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Okay, everyone. I guess we'll uh have

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time to start the meeting. And I'd like

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to thank everyone for attending the

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committee of adjustment meeting. I'd

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like to remind everyone that we as we

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get underway that this meeting is in

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person and online through Zoom and is

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being recorded. Everyone online will be

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muted with the exception of the

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committee members and staff. All

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comments and questions are to be

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directed through the chair from

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committee members, staff, and public.

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like to remind committee members you

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must speak into your microphone so that

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everyone online and a person can hear

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you. For those attendees that are

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online, your video picture will not be

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displayed. You'll be muted and will not

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be able to unmute yourself during the

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application that you have not requested

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to attend unless you raise your hand. At

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the beginning of each application, I

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will call applicant forward. The owner

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or applicant in attendance may come to

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the table to your right to speak with

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the committee. This microphone is live

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and you must speak into the microphone.

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If the owner applicant is online, you

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will be unmuted. The committee will ask

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for comments from the public during each

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application. Please provide your name

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and address for the public record. All

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comments and questions should be

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directed to the chair and only speak

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when it's your turn. If you're in person

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and would like to speak to an

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application one at a time, you may

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approach the podium and speak. This

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microphone will be live. If you're on

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the video portion of the Zoom meeting

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and you'd like to speak and your

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microphone is muted, please click on the

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raise hand button located on the bottom

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of your screen. Staff will notify me

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that you wish to speak. If you're

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attending by telephone and you wish to

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speak, please dial star9 to raise your

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hand, which will signal staff that you

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wish to speak. Once a decision has been

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made concerning your application, you're

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welcome to leave the hearing while the

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committee continues with the next

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application. Members in attendance today

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are Katherine Graham, Bruce Craig, Paul

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Beanster, Todd Robertson, and myself,

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Jim Kho. Our attendance, our staff in

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attendance are senior planner Lindseay

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Lambert, planner Kyle Peele, and

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secretary treasurer Amanda Warner

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McCller.

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Uh, the first item on the agenda is the

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adoption of the agenda. Any committee

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members have any changes they wish to

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make?

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>> None.

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» None.

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>> None here.

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» None here.

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>> No.

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» No.

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None here.

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>> Nor do I. So, we need a mover and a

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» Nor do I. So, we need a mover and a

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second. Moved by Katherine.

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>> Seconded by Paul

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» Seconded by Paul

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that the agenda be adopted as

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circulated. All in favor? Catherine?

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>> Yes.

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» Yes.

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>> Yes.

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» Yes.

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>> Yes.

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» Yes.

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>> Yes.

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» Yes.

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>> And I'm also carried.

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» And I'm also carried.

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Second item on the agenda is the

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adoption of the minutes from our October

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28th, 2025 meeting. Uh, any committee

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members of any changes or suggestions?

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>> None.

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» None.

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>> None here.

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» None here.

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>> Nope. None here, sir.

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» Nope. None here, sir.

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>> Nor do I. So we need mover and a

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» Nor do I. So we need mover and a

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seconder again. Moved by Bruce, seconded

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by Todd

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that the meeting minutes of the October

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28, 2025 hearing of the committee of

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adjustment be adopted as circulated. All

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in favor?

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>> Katherine? Yes.

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» Katherine? Yes.

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>> Yes.

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» Yes.

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>> Yes.

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» Yes.

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>> Yes.

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» Yes.

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>> I am also carried.

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» I am also carried.

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Uh now third item is a declaration of

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interest. Uh any committee members with

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any peculinary or other declaration of

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interest?

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>> None.

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» None.

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>> None here. Nope.

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» None here. Nope.

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>> None here, sir. Nor do I.

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Okay.

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First thing on our application today is

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D13-2025-04268

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Big Stave Island. And Amanda

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is your

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own.

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>> Uh, yes. and we have the owner online if

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» Uh, yes. and we have the owner online if

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you have any questions. Uh the

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application is requesting a permission

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to expand an existing legal

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non-complying dwelling with an attached

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uncovered deck which was constructed in

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the absence of necessary municipal and

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agency approvals. The existing dwelling

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is legal non-complying with respect to

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the minimum 30 m setback from the high

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watermark of the St. Lawrence River and

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the minimum 30 m front yard provision of

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the island residential special exception

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4 zone. The existing 312 meter

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singlestory dwelling and attached

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uncovered deck is proposed to be

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expanded with the addition of a 22.3

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square meter attached uncovered deck.

