BLDC 1205 CONSTRUCTION 18 1 WEEK ONE STUDENT HANDOUT HORIZONTAL CONTROL Horizontal control represents all the criteria that serve to establish and regulate the location of a building on a site. ‘The horizontal controls combine to define the boundaries: of the building envelope, which is that part of a property on which the building(s) may be constructed. . Three main factors determine the building envelope: 2, LOT BOUNDARIES The lot boundaries, or property lines, define the outer edges of the property. Obviously, buildings on one property may not encroach beyond the property lines onto the adjacent property. Visually, it is easy to recognize that exterior walls must not encroach, but builders must also remember that projections such as footings and roof overhangs also are not permitted to extend beyond the property lines. This Is usually not an issue in residential construction because buildings are required to be set back from property lines by municipal development bylaws. However, in commercial zones, which frequently have zero-setback bylaw rules, some strange violations do sometimes happen 2. MUNICIPAL SETBACKS Municipal or city planners establish setback requirements in their bylaws for different types of land use, The zoning bylaws will specify that buildings be set back from property lines by specific distances depending upon the allowed usage for the property. Commercial zones often have zero setbacks: buildings are allowed to be constructed right up to the property lines. In such situations, the building must also conform to the building code requirements for fire safety across the property line. For example, noncombustible wall construction would be required and no openings would be permitted in the wall. In most residential zones, specific setback distances are established for the front, side and rear yards. The bylaw example which we will be using for our term project in this course, which comes from the city of Langley, requires the following setbacks: Front 7.50m Rear 7.50m Side 1.50m Side facing street 4.50m e The side yard setbacks specifically also reflect building code requirements for spatial separation, which is intended to protect adjacent buildings from fire spread. 3. EASEMENTS and RIGHT-OF-WAYS (ROW‘s) Easements and ROW's are registered with the Land Titles Office as a covenant against the property. A covenant is a binding agreement to do or keep from doing a specified thing. Generally, an easement or ROW will occupy a specified portion of a property and will prohibit the owner from constructing any permanent structure on that portion of the lot. The exact area of the easement or ROW should be shown on a legal survey, and this information is usually required, by the building permits department, to be included on the architectural site plan for a building permit application, The most common reasons for easements or ROWS are for utilities access or for drainage. Underground pipelines, such as natural gas lines, are a good example. The utility company that installs and owns the gas pipeline, Terasen Gas in our area, must be able to access the underground line with people and machinery in order to maintain and repair it as necessary. Therefore they will register an easement against the property to prohibit any construction in the area they need to access their pipeline.BLDC 1205 CONSTRUCTION 18 2 WEEK ONE STUDENT HANDOUT Any easements or ROWs registered against a property will be noted on the title deed for the Property and can be discovered by doing a title search at the Land Titles Office. Currently there are three Land Titles Offices in British Columbia: one in Victoria that serves Vancouver Island and the Gulf Istands, one in New Westminster that serves the lower mainland and one in Kamloops that serves the remainder of the province. Easements are registered by individuals or corporations, right-of-ways are registered by governments. 4, SITE REGISTRATION Properties are registered at the Land Titles Office, in New Westminster for our part of the Province. " The registration will include the property size, location, liens and covenants. The Property is identified by its legal description, which is completely unique for every piece of property in the country OLD SYSTEM District lot (DL), group (GP), block (BLK), lot, plan. NEW SYSTEM Lot, plan LMP, section, township, district 5. BEARINGS and LENGTHS Every straight property line has two characteristics: length and bearing. Length; of course, just refers to the length of the property line, which may be defined in either feet or meters, Bearing Fefers to the compass direction of the property line, and may be described by the surveyor either in quadrantal or full circle bearings. Note that every line can have two bearings, exactly 180° different, depending upon from which end the surveyor begins. QUADRANTAL BEARINGS is an older survey system, which was formerly commonly used in Canada but is not as commonly used now. However, it is still sometimes found on older survey drawings and sometimes still used by older surveyors. It designates both north and south as 0°, and measures the bearings as angles both clockwise and counter-clockwise from those points. Therefore, both east and west are defined as 90°, and mathematically all bearings behave as though they are in the first quadrant: