of
NORTH OKANAGAN
PLANNING DEPARTMENT
INFORMATION REPORT
DEVELOPMENT VARIANCE PERMIT APPLICATION
PLANNING DEPARTMENT RECOMMENDATION:
That upon consideration of input from adjacent landowners, a Development Variance Permit be issued for the property legally described as Lot 16, Sec 13, Twp 8, ODYD, Plan 25860 and located at 6765 Cools Road, Electoral Area “B” to vary the following Sections of the Regional District of
North Okanagan Zoning Bylaw No. 1888, 2003:
1. Section 701.9.c by reducing the rear yard (south) setback for a proposed detached garage from 2.0 m to 1.2 m; and,
2. 701.9.d by reducing the interior side yard (east) setback for a proposed detached garage from 2.0 m to 1.2 m
both as shown on the site plan and building elevations attached to and forming part of Planning Department Information Report dated February 7, 2017.
BACKGROUND:
This report relates to an application for a Development Variance Permit for the property located at 6765 Cools Road within Electoral Area “B”. The owners of the subject property wish to construct a detached garage which would not comply with the required 2.0 m rear and interior side yard setback regulations of the Zoning Bylaw. The owners are requesting a reduced setback to allow
DATE: February 7, 2017
FILE NO.: 16-0468-B-DVP
APPLICANT: David and Heather Raber
LEGAL DESCRIPTION: Lot 16, Sec 13, Twp 8, ODYD, Plan 25860
P.I.D.# 003-580-407
CIVIC ADDRESS: 6765 Cools Road
PROPERTY SIZE: 0.093 ha (930 m2)
SERVICING: Greater Vernon Water utility and on-site septic disposal
ZONING: Residential Single Family Zone (R.1)
O.C.P. DESIGNATION: Residential
PROPOSAL: Construct a residential accessory building (garage)
Development Variance Permit Application
16-0468-B-DVP (David & Heather Raber) Page 2
Site Context and Proposal
The subject property contains a single family dwelling and a 7.38 m2 garden shed located at the
southwest corner of the property. Cools Road fronts the subject property on the north property
boundary. The proposal is to construct a detached garage measuring 7.31 m x 9.14 m, 66.81 m2
with side and rear yard setbacks of 1.2 m from the south and east property boundaries. The eaves of the proposed garage would project 0.4 m from the sides of the building which would leave 0.8 m between the edge of the eave and the property line.
Currently, a 3.62 m wide existing concrete driveway connects to Cools Road on the east side of dwelling and extends into the rear yard. The driveway would provide access to the garage together with creation of a 4.57 m x 6.7 m gravelled area as shown on the attached plan. Services for the dwelling are located in the front and west side yards. The owner states that a reduced setback to the proposed garage is needed because providing a 2 m setback would make it extremely difficult to access and maneuver around the dwelling. The garage is proposed for storage and parking of vehicles and notes that recent thefts in the area have created a need for secure indoor storage. The owner operates a seasonal home based business that involves
building with wood in a 37 m2 portion of the existing attached garage. The use of the garage
requires that vehicles be parked outside and the new garage would alleviate that problem. A portion of the fence on the east property line will be replaced at a height of 1.83 m. The 1.83 m high fence on the south boundary would remain.
The subject and surrounding properties were part of a 1975 subdivision that created 17 residential sized lots. The lots are zoned Residential Single Family zone (R.1) to the east, west and north and Residential Manufactured Home Subdivision zone (R.4) to the south. The subject and surrounding properties are designated in the Official Community Plan as Residential. The orthophoto below of the subject and surrounding properties was taken in 2016.
ZONING BYLAW:
The subject property is zoned Single Family Dwelling (R.1). The uses permitted in the R.1 zone include a single family dwelling, accessory residential buildings, boarding houses, community care facilities, home occupation businesses, restricted agricultural uses. Section 701.2 of the Zoning Bylaw stipulates that the number of buildings allowed per lot is limited to one single family dwelling, one domestic garage or free standing carport or covered swimming pool and one other accessory residential building other than garages, carports or covered pools. Section 403.1.b of the Zoning Bylaw stipulates that eaves attached to a building may project into the required setback by not more than 1 m. Section 701.3.b of the Zoning Bylaw stipulates that the gross floor area
for accessory residential buildings may not be greater than 80.3 m2 having a horizontal dimension
of not more than 11.0 m for domestic garages and freestanding carports; and not be larger than
15 m2 for all other accessory residential buildings and structures.
