Floor Area or Floor Area Ratio is a calculation used to determine how much of a property can be developed. It includes the area of all garages, all levels of stairs, and basements. Crawl spaces (spaces 1.2m, or 4ft., or less in height) are not included. Carports and decks are excluded from the Floor Area calculation, but still count towards the maximum allowable Lot Coverage. The maximum permitted Floor Area is calculated using the area of the lot prior to any road or lane dedications multiplied by the permitted density ratio in the Zoning Bylaw.
Lot Coverage is calculated using the area of the lot after any lane or road dedications have been applied.
Lot grading plans are required indicating the existing and finished grades and all top of wall and bottom of wall elevations for any proposed retaining walls.
If you have a property that is a corner lot, you are required, through the Design Guidelines (PDF), to have all buildings designed so they address both streets.
Secondary suites are not permitted in triplexs, or fourplexs and therefore, the City will not accept a design which could possibly be converted to a suite layout in the future.
For example: a fourplex sharing 100 m2 (1,076 sq. ft.) of common outdoor space: Each unit would be credited with 25 m2 (269 sq. ft.) of the shared outdoor space. In addition, each unit would need to have their own private outdoor space of 12 m2 (129 sq. ft.) to meet the minimum required outdoor space of 37 m2 (398 sq. ft.) per dwelling unit.
All submitted plans should show the existing and proposed elevations, at all changes in grade, and the existing elevations at least 1 metre beyond the property lines of the site proposed to be developed.
Garbage and Recycling Enclosure
Garbage and green waste carts and must be stored in a structure that is fully enclosed (with a roof) in order to be wildlife resistant. Enclosures must be designed so that there are no gaps which may give entry to wildlife (for example, no lattice). Each triplex or fourplex unit will be provided one 240L size cart for organic waste, one 240L size cart for garbage, a blue recycling box, and a glass recycling box. See the Waste Collection Brochure (PDF) for information on the number, size and enclosure requirements for solid waste carts.
BC Hydro Requirements
You should discuss your hydro requirements with BC Hydro. If there is a requirement from BC Hydro to install a Local Pad Transformer (LPT), the City prefers it to be located away from the front of the building and screened with appropriate landscaping. An electrical room may also be required in the building design.
Be A Good Neighbour During Development
On September 3, 2019, Council endorsed the Good Neighbour Development Policy. Please review this policy and ensure that you understand what this means for you as a developer. Note that, at this time, no declaration is needed as part of this application. However, a declaration will be needed before the City will issue a Building Permit or Demolition Permit.