Building Guide

SITE DEVELOPMENT GUIDELINES - Detailed architectural guidelines will be available in 2014


THE BUILDING ENVELOPE

The Building Envelope is the portion of each Lot where all improvements must take place excluding driveway locations. Building Envelopes are designed to respond to view corridors and natural features such as topography, rock outcrops, and vegetation.  Building Envelopes must, as a minimum, comply with all local governing setback requirements and may incur further restrictions as defined for each individual property by the Design Review Committee (DRC).  The “natural area” is that portion of the land that lies between the Building Envelope and the property line and must be maintained in its natural condition. The natural area on each lot will be protected by covenant for vegetation retention and hillside protection.


GRADING AND DRAINAGE

The objective of the Design Guidelines is to assure the blending of all new improvements into the existing natural topography with minimal disturbance of the existing terrain. Cutting or filling of natural grade will be kept to a minimum. Building and site improvements should be designed to step down the hillside slopes in order to respond to the natural configuration of the topography.  All individual site development plans must incorporate the onsite storm water retention principles being developed for the construction of the Vernon Hill Ranch property by the project engineers.


RETAINING WALLS

The maximum height of retaining walls shall not exceed 2 metres (6.5 feet) from the lowest finished grade to the top of the wall.  Step back retaining walls with a minimum planting separation of 1.2 metres (3.9 feet) may be utilized to achieve heights of greater than 2 metres.  The viewable portion of retaining walls shall be constructed of natural materials in order to visually blend within the existing topography.  Opportunities for landscaping along the retaining wall shall be provided and the use of native and drought resistant vegetation is encouraged.  All retaining wall design is subject to DRC approval.


BUILDING SERVICING

Geothermal systems will be the preferred method of heating and cooling future homes in Vernon Hill Ranch.  The Design Guidelines will recommend this type of system but will not make it mandatory.


BUILDING DESIGN CHARACTER

The Design Guidelines have been developed in order to assure that all buildings and site designs are of a character that is harmonious with the Vernon Hill Ranch hillside woodland environment. The architectural design theme must include natural building materials such as stone, brick, logs, board and batten, as well as integral color stucco and concrete surfaces which incorporate earth tone textures and finishes. The design character is intended to establish an architectural theme that harmonizes and blends with the forms and colors of the environment and not be “bold” or in competition with the surroundings.


BUILDING HEIGHTS

The purpose of the Design Guidelines for building height is to minimize the visual impact of all buildings as related to both the surrounding landscape as well as preservation of view corridors. The intent is to encourage building height that conforms to the existing topography.  The height of residential dwellings shall not exceed the lesser of 9 metres (29.5 feet) or two (2) stories except where the average natural slope of the lot exceeds five percent (5%).  In this case the height of the residential dwelling on the downhill side of a road shall not exceed a height of 5 metres (16.4 feet) above the centre line of the road immediately adjacent to the center of the front of the residence.  Residential dwellings located on the uphill side of the road shall not exceed a height of 5 metres (16.4 feet) above the mid point of the rear property line on which the residence is located.  In no case shall the height of residential dwelling exceed a height of 11 metres (36.1 feet) above natural grade at the building site location on lots that exceed five percent (5%) average natural slope.

The height of garages and free standing carports shall not exceed an under eave height of 5 metres (16.4 feet) above the driveway at the entrance to the garage or carport. All other accessory residential buildings shall be constructed with a maximum height of 5 metres (16.4 feet).  Should an accessory residential building be proposed containing a secondary suite or a proposed residential use only the height restrictions for a primary residence are applicable. The height of all structures is subject to DRC approval.


BUILDING FORM, COLOUR AND MASSING

The building design shall be articulated to respond to the unique topographical configuration that exists on each and every lot. Building forms shall be established to enhance the play of light and shadow and create an expression of visual interest through a variety of building shapes, texture, scale, and color. Building wall surfaces shall not have more than three materials with one material being dominant over the others.  All wall materials must be continued all the way to the ground.  The color of the wall surfaces must be “weathered” in appearance and painted surfaces must be of a natural earth tone and muted. The appearance of each residence shall be subtle in order to blend into the terrain when seen from a distance.  Vinyl siding will not be permitted within the Vernon Hill Ranch Development.

