HomeMy Public PortalAboutPublic Hearing - Zoning Amendment Bylaw - 1380.20
____________________________________________________________
TOWN OF OLIVER
Public Hearing Meeting Agenda
February 14, 2022, following the Public Hearing for Zoning Amendment Bylaw 1380.23
Hybrid via Zoom
Page
A. CALL TO ORDER
B. STATEMENT OF THE CHAIR
C. BYLAWS
1. Zoning Amendment Bylaw 1380.20, Development Permit - 491
Salamander Avenue
- Director of Development Services report attached
Zoning Amendment, Development Permit (with variances) - 491
Salamander Avenue
2 - 32
D. ADJOURNMENT
REGULAR OPEN COUNCIL REPORT
Development Services Department
For the February 14, 2022 Council Meeting
DATE: February 14, 2022 File No. RZ 2021-
29, DP 2021-30
TO:
Mayor and Council
FROM:
Randy Houle, Director of Development Services
RE:
Zoning Amendment, Development Permit - 491 Salamander Avenue
RATIONALE:
This application is seeking a zoning amendment from RM1 (Residential Medium Density One) to
RM2 (Residential Medium Density Two) at 491 Salamander Avenue, legally known as Lot 337,
District Lot 2450s, SDYD, Plan 1861, Except Plans 7995 and 11750, in order to construct a six -
unit townhouse development comprising of two (3-unit) buildings. The applicant is also seeking
a Multiple Family Development Permit and thus requires approval for the design and to address
landscaping requirements.
OPTIONS:
1. Council may choose to support the recommendation.
2. Council may choose not to support the recommendation.
3. Council may choose to refer back to staff for additional information.
RECOMMENDATION:
That Zoning Amendment Bylaw 1380.20 be read a third time; and
That Zoning Amendment Bylaw 1380.20 be forwarded to the Ministry of Transportation for
approval prior to adoption; and
That Council consider Development Permit 2021-30 following the adoption of Zoning
Amendment Bylaw 1380.20.
ITEM C. - 1.
Page 2 of 32
General:
Organizational:
Financial:
Development Cost Charges will be applicable at the building
permit stage, at a total cost of $9,245 per unit for a total of
$55,470.00
Legal/Statutory Authority:
Strategic Plan:
Good Governance
BACKGROUND:
Site Context:
The subject property is zoned RM1 (Residential Medium Density One) and is designated by the
Official Community Plan as HR (High Density Residential). The property is approximately
1,254m2 (13,503ft2) in size with an older single family to b e demolished. The property is
located in close proximity to the Community Centre, in an area with a mix of single family, multi
family and institutional uses. Given the close proximity of the subject property to the
downtown and several amenities, it has been identified as an area for increased density.
Proposal:
The applicant is proposing to construct a six-unit townhouse development on the subject
property comprising of two separate (3-unit) buildings. Each unit features a carport and living
space on the main floor with two bedrooms and a den on the second floor. Vehicle access to
the site will be from the existing driveway on Salamander Avenue, with a new proposed exit at
the southeast corner of the property onto Park Drive. This will result in a safer entry and exit for
both vehicles and pedestrians.
The maximum number of units permitted under the RM1 zone is six, with the maximum floor
area ratio being 0.45 which equates to a maximum of 6,076ft2 of total floor space. In this case,
the developer is proposing to construct six units that are 1,339ft2 each in size, for a total of
8,034ft2 of floor space which equates to 0.59 in floor area ratio. Given that the floor area ratio
proposed exceeds the maximum allowed under the RM1 zone, a rezoning to RM2 (Residential
Medium Density Two) is required which allows a maximum of 0.6.
ITEM C. - 1.
Page 3 of 32
Furthermore, the subject property is located within the Multiple Family Development Permit
Area of the OCP and requires approval for the design and to address landscaping requirements.
Regulatory Provisions:
The OCP supports the use of lands designated High Density Residential (HR) identified in
Schedule ‘B’ (Official Community Plan Map) for townhouses and apartment buildings, accessory
structures, parks and neighbourhood commercial uses. The HR policies establish a minimum net
density of 40 units per hectare and a maximum net density of 80 units per hectare. The
proposed townhouse development is comprised of six-units which equates to 48 units per
hectare and thus is aligned with this designation.
Development Statistics:
The following table outlines the proposed development statistics on the plans submitted with
the application:
Item RM2 zone Proposed
Minimum Setbacks:
front parcel line (east, Park Dr):
rear parcel line (west)
interior parcel line (south):
exterior parcel line (north):
4.5m
6.0m
2.4m
4.0m
4.5m
6.0m
6.6m
4.0m
Maximum Lot Coverage 40% 35%
Maximum Floor Area 0.6 FAR 0.59 FAR
Maximum Density 6 units 6 units
Maximum Height 14.0m 7.6m
Minimum Parking Spaces 6 + 1 visitor 6 + 2 visitor
Minimum Loading Spaces 0 0
Minimum Amenity Space 40m2 per unit 47.5m2 per unit
Analysis:
Zoning Amendment
Support Zoning Amendment Bylaw 1380.20
Staff considers the zoning amendment to allow for the proposed development represents best
use of the land for the following reasons:
ITEM C. - 1.
