF SOUTH FRONTENAC CONSENT APPLICATION For Office Use Only File Number: –PL-BDJ-2026-0006 Date Received: -22-Jan-2026———-
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Phone number of Owner(s): Email Address of Owner(s): 2. If the applicant is NOT the owner of the subject land, the written authorization of the owner that the applicant is authorized to make the application, be provided below. Name of Authorized Applicant/Agent:
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Email Address of Authorized Applicant/Agent: Agent as named above is hereby authorized to act on behalf of the owners for purposes of p ease fill out the last page). Signature(s) of Owner(s) Communications are to be sent to: 3.
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Permission to Enter Subject Lands: Permission is hereby granted to the relevant staff, committee members, and necessary commenting agencies to enter the premises (subject lands) subject to this development application for the purposes of making inspections associated with this application. (Signature of the property owner)
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From: To: Subject: Date:
Planning Services – South Frontenac PLBDJ20260006 March 10, 2026 4:58:38 PM
To whom this may concern: After talking to Christine Woods, we would like to formally object to the consent of severance on 4797 Latimer Road. First of all it is currently designated as agricultural, and we do not understand why it should be entertained to sever for a residential lot. Besides that it does not have the required frontage on Latimer road. We have concerns about the water table, after allowing a new home to be build in our area, and noise issues. The field is occasionally being used by some locals as a race track with their very noisy hyped up dirt bikes. If a home is going to be build, more noise will come. This might seem petty to some people but one of the main reasons why we moved to this specific location is because of my husbands medical condition (PTSD) and of the exact location of the farm which is right behind us and the likelihood of it ever being developed for anything other than agricultural use. Thank you for considering our thoughts. Please inform us of the outcome. Kind regards Richard and Jolanda Noble 3804 Round Lake road Inverary
Page 103 of 227
To:
Committee of Adjustment
From:
Development Services Department
Report Date:
March 12, 2026
Subject:
Consent Application PL-BDJ-2026-0006, 2436933 Ontario Inc., 4797 Latimer Road, Storrington District
Summary This application is for the creation of a residential lot. This report recommends denial of the application as it does not conform to the Township of South Frontenac Official Plan. Specifically, the consent does not serve the greater long term public interest. Background The subject property is in Inverary. Inverary is a Settlement Area along Perth Road in the southeast corner of the Township. The property has frontage on Latimer Road, Round Lake Road, and Greenfield Road. It consists mostly of farmland. There is a treed area on the north end of the property along Greenfield Road. The south end of the property, approximately 100 metres north of Latimer Road, contains a single detached dwelling, a barn and two storage sheds. Consent application PL-BDJ-2026-0006 is for the same proposal that the Committee of Adjustment approved through application PL-BDJ-2022-0067 in February 2024. The 2022 application lapsed before the owner fulfilled the conditions of approval. The purpose of the application is to separate the house and barn from the farm fields, and to keep one of the storage sheds for agricultural equipment storage. The proposed lot lines follow field fence rows, except between the barn and the shed on the retained parcel. The severed parcel would be approximately 4.2 acres in size with 12 metres of frontage on Latimer Road. The parcel would only have 12 metres of frontage because it is a remnant section of frontage from historical severances. The severed parcel contains the dwelling, the barn and one of the sheds. The retained parcel would be approximately 88 acres with 20 metres of road frontage on Latimer Road, 10 metres on Round Lake Road and 130 metres on Greenfield Road. It would contain one of the sheds. The owner would use the retained parcel for cultivating crops (farming). Department Comments Public Services had no objection to the approval of the application. They noted in 2022 that the owner obtained a permit and constructed a field entrance off Latimer Road on the far www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 104 of 227
Township of South Frontenac Staff Report PL-BDJ-2026-0006
west side of the property. This means that the retained parcel would have field entrances off Latimer Road, Round Lake Road, and Greenfield Road. There are no drainage concerns related to the creation of the lot. If the application is approved, the Ontario Land Surveyor who prepares a reference plan would need to determine by survey the width of Latimer Road to be 20 metres. Otherwise, a road widening will be required. Building Services did not review the application as the severed parcel contains an existing house and sewage system. If the application is approved, the owner will need to confirm that the sewage system is entirely on the severed parcel. Public Comments The Township did not receive comments on the subject application at the time staff wrote this report. Prior to the July 2022 public meeting, one member of the public raised concerns about the ability for livestock to be reintroduced to the barn on the severed parcel, and the resulting potential impact on the groundwater which all the residential properties use for their potable water supply. Staff discuss this matter in the Planning Analysis. They also raised concerns that the Township could address through the Safe Properties By-law or the Properties Standards By-law. This by-law requires every property in the municipality to be kept in a neat, tidy, and safe condition consistent with surrounding properties, and free from various conditions and materials including tires. Planning Analysis Planning staff assessed the consent application against the applicable policies of the Provincial Policy Statement 2024 (PPS), the County of Frontenac Official Plan (2016, consolidated to 2024), and the Township of South Frontenac Official Plan (2025), as well as the provisions of Zoning By-law No. 2003-75, as amended. The subject lands are designated “Settlement Area” in the Township Official Plan. The PPS promotes efficient development and land use patterns, and states that rural settlement areas shall be the focus of growth and development and their vitality and regeneration shall be promoted (sections 2.3 and 2.5). The County Official Plan supports the PPS policies, encouraging the Township to promote mixed use development in settlement areas, including residential, commercial, institutional, parks and employment areas (section 3.2). The Township Official Plan also intends that most new growth will be directed to existing settlement areas where it can be supported by appropriate servicing (sections 2.1 and 4.3). The PPS also states that planning authorities must consider rural characteristics, the scale of development and the provision of appropriate service levels when directing development in rural settlement areas. The County and Township Official Plans also encourage efficient development patterns and road connections to optimize public services and to make the most efficient use of land and resources. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 105 of 227
Township of South Frontenac Staff Report PL-BDJ-2026-0006
The consent process may be used to create new lots where a plan of subdivision is not considered necessary for proper development. Section 9 of the Township Official Plan sets the framework on which land division practices will be based. Section 9.1(a) requires new lot creation to be consistent with the policies of the Provincial Planning Statement, to conform to the County Official Plan, and to conform to the Township Official Plan. Section 9.3.3(a) states that in the Settlement Area designation, consents may be granted for: i. Infilling built-up areas, and rounding out the boundary of the settlement area; ii. Creation of new lots in already developed areas; iii. Lot enlargement, lot boundary adjustments, and title correction purposes; and, iv. Assembling land for future development. The subject application would be considered under (ii), creation of new lots in already developed areas. The severed parcel would be located behind four residential lots on Latimer Road. There are also several residential lots to the east on Round Lake Road. Section 9.3.1(b) states that prior to approving any application for consent which would result in the creation of a new lot, the long-term development potential of the overall land holding will be considered in order to ensure that additional future development potential of the land is not compromised. If the property has potential as a future subdivision site: i. the safest, most convenient access point(s) to the public road system should be retained for possible future use for internal subdivision roads; ii. the size of a lot created by consent should be appropriate for the proposed use in order to avoid the inefficient use of land; and iii. the lot created by consent should be located in such a way that the future design of a plan of subdivision can be accommodated. The subject property is in the Inverary Settlement Area. It is also in a large area identified in the Official Plan as a Future Secondary Planning Area. The Future Secondary Planning Area identifies an area where the Township needs to undertake further study to confirm that the area can accommodate anticipated future growth on municipal water and sewage services, and where more detailed planning is required to direct growth and guide change. The subject property and the parcels to the east and west have long-term development potential due to their large sizes, and their location between three public roads. They are also near a community park and several local businesses. Regarding 9.3.1(b)(i), the Township required the existing 20 metre frontage of the subject property on Latimer Road through previous consents so that the frontage would have the necessary width for a road allowance for a future subdivision. This frontage, as well as the Greenfield Road frontage, would remain with the retained parcel. Regarding 9.3.1(b)(ii) and (iii), the severed parcel would be approximately 4.2 acres in size to contain the existing driveway, house, and barn, as well as land that the owner does not actively cultivate. The severed parcel would have 12 metres of frontage instead of 76 metres. This would need to be addressed through a zoning by-law amendment. The www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 106 of 227
Township of South Frontenac Staff Report PL-BDJ-2026-0006
severed parcel would not extend to the eastern property line, but rather leave a 50 metre wide strip of land with 10 metres frontage on Round Lake Road with the retained parcel. Staff acknowledge the owner’s desire to divest of a house that is surplus to their current needs. In considering the efficient use of land, accommodating a future subdivision design, and land use compatibility (discussed later), it is the opinion of staff that it would be more appropriate for (1) the barn to be demolished so that the severed parcel could be smaller, leaving more land for a future subdivision, or (2) for the severed parcel to extend to the eastern property line, making a larger parcel with two frontages that may have potential for redevelopment through intensification as envisioned by section 4.3.3 of the Official Plan. Intensification refers to development of a site at a higher density than currently exists (e.g. more than just a single detached dwelling). Such changes would also align with section 10.2(b) of the Official Plan, which allows the Township to limit land division in a Future Secondary Planning Area to not compromise or predetermine the outcome of a secondary plan. Section 4.3.7 of the Official Plan recognizes existing active farms in Settlement Areas. It allows existing agricultural uses to continue until such time as those lands are required to accommodate residential and non-residential growth and development. The subject property is zoned Urban Residential – First Density (UR1) in the Zoning By-law. The UR1 zone applies to large properties in Settlement Areas to restrict their use to support future orderly, large scale residential development. The UR1 zone allows a single detached dwelling, a group home, a public park, and existing agricultural uses. The subject property was originally a farm and the layout of the existing buildings and structures in a concentrated area reflects the functionality and operation of the farm. It is not always possible or practicable for a lot that contains existing structures such as this to be divided in a manner that splits off existing buildings between the severed and retained parcels. It is the opinion of staff that the proposed lot configuration to keep the storage shed on the retained parcel is not practical and would lead to neighbour and land use conflicts. The existing dairy barn on the property has been unused for several years. A previous owner removed the components that make the barn usable for a dairy operation (e.g. stanchions, gutter cleaner, water lines). However, it is the opinion of staff that the barn, with minor alterations, would be capable of housing a variety of other livestock types. The barn would be on the severed parcel. Allowing the barn to remain on the severed parcel would not be consistent with the PPS, County Official Plan and Township Official Plan direction that lands within Settlement Areas are to be the focus of growth and development. In particular, the severed parcel would not be large enough for the required nutrient management (e.g. manure spreading). The barn, if used to house livestock, could result in compatibility issues with neighbouring existing and future residential properties (e.g. noise, dust, smell, water impacts). If the application is approved and the barn remains, the UR1 zone on the severed parcel would need to be amended to explicitly prohibit agricultural uses and more specifically farms for the grazing, breeding, raising, boarding of livestock. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 107 of 227
Township of South Frontenac Staff Report PL-BDJ-2026-0006
Conclusion It is the opinion of staff that the application is premature and does not support the orderly development of safe and healthy communities (per PPS, Township Official Plan, and Section 51(24) (a), (b), (d) and (f) of the Planning Act). Through a plan of subdivision for the entire subject property, or through a different lot layout, the 4.2 acres of the severed parcel may facilitate a more efficient subdivision layout, and could potentially yield more than one lot, or a different type of housing development, if water and sanitary servicing was found to be adequate. Notice/Consultation The Township provided notice of the public meeting pursuant to the requirements of the Planning Act, at least 14 days before the meeting. 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
Notice was also provided on the Township’s website. Recommendation Staff recommend the Committee of Adjustment deny application PL-BDJ-2026-0006. Submitted by: Christine Woods, RPP, MCIP, Manager of Planning
www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 108 of 227
Page 109 of 227
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of Personal Information
Personal information requested herein is required under the Planning Act, 1990 as amended. This information will be used by the Committee of Adjustment/Land Division Committee for the purpose of reviewing the above referenced application, and may be made available to those boards, Commissions, Authorities, Agencies and Persons having an interest in this matter. Any questions regarding the collection of this information should be directed to the Secretary Treasurer of the Committee of Adjustment (PO. Box 100, Sydenham, Ont, KOH 2T0, Phone 376-3027 ext.2224).
- Collection
Each applicant shall provide a sketch showing the dimensions of the subject land and of all abutting lands as outlined in Question 29 of the application. The sketch should be accurately dimensioned and scaled in either Imperial or Metric measures. This sketch, in conjunction with the Application Form, is the basis for the analysis of the Minor Variance Application by the Committee of Adjustment. It is strongly recommended that the applicant spend the necessary time to carefully and thoroughly assemble the data and transfer the data to the sketch. It is Any important that the sketch be drawn with accurate dimensions and measurements. application which does not include the above required information may not be accepted. In this regard, the applicant may wish to secure the assistance of a person who specializes in the drafting of such sketches. A guide to answering the application questions is attached.
- PLEASE READ THIS ITEM CAREFULLY
Please Note: These fees are for consultation on this application only; these agencies may require additional permit applications and fees prior to any construction.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 111 of 227
Page 112 of 227
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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
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20.The date the existing buildings and structures were constructed on the subject lands:
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Zl’Yes
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Do your plans include the RAISING of an existing structure?
19.The date the subject land was acquired by the current owner:
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
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Indicate whether sewage disposal is provided to the subject land by a publicly owned and operated sewage system, a privately owned and operated individual or communal septic system, a privy, or other means:
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- Indicate whether water is provided to the subject land by a publicly owned and operated piped water system, a privately owned and operated individual or communal well, a lake, or other water body, or other means:
Page 115 of 227
Page 116 of 227
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The location of all abutting (neighbours’) lands.
The approximate location of all natural and artificial features on the subject land and on the land that is adjacent to the subject land. Examples include buildings, railways, roads, watercourses, drainage ditches, river or stream banks, barns, wetlands, wooded areas, wells and septic tanks. Show distance of these features from the applicant’s property lines.
v)
The location of a reference point……i.e. distance between the subject land and the nearest township lot line or landmark such as a bridge or railway crossing.
iii)
iv)
The boundaries and dimensions of the subject land including the location of any existing and proposed buildings.
