Fort St. John, British Columbia
· No. 2589
· adopted 2024-07-22
· summary & facts
This is the exact embedded text of the captured official document.
Snapshot 8ae48da42551 · verified 2026-09-27 ·
original document ·
archived snapshot ·
unofficial consolidation, the official version is held by the municipal clerk.
THE CITY OF FORT ST. JOHN
BUILDING BYLAW NO. 2589, 2024
Building Bylaw No. 2589, 2024 Page 2
CITY OF FORT ST. JOHN
Building Bylaw No. 2589, 2024
WHEREAS Section 8 of the British Columbia Community Charter authorizes the City of Fort St. John, by
bylaw, to regulate, prohibit and impose requirements in relation to buildings and other structures;
AND WHERAS the Province of British Columbia has adopted a Building Code to govern standards in respect
of the construction, alteration/renovation, repair and demolition of buildings in British Columbia;
AND WHERAS the City deems it necessary to regulate, prohibit and impose requirements in relation to
buildings and other structures, and to provide for the administration of the Building Code;
NOW THEREFORE, pursuant to the above-referenced and other authority, Council of the City of Fort St.
John, in open meeting assembled, enacts as follows:
TITLE:
This Bylaw may be cited as "City of Fort St. John Building Bylaw No. 2589, 2024".
Building Bylaw No. 2589, 2024 Page 3
CONTENTS
PART ONE - INTRODUCTORY PROVISIONS ................................................................................................. 5
DEFINITIONS ............................................................................................................................................. 5
PURPOSE OF BYLAW ................................................................................................................................. 9
PERMIT CONDITIONS .............................................................................................................................. 10
SCOPE OF BYLAW .................................................................................................................................... 11
PROHIBITIONS ......................................................................................................................................... 11
OWNERS AND AUTHORIZED AGENTS ..................................................................................................... 13
BUILDING OFFICIAL ................................................................................................................................. 13
PART TWO - APPLICATIONS FOR PERMITS ................................................................................................ 14
APPLICATIONS ......................................................................................................................................... 14
PROFESSIONAL PLAN CERTIFICATION AND FIELD REVIEW ..................................................................... 15
APPLICATIONS FOR STANDARD BUILDINGS ........................................................................................... 16
APPLICATIONS FOR COMPLEX BUILDINGS.............................................................................................. 18
MOVING PERMITS .................................................................................................................................. 21
FIRE SPRINKLER PERMITS ....................................................................................................................... 22
DEMOLITION PERMITS ............................................................................................................................ 22
SOLID FUEL BURNING APPLIANCE PERMITS ........................................................................................... 23
PLUMBING PERMITS ............................................................................................................................... 23
SECURITY FENCE PERMIT, DECK AND SHED BUILDING PERMITS ........................................................... 24
RETAINING STRUCTURES ........................................................................................................................ 25
SWIMMING POOLS ................................................................................................................................. 25
PART THREE - OWNER REQUIREMENTS .................................................................................................... 25
RESPONSIBILITIES OF THE OWNER ......................................................................................................... 25
SITE STANDARDS ..................................................................................................................................... 26
WATER METERS AND WATER SERVICES ................................................................................................. 28
PART FOUR - ISSUANCE OF PERMITS AND PERMIT FEES ......................................................................... 28
PERMIT FEES ........................................................................................................................................... 28
SECURITIES .............................................................................................................................................. 29
ISSUANCE OF PERMITS ........................................................................................................................... 31
PART FIVE - INSPECTIONS AND FIELD REVIEWS ........................................................................................ 32
PROFESSIONAL DESIGN AND FIELD REVIEW........................................................................................... 32
INSPECTIONS OF STANDARD BUILDINGS ................................................................................................ 32
FIELD REVIEWS OF COMPLEX BUILDINGS ............................................................................................... 34
Building Bylaw No. 2589, 2024 Page 4
PART SIX - OCCUPANCY .............................................................................................................................. 36
OCCUPANCY ............................................................................................................................................ 36
SECONDARY SUITES ................................................................................................................................ 36
PART SEVEN - NOTICES AND ENFORCEMENT ........................................................................................... 36
STOP WORK NOTICES ............................................................................................................................. 36
NO OCCUPANCY NOTICES ....................................................................................................................... 37
PENALTIES AND ENFORCEMENT ............................................................................................................. 37
SEVERABILITY .......................................................................................................................................... 38
SECTION HEADINGS ................................................................................................................................ 38
SCHEDULES ................................................................................................................................................. 38
REPEALS ...................................................................................................................................................... 39
Building Bylaw No. 2589, 2024 Page 5
PART ONE - INTRODUCTORY PROVISIONS
DEFINITIONS
1)
In this Bylaw, the following words have the following meanings;
a)
"ALTERATION/RENOVATION" means changes made to an existing building or structure
to;
1. construction of, cutting into, or removal of a wall, partition, column, beam, joist or floor
within the existing building or structure;
2. a change to, or closing of, any means of access (windows and doors);
b)
"ARCHITECT" means an individual who is a member in good standing, licensed by the
Architectural Institute of British Columbia, to practice as an Architect in the Province of
British Columbia.
c)
"BASEMENT" means that portion of a building between two floor levels which is partly
underground, the lower floor of which is placed more than 0.3 m (1 ft.) below the average
finished grade.
d)
"BUILDING" means any structure used or intended for supporting or sheltering any use or
occupancy, and includes a manufactured home.
e)
"BUILDING CODE" means the British Columbia Building Code adopted pursuant to the
Building Act, as such codes may be amended or re-enacted from time to time.
f)
"BUILDING OFFICIAL" means a person who is qualified as a building official under s. 11 of
the Building Act or is an exempt building professional under s. 10 of the Building Act, and
who has been appointed to perform the duties of a building official under this Bylaw.
g)
"BUILDING PERMIT" means a permit issued under this Bylaw authorizing construction,
reconstruction, repair or alteration/renovation of a building or structure.
h)
"BYLAW ENFORCEMENT OFFICER" means any person appointed by Council or their
designate to administer and enforce the provisions of this law.
i)
"CITY" means the City of Fort St. John, or the lands within the corporate boundaries of the
City of Fort St John, as the context may require.
