Okay, everyone. I guess we'll uh have
time to start the meeting. And I'd like
to thank everyone for attending the
committee of adjustment meeting. I'd
like to remind everyone that we as we
get underway that this meeting is in
person and online through Zoom and is
being recorded. Everyone online will be
muted with the exception of the
committee members and staff. All
comments and questions are to be
directed through the chair from
committee members, staff, and public.
like to remind committee members you
must speak into your microphone so that
everyone online and a person can hear
you. For those attendees that are
online, your video picture will not be
displayed. You'll be muted and will not
be able to unmute yourself during the
application that you have not requested
to attend unless you raise your hand. At
the beginning of each application, I
will call applicant forward. The owner
or applicant in attendance may come to
the table to your right to speak with
the committee. This microphone is live
and you must speak into the microphone.
If the owner applicant is online, you
will be unmuted. The committee will ask
for comments from the public during each
application. Please provide your name
and address for the public record. All
comments and questions should be
directed to the chair and only speak
when it's your turn. If you're in person
and would like to speak to an
application one at a time, you may
approach the podium and speak. This
microphone will be live. If you're on
the video portion of the Zoom meeting
and you'd like to speak and your
microphone is muted, please click on the
raise hand button located on the bottom
of your screen. Staff will notify me
that you wish to speak. If you're
attending by telephone and you wish to
speak, please dial star9 to raise your
hand, which will signal staff that you
wish to speak. Once a decision has been
made concerning your application, you're
welcome to leave the hearing while the
committee continues with the next
application. Members in attendance today
are Katherine Graham, Bruce Craig, Paul
Beanster, Todd Robertson, and myself,
Jim Kho. Our attendance, our staff in
attendance are senior planner Lindseay
Lambert, planner Kyle Peele, and
secretary treasurer Amanda Warner
McCller.
Uh, the first item on the agenda is the
adoption of the agenda. Any committee
members have any changes they wish to
make?
>> None.
» None.
>> None here.
» None here.
>> No.
» No.
None here.
>> Nor do I. So, we need a mover and a
» Nor do I. So, we need a mover and a
second. Moved by Katherine.
>> Seconded by Paul
» Seconded by Paul
that the agenda be adopted as
circulated. All in favor? Catherine?
>> Yes.
» Yes.
>> Yes.
» Yes.
>> Yes.
» Yes.
>> Yes.
» Yes.
>> And I'm also carried.
» And I'm also carried.
Second item on the agenda is the
adoption of the minutes from our October
28th, 2025 meeting. Uh, any committee
members of any changes or suggestions?
>> None.
» None.
>> None here.
» None here.
>> Nope. None here, sir.
» Nope. None here, sir.
>> Nor do I. So we need mover and a
» Nor do I. So we need mover and a
seconder again. Moved by Bruce, seconded
by Todd
that the meeting minutes of the October
28, 2025 hearing of the committee of
adjustment be adopted as circulated. All
in favor?
>> Katherine? Yes.
» Katherine? Yes.
>> Yes.
» Yes.
>> Yes.
» Yes.
>> Yes.
» Yes.
>> I am also carried.
» I am also carried.
Uh now third item is a declaration of
interest. Uh any committee members with
any peculinary or other declaration of
interest?
>> None.
» None.
>> None here. Nope.
» None here. Nope.
>> None here, sir. Nor do I.
Okay.
First thing on our application today is
D13-2025-04268
Big Stave Island. And Amanda
is your
own.
>> Uh, yes. and we have the owner online if
» Uh, yes. and we have the owner online if
you have any questions. Uh the
application is requesting a permission
to expand an existing legal
non-complying dwelling with an attached
uncovered deck which was constructed in
the absence of necessary municipal and
agency approvals. The existing dwelling
is legal non-complying with respect to
the minimum 30 m setback from the high
watermark of the St. Lawrence River and
the minimum 30 m front yard provision of
the island residential special exception
4 zone. The existing 312 meter
singlestory dwelling and attached
uncovered deck is proposed to be
expanded with the addition of a 22.3
square meter attached uncovered deck.
The property is currently developed with
a single detached dwelling with an
attached deck, two accessory structures,
and two marine facilities. Of note, a
site visit was not undertaken due to
seasonal constraints with accessing the
property by water at this time of year.
However, staff completed a detailed
review of the pictures of the property
submitted with the application to com
complete their assessment and inform
their opinion.
>> Okay. Thank you, Kyle. Give us your
» Okay. Thank you, Kyle. Give us your
report, please.