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THE SKETCH MUST HAVE A NORTH ARROW AT THE TOP OF THE PAGE.
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A SKETCH must be submitted showing the following:
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If the answer to item 27 is yes, please give the file number of the application and the status of the application.
“’Yes
No
If known, please indicate whether the subject land has ever been the subject of an application under Section 43 of the Planning Act (Minor Variance).
/”
If the answer to question 25 is yes, please give the file number of the application and the status of the application.
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Yes
- Please indicate whether the subject land is subject of an application under the Planning Act for approval ofa Plan of Subdivision or Consent.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 117 of 227
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The Owner/Applicant/Agent further to agrees provide the municipality, upon and request i to application has been appealed the Ontario Land with a Tribunal, deposit (over and application from which the fee), to municipality may, from time time charge fees any and expen the municipality order process the ation. to app such in If appeal expenses exceed ses Owner/Applicant shall pay the difference forthWI being billed the h upon by municipality, with of 1.25% month per (15% on accounts more per annum) overdue than 30 days,
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The Owner/ApplicantlAgent to agrees incurred the by municipality to process proceedings before the Ontario Municipal to defend Council‘s decision the support
Without lim 9 planners, engineers, absolute discretion the application.
payable
TO
AGREEMENT
INDEMNIFY
APPLICATION c. P.13
1990,
FRONTENAC Act, R.S.O.
that the information recorded agrees that representatives enter onto may the subject proposed development
cheque
SOUTH Planning
Owner/Applicant/Agent agrees The Owner/Applicant/Agent appropriate Conservation Authority, appropriateness of the site for the
accurate,
The
to Attached the application
TOWNSHIP
Page 118 of 227
the Minor Variance Form
—
Reason why you can’t comply: In other words, why can you not meet the required setbacks. It could be, for example, because you are seeking a variance to add on to an existing structure
—
Nature and Extent of Relief: This question is asking what you are asking to do that requires the variance for example, it could be that you are asking to be 25 m rather than 30 m from the high water mark, or that you are asking to increase the height of a structure within 30 m of the high water mark, or that you are seeking a variance to construct an accessory building closer to the front lot line than the principal building.
Current zoning: You may not be aware of the zoning on your property and this can be determined when you come in for pre—consultation with planning staff.
Frontage, depth, area, acres: All parts of this question must be completed.
Description of the Subject Land: a. District: The Districts are the same as the former Townships. If you are not sure, check the roll number (the long number beginning with 1029) on your tax bill. lfthe numbers are 010, 020 or 030, your district is Bedford; if the numbers are 040—050, your district is Loughborough; if the numbers are 060 or 070, your district is Storrington; and if the numbers are 080, your district is Portland. b. Concession and Lot Numbers: if you are not sure, check your tax bill c. Street Number: Your civic address if a civic number has not been assigned, leave this space blank. (I. Name of Road/Street: This question applies whether or not you are on a private lane or a public road. e. Reference Plan No: If your property has been surveyed, it will have a plan number, and one or more parts on that plan. If your property has not been surveyed, leave this space blank. f. Roll No: This is the number beginning with ‘1029’ which appears on your tax bill. Please take time to look it up before submitting the application.
authorization.
You may wish to appoint someone to act on your behalf during the variance process. If so, that person’s name, address and phone number should appear here All owner’s must sign the
The names of all owners must appear in this section, even if they live in separate residences, and the address(es) should be the full mailing address, complete with postal code.
A Guide to Completing
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 119 of 227
19)Date land acquired: When did you take possession of the property?
—
18)Uses of Development: Please answer each part of this question. An increase in living space would include anything with walls e.g. a screened porch would involve an increase in living space.
17)Raising of Structure: In other words, are you proposing to raise the building in orderto construct a basement under it.
Demolition: All demolition requires a permit from the building department. In some instances, a proposed addition or increase in height cannot be accomplished without the removal of existing walls. If this is not made clear to the Committee at the beginning of the process, you may find that, although you are granted permission to add on to your residence, you can’t actually do it because you have not made it clear that there is demolition involved.
Description of new construction: ALL proposed new development must be described hereflf you are proposing to construct an addition to a dwelling, and to add a deck, please show this information in separate columns.
—
Proposed structures: If you are planning to build ANYTHING on the property, the answer to this question is “yes” This includes additions, decks, garages, septic systems.
Proposed Uses: Generally, the answer to this question will be the same as the answer to #10, but if, for example, the land is currently vacant, and you are planning to construct a dwelling, then the use to be described in section 10 would be “vacant recreational land”, and the use described in section 13 would be “residential”
Description of buildings and structures: You must complete all sections of this question for each structure on your property. If there is a deck on your dwelling, please describe it separately from the residence.
Buildings: If there are ANY buildings or structures on the property now, the answer to this question is “yes”.
Existing Uses: e.g. residential, retail business, vacant recreational land
Parking and Docking: This question is only relevant is you can only access your property by water.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 120 of 227
—
Agreement to indemnify: Must be signed in front of a commissioner of oaths you may have this done before submitting the application, or sign the application in front of staff who can sign as commissioners. All owners must sign the application, or it can be signed by an agent if one has been appointed.
SKETCH: We cannot stress enough the importance of a detailed, accurate, and complete sketch. You do not necessarily need to contract with a professional to draw the sketch, but sketches that are not drawn to scale, do not show dimensions and distances, or are not drawn neatly (PLEASE USE A RULER), will not be accepted.
if yes: if there has been a previous variance granted on the property, please indicate the application number if known, and what the details of the variance were.
Minor variance: Has there ever been a minor variance granted on the property? if you are long— time owner of the property, you will probably be aware of any other special permission granted for a variance to the zoning by—law.if you are a new owner, the seller will probably have made you aware of this.
if yes: if there is a current application for severance or subdivision on the property, please indicate the file number. (Staff can help provide this information)
Application for consent: Is there currently an application for consent (severance) being proposed for the property?
Drainage: Are there specific ditches that have been constructed to deal with drainage; is there natural drainage, etc.?
Septic: in most cases the answer will be private sewage system, but there may be some privies.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 121 of 227
Page 122 of 227
$1
Inset Map
&2\-. SOUTH FRONTENAC PL-ZNA-2025-0118
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Page 123 of 227
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While the County makes every effort to insure that the information presented is accurate for the intended uses of this map, there is an inherent error in all mapping products, and accuracy of the mapping cannot be guaranteed for all possible uses. This map displays basic topographic features only.
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March 3, 2026 26-SFR-MVA-0006 Committee of Adjustment Township of South Frontenac 4432 George St. Box 100 Sydenham ON K0H 2T0
Attention:
Christine Woods, Manager of Planning
Subject:
Application for Minor Variance PL-ZNA-2025-0118 John & Giselle LeBlanc 294 Island Drive Lane, South Frontenac ARN 1029 0300 2076 2000 0000
Dear Ms. Woods, 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 Planning 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 construct a new residential dwelling and attached decks within the 30 m highwater mark of Bob’s Lake. The proposed dwelling would be setback from the shoreline approximately 8.5 m, replacing an existing dwelling with a similar shoreline setback.
Page 130 of 227
The Property The subject lands are described as Part Lot 32 Concession 6 Bedford, municipally known as 294 Island Drive Lane in the Township of South Frontenac. The lands are approximately 0.23 ha (0.59 ac) in area, with approximately 100 m (250 ft) of water frontage along Bob’s Lake, a regulated waterbody with a Regulated Flood Level of 163.07 masl. The lands generally slope down towards the shoreline and are presently developed with an existing dwelling, 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, organic soils or marine clays present on the subject lands. Provincial Planning Statement Regarding Section 5.2 Natural Hazards within the PPS, our office has no major concerns with the requested minor variance as there are no mapped natural hazards identified on the subject lands. Ontario Regulation 41/24 As development activity and/or site alteration is proposed within RVCA’s regulated area (within 15 metres of a watercourse/waterbody), a permit from our office will be required prior to construction in accordance with Ontario Regulation 41/24: Prohibited Activities, Exemptions and Permits. As part of the permit application, the owner will need to submit to RVCA a completed application form and drawings confirming the elevations of the proposed dwelling in relation to the Regulated Flood Level of 163.07 masl. 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 131 of 227
Page 2 of 3
Conclusion RVCA has no objections to the proposed minor variance application, subject to the owner obtaining a permit from our office under Ontario Regulation 41/24. RVCA also provides 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 -John & Giselle LeBlanc, owner cc -Colin Herrewynen, Planner Township of South Frontenac
Page 132 of 227
Page 3 of 3
To:
Committee of Adjustment
From:
Development Services Department
Date of Meeting:
March 12, 2026
Subject:
Application for Permission to Enlarge Legal Non-Conforming Use PL-ZNA-2025-0118, LeBlanc, 294 Island Drive Lane, Bedford District
Summary This report recommends that the Committee of Adjustment grant permission to enlarge a legal non-conforming house under section 45(2) of the Planning Act, subject to conditions. Background The Township Official Plan (2003) designates the subject property as Rural. Zoning By-law No. 2003-75, as amended, zones the property as Limited Service Residential – Island (RLSI). The property is located on the north side of Island View Lane. It has waterfrontage on Bobs Lake. The property is approximately 0.59 acres in size. There is a house with attached decks and two small sheds on the property. The house was constructed in the 1970s. The house is located on a point of land, so its distance to the highwater mark varies. It is 8.5 metres from the highwater mark at its closest point. The house is one storey on a post foundation. It is 5.4 metres tall. It has an approximately 1155 square foot floor area. There is approximately 650 square feet of attached decking. This is equivalent to 7.6% lot coverage. The sewage system is constructed into the hill behind the house, approximately 15 metres from the highwater mark. Section 5.10.2 of the Zoning By-law states that existing buildings with less than the minimum 30 metre setback from the highwater mark of a waterbody may be repaired, renovated or strengthened to a safe condition provided there is no enlargement of the gross floor area or increase in height. Section 5.11 has similar language for replacement buildings. These provisions prohibit the enlargement of the existing house on the subject property, without permission from the Committee of Adjustment. Proposal The owners seek permission under section 45(2) of the Planning Act to enlarge the legal non-conforming house. The owners propose to demolish the house and to construct a new one in its place. The new house would have a slightly larger footprint and height. The new one-storey house is anticipated to be 10 metres tall. It would be 1400 square feet and have www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 133 of 227
Township of South Frontenac Staff Report PL-ZNA-2025-0118
a basement. There would be an 80 square foot covered deck on the south side of the house, a 310 square foot deck on the north side, and a 175 square foot deck on the west side. Related Applications The lands are not subject to any other applications under the Planning Act. Department and Agency Comments Rideau Valley Conservation Authority said that they have no objection to the application. They noted that a permit will be required under Ontario Regulation 41/24. They recommended that 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. They also recommended the owner consider other low impact development (LID) techniques to address runoff from hardened surfaces. Public Comments The Township did not receive any public comments at the time staff prepared this report. Planning Analysis Through its powers under section 45(2) of the Planning Act, the Committee of Adjustment may grant permission to enlarge the house. The 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. Section 5.2.7(ii)(3) of the Township Official Plan (2003) says that the Township must evaluate proposals for an addition to an existing house that is less than 30 metres from the highwater mark of a lake on the merits of the proposal and the following considerations: a) the ultimate total gross floor area, building footprint and lot coverage, b) the closeness of the existing dwelling to the high watermark, and c) the capacity of the lot to accommodate new development at a greater setback from the high watermark. This policy also says that “in no case shall an already encroaching structure be permitted to encroach further on the setback from the highwater mark.” The new house would be 1400 square feet in area, which is larger than the 1155 square foot area of the old house. The increased building footprint accounts for squaring off the footprint and converting decking to building, and a slight expansion to the south and west. The building height will increase because of a steeper pitched roof and a partially raised basement on bedrock. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 134 of 227
Township of South Frontenac Staff Report PL-ZNA-2025-0118
The new covered and uncovered decks would have a total area of 565 square feet, which is less than the existing 650 square feet of attached decking. There would be a slight increase in the setback from the highwater mark due to the change from a triangular to a rectangular deck. The area of the new house with attached decks would not result in an increase to lot coverage. The new house and attached decks would maintain the existing 8.5 metre setback from the highwater mark at its closest point. There is limited opportunity on the lot to accommodate the proposed development at a greater setback due to the shape of the lot and the hill to the rear of the house. There will be no vegetation removal between the house and the shoreline because the footprint of the new house will extend to the rear and sides of the existing building footprint. 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 house on the property, as described in this report. Notice/Consultation The Township gave Notice of the Statutory Public Hearing per 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
The Township also provided notice on the Township’s website. Recommendation Staff recommend that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2025-0118 for 294 Island View Lane to permit the owner to replace the legal non-conforming dwelling with a larger dwelling with attached decks that would be setback 8.5 metres from the highwater mark of Bobs Lake at its closest point. The new dwelling shall have a maximum 11 metre building height, and a maximum 1400 square gross floor area plus a basement. The dwelling may have an 80 square foot covered deck on the south side of the house, a 310 square foot deck on the north side, and a 175 square foot deck on the west side. Approval should be subject to the following conditions:
- The property shall be developed to be generally consistent with the submitted revised plot plan (dated January 22, 2026) and floor plan and building elevation drawings (dated February 12, 2026). www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 135 of 227
Township of South Frontenac Staff Report PL-ZNA-2025-0118
- At the building permit stage and prior to construction of the house footings, the owner shall have the location of the building pinned and its setbacks from the highwater mark confirmed to be compliant with the permission granted by the Committee of Adjustment, through the submission of a letter of verification by an Ontario Land Surveyor, to the satisfaction of the Township’s Chief Building Official or their designate. Report Prepared By: Christine Woods RPP, MCIP, Manager of Planning
www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 136 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Flaming Act, R30. 1990, c. P.13 as amended
Date Received: _29-Jan—2026 for this application
Pre-Consultation
Planner: 1.