Page 4 of 32
• Enabling a 0.60 floor area ratio rather than the 0.45 currently permitted in the RM1
zone allows for larger and more livable units for families. This results in an increase in
326ft2 per unit.
• The maximum number of permitted units (50 dwelling units per hectares) will remain
unchanged, therefore no additional traffic impacts are anticipated with the rezoning
application.
• The proposal is consistent with the growth management objectives of the Official
Community Plan that support efficient use of land within the Town, including the
infilling of vacant lots and supporting medium and higher density development in
residential areas designated for such development.
• The residential policies of the OCP speaks to prioritizing residential growth and infill
within the Town's boundaries over the extension of boundaries.
• The proposal will add 6 family-orientated units in close proximity to schools and other
services, which also encourages more walking and active forms of transportation.
The Housing Needs Report completed in 2020 indicates that in order to meet basic housing
demand by 2025, 75 two-bedroom units are required which is broken down into 26 owner and
49 rental. The proposed construction will make a significant contribution towards this
requirement, with the tenure of the units being unknown at this time.
Deny Zoning Amendment Bylaw 1380.20
Council may consider that the increase in floor area ratio will be a detriment to the area and
neighbouring properties. If this the case, Council should choose not to support the staff
recommendation.
Development Permit
ITEM C. - 1.
Page 5 of 32
Support Development Permit 2021-30
The subject property is located within the Multiple Family Development Permit Area. The
objectives of this designation are to ensure that the siting, form, character and landscaping of
new multiple family development are compatible with the surrounding neighbourhood. This
includes the overall aesthetic quality of the development as well as site plan elements including
access, parking, storage and landscaping. The proposed development meets the intent of the
Multiple Family DP Area as highlighted below:
• The front façade features multi material types such as horizontal hardi and board and
batten with a mix of grey and white colour.
• Each unit facing Salamander Avenue has two individual roof peaks rather than a uniform
box look, thus adding visual interest to the building. The end unit facing Park Drive
includes an entry and pedestrian walkway to the sidewalk, along with the existing
multiple windows and a roof peak, which minimizes the blank look appearance that the
side of a building can pose.
• The Park Drive frontage will be landscaped with multiple trees, grass and boxwood
hedge, improving the aesthetic value of the development.
• The Salamander frontage will feature a 4ft high wood fence with individual pedestrian
walkways to the units, thus providing a pleasant connection to the street. Each unit will
have a small private outdoor amenity space.
• Garbage and recycling areas will be located at the south west corner of the
development, screened from view of the street.
Deny Development Permit 2021-30
Council may consider that the form and character should be revised or more landscaping
added. If this is the case, Council should deny the permit following the adoption of the zoning
amendment bylaw.
REFERRALS:
Approval from the Ministry of Transportation and Infrastructure (MoTI) is required prior to
adoption of Zoning Amendment Bylaw 1380.20 as the proposed amendment will apply to lands
within 800 metres of a “controlled area” (i.e. Highway 97). MOTI has granted preliminary
approval of the rezoning for a period of one year.
The application was referred to various internal and external departments with several items to
be addressed at the building permit stage. This includes the requirement for on -site civil
drawings which will address all servicing components, such as water and sewer upgrades.
ITEM C. - 1.
Page 6 of 32
PUBLIC PROCESS:
Notice of the February 14, 2022 Public Hearing was mailed to residents within 100.0m of the subject
property. A public notification sign was installed on the subject property and notice of the public hearing
was advertised in two editions of the local print newspaper.
COUNCIL REPORT/RESOLUTION HISTORY:
At the January 24th, 2022 Regular Open Council Meeting, the following resolution was passed
by Council:
R-23/2022 It was MOVED and SECONDED
That Zoning Amendment Bylaw 1380.20 be read a first and second time and proceed to a
Public Hearing; and
That the holding of the Public Hearing be scheduled for February 14, 2022; and
That Staff give notice of the Public Hearing in accordance with the requirements of the
Local Government Act; and
That Council consider Development Permit 2021-30 following the adoption of Zoning
Amendment Bylaw 1380.20.
CARRIED
At the January 10th, 2022 Regular Open Council Meeting, the following resolution was pass ed
by Council:
R-09/2022 It was MOVED and SECONDED
That Council refers Zoning Amendment Bylaw 1380.20 and Development Permit (with
variances) for 491 Salamander Avenue back to staff for additional information.
CARRIED
Respectfully Submitted:
ITEM C. - 1.
Page 7 of 32
______________________________________
Randy Houle
Director of Development Services
Approved By: Department: Status:
Ed Chow, Chief Administrative Officer Approved - 25 Jan 2022
Attachments:
attachments
2022-01-18 Revised Plans
2022-01-18 - Revised Letter of Intent
1380.20 Zoning Amendment Bylaw (491 Salamander Ave)
DP 2021-30
ITEM C. - 1.
Page 8 of 32
Figure 1: Property Location Map
ITEM C. - 1.
Page 9 of 32
Figure 2: Ortho Map
ITEM C. - 1.
Page 10 of 32
Figure 3: OCP Map
Figure 4: Zoning Map
ITEM C. - 1.