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The property is currently developed with

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a single detached dwelling with an

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attached deck, two accessory structures,

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and two marine facilities. Of note, a

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site visit was not undertaken due to

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seasonal constraints with accessing the

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property by water at this time of year.

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However, staff completed a detailed

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review of the pictures of the property

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submitted with the application to com

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complete their assessment and inform

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their opinion.

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>> Okay. Thank you, Kyle. Give us your

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» Okay. Thank you, Kyle. Give us your

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report, please.

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>> Thank you, chair, and through you. So,

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» Thank you, chair, and through you. So,

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as noted, this application is requesting

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a permission to expand an existing legal

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non-complying dwelling with the addition

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of an attached uncovered deck, which was

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constructed prior to the issuance of the

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required municipal and agency approvals.

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It is proposed to permit the attached

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uncovered deck to be located on the

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northeast side of the existing dwelling,

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and this structure will encroach no

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closer to the high water mark than the

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closest point of existing development.

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The proposed expansion is limited. No

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undue adverse impacts are anticipated

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beyond what currently exists and the

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scale of the proposed structure is in

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appropriate proportion to the existing

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legal non-compliant dwelling. In

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conclusion, the conservation authority

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have submitted comments noting no

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concerns based on their consideration of

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natural hazards. The application has

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been found to be consistent with the

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applicable policies and regulations of

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the land use planning documents of the

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township. As such, planning staff

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recommend approval of this application

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per the details and conditions enclosed

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within the staff report. Thank you.

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>> Thanks, Kyle. And any other public

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» Thanks, Kyle. And any other public

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comments?

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>> Uh yes, we received the comments from

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» Uh yes, we received the comments from

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the conservation authority with no

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objections. And we also received written

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public comments uh from Stefan, George,

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Andy Mullins, and who are neighbors and

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letters of support. And we also received

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a letter of support from Gil Grant

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McBride, a resident of the township.

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>> Okay, thanks Amanda. Is there anyone in

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» Okay, thanks Amanda. Is there anyone in

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attendance in the audience that wishes

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to speak to the application?

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» Uh, we have no one online and no one in

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the audience looking to speak to the

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application.

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>> Committee members, uh, any questions for

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» Committee members, uh, any questions for

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the

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>> I have no questions.

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» I have no questions.

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>> I have no questions or concerns. It

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» I have no questions or concerns. It

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seems quite uh, minimal.

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>> Uh, none.

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» Uh, none.

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>> Todd,

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» Todd,

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>> uh, one question for you, chair, if I

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» uh, one question for you, chair, if I

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may. Uh, do we have any idea of the age

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of the structure that we are approving?

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>> Dr. Kyle,

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» Dr. Kyle,

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>> uh, I would ask the owner to confirm

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» uh, I would ask the owner to confirm

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that, please.

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» Uh, hello. Can you hear me?

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>> Yep. You go ahead.

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» Yep. You go ahead.

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>> Uh, it was constructed uh, last year.

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» Uh, it was constructed uh, last year.

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>> Thank you very much.

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» Thank you very much.

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>> Okay. No, I have no questions or

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» Okay. No, I have no questions or

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concerns.

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We need a need a mover and a seconder.

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Okay. Moved by Katherine, seconded by

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Todd.

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» That application D13-2025-042

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be approved subject to the conditions as

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included in the planner report and the

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decision of the committee. And we're

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ready to vote. Catherine.

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>> Yes.

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» Yes.

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>> Yes. Yes. Yes.

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» Yes. Yes. Yes.

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>> And I am also carried.

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Second on our agenda today is

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D13-2025-043-231

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Hay Island.

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Amanda,

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you

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give us your spiel here.