The proposal as compared to the relevant Single Family Dwelling (R.1) zone requirements for accessory buildings and structures are as follows:
CRITERIA PROPOSAL ZONE REQUIREMENTS
Lot Area (min.) 0.093 ha 1 ha
Lot Coverage (max.) + 21% 35%
Accessory Res. Bldg. size (max) 66.81 m2 80.3 m2
Other Acc. Res. Bldg. size (max) 7.38 m2 15 m2
Horizontal width garage (max) 7.31 m 11 m
Building Height (max.) 5.0 m 5.0 m
Setbacks (min.) from lot lines
- Front (north) + 24 m 7.5 m
- Interior Side (west) + 16 m 2.0 m
- Interior Side (east) 1.2 m 2.0 m
- Rear (south) 1.2 m 2.0 m
Home Occupation Uses
Home occupation use or uses must be clearly incidental or secondary to an existing residential dwelling use of the property, not change the character of the site or have any exterior evidence of such secondary use(s) other than one home occupation sign that is restricted in size. All activities, including storage of materials, etc, must be completely enclosed within a dwelling unit, accessory residential building or agricultural building. The maximum floor space must not exceed
50 m2 in a Residential Zone but is not restricted in the number of buildings, however the business,
in whole or in part, may not be within an accessory building larger than 100 m2 in size on lots
smaller than 7.2 ha in area. One on premise employee is allowed and the use must not discharge or emit odorous, toxic or noxious matter or vapour; heat, glare or radiation; recurrently generated ground vibration; noise in excess of ambient noise at the property boundary; electrical interference; or any other health or safety hazard; generate traffic that results in the on-street parking of vehicles and must not involve the sale of a commodity on the premises, unless it is produced on the premises. Two off-street parking spaces must be provided as per the R.1 zone.
Development Variance Permit Application
16-0468-B-DVP (David & Heather Raber) Page 4 OFFICIAL COMMUNITY PLAN:
The subject property is designated in the Electoral Areas “B” and “C” Official Community Plan as Residential. The Residential policy applicable to this application is that existing Residential developments include areas with small lot developments at various sizes depending on the type of development as outlined in the Zoning Bylaw.
PLANNING ANALYSIS:
The owners propose to construct a one-storey detached garage at the southeast corner of the subject property with reduced side and rear setbacks from 2 m to 1.2 m. The owner has stated that the variance requests are to facilitate vehicle access to the proposed garage from an existing 3.62 m wide driveway located on the east side of the dwelling and that providing a 2 m setback would make it extremely difficult to access the garage.
The Planning Department recommends the proposed variances can be supported for the following reasons:
• the owners have submitted five letters of support/approval for the proposal from adjacent property owners as shown on the attached map;
• with the exception of the setback variances, the proposed garage would comply with the Zoning Bylaw regulations for number and size of accessory residential buildings, maximum horizontal width, height, west pside yard setback, horizontal width and maximum site coverage of the R.1 zone;
• the Building Inspector has no objections to the proposal based on the minimum setback and spatial separation requirements of the B.C. Building Code;
• the existing trees on the subject and neighbouring properties would be retained;
• presently there are no existing buildings on the neighbouring properties near the proposed garage;
• the existing 1.83 m high cedar fence located on the east property line will be replaced with a 1.83 m high fence to provide additional screening of the garage for the neighbour to the east; • the existing 1.83 m high cedar fence located on the south property line would provide partial
screening of the garage for the neighbour to the south; and
• the proposed garage would be located in an area away from the utility servicing on-site. It should be noted that the site plan provided by the applicant was based upon a 1998 Site Improvement Survey that was prepared by a Certified Technician for mortgage purposes. As part of the Building Permit process, the owner will be required to submit a survey produced by a B.C. Land Surveyor that confirms the garage siting complies with the reduced setbacks noted in the approved Permit.
The Planning Department recommends that the Development Variance Permit be issued to allow a reduction to the rear yard and interior side yard setbacks for the proposed detached garage from 2.0 m to 1.2 m respectively and as shown on the site plan and building elevations attached to and forming part of this report.