>> Thank you, chair, and through you. So,
» Thank you, chair, and through you. So,
as noted, this application is requesting
a permission to expand an existing legal
non-complying dwelling with the addition
of an attached uncovered deck, which was
constructed prior to the issuance of the
required municipal and agency approvals.
It is proposed to permit the attached
uncovered deck to be located on the
northeast side of the existing dwelling,
and this structure will encroach no
closer to the high water mark than the
closest point of existing development.
The proposed expansion is limited. No
undue adverse impacts are anticipated
beyond what currently exists and the
scale of the proposed structure is in
appropriate proportion to the existing
legal non-compliant dwelling. In
conclusion, the conservation authority
have submitted comments noting no
concerns based on their consideration of
natural hazards. The application has
been found to be consistent with the
applicable policies and regulations of
the land use planning documents of the
township. As such, planning staff
recommend approval of this application
per the details and conditions enclosed
within the staff report. Thank you.
>> Thanks, Kyle. And any other public
» Thanks, Kyle. And any other public
comments?
>> Uh yes, we received the comments from
» Uh yes, we received the comments from
the conservation authority with no
objections. And we also received written
public comments uh from Stefan, George,
Andy Mullins, and who are neighbors and
letters of support. And we also received
a letter of support from Gil Grant
McBride, a resident of the township.
>> Okay, thanks Amanda. Is there anyone in
» Okay, thanks Amanda. Is there anyone in
attendance in the audience that wishes
to speak to the application?
» Uh, we have no one online and no one in
the audience looking to speak to the
application.
>> Committee members, uh, any questions for
» Committee members, uh, any questions for
the
>> I have no questions.
» I have no questions.
>> I have no questions or concerns. It
» I have no questions or concerns. It
seems quite uh, minimal.
>> Uh, none.
» Uh, none.
>> Todd,
» Todd,
>> uh, one question for you, chair, if I
» uh, one question for you, chair, if I
may. Uh, do we have any idea of the age
of the structure that we are approving?
>> Dr. Kyle,
» Dr. Kyle,
>> uh, I would ask the owner to confirm
» uh, I would ask the owner to confirm
that, please.
» Uh, hello. Can you hear me?
>> Yep. You go ahead.
» Yep. You go ahead.
>> Uh, it was constructed uh, last year.
» Uh, it was constructed uh, last year.
>> Thank you very much.
» Thank you very much.
>> Okay. No, I have no questions or
» Okay. No, I have no questions or
concerns.
We need a need a mover and a seconder.
Okay. Moved by Katherine, seconded by
Todd.
» That application D13-2025-042
be approved subject to the conditions as
included in the planner report and the
decision of the committee. And we're
ready to vote. Catherine.
>> Yes.
» Yes.
>> Yes. Yes. Yes.
» Yes. Yes. Yes.
>> And I am also carried.
Second on our agenda today is
D13-2025-043-231
Hay Island.
Amanda,
you
give us your spiel here.
>> Uh yes, and we have people in attendance
» Uh yes, and we have people in attendance
today. if you have any questions. Um,
this application is requesting a
permission to expand an existing legal
non-complying dwelling with an attached
uncovered deck that was constructed in
the absence of necessary municipal and
agency approvals. The existing dwelling
is legal non-complying with respect to
the minimum 30 m setback from the high
watermark of the St. Lawrence River and
the 30 m setback of the island
residential zone and the minimum 30 m
setback from a seasonal or permanent
wetland. The existing 107.5
meter singlestory dwelling is proposed
to be expanded with the addition of a 25
square meter attached uncovered deck.
The property is currently developed with
a single detached dwelling, two attached
decks, two accessory structures, and a
marine facility. Of note, a site visit
was not undertaken due to seasonal
constraints with accessing of the
property by water at this time of year.
However, staff completed a detailed
review of the video and pictures of the
property submitted with the application
to complete their assessment and inform
the recommendation.
>> Thanks, Amanda. Kyle, give us your
» Thanks, Amanda. Kyle, give us your
report, please.
>> Thank you, chair, and through you. Uh so
» Thank you, chair, and through you. Uh so
as noted by Amanda, this application is
requesting a permission to expand an
existing legal non-compliant dwelling
with the addition of an attached
uncovered deck which was constructed
prior to the issuance of the required
municipal and agency approvals. It is
proposed to permit the attached
uncovered deck to be located on the
south side of the existing dwelling and
the structure will encroach no closer to
the high water mark and the boundary of
the adjacent wetland than the closest
point of existing development. The
proposed expansion is limited. No undue
adverse impacts are anticipated beyond
what currently exists and the scale of
the proposed structure is in appropriate
proportion to the existing legal
non-compliant dwelling. In conclusion,
the conservation authority have
submitted comments noting no concerns
based on their consideration of natural
hazards. The application has been found
to be consistent with the uh applicable
policies and regulations of the land use
planning documents of the township. As
such, planning staff recommend approval
of this application per the details and
conditions enclosed within the staff
report. Thank you.
