Ontario Land Tribunal
Tribunal ontarien de l’aménagement du territoire
ISSUE DATE: May 11, 2026
CASE NO(S).: OLT-25-001021
PROCEEDING COMMENCED UNDER subsection 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended
Appellant: Angel and Mario Larabie
Subject: Application to amend the Zoning By-law – Refusal or neglect to make a decision
Description: To permit the development of a commercial tent and trailer park
Reference Number: Z-03-2022
Property Address: 6901 Duval Rd K0B 1R0
Municipality/UT: Champlain/United Counties of Prescott and Russell
OLT Case No.: OLT-25-001021
OLT Lead Case No.: OLT-25-001021
OLT Case Name: Angel and Mario Larabie v. Champlain (Township)
Heard: April 27, 2026 by Video Hearing
APPEARANCES:
| Parties | Counsel |
|---|---|
| Angel and Mario Larabie | Blake Bochinski Joshua P. Moon |
| Township of Champlain | Emma Blanchard |
MEMORANDUM OF ORAL DECISION DELIVERED BY A. SNOWDON ON APRIL 27, 2026 AND ORDER OF THE TRIBUNAL
1This Decision arises from the first Case Management Conference (“CMC”) relating to an appeal brought pursuant to s. 34(11) of the Planning Act, R.S.O. 1990, c. P.13, as amended, from the failure by the Township of Champlain (“Township”) to make a decision with respect to a Zoning By-law Amendment (“ZBA”). The Appeal has been filed by Angel and Mario Larabie (“Appellant”) regarding the property located at 6901 Duval Road, Township of Champlain (“Subject Property”).
2The Appellant submitted a ZBA application to rezone the Subject Property from “Rural Zone” to “Commercial Tourist – Special Exception – Holding Zone” to permit the development of a commercial tent and trailer park. The Subject Property is approximately 10.64 hectares in area and is located on the east side of Duval Road, north of Aberdeen Road West. The Subject Property contains an existing residential dwelling and a pond. The surrounding area is primarily rural with a mixture of forest and open area.
NOTICE
3Two Affidavits of Service (one for Notice issued by email and one for Notice issued by regular mail), signed by Patricia Brown and dated March 18, 2026, were marked as Exhibit 1 and 2.
4The Appellant notified the Tribunal that they were unable to issue Notice to Manon Bedard as the Notice package that was mailed was ‘returned to sender’.
STATUS REQUESTS
5The Tribunal received no requests for Party or Participant status prior to or during the CMC.
OPPORTUNITIES FOR SETTLEMENT/MEDIATION
6The Parties informed the Tribunal that they are engaged in private discussions. They are expecting that the meeting of the experts will narrow the issues and potentially resolve this matter.
7The Parties were reminded that Tribunal-led mediation is available. They will contact the Case Coordinator if they wish to have Tribunal-led mediation.
DRAFT PROCEDURAL ORDER AND ISSUES LIST
8The Parties submitted a draft Procedural Order (“PO”) prior to the CMC. They are currently unsure of the number of witnesses and therefore not able to estimate the required hearing length.
9The Tribunal set a deadline of June 9, 2026 for a final PO to be submitted to the Tribunal for approval.
SCHEDULING
10At the CMC, the Parties advised the Tribunal that they were seeking a second CMC to provide a status update on their discussions and, if required, to approve the PO and set hearing dates.
11A second CMC for OLT Case File No. OLT-25-001021 is scheduled to commence on Tuesday, June 16, 2026 at 10 a.m. by Video Hearing.
12Parties and/or Observers are asked to log in to the event at least 15 minutes before it begins to test their video and audio connections:
GoTo Meeting: https://meet.goto.com/278736685
Access code: 278-736-685
13Parties are asked to access and set up the application well in advance of the event to avoid unnecessary delay. The desktop application can be downloaded at GoTo Meeting or a web application is available: https://app.gotomeeting.com/home.html
14Persons who experience technical difficulties accessing the GoTo Meeting application or who only wish to listen to the event can connect to it by calling in to an audio-only telephone line: +1 (647) 497-9391 or (Toll Free) 1 888 455 1389. The access code is: 278-736-685.
15Individuals are directed to connect to the event on the assigned date at the correct time. It is the responsibility of the persons participating in the event to ensure that they are properly connected at the correct time. Questions prior to the event may be directed to the Tribunal’s Case Coordinator.
16As of March 30, 2026, all hearing events are governed by the Tribunal’s Artificial Intelligence Practice Direction. This Practice Direction requires a party, participant, or witness to include a declaration within each submitted document if generative AI was used to create or generate content.
ORDER
17THE TRIBUNAL ORDERS THAT this matter has been scheduled for a second Case Management Conference as described above.
“A. Snowdon”
a. snowdOn
member
Ontario Land Tribunal
Website: olt.gov.on.ca Telephone: 416-212-6349 Toll Free: 1-866-448-2248
The Conservation Review Board, the Environmental Review Tribunal, the Local Planning Appeal Tribunal and the Mining and Lands Tribunal are amalgamated and continued as the Ontario Land Tribunal (“Tribunal”). Any reference to the preceding tribunals or the former Ontario Municipal Board is deemed to be a reference to the Tribunal.