Otter Point Recreational Co-operative Association (OPRCA)
The ‘Internal Regulations’ of the OPRAC include regulations pertaining to zoning, Capital Regional District (CRD) bylaws and/or restrictions, park use, and general regulations regarding the use of individual lots and common property.
Members and Directors develop the Association’s ‘Internal Regulations’. Updates and revisions are usually presented to members at an annual general meeting and are voted on by ordinary resolution.
However, the Directors have the power to amend the ‘Internal Regulations’, if required, without presenting those amendments to the membership for a vote.
Intermittent Rural Residential 4 Zone (RR-4):
‘Schedule “A” of Capital Regional District Bylaw No. 2040 Juan de Fuca Land Use Bylaw’ dictates the status and permitted use of the property as ‘RR-4’.
‘In terms of accommodation or residency, means a total period not to exceed six months of the calendar year’ (CRD Bylaw 2040, Section 2 ‘Definitions’).
As such, sites cannot be used as a permanent residence.
In relation to any site alteration, shed replacement and/or request to bring a new RV onto a site, ‘plans’ containing the following must be submitted in writing to the Directors:
· Date, lot number, member(s) name(s)/phone number/email.
· A ‘scale’ drawing of the lot including measurements of all current/planned items - lot length/width, RV length/width (including slide outs), placement of shed (and measurements), location of sundeck/patio (if applicable), location of water/electric/septic tank access and all setbacks from lot lines.
· A note of the planned colour of the item(s).
Approved plans are valid for a period not to exceed 90 days.
Recreational Vehicle (RV):
Recreational vehicle means any vehicle, trailer or combination of vehicle and accessories used or designed to be used primarily for accommodation during travel or recreation; does not include mobile homes.’ (CRD Bylaw 3705)
Means a recreational vehicle designed to be towed behind a vehicle and meeting CSA standards. (CRD Bylaw 2040, Section 2 ‘Definitions’).
Means a device in, or by which a person or thing is or may be transported or drawn upon a highway except a device designed to be moved by human power or used exclusively on stationary rails or tracks. (CRD Bylaw 2040, Section 2 ‘Definitions’)
With the above definitions in mind, the following types of RV units are allowed:
1. Motorized RVs
a) Class A Motor Home
b) Class B Camper Van
c) Class C Motor Home
2. Tow-able RVs (Not to require a special highway movement permit)
a) travel trailer
b) Fifth – wheel trailer
c) Truck Camper
3. Park Models
Park Model Trailer 102: a unit designed to be towed by a heavy duty tow vehicle (auto, van, pick-up truck, etc.) but is of restricted size and weight so that it does not require a special highway movement permit. The maximum width when being towed is 2.6 meters (102 inches). Designed for infrequent towing, it is not fitted with a 12 volt system for fixtures and appliances. Once on site in the set-up mode it must be connected to the local utilities. This recreational vehicle is built on a single chassis mounted on wheels. It usually has one or more slide-outs, but when in set-up mode the gross trailer area does not exceed 37.2 square meters (400 sq. ft.). It conforms to the CSA Z-240 Standard RV.
The following definition has been supplied by the ‘Canadian Recreational Vehicle Association’ and very closely aligns with the definitions in CRD bylaw 2040 above:
‘Recreational vehicle means a structure designed to provide temporary accommodation for travel, vacation or recreational use, and to be driven, towed, transported. Living accommodation may include sleeping, kitchen, bathroom, systems for fresh water and wastewater, 110/12v electricity, propane, heating, conditioning and entertainment. It has an overall length not exceeding 12.5m (41 ft.)* and an overall width not exceeding 2.6m (8’6”) where the width sum of the distance from the vehicle centerline to the outermost projections on the side (including door handles, water connection, etc.) when the vehicle is folded and stowed away for transit. Such structures include travel trailers, fifth wheels, trailers, slide-in truck campers and motor homes.’
