George Ehring's Notes: Calculating Actual Build-out
Within the current Fulford Village designation and boundary:
108 existing lots (including a portion of a split zoned lot that only has a small portion in the village area)
10 lots currently show no residential improvements
10 of these lots have subdivision potential, and all of them are in the R8 zone
20 new lots may be created through subdivision if all lots are connected to a community water system (0.4ha minimum average lot size)
12 new lots may be created through subdivision if all lots are serviced by wells (0.6ha minimum average lot size)
7 existing lots are large enough to permit a seasonal cottage
One aspect of this:
There are 108 lots, ten of which have no residences, so there are 98 dwellings in the village.
10 of the 108 could be subdivided, into a range of 12-20 lots depending on the water source. None of those could have a cottage. So we could have between 120 and 128 lots within the current boundaries.
And a little wrinkle:
Multi-family and duplexes are not permitted in Fulford under the current R8 and R zoning. There are a few lots which are zoned C1 or a variant of C1 which permits 1 dwelling unit that is accessory to a commercial use. The one property which is zoned CA2 also allows only one dwelling unit accessory to commercial accommodation, restaurant, or marina use. In any case, Section 3.11.1 of Bylaw No. 355 states that no more than one dwelling unit is permitted per lot unless otherwise specified.
Within the current Fulford Village designation and boundary:
108 existing lots (including a portion of a split zoned lot that only has a small portion in the village area)
10 lots currently show no residential improvements
10 of these lots have subdivision potential, and all of them are in the R8 zone
20 new lots may be created through subdivision if all lots are connected to a community water system (0.4ha minimum average lot size)
12 new lots may be created through subdivision if all lots are serviced by wells (0.6ha minimum average lot size)
7 existing lots are large enough to permit a seasonal cottage
One aspect of this:
There are 108 lots, ten of which have no residences, so there are 98 dwellings in the village.
10 of the 108 could be subdivided, into a range of 12-20 lots depending on the water source. None of those could have a cottage. So we could have between 120 and 128 lots within the current boundaries.
And a little wrinkle:
Multi-family and duplexes are not permitted in Fulford under the current R8 and R zoning. There are a few lots which are zoned C1 or a variant of C1 which permits 1 dwelling unit that is accessory to a commercial use. The one property which is zoned CA2 also allows only one dwelling unit accessory to commercial accommodation, restaurant, or marina use. In any case, Section 3.11.1 of Bylaw No. 355 states that no more than one dwelling unit is permitted per lot unless otherwise specified.
Peter Lamb's Calculations:
Considerations when interpreting this table:
The numbers in my table were based on an area that was slightly less than the Fulford Village designation in the OCP which would have increased the number of lots by 6 to 114 and, assuming all are currently built on, increased the Main Dwelling Units by 6 to 104. I will have this checked but the number of residences still allowed without subdivision remains at about 10. I have also included in my table an estimate of 7 accessory dwelling units associated with commercial and industrial zones, where permitted under existing zoning. Table assumes one residence per commercial and industrial parcel (where allowed).
| Residential Build Out estimates for Fulford Village (Existing Village Boundary) | ||||||||
| Lots | Main | Seas | Acc | TOT | ||||
| % | Dwell. Units | % | Cott | DUs | % | |||
| Existing | 108 | 84% | 98 | 77% | 98 | 69% | ||
| Allowed without subdivision | na | 10 | 8% | 7 | 7 | 24 | 17% | |
| Sub-total | 108 | 84% | 108 | 84% | 7 | 7 | 122 | 86% |
| Allowed with further subdivision | ||||||||
| (a) w/individual wells | 12 | 12 | 0 | 0 | 12 | |||
| (b) on FWD system | 20 | 16% | 20 | 16% | 0 | 0 | 20 | 14% |
| Total (a) | 120 | 120 | 7 | 7 | 134 | |||
| Total (b) | 128 | 100% | 128 | 100% | 7 | 7 | 142 | 100% |
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