in other words, both sine and cosine functions will always be positive. FULL CIRCLE BEARINGS Is the currently more popular surveying system in Canada, North is defined as 0° and all bearings are measured as angles clockwise from north, ranging from 0° to 360°. This allows the sine and cosine functions, which are used to determine the latitudes and Gepartures, to be either positive or negative, and your calculator will automatically assign the proper positive or negative value to calculated values. LATITUDE |s the north-south component of a property line. Latitude is related to the property line by the cosine (cos) function as follows: Lat = cos (bearing) x length of property line DEPARTURE |s the east-west component of a property line, Departure is related to the property line by the sine (sin) function as follows: Dep = sin (bearing) x length of property lineBLOC 1205 CONSTRUCTION 18 3 WEEK ONE STUDENT HANDOUT We will develop both of these functions in class, from basic Pythagorean principals of right angle triangles and trigonometry. INTERIOR ANGLES For any geometric shape composed of straight lines, the sum of the interior angles can be calculated by the following equation: Sum of interior angles = (n-2) x 180° where n = the number of sides or angles This can be verified by applying it to the simplest of geometric shapes, the triangle. For a triangle, n = 3, and the equation gives a sum of 180°, which is commonly known as the sum of interior angle for a triangle. LATITUDE and DEPARTURE TABLE Surveyors summarize the mathematical information we have discussed in a table as shown below, The table enables the surveyor to perform two checks on his work. If both checks are confirmed, we can have confidence that we have a ‘closed traverse’, which means that all the measurements of bearings and lengths are correct and accurate. STA __ BEARINGS ANGLES | P.L. | LAT (cos) | DEP (sin) _ DMS ___BD _ os A - |B - - — = - — - +— - a _ _ _ _ a = _ ; - _| A _ = — — — = { — a Where: STA represents the lot corners or ‘stations’ BEARINGS represents the bearings of the property lines DMS represents ‘degree/minute/second’ format DD represents ‘decimal degree’ format ANGLES: represents the interior angles at lot corners Pal. represents the property line lengths aT represents the calculated latitude (length) DEP represents the calculated departure (length)BLDC 1205 CONSTRUCTION 18 WEEK ONE STUDENT HANDOUT LATITUDE and DEPARTURE TABLES ‘STA BEARINGS ANGLES [P.L. LAT. (cos) | DEP. (sin) DMS DD a INT ANGLE BEARING | CONVERTED LENGTH [Lx COS BRNG | _Lx SIN BRNG B INT ANGLE BEARING — | CONVERTED LENGTH | Cx COS BRNG | Lx SIN BRNG € INT ANGLE BEARING | CONVERTED LENGTH | Lx COS BRNG | Lx SIN BANG D INT ANGLE BEARING | CONVERTED LENGTH [Lx COS BRNG | Lx SINBRNG E INT ANGLE BEARING | CONVERTED TENGTH [Ux COS BRNG | Lx SIN BRNG F INT ANGLE BEARING | CONVERTED TENGTH [Lx COS BRNG | Lx SIN BRNG A (W-2) x 180 ‘sum =0 SUM = 0 STA BEARINGS ANGLES | P.L. LAT. (cos) _ | DEP. (sin) DMS DD a B € D E F ABLDC 1205 CONSTRUCTION 1B WEEK ONE STUDENT HANDOUT LATITUDE and DEPARTURE TABLES STA BEARINGS ANGLES Pa. LAT. (cos) DEP. (sin) DMS DD A BEARINGS ANGLES PL. LAT. (cos) DEP. (sin) DMS. DD4 402 - RESIDENTIAL ZONES R-1B, RC, R-1D and R4E 402.1 402.2 #3585 2406198 402.3 Uses Permitted In the R-1B, R-1C, R-1D and R-1E Zones only the following uses are permitted and all other uses are prohibited: (1) accessory buildings (2) accessory home occupations subject to Section 104.3 (3) residential uses subject to Section 402.2. Residential Uses No more than one single family dwelling is permitted on any one lot. Lot Coverage (1) Except as provided for in subsections 402.3(2) and 402.3(3), buildings and structures constructed after the date of adoption of this bylaw shall not cover more than 25% of the lof area. (2) Lot Coverage may be increased to 35% where the gross floor area of a single family dwelling is less than 280 m* (including all attached and detached garages and carports, and including basements where the surface of the firs floor is more than .8 metres above the average grade at any building elevation facing a street) (3) Lot Coverage may be increased to 35% where the gross floor area of a single family dwelling is 280 m° or greater (including all attached and detached garages and carports, but excluding basements where permitted), provided that: a) the maximum height of the dwelling does not exceed two storeys plus an in-ground basement where permitted, and ) the kitchen, living room and dining areas are located on the first storey, and except for a single storey building, the majority of the bedrooms are located on the second storey; and ©) the gross floor area of the second storey does not exceed 80% of the gross floor area of the first storey (including all attached and detached garages and carports); and 4) the facade of the second storey is set back a minimum of 1.2 metres from both the front and at least one side wall of the first storey; and Bylaw 2500 400-3©) the surface of the first floor is not more than .8 metres above the average grade at any building elevation facing a street, except that where the average slope of the lot if 5% or more, a maximum of 80% of @ permitted in-ground basement elevation (including garages and carports) facing a street may be exposed, or a walkout basement elevation at the rear of the dwelling may be fully exposed. Siting of Buildings and Structures 402.4 (1) Except as provided for in Sections 104.4 and 105.1(2), no principal building.or structure shall be sited less than: a 7.5 metres from a front lot ine; b. 7.5metres from a rear lot line; ©. 