j)
"COMPLEX BUILDING" means a building or structure used for or intended to be used for, in
whole or in part, commercial, industrial, or institutional purposes, or a multi-family
residential building containing five or more dwelling units
Building Bylaw No. 2589, 2024 Page 6
PART ONE - INTRODUCTORY PROVISIONS (continued)
k)
"CONTRACTOR" means a person who contracts with an Owner to undertake a project,
and includes an Owner who contracts with more than one person for the work on a project
or undertakes the work on a project or any part thereof.
l)
"DAMAGE" means physical harm caused to property resulting in loss of value or the
impairment of usefulness, and includes, but is not limited to, damage to roads, curbs,
gutters, boulevards, sidewalks, hydrants, valves, other, street lighting, street furnishings,
trees or the placement, dropping, or deposit of any dirt, debris, plants, materials, objects,
or substances.
m) "DECK" means a structure attached to a dwelling, with no walls except for visual partitions
and railings, which is constructed with a floor on posts and beams above grade for use as
an outdoor living area.
n)
"DECK PERMIT" means a permit issued under this Bylaw authorizing the construction,
reconstruction, repair or alteration/renovation of a deck;
o)
"DEMOLITION PERMIT" means a permit issued under this Bylaw authorizing the
demolition, or partial demolition, of a building or structure;
p)
"DO NOT OCCUPY NOTICE" means a directive issued under this Bylaw by the Building
Official to the Owner to cease occupancy of a building.
q)
"DUPLEX" means a building that is divided horizontally or vertically into two separate
dwelling units, each of which has an independent entrance either directly from the outside
or through a common vestibule.
r)
"DWELLING" and "DWELLING UNIT" means a unit or suite that is used or intended to be
used as a residence by one or more persons and usually containing cooking, eating, living,
sleeping and sanitary facilities.
s)
"FENCE" means a structure serving as an enclosure, a barrier or a boundary, usually made
of posts or stakes, joined together by boards, wire or rails and includes gate, screen, trellis
and wall.
t)
"FIELD REVIEW" means a review of the work at a project site of a development to which a
Building Permit relates by a registered professional.
u)
"FINISHED GRADE" means the final elevation of the ground surface after development.
v)
"FIRE SPRINKLER" means part of a fire sprinkler system that discharges water when the
effects of a fire have been detected, such as when a predetermined temperature has been
reached.
Building Bylaw No. 2589, 2024 Page 7
PART ONE - INTRODUCTORY PROVISIONS (continued)
w) "FIRE SPRINKLER PERMIT" means a permit issued under this Bylaw authorizing the
installation of fire sprinklers within a building or structure;
x)
"GARAGE" means a detached accessory building or a portion of a principal building which
is above grade and enclosed on three sides and is used for the sheltering of motor vehicles
and the storage of household goods incidental to the residential use of a dwelling unit.
y)
"GRADE" (as applying to the determination of building height) means the lowest of the
average levels of finished ground adjoining each exterior wall of a building, except that
localized depressions such as for vehicle and pedestrian entrances need not be considered
in the determination of average levels of finished ground.
z)
"LETTERS OF ASSURANCE" means the letters attached as Schedule A, Schedule C and
Schedule C-A and C-B of Part 2 of Division C of the Building Code, as those letters may be
amended or replaced within the Building Code from time to time, and amended as
necessary by the registered professional in cases where the letters are required by the
Building Official but not required by the Building Code.
aa) "MANUFACTURED HOME" means modular and mobile homes. They are typically built in
a factory off-site and then delivered and assembled on-site. The Canadian Standards
Association (CSA) label provides the specifications the home is built to, Manufactured
homes are built under the A-277 and Z-240 standards.
bb) "MOVING PERMIT" means a permit authorizing the moving of a building or structure;
cc) "OCCUPANCY" means the use or intended use of a building or part thereof for the shelter
or support of persons, animals or property;
dd) "OCCUPANCY PERMIT" means a permit authorizing the occupancy of a building for which
a Building Permit was issued or required;
ee) "OWNER" means, in respect of a parcel,
1. the registered Owner of an estate in fee simple,
2. the tenant for life under a registered life estate,
3. the registered holder of the last registered agreement for sale,
4. the holder or occupier of land held in the manner referred to in Section 228 (taxation
of Crown land used by others) or Section 229 (taxation of municipal land used by
others) of the Community Charter.
ff)
"PARCEL" means any lot, block or other area in which land is held or into which it is
subdivided, but does not include a highway.
Building Bylaw No. 2589, 2024 Page 8
PART ONE - INTRODUCTORY PROVISIONS (continued)
gg) "PAVED" means a completed area made from asphalt, concrete or brick that cannot be
removed by natural weather conditions.
hh) "PERMIT" means any of the following, as the context allows: Building Permit, Occupancy
Permit, Deck Building Permit, Security Fence permit, Shed Building Permit, Moving Permit,
Plumbing Permit, Demolition Permit, Solid Fuel Burning Appliance Permit, Fire Sprinkler
Permit.
ii)
"PERMIT FEE" means a fee payable for a permit as specified in Schedule A.
jj)
"PLUMBING FIXTURE" means a toilet, water closet, sink, lavatory, bathtub, shower, hot
water tank, clothes washer, dishwasher, floor drain, roof drain, water heater, oil and
grease interceptor, sump, catch basin, backflow prevention device, vacuum breaker and
any similar appliance which is connected to sanitary drain water supply or internal rain
water leader.
kk) "PLUMBING PERMIT" means a permit issued under this Bylaw authorizing the construction
or alteration/renovation of a plumbing system;
ll)
"PLUMBING SYSTEM" means a system of pipes and fixtures installed in a building for the
distribution of potable water and the removal of waterborne wastes.
mm) "RECONSTRUCTION" means to re-build a building or structure, including structural
elements, to pre-existing design, dimension and materials.
nn) "REGISTERED PROFESSIONAL" means
1. a person who is registered or licensed to practice as an architect under the Professionals
Government Act, or
2. a person who is registered or licensed to practice as a professional engineer under the
Engineers and Geoscientists Act;
oo) "REPAIR" means the replacement of an existing element of a building or structure.
pp) "SECONDARY SUITE" means a self-contained dwelling unit that is part of a single dwelling
unit containing not more than two dwelling units (including the secondary suite) and any
common spaces such as common storage, common service rooms, common laundry
facilities or common areas used for egress, where both dwelling units constitute a single
real estate entity.
qq) "SECURITY" means a financial value deposited or given as assurance of the fulfillment of
an obligation such as the securities required by Section 88 of this Bylaw;
rr) "SECURITY FENCE" means a temporary fence that surrounds the perimeter of the entire
construction site, to prevent access.
