South Frontenac Council - Oct 04/22

Wilma Kenny | Oct 12, 2022

Proposed Zone Change: Bedford/Salmon Lake Road.

Frontenac Outfitters propose to recombine their adjoining two properties on Bedford and Salmon Lake roads in order to develop the 20 acre site to accommodate a 12-site campground, where there are currently three primitive campsites. The majority of the tent sites would have a structure similar to a yurt. (The popular term for this form of assisted camping is ‘glamping’) Accessory buildings and uses would include a comfort station (e.g. composting toilets and outdoor showers) and an activity building (e.g. yoga studio and classroom). The current Frontenac Outfitters business will continue in its adjoining location.

The application was well supported. An Environmental Impact Assessment noted that the property has significant woodland and wildlife habitats. It concludes that the proposed development would not have a negative impact subject to several recommendations such as: removing the existing waterfront campsite, removing portions of the existing gravel road and/or closing it to vehicular traffic, no tree clearing within 90 metres of the lake, excluding the wooded valley in the east half of the property from human intrusion, and installing any sewage system at least 120 metres from the lake. Hydrogeological and wastewater reviews confirm the existing well provides adequate water, recommend a water treatment system, and locate two potential wastewater treatment sites.

Cataraqui Conservation noted ‘the proposed healthy vegetated buffer between all buildings and structures and the lake’, approving the proposal as long as there is a 50-metre setback from the high-water mark for any structures and campsites, and a 120-metre setback for any sewage system.

There were no comments from the public: if Council approves the project, site plan control would be used to address matters such as placement of campsites and accessory buildings, maintenance of natural vegetation, restrictions on tree clearing, and signage.

Although Frontenac Provincial Park is located just a km north of this site, and the applicant said “the campers will be directed to Frontenac Provincial Park”, there was no indication that the Park had been consulted in any of this planning.

Sunbury Settlement Quandary

The second public meeting was to address an application to rezone a 1.5 acre lot in the settlement area of Sunbury, in order to permit construction of a dwelling. As matters currently stand, Township staff has recommended the application be denied. Although the lot in question is considerably larger than the neighbouring lots (which contain homes, wells and septic systems), it does not meet the current Official Plan’s requirement that the minimum lot area should not be less than 0.8 hectares (2 acres) when serviced by a private well and sewage system.

On the other hand, the Township’s Building Department is satisfied that the severed parcel has flexibility to locate a sewage disposal system.

Council has the power to approve the smaller lot area by making a zoning by-law amendment.

Mayor Vandewal said, “At this rate, we won’t be able to add more lots anywhere in the hamlets, yet this is where the Province is telling us to direct housing development.”

Councillor Sleeth and Deputy Leonard agreed.

Councillor Revill said the drainage culvert needed repair if the lot was to be developed. There was no dissenting comment from the public.

Staff will bring a more detailed report with recommendations to a future meeting.

Dec 8 Committee of the Whole is cancelled, due to the change-over of Council.