1.5 metres from a side lot ine: and d. _4.5metres where the side /ot line abuts a flanking street. (2) Except as provided for in Sections 104.4, 104.15 and 105.1(2), no accessory building or structure shall be sited less than: @. 7.5 metres from a front lot line; b. 4:5 metres from a rear lot line except that where a Jot fronts onto 2 streets the setback shall be the same as for the front yard setback for the principal building, ©. 1.5 metres from a side fot line; and d. 4.5 metres where the side fot line abuts a flanking street. Height of Buildings and Structures as7e2 2110788 "Except as provided for in Section 104.5, 402.6 — (1)_—_The height of principal buildings and structures shall not exceed-8 metres: #3088 (2)__The height of accessory buildings and structures shall not exceed osv02I82 3.75 metres or one storey, whichever is lesser. #420 (3)_ Notwithstanding sub-sections (1) and (2), the maximum height of ours “Quonset’ or similar type hoop or arch buildings having a semicircular roof curving continuously downwards to form walls shall be a maximum of 2.0 metres. 402.6 Parking and Loading Parking and loading shall be provided in accordance with Section 107. Subdivision Requirements, 402.7 _All/ots created by subdivision shall comply with Section 110 of this Bylaw and the Township of Langley "Subdivision and Development Control By-law" Landscaping, Screening and Fencing 402.8 Landscaping areas, landscaping screens and fencing shall comply with Section 11 Bylaw 2500 400-4404.4 (1) (2) (3) (4) (8) (6) 7) Bylaw 2500 Excey ms, Where chimneys, guiters, sits, steps, eaves; sunlight control projections, canopies, canti-levered balconies, open porches, or ornamental features project beyond the face of a building, the minimum distance to an abutting lot line or high pressure gas oF oil transmission pipeline right of way as required elsewhere in this Bylaw may be reduced by not more than 0.6 metres, providing that such a reduction shall apply only to the projecting feature. ‘Where bay windows or china cabinet and bathroom kickouts project beyond the face of a building, the minimum distance to an abutting fof line or high pressure gas or oil ‘transmission pipeline right of way as required elsewhere in this Bylaw may be reduced by not more than 0.6 metres, provided that: @. sucha reduction shall apply only o the projecting feature; b. projections do not create more than 3.0 m* of floor area in a required front yard; ©. projections donot create more than 2.0 m’ of floor area in a required side. yard; and 4. Projections do not create more than 4.0 m’ of floor area in a required rear yard Where a building or structure's siting, size, dimensions, parking or loading does not meet the requirements of a zoning bytaw adopted after they were constructed, the buildings or structures may be repaired, extended or altered, but only to the extent that-the repair, extension or alteration would, when completed, involve no further contravention of the bylaw beyond the contravention that existed at the time the repair, extension or alteration were comrrienced. No part of any building, structure or fence located on a comer /ot shail project into the triangular area created by a line joining 2 points 7.5 metres from the front of the ot of each lot line abulting the intersection, at any height above 1.0 metres. ‘The interior side fot line requirements of this Bylaw shall not apply to zero Jot line development or strata lots under a registered plan pursuant to the "Condominium Act’ where there is @ common wall shared by more than two units within a building. Motor vehicte fuel dispensers, pump islands, compressed air connections and other equipment accessory to a motor vehiofe service station shall be sited not less than 5 metres from all jot ines. Canopies shall be sited not less than 3 metres from all lot lines. All buildings and structures shall not be sited closer than 2 metres from a high pressure gas or oil transmission pipeline right of way. 100-22(Quadrantal Bearings HANDOUT 180°LDC 1205 .NSTRUCTION 1B - EEK ONE - IN-CLASS EXERCISE oer . a A — A BEARINGS {sta| pms DD ANGLE, IPL (length)|LAT (cos) |DEP (sin) - ' 38° 12 42 55126 B lor 25 ie" . 61.462 é > 223° 4t OG" 34.391 5 : 265" 45' Is" : 10.562 A | ° DETERMINE THE LATITUDES AND DEPARTURES ‘yy DETERMINE THE INTERIOR ANGLESBLDC 1205 CONSTRUCTION 1B INTERIOR ANGLES - PRACTICE EXERCISE CALCULATE THE INTERIOR ANGLES SHOWN ON THE FOLLOWING GRIDS ADUSING THE GUADRANTAL BEARINGS SHOWN B) HAVING FIRST CONVERTED BEARINGS TO FULL CIRCLE NOTATION 4 S. e s 20. eyBLDC .1205 SCALE 1: 750 ; ,CONSTRUCTION 18 “WEEK ONE - PRACTICE EXERCISE 32° OD DD 82.192 m } 4) - DETERMINE THE LATITUDES AND DEPARTURES 2) DETERMINE THE INTERIOR ANGLES] 7nMvacl "seaaZ yed Wod: “Haan ivanicl “load NI Weed Bsimrte717 eonrenrag, NE ea aaerevay sty o ea SUNIAEE “o s) Maen 1TAIZ TINA gO EEN atlawaictntp gS cS 9 a7! ¢ ] M 2% | 40@ : i t | N 2 ‘ N°ZG wnimvacl plaon room ee wi, Wedd BSIMRTI7 oN Sinanoai aI tte some? a ered aRaNAay yuan : SyNIAWag °EZ WNiMvacl