The second story shall be setback from the first floor in order to create view site lines through the lot. The second story floor area should not exceed 50% of the enclosed first story floor area. All components of the building design and finishing materials are subject to DRC approval.


GARAGES AND DRIVEWAYS

The Design Guidelines require that the visibility from the street and adjacent lots to parking areas and the garage be minimized through landscaping and site orientation.  All Lots shall have a minimum of two enclosed garages.  If a third or fourth garage is required, they shall be designed to be separate in orientation as related to the garage for the first two spaces.

Driveways shall have a minimum width of 4 metres (13.1 feet) and maximum width of 7 metres (23.0 feet) and shall intersect the street as close to a right angle as practicable.  Sufficient parking area must be provided on each lot for two guest vehicles.  Parking and vehicle maneuvering areas can be larger subject to DRC approval.

All driveways must have a low intensity lighted sign identifying the property and the house number.  The sign will be illuminated from dusk to dawn. The size and style of the driveway sign is regulated by the DRC who will provide design standards in keeping with the properties location within the neighbourhood and the neighbourhood theme.


BUILDING ROOFS

Building roofs shall be designed in shape, color and texture in order to help minimize the overall massing of the residence and therefore help visually integrate the structure with the topography and landscaping of the hillside.  All pitched roofs shall have a slope between 4 in 12 and 10 in 12.  The use of flat roofs is discouraged.


DOORS AND WINDOWS

All openings for doors and windows shall be designed to be of a size that is appropriate in scale to the design of the building.  There shall be minimum recess of 0.15 metre (6 inches) for all windows and doors.  Overhangs created by roof projections, balconies and porches are encouraged in building design to minimize reflections of glass surfaces when seen from a distance. Glass with high reflective mirrored surfaces shall not be permitted.  Skylights are acceptable only if utilized in inconspicuous locations.


LIGHTING

Site lighting shall preserve the night time “dark sky” by minimizing the amount of exterior lighting.  Building lighting shall be required to be directed downwards towards landscaping and site features and shall not be used for lighting on buildings walls or roofs.  Specifically, lighting shall be designed to minimize lighting pollution which would be objectionable from the lower surrounding neighborhood.  Consequently, building mounted lights shall be low illumination and shielded so as not to shine towards or cause light intrusion into neighbouring properties. The design of building light fixtures shall be complimentary to the architectural design theme.


LANDSCAPING

The objective of the Design Guidelines is to assure that the existing landscape and landforms for each property are the basis upon which all new improvements are designed. Every effort should be made to minimize site disturbance relating to grading and tree removal. The natural appearance of the hillside slopes and vegetation as viewed from the lower city should be protected and maintained when seen from a distance.  In the area adjacent to each structure, every effort will be made to respect Fire Smart principles for fire prevention.


1) Landscaping concepts relating to new development shall primarily utilize plants that would occur naturally on the site and reflect the regions heritage as well as respond to climate and setting. Establishment of fruit trees with proven suitability for the location & climate are encouraged.

2) Homeowners are requested to save as many existing major trees as possible.  When tree removal is a functional requirement, they should be replaced with the same tree variety.  Site vegetation clearing and removal of trees with proposed locations of their replacements are subject to DRC review and approval.

3) All landscaping concepts must be in compliance with the policies of all local governing agencies.

4) Landscaping of non lawn garden areas shall implement xeriscape gardening principles.

5) Properties with suitable area for pastures and paddocks must be planted and maintained with drought resistant and low moisture grasses.

WILDFIRE PROTECTION AND FIRE SMART GUIDELINES

It is the objective of the DRC to work with the Lot owner to help them comply with the Fire Smart principles in order to reduce property fire hazard.  The general approach of establishing three zones for vegetation management will be encouraged by the DRC for the development and maintenance of each Lot.  Of particular importance is priority Zone # 1 which calls for management of vegetation adjacent to all structures in order to not support fire of any kind.  The DRC will review each design submittal for utilization of Fire Smart recommended building material and on-site firefighting means.

ALLOWABLE BUILDINGS PER LOT

The total number of buildings and the types of buildings allowed on individual properties will be regulated in accord with the North Okanagan Regional District zoning requirements.