* For a fifth wheel travel trailer this measurement shall be 11.3m (37 ft.) from the extremity to the front of the main body measured at the floor line.
All members, guests, visitors and renters must abide by the ‘Rules’ and ‘Internal Regulations’ of the Otter Point Co-operative Association. It is the responsibility of member(s) or their representatives) to ensure compliance.
Guests and visitors are subject to immediate eviction by two Directors for infractions of any of the ‘Rules’ or ‘Internal Regulations’ of the Association.
When a member(s) or their guests, visitors or renters do not comply with a rule and/or internal regulation, the member will be given written notice of the violation (except in urgent situations where the notice may be given in person or via telephone when immediate action is required).
All members or their representatives receiving notice shall be notified of a hearing before the Board concerning the violation and shall be given the opportunity to appear and speak on their own behalf. Should the Board find that the member is in violation or non-compliance of a rule and/or regulation, the member must, within the time specified by the Board, take such action as to comply with the rule and/or regulation.
The Directors may, at their absolute discretion, also take such steps as to remedy any non-compliance of the ‘Rules’ or ‘Internal Regulations’. Any such steps may include, but are not limited to, the demolition of any premises or structures on a site that may be hazardous to any member or visitor. The cost, to the member(s), for any such actions will be in addition to the amount of any penalty imposed for the non-compliance.
Any penalties or costs assessed, if not paid pursuant to the terms of these ‘Internal Regulations’, will be added to the annual assessment of the member(s). The shares of the member cannot be sold until such time as the full amount of any penalty, interest and costs are paid to the Association. While a member is in breach of any or internal regulation or has not satisfied any penalty or assessment, including interest, they will not have any right to vote at any general meeting and will not be entitled to sit as a Director of the Association or hold a position on any committee.
The Otter Point Recreational Co-operative Association is designated by the Capital Regional District (CRD) as follows:
The pertinent parts of the bylaw are as follows:
8:00 INTERMITTENT RURAL RESIDENTIAL 4 ZONE – RR-4
8:01 Permitted uses:
a) Camp sites used for intermittent accommodation in Recreational Vehicles.
a) Maximum height shall be 3 m; except that the one-family dwelling may be 9 m.
With regard to the CRD’s definition of ‘Intermittent’ (See ‘Definitions’ (Section 2)’)
· The word ‘accommodation’ refers to a recreational vehicle.
· The word ‘residency’ refers to a person.
Therefore, no recreational vehicle(s) can be used for more than six months in a calendar year and no person(s) can reside in the park for more than six months in a calendar year.
NOTE: Members should address the Directors with any and all concerns regarding CRD bylaws. Communication with CRD officials will be conducted by the President and/or any other Director(s) appointed by the board. Members are discouraged from taking individual concerns directly to the CRD.
With regard to construction (as per the CRD final letter ‘Appendix A’):
· ‘No further construction can occur on the existing property that would further contravene the CRD Zoning and Building Bylaw regulations.’
· ‘Building permits would not be accepted.’
· ‘The CRD will not enforce to obtain bylaw conformance, unless a health and safety issue should arise, however this is predicated on the Association members undertaking only repairs that do not involve structural alterations, and not undertaking new construction.’
For additional information regarding the CRD requirements, see ‘Section 26’ ‘Appendix A’.
· Members wishing to bring in a new RV, replace a shed, replace/install a fence or remove/plant trees, shrubs or hedges must first send ‘plans’ and a written request for approval to the Directors.
· All requests must include ‘scale’ drawings of the member(s)’s site along with all measurements and placements of all objects on the lot (see ‘Plans’ in ‘Definitions’ (Section 2’).
· Approvals for changes to RV’s, sheds, fences, trees, etc. will remain approved for 90 days from the date of approval and will expire after that date.
· Changes not made prior to the expiry date on the original document will require a new written request for approval.
· Please note: As not all Directors are in the Victoria area, it may take time to approve plans. A minimum of one week’s time is needed for approvals.