File No: PL-ZNA-2026—0007 in Yes
No
Date of pre-consultation:
Name of 0wner(s):
Trent Oxman 12 Woodrush Lane, Lake Opinicon, ON, KOH2L0_
Fun Malllng Address of Omens);
D
Ifthe applicant is NOT the owner of the subject land, the written authorization of the owner that the applicant is authorized to make the application. must accompany the application. Name of Authorized Agent:
Groundwork Enqineerina
Full Mailing Address of Authorized Agent:
Unit 640, 654 Norris Court
Kingston, ON, K7P 2R9 Phone number of Authorized Agent:— Email Address of Authorized Agent: ___— Agent as named above is hereby authorized to act on behalf of the owners for purposes of ce. processing this application for Minor '
Signature(s) of 0wner(s) 3.
The description of the subject land:
MBedtord
District: Concession
15
Number:
Street Number:
12
Reference Plan Number: Roll Number:
El Portland
I’I Loughborough
Lot Number:
I’I Storrington
PT LOT 1
Name of Road/Street: _Woodrush Lane
13R21051
Parl Number(s):
102901003044800
Page 137 of 227
Page 138 of 227
263m Area:
7-38
Frontage (on road/lane):
424m
As per attached letter
Yes
No
No
If access to the subject property is by water only, please indicate the parking and docking facilities used or to be used and the approximate distance of these facilities from the subject land and the nearest public road.
Opinicon Road
Name of Road/Lane:
OR a privately maintained road?
IXIYes
The reason why the proposed use cannot comply with the provisions of the Zoning By-law:
As per attached letter
The nature and extent of the relief from the Zoning By—law:
—
RU Rural
The current zoning of the subject land:
Depth:
Frontage (on water): 482m
The frontage(s), depth and area of the subject land.
Does the subject property front on a municipally maintained road?
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINORVARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 139 of 227
30.06")
19m2
4.43m
16m2
(3)
(4)
14.Are any building(s) or structure(s), or additions to existing building(s) or structure(s), PROPOSED
Full time residence
13.The proposed uses of the subject land:
Setback from High Water Mark (If applicable)
Dimensions of Floor Area
story or two story)
Hei ht of Buildinorg one story (Alsog indicate if it is
one story
36.18m
39.11m
Setback from Side Lot Line
19.54m
Shed
209.91 m
46.03m
Cabin
,
5'99,me
(2)
ggg?afgtm 195.55m
Setback from Front Lot Line
Type 0 f St rue t ure (E.g. residence)
(1)
- If the answer to item 11 is yes, for EACH building or structure indicate:
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 140 of 227
S‘i)d
18431 m
159'04m
one story
117m2
33.48m
Setback from Rear Lot Line
Setback from Side Lot Line
(Also indicate if it is one story or two story)
Outside Dimensions of Building/Structure
Setback from High Water Mark (If applicable)
(2)
(3)
(4)
NOTES: 1) Ifthe subject property is on waterfront, and on a private lane, the setback from the front lot line and the setback from the high water mark will be the same. 2) The dimensions required in this question relate to the NEW CONSTRUCTION ONLY, and NOT to the total size of the completed building.
Height of Building
51.95m
Pro osed Re en Ce
Setback from Front Lot Line
Type 0 f St rue t ure (E.g. residence)
(1)
- Ifthe answer to item 14 is yes, for each proposed addition, building or structure indicate:
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, 0. R13 as amended
Page 141 of 227
3 No
X Yes )1 Yes
[1 Yes
increase in plumbing fixtures
Increase in living space
Will the addition or structure encroach on the existing septic system?
(b)
(c)
(d)
No
indicate whether sewage disposal is provided to the subject land by a publicly owned and operated sewage system, a privately owned and operated individual or communal septic system, a privy, or other means:
Privately owned drilled well
Indicate whether water is provided to the subject land by a publicly owned and operated piped water system, a privately owned and operated individual or communal well, a lake, or other water body, or other means:
68 years
21 .The length of time that the existing uses of the subject land have continued:
1957
20.The date the existing buildings and structures were constructed on the subject lands:
2012
No 181
1 No
No
XYes
Increase in number of bedrooms
BiYes
(a)
What are the uses of the proposed development?
Existing cabin moved as per plan
Ifyes, please provide details:
Do your plans include the RAISING of an existing structure?
19.The date the subject land was acquired by the current owner:
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 142 of 227
MNo
N No
Ifthe answer to item 27 is yes, please give the file number of the application and the status of the application.
Yes
if known, please indicate whether the subject land has ever been the subject of an application under Section 43 of the Planning Act (Minor Variance).
The boundaries and dimensions of the subject land including the location of any existing and proposed buildings.
ii)
The approximate location of all natural and artificial features on the subject land and on the land that is adjacent to the subject land. Examples include buildings, railways, roads, watercourses, drainage ditches, river or stream banks, barns, wetlands, wooded areas, wells and septic tanks. Show distance of these features from the applicant’s property lines.
The location of all abutting (neighbours’) lands.
The location of a reference point……i.e. distance between the subject land and the nearest township lot line or landmark such as a bridge or railway crossing.
THE SKETCH MUST HAVE A NORTH ARROW AT THE TOP OF THE PAGE.
i)
A SKETCH must be submitted showing the following:
Ifthe answer to question 25 is yes, please give the ?le number of the application and the status of the application.
D Yes
- Please indicate whether the subject land is subject of an application under the Planning Act for approval of a Plan of Subdivision or Consent.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 143 of 227
to Item 7. The reason why the proposed use cannot comply with the provisions of the Zoning
The proposed dwelling cannot be located 30 m in a northwesterly direction from the Highwater Mark of the intermittent watercourse as this would place the dwelling on the existing septic bed. Placing the proposed dwelling further west would cause undue damage to the natural environment. The steep slope and mature maple tree growth would require major excavation effort and removal of maple trees
There is an existing seasonal cabin, Class 4 septic system, well and shed located on a gently sloping plain at the base of a major slope on the north shore of Lake Opinicon. The proposed dwelling is intended to be constructed on the sound bedrock of a small raised fairly level plateau beside the existing gravel driveway a distance of 5.1 m from the existing septic system. The existing septic system will be used to service the proposed dwelling.
By—law.
Response
The proponent is seeking a relief of 23.7 m from the horizontal distance setback from the highwater mark of the intermittent watercourse.
Groundwork Engineering Limited completed a hydraulic and hydrologic study of the watercourse to verify the watercourse capacity. Access on the driveway will not be compromised during high water events in the watercourse. New hazards will not be created and existing hazards are not aggravated and no adverse environmental impacts will be created by construction of the proposed dwelling. Groundwork Engineering have recommended that the foundation elevation of the proposed dwelling be a minimum 300 mm (121.67 m) above the Highwater Mark of the intermittent watercourse. CRCAhas completed a preliminary review of the study and concur with the ?ndings.
An intermittent watercourse conveys runoff along a portion of the driveway from the upper plateau lands of the subject lot to Opinicon Lake. The Highwater Mark (100-year ?ood elevation) of the intermittent watercourse follows the top of the bank of the watercourse along the existing gravel driveway with a maximum elevation of 121.37 m at the proposed dwelling. in accordance with CRCA guidelines any structure is recommended to be setback 15 m from the Highwater Mark. The proposed dwelling is located on bedrock a horizontal distance of 6.3 m from the Highwater Mark of the intermittent watercourse.
In accordance with the ZBL5.8.2 the required setback from the Highwater Mark (minimum) of a waterbody or a permanent watercourse is 30 m. The proposed dwelling is located 33.3 m from the Opinicon Lake Highwater Mark (IOU-year?ood elevation).
Response to item 6. The nature and extent of the relief from the Zoning By—Iaw.
12 Woodrush Lane
Township of South Frontenac Application for Minor Variance
Page 144 of 227
OPiNiCON RD
N
$1
i
§‘Z\< SOUTH FRONTENAC PL-ZNA-2026-0007
(OXMAN) 12 WOODRUSH LANE
Wood ed Area Lake Trout Lake At Capacity
Lake Trout Lake Not at Capacity
Non-Lake Trout Lake At Capacity
Waterbody
I Township Boundary Road
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Page 145 of 227
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Date: July 9, 2025 Revised: January 14, 2026
Project No. GW-25019
Prepared for: Trent Oxman
12 Woodrush Lane, South Frontenac, Ontario
Hydraulic & Hydrologic Analysis
LIMITED
ENGINEERING
GROUNDWORK
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………………………………………………………………………………….. 3
Project No. GW-25019
of Qualifications and Limitations
…………………………………………………….. 8
Site Plan APPENDIX A…………………………………………………………………………….. APPENDIX B …………………………………………………………………….. MTO IDF Data APPENDIX C ……………………………………………………………….. Calculation Sheets Drainage Areas APPENDIX D……………………………………………………………………
Statement
4.0 Existing Drainage
………………………………………………………………………………………. 4 5.0 Swale Capacity ………………………………………………………………………………………….. 5 6.0 Sediment and Erosion Control ……………………………………………………………………. 6 7.0 Conclusion ………………………………………………………………………………………………… 7
3.0 Design Methodology
………………………………………………………………………………………………. 3 2.0 Site Overview …………………………………………………………………………………………….. 3
Table of Contents 1.0 Introduction
LIMITED
ENGINEERING
GROUNDWORK
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Project No. GW—25019
Q = 0.0028 -A - I - C
Where: C = runoff coefficient I = rainfall intensity (mm/hr) A = drainage area (ha) Q = peak flow rate (m3/s)
Surface water runoff calculations in this report are derived using the Rational Method. The Rational Method calculates the peak flow rate of a catchment area due to the runoff contributed from the upstream catchment area. The peak flow rate (Q) is calculated by the following equation:
3.0 Design Methodology
The subject site is bounded by rural residential to the south, the Opinicon Road Rightof—Way(ROW) to the West, and Opinicon Lake to the east and north. A site plan is attached as Appendix A.
The groundcover of 12 Woodrush Lane, South Frontenac consists of urban style lawn grass and heavy mixed woods. The site generally slopes from west to east towards Opinicon Lake. A natural drainage course flows southwest to northeast through the center of the property. This drainage course enters the property from the adjacent property to the south.
2.0 Site Overview
This report prepared by GEL on behalf of the Client details the 100-year floodplain calculation.
Groundwork Engineering Limited (GEL) was retained by Trent Oxman (Client) to conduct a hydraulic and hydrologic analysis to establish the 100-year flood elevation on an unnamed water course in support of the construction of a proposed dwelling and sleep cabin. The dwelling and sleep cabin will be accessed via an existing entrance off Woodrush Lane, South Frontenac. The Cataraqui Region Conservation Authority requested that a hydrologic and hydraulic analysis be performed to ensure that the proposed dwelling is not encroaching on the ?oodplain.
LIMITED
ENGINEERING
GROUNDWORK
1.0 Introduction
~
Page 153 of 227
NEERSRIE 0.90 0.90 0.90 0.25 0.90
Project No. GW—25019
A0.150.2
0.057L
L = Length of Flow (m) A = Watershed Area (ha) 8 = Slope (%) To = Time of concentration (min)
Where:
Drainage areas were determined using the Ontario Watershed information Tool (OWIT) and supplemented with an additional topographical survey performed by Groundwork Engineering Ltd. in April of 2025 using the CAN-Net GNSS real time correction network. The drainage channel is not recognized by OWlT. However, nearby drainage channels to the north and south are recognized by OWlT and the drainage area that supplies the
The existing drainage course is an unnamed drainage channel that drains southwest to northeast through a rural waterfront residential area. Flow in this channel consists mostly of surface runoff from agricultural and undeveloped lands located to the west and south of the subject site.
4.0 Existing Drainage
Detailed calculation sheets are provided in Appendix C.
Rainfall intensities were derived from lntensity-Duration-Frequency (lDF) curves from Ministry of Transportation (MTO) Rainfall data. lDF curves from Ministry of Transportation (MTO) Rainfall data and Environment Canada were compared for the 100-year storm intensity. The MTO data was more conservative and will be used in the calculations (Appendix B).
Tc 2
A time of concentration (Tc) using the Bransby Williams formula has been used to calculate the peak runoff flows. The time of concentration is calculated by the following equations:
Gravel Asphalt Concrete Grassed Areas Building Roof Areas
ENGE
GROUNDWORK
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Project No. GW—25019
Section H2—H2is located at the downstream edge of the proposed residence. At this location the bank-to—bankspan measures approximately 2.3 m and has a depth of approximately 0.28 m with a side slope of 1.34 [h] : 1 [v] on the northern bank and a depth of approximately 0.237 m with a side slope of 8.63 [h] : 1 [v] on the southern bank at this location. At the location of Section H2—H2,the swale was calculated to
Section H1-H1 is located at the upstream edge of the proposed residence. At this location the bank-to-bank span measures approximately 1.5 m and has a depth of approximately 0.27 m with a side slope of4.7 [h] : 1 [v] on the northern bank and a depth of approximately 0.167 m with a side slope of 5 [h] : 1 [v] on the southern bank at this location. At the location of Section H1—H1,the swale was calculated to accommodate a flow of 0.53 m3/s without overtopping its banks, which is less than the flow from 100—yearstorm. Therefore, the southern bank of the swale will overtop vastly increasing the effective width of the drainage course. Above the southeastern bank the side slope is 18 [h] : 1 [v]).The 100-year rainfall event willresult in a flow depth of 0.288 m within the drainage channel and the slope above the southeastern bank. The calculated 100—yearflood elevation is 121.37 m CGVD28 (HT2__2010).
—
The existing drainage course has a V—shapedearth and grass bottom. When measured from the top of the apparent bank the drainage course has a variable width measuring between 1.5 m 2.5 m along its length as it crosses the subject site. This channel is moderately irregular throughout its length. Three sections in the swale were analyzed to determine the 100-year floodplain for the swale.
5.0 Swale Capacity
undeveloped land and a small part of the Opinicon Road ROW. Runoff from P-1 is conveyed via surface flow to the drainage channel. The drainage area consists primarily of urban lawns and wooded areas with a few residential homes and accessory buildings. Drainage area P—1has an average slope of approximately 2.97%. This slope is measured over an 843 m distance beginning at the southwestern most point having an approximate elevation of 145 m and terminating at the drainage course downstream of the proposed dwelling having an approximate elevation of 120 m. The drainage channel is dependent on precipitation and seasonal runoff and does not maintain standing water. The time of concentration for area P-1 was calculated to be 29.1 minutes. The 5-year storm runoff rate was calculated to be 0.76 m3/s and the 100-year storm runoff rate was calculated to be 1.26 m3/s. Detailed calculations can be found in Appendix C.