Building Bylaw No. 2589, 2024 Page 9
PART ONE - INTRODUCTORY PROVISIONS (continued)
ss) "SETBACK" means the horizontal distance measured at right angles to the parcel line,
between the parcel line and the building, or structure.
tt) "SHED BUILDING PERMIT" means a permit issued under this Bylaw authorizing the
construction, reconstruction, repair or alteration/renovation of a shed.
uu) "SIDING" means a material used for surfacing the outside walls of a frame building.
vv) "SOLID FUEL BURNING APPLIANCE" refers to all solid fuel (wood, coal etc.) burning
appliances including stoves, factory made fireplaces (natural gas not included) and
fireplace stoves.
ww) "SOLID FUEL BURNING APPLICANCE PERMIT" means a permit issued under this Bylaw
authorizing the construction or installation of a solid fuel burning appliance within a
building or structure.
xx) "STANDARD BUILDING" means a building not captured under the definition of complex
building and used for or intended to be used as a single-family dwelling (including a
manufactured home), or a multiple-family residential building having four or fewer
dwelling units on one parcel;
yy) "STOP WORK NOTICE" means a directive issued under this Bylaw by the Building Official
to an Owner to cease work on a building or structure.
zz) "STRUCTURE" means a construction or portion thereof of any kind, but not including a
building, whether fixed to, supported by or sunk into land or water, but specifically
excludes landscaping, fences, paving and retaining structures less than 1.2 meter in height.
aaa) "VALUE OF CONSTRUCTION" means all costs of construction, materials and labour.
PURPOSE OF BYLAW
Interpretation of Bylaw
2)
The Bylaw, shall, notwithstanding any other provision herein, be interpreted in accordance with
this Part 1.
Purpose of Bylaw
3)
This Bylaw has been enacted to regulate, prohibit and impose requirements in regard to
construction in the City in the public interest.
Limitations of Bylaw
4)
It is not contemplated nor intended, nor does the purpose of this Bylaw extend:
Building Bylaw No. 2589, 2024 Page 10
PART ONE - INTRODUCTORY PROVISIONS (continued)
a) No Economic Protection to the protection of Owners, constructors, subsequent Owners, or
any other person from economic loss;
b) No Confirmation of Compliance - to the assumption by the City or any Building Official of
any responsibility for ensuring the compliance by any Owner, their agent or representative,
or employees, constructors or designers retained by the owner, with the Building Code, the
requirements of this Bylaw or other applicable enactments respecting health or safety;
c) No Warranty - to providing any person a warranty of design or workmanship with respect
to any building or structure for which a permit or Occupancy Permit is issued under this
Bylaw; or
d) No Assurance Regarding Defects - to providing a warranty or assurance that construction
undertaken pursuant to permits issued by the City is free from latent, or any defects.
e) No Protection of Other Property - to the protection of adjacent real property from
incidental damage or nuisance.
PERMIT CONDITIONS
5)
A permit is required whenever and before work related under this Bylaw is to be undertaken.
Disclaimer of Warranty or Representation
6)
Neither the issuance of a permit under this Bylaw, the review and acceptance of the design,
drawings, plans or specifications, nor inspections made by a Building Official, shall constitute a
representation, warranty, assurance or statement that the Building Code, City bylaws, or other
enactments respecting health and safety have been complied with or the building or structure
meets any standard of materials and workmanship.
7)
No person shall rely on any permit, other approval or act by a Building Official as establishing
compliance with the Building Code, this Bylaw or any other applicable enactments respecting
health and safety. The person to whom a permit is issued is responsible for making such
determination.
Owner Responsibilities
8)
It shall be the full and sole responsibility of the Owner to carry out the work in respect of which
the permit was issued in compliance with the Building Code, this Bylaw and other applicable
enactments respecting health and safety.
9)
Every Owner to whom a permit is issued shall be responsible for the cost of repair of any damage
to municipal works that occurs in the course of work authorized by the permit, and shall commit
to this prior to issuance of the permit by signing the form prescribed by the City. The City may
recover its costs in repairing any such damage from the Owner by issuing an invoice.
Building Bylaw No. 2589, 2024 Page 11
PART ONE - INTRODUCTORY PROVISIONS (continued)
10)
Every Owner to whom a permit is issued shall be responsible for completing the landscaping
and paving authorized by the permit, and shall commit to this prior to issuance of the permit by
signing the form prescribed by the City. Unpaid costs that have been assessed against an Owner
for the City to undertake and complete the landscaping and paving shall be invoiced.
SCOPE OF BYLAW
Applications of Bylaw
11)
This bylaw applies to the geographical area of the City and to land, the surface of water, air
space, buildings or structures in the City.
12)
This Bylaw applies to the design, construction and occupancy of new buildings and structures,
and the alteration/renovation, reconstruction, demolition, removal, relocation and occupancy
of existing buildings and structures.
Exemptions from Bylaw
13)
This Bylaw does not apply to buildings or structures exempted by the Building Code, nor to
retaining structures less than 1.2 meters in height.
14)
Notwithstanding Section 17 and Section 31, work on a building or structure limited to one or
more of the following: painting (exterior and/or interior), window replacement (same size
openings) and/or replacement of plumbing fixtures does not require a Building Permit or a
Plumbing permit.
15)
A Building Permit is not required for the replacement of roofing materials or exterior cladding
provided like materials are used.
16)
A Building Permit is not required for fence construction, repairs, or alterations.
PROHIBITIONS
Permit(s) Required
17)
No person shall commence or continue any construction, alteration/renovation, reconstruction,
demolition, removal, relocation or change the use or occupancy of any building or structure or
plumbing system, including excavation or other work related to construction unless:
a) The work is in conformity with the requirements of the Building Code and this Bylaw; and
b) a Building Official has issued a valid and existing permit for the work.