In the case of repairs, the following applies:
· The construction of a free standing sundeck/sunroom where one does not currently exist is not permitted.
· Decks and patio enclosures (ground level) must abut the RV and cannot be attached directly to the RV.
· Repairs must not increase any dimensions of the existing structure(s).
· When the recreational vehicle is off-site, freestanding sundecks and porches must be enclosed with plywood to the satisfaction of the Directors. This is permitted for a period of 30 days only.
· Landings from an RV doorway cannot be larger than 16 square feet in size (the landing does not include stairs).
· The construction of a patio (with paver stones) is allowed.
· Awnings must be manufactured RV awnings and must be attached to the RV.
· Materials are to be in neutral colors only (any other color must be approved by the Directors).
· Plans to replace an existing shed with a new ‘prefab’ or hand built shed must be submitted to the Directors in writing (see ‘Plans’ in ‘Definitions (Section 2)’.
· Sheds cannot be larger than 80 square feet in size.
· The maximum wall height is 6 feet 6 inches and highest point of the roof cannot be more than another foot and a half (to a total maximum of 8 feet high from ground level).
· The color of all sheds must be in earth tones or the same basic shade of the recreational vehicle.
· No plumbing is allowed in sheds.
· All new and/or relocated sheds (including fascia boards and drip edge) must be at least one foot from property lines and three feet from the paved roadway.
· The construction of a new roof on an RV is not permitted.
· Sidewalk blocks or patio blocks may be used on site pads.
· Concrete or cement pads are not to be poured anywhere on a member’s site.
· Fences must first be approved by the Directors.
· No fences are to be constructed by a member on common property.
· The fence on any back and side lot line may not exceed 4 feet in height.
· Any non perimeter fences placed on a lot must be free standing and cannot be anchored with underground cement.
· Back and side lot line fences may be constructed of horizontal boards or of manufactured prefabricated panels (3 feet of board and 1 foot of lattice) or can be manufactured chain link (maximum 4 feet high).
· Side lot fences cannot be within ten feet of the roadway.
· Any unsightly or poorly maintained fences must be repaired and painted or removed from the property.
· Interior common property fences (i.e. walkways) cannot be higher than 4 feet.
· A written request to plant or remove any trees, shrubs or hedges must be submitted for approval by the Directors
· See “Definitions (Section 2)” for specific rules about recreational vehicle size, etc. allowed in the Co-op.
· Trailer tongues must not extend onto common property.
· Individual site length will determine the length of the RV allowed but in no case can it (not including tongues) be closer than 10 feet (3.048 meters) to the blacktop roadway.
· No recreational vehicle can be located closer than 1 foot (30.38 centimeters) from any common property or an adjacent property line (side or back).
· RV’s must be placed parallel to side lot lines.
· For fire safety, views and privacy reasons, RV’s may not be placed on the side of a member lot so as to be directly beside a neighbouring RV.
· RV’s may not be blocked up higher than the distance required to allow for the rotation or removal of the wheels.
· Members with non-conforming sites will be advised in writing of any violations.
· When the shares with respect to a non-conforming site are sold or transferred to a new member, all construction or other violation(s) on the site must be corrected prior to or immediately after the sale of the site (including the site and any recreational vehicle, boat and/or shed upon it at the time of sale).
· The Directors and the Association’s lawyer will be advised so issues may be addressed when shares are sold.
· Any alteration to a member site must be pre-approved by the Directors. See ‘Construction (Section 5)’.
Shareholders of corporate memberships shall nominate, in writing to the Directors, one of their members as the “designated member”. The designated member must be a shareholder of the corporate membership.
The designated member may use the site in the same manner as any other member. All shareholders of corporate memberships not part of the designated member’s family shall be considered guests or renters. The designated member may be amended on three months’ written notice to the Directors.
All complaints must be submitted in writing to the Directors. The complaint must include the complainant’s name, site number and date. Any complaints that do not contain these will not be addressed.