Page 11 of 32
Figure 5: Park Drive Elevation of Subject Property
Figure 6: Park Drive Elevation of Subject Property
ITEM C. - 1.
Page 12 of 32
Figure 7: Salamander Ave Elevation of Subject Property
Figure 8: South Portion of Subject Property
ITEM C. - 1.
Page 13 of 32
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a000
n/aCover Sheet scale:
4 9 1 S a l a m a n d e r A v e n u e D e v e l o p m e n t
O l i v e r , B C
R e - S u b m i t t e d f o r D e v e l o p m e n t P e r m i t - 2 0 2 2 . 0 1 . 1 7
a000..................................................................
a001..............................................................
a002............................................................
a003..........................................................................
a004..................................................
a005...............................................
a006.......................................................................
a007...................................................
a008...............................................
a009......................................................................
a010.....................................................................
a011....................................................................
a012...................................................................
COVER SHEET
SITE STATISTICS
LANDSCAPE PLAN
SITE PLAN
MAIN FLOOR SITE PLAN
UPPER FLOOR SITE PLAN
ROOF PLAN
COMPLEX MAIN FLOOR
COMPLEX UPPER FLOOR
ELEVATION I
ELEVATION II
ELEVATION III
ELEVATION IV
DRAWING LIST:
IT
E
M
C
.
-
1
.
Pa
g
e
1
4
o
f
3
2
SALAMANDER AVENUE
PA
R
K
D
R
I
V
E
7'
-
1
0
1
/
2
"
EXT. SETBACK
FR
O
N
T
S
E
T
B
A
C
K
RE
A
R
S
E
T
B
A
C
K
14'-9"19'-7 1/4"
ONE WAY DRIVE AISLE
21
'
-
9
1
/
4
"
4.5m6.0m
2.
4
m
INT. SETBACK
6.
6
m
ENTER
ONLY
EXIT
ONLY
59'
17.9m
19'
5.8m
59'
17.9m
13
'
-
1
1
/
2
"
4.
0
m
40
'
-
6
"
12
.
3
m
COMPLEX 1
BLDG FOOTPRINT
2,370.4 sf
COMPLEX 2
BLDG FOOTPRINT
2,370.4 sf
SALAMANDER AVENUE
PA
R
K
D
R
I
V
E
7'
-
1
0
1
/
2
"
EXT. SETBACK
FR
O
N
T
S
E
T
B
A
C
K
RE
A
R
S
E
T
B
A
C
K
14'-9"19'-7 1/4"
ONE WAY DRIVE AISLE
21
'
-
9
1
/
4
"
4.5m6.0m
2.
4
m
INT. SETBACK
13
'
-
1
1
/
2
"
4.
0
m
6.
6
m
ENTER
ONLY
EXIT
ONLY
59'19'
5.8m
59'
17.9m
COMPLEX 1
BLDG FOOTPRINT
2,370.4 sf
COMPLEX 2
BLDG FOOTPRINT
2,370.4 sf
40
'
-
6
"
12
.
3
m
17.9m
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a001
n/aZoning
Stat Sheet
scale:
ZONING BYLAW SUMMARY:
CIVIC ADDRESSES:491 SALAMANDER AVENUE, OLIVER, BC.
LEGAL DESCRIPTION:
LOT AREA - ALLOWED:RH1 allows 50 dwellings per hectare (107,639
sf) 13,503 sf this allows 6 dwelling units on the
property with a FAR (floor area ratio) of 0.6
(0.6 x 13,503 = 8,101.8 sf gross building area)
Each complex sf building footprint is 2,370.4 x
2 = 4,740.8 sf total.
ZONING:EXISTING 'RM1' PROPOSED 'RM2'
MEDIUM DENSITY RESIDENTIAL TWO
Lot 337, Plan KAP1861, District Lot 2450S,
Similkameen Div of Yale Land District, Except
Plan 7995, & EXC PL 11750
MAXIMUM HEIGHT:14 m [45'-9"] - PROPOSED 7.6m
MINIMUM RESIDENTIAL SETBACKS:
FRONT
SIDE (INTERIOR)
4.5 m [14.76 ft]
SIDE (EXTERIOR)
2.4 m [7.87 ft ]
BYLAW:ZONING BYLAW 1380
REAR
4.0 m [13.10 ft]
6.0 m [19.68 ft]
SITE COVERAGE:PROPOSED 35% (4,740.6 / 13,503)
UNIT AREAS - SINGLE UNIT:LOWER FLOOR 549.8 sf
UPPER FLOOR 790.1 sf
TOTAL 1,339.9 sf
BUILDING AREA:790.1 sf x 6 units = 4,740.6 sf
PARKING:1 PER DWELLING UNIT - 6 TOTAL
PLUS 1 VISITOR (0.2 x 6 = 1.2)
Provided 6 units stalls plus 2 visitor
TOTAL BUILDING AREA:8,039.4sf (6 units x 1,339.9 sf = .59 F.A.R.)