BUILDING COVERAGE AND MINIMUM FLOOR AREA

The total Building Coverage exclusive of driveway, decks, balconies, and overhangs shall not exceed twelve (12) % of the total lot area.  Minimum floor areas for residential buildings will be regulated and maximum sizes of accessory buildings will be established.  The proposed floor area for each lot will be reviewed by the DRC to insure that all improvements are appropriate in size and scale with the Lot size and surrounding landscape.  All residences are, as a minimum, subject to the zoning bylaw and regulations as established by the Regional District of North Okanagan.

TRANSPORTATION NETWORK

          The Vernon Hill Ranch will incorporate hillside street standards to minimize terrain disturbance through reduced physical aspects.  The safety of the public will be paramount if they are in a vehicle or are using the street for non – vehicular purposes.

The common property access routes will utilize minor collector streets, local streets and cul-de-sacs to make streets an integral part of the neighbourhood environment.  Lower design speeds, smaller rights of way, street trees, distinctive street signage, visually improved (less impact) earthworks and retaining walls complimented by street landscaping will enhance the neighbourhood livability.  Emergency vehicles access will be provided throughout Vernon Hill Ranch. In areas street parking will prohibited to ensure unimpeded access.

STORM WATER MANAGEMENT

The Vernon Hills Ranch will design its storm water management plan to retain storm water on site with minimal impact to down hill properties or existing street and storm networks. The management plan will be designed so that there is no net increase in flow from the site upon neighbourhood build out and will include design criteria for on-lot storm water systems as well as the overall storm water design that will be constructed by the developer as infrastructure is built.

The development plan will allow for small discharges to the ground throughout the site.  Storm water will be managed in open ditches, natural run-off channels and storm swales so as to direct water to natural depressions where detention opportunities can be employed.  A series of man made ponds with a linear water feature will be incorporated into the retention plans.  The storm water management plan will address community areas as well as establish design criteria and landscaping objectives for individual properties in regards to good onsite storm water management.

WATER SERVICING

          All Country Residential (5 acre lot) and smaller zoned properties within the Vernon Hill Ranch will be serviced by Greater Vernon Water with the plan to provide full fire fighting capabilities upon build out.  The utility will be designed and built to full Municipal Standards.

Preliminary drill testing and ground water evaluation has been done and a hydrological study completed that  determined that more than sufficient potable water is available on site to service the planned large estate lots with no impact on existing wells or aquifers in the neighbourhood

OPEN SPACE SYSTEM

A primary component of Vernon Hill Ranch is its ability to integrate a low density rural development into the topography and natural landscape of the surrounding environment. A factor contributing to this success is an open space system within the lands boundaries.

The open space system is a combination of the primary public trail network through Vernon Hill Ranch and a trail network for residents.  The trail network incorporates the natural and conservation areas, stream and pond systems and the viewpoint and stable areas. This Open Space System is complimented by the designated natural areas on each individual lot.

The open space system is designed as a contiguous network through the development.  It will protect environmentally sensitive areas, create conservation zones, create wildlife corridors and assist with storm water management.  The open space system is a means which has been incorporated to enhance lifestyle opportunities as well as offer the physical geography for complete sustainability of ecology and health.

COMMUNITY ZONES

            Space will be set aside for community needs within the Vernon Hill Ranch lands. These common property areas will include some of the trail networks and possible stable and paddock areas. Depending on future demand, community services may be provided including boat/RV storage, meeting/gathering space and sorts facilities.

Community zones are intended to be designed to promote the cohesiveness of the residential neighbourhood and create a sense of community pride, safety, enjoyment and character.  They will include such things as barbeque and picnic areas, an entrance gate and welcoming structure, landscapes and decorative areas as well as unique signage for roads, trails and building identification.


Note that the following are Building Guidelines only, Regional District requirements will apply where applicable. When the guidelines are more restrictive, the Design Review Committee may follow the Building Guidelines

BUILDING PER LOT

The number of buildings allowed per lot for each of the following uses shall not be more than


A) Residential Properties


1) One single family dwelling

2) One ancillary single family dwelling

3) A maximum of two accessory residential buildings such as domestic garages and carports covered swimming pools, residential storage buildings, gazebos, etc.

4) A maximum of one unattached accessory agricultural building such as barns, shelters, green houses, etc.