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>> Uh yes, and we have people in attendance

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» Uh yes, and we have people in attendance

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today. if you have any questions. Um,

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this application is requesting a

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permission to expand an existing legal

272
00:07:55,759 --> 00:07:57,919
non-complying dwelling with an attached

273
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uncovered deck that was constructed in

274
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the absence of necessary municipal and

275
00:08:01,520 --> 00:08:03,759
agency approvals. The existing dwelling

276
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is legal non-complying with respect to

277
00:08:05,440 --> 00:08:07,520
the minimum 30 m setback from the high

278
00:08:07,520 --> 00:08:10,000
watermark of the St. Lawrence River and

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the 30 m setback of the island

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residential zone and the minimum 30 m

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setback from a seasonal or permanent

282
00:08:16,639 --> 00:08:20,160
wetland. The existing 107.5

283
00:08:20,160 --> 00:08:22,639
meter singlestory dwelling is proposed

284
00:08:22,639 --> 00:08:24,560
to be expanded with the addition of a 25

285
00:08:24,560 --> 00:08:26,879
square meter attached uncovered deck.

286
00:08:26,879 --> 00:08:28,319
The property is currently developed with

287
00:08:28,319 --> 00:08:30,560
a single detached dwelling, two attached

288
00:08:30,560 --> 00:08:32,800
decks, two accessory structures, and a

289
00:08:32,800 --> 00:08:35,120
marine facility. Of note, a site visit

290
00:08:35,120 --> 00:08:36,800
was not undertaken due to seasonal

291
00:08:36,800 --> 00:08:38,320
constraints with accessing of the

292
00:08:38,320 --> 00:08:40,560
property by water at this time of year.

293
00:08:40,560 --> 00:08:42,320
However, staff completed a detailed

294
00:08:42,320 --> 00:08:44,159
review of the video and pictures of the

295
00:08:44,159 --> 00:08:46,320
property submitted with the application

296
00:08:46,320 --> 00:08:48,800
to complete their assessment and inform

297
00:08:48,800 --> 00:08:50,640
the recommendation.

298
00:08:50,640 --> 00:08:52,630
>> Thanks, Amanda. Kyle, give us your

299
00:08:52,630 --> 00:08:52,640
» Thanks, Amanda. Kyle, give us your

300
00:08:52,640 --> 00:08:53,519
report, please.