MAXIMUM DENSITY:50 DWELLINGS PER HECTARE
LOT AREA:13,503 sf
TOTAL BUILDING FOOTPRINT:4,740.6 sf (6 units @ 790.1 sf)
PROPOSED BUILDING
FOOTPRINT 4,740.8sf
Scale:
ALLOWABLE AREA
1/32"=1'-0"
01
-
REQUIRED AMENITY SPACE 6 UNITS x 40m2
=240m2 (2,583.3sf) - PROVIDED AMENITY
SPACE = 285.0m2 (3,068.0sf) OR 47.5m2
PER UNIT Scale:
AMENITY SPACE
1/32"=1'-0"
02
-
Scale:
GIS PLAN
N.T.S.
03
-
IT
E
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C
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-
1
.
Pa
g
e
1
5
o
f
3
2
SALAMANDER AVENUE
PA
R
K
D
R
I
V
E
7'
-
1
0
1
/
2
"
FR
O
N
T
S
E
T
B
A
C
K
14'-9"19'-7 1/4"
ONE WAY DRIVE AISLE
21
'
-
9
1
/
4
"
4.5m6.0m
2.
4
m
INT. SETBACK
6.
6
m
11 23 4
6
7
8
6
2 3 49
5
2
5
6
7
8
9
9
9
10
RE
A
R
S
E
T
B
A
C
K
ENTER
ONLY
EXIT
ONLY
11 1212
LINE OF FLOOR OVERLINE OF FLOOR OVER
40
'
-
6
"
12
.
3
m
13
'
-
1
1
/
2
"
4.
0
m
59'19'
5.8m
59'
17.9m17.9m
11
Unit 1 Unit 2 Unit 3 Unit 5 Unit 6Unit 4
Carports
Unit 4 Unit 5 Unit 6Unit 1 Unit 2 Unit 3 Visitor 1 Visitor 2
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a002
n/aLandscape
Plan
scale:
PLANTING LIST:Scale:
LANDSCAPE PLAN
1/16"=1'-0"
01
-
1
ARBORUITAE 3 - 4 PER PLANTER
x 7 UNITS = 21 - 28 TOTAL COUNT
2
3
LAWN: INTERIOR BLUEGRASS,
DROUGHT RESISTANT SOD c/w
IRRIGATION SYSTEM
GREEN ASH, FRAXINUS
PENNSYLVATICUM
- TOTAL COUNT 01
4
TRIDENT MAPLE, ACER
CAMPESTRE - TOTAL COUNT 01
5
6
BOXWOOD HEDGE, BUXUS
TOTAL COUNT APPROXIMATELY
25
COLUMNAR GIGNKO, GINGKO
BILOBA ' FASTIGATA'
- TOTAL COUNT 02
7
RED MAPLE, ACER RUBRUM
- TOTAL COUNT 01
8
COLUMNAR OAK, QUERCUS
ROBUR 'FASTIAGIATA
- TOTAL COUNT 01
1
ONE WAY ASPHALT ENTRY
DRIVEAILSE c/w SIGNAGE
- REFER TO CITY STANDARDS
2
BRUSHED CONCRETE ENTRY
WALKWAY
3
RAISED TREATED WOOD DRIP
THROUGH DECK
4
3'-6" HIGH HORIZONTAL
WOOD SLAT FENCE
5
AREA DRAIN(S)
6
PROPOSED TRANSFORMER
LOCATION - ON CONCRETE PAD
c/w CRUSHED GRAVEL SURROUND
7
RECYCLING - CRUSHED ROCK
SURROUND
8
GARBAGE - ON ASPHALT PAD c/w
CRUSHED GRAVEL SURROUND
9
WEST AND SOUTH SIDE
PERIMETER 6'-0" HIGH WOOD
SCREEN FENCE AT PROPERTY
LINE
SITE MATERIALS:
10
ONE WAY ASPHALT EXIT
DRIVEAILSE c/w SIGNAGE
- REFER TO CITY
STANDARDS
9
XERISCAPE STYLE PLANTING
c/w DROUGHT RESISTANT PLANTS
AND DRIP LINE IRRIGATION
11
ELECTRICAL METER
LOCATION
12
2 x GARAGE SEE-THRU
SCREENING
IT
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1
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Pa
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1
6
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3
2
SALAMANDER AVENUE
PA
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D
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7'
-
1
0
1
/
2
"
FR
O
N
T
S
E
T
B
A
C
K
RE
A
R
S
E
T
B
A
C
K
14'-9"19'-7 1/4"
ONE WAY DRIVE AISLE
21
'
-
9
1
/
4
"
4.5m6.0m
2.
4
m
INT. SETBACK
6.
6
m
GARBAGE/
RECYCLING/
TRANSFORMER
72'-5 1/4"
22.0m
10'-3"
3.1m
54'-3 3/4"
16.53m
40
'
-
6
"
12
.
3
m
ENTER
ONLY
EXIT
ONLY
13
'
-
1
1
/
2
"
4.
0
m
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a003
1/16"=1'-0"Proposed Overall
Site Plan
scale:
Scale:
SITE PLAN
1/16"=1'-0"
01
-
IT
E
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C
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1
.
Pa
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1
7
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3
2
SALAMANDER AVENUE
PA
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D
R
I
V
E
7'
-
1
0
1
/
2
"
FR
O
N
T
S
E
T
B
A
C
K
RE
A
R
S
E
T
B
A
C
K
ONE WAY DRIVE AISLE
21
'
-
9
1
/
4
"
GARBAGE/
RECYCLING/
TRANSFORMER
2.