B) Non Residential Properties


1) Two buildings for Public Service Use or Civic use

2) One building for Club or Lodge use

3) A maximum of two accessory buildings and structures

4) A maximum of three accessory agricultural buildings



FLOOR AREA


a) The floor area of the ground floor for a single family dwelling shall not be less than 165 square meters (1776.0 square feet); and

b) The floor area of a second story shall not exceed fifty percent (50%) of the floor area of the ground floor; and

c) The floor area of accessory residential buildings shall not exceed 150 square meters (1614.6 square feet); and

d) The floor area of accessory agricultural buildings on those properties used for residential purposes shall not exceed 300 square metres (3229.2 square feet); and

e) There shall be no minimum floor area requirement for those buildings used for public use or community purposes; and

f) The floor area of accessory buildings shall not exceed 150 square meters (1614.6 square feet); and

g) The combined enclosed floor area of all buildings and structures on a lot shall not exceed 12 % of the total lot area.


HEIGHT OF BUILDINGS AND STRUCTURES


The height of buildings and structures shall not exceed:


a) The height of residential dwellings shall not exceed the lesser of nine (9) metres (29.5 feet) or two (2) stories; or

b) Where the average natural slope exceeds five percent (5%) in which case the height of the residential dwelling on the downhill side of a road shall not exceed a height of five (5) metres (16.4 feet) above the centre line of the road immediately adjacent to the center of the front of the residence: or

c) Where the average natural slope exceeds five percent (5%) in which case the height of the residential dwelling on the uphill side of a road shall not exceed a height of five (5) metres (16.4 feet) above the midpoint of the rear property line of the property on which the residence is located; and

d) In no cases shall the height of a residential dwelling exceed a height of eleven (11) metres (36.1 feet) on lots that exceed five percent (5%) average slope; and

e) Garages and free standing carports shall not exceed an under eave height of five(5) metres (16.4 feet) above the driveway grade at the entrance to the garage or carport; and

f) All other accessory buildings shall not exceed a maximum under eave height of five (5) metres (16.4 feet); and

g) Not withstanding clauses e and f above enclosed accessory buildings for the storage of recreational vehicles and boats shall not exceed a maximum under eave height of seven (7) metres (23.0 feet).


MAXIMUM DENSITY


The overall maximum density of the Vernon Hill Ranch Development shall be one (1) residential lot per two (2) hectares of total gross land area.


LOT AREA


Lots that are proposed to be subdivided within this zone shall have a minimum area of not less than 0.4 hectares (0.99 acres).

There shall be no minimum area requirement for public parks, trails, and common property areas.

Where a lot is a panhandle lot, the access strip or panhandle shall not be calculated as part of the minimum lot area requirement.


LOT COVERAGE


Lot coverage shall be not greater than twelve percent (12 %) of the total lot area. Lot coverage is defined as the total floor area of all buildings and structures.


LOT FRONTAGE


a) Lots that are proposed to be subdivided within this zone shall have a lot frontage on the road of not less than twenty (20) metres (65.6 feet): or

b) Lots that front on to a Cul-De-Sac road shall have a minimum width of fifteen (15) metres (49.2 feet) at a point seven (7) metres (23.0 feet) from the intersection of the side boundaries with the road boundary; or

c) Panhandle lots shall have a minimum width of fifteen (15) metres (49.2 feet) at the road boundary; or

d) A limited common property panhandle access shall have a minimum width of fifteen (15) metres (49.2 feet) at the road boundary and access no more than three (3) strata properties; and

e) There shall be no minimum frontage requirement for public parks, trails and common property areas.


OFF-STREET PARKING


a) Four (4) off-street parking spaces in addition to the required garage provision shall be provided for each dwelling unit that is permitted. 

b) Off-street parking shall be provided and maintained in accordance with the requirements of the Regional District. The number of parking spaces required to be provided on a lot or lots shall be determined by the use or uses being carried on such lot or lots from time to time.

c) Parking for trailers, boats, all terrain vehicles and recreational vehicles, on any property, must be in an enclosed building or sufficiently screened from the roads and adjoining properties so as to not be obviously in view. Such vehicles may be parked on site in a non enclosed building or non screened area but for no more than 48 hours and at no time may they be left on public access routes.