>> Thanks, K. Amanda. Any other reports? Uh
» Thanks, K. Amanda. Any other reports? Uh
we we just received the comments from
the conservation authority with no
objections and we have not received any
further written public comments.
>> Thanks Amanda. Is there anyone in
» Thanks Amanda. Is there anyone in
attendance in the audience that wishes
to speak to the application?
» Uh we have no one Oh, we have the owners
looking to speak to the application.
>> Yes, you can approach me.
» Yes, you can approach me.
>> I'm I'm sorry. You have to speak into
» I'm I'm sorry. You have to speak into
the microphone just because it's being
recorded. Thank you.
>> Is it on?
» Is it on?
>> Yeah. Um, I just wanted it noted that it
» Yeah. Um, I just wanted it noted that it
is not an attached deck. It's an
unattached deck.
>> Okay. Thank you.
» Okay. And we have no one else looking to
speak to the application either online
or in the audience.
>> Senator, uh, committee members, any
» Senator, uh, committee members, any
questions for our applicants? Start with
you, Catherine. Uh, I have a question
for staff. Given the comment that was
just made by the owner, does it make any
difference that it was unattached or
attached?
>> Uh, largely. It it wouldn't change our
» Uh, largely. It it wouldn't change our
support. I would just note that um it's
it's detached in the sense that it's
separated from the dwelling um by a
couple inches is my understanding. So,
it functions as an attached deck. So
while it may be, you know, technically
detached, the function of the deck is as
an attached deck. That's why we uh wrote
the report as is.
>> Thank you. I have no further questions.
» Thank you. I have no further questions.
>> Bruce,
» Bruce,
>> I have no questions or concerns. It's uh
» I have no questions or concerns. It's uh
truly minor in nature and I commend the
applicant on the number of photos and
videos and the quality of them uh
submitted with the application.
>> Yeah, Paul.
» Yeah, Paul.
>> Yeah, nothing here. Todd
» Yeah, nothing here. Todd
>> uh through your chair. Yes, I I echo the
» uh through your chair. Yes, I I echo the
comments around the uh the uh quality
and quantity of the submissions for the
application. Thank you. Uh question for
the planning department. I I made a note
in um in your comments um about an
outhouse. Um I just want to confirm that
that's not within scope of this
application or this committee to make
any comments or approvals on.
>> That's correct. Uh from our review it
» That's correct. Uh from our review it
was determined to be uh an existing
structure. Um I believe the building
department flagged some concerns in
terms of the setback from the water body
but in terms of the perview of this
review from planning as well as this
committee it's it's not within our
review.
>> Thank you very much.
» Thank you very much.
>> Yeah. No and I have no concerns. So
» Yeah. No and I have no concerns. So
guess we need a move we're going to
second here again by Katherine seconded
by Bruce.
Everybody
that the application D13-2025-043
be approved subject to the conditions as
included in the planner's report in the
decision of the committee. Vote.
>> Yes.
» Yes.
>> Rothf.
» Rothf.
>> Yes.
» Yes.
>> Yes.
» Yes.
>> And I'm also carried.
Hi, Jason. I'm not sure if you can hear
me at the moment. Um, but your
application has already been heard by
the committee. Uh, it was approved. Um,
so we'll follow up with some paperwork
for you soon.
» Much appreciated. Thank you.
>> That's good.
So, I thought this was
it again, wasn't it? Cancelled. Yes.
>> Uh, yes. The discussions um for the
» Uh, yes. The discussions um for the
small accessories, Marty's not here
today, so she's not able to speak to it,
but she wants to discuss you.
>> Yes. There's no other business on the
» Yes. There's no other business on the
agenda for today.
>> So, need a mover and a second to
» So, need a mover and a second to
adjourn.
Catherine, second by Paul
>> and Paul
» and Paul
>> that the committee of adjustment will
» that the committee of adjustment will
adjourn to meet again at the call of the
secretary treasurer. All in favor?
>> Yes.
» Yes.
>> Yes. Yes. Yes.
» Yes. Yes. Yes.
>> I am also carried. I see we have
» I am also carried. I see we have
somebody else in the audience. Did you?
Nope. Okay. No.