LIM|TED
ENGINEERING
GROUNDWORK
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Project No. GW-25019
During the 100-year storm event at the ?ow velocity within the swale will vary with location. The maximum velocity in the swale will be 1.62 m/s at Section H1—H1.
There is a 300 mm diameter culvert located downstream of Section A-A that is undersized to convey flow from the 100-year storm. it is recommended that this culvert be replaced with a minimum 700 mm diameter culvert sloped at 5.0% to match the slope of the channel.
A 6.0 m access allowance between the swale’s 100-year floodplain and the proposed residence is provided.
The proposed house will be founded on granite bedrock, which is highly resistant to erosion. According to “Table: Minimum toe erosion allowance where river is within 15 m of slope toe” in the Ministry of Natural Resources and Forestry (MNRF) Understanding Natural Hazards document the toe erosion allowance for a granite riverbank where there is no evidence of active erosion is 0 m.
A section of driveway downstream of Section A-A will flood during the 100-rainfall event. Water depths during temporary flooding of 250 mm are allowable within a driveway. A small part of the driveway will have flood depths exceeding 250 mm. However, this will not prevent access to the property as the part of the driveway where flood depth is less than 250 mm is approximately 6.0 m wide.
Section A-A is located in a narrow part of the channel slightly downstream of the proposed residence location. The bank—to-bankspan measures approximately 1.5 m and has a depth of approximately 0.40 m with a side slope of 2.1 [h] : 1 [v] on the northern bank and a depth of approximately 0.182 m with a side slope of 4.2 [h] : 1 [v] on the southern bank at this location. At the location of Section A—A,the swale was calculated to accommodate a flow of 0.121 m3/swithout overtopping its banks, which is less than the flow from 100-year storm. Therefore, the southern bank of the swale will overtop vastly increasing the effective width of the drainage course. Above the southeastern bank the ground elevation increases by an additional 0.05 m over a distance of 2.5 m (side slope of 50 [h] : 1 [v]). The 100—yearrainfall event will result in a flow depth of 0.345 m within the drainage channel and the slope above the southeastern bank. The calculated 100—yearflood elevation is 120.49 m CGVD28 (HT2_2010).
LIMITED
ENGlNEERING
GROUNDWORK
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Project No. GW-25019
Report Reviewed by:
Report Prepared by:
Lucas McCallum, C. Tech., B.Eng.
Wessexf/l‘Cd?W
It is recommended that the existing 300 mm diameter culvert be replaced with a minimum 700 mm diameter culvert sloped at 5.0% to match the slope of the channel.
The existing drainage course is capable of conveying the 100-year storm. However, it will overtop its banks. The proposed dwelling is located north of the existing drainage course and willtherefore not be adversely affected by the overtopping of the banks of the drainage course, which willprimarily occur to the south and east of the drainage course. The proposed development of a dwelling will not have any adverse effects on stormwater run-off contributing to upstream areas or downstream areas.
7.0 Conclusion
sediment from entering the drainage course. Material stockpile locations should be located to prevent material from entering the watercourse.
LIMITED
ENGINEERING
GROUNDWORK
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Project No. GW—25019
The Consultant accepts no responsibility, to parties other than the Client who may obtain access to the Report or the information for any injury, loss or damage suffered by such parties arising from their use of, reliance upon, or decisions or actions based on the Report, except to the extent that those parties have obtained the prior written
Except as agreed to in writing by the Consultant and the Client; as required by law; or to the extent used by governmental reviewing agencies for the purpose of obtaining permits or approvals, the Report and the Information may be used and relied upon only by the Client.
Any estimates or opinions regarding expected construction costs or construction schedule provided by Consultant represent the Consultant’s judgement in light of its experience and the knowledge and information available to it at the time of preparation. The Consultant does not make any representations, with respect to such estimates or opinions, and accepts no responsibility for any loss or damage arising from them. Persons relying on such estimates or opinions do so at their own risk.
The Consultant shall be entitled to rely upon the accuracy and completeness of information that was provided to it and has no obligation to update such information. The Consultant accepts no responsibility for any events or circumstances that may have occurred since the date on which the Report was prepared.
- is subject to the scope, schedule, and other constraints and limitations in the Agreement and the qualifications contained in the Report;
- represents the Consultant’s judgement in light of the limitations and industry standards for the preparation of similar reports;
- may be based on information provided to Consultant which has not been independently verified;
- has not been updated since the date of issuance of the Report and its accuracy is limited to the time and circumstances in which it was prepared; and
- must be read as a whole and sections should not be read out of context.
The information, data, recommendations and conclusions contained in the Report:
The attached Report has been prepared by Groundwork Engineering Limited (the Consultant) for the benefit of the Client in accordance with their Agreement.
Statement of Qualifications and Limitations
LIMlTED
ENGIENEERI N?
GROUNDWORK
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LIMITED
ENGINEERING
GROUNDWORK
Site Plan Drawing
Appendix A
Page 159 of 227
Page 160 of 227
Page 161 of 227
ENGENEER??§E LIMITED
GROUNDWORK
MTO IDF Data
Appendix B
Page 162 of 227
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Page 163 of 227
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LIMITED
ENGINEERING
GROUNDWORK
Calculation Sheets
Appendix C
Page 165 of 227
Runoff Rate RATIONALMETHOD (L/S) RATIONALMETHOD (cms)
A B lNTENSlTY(mm/hr)
Rainfall lntesity
29.1
Bransby
Time of Concentration Williams (Minutes)
0.57
568
2—Year 20.6 0.699 34.2
0.02966 0.35 17.1
843
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DRAINAGE AREA
LIMITED
GROUNDWORK ENGHNEERING
756 0.76
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Appendix C Project No. GW-25019
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Engineering Limited
_
loo-Year Flood Elevation
Conveyance Capacity, Q
Flow Width, T (top of lower slopes) Flow Top Width, T Top Width, T Channel Area, A Channel Wetted Perimeter, P Hydraulic Radius, R Velocity, V
Computed Values
Side Slope, 21 lower slope Side Slope, z2 lower slope Side Slope, 21 upper slope Side Slope, z2 upper slope Height of lower slope Flow Depth, y Allowable Flow Depth Bottom Width, b Bottom Elevation Mannings Roughness, n Channel Slope, S
Input Parameters
121.37 m
1262 Us
m3/s
1.62 m/s
5.086 m 0.154 m
0.78 m2
3.1485 m 5.0326 m 25.48 m
5.08
0.04
18 :1 0.205 m 0.288 m 0.167 m 1.16 m 121.08 m
4.7 :1
4.7 :1 5 :1
Swale Calculations at Section H1~H1 goo-Year Rainfall Eventl
A
Groundwork
Project No. GW 25019
Page 167 of 227
Side Slope, 22 lower slope Side Slope, 11 upper slope
Capacity, Q
loo-Year Flood Elevation
Conveyance
Flow Width, T (top of lower slopes) Flow Top Width, T Top Width, T Channel Area, A Channel Wetted Perimeter, P Hydraulic Radius, R Velocity, V
Computed Values
m2
120.83 m
1263 Us
-m3/s
1.30 m/s
0.066 m
14.580 m
0.97
152.02 m
14.49498 m
2.39358 m
10.13
0.04
Mannings Roughness, n Channel Slope, S
Allowable Flow Depth Bottom Width, b Bottom Elevation
Flow Depth, y
109 :1 0.214 m 0.295 m 0.237 m 0.26 m 120.53 m
Side Slope, 22 upper slope Height of lower slope
40.4 :1
1.34 :1 8.63 :1
Side Slope, 21 lower slope
Input Parameters
Swale Calculations at Section H2-H2 (loo-Year Rainfall Event)
Limiled
Enuimwimu
Groundwork
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(b 2‘2
T:b+y(z]
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Project No. GW 25019
Page 168 of 227
Flow Elevation
Conveyance Capacity, (1
Channel Wetted Perimeter, P Hydraulic Radius, R Velocity, V
Flow Top Width, T Top Width, T Channel Area, A
Computed Values
Swale Bottom Elevation
Mannings Roughness, n Channel Slope, S
Side Slope, 21 Side Slope, 22 Flow Depth, y Allowable Flow Depth Bottom Width, b
Input Parameters
121 US 120.322 m (CGVD28)
-m3/s
1.16 m/s
1.1466 m 1.15 m 0.10 m2 1.209 m 0.086 m
0.04 5.6 % 120.14 m (CGVD28)
2.1 :1 4.2 :1 0.182 m 0.182 m 0 m
Swale Calculations at Without Overtogping Southeastern Bank
Limited
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Project No. GW 25019
Page 169 of 227
Capacity, Q
loo-Year Flood Elevation
Conveyance
Flow Width, T (top of lower slopes Flow Top Width, T Top Width, T Channel Area, A Channel Wetted Perimeter, P Hydraulic Radius, R Velocity, V
Computed Values
Mannings Roughness, n Channel Slope, S
Allowable Flow Depth Bottom Width, b Bottom Elevation
Side Slope, 21 lower slope Side Slope, 22 lower slope Side Slope, 21 upper slope Side Slope, 22 upper slope Height of lower slope Flow Depth, y
input Parameters
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1261
in
Us
m3/s
1.1466 m 9.6389 m 53.56 m 0.98 m2 9.740 m 0.101 m 1.28 m/s
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0.04
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0.232 m
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2.1 :1
2.1 :1 4.2 :1
Swale Calculations at Section A-A (100-Year Rainfall Eventl
Limited
Eni’imm‘imlg
Groundwork
Project NO. GW 25019
Page 170 of 227
Limiled
Engineering
Groundwork
Mannings Pipe Flow
Conveyance
Conveyance
Capacity, Q Capacity, Q
Velocity, V Hydraulic Radius, R Cross Sectional Pipe Area, A
Computed Values
Pipe Diameter Mannings Roughness, n Slope %
Input Parameters
A
1.2238 “13/5 1223.79 L/s
3.18 m/s 0.18 m 0.38 m2
0.700 m 0.022 5.00
Project No. GW 25019
Page 171 of 227
LIMITED
ENG?NEEE‘iM??E
GROUNDWORK
Drainage Areas
Appendix D
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iE
Page 172 of 227
,
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4
Page 173 of 227
March 4, 2026
File: MV/FRS/34/2026
Sent by E-mail Colin Herrewynen Planner Development Services Township of South Frontenac Dear Mr. Herrewyen: Re:
Application PL-ZNA-2026-0007 (Oxman) Part Lot 1, Con. 16; 12 Woodrush Lane Bedford District, Township of South Frontenac Waterbody: Lake Opinicon
Cataraqui Conservation staff have reviewed the above-noted application 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 proposal involves the construction of a new, approximately 117 sq. m. dwelling with an attached deck on the existing, vacant lot. Relief from the Township Zoning By-law is required to permit the new dwelling at a 6.3 metre setback from a watercourse on the subject property, whereas the Bylaw requires 30 metres. The dwelling will be serviced by an existing septic system on site and an existing sleep cabin will be relocated. Discussion Cataraqui Conservation’s scope of review for this proposal includes the avoidance of natural hazards (e.g. flooding and erosion) associated with the watercourse on the subject property and the shoreline of Lake Opinicon. Natural Hazards / Ontario Regulation 41/24 Lake Opinicon Flooding: The maximum recorded water level for Lake Opinicon is 119.28 metres geodetic. For waterbodies on the Rideau Canal system, the maximum recorded water level is used in lieu of an engineered flood plain. Cataraqui Conservation’s policies require all development and site alteration to be setback a minimum of 6 metres from the regulatory flood plain of a waterbody.
Cataraqui Conservation 2069 Battersea Rd, Glenburnie ON, K0H 1S0 • info@crca.ca • 613-546-4228 • CataraquiConservation.ca
Page 174 of 227
Page 2 of 3 The submitted plans demonstrate that the new dwelling and decking will be located outside of the extent of flood risk associated with the lake. Erosion: Section 5.8.2.b) of the Zoning by-law requires that no building or structure or septic tank installation shall be located within 15 metre horizontal of the top of bank of any embankment, the slope of which is greater than 30% from horizontal. CRCA policies require new development to be outside the erosion hazard associated with waterbodies such as Lake Opinicon. The new dwelling is proposed on an elevated knoll of bedrock located greater than 30 metres from the shoreline of the lake and well outside the erosion hazard associated with the lake. Watercourse There is a small watercourse that traverses the property from southwest to northeast, eventually draining into Lake Opinicon near the proposed building location. As with any watercourse, there is potential for flood risk associated with this feature. During pre-consultation, CRCA staff identified the need for engineering assessment (hydrologic and hydraulic analysis) to determine the extent of the hazard associated with the watercourse and to ensure the dwelling would be adequately protected. A report (Groundwork Engineering, rev. January 14, 2026) has been completed for this purpose and has been reviewed by CRCA. In December 2025, CRCA staff concluded that the assessment was satisfactory and that it has been demonstrated that the dwelling will be adequately protected from flood risk. CRCA staff are also satisfied that the dwelling will be protected from erosion risk associated with the watercourse. As noted below, permit approval from CRCA under Ontario Regulation 41/24 will be required prior to site alteration and construction should the minor variance application be approved. To ensure long-term erosion avoidance and slope stability and to maintain a resilient shoreline, staff recommend the maintenance and enhancement of a healthy buffer of native vegetation between buildings/structures and the water (lake and watercourse). This will 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. Erosion and sediment controls are also necessary for construction mitigation. Recommendation Cataraqui Conservation staff have no objections to the approval of application PLZNA 2026-0007 based on our consideration for natural hazard and regulatory policies. Staff recommend implementation of the above-noted best practice measures (in bold text). Ontario Regulation 41/24 Please note that portions of the subject lands 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 new
Cataraqui Conservation 2069 Battersea Rd, Glenburnie ON, K0H 1S0 • info@crca.ca • 613-546-4228 • CataraquiConservation.ca
Page 175 of 227
Page 3 of 3 dwelling, decking and associated site alteration is subject to Cataraqui Conservation permit approval. The applicant will need to obtain a permit from this office prior to commencement of work. 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. 228, or by e-mail at mdakin@crca.ca. Sincerely,
Michael Dakin MCIP, RPP Supervisor, Development Review Cc: applicant, via email
Cataraqui Conservation 2069 Battersea Rd, Glenburnie ON, K0H 1S0 • info@crca.ca • 613-546-4228 • CataraquiConservation.ca
Page 176 of 227
To:
Committee of Adjustment
From:
Development Services Department
Date of Meeting:
March 12, 2026
Subject:
Minor Variance Application PL-ZNA-2026-0007, Oxman, 12 Woodrush Lane, Storrington District
Summary This report recommends that the Committee of Adjustment grant approval of the subject application for zoning relief for a dwelling setback to a watercourse, 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 2025, with the exception to two wetland areas that are designated Environmental Protection. The property is zoned Rural (RU) in Zoning By-law No. 2003-75, as amended. The subject property is approximately 7.38 hectares (18.2 acres) in area, located between Opinicon Road and Lake Opinicon. The property consists of a hayfield along Opinicon Road, near the beginning of Woodrush Lane. There is a wetland that is located at the north-west corner of the property along Opinicon Road, and another at the south end of the hayfield. The remaining area is tree covered. There are two ridges on the east half of the property that run parallel to the lake. The existing driveway and a small watercourse run through a valley between the two ridges. The watercourse outlets into the lake. There is a sleeping cabin (19m2) with associated sewage system between the two ridges approximately over 30 metres from the lake and 10 metres from the watercourse. There is also an accessory structure (16m2 shed) on the property near the shoreline. Proposal The owner proposes to construct a dwelling with a 117m2 footprint and also with an attached deck. The proposed dwelling would be over 33m from Lake Opinicon but would be located 6.3m from the watercourse that runs beside the existing driveway. The owner anticipates being able to connect the dwelling to the existing sewage system. Based on drawings submitted, the sleeping cabin will be relocated more than 30m from the watercourse.