Complaints will be addressed by the Directors at their earliest convenience and will be dealt with in confidence.
All resolutions will be conveyed to the initiating member as soon as possible.
· Two vehicles (car, truck, etc.) or one vehicle and a boat (or golf cart) may be parked on a site, provided there is sufficient space.
· Freestanding vehicle canopies are not allowed.
· Golf carts must be parked/stored on a member’s lot.
· Parking on another member’s site is not permitted unless permission has been obtained from the owner of the site.
· While members are in residence in the park, additional vehicles may be parked in the members’ parking lot. Vehicles cannot be stored in this area.
· Parking is not allowed on any common property or roadway.
· Written application and approval must be received from the Directors before a second recreational vehicle can be stored on a site.
· Campers used as transportation while the member is using the site are allowed.
· No off road parking is allowed.
· Any vehicles parked in the front parking lot must belong to someone visiting the park and the owner of the vehicle must sign in to the book located in the ‘Sign In’ box at the visitors’ parking lot gate.
License, Registration and Insurance
· All vehicles moving within the park (including boat trailers) must be properly licensed, registered and operated as required by the ‘Motor Vehicle Act’ of the Province of British Columbia.
· The licensing of golf carts is not required. They are only permitted to operate on the roadways and the owner(s)’s lot and not on any other common property.
· All members with RV’s, sheds, vehicles, golf carts , boats, and boat trailers on their sites or anywhere in the park, must ensure that a minimum of $1,000,000 valid public liability insurance is carried.
· All members, guests or visitors driving vehicles must be licensed to drive those vehicles (including golf carts).
· Proof of insurance must be provided upon request to the Directors.
· The above noted insurance stipulation also applies to any visitors using a member(s)’ lot. It is the members’ responsibility to ensure visitors have the above noted insurance.
· Additional sleeping accommodations (i.e. storage sheds or campers used as transportation) may be used only when members, visitors or renters are present and are occupying the main recreational vehicle.
· Boats, tents, cars, trucks and patios/sundecks are not to be used as sleeping accommodations.
· Overnight sleeping in any type of vehicle in the front parking lot is not allowed.
· The speed limit throughout the park is TEN km/h. This applies to vehicles, bicycles, golf carts, etc.
· Racing - (including bicycles, roller blades, skate-boards, etc. is not permitted anywhere in the park.
· One boat per site is allowed.
o One other small boat (canoe, etc.) may be kept on a member’s lot.
· All boats and boat trailers must be properly licensed and registered and must include a minimum of one million dollars public liability insurance.
· Boats in the park are limited to 21 feet (6.40 meters) in length.
o Transport Canada boat measurement guidelines are as follows:
§ ‘Length overall is measured from the tip of the bow in a straight line to the stern of the pleasure craft, including any rear deck extensions (platforms). Bow sprits; rudders; outboard motors and motor brackets; handles; and other fittings and attachments are not included in the measurement.’
· All new boats coming into the park must be measured by two Directors (measurements on boat registration plates or other documents are not accepted).
· As per a motion passed in 2011, boats exceeding 21 feet already in the park at that time are ‘grand fathered’.
o Any such over length, grandfathered boats must leave the park upon a change of ownership of the boat (Ownership is defined as the person shown as the owner on the government of Canada registration documents).
o Any such over length, grandfathered boats must leave the park upon the sale of the lot the boat is parked/stored on.
· Per motion passed at the 2010 AGM: Oversize boats may be parked short term on a member(s)’s lot with pre approval from the Board written letter of permission.
· Freestanding boat canopies are not allowed.
· Boats may be covered by secured tarps for protection.
· No boat may be parked or stored anywhere but on the member’s site.
· The wharf, launch ramp, float and fish-cleaning station are available for use from around the May long weekend until around the Thanksgiving Day long weekend. The launching and removal of these items is at the discretion of the Directors.