ELECTORAL AREA "B"
DEVELOPMENT VARIANCE PERMIT APPLICATION
SUBJECT PROPERTY MAP
File:
16-0468-B-DVP
Applicant: David and Heather Raber
Location: 6765 Cools Road
DEVELOPMENT VARIANCE PERMIT APPLICATION
ADJACENT LANDOWNERS LETTER OF SUPPORT MAP
File:
16-0468-B-DVP
Applicant: David and Heather Raber
Location: 6765 Cools Road
SMOKE/Co DETECTOR 28X20 ATTIC ACCESS x 16'-0" 10'-0" 24' - 0" 30' - 0" 29' - 1" 15' - 0" 15' - 0" 30' - 0" 24' - 0" x 5'-0 "2 '-6"
GARAGE
12'-0" CEILINGS (W INDOWS S ET @ 9 '-0 ") (3)2X12 BEAM 10' - 0" 11' - 8" 2' - 4" x 2'-8" 6'-8" NOTE FOUNDATION BUCKS REQUIRED SLOPE 1/8" = 1'-0" 2X6 BEARING WALLS ON 8" X 3'-0" CONCRETE FOUNDATION WALL c/w2 ROWS HORIZ. 10MM REBAR 20" o/c ON 20" X 8" CONCRETE FOOTINGS. c/w
2 ROWS 10MM REBAR CONT.
12' - 0"
3 1/2" 12"
VINLYL SIDING
ASPHALT SHINGLES TOP OF ROOF
1' - 4" 3' - 0" T/O FTNGS' T/O FNDNT' 5 m WALL HT. GRADE MINIMUM TRUSS HEEL
1' - 4"
ENGINEERED ROOF TRUSSES
3 1/
2"
/ 1
2"
9' - 0"
THE FOLLOWING ARE TO BE INCLUDED WITH, AND BECOME PART OF THE ATTACHED WORKING DRAWINGS:
ALL WORK IS TO CONFORM TO THE LATEST EDITION OF THE B.C.BUILDING CODE OR LOCAL BUILDING CODES AND BYLAWS THAT MAY TAKE PRECEDENCE.
WHILE EVERY EFFORT HAS BEEN MADE TO PROVIDE COMPLETE AND ACCURATE WORKING DRAWINGS, WE CANNOT ELIMINATE ENTIRELY THE POSSIBILITY OF HUMAN ERROR. IT IS THEREFORE IMPERATIVE THAT EACH SUB-CONTRACTOR CHECK AND VERIFY ALL DIMENSIONS, MATERIALS AND CONDITIONS SHOWN ON THE WORKING DRAWINGS, AND ASSUME FULL RESPONSIBILITY FOR SAME.
WRITTEN DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED
DIMENSIONS. CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB; SHALL REQUEST CLARIFICATION OF ERRORS, DISCREPANCIES, OR DOUBTFUL INFORMATION CONTAINED IN CONTRACT DRAWINGS AND DOCUMENTS. FAILURE TO OBTAIN SUCH CLARIFICATION RENDERS THE SUB-CONTRACTOR RESPONSIBLE FOR ANY RESULTING IMPROPER WORK AND COST OF RECTIFICATION.
CALCULATIONS FOR SPECIFIED STRUCTURAL MEMBERS HAVE BEEN MADE FROM TABLES COMPILED BY ACCREDITED PROFESSIONAL ENGINEERS, AND INCORPORATE STANDARD CONSTRUCTION PRACTICES. IF THE AUTHORITIES ISSUING THE BUILDING PERMIT REQUIRE AN ENGINEER'S REPORT FOR VERIFICATION, THEN THE COST OF OBTAINING SUCH A REPORT SHALL BE THE RESPONSIBILITY OF THE OWNER OR BUILDER.
THE SUB-CONTRACTOR SHALL INSTALL ALL MATERIALS, EQUIPMENT AND COMPONENTS ETC. IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND ACCEPTED METHODS OF GOOD BUILDING PRACTICE. THE DESIGNER SHALL NOT BE RESPONSIBLE FOR SITE CONDITIONS SUCH AS SOIL BEARING CAPACITY, DEPTHS OF FROST LINES OR WATER TABLES, OR BURIED STRUCTURES, ETC.
CORRECT SITTING OF THE BUILDING ON THE PROPERTY IS THE RESPONSIBILITY OF OTHERS AND IS NOT PART OF THESE WORKING DRAWINGS.
CONSTRUCTION LOADS ON THE STRUCTURE CAUSED BY INTERIM STORAGE OF MATERIALS OR USE OF EQUIPMENT SHALL NOT EXCEED THE DESIGN LOADINGS.
THE DESIGNER SHALL NOT BE RESPONSIBLE FOR ANY DEPARTURE FROM DRAWINGS AND SPECIFICATIONS AUTHORIZED BY ANY OFFICIAL DURING THE COURSE OF CONSTRUCTION.