Building Bylaw No. 2589, 2024 Page 12
PART ONE - INTRODUCTORY PROVISIONS (continued)
Occupancy Permit
18)
No person shall occupy or use any building or structure, or part of it, unless a valid and existing
Occupancy Permit has been issued by a Building Official for the entire building or structure.
No False Information
19)
No person shall occupy or use any building or structure contrary to the terms of any Occupancy
Permit issued or any notice given by a Building Official.
No Tampering with Permit
20)
No person shall reverse, alter, deface, cover, remove or in any way tamper with any notice,
order, permit or certificate issued by the Building Official, including one posted upon or affixed
to a building or structure pursuant to this Bylaw.
No Variances
21)
No person shall do any work that is substantially at variance with the accepted design or plans
of a building, structure or other works for which a permit has been issued, unless that variance
has been accepted in writing by a Building Official.
No Obstruction of Building Official
22)
No person shall interfere with or obstruct the entry of a Building Official or other authorized
official of the City on to the property in the administration of this Bylaw
Structural Damage
23)
At the discretion of the Building Official, any building that has experienced structural damage
due to a tornado, earthquake or other act of God, fire, decay or man-made disaster, shall
provide an engineer's report with the assessment of damage and recommendations for all
repairs. The building shall then be repaired using the engineer's solution as determined in the
engineer's report and shall be made to comply with the Building Code and all City bylaws. The
City will also require an engineer's report upon the completion of the repairs that the work
completed as per original recommendations.
Development Permit
24)
Despite any other provision of the Bylaw, no permit shall be issued without prior issuance of a
Development Permit, where such permit is required by Section 489 of the Local Government
Act.
Building Bylaw No. 2589, 2024 Page 13
PART ONE - INTRODUCTORY PROVISIONS (continued)
OWNERS AND AUTHORIZED AGENTS
Use of an Agent
25)
An Owner may appoint an agent for the purposes of the Bylaw, by completing and delivering to
the Building Official the City's form for that purpose, and all subsequent applications, requests
and other acts of the agent shall be deemed to be acts of the Owner and all permits, notices,
acceptances and other notices delivered to the agent will be deemed to be delivered to the
Owner.
26)
An Owner may not revoke an appointment of an agent for the purposes of this Bylaw unless the
Owner provides the Building Official with a written revocation.
Rules on Signing by Owners
27)
Where an application, letter or other document is required by this Bylaw to be provided by the
Owner, the following apply:
a) the document must be signed by the Owner;
b) if more than one person is the Owner of the property, the document must be signed by all
Owners;
c) if a corporation is an Owner of the property, the document must be signed by at least one
signing officer of the corporation;
d) if the property is or involves common property of a strata corporation, the document must
be signed by two members of the strata council, and depending on the circumstances, the
Building Official may require proof of approval of the strata lot Owners at a strata meeting;
and
e) a document may be signed by the Owner's authorized agent, if the Owner has provided the
Building Official with a signed authorization of that person as agent for all purposes
associated with the construction.
BUILDING OFFICIAL
Powers of Building Officials
28)
Each Building Official may:
a) Administer Bylaw - administer this Bylaw and all other City bylaws and permits relating to
any property for which a permit has been issued, or relating to any property for which a
permit is required for the activity underway or completed;
Building Bylaw No. 2589, 2024 Page 14
PART ONE - INTRODUCTORY PROVISIONS (continued)
b) Records - keep records of permit applications, permits, notices and orders issued,
inspections and tests made, and retain copies of documents related to the administration
of this Bylaw or digital copies of such documents;
c) Equivalents - establish if requested to do so, whether the methods or types of construction
and types of materials used in the construction of a building or structure for which a permit
is sought under this Bylaw substantially conform to the requirements of the Building Code;
d) Stop Work Notice - post a stop work notice, or otherwise order the cessation of work that
is proceeding in contravention of this Bylaw, a permit or the Building Code;
e) Do Not Occupy Notice - post a Do Not Occupy Notice, or otherwise order to cease
occupancy of the building that is proceeding in contravention of this Bylaw, a permit or the
Building Code; and
f) Refusal of Permit - refuse to issue a permit where, the application for a permit or the
proposed construction does not comply with the Building Code, this Bylaw or other
applicable bylaws of the City or where, in their opinion, the results of tests of materials,
devices, construction methods, structural assemblies or foundation conditions are not
satisfactory.
Entry onto Land
29)
A Building Official:
a) may enter any land, building, structure, or premises at any reasonable time for the purpose
of ascertaining that the terms of this Bylaw are being observed;
b) shall, where any residence is occupied, obtain the consent of the occupant or provide
written notice to the occupant twenty-four (24) hours in advance of entry; and
c) shall carry proper credentials confirming their status as Building Official.
Order Correction of Work
30) A Building Official may order the correction of any work that is being or has been done in
contravention of the Building Code, this Bylaw or the permit.
PART TWO - APPLICATIONS FOR PERMITS
APPLICATIONS
Required Permits
31)
Every person shall apply for and obtain:
Building Bylaw No. 2589, 2024 Page 15
PART TWO - APPLICATIONS FOR PERMITS (Continued)
a) a Building Permit before constructing, reconstructing, repairing or altering a building,
structure, deck, or a shed that is greater than 10m2 in area
b) a Demolition Permit before demolishing a building or structure, or part of it;
c) a Deck Building Permit before construction of a deck;
d) a Fire Sprinkler Permit before installation of fire sprinklers within a building or structure.
e) a Moving Permit before moving a building or structure;
f) an Occupancy Permit prior to occupying a building or structure;
g) a Plumbing Permit before constructing or altering a plumbing system;
h) a Security Fence Permit before construction of a security fence;
i)
a Shed Building Permit before construction of a shed that is greater than 10m2;
j) a Solid Fuel Burning Appliance Permit prior to the construction and/or installation of a solid
fuel burning appliance within a building or structure;
Permit Application Forms
32)
Applications for permits required by this Bylaw shall be made with the approved City of Fort
St. John application forms.
