Provincial Park Cottage Subdivision Development Directive

Transcription

1 June 2012 Provincial Park Cottage Subdivision Development Directive The intent of the following Development Directive is to establish consistent standards for provincial park cottage subdivisions. 1. Buildings & Structures - construction requirements: No more than one dwelling on any surveyed lot; No building or structure shall be constructed within the following setback areas: a) within 6 m (20 ft) of the front of any surveyed lot; b) within 1.5 m (5 ft) of the back of any surveyed lot; c) within 1.5 m (5 ft) of other boundaries of any surveyed lot; and d) setbacks not applicable to leases relying on metes and bounds (non surveyed) only buildings & structures of 9.2 m2 (100 ft2) or less and on skids (must be movable and not permanent) will be allowed in the 1.5 m (5 ft) side/back setback areas; it is the lessee s responsibility to relocate any offending building or structure outside of above mentioned setback areas; and all existing buildings and structures are required to be brought into compliance within a reasonable timeframe as determined by the local park manager; maximum of one year. Grandfathering: Permanent structures situated on the property prior to 2008 will be grandfathered with a development freeze as long as the structure does not pose a threat to public safety. Non-compliant structures will be reviewed upon application of a new building permit and will be required to be brought into compliance. There will not be a grandfathering option for any non- compliant structures situated on the property after These structures will be required to be brought into compliance. 2. Guest Houses/Bunk Houses: One guest house/bunk house or sleeping quarters per lot is allowed as long as: the requirements for residential occupancies are met; must adhere to the National Building Code of Canada (NBC) as well as The Uniform Building and Accessibility Standards Act (The UBAS Act); detached structure containing sleeping quarters but does not contain cooking or plumbing facilities; may not exceed the size of the cabin or 30m2 (320ft2); and occupancy of any new or existing guest houses/bunk houses or sleeping quarters will not be permitted until they meet the minimum life safety requirements of the NBC.

2 Page 2 3. Ready to Move (RTM) Homes, Modular Homes, Mobile Homes, Manufactured Homes & Yurts: Modular Homes, Mobile Homes, Manufactured Homes & Yurts are not permitted in cottage subdivisions; and only park pre-approved CSA ready to move (RTM) homes will be permitted; please submit design drawings to park official prior to approval; and only park pre-approved used homes will be permitted; please submit design drawings to park official prior to approval. 4. Maximum Aggregate Building Area (includes all buildings or structures dwelling and garage): This is a cumulative area of all buildings or structures and only refers to building or footprint area, not floor area. Maximum of 50% total lot coverage; and May not exceed 3 accessory buildings. 5. Maximum height of Dwelling units: 9.2 m (30 ft) from lowest finished grade to the peak of the roof; and Exit requirements from stories must conform to the NBC. 6. Accessory Building Restrictions: The following restrictions apply to all accessory buildings. No accessory building may be constructed, erected or moved on to any site prior to the time of construction of the principal building to which it is accessory; Maximum of 3 accessory buildings permitted subject to maximum area above (guest house Max 320 ft2); 3 walls/roof/floor is considered a fixed building (small wood sheds enclosed & portable garages are considered an accessory building; Maximum allowable height is 6.0 m (20 ft) measured from the lowest finished grade to the peak of the roof; only single storey accessory buildings will be allowed; attached carports with greater than 60% of the total perimeter enclosed by walls, doors or windows are viewed the same as attached garages and are not considered an accessory building. 7. Undersized Lots: Cottage subdivision lots will only require a 3m (10ft) front setback (reduced from 6m (20ft) when: the lot is less than 27.4m (90ft) in length; and Irregular shaped lots are less than 1828m2 (6000 ft2) and also less than 27.4m (90ft) in length. 8. Green Space: A 25% minimum of undeveloped (natural) green space or soft landscaping (including setbacks) must be provided on all leased lots. 9. Lot Adjustment: Adjustment of the lot boundary is limited to permanent structures only; and where trespass/encroachment issues between neighbours exist (limited to cottages and garages only); and in the event the neighbour will not agree to a lot adjustment, the offending structure may remain in trespass/encroachment with a total lot development freeze until such