www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 177 of 227
Township of South Frontenac Staff Report PL-ZNA-2026-0007
A minor variance is being requested to permit a dwelling with an attached deck to be setback 6.3m from the watercourse on the property, whereas Section 5.8.2 of the Zoning By-law requires that no building or structure shall be located within 30 metres horizontal of the highwater mark of a waterbody or permanent watercourse. In support of the application, a Hydraulic & Hydrologic Analysis (Groundwork Engineering, 2026) was submitted to establish the 100-year flood elevation on the watercourse. Cataraqui Region Conservation Authority requested the analysis to ensure that the dwelling would not encroach on the floodplain. The analysis concluded that the existing watercourse is capable of conveying the 100-year storm, however it will overtop its banks in some locations. The proposed dwelling location would not be adversely affected by the overtopping. The proposed development will not have any adverse effects on stormwater run-off. Related Applications The lands are not subject to any additional applications under the Planning Act. Department and Agency Comments Cataraqui Conservation were circulated on the application and advised of no objections. A conservation permit needs to be obtained from the CRCA prior to commencement of work. Public Comments The Township did not receive any public comments at the time staff prepared this report. Planning Analysis The proposal needs to be assessed against the four tests of a minor variance outlined in Section 45(1) of the Planning Act. It is the opinion of Planning staff that the proposal meets the four tests as explained below. Does the variance maintain the general intent and purpose of the Official Plan? The variance would facilitate the construction of a dwelling on lands designated Rural in the Official Plan 2025. The type and amount of development on rural lands must maintain the rural character, natural heritage and cultural landscape in the Township. A dwelling is a permitted use on the property. The proposed dwelling would be setback at least 30 metres from Lake Opinicon, as required by the Official Plan. Section 3.10 d) of the Official Plan states that new development, shall be se back a minimum of 30 metres from the highwater mark of a waterbody or watercourse. Section 3.10 g) of the Official Plan states reductions to the required minimum 30 metre setback from the highwater mark may be considered for existing lots of record where it is not physically possible to meet this requirement. The intent of these sections of the plan are to minimize environmental and visual impacts by preventing erosion, maintaining a natural appearance along the shoreline of lakes and watercourses, to limit the removal of trees and vegetation, and to ensure development is located outside of Natural Hazard areas. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 178 of 227
Township of South Frontenac Staff Report PL-ZNA-2026-0007
While the proposed dwelling meets the setback requirement to Lake Opinicon, it is proposed to only be 6.3m from the watercourse. It would be separated from the watercourse by the existing driveway. The opportunity to locate the dwelling 30-metres from the watercourse is limited by the two ridges near the lake and the location of the existing sewage system. The dwelling is proposed in the flat area between the two ridges, near the location of the sleeping cabin. The dwelling would be set back as far as possible near the base of the slope to maximise the setback to the lake and to the watercourse. To provide a greater setback from the watercourse, the dwelling would need to be located either into or on top of the ridge, which would require considerable site alteration and tree removal to accommodate. It is the opinion of staff that the proposed highwater mark setback has been maximized to the extent possible. Reducing the amount of site alteration and tree removal within this area will ensure that the character and ecological integrity of the area is maintained and that the natural appearance along the shoreline of the lake is maintained. Section 5.2.1 a) of the Official Plan states that development shall generally be directed to areas outside of hazardous lands adjacent to waterbodies and watercourses which are impacted by flooding hazards. Based on the Hydraulic & Hydrologic Analysis submitted with the application, the proposed dwelling location would not be adversely affected by being near the watercourse. It is the opinion of Township 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? Section 5.8.2 of the Zoning By-law requires that no building or structure shall be located within 30 metres horizontal of the high-water mark of a waterbody or permanent watercourse. Section 3 of the Zoning Bylaw defines a “watercourse” as a surface stream or river and includes a natural channel for an intermittent stream. This means that the required setback applies to the watercourse on the property, even though it does not flow all year long. As previously discussed, the highwater mark setback has been maximized when considering the existing constraints. The proposed dwelling location is over 30m to the lake and will have a minimal impact existing shoreline vegetation. A property in the RU zone with a principal building is permitted to have one accessory sleeping cabin. Section 5.24.7 of the Zoning Bylaw states that a sleeping cabin as an accessory structure to a principal dwelling is permitted on all lands abutting a navigable waterway regardless of the zone classification. Since there is no principal dwelling on the property, it currently does not comply with Section 5.24.7 of the Zoning Bylaw. The addition of a dwelling to the property would bring the sleeping cabin into zoning compliance. The proposed dwelling would comply with all remaining zoning requirements, including setbacks from lot lines, maximum building height, maximum permitted lot coverage and bring the property into compliance with Section 5.24.7 of the zoning bylaw. 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.
Page 179 of 227
Township of South Frontenac Staff Report PL-ZNA-2026-0007
Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The proposed variance is desirable for the appropriate development or use of the land and the proposed building. In considering the proposed location for the dwelling and the physical limitations created by topography in proximity to the lake, the reduced setback to the high-water mark to the watercourse is appropriate. The proposed dwelling would bring the subject property into compliance with section 5.24.7 regarding accessory buildings. Is the variance minor? The requested variance is minor as it maintains the general intent and purpose of the Official Plan and Zoning By-law. The variance is also desirable for the appropriate development or use of the land. There are no anticipated negative impacts on the surrounding area or lake because of the new dwelling. 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
Notice was also posted on the Township website. Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PL-ZNA-2026-0007 for 12 Woodrush Lane, to allow dwelling with an attached deck to be setback a minimum of 6.3 metres from the high-water mark of the unnamed watercourse to the south. Approval should be subject to the following conditions:
- The proposal must be generally consistent with the submitted plans by the applicant that will be attached to the decision as a schedule.
- That the sleeping cabin shall be relocated as outlined on the submitted plans by the applicant.
- The Owner shall enter into a Development Agreement to be registered on 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 180 of 227
Township of South Frontenac Staff Report PL-ZNA-2026-0007
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 Lake Opinicon 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 Lake Opinicon, except in the immediate area of the development envelope. 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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Page 182 of 227
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of Personal Information
Personal information requested herein is required under the Planning Act, 1990 as amended. This information will be used by the Committee of Adjustment/Land Division Committee for the purpose of reviewing the above referenced application, and may be made available to those boards, Commissions, Authorities, Agencies and Persons having an interest in this matter. Any questions regarding the collection of this information should be directed to the Secretary Treasurer of the Committee of Adjustment (PO. Box 100, Sydenham, Ont., KOH 2T0, Phone 376-3027 ext.2224).
- Collection
Each applicant shall provide a sketch showing the dimensions of the subject land and of all abutting lands as outlined in Question 29 of the application. The sketch should be accurately dimensioned and scaled in either Imperial or Metric measures. This sketch, in conjunction with the Application Form, is the basis for the analysis of the Minor Variance Application by the Committee of Adjustment. It is strongly recommended that the applicant spend the necessary time to carefully and thoroughly assemble the data and transfer the data to the sketch. it is important that the sketch be drawn with accurate dimensions and measurements. Any application which does not include the above required information may not be accepted. In this regard, the applicant may wish to secure the assistance of a person who specializes in the drafting of such sketches. A guide to answering the application questions is attached.
- PLEASE READ THIS ITEM CAREFULLY
Please Note: These fees are for consultation on this application only; these agencies may require additional permit applications and fees prior to any construction.
TOWNSHIP OF SOUTH FRONTENAC APPLlCATlON FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 184 of 227
Page 185 of 227
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Page 187 of 227
Page 188 of 227
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Page 189 of 227
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Page 190 of 227
Page 191 of 227
Reason why you can’t comply: in other words, why can you not meet the required setbacks. it could be, for example, because you are seeking a variance to add on to an existing structure
—
Nature and Extent of Relief: This question is asking what you are asking to do that requires the variance for example, it could be that you are asking to be 25 m rather than 30 m from the high water mark, or that you are asking to increase the height of a structure within 30 m of the high water mark, or that you are seeking a variance to construct an accessory building closer to the front lot line than the principal building.
Current zoning: You may not be aware ofthe zoning on your property and this can be determined when you come in for pre—consultation with planning staff.
Frontage, depth, area, acres: All parts of this question must be completed.
Description of the Subject Land: a. District: The Districts are the same as the former Townships. If you are not sure, check the roll number (the long number beginning with 1029) on yourtax bill. lfthe numbers are 010, 020 or 030, your district is Bedford; if the numbers are 040-050, your district is Loughborough; if the numbers are 060 or 070, your district is Storrington; and if the numbers are 080, your district is Portland. b. Concession and Lot Numbers: if you are not sure, check your tax bill c. Street Number: Your civic address if a civic number has not been assigned, leave this space blank. d. Name of Road/Street: This question applies whether or not you are on a private lane or a public road. e. Reference Plan No: If your property has been surveyed, it will have a plan number, and one or more parts on that plan. If your property has not been surveyed, leave this space blank. f. Roll No: This is the number beginning with ‘1029’ which appears on your tax bill. Please take time to look it up before submitting the application.
authorization.
You may wish to appoint someone to act on your behalf during the variance process. if so, that person’s name, address and phone number should appear here All owner’s must sign the
The names of all owners must appear in this section, even if they live in separate residences, and the address(es) should be the full mailing address, complete with postal code.
A Guide to Completing the Minor Variance Form
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 192 of 227
19)Date land acquired: When did you take possession of the property?
—
18)Uses of Development: Please answer each part of this question. An increase in living space would include anything with walls e.g. a screened porch would involve an increase in living space.
17)Raising of Structure: In other words, are you proposing to raise the building in order to construct a basement under it.
Demolition: All demolition requires a permit from the building department. In some instances, a proposed addition or increase in height cannot be accomplished without the removal of existing walls. lfthis is not made clear to the Committee at the beginning of the process, you may find that, although you are granted permission to add on to your residence, you can’t actually do it because you have not made it clear that there is demolition involved.
Description of new construction: ALL proposed new development must be described here. If you are proposing to construct an addition to a dwelling, and to add a deck, please show this information in separate columns.
Proposed structures: If you are planning to build ANYTHING on the property, the answer to this question is “yes” This includes additions, decks, garages, septic systems.
Proposed Uses: Generally, the answer to this question will be the same as the answer to #10, but if, for example, the land is currently vacant, and you are planning to construct a dwelling, then the use to be described in section 10 would be “vacant recreational land”, and the use described in section 13 would be “residential”
Description of buildings and structures: You must complete all sections of this question for each structure on your property. If there is a deck on your dwelling, please describe it separately from the residence.
Buildings: If there are ANY buildings or structures on the property now, the answer to this question is “yes”.
Existing Uses: e.g. residential, retail business, vacant recreational land
Parking and Docking: This question is only relevant is you can only access your property by water.
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Page 193 of 227
—
Agreement to lndemnify: Must be signed in front of a commissioner of oaths you may have this done before submitting the application, or sign the application in front of staff who can sign as commissioners. All owners must sign the application, or it can be signed by an agent if one has been appointed.
SKETCH: We cannot stress enough the importance of a detailed, accurate, and complete sketch. You do not necessarily need to contract with a professional to draw the sketch, but sketches that are not drawn to scale, do not show dimensions and distances, or are not drawn neatly (PLEASE USE A RULER), will not be accepted.
If yes: if there has been a previous variance granted on the property, please indicate the application number if known, and what the details of the variance were.
Minor variance: Has there ever been a minor variance granted on the property? If you are longtime owner of the property, you will probably be aware of any other special permission granted for a variance to the zoning by—law.If you are a new owner, the seller will probably have made you aware ofthis.
If yes: lf there is a current application for severance or subdivision on the property, please indicate the file number. (Staff can help provide this information)
Application for consent: Is there currently an application for consent (severance) being proposed for the property?
Drainage: Are there specific ditches that have been constructed to deal with drainage; is there natural drainage, etc.?
Septic: in most cases the answer will be private sewage system, but there may be some privies.