4
m
INT. SETBACK
6.
6
m
Carports
ENTER
ONLY
EXIT
ONLY
EXT. SETBACK
UP
L I V I N GD I N I N G
K I T C H E N
B A T H
E N T R Y
C O A T S
E N T R Y
9'-9" x 10'-8"9'-2" x 9'-0"
15'-7" x 10'-9"
3'-8" x 7'-7"
S T O R. / U T I L.
8'-7" x 4'-1"
P A R K I N G
10'-6" x 18'-0"
UP
L I V I N G
D I N I N G
K I T C H E N
B A T H
E N T R Y
C O A T S
9'-9" x 10'-8"
9'-2" x 9'-0"
15'-7" x 10'-9"
3'-8" x 7'-7"
S T O R. / U T I L.
8'-7" x 4'-1"
P A R K I N G
10'-6" x 18'-0"
LINE OF FLOOR OVER
Unit 4 Unit 5 Unit 6
UP
L I V I N GD I N I N G
K I T C H E N
B A T H
E N T R Y
C O A T S
E N T R Y
9'-9" x 10'-8"9'-2" x 9'-0"
15'-7" x 10'-9"
3'-8" x 7'-7"
S T O R. / U T I L.
8'-7" x 4'-1"
P A R K I N G
10'-6" x 18'-0"
UP
L I V I N GD I N I N G
K I T C H E N
B A T H
E N T R Y
C O A T S
E N T R Y
9'-9" x 10'-8"9'-2" x 9'-0"
15'-7" x 10'-9"
3'-8" x 7'-7"
S T O R. / U T I L.
8'-7" x 4'-1"
P A R K I N G
10'-6" x 18'-0"
LINE OF FLOOR OVER
Unit 1 Unit 2 Unit 3
UP
L I V I N GD I N I N G
K I T C H E N
B A T H
E N T R Y
C O A T S
E N T R Y
9'-9" x 10'-8"9'-2" x 9'-0"
15'-7" x 10'-9"
3'-8" x 7'-7"
S T O R. / U T I L.
8'-7" x 4'-1"
P A R K I N G
10'-6" x 18'-0"
14'-9"19'-7 1/4"
4.5m6.0m
59'
17.9m
19'
5.8m
59'
17.9m
13
'
-
1
1
/
2
"
4.
0
m
Visitor 1 Visitor 2
UP
L I V I N GD I N I N G
K I T C H E N
B A T H
E N T R Y
C O A T S
E N T R Y
9'-9" x 10'-8"9'-2" x 9'-0"
15'-7" x 10'-9"
3'-8" x 7'-7"
S T O R. / U T I L.
8'-7" x 4'-1"
P A R K I N G
10'-6" x 18'-0"
40
'
-
6
"
12
.
3
m
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a004
1/16"=1'-0"Proposed
Site Plan - Main
scale:
Scale:
SITE PLAN
1/16"=1'-0"
01
-
IT
E
M
C
.
-
1
.
Pa
g
e
1
8
o
f
3
2
SALAMANDER AVENUE
PA
R
K
D
R
I
V
E
7'
-
1
0
1
/
2
"
FR
O
N
T
S
E
T
B
A
C
K
RE
A
R
S
E
T
B
A
C
K
14'-9"19'-7 1/4"
ONE WAY DRIVE AISLE
21
'
-
9
1
/
4
"
4.5m6.0m
2.
4
m
INT. SETBACK
6.
6
m
GARBAGE/
RECYCLING/
TRANSFORMER
ENTER
ONLY
EXIT
ONLY
EXT. SETBACK
59'
17.9m
19'
5.8m
59'
17.9m
13
'
-
1
1
/
2
"
4.
0
m
E N S U I T E
B A T H
B E D R O O M
D E N
M A S T E R B E D R O O M
DN
11'-5" x 5'-0"
11'-5" x 5'-0"
9'-6" x 16'-9"
9'-2 x 8'-0"
10'-10" x 16'-9"
E N S U I T E
B A T H
B E D R O O M
D E N
M A S T E R B E D R O O M
DN
11'-5" x 5'-0"
11'-5" x 5'-0"
9'-6" x 16'-9"
9'-2 x 8'-0"
10'-10" x 16'-9"
DN
E N S U I T E
B A T H
B E D R O O M
D E N
M A S T E R B E D R O O M
11'-0" x 5'-0"
11'-0" x 5'-0"
9'-6" x 16'-4"
8'-9" x 8'-0"
10'-10" x 16'-4"
E N S U I T E
B A T H
B E D R O O M
D E N
M A S T E R B E D R O O M
DN
11'-5" x 5'-0"
11'-5" x 5'-0"
9'-6" x 16'-9"
9'-2 x 8'-0"
10'-10" x 16'-9"
E N S U I T E
B A T H
B E D R O O M
D E N
M A S T E R B E D R O O M
DN
11'-5" x 5'-0"
11'-5" x 5'-0"
9'-6" x 16'-9"
9'-2 x 8'-0"
10'-10" x 16'-9"
E N S U I T E
B A T H
B E D R O O M
D E N
M A S T E R B E D R O O M
DN
11'-5" x 5'-0"
11'-5" x 5'-0"
9'-6" x 16'-9"
9'-2 x 8'-0"
10'-10" x 16'-9"
40
'
-
6
"
12
.