3 Page 3 time the neighbouring cottager requires that land for an approved permanent structure. 10. Development Freeze: If an encroachment issue is identified a development freeze will apply to the offending structure. A development freeze does not allow for any further development of the offending structure until the offending structure(s) has been brought into compliance. Parks will provide a documented reason for the freeze. A development freeze will be placed on structures constructed prior to April 1, 2008 which are identified to be encroaching in the property setback areas and the development freeze will be removed once the nonconforming structures are brought into compliance; and after April 1, 2008 (when RPR s were required) any encroachments identified in the setback areas will be required to be moved/removed. 11. Decks: Uncovered decks or platforms lower than 600 mm (2 ft) from the ground to the walking surface do not require any setbacks but may not trespass; deck walking surfaces 600 mm (2 ft) to 1.8 m (5 10 ) above ground require a minimum 0.9 m (36 ) high railing and must be outside the setback area; deck walking surfaces more than 1.8 m (5 10 ) above ground require a minimum 1.07 m (42 ) high railing and must be outside the setback area; and existing decks that are determined to be unsafe by the local park official must be brought into compliance with the current National Building Code (NBC) within a reasonable timeframe and may require removal of the existing deck. 12. Development/Building Permit - Required when: Development or construction (new, alterations, additions, structural repair, replacement, removal or demolition) of buildings or structures greater than 9.2 m2 (100 ft2); and decks higher than 600 mm (2 ft) from ground to the walking surface. 13. No Fee Development/Building Permit Required when: Required for buildings or structures less than 9.2 m2 (100 ft2); sidewalks; driveways; or decks lower than 600 mm (2 ft) from the ground to the walking surface; not applicable for development/construction larger than 9.2 m2 (100 ft2); and page one of the current building permit application will be issued and approved at the park without a fee associated. 14. Permitted Yard Encroachments 1) Windows, Sill, Eave, Etc. A window or bay window may project a maximum of 300 mm (1 ft) into any required setback; and A sill, belt course, cornice, eaves, gutter, chimney chase and similar non-structural architectural features may project a maximum of 600 mm (2 ft) into any required setback; and the total setback space covered by all the projections mentioned above with the exception of eaves and gutters, taken on a horizontal plane through the widest projection, shall not exceed 2.43 m (8 ft).

4 Page 4 a) All projections on the building are located on one side only; and b) The total of a horizontal plane through the widest projections does not exceed 2.43 m (8 ft). 2) Balconies, Decks, and Uncovered Platforms A balcony, deck or uncovered platform that is more than 600 mm (2 ft) from the ground to the walking surface may project 1.8 m (5 10 ) into any required front yard; and an uncovered platform or deck that is not more than 600 mm (2 ft) from the ground to the walking surface does not require setbacks but cannot trespass. 3) Steps & Wheelchair Ramps Steps more than 600 mm (2 ft) from finished ground may not encroach into the setback areas. Wheelchair ramps may be allowed to encroach into the setback areas to a maximum 1200mm (4 ft) wide. 4) Air Conditioner /Heat Exchanger stand-alone type air conditioner or heat exchanger shall not be located: a) closer to the front lot line than the front wall of the principal building, including any attached garage; and b) closer than 3 m (10 ft) to a door or window of a dwelling on an adjoining lot. exterior air conditioning units only allowed at the back and sides of the principal building. 15. Water and Sewage System Installations: All septic tanks and holding tanks must be CSA approved. A septic tank or a holding tank servicing a building which contains a pressurized, or gravity fed water system, must have a minimum 4500 litre (1000 gallon) capacity; septic tanks must have structural integrity and be watertight; pursuant to Regional Health Authorities the closest side of a septic tank, holding tank or water tank must be located at least: a) 7.6 m (25 ft) from a well; b) 3.0 m (10 ft) from any lot boundary; lessee is responsible to obtain necessary permits/approvals from the Regional Health Authority for the proposed installation ; and must submit a Water & Sewage System Installations Permit Application (pursuant to Park Regulations) obtained from the provincial park office. 16. Propane Storage Tank Placement To protect the health and safety of everyone near a propane tank and in surrounding areas, distance rules are applicable to propane tanks and their connections in relation to what surrounds them, whether it's a house or another propane tank. Please refer to the following website which outlines provincial requirements: A tank used in a consumer application shall be located with respect to a property line, building opening, or an adjacent tank in accordance with CAN/CSA B149.2 Table 7.4. (attached)