TOWNSHIP OF SOUTH FRONTENAC APPLlCATlON FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
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Page 194 of 227
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Page 195 of 227
Page 196 of 227
LAKE 12’
19’ 4”
NEW Screened-In Porch 12’ 0”
Existing Sunroom Enlarged
Existing Living Space
14’ .5" W 17’ 1.5" S
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Bedroom
Storage
11’ 8"
10’ 1"
Bedroom
7501 DEYOS ROAD Laundry
Bathroom
Front Door
Bathroom Rob’s Office
Kate Office
Page 197 of 227
Page 198 of 227
LAKE 12’
19’ 4"
NEW Screened-In Porch 12’ 0"
Existing Sunroom Enlarged
Existing
14’ .5"
17’ 1.5"
Bedroom 11’ 8"
Storage
Page 199 of 227
Q U I NT E C O NS ER V AT I O N - P L AN N I NG A C T R EV I EW QC File No. PL0048-2026 Municipality:
Township of South Frontenac
Landowner:
Robert and Kathryn Taylor
Location:
7501 Deyos Road
Roll #:
10290100400710100000
Application Description:
Application File No. PL-ZNA-2026-0016
Regulated Feature:
Thirteen Island Lake
Part Lot 2, Concession 2
Bedford
Requesting permission under Section 45(2) of the Planning Act to enlarge the existing dwelling within 30 metres of the highwater mark of Thirteen Island Lake. The application will facilitate the proposed 19 square metre screened-in porch addition to the rear of the dwelling.
Natural Hazard policies of the Provincial Planning Statement and Quinte Conservation Planning Act Review policy Conservation Authorities have Provincially delegated responsibilities to represent Provincial interests regarding natural hazards under Section 5.2 of the Provincial Planning Statement (PPS) (2024). Natural hazards include areas subject to flooding, prone to erosion, dynamic beaches, and unstable bedrock. Generally, the policies of the PPS direct development to areas outside of hazard lands. As per 1:100-year flood plain mapping for Thirteen Island Lake, the proposed addition is located above the flood plain elevation and encroaches no closer to the lake than the existing dwelling. As a result, staff are satisfied that the application as presented is consistent with Section 5.2 of the PPS.
Ontario Regulation #41/24 (Regulation of Prohibited Activities, Exemptions and Permits)
Comments:
The location of the proposed screened-in porch addition lies within the regulated area of Thirteen Island Lake (by virtue of Ontario Regulation #41/24 – Regulation of Prohibited Activities, Exemptions and Permits). This office is in receipt of the applicants’ permit application no. REG00019-2026 for the proposed screened-in porch. The permit file will remain on hold pending approval of the planning application. Any future development activity (including construction / filling/ excavation/ site grading/ change of use) within 30 metres of the 1:100-year flood plain of Thirteen Island Lake will require a permit from Quinte Conservation. These planning comments do not constitute permission to develop within a Quinte Conservation regulated area. The permitting process is a separate process from the plan review process, and a separate fee will be applied to future permit application(s) to this office.
Quinte Region Source Protection Plan Quinte Conservation provides Risk Management services as prescribed by the Clean Water Act, 2006 on behalf of member municipalities. Part of this is reviewing building and planning applications to ensure no new significant drinking water threats as outlined in the Quinte Region Source Protection Plan are created. Policies for significant threats in the Quinte Region Source Protection Plan are not applicable as the subject property lies outside of an intake protection zone or wellhead protection area for a municipal drinking water system. As such no Section 59 Clearance Notice is required.
Page 1 of 2
Page 200 of 227
Other Potential Township Studies As per Sections 21.1.1 and 21.1.2 of Ontario Regulation 596/22 (amendments made under the Conservation Authorities Act) as a result of the More Homes Built Faster Act, 2022, conservation authorities are no longer able to review or provide comment on Natural Heritage and Hydrogeology, nor is this office able to peer-review technical reports related to these matters. If the Township requests a hydrogeological assessment or Environmental Impact Study (EIS) it should be peer-reviewed by a qualified consultant. Final Comments:
Quinte Conservation has no objection to the application as presented. Staff request that a copy of the decision on the application be forwarded to this office, when available.
March 2, 2026 Date
Sam Carney Planning Technician
Page 2 of 2
Page 201 of 227
To:
Committee of Adjustment
From:
Development Services Department
Date of Meeting:
March 12, 2026
Subject:
Application for Permission to Enlarge Legal Non-Conforming Use PL-ZNA-2026-0016, Taylor, 7501 Deyos Road, Bedford 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 2025. It is zoned Waterfront Residential Zone (RW) in Zoning By-law No. 2003-75, as amended. The subject property is approximately 14 Ac (5.6 ha) in area with frontage on Deyos Road and Thirteen Island Lake. The existing development consists of a dwelling, a detached garage, and an art studio accessory building. At the east end of the property along the roadway the entire area is tree covered. At the west end around the dwelling are trees and steep slope toward Thirteen Island Lake. The surrounding area consists of lots with cottages along the lake. Proposal The subject property is developed with a 157sqm (1,689sqft) dwelling. The existing dwelling is one storey with a height of 6.2 m (20 ft). The existing dwelling is approximately 21.9m (71.8 ft) from the lake. The applicant is proposing to expand the gross floor area of the existing dwelling by adding a 19 sqm (204 sq ft) addition on the south side of the dwelling. The addition would be 5.5 m (18 ft) tall. The addition is proposed to be used as a screened-in porch. The applicant seeks permission under Section 45(2) of the Planning Act to enlarge the existing legal non-conforming dwelling because section 5.10.2 of the Zoning By-law prohibits the enlargement of existing buildings that are less than the required 30m setback from the highwater mark of Thirteen Island Lake. 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.
Page 202 of 227
Township of South Frontenac Staff Report PL-ZNA-2026-0016
Department and Agency Comments Quinte Conservation was circulated on the application and advised of no objections. Public Comments A phone call was received from a member of the public. They advised that they had no issues with the proposal. No written comments were received from the public regarding the application. Planning Analysis 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. This provision prohibits the enlargement of these existing buildings, without seeking permission from the Committee of Adjustment. The existing dwelling is also a legal nonconforming building under this provision because it was constructed prior to the current Zoning By-law and is setback 21.9m (71.8 ft) from the highwater mark of Thirteen Island 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.
The existing dwelling is presently setback approximately 21.9m (71.8 ft) from the highwater mark of Thirteen Island Lake at the shortest distance. The proposed addition would increase gross floor area of the dwelling by 10%, from approximately 157sqm (1,689 sqft) to 176 sqm (1,894 sqft). The proposal would contribute additional living space to the existing dwelling with the addition of a screened in porch area. The proposed expansion of the gross floor area will not go closer to the lake. The north-west corner of the existing dwelling is approximately 3.1m from the existing top of bank. The south-west corner of the dwelling is approximately 12.2m from the existing top of bank. The proposed addition on the south end of the dwelling is proposed to follow the established building line of the dwelling and not go any closer to the existing top of bank. Staff’s opinion is that the application is desirable for the appropriate development of the property. The proposed expansion will enable the owners to better utilize their cottage and make it more functional for their needs. Staff also believe the application is unlikely to cause undue adverse impacts on surrounding properties or the neighborhood. The dwelling’s increased gross floor area will not reduce the www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 203 of 227
Township of South Frontenac Staff Report PL-ZNA-2026-0016
existing setbacks from the lake and will also not result in negative impacts on the surrounding properties. 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
Notice was also posted on the Township website. Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve application PL-ZNA-2026-0016 for 7501 Deyos Road to permit the legal non-conforming dwelling to be enlarged by a maximum 19.5 sqm (210 sqft) by adding a screened in porch at the south end of the existing dwelling. Approval should be subject to the following conditions:
- The proposal must be generally consistent with the submitted plans 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 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 Thirteen Island 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 Thirteen Island Lake, except in the immediate area of the development envelope. www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 204 of 227
Township of South Frontenac Staff Report PL-ZNA-2026-0016
Report Prepared By: Colin Herrewynen RPP, MCIP, Planner Report Reviewed By: Christine Woods RPP, MCIP, Manager of Planning
www.southfrontenac.net South Frontenac is a welcoming and thriving rural community.
Page 205 of 227
A
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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE OR PERMISSION (s. 45(2)) Updated January 2026
The Committee of Adjustment is a Committee of eight persons appointed by Township Council. The Committee is formed under Section 45 of the Planning Act R.S.O. 1990, Chapter P.13, to authorize a minor variance from a zoning by-law or permission under s. 45(2) to alter a legal non-conforming use. The Committee may vary Zoning By—lawprovisions that the variance:
.
provided
the Committee
is of the opinion
ls desirable for the appropriate development or use of the land, building or structure
- Maintains the general intent and purpose ofthe Of?cial Plan.
Maintains the general intent and purpose of the Zoning By-law. ls minor in nature
The Committee may grant permission to enlarge or extend a structure or alter the use of the lands where any land, building or structure, on the day the by-law was passed, was lawfully used for a purpose prohibited by the by-law.
Application
Requirements
- It is required that one (1) copy of this application be filed with the Secretary-Treasurer of the Committee of Adjustment, together with the sketch, accompanied by a non-refundable fee in accordance with the chart below in cash, or by debit card, credit card or cheque made payable to the Township of South Frontenac.
Application Type: 1-3 Variances 4+ Variances After building without a permit
PlanningAEplication Fee: $1,277.00 $1 ,501 .00 $2,291.00
- It is required that a Fee be provided for the Township to review onsite sewage disposal and Conservation Authority (where applicable) when submitting an application (Separate cheques, payable to the applicable Conservation Authority, are to be submitted with the application).
Township of South Frontenac: Minor Variance Only
$463.00
Septic Performance Review
$515.00
Cataraqui Region Conservation Authority
$465.00
Quinte Conservation Authority
$485.00
Rideau Valley Conservation Authority
$410.00
Page 206 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Please Note: These fees are for consultation on this application only; these agencies may require additional permit applications and fees prior to any construction. 3. PLEASE READ THIS ITEM CAREFULLY
Each applicant shall provide a sketch showing the dimensions of the subject land and of all abutting lands as outlined in Question 29 of the application. The sketch should be accurately dimensioned and scaled in either Imperial or Metric measures. This sketch, in conjunction with the Application Form, is the basis for the analysis of the Minor Variance Application by the Committee of Adjustment. It is strongly recommended that the applicant spend the necessary time to carefully and thoroughly assemble the data and transfer the data to the sketch. It is important that the sketch be drawn with accurate dimensions and measurements. Any application which does not include the above required information may not be accepted. In this regard, the applicant may wish to secure the assistance of a person who specializes in the drafting of such sketches. A guide to answering the application questions is attached. 4. Collection of Personal Information
Personal information requested herein is required under the Planning Act, 1990 as amended. This information will be used by the Committee of Adjustment/Land Division Committee for the purpose of reviewing the above referenced application, and may be made available to those boards, Commissions, Authorities, Agencies and Persons having an interest in this matter. Any questions regarding the collection of this information should be directed to the Secretary Treasurer of the Committee of Adjustment (PO. Box 100, Sydenham, Ont, KOH 2T0, Phone 376—3027ext.2224).
Page 207 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.0. 1990, c. P.13 as amended
Date Received:
R” L‘.’on II 2"» 24; 7‘4
Pre-Consultation forthis application Planner: 1.
D Yes
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a No
Date of pre~consultation.
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Name of Owner(s):
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Phone nUmbEl’ 0f owner(S): Email Address of Owner(s):
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Full Mailing Address of Owner(s):
File No
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If the applicant is NOT the owner of the subject [and the written authorization of the owner that the applicant is authorized to make the application, must accompany the application,
Name of Authorized Agent:
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Full Mailing Address of Authorized Agent:
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Phone number of Authorized Agent: Email Address ofAuthorIzed Agent:
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Agent as named above is hereby authorized to act on behalf of the owners for purposes processing this application for Minor Variance
of
Signature(s) of Owner(s) 3:
The description of the subject land. District:
3 Bedford
Concession Number: Street Number:
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Reference Plan Number:
KlPortland
r Storrington
D Loughborough
Lot Number: Name of Road/Street:
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Part Numberls)
Roll Number:
Page 208 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE PlanningAct, R.S.0‘ 1990, c. P.13 as amended
The frontage(s), depth and area of the subject land, Frontage (on water):
Frontage (on road/lane):
Depth:
Area:
The current zoning of the subject land:
(R\A 13K7\ ‘K 6.
The nature and extent of the relief from the Zoning By-law:
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The reason why the proposed use cannot comply with the provisions of the Zoning By-law:
8‘ Does the subject property front on a municipally maintained road? OR a privately maintained road?
D Yes
u/Yes
C] No
D No
Name of Road/Lane:
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R3,
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if access to the subject property is by water only, please indicate the parking and docking facilities used or to be used and the approximate distance of these facilities from the subject land and the nearest public road.
What are the existing uses of the subject land?
Rfsmiwce; 11. Please indicate whether there are any EXISTINGbuildings or structures on the subject land. (l.e, residence, garage, shed, ete)
E(Yes
D No
Page 209 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
- if the answer to item 11 is yes, for EACH building or structure indicate: (1)
Typeo fS true t we (E.g. residence)
(2)
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,
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0
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(3)
(4)
,
A)
Setback from Front Lot Line Setback from Rear Lot Line Setback from Side Lot Line Height of Building (Also indicate if it is one story or two story)
Dimensions of Floor Area
Setback from High Water Mark (If applicable)
13.The proposed
uses of the subject land:
Rizalozvcw— any building(s) or slructure(s), or additions to existing building(s) or slructure(s), PROPOSED lo be built on the subject land?
14,Are
M/Yes D No
Page 210 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended 15.lf the answer to item 14 is yes, for each proposed addition, building or structure indicate:
(1) Type of Structure (E.g. residence)
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(2)
(3)
(4)
PLOT Pulp
Setback from Front Lot Line Setback from Rear Lot Line
Setback from Side Lot Line
Height of Building (Also indicate ifI Is one story or two story)
Outside Dimensions of Building/Structure
Setback from High Water Mark (If applicable) NOTES:
- if the subject property is on waterfront, and on a private lane, the setback from the front lot line and the setback from the high water mark will be the same.
- The dimensions required in this question relate to the NEW CONSTRUCTION ONLY, and NOT to the total size of the completed building.
Do your plans include any DEMOLITION of existing structures?