3
m
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a005
1/16"=1'-0"Proposed
Site Plan - Upper
scale:
Scale:
SITE PLAN
1/16"=1'-0"
01
-
IT
E
M
C
.
-
1
.
Pa
g
e
1
9
o
f
3
2
SALAMANDER AVENUE
PA
R
K
D
R
I
V
E
7'
-
1
0
1
/
2
"
FR
O
N
T
S
E
T
B
A
C
K
RE
A
R
S
E
T
B
A
C
K
14'-9"19'-7 1/4"
ONE WAY DRIVE AISLE
21
'
-
9
1
/
4
"
4.5m6.0m
2.
4
m
INT. SETBACK
6.
6
m
GARBAGE/
RECYCLING/
TRANSFORMER
72'-5 1/4"
22.0m
10'-3"
3.1m
54'-3 3/4"
16.53m
40
'
-
6
"
12
.
3
m
ENTER
ONLY
EXIT
ONLY
13
'
-
1
1
/
2
"
4.
0
m
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a006
1/16"=1'-0"Proposed
Roof Plan
scale:
Scale:
SITE PLAN
1/16"=1'-0"
01
-
IT
E
M
C
.
-
1
.
Pa
g
e
2
0
o
f
3
2
UP
L I V I N GD I N I N G
K I T C H E N
B A T H
E N T R Y
C O A T S
E N T R Y
9'-9" x 10'-8"9'-2" x 9'-0"
15'-7" x 10'-9"
3'-8" x 7'-7"
S T O R. / U T I L.
8'-7" x 4'-1"
P A R K I N G
10'-6" x 18'-0"
UP
L I V I N G
D I N I N G
K I T C H E N
B A T H
E N T R Y
C O A T S
9'-9" x 10'-8"
9'-2" x 9'-0"
15'-7" x 10'-9"
3'-8" x 7'-7"
S T O R. / U T I L.
8'-7" x 4'-1"
P A R K I N G
10'-6" x 18'-0"
LINE OF FLOOR OVER
Unit 4 Unit 5 Unit 6
22
'
-
6
1
/
2
"
UP
L I V I N GD I N I N G
K I T C H E N
B A T H
E N T R Y
C O A T S
E N T R Y
9'-9" x 10'-8"9'-2" x 9'-0"
15'-7" x 10'-9"
3'-8" x 7'-7"
S T O R. / U T I L.
8'-7" x 4'-1"
P A R K I N G
10'-6" x 18'-0"
12
'
-
6
"
5'
-
6
1
/
2
"
1'
-
0
"
34
'
-
1
"
5'
-
7
"
19'-8"19'-8"19'-8"
10'-6"9'-2"10'-6"9'-2"10'-6"9'-2"
59'-0"
59'-1"
MAIN - 549.8sf
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a007
3/16"=1'-0"Main Floor
Complex 2
scale:
Scale:
MAIN FLOOR
3/16"=1'-0"
01
-
IT
E
M
C
.
-
1
.
Pa
g
e
2
1
o
f
3
2
DN
E N S U I T E
B A T H
B E D R O O M
D E N
M A S T E R B E D R O O M
11'-0" x 5'-0"
11'-0" x 5'-0"
9'-6" x 16'-4"
8'-9" x 8'-0"
10'-10" x 16'-4"
E N S U I T E
B A T H
B E D R O O M
D E N
M A S T E R B E D R O O M
DN
11'-5" x 5'-0"
11'-5" x 5'-0"
9'-6" x 16'-9"
9'-2 x 8'-0"
10'-10" x 16'-9"
E N S U I T E
B A T H
B E D R O O M
D E N
M A S T E R B E D R O O M
DN
11'-5" x 5'-0"
11'-5" x 5'-0"
9'-6" x 16'-9"
9'-2 x 8'-0"
10'-10" x 16'-9"
40
'
-
7
"
1'
-
0
"
34
'
-
1
"
5'
-
7
"
19'-8"19'-8"19'-8"
19'-8"
59'-0"
59'-1"
19'-8"19'-8"
UPPER - 790.1sf
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a008
1/16"=1'-0"Upper Floor scale:
Scale:
UPPER FLOOR
3/16"=1'-0"
01
-
IT
E
M
C
.
-
1
.
Pa
g
e
2
2
o
f
3
2
1 ASPHALT SHINGLES -
CHARCOAL
2 HORIZONTAL CEMENTIOUS
SIDING (HARDIBOARD) - WHITE
3 CEMENTITIOUS BOARD AND
BATTEN (HARDIBOARD/PANEL)
- GREY
4 VINYL WINDOWS - BLACK
5 VINYL SLIDING DOORS -
BLACK
6 VISION PANE FRONT DOORS -
FRAMES BLACK
7 CEMENTITIOUS TRIM BAND
(HARDIBOARD) - GREY
9'-0"UPPER
8'-0"CEILING
0'- 0"
MAIN FLOOR
9'
-
0
"
1'
-
0
"
9'
-
0
"
25
'
-
3
"
25'-3"
ROOF PEAK
18'-0"
CEILING
6'
-
3
"
1 2 43 5 6 7
8 2 x WOOD SCREEN
9 1'- 6" CANOPY PROJECTION
9
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a009
3/16"=1'-0"Salamader
Elevation
scale:
Scale:
ELEVATION
3/16"=1'-0"
01
-
IT
E
M
C
.