· Boats can be tied up at the launch for a maximum of 20 minutes.
· The parking of boats and/or vehicles on the launch ramp or driveway/turn-around area is prohibited at all times.
Members, guests and renters are expected to abide by all DFO regulations and restrictions. Specifically:
· Fish limits
· Operator’s certificate - Power boating course
· Closures – When available area closures will be posted on the bulletin board
· Access to common property is not to be restricted in any way.
· All members, guests and renters are entitled to use the common property.
· Because unpredictable winds may cause kites to injure and/or damage RV’s, vehicles and boats, they are not to be flown within the park or on the waterfront.
· The tent is put up on or about the May long weekend and is taken down around mid September, at the discretion of the Directors.
· The tent is for the use of all members, visitors and renters.
· The tent can be booked for special events and a note of the booking must be made on the calendar (posted on the notice board by the washrooms).
· No business or solicitation of orders for products and services is permitted in any manner whatsoever anywhere on the property.
· No real estate signs are to be posted on the common property with the one exception of 8 inch X 16 inch real estate for sale signs which may only be hung from the brackets at the park entrance sign. Real estate signs must display the lot # of the property for sale and the pertinent contact information.
· A request to advertise a site for sale on the Association’s website can be made through the ‘Contact’ page on the site or via an email to: firstname.lastname@example.org.
· Members or their agents are responsible for renting their site and/or recreational vehicle and for collecting any fees charged.
· Members or their agents are responsible for the renters’ understanding and obeying all ‘Rules’ and ‘Internal Regulations’ of the Association.
· Members are not allowed to rent or lease their site for a cumulative period of greater than six months in any calendar year (see ‘Definitions, and (Section 4).
· A person who uses a site for six months of the year cannot then move to another site in the park.
· A ‘Visitor Information Form’ form must be completed by the member(s) and submitted to the Directors prior to persons occupying a lot.
· Members’ families are excluded from this requirement.
· Directors have the right to deny the rental of the lot in circumstances where the proposed lease contravenes the Bylaws, ‘Rules’ or ‘Internal Regulations’ of the Co-op.
· The noted insurance stipulation in ‘Motor Vehicles’ (‘Section 10’) also applies to any persons renting a lot from a member. It is the member(s)’ responsibility to insure that renters have the above noted insurance in place.
· Each member is required to assist in the maintenance of the natural environment of the property.
· No clotheslines are permitted on the site (a small clothes-horse is permitted for use on a sundeck or patio).
· Members are responsible for the maintenance of their site and any improvements.
· Any items that are broken or not in service (i.e. antennas, engine parts, construction material, etc.) should be taken down and removed from the park.
· If a member is unable to handle the maintenance and/or improvements of their site, a written request may be made to the Directors for assistance.
· Any member who allows their site or improvements to become unkempt will be advised, in writing, by the Directors.
· Any maintenance required (and not undertaken by the member as requested by the Directors) will be carried out by the Association and all costs of such maintenance must be paid promptly by the member.
· Following a written notice specifying a time interval and date, any member who has not undertaken the cleanup of his/her site will be assessed a fine of $100 plus charges of $25/hour (plus related expenses) for time required to accomplish the task.
· Members must remove from the park all garbage and waste for which they are responsible.
· Garbage is to be sealed in garbage bags before depositing it in the garbage bin.
· Construction or building scraps, cardboard or carpeting must be removed from the Association’s property. These are not to be deposited in the garbage or recycling bins.
NOTE: There is a public dump site in Sooke.
· Garbage bins and blue boxes are for member(s)’, visitors’ and renters’ use only.
· There are separate dumpsters for garbage, recycling, cardboard and food scraps and it is imperative that members/guests separate all garbage for recycling and composting as noted on the bins.
o The park will be fined if this is not done correctly.
· No outside garbage is to be deposited in the garbage bins or blue boxes.