Plans - Designer Name
33)
All plans submitted with Building Permit applications shall bear the name and address of the
designer of the building or structure.
Separate Building Permits
34)
Each building or structure to be constructed on a parcel requires a separate Building Permit and
shall be assessed a separate permit fee based on Schedule A of this Bylaw.
Separate Plumbing Permits
35)
Each plumbing system to be constructed on a parcel requires a separate Plumbing Permit for
each building and shall be assessed a separate permit fee based on Schedule A of this Bylaw.
PROFESSIONAL PLAN CERTIFICATION AND FIELD REVIEW
Letters of Assurance Required Under the Building Code
Building Bylaw No. 2589, 2024 Page 16
PART TWO - APPLICATIONS FOR PERMITS (Continued)
36)
In addition to the circumstances where building design and field reviews are required by a
registered professional under the Building Code, every Owner applying to construct a complex
building shall:
a) provide to the Building Official prior to issuance of a Building Permit, letters in the form(s)
set out in Schedules A and B of the Building Code; and
b) provide to the Building Official prior to obtaining a final inspection for an Occupancy Permit
for the building, the form(s) set out in Schedules C-A and C-B of the Building Code.
Building Official Requirements for Letters of Assurance
37)
In addition to the circumstances where building design and field reviews are required by a
registered professional under the Building Code, the Building Official may require an Owner
applying for a Building Permit for a standard building or a structure to provide the City with the
certification referred to in Section 36 (a) of this Bylaw and the certification referred to in Section
36 (b) of this Bylaw if the Building Official considers that this is warranted by circumstances that
relate to the site conditions, the size or complexity of the development, or another aspect of
the development.
Reliance on Letters of Assurance
38)
The letters of assurance are relied upon by the City and its Building Officials as certification that
the design and plans and construction to which the letters of assurance relate comply with the
Building Code, this Bylaw and other applicable enactments relating to health and safety.
APPLICATIONS FOR STANDARD BUILDINGS
Documents Required for Application
39)
An application for a Building Permit for a standard building shall be made on the City's form for
such applications and the Owner shall include the following additional information:
a) Owner's Declaration - each Owner of a building or structure to be constructed requiring a
Building Permit shall include with the permit application(s), a signed and completed
"Owner's Declaration" as per Form C to this Bylaw;
b) Application Forms - if applicable, any other permit application form(s) and shall be made
on the City's form for such applications;
c) Water Turn On/Off Application Form - if applicable, as per the City's Water Bylaw;
d) BC Housing Licensing and Consumer Services - a licensing and Consumer Services form
must be submitted at the time of application for a standard building permit.
Building Bylaw No. 2589, 2024 Page 17
PART TWO - APPLICATIONS FOR PERMITS (Continued)
e) Site Plan - unless the Building Official waives the requirements for a site plan, in whole or
in part, where the permit is sought for the repair or alteration/renovation of an existing
building or structure, then a site plan showing:
1. Dimensions - the bearing and dimensions of the parcel, taken from the registered
subdivision plan, if applicable;
2. Legal - the legal description and civic address of the parcel, as evidenced by an up-to-
date search of the parcel from the Land Title Office;
3. No Build Areas - the location and dimensions of all statutory rights of way, easements,
covenants, and setback requirements;
4. Buildings - the location and dimensions of all existing and proposed buildings or
structures on the parcel, including on-site sewage disposal systems, if applicable;
5. Elevation - proposed elevations for top of basement and garage foundation;
6. Parking/Driveway - the location and dimension of parking and driveway access;
7. Green Element - the location of the landscaping tree/plant.
f) Floor Plans - floor plans showing the dimensions and uses of all areas; the dimensions and
height of crawl and roof spaces; the location, size and swing of doors; the location, size and
opening of windows; floor, wall, and ceiling finishes; plumbing fixtures; structural elements;
and stair dimensions;
g) Cross Section - a cross section through the building or structure illustrating foundations,
drainage, ceiling heights and construction systems;
h) Elevations - elevations of all sides of the building or structure showing finish details, roof
slopes, windows, doors, and finished grade;
i)
Details - cross-sectional details drawn at an appropriate scale and at sufficient locations;
j)
Foundation Design - the foundation design;
k) Building Design - the design of the building or structure;
l)
Truss Plan - a truss plan and truss drawings provided by your truss provider and stamped by
a professional engineer;
m) Roof - a roof plan and roof height calculations;
n) Spatial Separations - information on all window openings are required for the Building
Official to calculate spatial separations;
Building Bylaw No. 2589, 2024 Page 18
PART TWO - APPLICATIONS FOR PERMITS (Continued)
o) Other Information - any other information required by the Building Official to consider
compliance with this Bylaw, the Building Code and other applicable bylaws and enactments;
p) Letter of Assurance - the applicable letters of assurance, if plan review is required by the
Building Code or this Bylaw; and
q) Lot Grading Plan - lot grading plans showing geodetic elevations of all corners of the parcel,
which contains the existing and final geodetic elevations and mandatory grades from the
dwelling to the four corners of the parcel on which it is located.
Set of Plans
40)
The Owner shall provide two sets of drawings at a suitable scale of the design of the building or
structure.
Manufactured Homes
41)
In addition to the requirements of Section 39, the following shall be required by a Building
Official to be submitted with a Moving Permit application and Building Permit application for
the installation of a manufactured home:
a) Zoning - confirmation that the land on which the manufactured home shall be located is
zoned for single-family residences under the City's Zoning Bylaw;
b) Standards - evidence that the manufactured home shall be constructed and certified under
current editions of Canadian Standards Association (CSA) Standards A277 or Z240 MH
series, or such updated standards as may be applicable from time to time;
c) Registered Professional - where a foundation and site preparation for a manufactured
home does not comply with Section 39 of this Bylaw, Schedules as referred to in the
Building Code will be required from a registered professional; and
d) Site Information - details of siting, servicing, foundations or tie downs.
e) Manufactured homes-not to exceed ten years of age at the time of the building permit
issuance.