301
00:08:53,519 --> 00:08:55,750
>> Thank you, chair, and through you. Uh so

302
00:08:55,750 --> 00:08:55,760
» Thank you, chair, and through you. Uh so

303
00:08:55,760 --> 00:08:58,080
as noted by Amanda, this application is

304
00:08:58,080 --> 00:09:00,640
requesting a permission to expand an

305
00:09:00,640 --> 00:09:02,399
existing legal non-compliant dwelling

306
00:09:02,399 --> 00:09:04,000
with the addition of an attached

307
00:09:04,000 --> 00:09:06,240
uncovered deck which was constructed

308
00:09:06,240 --> 00:09:08,240
prior to the issuance of the required

309
00:09:08,240 --> 00:09:11,279
municipal and agency approvals. It is

310
00:09:11,279 --> 00:09:12,800
proposed to permit the attached

311
00:09:12,800 --> 00:09:14,560
uncovered deck to be located on the

312
00:09:14,560 --> 00:09:16,720
south side of the existing dwelling and

313
00:09:16,720 --> 00:09:18,720
the structure will encroach no closer to

314
00:09:18,720 --> 00:09:20,800
the high water mark and the boundary of

315
00:09:20,800 --> 00:09:23,120
the adjacent wetland than the closest

316
00:09:23,120 --> 00:09:25,440
point of existing development. The

317
00:09:25,440 --> 00:09:28,080
proposed expansion is limited. No undue

318
00:09:28,080 --> 00:09:30,080
adverse impacts are anticipated beyond

319
00:09:30,080 --> 00:09:32,959
what currently exists and the scale of

320
00:09:32,959 --> 00:09:35,120
the proposed structure is in appropriate

321
00:09:35,120 --> 00:09:36,640
proportion to the existing legal

322
00:09:36,640 --> 00:09:39,360
non-compliant dwelling. In conclusion,

323
00:09:39,360 --> 00:09:40,720
the conservation authority have

324
00:09:40,720 --> 00:09:42,959
submitted comments noting no concerns

325
00:09:42,959 --> 00:09:44,720
based on their consideration of natural

326
00:09:44,720 --> 00:09:46,880
hazards. The application has been found

327
00:09:46,880 --> 00:09:49,760
to be consistent with the uh applicable

328
00:09:49,760 --> 00:09:51,920
policies and regulations of the land use

329
00:09:51,920 --> 00:09:54,160
planning documents of the township. As

330
00:09:54,160 --> 00:09:56,000
such, planning staff recommend approval

331
00:09:56,000 --> 00:09:58,320
of this application per the details and

332
00:09:58,320 --> 00:10:00,160
conditions enclosed within the staff

333
00:10:00,160 --> 00:10:01,440
report. Thank you.

334
00:10:01,440 --> 00:10:05,110
>> Thanks, K. Amanda. Any other reports? Uh

335
00:10:05,110 --> 00:10:05,120
» Thanks, K. Amanda. Any other reports? Uh

336
00:10:05,120 --> 00:10:06,720
we we just received the comments from

337
00:10:06,720 --> 00:10:08,160
the conservation authority with no

338
00:10:08,160 --> 00:10:10,560
objections and we have not received any

339
00:10:10,560 --> 00:10:12,480
further written public comments.

340
00:10:12,480 --> 00:10:14,230
>> Thanks Amanda. Is there anyone in

341
00:10:14,230 --> 00:10:14,240
» Thanks Amanda. Is there anyone in

342
00:10:14,240 --> 00:10:15,920
attendance in the audience that wishes

343
00:10:15,920 --> 00:10:20,150
to speak to the application?

344
00:10:20,160 --> 00:10:22,640
» Uh we have no one Oh, we have the owners

345
00:10:22,640 --> 00:10:24,000
looking to speak to the application.

346
00:10:24,000 --> 00:10:26,790
>> Yes, you can approach me.

347
00:10:26,790 --> 00:10:26,800
» Yes, you can approach me.

348
00:10:26,800 --> 00:10:28,230
>> I'm I'm sorry. You have to speak into

349
00:10:28,230 --> 00:10:28,240
» I'm I'm sorry. You have to speak into

350
00:10:28,240 --> 00:10:29,519
the microphone just because it's being

351
00:10:29,519 --> 00:10:32,560
recorded. Thank you.

352
00:10:32,560 --> 00:10:33,350
>> Is it on?

353
00:10:33,350 --> 00:10:33,360
» Is it on?

354
00:10:33,360 --> 00:10:36,470
>> Yeah. Um, I just wanted it noted that it

355
00:10:36,470 --> 00:10:36,480
» Yeah. Um, I just wanted it noted that it

356
00:10:36,480 --> 00:10:38,399
is not an attached deck. It's an

357
00:10:38,399 --> 00:10:41,600
unattached deck.

358
00:10:41,600 --> 00:10:47,350
>> Okay. Thank you.

359
00:10:47,360 --> 00:10:49,760
» Okay. And we have no one else looking to

360
00:10:49,760 --> 00:10:51,680
speak to the application either online

361
00:10:51,680 --> 00:10:53,760
or in the audience.

362
00:10:53,760 --> 00:10:56,069
>> Senator, uh, committee members, any

363
00:10:56,069 --> 00:10:56,079
» Senator, uh, committee members, any

364
00:10:56,079 --> 00:10:58,399
questions for our applicants? Start with

365
00:10:58,399 --> 00:11:01,120
you, Catherine. Uh, I have a question

366
00:11:01,120 --> 00:11:03,519
for staff. Given the comment that was

367
00:11:03,519 --> 00:11:05,519
just made by the owner, does it make any

368
00:11:05,519 --> 00:11:07,519
difference that it was unattached or

369
00:11:07,519 --> 00:11:09,200
attached?