· The dumping of any substance, material or garbage on the beach or on common property is forbidden.
· Beach fire closures will be determined by Otter Point Fire Department or the Royal Canadian Mounted Police (RCMP).
· Any known fire closures will be posted by the Directors on the bulletin-board at the washrooms.
· Care and consideration should be shown to members whose sites are located on beach frontage.
· Beach fires must be confined within the fire rings provided.
· Children must be under adult supervision at all times.
· Fires must be fully extinguished prior to leaving them.
· Permits for larger fires may be obtained from the Otter Point Fire Department (the Directors must be notified of this request).
· Members are responsible for supplying their own firewood and removing any excess wood after a fire is extinguished.
· No personal fire wood is to be stored on the beach.
· No fire-causing or fire-feeding materials (such as barbecue coals, cigarette butts, used matches, newspapers, cardboard boxes or paper bags, etc.) may be stored or discarded on the property.
· Store fuel on the property only in quantities necessary for ordinary camping and/or boating activities and always under conditions that minimize the risk of fire.
· All propane tanks and bottles must be secured in accordance with the ‘BC Safety Authority’.
· Keep water available for fire suppression whenever a fire or barbeque is lit.
· Smoking is not permitted in any of the Association’s buildings or structures.
· No smoking materials may be deposited anywhere on common property or on other members’ sites.
· Pets are permitted in the park.
· Pets are not permitted to enter any other member’s site unless invited.
· All fecal deposits must be cleaned up immediately by the person responsible for the pet.
· Pets must not be permitted to become a nuisance to other members, visitors or renters.
· Pets must be kept under the owner’s control at all times.
· Barking dogs will not be allowed to stay in the park.
· No radios, recorders, televisions, parties or other sources of noise shall be audible on neighboring sites after 10:00 p.m. or before 8:00 a.m.
· Boat motors must not be test started or flushed between 10:00 p.m. and 8:00 a.m.
· Vehicle back-up alarms must be deactivated between 10:00 p.m. and 8:00a.m.
· Noise must be kept at reasonable levels at all times so as not to disturb other members, guests and renters.
· Potable water is supplied to each site.
· Any changes or extensions of water outlets must be submitted in writing to the Directors for approval.
· General maintenance of the sewer and septic tank system is the responsibility of the Association.
· However, clogged lines occurring in the sewer line from a member’s site and clearly attributable to that site will be the responsibility of the owner of that site.
· Washing machines are not allowed in recreational vehicles or in storage sheds.
· Sewer lines not in use must be properly capped at all times.
· Sewer hoses must be in good condition at all times (an appropriate elbow adapter connector must be used).
· A public telephone is located by the washrooms.
· On site laundry facilities are provided for members, visitors and guests.
· Each lot contributes (annually) to the laundry facilities.
· No laundry from outside the park may be brought in for washing.
· A signup sheet in the laundry room must be used to reserve the machines.
· Electrical power plugs for each site are 30 amps, 110/120 volts.
· Any changes or extensions of these outlets must be submitted in writing to the Directors for approval.
· Care should be taken not to overload electrical circuits, as doing so will ‘trip’ the breakers in the electrical sheds.
· There are four electrical sheds on the property. Members should identify which shed their own breaker is in.
· Members should ensure they obtain gate openers and keys from previous owners.
· If a member is not able to do this, they may purchase gate openers/keys from Harbour Doors and have it programmed by a Director.
· All insurance costs, cost of maintenance and improvement of the property and all other expenses of the Association shall be met and paid for by calls or assessments. All 108 sites share these costs.
· Property taxes are assessed according to the number of shares assigned to each site.
· Annual member assessments are prepared and provided to members prior to each annual general meeting and are due and payable by June 30 each year.
· The Association assesses a $200 fee upon the sale of shares to cover the cost of a Director (President or Vice President) to appear at the lawyer’s office in Sooke to sign the required documents.