SECONDARY SUITES


One (1) secondary self contained accessory dwelling unit is permitted per residential property provided that:


a) It is located in a principle residential dwelling or accessory residential building, and is clearly subordinate to a single family dwelling, used as a residence, with self-contained sleeping, living, cooking and sanitary facilities and direct passage to the open air without passage through any portion of the principal dwelling unit; and

b) The maximum floor area of a secondary suite must not exceed the lesser of one hundred (100) square metres or thirty percent (30%) of the total floor area of the principle dwelling; and

c) The Secondary suite complies with all regional district bylaws and the B.C. Building Code; and

d) Strata titling of a secondary suite will not be permitted.


SETBACKS


a) Front Yard

A front yard free of buildings and structures shall be provided with a depth of seven and a half (7.5) metres (24.6 feet).

b)  Exterior Side Yard

An exterior side yard free of buildings and structures shall be provided with a depth of seven and a half (7.5) metres (24.6 feet).

c) Rear Yard

A rear yard free of buildings and structures shall be provided with a depth of seven and a half (7.5) metres (24.6 feet).

d)  Side Yards

Side yards free of buildings and structures shall be provided with a depth of four and a half (4.5) metres (14.8 feet).

e) Water Bodies

Flood Construction Levels and Floodplain Setbacks of buildings and structures must conform to the provisions as set forth by the Regional District

f) Setbacks for Accessory buildings, Accessory residential buildings, Accessory agricultural buildings and Ancillary single family dwellings which have an under eave height in excess of four (4) metros (13 feet) must have a minimum setback of double the setback provisions of this section.




BED AND BREAKFAST USE


A bed and breakfast use shall comply with the following regulations:


1) The principle dwelling unit within which the use is carried on and the lot upon which the dwelling unit is located shall be occupied by at least one (1) of the persons designated on the records of the Kamloops Land Title Office as registered owner of the lot and dwelling unit; and

2) The number of  bedrooms for a bed and breakfast use shall be subject to the following restrictions:

a. Not more than two (2) guest bedrooms shall be permitted on lots ranging in area from 0.4 hectares (0.99 acres) to 0.99 hectares (2.47 acres); and

b. Not more than four (4) guest bedrooms shall be permitted on lots ranging in area from1.0 hectare (2.47 acres) to 1.99 hectares (4.92 acres); and

c. Not more than five (5) guest bedrooms shall be permitted on lots 2.0 hectares (4.92 acres) and larger in area.

3) A bedroom used for bed and breakfast use shall not be occupied at any time more than two (2) persons having attained the legal age of majority in British Columbia together with not more than three (3) children under the legal age of majority in British Columbia; and

4) Bedrooms used or reserved for bed and breakfast use shall have a floor area of not less than 7.5 square meters (80.73 square feet) excluding closet areas and minimum horizontal dimension for any such bedroom shall be 2.5 meters (8.202 feet); and

5) The occupants of the dwelling unit who are the operators of the bed and breakfast use shall have a valid business license for the carrying on of such business or undertaking where such license is required to be obtained under the provisions of any applicable statutes, bylaws, and regulations in force from time to time; and

6) Not more than one (1) sign advertising the bed and breakfast use shall be permitted on the lot on which the use is being carried out and that sign shall be regulated by the Design Review Committee who will provide design standards in keeping with the properties location within the neighbourhood and the neighbourhood theme.

7) Notwithstanding the provisions of this bylaw relating to off-street parking requirements, a bed and breakfast use shall not be carried on within a dwelling unit unless off-street parking spaces are provided on the lot on which the dwelling unit is located, sufficient to meet the following requirements:

a) The number of off-street parking spaces that would be required for such dwelling unit under the off-street parking requirements of this bylaw applicable to a dwelling unit if no bed and breakfast use was carried on within the dwelling unit, plus;

b) One (1) additional off-street parking space for each bedroom within the dwelling unit used or reserved for the bed and breakfast use; and

c) All additional off-street parking spaces as required in section 12 (7) (b) above must be sufficiently screened from the roads and adjoining properties and must be approved by the Design Review Committee.

8) Not more than one (1) motor vehicle shall be parked within any off-street parking space provided in conjunction with a bed and breakfast use, and no motor vehicles shall be parked on the lot on which the bed and breakfast use is carried on, unless such motor vehicle is parked within an off-street parking space provided in conjunction with such use.