D Yes
?e
If yes, please provide details:
Page 211 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.0. 1990, c. P.13 as amended
Do your plans include the RAISING of an existing structure?
B’No
D Yes
lf yes, please provide details:
What are the uses of the proposed development? (a)
Increase in number of bedrooms
D Yes
E/No
(b)
Increase in plumbing ?xtures
D Yes
We
(c)
Increase in living space
El Yes
@410
(d)
Will the addition or structure encroach on the existing septic system?
D Yes
E/No
19.The date the subject land was acquired by the current owner:
it o: o 20‘The date the existing buildings and structures were constructed on the subject lands:
21 .The length of time that the existing uses of the subject land have continued:
22‘
Indicate whether water is provided to the subject land by a publicly owned and operated piped water system, a privately owned and operated individual or communal well, a lake, or other water body, or other means:
Indicate whether sewage disposal is provided to the subject land by a publicly owned and operated sewage system, a privately owned and operated individual or communal septic system, a privy, or other means:
- ls storm drainage provided by sewers, ditches, swales or by other means?
Page 212 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.0. 1990, c. P.13 as amended
25.Please indicate whether the subject land is subject of an application under the Planning Act for approval of a Plan of Subdivision or Consent, ElYes
E/No
If the answer to question 25 is yes, please give the file number of the application and the status of the application
If known, please indicate whether the subject land has ever been the subject of an application under Section 43 of the Planning Act (Minor Variance). D Yes
m/No
If the answer to item 27 is yes, please give the ?le number of the application and the status of the application
- A SKETCH must be submitted showing the following: i)
THE SKETCH MUST HAVE A NORTH ARROW AT THE TOP OF THE PAGE.
ii)
The boundaries and dimensions of the subject land including the location of any existing and proposed buildings.
iii)
The location ofa reference point.,..,.i.e. distance between the subject land and the nearest township lot line or landmark such as a bridge or railway crossing. The location of all abutting (neighbours’) lands.
The approximate location of all natural and artificial features on the subject land and on the land that is adjacent to the subject land. Examples include buildings, railways, roads, watercourses, drainage ditches, river or stream banks, barns, wetlands, wooded areas, wells and septic tanks. Show distance of these features from the applicant’s property lines. “Note:
**
The distances to on-site and abutting owners’ wells, septic ?elds and barns, from the property to be varied, ls REQUIRED to be shown. The SKETCH is of signi?cant importance and should be prepared as carefully, neatly and accurately as possible.
Page 213 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended AGREEMENT TO INDEMNIFY
Attached to this application is a cheque payable to the Township of South Frontenac representing the application fee.
payment
of
The Owner/Applicant/Agent agrees that the information recorded in this Minor Variance Application Form is accurate. The Owner/Applicant/Agent agrees that representatives of the Township and, where applicable, the appropriate Conservation Authority, may enter onto the subject property for the purpose of determining the appropriateness of the site for the proposed development The Owner/Applicant/Agent agrees to reimburse and indemnify the municipality for all fees and expenses incurred by the municipality to process the application, including any fees and expenses attributable to proceedings before the Ontario Municipal Board or any court or other administrative tribunal if necessary to defend Council’s decision to support the application. VWthoutlimiting the foregoing, such fees and expenses shall include the fees and expenses of consultants, planners, engineers, lawyers and such other professional and technical advisors as the municipality may, in its absolute discretion acting reasonably, consider necessary or advisable to more properly process and support the application.
The Owner/ApplicantJAgent further agrees to proVide the municipality, upon request and in cases where an application has been appealed to the Ontario Land Tribunal, with a deposit (over and above the normal application fee), from which the municipality may, from time to time charge any fees and expenses incurred by the municipality in order to process the application. If such appeal expenses exceed the deposit, the Owner/Applicant shall pay the difference forthwith upon being billed by the municipality, with interest at the rate oft 25% per month (15% per annum) on accounts overdue more than 30 days, The Owner/Applicant/Agent further agrees that, until such requests have been complied with, the municipality will have no continuing obligation to process the application or attend or be represented at the Ontario Municipal Board or any court or other administrative proceeding in connection with the application: DATED AT THE TOWNSHIP OF SOUTH FRONTENAC
I)” Hx ,
THIS
,
DAYOF
In {WINE
fun-(«i
.
,20
11/
Oiivc‘sr
OF f?n?tpwa/v/H’H solemnly declare that all the statements contained in this application are true and I make this solemn declaration conscientiously believing it to be true and knowing that it is of the same force and effect as if made da Evidence Act. I,
'
pp man or
ut o
e Agent
Signature of Applicant or Authorized Agent
DECLARED before me at the TOWNSHIP OF SOUTH FRONTENAC (IN THE COUNTY OF FRONTENAC) THIS
075%
DAY OF
:W7
,20
gulf
A Commissione , etc.
SusanNicoleHughes,a Comm‘ss‘ etc, Province ofOntario, torthe Township of SouthFrontenac. Expires May22,2028.
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9
Page 214 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
A Guide to Completing the Minor Variance Form
- The names of all owners must appear in this section, even if they live in separate residences, and the address(es) should be the full mailing address, complete with postal code.
- You may wish to appoint someone to act on your behalf during the variance process. If so, that person’s name, address and phone number should appear here All owner’s must sign the
authorization.
- Description of the Subject Land: a. District: The Districts are the same as the former Townships. If you are not sure, check the roll number (the long number beginning with 1029) on your tax bill. Ifthe numbers are 010, 020 or 030, your district is Bedford; if the numbers are 040-050, your district is Loughborough; if the numbers are 060 or 070, your district is Storrington; and if the numbers are 080, your district is Portland. b. Concession and Lot Numbers: if you are not sure, check your tax bill c. Street Number: Your civic address if a civic number has not been assigned, leave this space blank. d. Name of Road/Street: This question applies whether or not you are on a private lane or a public road. e. Reference Plan No: If your property has been surveyed, it will have a plan number, and one or more parts on that plan. If your property has not been surveyed, leave this space —
blank. f. Roll No: This is the number beginning with ‘1029’ which appears on your tax bill. Please take time to look it up before submitting the application.
- Frontage, depth, area, acres: All parts of this question must be completed.
- Current zoning: You may not be aware of the zoning on your property and this can be determined when you come in for pre—consultation with planning staff.
- Nature and Extent of Relief: This question is asking what you are asking to do that requires the variance for example, it could be that you are asking to be 25 m ratherthan 30 m from the high water mark, or that you are asking to increase the height of a structure within 30 m of the high water mark, or that you are seeking a variance to construct an accessory building closer to the —
front lot line than the principal building.
Reason why you can’t comply: In other words, why can you not meet the required setbacks. It could be, for example, because you are seeking a variance to add on to an existing structure that is already too close to the water, or that developing further from the water would be impossible because of a steep embankment.
Roads: Municipally maintained roads are looked after by the Township; private roads are lanes that residents maintain themselves (not private driveways, but lanes that provide access to your property and that are generally shared with others).
10
Page 215 of 227
TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, 0. R13 as amended 9) Parking and Docking: This question is only relevant is you can only access your property by water. 10) Existing Uses: e.g. residential, retail business, vacant recreational land 11) Buildings: If there are ANY buildings or structures on the property now, the answer to this question is “yes”. 12) Description of buildings and structures: You must complete all sections of this question for each structure on your property. If there is a deck on your dwelling, please describe it separately from the residence. 13) Proposed Uses: Generally, the answer to this question will be the same as the answer to #10, but if, for example, the land is currently vacant, and you are planning to construct a dwelling, then the use to be described in section 10 would be “vacant recreational land”, and the use described in section 13 would be “residential” 14) Proposed structures: It you are planning to build ANYTHINGon the property, the answer to this question is “yes” This includes additions, decks, garages, septic systems. —
- Description of new construction: ALL proposed new development must be described here. If you are proposing to construct an addition to a dwelling, and to add a deck, please show this information in separate columns.
- Demolition: All demolition requires a permit from the building department. In some instances, a proposed addition or increase in height cannot be accomplished without the removal of existing walls. If this is not made clear to the Committee at the beginning of the process, you may find that, although you are granted permission to add on to your residence, you can’t actually do it because you have not made it clear that there is demolition involved.
17)Raising of Structure: In other words, are you proposing to raise the building in order to construct a basement under it. 18)Uses
of Development: Please answer each part of this question. An increase in living space would include anything with walls e.g. a screened porch would involve an increase in living space. —
19)Date land acquired:
When did you take possession
of the property?
20)Date of existing buildings: It you are not sure, provide your best estimate. 21) Length of existing uses: For example, has the land been used for residential purposes for 30 years, or 18 months? 22) Water supply: in most cases the answer will be private well, but some waterfront properties take their water from a lake.
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TOWNSHIP OF SOUTH FRONTENAC APPLICATION FOR MINOR VARIANCE Planning Act, R.S.O. 1990, c. P.13 as amended
Septic: in most cases the answer will be private sewage system, but there may be some privies.
Drainage: Are there specific ditches that have been constructed to deal with drainage; is there natural drainage, etc.?
Application for consent: Is there currently an application for consent (severance) being proposed for the property?
If yes: If there is a current application for severance or subdivision on the property, please indicate the file number. (Staff can help provide this information)
Minor variance: Has there ever been a minor variance granted on the property? If you are longtime owner of the property, you will probably be aware of any other special permission granted for a variance to the zoning ’by—Iaw.If you are a new owner, the seller will probably have made you aware of this.
If yes: If there has been a previous variance granted on the property, please indicate the application number if known, and what the details of the variance were.
SKETCH: We cannot stress enough the importance of a detailed, accurate, and complete sketch. You do not necessarily need to contract with a professional to draw the sketch, but sketches that are not drawn to scale, do not show dimensions and distances, or are not drawn neatly (PLEASE USE A RULER), will not be accepted.
Agreement to Indemnify: Must be signed in front of a commissioner of oaths you may have this done before submitting the application, or sign the application in front of staff who can sign as commissioners. All owners must sign the application, or it can be signed by an agent if one has been appointed. —
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4975 BRADFORD
RD
SOUTH FRONTENAC BRADFORD ROAD WEST
PL-ZNA-2026-0017 (BURGESS) (DAVEY) 4990 BRADFORD ROAD WEST
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Page 218 of 227
wmle me Coumy makes every e?orl lo msure that me mlormallon presented rs accurate «or the intended uses ornusmap, (here rs an rrrrrereru error rrraH mapprrrg produds, and accuracy orme mapprrrg canno| be guarameeovor 3“ pessrbre uses The map orsplays basrc topographlc lealures oniy
Scale: 1:1,500 0
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26/02/2026
0
1
2
3
4
5
6
7
8
9
10
11
12 inches DISCLAIMER: THIS DRAWING HAS BEEN PREPARED SOLELY TO ILLUSTRATE GENERAL EXISTING SITE CONDITIONS BASED ON INFORMATION PROVIDED BY THE PROPERTY OWNER, LIDAR SCANNING AND PUBLICLY AVAILABLE SOURCES. IT IS NOT AN ENGINEERING DOCUMENT AND DOES NOT CONSTITUTE THE PRACTICE OF PROFESSIONAL ENGINEERING.
SITE STATISTICS TOWNSHIP OF SOUTH FRONTENAC BY-LAW 2003-75 RURAL ZONE ‘RU’
BRADFORD ROAD WEST
NORTH
PERMITTED USES:
137.7 ±
PARKING SPACE 2.7m x 6m PARKING SPACE 2.7m x 6m
7.4 ±
3.0 ±
3.2
± PARKING SPACE 2.7m x 6m
DETACHED GARAGE 54.07 m² SEPTIC TANK
PARKING SPACE 2.7m x 6m
PARKING SPACE 2.7m x 6m
ASSUMED LOCATION OF TILE BED
SHIPPING CONTAINER 14.64 m²
GRAVEL SURFACE
PARKING SPACE 2.7m x 6m
CURRENT CONDITIONS SINGLE DETACHED DWELLING WITH A HOME INDUSTRY
REMARKS NO EXTERIOR STORAGE OF GOODS OR MATERIALS RELATED TO THE HOME OCCUPANCY IS PERMITTED. THE MAXIMUM GROSS FLOOR AREA USED FOR THE HOME INDUSTRY SHALL NOT EXCEED 111.48 m2 (1,200 ft2). NOT MORE THAN 1 PERSON WHO IS NOT A RESIDENT OF THE DWELLING SHALL BE EMPLOYED IN THE HOME INDUSTRY TO ACTIVELY WORK WITHIN THE PREMISES.
LOT AREA (MIN): 8,000 m²
20,456 m²
FRONT YARD DEPTH (MIN): 20 m
22.15 m TO SDD
INTERIOR SIDE YARD WIDTH (MIN): 3 m FOR SDD & ACCESSORY BUILDINGS, 10m FOR OTHERS
48.9 m TO SDD
EXTERIOR SIDE YARD WIDTH (MIN): 10 m FOR SDD, 20m FOR OTHERS
N.A.
REAR YARD DEPTH (MIN.): 10 m
113.4 m
LOT FRONTAGE (MIN.): 76 m FOR SDD
137.66 m
LOT COVERAGE (MAX): 20% FOR SDD
2.57%
HEIGHT OF BUILDING (MAX.): 11 m
6.7± m FOR SDD
ACCESSORY BUILDINGS FRONT YARD DEPTH (MIN): 20 m REAR YARD DEPTH (MIN): 3 m INTERIOR SIDE YARD DEPTH (MIN): 3 m EXTERIOR SIDE YARD DEPTH (MIN): 20 m
BUILDING HEIGHT (MAX): 8 m FOR SDD USES
PARKING SPACE 2.7m x 6m
14.52 m (SHED A) 74.5 m 41.6 m N.A.
THIS DRAWING HAS NOT BEEN PREPARED BY A LICENSED LAND SURVEYOR AND SHALL NOT BE USED OR INTERPRETED AS A SURVEY, PLAN OF SURVEY, OR REFERENCE PLAN. USERS ARE ADVISED TO OBTAIN AN APPROPRIATE PLAN OF SURVEY PREPARED BY A LICENSED LAND SURVEYOR AND ANY REQUIRED PLANNING OR ENGINEERING DOCUMENTATION IF NECESSARY TO COMPLY WITH APPLICABLE CODES, STATUTES, LAWS AND REGULATIONS OR OTHER APPLICABLE LEGISLATION.