5 Page 5 DEFINITIONS: Accessory Building a non-habitable (no provisions for eating, sleeping or plumbing) structure for the storage of equipment and supplies used in maintaining the principal building and its grounds or parking (garage). Altering or Altered - a change from one major occupancy class or division to another, or a structural change such as an addition to the area or height, or the removal of part of a building, or any change to the structure. Development any improvements or lot alterations that require a development/building permit Development Freeze - no further development will be approved for until the offending structure(s) has been brought into compliance. Structural will apply to all structures that do not comply with current development directives. Total Lot will apply in instances where a permanent structure is in trespass. Development/Building Permit a document required to proceed with any lot improvements to the leased property with an authorization in writing by the authority having jurisdiction to perform work regulated by these requirements. Dwelling one or more habitable rooms used or intended to be used as a domicile by one or more persons and usually containing cooking, eating, living, sleeping and sanitary facilities. Encroachment any building or structure extending into the setback area of the lot boundaries. Floor Area the space on any storey of a building between exterior walls and required firewalls, including the space occupied by interior walls and partitions, but not including exits, vertical service spaces, and their enclosing assemblies. Footprint Area - the entire area of ground covered by permitted structures. Front of lot the street side of any surveyed lot is the front unless written documentation received by a park official indicates otherwise. Park official will designate the front of the lot in the event there is not a street side. Grade the lowest of the average levels of finished ground adjoining each exterior wall of a building, except that localized depressions such as for vehicle or pedestrian entrances need not be considered in the determination of average levels of finished ground. Grandfather any building or structure is allowed to remain in its present state and location unless it is a risk to public safety until it is replaced, altered and/or a building permit is required. Guest House/Bunk House a structure detached from the dwelling which contains sleeping quarters, but does not contain cooking or plumbing facilities. Holding Tank a sealed tank designed to resist leaks that provide containment of solid sewage waste but provides no separation of solids; it is the only alternative for areas where septic tanks cannot be used. No Fee Development/Building Permit a document with NO fee associated authorizing the lessee to proceed with lot improvements to the leased property. This permit may be authorized by the local provincial park official.

6 Page 6 Pre-Approved written authorized received by the designated licensed building official prior to relocation of a RTM or Used Home into a provincial park cottage subdivision. Real Property Report (RPR) - a legal document prepared by a registered Saskatchewan Land Surveyor that clearly illustrates above ground structures in relation to property boundaries. The document consists of a plan showing the physical improvements with dimensions to boundaries and a written report outlining the details of the property. Residential Occupancy the occupancy or use of a building or part thereof by persons for whom sleeping accommodation is provided as described in the National Building Code (NBC). Septic Tank underground sewage and waste-water system that disposes of filter waste, separating the solids from the liquids. It allows solid waste to break down into waste water so it leaves the system as a liquid. Setback the reserved area on the edge of your property within which building structures are prohibited. Soft Landscaping vegetative materials used to improve a landscape (lawns, embankments, flowers, shrubs); green space does not include aggregate. Surveyed Lot a legal plan of survey prepared by a Saskatchewan Land Surveyor (SLS) Trespass - any building or portion thereof is extending on, over, across, the property boundaries onto streets, lanes, green spaces or neighboring property.

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8 June 2012 Guest House/Sleep Sheds Requirements for new and existing: 1. One room, single storey structures permitted. 2. Will count as 1 of the maximum 3 accessory buildings permitted. 3. Maximum size of 320 ft 2 to be included in the maximum 50% aggregated total lot coverage. 4. Maximum height of 6M (20 ft) from the lowest grade to the peak of the roof. 5. Must be located at least 2.4M (8 ft) from any other structures and cannot be located within the setback areas. 6. Provide clear access to the building for emergency/fire officials. 7. A building permit application is required for all guest houses, regardless of size (walk through inspections are required to be conducted by the Park Officials and/or Building Official). 8. Foundation in accordance with NBC Articles , and a. Appropriately anchored (ground anchors); and b. Can be on wood mudsills, slab on grade or standard foundations (as per 9.15). 9. Drainage in accordance with applicable articles in NBC Subsection a. Sloped gravel base and poly protection. 10. Framing in accordance with acceptable practices and NBC Subsection a. Beam, joist and lintels sized to Code; and b. Rafters and roof framing installed as per Code. 11. Windows and doors in accordance with NBC Articles and a. Windows sealed from water and precipitation; and b. Windows and doors to installed as per Code. 12. Electrical service in accordance with applicable articles in NBC Section 9.34 and the Canadian Electrical Code and The Electrical Inspection Act, a. Electrical permit required; and b. Electrical power is required with proper trenching and breakers 13. Smoke alarms in accordance with NBC Subsection a. permanent connections to an electrical circuit; and b. no disconnect switch between the overcurrent device and the alarm 14. Interior finish in accordance with applicable articles in NBC Section a. If finished must meet required flame spread ratings and be nonflammable; and b. Installation as per Code of all interior finishes 15. Exterior finish in accordance with NBC Subsections 9.27 or a. Finished to protect building from precipitation; and b. Installation of Cladding as per appropriate Code 16. Roofing in accordance with NBC Subsection a. Finished to protect from precipitation (e.g. Shingles, metal or other as identified in the Code); and b. Installation as per appropriate Code. 17. Fire Protection and egress in accordance with NBC Subsection 9.10 and 9.9 a. Sleeping rooms to have egress compliant window or exterior door.

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