APPLICATIONS FOR COMPLEX BUILDINGS
Documents Required for Application
42)
An application for a Complex Building Permit shall be made on the City's form for such
applications and the Owner shall provide the information required in the Complex Building
Permit Package and the following additional information that may or may not be included in
the Complex Building Permit Package:
Building Bylaw No. 2589, 2024 Page 19
PART TWO - APPLICATIONS FOR PERMITS (Continued)
a) Checklist - include the completed Application Checklist.
b) Plans - two complete sets of drawings at the suitable scale of the design, illustrating that
the building or structure substantially conforms to the Building Code, prepared by each
registered professional and including all necessary information;
c) Application Forms - if applicable, any other permit application form(s) which shall be made
on the City's form for such applications;
d) Cost Estimate - a cost estimate from a registered professional or a signed copy of the written
contract between the contractor and the Owner;
e) Water Turn On/Off Application Form - if applicable, as per the City's Water Bylaw;
f) BC Housing Licensing and Consumer Services - a licensing and Consumer Services form
must be submitted at the time of application for a complex building permit.
g) Declaration Forms - each Owner of a building or structure to be constructed requiring a
Building Permit shall include with the permit application(s), a signed and completed
"Owner's Declaration" made on the City's forms and, if applicable:
1. Hazardous Materials Declaration - each permit application that encounters
construction in a C3, C4, M1 or M2 zone as described in the City's Zoning Bylaw, shall
include, with the permit application(s), a "Declaration of On-Site Chemicals and
Hazardous Materials" made on the City's form for such applications;
h) Title - a copy of the current Certificate of Title, made within 30 days of the date of the
application and listing all restrictive covenants pertaining to the title;
i)
Letters of Assurance - letters of assurance as referred to in the Building Code, each signed
by such registered professionals;
j)
Report - a geotechnical engineer's report providing detailed information on site conditions,
including but not limited to, soils, corrosivity, drainage requirements, slope, stability and
contamination;
k) Approvals - copies of approvals required under any enactment relating to health or safety,
including, without limitation, sewage disposal permits, highway access permits and Ministry
of Health approval;
l)
Business License - copy of valid business licenses for all general contractors, subcontractors
and Owner/contractors;
m) Development Permit - copy of the approved development permit is required prior to the
issuance of a Building Permit;
Building Bylaw No. 2589, 2024 Page 20
PART TWO - APPLICATIONS FOR PERMITS (Continued)
n) Securities - submit the damage deposit in accordance to Schedule A of this Bylaw, and
submit the landscape, paving and storm deposit in accordance with the City's form
Landscaping Paving and Storm deposit.
o) Site Plan - a site plan, generally prepared by a British Columbia Land Surveyor showing:
1. Dimensions - the bearing and dimensions of the parcel taken from the registered
subdivision plan;
2. Site Information - the location and size of the building and the floor area and lot
coverage ratio;
3. Legal - the legal description and civic address of the parcel;
4. No Build Areas - the location and dimensions of all statutory rights of way, easements
and setback requirements;
5. Existing Buildings - the location and dimensions of all existing and proposed buildings
or structures on the parcel;
6. Bins - the location and dimensions of a garbage bin location;
7. Hydrants - the locations of all fire hydrants, fire sprinklers/standpipe connections and a
fire flow calculation;
8. Landscape Area - the detailed description and illustration of the landscape plan;
9. Levels - the existing and finished ground levels to an established datum at or adjacent
to the site and the geodetic elevation of the underside of the floor system of a building
or structure where the City's land use regulations establish siting requirements related
to a minimum floor elevation; and
10. Roads - the location, dimension and gradient of access roadways, parking and driveway
access.
p) All necessary building plans including but not limited to:
1. Architectural Plans - floor plans showing the dimensions, and uses of all areas: the
dimensions and height of crawl and roof spaces; the location, size and swing of doors;
the location, size and openings of windows; floor, wall and ceiling finishes; plumbing
fixtures; structural elements; and stair dimensions;
2. Structural Plans - showing the details for the footings/ foundation plans, load bearing
members, fasteners and connectors, concrete reinforcing, roof slope, finished grade,
ceiling heights and construction systems;
Building Bylaw No. 2589, 2024 Page 21
PART TWO - APPLICATIONS FOR PERMITS (Continued)
3. Mechanical Plans - possibly prepared by several different consultants and include the
heating, ventilation and air conditioning details, plumbing details, site servicing for
water, sewer and drainage outside the building envelope, fire suppression systems and
roof drainage systems; and
4. Electrical Plans - prepared by an electrical engineer including all electrical systems of
the building and fire alarm systems.
Security Fence
43)
An Owner must install a security fence prior to constructing a complex building and;
a) the Owner must include a Security Fence Permit application with the Building Permit
application;
b) the Owner must ensure the security fence surrounds the entire construction site, is properly
maintained throughout the construction period and complies with the Building Code and
be approved by a Building Official; and
c) upon the demolition of a building or structure, the Owner must inquire with the Building
Official whether a security fence is required.
Additional Information
44)
In addition to the requirements of Section 42, the Owner may be required by a Building Official
to submit the following with a Building Permit application for the construction of a complex
building where the complexity of the proposed building or structure or siting circumstances
warrant:
a) Servicing Drawings - site servicing drawings, including sufficient detail of off-site services to
indicate location at the property line, prepared and sealed by a registered professional, in
accordance with the City's Subdivision and Development Servicing Bylaw; and
b) Section - a section through the site showing grades, buildings, structures, parking areas
and driveways.
MOVING PERMITS
Documents Required for Application
45)
An application for a Moving Permit shall be made on the City's form for such applications.
Disconnection of Services
Building Bylaw No. 2589, 2024 Page 22
PART TWO - APPLICATIONS FOR PERMITS (Continued)
46)
Prior to moving any building, the Owner must apply to the City for a Water Turn On/Off
Application, as all water services must be turned off by the City prior to moving a building, and
the Owner must disconnect all services and when applicable, cap all underground services and
install stakes at the end of those services.
Lane Closures
47)
If an Owner requires any highway or lane closures for the moving of a building, an application
must be made to the City and the extra costs are the responsibility of the Owner.
FIRE SPRINKLER PERMITS
Documents Required for Application
48)
An application for a Fire Sprinkler Permit shall be made on the City's form for such applications
and the Owner shall provide the letters of assurance from the registered professional.
