A Guide to Detached Residential Garages and Residential Workshops (based on 2006 BCBC)

Transcription

1 A Guide to Detached Residential Garages and Residential Workshops (based on 2006 BCBC) Note: this general guide has been prepared to assist homeowners and is not to be considered as a substitute for RDOS Bylaws and Regulations.

2 Building Permits A Building Permit is required for all residential garages and workshops over 10m 2 (107 ft 2 ). This pamphlet covers the requirements for such structures not attached to a residence. A garage attached to a residence is classified as an addition to the dwelling unit. This pamphlet is not to be used for accessory buildings with secondary suites. Application for a Building Permit can be made between the hours of 8:30 am and 4:30 pm, Monday through Friday at: Building Inspection Regional District Okanagan-Similkameen 101 Martin Street, Penticton, BC V2A 5J9 Telephone: (250) Fax: (250) Other Permits Other Permits that may be required: Variance Permit, contact RDOS Planning Gas Permit (BC Safety Authority ) Electrical Permit (BC Safety Authority ) Septic Permit (you must hire a Registered On-site Wastewater Practitioner or qualified engineer ) Watercourse Development Permit (WPD), contact RDOS Planning General Information Application Procedure The permit application shall include: Two copies of site plans, or two copies of a revised survey certificate, showing the size and location of the proposed detached garage, as well as driveway location and slope. You may prepare your own site plan. A site plan shall include the lot size and accurate shape showing the location and size of the proposed garage and all existing buildings/ improvements on the lot. Easements, Right of Ways, septic tank and field locations and watercourse areas are to be indicated on the site plan. For more information on site plans contact the Building Department. Two sets of working drawings showing all building elevations, foundation/floor plan(s), a cross-section showing all construction assemblies, and a roof truss layout are required at the time of application. These plans are to be drawn to scale. Preferred scale Metric 1:50 or Imperial 1/4 = 1.0 ft Completed application form and deposit of $150 Current title search and copies of any registered easements, covenants or right of ways The following types of garages/workshops require foundation walls and footings 0.6 m (24 )below finish grade or 1.2 m (48 ) below grade where clay soils are encountered. A. two storey garages, B. garages of masonry or concrete construction, and C. all detached garages greater than 55m 2 (592 ft 2 ) in building area. All construction shall conform to the B.C. Building Code.

3 Processing Your Application Most building permit applications can be processed within four to six weeks, providing you have supplied the required and correct information. Any deficiencies will be addressed and brought to the applicant s attention as soon as possible. Fees Detached garage fees are based on a value determined by square footage of the structure. The construction value is determined at $430 / m 2 or $40 / ft 2. The permit fee is $12.00 per $1,000 of the construction value. The minimum permit fee is $ Zoning Information The street address and legal description are required to determine the zoning of your property. The zone will determine the setbacks, maximum height and the maximum site coverage allowed for the new detached garage (see table below for an example of required setbacks). A detached garage is not permitted without a principal use on the property. To determine the zoning requirements for your property you may refer to the parcel information on the RDOS website at or alternatively contact the RDOS Planning department at EXAMPLE ONLY Bylaw #2261 Zone RS RD RM SH1 SH2 Front yard setback 7.5 m 7.5 m 7.5 m 7.5 m 7.5 m Rear yard setback 1.0 m 1.0 m 1.0 m 4.5 m 4.5 m Interior side yard setback Exterior side yard setback 1.0 m 1.0 m 1.0 m 4.5 m 4.5 m 4.5 m 4.5 m 4.5 m 4.5 m 4.5 m Maximum height 4.5 m 4.5 m 4.5 m 10 m 10 m Parcel Coverage 35% 45% 40% 15% 20%

4 Sample Plans The following sample plans are for information and guidance only and will not be accepted as plans for a Building Permit Application. Typical Site Plan Showing Garage Confirm required setbacks with appropriate zoning bylaw for your property. Indicate: 1. Property dimensions 2. Dimensions of all buildings to the eaves 3. Setbacks from all buildings to all property lines and from other buildings 4. Legal description and civic address 5. Location of steep banks & setbacks to natural boundary of any lake, pond, swamp or watercourse 6. Driveway 7. Dimensions of proposed additions 8. Septic tank & field locations 9. Easements, Right of Ways

5 Sample Plans Elevations

6 Sample Plans Asphalt Shingles Building Paper 9.5 mm Sheathing c/w H-clips Engineered 600 mm o/c 32 See next page for detail Soils engineer may be required to determine soil bearing capacity and drainage conditions.

7 Sample Plans Detached garages of less than 55 m2 floor area and not more than 1 storey in height are permitted to be supported on wood mud sills provided the garage is not of masonry or masonry 10 mm Exterior foundation walls to extend not less than 150 mm (6 ) above finished ground Not less than 200 mm (8 ) clearance between finished ground level and cladding that is adversely affected by moisture (wood, plywood, OSB, waferboard and hardboard) 10 mm

8 ACQ: Alkaline Copper Quaternary Treated Wood Key points to remember: ACQ and CA treated wood has now replaced CCA-C in wood products designed for most exterior residential applications exposed to moisture The main ingredient in ACQ and CA treated wood is copper which greatly increases the risk of corrosion on metal fasteners, connectors and anchors. Stainless steel is the most effective solution to corrosion risk. Stainless steel fasteners, connectors and anchors are now recommended by manufacturers for use with ACQ and CA treated wood in severe exposure applications to maximum service life. G185 hot-dipped galvanized fasteners and connectors can be used in protected areas with dry lumber. Hot-dipped galvanized fasteners and connectors should not be used in areas subject to regular wetting. Fasteners, connectors and flashings made of aluminum (including railings and door thresholds) should not come into contact with ACQ and CA treated wood. For borate treated wood used inside buildings where regular wetting is not likely, the same connectors can be used as for untreated wood. If you suspect significant corrosion has occurred on connectors, they should be inspected and replaced if necessary Regular maintenance and periodic inspections should be done, especially for outdoor applications. ACQ treated lumber requires the following compatible material for fasteners, connectors and flashings to prevent galvanic corrosion. Fasteners Connectors Flashings Stainless steel, hot-dipped galvanized and polymer coated Stainless steel and hot-dipped galvanized. Hot-dipped galvanized connectors must have a minimum coating of G185 Stainless steel, copper and flexible membranes Regional District Okanagan-Similkameen Building Inspection 101 Martin Street Penticton, BC V2A 5J9 Telephone: (250) Fax: (250) Toll free Website: