Cherry Hills Village additions, remodels and custom builds.

Because Cherry Hills Village caps floor area, not just footprint. R-1 and R-2 limit both lot coverage and floor area ratio to 23 per cent, and coverage runs 23 to 30 per cent citywide by zone. On top of that, accessory-structure setbacks in R-1 and R-2 are 75 feet at the front and 25 feet at the sides and rear. Large lots here come with proportionally strict rules – the land is rarely the binding constraint, the envelope is.

The bulk plane, not the height cap. An accessory-building bulk plane begins at a starting height of 12 feet 6 inches and rises at 40-degree angles toward the centre of the lot. That is what actually decides how tall a detached building can be near a property line, well before the nominal 35-foot maximum comes into play. There is also a hard ration on accessory buildings – R-1 allows three totalling 1,100 sq ft, R-2 three at 750, R-3 three at 650, and R-4 and R-5 two at 500.

Ten business days per review cycle, per division – but the cycles are sequential, not parallel. Planning must approve before Building or Civil Engineering opens the file at all. That means a rejected planning review restarts the clock rather than running alongside another review, so the realistic worst case is additive ten-day cycles. Permits also expire if work does not commence within 90 days of issuance. Submitting complete the first time is worth more here than anywhere else we work.