DEMOLITION PERMITS
49)
An application for a Demolition Permit shall be made on the City's form for such applications.
Disconnection of Services
50)
Prior to demolition of any building, the Owner must apply to the City for a Water Turn On/Off
Application, as all water services must be turned off by the City prior to demolition of a building.
The Owner must coordinate disconnection of all utility services as per the specific utility
corporation standards as well as cap all underground services and install stakes at the end of
those services if applicable.
Backfilling
51)
Upon completion of demolition of a building, the Owner must remove all cellars, foundations
and other remaining structures, and the Owner must backfill excavations to grade level with
native backfill or other granular material.
Engineer's Report
52)
Before issuance of a Demolition Permit in respect of a site containing or may contain chemicals
or hazardous materials, the Building Official may require the Owner to provide an engineer's
report.
Security Fence Permit
53)
The Owner may be required by the Building Code to install a security fence prior to a demolition
and if required, the Owner must first obtain a Security Fence Permit under this Bylaw.
Building Bylaw No. 2589, 2024 Page 23
PART TWO - APPLICATIONS FOR PERMITS (Continued)
SOLID FUEL BURNING APPLIANCE PERMITS
Documents Required for Application
54)
An Owner applying for a Solid Fuel Burning Appliance Permit shall be made on the City's form
for such applications and the Owner must provide with the application a copy of the manual for
the solid fuel burning appliance.
Certifications of Appliances
55)
All appliances installed pursuant to a Solid Fuel Burning Appliance Permit must have a
certification label attached to the unit from the Canadian Standards Association, Underwriters
Laboratories of Canada, or another certifier acceptable to the Building Official.
Manufacturer Specifications
56)
All solid fuel burning appliances and chimneys must be installed as per manufacture
specifications including but not limited to pipe sizing and setbacks.
Required Inspections
57)
Every Owner shall obtain an inspection and acceptance of the installation of a solid fuel burning
appliance, after installation of the Solid fuel burning appliance and before the work is covered
or hidden. If the work is covered or hidden, every Owner shall uncover the work, remove
construction materials and do everything else necessary for the Building Official to conduct the
inspection.
Owner Must Call for Inspections
58)
The Owner shall give at least 24 hours advance notice to the Building Official of the Owner's
request for an inspection and the City is not required to undertake any inspection under Section
57 until requested by the Owner.
Plans Available
59)
An Owner is not entitled to an inspection of work under Section 57 unless a copy of the issued
Solid Fuel Burning Appliance Permit and all applicable plans are available at the site and unless
the civic address is clearly visible from the street.
PLUMBING PERMITS
Documents Required for Application
60)
An application for a Plumbing Permit shall be made on the City's form for such applications.
Building Bylaw No. 2589, 2024 Page 24
PART TWO - APPLICATIONS FOR PERMITS (Continued)
Required Inspections
61)
Every Owner shall obtain an inspection and acceptance of the installation of plumbing fixtures,
after installation and before the work is covered or hidden. If the work is covered or hidden,
every Owner shall uncover the work, remove construction materials and do everything else
necessary for the Building Official to conduct the inspection.
Owner Must Call for Inspections
62)
The Owner shall give at least 24 hours advance notice to the Building Official of the Owner's
request for an inspection and the City is not required to undertake any inspection under Section
63 until requested by the Owner.
Plans Available
63)
An Owner is not entitled to an inspection of work under Section 63 unless a copy of the issued
Plumbing Permit and all applicable plans are available at the site and unless the civic address is
clearly visible from the street.
SECURITY FENCE PERMIT, DECK AND SHED BUILDING PERMITS
Documents Required for Application
64)
An application for a Security Fence Permit, Deck Building Permit, and Shed Building Permit shall
be made on the City's form for such applications
Required Inspections
65)
Every Owner shall obtain an inspection and acceptance of the installation of a security fence,
deck or shed, after installation and before the work is covered or hidden. If the work is covered
or hidden, every Owner shall uncover the work, remove construction materials and do
everything else necessary for the Building Official to conduct the inspection.
Owner Must Call for Inspections
66)
The Owner shall give at least 24 hours advance notice to the Building Official of the Owner's
request for an inspection and the City is not required to undertake any inspection under Section
65 until requested by the Owner.
Plans Available
67)
An Owner is not entitled to an inspection of work under Section 65 unless a copy of the issued
Security Fence Permit, Deck Building Permit or Shed Building Permit as applicable, and all
applicable plans are available at the site and unless the civic address is clearly visible from the
street.
Building Bylaw No. 2589, 2024 Page 25
PART TWO - APPLICATIONS FOR PERMITS (Continued)
RETAINING STRUCTURES
Requirement for Professional Design and Field Reviews
68)
A registered professional shall undertake the design and conduct field reviews of the
construction of a retaining structure greater than 1.2 meters in height.
Information with Permit Application
69)
Sealed copies of the design plan prepared by the registered professional for all retaining
structures greater than 1.2 meters in height shall be submitted to a Building Official prior to
issuance of a Building Permit.
SWIMMING POOLS
Pools Must be Fenced
70)
Except as prescribed in Section 71 of this Bylaw, every structure designed or constructed as a
private swimming pool, wading pool, hot tub or spa having a depth greater than 0.75 meters at
any point shall be surrounded by a non-climbable fence least 1.2 meters in height. The fence
shall be constructed surrounding the pool in such a manner as to substantially render the pool
secure from unauthorized entry. All openings in the fence shall be in the form of a gate operated
by a spring-loaded hinge so as to cause the gate to return to a locked position and secured by a
spring lock mounted on the swimming pool side of the gate. A swimming pool unless contained
within a building shall be situated no less than 1.5 meters from a building or from a parcel line.
Exempt Pools
71)
Swimming pools, hot tubs and spas less than 6.5 meters in area are exempted from the
requirements of Section 70 of this Bylaw, but no wading pools of any size are exempted.
PART THREE - OWNER REQUIREMENTS
RESPONSIBILITIES OF THE OWNER
Owner's Liability
72)
Neither the issuance of a permit or Occupancy Permit under this Bylaw nor the acceptance or
review of plans, drawings, specifications or supporting documents, nor any inspections made
by or on behalf of the City shall in any way relieve the Owner from full and sole responsibility
to perform the work in strict accordance with this Bylaw, the Building Code and other
applicable enactments respecting health and safety.