370
00:11:09,200 --> 00:11:11,670
>> Uh, largely. It it wouldn't change our

371
00:11:11,670 --> 00:11:11,680
» Uh, largely. It it wouldn't change our

372
00:11:11,680 --> 00:11:14,800
support. I would just note that um it's

373
00:11:14,800 --> 00:11:16,720
it's detached in the sense that it's

374
00:11:16,720 --> 00:11:19,920
separated from the dwelling um by a

375
00:11:19,920 --> 00:11:22,000
couple inches is my understanding. So,

376
00:11:22,000 --> 00:11:24,800
it functions as an attached deck. So

377
00:11:24,800 --> 00:11:26,560
while it may be, you know, technically

378
00:11:26,560 --> 00:11:28,800
detached, the function of the deck is as

379
00:11:28,800 --> 00:11:31,200
an attached deck. That's why we uh wrote

380
00:11:31,200 --> 00:11:33,440
the report as is.

381
00:11:33,440 --> 00:11:34,949
>> Thank you. I have no further questions.

382
00:11:34,949 --> 00:11:34,959
» Thank you. I have no further questions.

383
00:11:34,959 --> 00:11:37,190
>> Bruce,

384
00:11:37,190 --> 00:11:37,200
» Bruce,

385
00:11:37,200 --> 00:11:39,750
>> I have no questions or concerns. It's uh

386
00:11:39,750 --> 00:11:39,760
» I have no questions or concerns. It's uh

387
00:11:39,760 --> 00:11:43,120
truly minor in nature and I commend the

388
00:11:43,120 --> 00:11:46,399
applicant on the number of photos and

389
00:11:46,399 --> 00:11:48,480
videos and the quality of them uh

390
00:11:48,480 --> 00:11:50,800
submitted with the application.

391
00:11:50,800 --> 00:11:51,750
>> Yeah, Paul.

392
00:11:51,750 --> 00:11:51,760
» Yeah, Paul.

393
00:11:51,760 --> 00:11:54,150
>> Yeah, nothing here. Todd

394
00:11:54,150 --> 00:11:54,160
» Yeah, nothing here. Todd

395
00:11:54,160 --> 00:11:56,150
>> uh through your chair. Yes, I I echo the

396
00:11:56,150 --> 00:11:56,160
» uh through your chair. Yes, I I echo the

397
00:11:56,160 --> 00:11:59,040
comments around the uh the uh quality

398
00:11:59,040 --> 00:12:01,200
and quantity of the submissions for the

399
00:12:01,200 --> 00:12:03,040
application. Thank you. Uh question for

400
00:12:03,040 --> 00:12:05,040
the planning department. I I made a note

401
00:12:05,040 --> 00:12:08,720
in um in your comments um about an

402
00:12:08,720 --> 00:12:10,560
outhouse. Um I just want to confirm that

403
00:12:10,560 --> 00:12:12,639
that's not within scope of this

404
00:12:12,639 --> 00:12:14,240
application or this committee to make

405
00:12:14,240 --> 00:12:17,120
any comments or approvals on.

406
00:12:17,120 --> 00:12:19,910
>> That's correct. Uh from our review it

407
00:12:19,910 --> 00:12:19,920
» That's correct. Uh from our review it

408
00:12:19,920 --> 00:12:22,079
was determined to be uh an existing

409
00:12:22,079 --> 00:12:24,240
structure. Um I believe the building

410
00:12:24,240 --> 00:12:25,920
department flagged some concerns in

411
00:12:25,920 --> 00:12:28,560
terms of the setback from the water body

412
00:12:28,560 --> 00:12:31,040
but in terms of the perview of this

413
00:12:31,040 --> 00:12:32,959
review from planning as well as this

414
00:12:32,959 --> 00:12:34,480
committee it's it's not within our

415
00:12:34,480 --> 00:12:34,959
review.

416
00:12:34,959 --> 00:12:36,230
>> Thank you very much.

417
00:12:36,230 --> 00:12:36,240
» Thank you very much.

418
00:12:36,240 --> 00:12:40,310
>> Yeah. No and I have no concerns. So

419
00:12:40,310 --> 00:12:40,320
» Yeah. No and I have no concerns. So

420
00:12:40,320 --> 00:12:41,760
guess we need a move we're going to

421
00:12:41,760 --> 00:12:44,320
second here again by Katherine seconded

422
00:12:44,320 --> 00:12:46,800
by Bruce.