1. CONCRETE
A) GENERAL: ALL CONCRETE TO BE MINIMUM 3000 PSI (20 MPA) STRENGTH AT 28 DAYS UNLESS OTHERWISE SPECIFIED.
B) WALL: GRADES SHOWN ARE ARBITRARY. OWNER OR BUILDER TO STEP CONCRETE WALLS TO SUIT GRADE AND ADJUST THICKNESS OF WALLS TO CONFORM TO THE CURRENT B.C. BUILDING CODE. RETAINING WALLS OTHER THAN THE FOUNDATION WALLS OF THE BUILDING ARE BEYOND THE SCOPE OF THESE DRAWINGS.
C) FOOTINGS: CONCRETE FOOTINGS MUST BE PLACED ON UNDISTURBED OR COMPACTED SOIL AT AN ELEVATION BELOW THE FROST LINE. FOOTINGS SHOWN ON THIS DRAWING HAVE BEEN DESIGNED FOR A SOIL BEARING CAPACITY OF 2000 PSF IF A LESSER BEARING CAPACITY IS ENCOUNTERED THEN IT SHALL BE THE RESPONSIBILITY OF THE OWNER OR CONTRA
D) RETAINING WALLS: BACKFILL SHALL NOT BE PLACED AGAINST BASEMENT RETAINING WALLS UNTIL:
I) CONCRETE OR MASONRY GROUT HAS REACHED ITS SPECIFIED 28-DAY STRENGTH,
II) AND, THE STRUCTURAL FLOOR FRAMING (INCLUDING PLYWOOD SUBFLOOR) REQUIRED TO STABILIZE THE WALLS IS COMPLETE AND FULLY NAILED AND ANCHORED.
E) REINFORCEMENT SHALL BE PLACED ACCORDING TO GOOD BUILDING PRACTICE AND ADEQUATELY SUPPORTED BY CONCRETE, METAL, OR OTHER APPROVED CHAIRS,SPACERS OR TIES AND SECURED AGAINST MOVEMENT DURING POURING OF CONCRETE.
2. FRAMING
A) THIS PLAN IS DESIGNED FOR A 40 PSF SNOW LOAD AND A 10 PSF DEAD LOAD. IT SHALL BE THE RESPONSIBILITY OF THE OWNER OR BUILDER TO DETERMINE THE SNOW LOAD IN THE AREA IN WHICH THE BUILDING IS BEING BUILT AND TO MAKE ADJUSTMENTS TO THE SIZE OF THE STRUCTURAL MEMBERS TO COMPENSATE FOR ADDITIONAL LOADING, TO THE
SATISFACTION OF LOCAL BUILDING AUTHORITIES.
B) THE DESIGN OF MEMBERS USED FOR STRUCTURAL PURPOSES HAS BEEN BASED ON NO.2 OR BETTER DOUGLAS FIR AS SHOWN IN THE MOST RECENT EDITION OF THE B.C.BUILDING CODE. THE USE OF DIFFERENT SPECIES OF WOOD MUST CONFORM TO THE CODE.
C) REMANUFACTURED WOOD BEAMS SUCH AS "MICROLAM" OR "PARALLAM" HAVE BEEN DESIGNED USING THE MANUFACTURER'S SPECIFICATIONS BUT SIZES AND LOADS MUST BE VERIFIED BY THE MANUFACTURER PRIOR TO CONSTRUCTION.
D) ALL LINTELS TO BE 2X10 UNLESS OTHERWISE NOTED. ALL LOAD BEARING BEAMS AND LINTELS SHALL HAVE 3 1/2" MINIMUM BEARING. E) TRUSS LAYOUT AS SHOWN ON THE WORKING DRAWINGS MUST BE VERIFIED BY THE TRUSS MANUFACTURER BEFORE STARTING CONSTRUCTION. F) ALL CONCRETE WOOD CONTACTS SHALL BE DAMPROOFED WITH AN APPROVED SILL GASKET OR PRESERVED WOOD FOUNDATION MATERIAL. G) FLASH OVER ALL EXTERIOR OPENINGS.
H) CAULK UNDER EXTERIOR DOORS AND BOTH SIDES OF CHIMNEY. I) FLOOR JOISTS SHALL BE DOUBLED UNDER ALL PARTITIONS PARALLEL TO THE JOISTS.