9) The owner of the bed and breakfast use must obtain the following:

a. An on-site septic tank effluent disposal permit from the Interior Health Authority, to provide for the discharge of effluent from any combined residential/bed and breakfast use of the subject property; and

b. The permission of any applicable domestic water purveyor to draw water from their respective community water system in order to supply additional water to the bed and breakfast facility; and

c. obtain the permission of the Building Inspector and the Fire Prevention Officer for the Regional District for the proposed bed and breakfast facility; and

d. obtain the approval from the Design Review Committee for the proposed bed and breakfast facility.


DRIVEWAYS

Commencing at the edge of the finished road surface, private access driveways shall:

a) Be as close to right angles as practicable to the finished road surface for a minimum distance of 6 metres (19.67 feet); and

b) Have a minimum width of 3.0 metres (9.84 feet) and a maximum width of 6 metres (19.67 feet); and

c) Have a maximum slope of two percent (2%) from the ditch line for a minimum distance of 5 metres (16.40 feet) and a maximum slope of fifteen percent (15%) thereafter.

d) All driveways must have a low intensity lighted sign identifying the property and the house number. The sign will be illuminated from dusk to dawn. The size and style of the driveway sign is regulated by the Design Review Committee who will provide design standards in keeping with the properties location within the neighbourhood and the neighbourhood theme


ANCILLARY SINGLE FAMILY DWELLINGS

a. The Regulations as published form time to time by the Regional District shall apply

b. Approval by the Design Review Committee for the ancillary single family dwelling must be obtained



RESTRICTED AGRICULTURAL USE


In general, agricultural use must the approved by the Design Review Committee and be within the Regulations published by the Regional Desitrict


For the purpose of this section a restricted agricultural use means a use providing for the growing, rearing, producing and harvesting of agricultural products and specifically includes nurseries, greenhouses, and the keeping of rabbits, poultry and bees for the personal use of the owner only.  The keeping of horses, sheep, and goats is also permitted in concentrations of two (2) animal units or less per hectare (1.214 animal units per acre) and shall comply with the following regulations


1) The keeping of horses, sheep and goats shall not be permitted on lots having an area of less than 1.0 hectares (2.47 acres); and


2) Accessory buildings for agricultural purposes must be sited with a setback of not less than 15 metres (49.2 feet) from all property boundaries; and


3) Only one (1) Accessory agricultural building for the stabling of horses, sheep and goats is allowed on a lot which has a principle use for residential purposes; and


4) All accessory agricultural buildings must be approved by the Design Review Committee and are subject to all approvals required from all governing agencies that have jurisdiction over Vernon Hill Ranch development

.


STABLE, EQUINE AND PET FACILITIES


For the purpose of this section stable, equine and pet facilities are uses providing for the care, boarding and training, rearing and showing of animals and may include medical health care services for animals in a building or portion thereof.  Allowable uses may be of a commercial nature and may not permitted on residential properties.

TEMPORARY ACCOMMODATION

For the purpose of this section a temporary accommodation means the use of cabins, single family dwellings and camping spaces for rental accommodation on a daily or weekly commercial basis, provided that no person except an employee of the developer or the strata corporation shall occupy a temporary accommodation facility for more than three (3) consecutive weeks, nor more than a total of six (6) weeks in any calendar year and shall comply with the following regulations

1) Temporary accommodation uses shall not be permitted on lots where the principal dwelling unit is used for permanent residential purposes; and

2) Temporary accommodation uses shall not be permitted on lots containing bed and breakfast accommodation or lots containing an ancillary single family dwelling; and

3) Cabins and camping spaces may only be located on properties used for non residential purposes and must obtain the following:

a. an on-site septic tank effluent disposal permit from the Interior Health Authority, to provide for the discharge of effluent from any cabins or serviced campsites on the subject property; and

b. the permission of any applicable domestic water purveyor to draw water from their respective community water system in order to supply additional water to the cabins or serviced campsites on the subject property or provide adequate potable water from an onsite well; and

c. obtain the permission of the Design Review Committee for the cabins and serviced campsites on the subject property; and

d. comply with all local government bylaws and regulations

4) Campgrounds shall conform with the requirements of schedule D of Zoning Bylaw No. 1888, 2003: and


5) Off street parking shall be provided and maintained in accordance with the provisions of the Regional Dostrict schedule B of Zoning Bylaw No. 1888,2003 


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