423
00:12:46,800 --> 00:12:48,320
Everybody

424
00:12:48,320 --> 00:12:52,399
that the application D13-2025-043

425
00:12:52,399 --> 00:12:54,240
be approved subject to the conditions as

426
00:12:54,240 --> 00:12:56,160
included in the planner's report in the

427
00:12:56,160 --> 00:12:58,639
decision of the committee. Vote.

428
00:12:58,639 --> 00:12:59,509
>> Yes.

429
00:12:59,509 --> 00:12:59,519
» Yes.

430
00:12:59,519 --> 00:13:00,629
>> Rothf.

431
00:13:00,629 --> 00:13:00,639
» Rothf.

432
00:13:00,639 --> 00:13:01,269
>> Yes.

433
00:13:01,269 --> 00:13:01,279
» Yes.

434
00:13:01,279 --> 00:13:01,670
>> Yes.

435
00:13:01,670 --> 00:13:01,680
» Yes.

436
00:13:01,680 --> 00:13:15,910
>> And I'm also carried.

437
00:13:15,920 --> 00:13:18,000
Hi, Jason. I'm not sure if you can hear

438
00:13:18,000 --> 00:13:20,000
me at the moment. Um, but your

439
00:13:20,000 --> 00:13:22,480
application has already been heard by

440
00:13:22,480 --> 00:13:25,040
the committee. Uh, it was approved. Um,

441
00:13:25,040 --> 00:13:26,720
so we'll follow up with some paperwork

442
00:13:26,720 --> 00:13:31,269
for you soon.

443
00:13:31,279 --> 00:13:33,600
» Much appreciated. Thank you.

444
00:13:33,600 --> 00:13:37,190
>> That's good.

445
00:13:37,200 --> 00:13:39,839
So, I thought this was

446
00:13:39,839 --> 00:13:43,200
it again, wasn't it? Cancelled. Yes.

447
00:13:43,200 --> 00:13:45,829
>> Uh, yes. The discussions um for the

448
00:13:45,829 --> 00:13:45,839
» Uh, yes. The discussions um for the

449
00:13:45,839 --> 00:13:47,680
small accessories, Marty's not here

450
00:13:47,680 --> 00:13:49,120
today, so she's not able to speak to it,

451
00:13:49,120 --> 00:13:52,399
but she wants to discuss you.

452
00:13:52,399 --> 00:13:54,150
>> Yes. There's no other business on the

453
00:13:54,150 --> 00:13:54,160
» Yes. There's no other business on the

454
00:13:54,160 --> 00:13:56,000
agenda for today.

455
00:13:56,000 --> 00:13:58,069
>> So, need a mover and a second to

456
00:13:58,069 --> 00:13:58,079
» So, need a mover and a second to

457
00:13:58,079 --> 00:14:00,720
adjourn.

458
00:14:00,720 --> 00:14:04,639
Catherine, second by Paul

459
00:14:04,639 --> 00:14:05,829
>> and Paul

460
00:14:05,829 --> 00:14:05,839
» and Paul

461
00:14:05,839 --> 00:14:07,030
>> that the committee of adjustment will

462
00:14:07,030 --> 00:14:07,040
» that the committee of adjustment will

463
00:14:07,040 --> 00:14:09,519
adjourn to meet again at the call of the

464
00:14:09,519 --> 00:14:11,920
secretary treasurer. All in favor?

465
00:14:11,920 --> 00:14:12,710
>> Yes.

466
00:14:12,710 --> 00:14:12,720
» Yes.

467
00:14:12,720 --> 00:14:15,030
>> Yes. Yes. Yes.

468
00:14:15,030 --> 00:14:15,040
» Yes. Yes. Yes.

469
00:14:15,040 --> 00:14:17,670
>> I am also carried. I see we have

470
00:14:17,670 --> 00:14:17,680
» I am also carried. I see we have

471
00:14:17,680 --> 00:14:19,839
somebody else in the audience. Did you?

472
00:14:19,839 --> 00:14:24,040
Nope. Okay. No.