ALL ACCESSORY BUILDINGS OTHER THAN SHED A EXCEED THE 20 m MINIMUM FRONT YARD DEPTH
5.98± m
PARKING SPACE 2.7m x 6m
WORKSHOP 116.31 m²
PARKING SPACE 2.7m x 6m
PROPOSED FUTURE CANOPY STRUCTURE OVER
SHIPPING CONTAINER 28.84 m²
SHIPPING CONTAINER 29.15 m²
12.0 ±
INTERIOR LOT LINE
41.6 ±
4.0 ±
SINGLE DETACHED DWELLING 182.04 m²
BARRIER-FREE PARKING SPACE 4.4m x 6m
6.4 ±
PARKING SPACE 2.7m x 6m
GRAVEL SURFACE
ABANDONED CONCRETE FOUNDATION
48.9 ±
T LINE
65.4 ±
INTERIOR SIDE LO
PARKING SPACE 2.7m x 6m
GENERAL PROVISIONS
PARKING SPACE 2.7m x 6m
SHED A 5.30 m²
GRAVEL DR
GR
AV
EL
22.1 ±
DR
IVE
14.5 ±
WA Y
±
IVEWAY
33.7 ±
26.1 ±
4.6
WELL
AGRICULTURAL USES, INCLUDING A LIVESTOCK FACILITY AND INTENSIVE AGRICULTURAL USES, CONSERVATION USES, INCLUDING REFORESTATION AND OTHER ACTIVITIES CONNECTED WITH THE CONSERVATION OF SOIL OR WILDLIFE, WOOD LOTS, WAYSIDE PITS AND WAYSIDE QUARRIES, OPEN SPACE USE, A KENNEL, AN APIARY, A RIDING CLUB, A GREENHOUSE, A COLD STORAGE WAREHOUSE, A GRAIN DRYING FACILITY, A HOBBY FARM, A LIVESTOCK ASSEMBLY AREA OR A LIVESTOCK EXCHANGE, AN AGRICULTURAL SALES BARN, A VETERINARY CLINIC, A RESEARCH FACILITY, A SINGLE DETACHED DWELLING (SDD), A SEASONAL DWELLING, A GROUP HOME, ACCESSORY BUILDINGS OR USES TO THE ABOVE USES, INCLUDING A SINGLE DETACHED DWELLING AS AN ACCESSORY USE TO AGRICULTURE, A HOME OCCUPATION, IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.28 OF THE BYLAW, A HOME INDUSTRY, IN ACCORDANCE WITH THE PROVISIONS OF SECTION 5.29 OF THE BY-LAW, A GARDEN SUITE IN ACCORDANCE WITH SECTION 5.33 OF THE BYLAW, AN AGRICULTURAL PRODUCE SALES OUTLET.
FRONT LOT LINE
FRONT LOT LINE
FRONT LOT LINE
FRONT LOT LINE
BY-LAW REQUIREMENT
NO LAND SURVEYING, CADASTRAL SURVEY, BOUNDARY DETERMINATION, VERIFICATION OF PROPERTY LIMITS, ZONING ANALYSIS, LAND USE PLANNING, OR SITE PLAN SERVICES HAVE BEEN PERFORMED. PROPERTY BOUNDARIES, DIMENSIONS, AREAS, SETBACKS, AND BUILDING LOCATIONS SHOWN ARE APPROXIMATE ONLY AND MUST NOT BE RELIED UPON FOR LEGAL OR FINANCING PURPOSES.
GRAVEL SURFACE
BY-LAW REQUIREMENT
CURRENT CONDITIONS
SETBACK FROM PUBLIC ROADS: CENTRELINE OF BRADFORD ROAD (MIN.): 10 m
26.1 m
BUILDINGS ON EXISTING LOTS
WHERE A BUILDING HAS BEEN LEGALLY ERECTED PRIOR TO THE DATE OF THE PASSING OF THIS BY-LAW ON A LOT HAVING LESS THAN THE MINIMUM FRONTAGE AND/OR AREA, OR HAVING LESS THAN THE MINIMUM FRONT YARD, SIDE YARD, REAR YARD OR USABLE OPEN SPACE REQUIRED BY THIS BY-LAW, THE SAID BUILDING MAY BE ENLARGED, RECONSTRUCTED, REPAIRED OR RENOVATED PROVIDED SAID ENLARGEMENT, RECONSTRUCTION, REPAIR OR RENOVATION DOES NOT SERVE TO FURTHER REDUCE A REQUIRED YARD OR REQUIRED USABLE OPEN SPACE AND PROVIDED ALL OTHER PROVISIONS OF THIS BY-LAW ARE COMPLIED WITH.
SHED B 95.40 m² 145.3 ±
MULTIPLE USES ON ONE LOT: CLEARANCE BETWEEN DWELLING & OTHER BUILDINGS (MIN): 3 m
3.2 m
ACCESSORY BUILDINGS LOT COVERAGE (MAX.): 5%
1.7%
145.2 ±
OFF STREET PARKING : RESIDENTIAL: SDD - 2 SPACES HOME OCCUPATION/HOME INDUSTRY: GFA USED FOR HOME OCCUPANCY/INDUSTRY = 170.4 m2 NUM. OF SPACES REQUIRED = 170.4/18 = 10 SPACES
ROOF CANOPY
THE STRUCTURE TO THE REAR OF THE GARAGE IS THE MOST RECENT CONSTRUCTION ON THE PROPERTY. THIS STRUCTURE DOES NOT REDUCE THE FRONT, SIDE OR REAR LOT CLEARANCES FROM THE CLEARANCES THAT EXISTED PRIOR TO ITS CONSTRUCTION.
2 PARKING SPACES PROVIDED FOR SDD PLUS
10 SPACES PROVIDED FOR HOME OCCUPANCY/INDUSTRY
T LINE INTERIOR SIDE LO
113.4 ±
STANDARD PARKING SPACE DIMENSIONS: 2.7x6 m
12 PROVIDED
BARRIER-FREE PARKING REQUIREMENTS: 1 SPACE REQUIRED 4.4 x 6 m
1
OTHER PARKING REQUIREMENTS: DRIVEWAY WIDTH: 3.5 m FOR SDD, 6 m FOR OTHERS PARKING SETBACK FROM LOT LINE: 1m PARKING SETBACK FROM RESIDENTIAL: 3m
REFER TO PLOT PLAN
74.6 ± No.
INTERIOR LOT LINE
Project:
DATE
REVISIONS
BY
Burgess Property 4990 Bradford Road West Harrowsmith, ON
Owner:
Dylan Burgess
Drawing Title:
Illustrative Plot Plan of Current Conditions Client Project No.:
1 P1
PLOT PLAN 1 : 300
REAR LOT LINE
00000
Project No.:
1800920 As Shown 02/24/2026
Designed By:
N.A.
Scale:
Drawn By:
C.R.
Date:
Dwg. No.:
REAR LOT LINE
P1
144.1 ±
0
50
100
200
250
300mm
To:
Committee of Adjustment
From:
Development Services Department
Date of Meeting:
March 12, 2026
Subject:
Minor Variance Application PL-ZNA-2026-0017, Burgess, 4990 Bradford Road West, Portland District
Summary This report recommends that the Committee of Adjustment grant approval of the subject application for zoning relief to allow the lot coverage of all accessory buildings on the property to exceed the lot coverage of the house, 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 (2025). The property is zoned Rural (RU) in Zoning By-law No. 2003-75, as amended. The subject property is 5 acres in size and has frontage on Bradford Road West. The north end of the property contains a house, a detached garage, two sheds and three shipping containers. The south end of the property contains a field used as a dirt track. Proposal The owner recently constructed an addition to the detached garage. They are also thinking about putting a roof over two of the shipping containers to create additional secure space for vehicles and equipment. The owner is working with Building Services to secure the necessary building permits for the addition and the shipping containers. The garage addition and shipping containers make the total lot coverage of all accessory buildings and structures on the property exceed that of the house, which is not allowed by the Zoning By-law. Section 5.24.1 of the Zoning By-law states that, “the total lot coverage of accessory buildings and structures including detached private garages shall not exceed five (5) percent of the lot area…In no case shall the lot coverage of all accessory buildings and structures on a lot (excluding pools and tennis courts) exceed the lot coverage of the existing principal building.” The owner has applied for a minor variance to allow the total lot coverage of all accessory buildings and structures (2.1%) to be greater than the lot coverage of the house (1.2%).
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Township of South Frontenac Staff Report PL-ZNA-2026-0017
Related Applications The lands are not subject to any additional applications under the Planning Act. Department and Agency Comments The application did not need to be circulated to any Township departments and external agencies. Public Comments No comments were received before this report was finalized. 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 proposed variance maintains the general intent and purpose of the Official Plan. The subject lands are designated Rural in the Official Plan. The existing and proposed accessory buildings and structures are uses associated with the permitted residential use of the property. It is also in keeping with the rural character of the area. Does the variance maintain the general intent and purpose of the Zoning By-law? The proposed variance maintains the general intent and purpose of the Zoning By-law. The existing and proposed accessory buildings and structures are uses associated with the permitted residential use of the property. The Rural zone allows 20% lot coverage for single detached residential uses. Of that, a maximum 5% total lot coverage is allowed for all accessory buildings on a property, but this lot coverage cannot exceed that of the principal building. The intent of this provision is to ensure that the house remains the focus of a residential property, and that the property is not overcrowded with buildings. Even though there are more accessory buildings than house on this property, overall lot coverage is minimal. Accessory building lot coverage would be 2.1%, which is less than 5%. The lot coverage of ALL buildings and structures on the property would be 3.3%, which is significantly less than the 20% allowed in the Rural zone. The subject property is a large (5 acre) rural property. All the existing and proposed accessory buildings are clustered together off the driveway on the west side of the house, in line with the rear of the house. The clustered buildings do not give the appearance of overcrowding the lot when viewed from the road.
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Township of South Frontenac Staff Report PL-ZNA-2026-0017
Is the requested variance desirable for the appropriate development or use of the land, building or structure in question? The requested variance is desirable for the appropriate development of the land. The existing and proposed accessory buildings provide space for the owner to securely store and work on their personal vehicles and equipment. It also provides flexibility to use some of the buildings for a home-based business should that be desired in the future. Is the variance minor? The requested variance is minor as it maintains the general intent and purpose of the Official Plan and Zoning By-law, and is desirable for the appropriate development of the land. It is not anticipated to impact the existing or planned functionality of the property and adjacent properties. The nearest houses are 120 metres to the east and west on the same side of the road, and more than 350 metres on the opposite side of the road. 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
Notice was also provided on the Township’s website. Recommendation It is recommended that the Committee of Adjustment receive comments from the public and, pending comments received, approve minor variance application PL-ZNA-2026-0017 for 4990 Bradford Road West, such that the total lot coverage of all accessory buildings and structures on the property is permitted to be 2.1%, which is greater than the lot coverage of the house (1.2%). The proposal must be generally consistent with the application sketch, which will be attached to the decision as a schedule. It is noted that a building permit is required for all construction and demolition on the property. There shall be no additional development on the property without approval from the Township of South Frontenac. Report Prepared By: Christine Woods, RPP, MCIP, Manager of Planning
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To:
Committee of Adjustment
From:
Kate Kaestner, Planning Clerk
Report Date:
March 12, 2026
Subject:
Decisions on Delegated Consents, February 2026 to March 2026
Summary This report summarizes the Consent applications that have been approved by Brad Wright, Director of Development Services, between February 09, 2026 and March 12, 2026.
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-2025-0125 – Portland District Approved on February 09, 2026 This application is for a lot addition from unaddressed lands on Alton Road (identified by PIN # 36141-0028) to be conveyed to 3972 Alton Road West. The severed lands are to be approximately 7.5 acres of area with 85m of road frontage. This will increase the size of 3972 Alton Road West to 9.75 acres with 195m of road frontage. The retained lands will be approximately 51.4 acres in area and 94m of road frontage. b) PL-BDJ-2025-0124 – Portland District Approved on February 10, 2026 This application is for a 1 acre lot addition from 6187 First Lake Road to 6153 First Lake Road, increasing the area of the benefitting property to 3.6 acres. The retained parcel (6187 First Lake Road) would be 62 Acres in area with frontage on First Lake Road and Depot Creek. c) PL-BDJ-2025-0129 – Loughborough District Approved on February 10, 2026 This application is for an approximately 3.5 acre lot addition to be conveyed from 1022 Nature Lane to 1047 Island View Lane, increasing the size of the benefitting land to 6.7 acres. The retained lands at 1022 Nature Lane will be approximately 14.4 acres.
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Township of South Frontenac Staff Report – Decisions on Delegated Consents
d) PL-BDJ-2025-0132 – Storrington District Approved on February 10, 2026 The proposal is to sever the farm fields from the house and accessory buildings. The severed lot will be 82 acres in area with 122m of frontage on Latimer Road. The retained parcel is to be approx. 14 acres in area with 266m of frontage on Latimer Road. e) PL-BDJ-2025-0136 – Portland District Approved on February 27, 2026 The application is for the creation of one rural residential lot from property at 3513 Holleford Road. The severed lot will be 2 acres in area with 76m of frontage on Holleford Road. The retained parcel is to be approx. 168 acres in area with frontage on both Holleford Road and Redmond Road and would contain an existing dwelling. f) PL-BDJ-2024-0134 – Bedford District Approved on March 5, 2026 The application is for the creation of one new 0.43 hectare lot from property at 688 Dewitt Lane for the purposes of mainland access for properties on Ashuelot Island and Timmerman Island, on Bobs Lake.
Appendix A – Mapping of application(s) Report Prepared By: Kate Kaestner, Planning Clerk Report Approved By: Christine Woods, Manager of Planning
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Township of South Frontenac Staff Report – Decisions on Delegated Consents
APPENDIX A
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Township of South Frontenac Staff Report – Decisions on Delegated Consents
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Township of South Frontenac Staff Report – Decisions on Delegated Consents
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