-
1
.
Pa
g
e
2
3
o
f
3
2
9'-0"UPPER
8'-0"CEILING
0'- 0"
MAIN FLOOR
9'
-
0
"
1'
-
0
"
9'
-
0
"
25
'
-
3
"
25'-3"
ROOF PEAK
18'-0"
CEILING
6'
-
3
"
1 2 43 7
1 ASPHALT SHINGLES -
CHARCOAL
2 HORIZONTAL CEMENTIOUS
SIDING (HARDIBOARD) - WHITE
3 CEMENTITIOUS BOARD AND
BATTEN (HARDIBOARD/PANEL)
- GREY
4 VINYL WINDOWS - BLACK
5 VINYL SLIDING DOORS -
BLACK
6 VISION PANE FRONT DOORS -
FRAMES BLACK
7 CEMENTITIOUS TRIM BAND
(HARDIBOARD) - GREY
8 2 x WOOD SCREEN
9 1'- 6" CANOPY PROJECTION
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a010
3/16"=1'-0"Rear
Elevation
scale:
Scale:
ELEVATION
3/16"=1'-0"
01
-
IT
E
M
C
.
-
1
.
Pa
g
e
2
4
o
f
3
2
9'-0"UPPER
8'-0"CEILING
0'- 0"
MAIN FLOOR
9'
-
0
"
1'
-
0
"
9'
-
0
"
25
'
-
3
"
25'-3"
ROOF PEAK
18'-0"
CEILING
6'
-
3
"
1 2 4 743 8
1 ASPHALT SHINGLES -
CHARCOAL
2 HORIZONTAL CEMENTIOUS
SIDING (HARDIBOARD) - WHITE
3 CEMENTITIOUS BOARD AND
BATTEN (HARDIBOARD/PANEL)
- GREY
4 VINYL WINDOWS - BLACK
5 VINYL SLIDING DOORS -
BLACK
6 VISION PANE FRONT DOORS -
FRAMES BLACK
7 CEMENTITIOUS TRIM BAND
(HARDIBOARD) - GREY
8 2 x WOOD SCREEN
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a011
3/16"=1'-0"Interior Side
Elevation
scale:
Scale:
ELEVATION
3/16"=1'-0"
01
-
IT
E
M
C
.
-
1
.
Pa
g
e
2
5
o
f
3
2
1 2 4 7
9'-0"UPPER
8'-0"CEILING
0'- 0"
MAIN FLOOR
9'
-
0
"
1'
-
0
"
9'
-
0
"
25
'
-
3
"
25'-3"
ROOF PEAK
18'-0"
CEILING
6'
-
3
"
8
1 ASPHALT SHINGLES -
CHARCOAL
2 HORIZONTAL CEMENTIOUS
SIDING (HARDIBOARD) - WHITE
3 CEMENTITIOUS BOARD AND
BATTEN (HARDIBOARD/PANEL)
- GREY
4 VINYL WINDOWS - BLACK
5 VINYL SLIDING DOORS -
BLACK
6 VISION PANE FRONT DOORS -
FRAMES BLACK
7 CEMENTITIOUS TRIM BAND
(HARDIBOARD) - GREY
8 2 x WOOD SCREEN
3
9 1'- 6" CANOPY PROJECTION
9
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a012
3/16"=1'-0"Exterior Side
Elevation
scale:
Scale:
ELEVATION
3/16"=1'-0"
01
-
IT
E
M
C
.
-
1
.
Pa
g
e
2
6
o
f
3
2
20.012 date:project number:drawing title:
drawing number:Development Permitissued for:
project name:norm erxleben
604.763.7517
building technologist
112-1115 holden rd.
penticton bc
canada
v2a 0b7
norm.erxleben@gmail.com
2 - 4 Plex Development
491 Salamander Avenue, Oliver, BC
technology + design
2022.01.17
a013
3/32"=1'-0"Street
Elevations
scale:
Scale:
ELEVATION
1/32"=1'-0"
01
-
Scale:
ELEVATION
1/32"=1'-0"
02
-Scale:
ELEVATION
1/32"=1'-0"
03
-
IT
E
M
C
.
-
1
.
Pa
g
e
2
7
o
f
3
2
norm erxleben
604.763.7517
112 – 1115 holden street
penticton, bc, v2a 0b7
norm.erxleben@gmail.com
112 – 1115 holden street, penticton, bc v2a 0b7 t: 604.763.7517 e: norm.erxleben@gmail.com
2022.01.18
Randy Houle | Director of Development Services
Box 638 6150 Main Street,
Oliver, BC.
rhoule@oliver.ca
250.485.6206
RE: 491 Salamander Avenue Development Permit re-Submission
Dear Sirs,
We are pleased to present our revised proposed residential development to council
for consideration. Based on Council’s previous comments we have reworked the
project to reflect those items by reducing the total unit count to 6. With Planning’s
recommendation to apply RM2 as the new zoning bylaw we are able to meet the
required setbacks, amenity space and F.A.R areas and are not seeking any
variances for this property. We have also included 2 visitor parking spots located
centrally on the property. We hope the adjustments made to this development are
seen favorably and demonstrate our commitment to provide conscientious housing
to the Town of Oliver.