3. PLUMBING & ELECTRICAL
ALL MATERIALS, EQUIPMENT AND METHODS OF INSTALLATION SHALL BE IN ACCORDANCE WITH THE CONDITIONS AS PROVIDED FOR IN THE B.C.BUILDING AND ELECTRICAL CODES, AND APPLICABLE LOCAL CODES. WHEN THE OWNER'S PROPERTY IS NOT LOCATED ON A MUNICIPAL SEWER SYSTEM THE OWNER OR CONTRACTOR SHALL BE RESPONSIBLE FOR THE SUBMISSION OF PLANS TO THE BUILDING OR HEALTH DEPARTMENT FOR APPROVAL OF A SEPTIC TANK AND DRAIN FIELD IN ACCORDANCE WITH CURRENT LOCAL REQUIREMENTS.
4. MASONRY
CHIMNEY AND FIREPLACE CONSTRUCTION TO COMPLY WITH THE APPLICABLE SECTIONS IN THE MOST RECENT EDITION OF THE B.C. BUILDING CODE. 5. WINDOWS/UNPROTECTED OPENINGS
A) WINDOW SIZES MAY BE AFFECTED BY LIMITING DISTANCE (PROXIMITY TO PROPERTY LINE) AND EXPOSED BUILDING FACE. CONFIRM WITH AUTHORITIES HAVING JURISDICTION AND ADJUST AS REQUIRED.
B) VENTING OF WINDOWS (SLIDING,CASEMENT,ETC)-CONFIRM WITH OWNER AS TO TYPE AND SIZE OF VENTING (TO MIN. REQUIREMENTS OF THE B.C. BUILDING CODE).
CONSTRUCTION NOTES:
SPECIFICATIONS:
W2
EXTERIOR WALL - F6.S16.I24.O.VREFF: 17.6RNOMINAL: 24
INTERIOR AIR CAVITY: NONE
INTERIOR AIR BARRIER / VAPOUR RETARDER: POLYETHYLENE FRAMING (INCHES): 2X6
SPACING (INCHES): 16 O.C. CAVITY FILL: R24 BATT
STRUCTURAL WOOD SHEATHING: 7/16 IN. OSB INSULATING SHEATHING: NONE
WEATHER BARRIER: BUILDING PAPER CLADDING: VINYL
EXTERIOR AIR CAVITY (BEHIND CLADDING): NONE
W3
INTERIOR WALL1/2" GWB2x4 STUDS 1/2" GWB
F1
GARAGE FLOOR4" CONCRETE SLAB6mil VAPOR BARRIER 6" COMPACT SAND OR GRAVEL REINFORCEMENT AS REQ.
R1
MAIN ROOFREFF: 49.2RNOMINAL: 50 ASPHALT SHINGLES ROOFING PAPER ROOF SHEATHING ENGINEERED TRUSS R-50 INSULATION 6mil VAPOR BARRIER 1/2 GWB - CD
ALL WORK IS TO CONFORM TO THE LATEST EDITION OF THE B.C. BUILDING CODE, AND LOCAL BYLAWS WHICH MAY TAKE PRECEDENCE. THE BUILDER IS RESPONSIBLE TO ENSURE THAT ALL LINTELS SIZES ARE TO BE REVIEWED AND APPROVED BY A STRUCTURAL ENGINEER BEFORE COMMENCING CONSTRUCTION. PETERSEN DRAFTING & DESIGN IS NOT RESPONSIBLE FOR THE ERRORS AND OMISSIONS TO THE STRUCTURAL DESIGN OF ALL LINTELS AND OR BEAMS.
WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED MEASUREMENTS. THE BUILDER SHALL VERIFY AND BE RESPONSIBLE FOR ALL INFORMATION, DIMENSIONS, AND SPECIFICATION REGARDING THESE PLANS PRIOR TO COMMENCEMENT OF CONSTRUCTION
THE BUILDER SHALL BE RESPONSIBLE FOR THE CORRECT SURVEYING, & SITING OF PROPOSED BUILDING ON THE PROPERTY.
GRADE LEVELS SHOWN ON THESE DRAWINGS ARE ESTIMATES ONLY, ADJUSTMENTS AS REQUIRED ARE TO BE MADE ON SITE.
GENERAL NOTES:
SHEET LIST
COPYRIGHT RESERVED. This design and drawings is and at all times remains the exclusive property of Petersen Drafting & Design Ltd. and cannot be used without the Designer's written consent.
Do not scale drawings. Dimensions always take
precedence over scale dimensions. All dimensions must be verified by the contractor. Petersen Drafting & Design Ltd. does not assume liability. All work must comply with local By-Law and current building code.
905.805.2059 CONTRACTOR