We’re finally underway with this new lakefront build in St. Ives. The problem is, we’re getting started so late in the season. The reason? It’s taken us six months get our final permit approvals from the Columbia Shuswap Regional District, or CSRD. We started the permit process for this home on May 7, 2020 and have only received our approvals.
We believe these types of delays are being experienced by other builders. The reasons are unknown to us, but we’ll concede that some of the problems are likely due to COVID-19. We hope to work with the CSRD and see how we can all figure out some ways to improve permit turn-around time-frames.
This home involves a teardown of an existing house. We received our demolition permit on November 2, and we were then able to complete the teardown last week. That allowed us to proceed with digging the new home’s foundation. We’re now working to get ahead of the upcoming snow and winter weather with larger-than-normal foundation and framing crews standing by.
Meanwhile, we’re working through other challenges. A tight location and challenging soils requiring additional geotechnical assessment have been necessary for the septic system design, to ensure ground water does not mix with effluent. Another problem that’s been resolved deals is creating sufficient fire code separation—this requires fire-rated plywood for the east and west walls.
We’re pleased to say that our structural engineering has passed inspection, and as soon as we’re able, we’ll start footing forming followed by the basement foundation walls using ICF Fox Blocks.
The design selection process with our homeowners is underway for all major finishing components inside and out.
Some of those features include Eldorado Cliffstone Boardwalk stone veneer, Charcoal Elite overhead doors with glass panels, custom-stained timbers from Daizen Joinery, stained Douglas Fir T&G soffits, vertical HardiePlank siding, black metal clad windows, stained fiberglass doors, and a standing seam metal roof.
HVAC selections are also complete, with heating and cooling provided via a Lennox furnace, a 16 SEER heat pump, zoned heating and cooling system (both floors independent with own thermostats and ducting), Merc 16 pleated air cleaner, heat recovery ventilator, flow-through humidifier and furnace acid condensate neutralizer (prevents acid damage to septic fields – not a Code requirement but just another caring detail that we take of).
As you can see from the plans below, the style is all West Coast, with extensive use of glass and timber. More updates to follow for this gorgeous new build.