Sincerely,
____________________________________________
Norm Erxleben | Senior Building Technologist
norm.erxleben@gmail.com
ITEM C. - 1.
Page 28 of 32
TOWN OF OLIVER
BYLAW 1380.20
A Bylaw to Amend Town of Oliver Zoning Bylaw 1380
The Council of the Town of Oliver, in open meeting assembled, ENACTS AS FOLLOWS:
1. This bylaw may be cited for all purposes as “Zoning Amendment Bylaw 1380.20.”
2. The Zoning Bylaw Map, being Schedule ‘B’ of the Town of Oliver Zoning Bylaw No. 1380 is
amended by changing the land use designation of the parcel described as Lot 337, District
Lot 2450s, SDYD, Plan 1861, Except Plans 7995 and 11750 and shown shaded yellow on
Schedule ‘A’, which forms part of this Bylaw, from RM1 (Residential Medium Density One)
to RM2 (Residential Medium Density Two).
Read a first and second time on the 24 day of January, 2022.
Public hearing held on the ___ day of ___________, 2022.
Read a third time on the ___ day of ___________, 2022.
Adopted on the ___ day of ___________, 2022.
_______________________ ____________________________
Mayor Corporate Officer
Approved pursuant to section 52(3)(a) of the Transportation Act this ___ day of
_________, 2022
ITEM C. - 1.
Page 29 of 32
Zoning Amendment Bylaw No. 1380.20 Page 2
Schedule ‘A’
NN
Amend Zoning Bylaw 1380:
from: RM1 (Residential Medium Density One)
to: RM2 (Residential Medium Density Two)
(YELLOW SHADED AREA)
ITEM C. - 1.
Page 30 of 32
Development Permit No. 2021-30
Page 1 of 2
Development Permit
No. 2021-30
Owner: Name:
Address:
GENERAL CONDITIONS
1. This Development Permit is issued subject to compliance with all of the bylaws of the Town of
Oliver applicable thereto, except as specifically varied or supplemented by this Permit.
2. The land described shall be developed strictly in accordance with the terms and conditions of
this Permit, and any plans and specifications attached to this Permit which shall form a part
thereof.
3. Where there is a conflict between the text of the permit and permit drawings or figures, the
drawings or figures shall govern the matter.
4. This Development Permit is not a Building Permit.
APPLICABILITY
5. This Development Permit applies to, and only to, those lands, including any and all buildings,
structures and other development thereon, within the Town of Oliver as shown on Schedule A,
and described below:
Legal Description: Lot 337, District Lot 2450s, SDYD, Plan 1861, Except Plans 7995 and
11750
Civic Address/location: 491 Salamander Avenue
Parcel Identifier (PID): 011-633-590 Folio: 00619.000
CONDITIONS OF DEVELOPMENT
6. In accordance with Section 23.4 of the Town of Oliver Official Community Plan Bylaw 1370, the
land specified in Section 5 may be developed in accordance with the following conditions:
a) THAT the proposed building is constructed and externally finished in accordance to the site
plans and architectural drawing attached as Schedule A.
ITEM C. - 1.
Page 31 of 32
Development Permit No. 2021-30
Page 2 of 2
SECURITY REQUIREMENTS
7. Prior to the issuance of a Building Permit, and as a condition of this Development Permit, the
Town of Oliver is holding the security set in the form of an “Irrevocable Letter of Credit” or
cash deposit in the amount of 125% of the estimated value of the landscaping, as determined
by a professional landscaper to ensure that development is carried out in accordance with the
terms and conditions of this Permit and Schedule A.
Conditions for returning the security are as follows: 100% returned after installation and
inspection. Where the Owner fails to comply with all of the conditions and undertakings
specified in this Permit, the Town of Oliver may enter on the land and carry out the
demolition, removal or restoration at the expense of the Owner, and may apply the security in
payment of the cost of the works, with the excess to be returned to the Owner.
Should any interest be earned upon the security, it shall accrue to the Owner and be paid to
the Owner if the security is returned. There is filed accordingly:
i) an irrevocable Letter of Credit or cash deposit in the amount of:
$25,000.00
EXPIRY OF PERMIT
8. The development shall be carried out according to the following schedule:
(a) In accordance with Section 504 of the Local Government Act and subject to the terms of
the permit, if the holder of this permit does not substantially start any construction with
respect to which the permit was issued within two (2) years after the date it was issued,
the permit lapses.
(b) Lapsed permits cannot be renewed; however, an application for a new development
permit can be submitted.
Authorizing resolution passed by the Council of the Town of Oliver on the __ day of ___________,
2022.
____________________
Corporate Officer
Issued: the ___ day of _______________, 2022
ITEM C. - 1.
Page 32 of 32