A motion was passed by Directors after the July 5, 2015 AGM to set the Directors’ remuneration as follows:
· Allocate the sum of $1000.00 per month ($12,000.00 annually) as remuneration to be split as follows:
· President: $290.00
· Vice President: $160.00
· Treasurer: $195.00
· Secretary: $160.00
· Director 1: $65.00
· Director 2: $65.00
· Director 3: $65.00
This is in consideration for their service to the Association.
· When attending meetings or performing other duties related to the Association, Directors will be compensated for incurred and verified mileage at the current British Columbia government rate.
· Where ferry travel is required the cost of the fare will be reimbursed at the current BC Ferry rate on the date the expense was incurred.
· Receipts are required for all reimbursement expenses (excluding gas as mileage is paid instead).
· The ‘Rules’ and ‘Internal Regulations’ can be viewed/printed from the Association’s web site.
· Electronic copies can be requested vie email at: email@example.com.
· Printed copies can be provided to members at a charge of $0.25 per page, plus postage.
· All members are expected to participate in keeping the park a clean, well maintained and enjoyable place.
· Volunteering for work parties, committees, Board positions, etc. is a part of belonging to a cooperative association and all contributions to the good of the park are appreciated.
· Every member, visitor and renter must be considerate and courteous to all other members, guests and renters.
· The use of member sites as a short cut to another area of the park is not permitted (unless prior permission from that member has been obtained). This includes empty lots in the park.
· Marked pathways must be used at all times.
· No vehicles can be parked either partially or fully on the common roadways.
· Members are not to contact the caretaker directly with general complaints or requests for work to be completed within the park. These requests must be made in writing to the Directors and must include the member’s name/site number and date or no action will be taken.
· No member or visitor is permitted to deface or otherwise damage or litter around any of the buildings or common areas of the park.
· Members will be held responsible for any damage caused by themselves, their guests or renters.
· Member sites are not to be used for general storage.
· Important Reminders:
o The speed limit in the park is TEN km/h at all times for any type of moving vehicle (car, truck, bicycle, golf cart, etc.).
o Please ensure trailers, etc. are properly locked before leaving the park.
o The internet connection in the park is NEVER to be used to download any copyrighted content. This is a very serious matter that puts the park in a potential legal situation. Anyone caught doing this may face severe penalties.
Park address and contact information is as follows:
· Physical address: 7899 West Coast Road
· Mailing address: PO Box 94 STN MAIN, Sooke BC, V9Z 0E4
· Web site: http://www.otterpointcoop.com/
o Email to advertise a lot for sale: firstname.lastname@example.org
· General email inquiry: email@example.com
· Emergency Contact: Mark Bourget (Caretaker) – 250-642-7097
For a number of years, Directors worked with the Capital Regional District (CRD) to rectify issues with regard to how zoning (Section 2) and the current CRD Bylaw 2040 (Section 4) govern what, if any, type of construction can be undertaken in the park.
In the past, sundecks, patios, porches, roofs and sheds were constructed by members based on their understanding of the rules in place at the time. Most construction took place with approval from the Directors and/or the CRD (including the acquisition of some building permits).
In 2011 the CRD determined the park was ‘non-conforming’ due to the numerous roofs, decks and enclosed decks/sunrooms on the property (as well as the number of sites). They put forward a motion to register a ‘notice on the land title’ to this effect. The park presented evidence that a ‘Section 219 Covenant’ (confirmation of the original approval for the use of the property) was registered on the land so no notice was placed on the title.
The CRD prepared a ‘baseline’ document of the park from which they could determine whether any further violations took place and the park was notified that no further construction could take place. They indicated that only repairs to existing structures not involving structural alterations could be done (at the risk of the owner).
Because a subsequent violation occurred, the CRD notified the park it was ‘flagged’, that periodic inspection of the property would take place and legal action would commence if any construction was done.
The final letter from the CRD is below.
CRD – Final Decision Letter
A copy of the letter will be posted soon.