On-Site Requirements
73)
Every Owner to whom a permit is issued shall, during construction;
Building Bylaw No. 2589, 2024 Page 26
PART THREE - OWNER REQUIREMENTS (Continued)
a) Post Permit - post and maintain the permit in a conspicuous place on the property in respect
of which the permit was issued;
b) Plans on Site - keep a copy of the accepted designs, plans and specifications on the
property; and
c) Civic Address - post the civic address on the property in a location visible from the road;
and
Site Conditions
74)
Where a Building Permit has been issued, the Owner of a property shall ensure that during
construction:
a) Storage - no material or equipment is placed or stored on adjacent City property or, without
permission, on adjacent private property;
b) No Disturbance - there is no disturbance to adjacent properties or to existing erosion and
sediment control appurtenances;
c) Drainage Control - proper site drainage and erosion and sedimentation control measures
are in place to prevent the discharge of sediment into the City storm drainage system or
neighboring properties;
d) Residues - the residue from the cleaning of concrete trucks or the wash from exposed
aggregate concrete is not being discharged directly into the City storm drainage system,
onto City boulevards or private properties without the Owners' consent.
e) Sidewalks - sidewalks and roadways are kept clear of mud and debris and are cleaned daily.
f) Rubbish - must have a container with a closeable lid for rubbish and debris during
construction and the building site must be kept in a neat and tidy condition. Failure to
contain rubbish or debris on a construction site will result in a penalty and costs incurred
for clean-up.
SITE STANDARDS
Drainage
75)
The Owner shall ensure that in connection with the construction of any building, structure or
paved surfaces, drainage works and patterns shall be made in accordance with the following
standards:
a) Surface Water - adequate drainage of surface water shall be provided over the whole area
of a building site in accordance with the City's Subdivision and Development Servicing
Bylaw, as amended from time to time.
Building Bylaw No. 2589, 2024 Page 27
PART THREE - OWNER REQUIREMENTS (Continued)
b) Adjacent Property - surface water shall not be allowed to drain from any site into any
adjacent private property.
c) Catch Basins - where the grading will result in the collection of water, catch basins shall be
installed to carry such surface water from the site, or other methods of drainage acceptable
to the Building Official must be employed in accordance with the City's Subdivision and
Development Servicing Bylaw.
d) Downspouts - where downspouts are provided and are not connected to storm sewer or
an acceptable private sub-surface disposal system, extensions shall be provided to carry
rainwater away from the building and towards the street storm drainage in a manner which
will prevent soil erosion.
e) Grading
1. Plan - If a lot grading plan has been provided by the City as part of the application for
the Building Permit, the plan must be adhered to.
2. Direction of Grading - Whenever possible, lots shall be graded towards roadways, and
in no case shall lots be permitted to drain onto an adjacent, lot in accordance with the
City's Subdivision and Development Servicing Bylaw, as amended from time to time.
f) Driveways
1. Maximum Grade - The finished gradient of driveway access shall not be greater than
8% and not less than 0.5%.
Paving
76)
The Owner shall ensure that in connection with the construction of any building, all parking
areas must be paved, and all access areas connecting to public roads must be paved and
connected to the curb line on paved roads or to the property line on gravel roads
Landscaping
77)
The Owner shall ensure that in connection with the construction of any building, structure or
paved surfaces, the landscape design shall be made in accordance with the following
standards:
a) Standard Building Green Element - Where the building is of new construction, each lot
pertaining to the development project shall include one green plant/tree element with a
native species adapted to the local climate as per the landscaping requirements of the City's
Zoning Bylaw. There is a list of native species acceptable in the City's Subdivision and
Development Servicing Bylaw, as amended from time to time.
Building Bylaw No. 2589, 2024 Page 28
PART THREE - OWNER REQUIREMENTS (Continued)
b) Complex Building Landscape Plan - Application for a Building Permit to construct or alter
the siting, size or dimension of a building or structure in a C, M or RM zone must be
accompanied by a detailed landscape plan for the site and boulevard areas.
WATER METERS AND WATER SERVICES
Required Time for Installation of Water Meters
78)
The Owner must install all required water meters by the time a Building Official performs the
insulation inspection.
No Occupancy without Water Meter
79)
The City may refuse to issue an occupancy permit if the water meter and the meter
transmission unit which allows for remote reading of the water meter are not installed and
water is not being supplied to the building or structure.
PART FOUR - ISSUANCE OF PERMITS AND PERMIT FEES
PERMIT FEES
Permit Fees Payable
80)
In addition to applicable fees and charges that may be required under other bylaws, a permit
fee, in the amount established by Schedule A of this Bylaw, shall be paid in full prior to
issuance of any permit under this Bylaw.
Plan-Processing Fee
A permit fee for a Building Permit shall include the appropriate plan-processing fee as set out in
Schedule A to this Bylaw.
81)
The plan-processing component of the Building Permit fee is payable at the time of the
Owner's submission to the Building Official of the application for the Building Permit and is
subject to the following conditions;
a) Plan-processing fees do not apply to any permits other than Building Permits.
b) The Owner must pay a new plan-processing fee if any major alterations occur to the building
prior to completion of construction.
c) The plan-processing component of the Building Permit fee is not refundable under any
circumstances.
Building Bylaw No. 2589, 2024 Page 29
PART FOUR - ISSUANCE OF PERMITS AND PERMIT FEES (continued)
Commencement of Work without Building Permit
82)
Every person who commences work requiring a Building Permit without first obtaining such a
Building Permit shall pay the additional charge set in out in Schedule A to this Bylaw prior to
obtaining the required Building Permit.
Cancellation of Building Permit Application
83)
An application for a Building Permit shall be cancelled and the plan-processing component of
the permit fee forfeited if the Building Permit has not been issued because the Owner has not
paid the remainder of the Building Permit fee within 180 days of the date of written
notification to the Owner that the Building Permit is ready to be issued.
84)
When a Building Permit application is cancelled under Section 83, the plans and related
documents submitted with the application may be destroyed.
Refunds of Permit Fees
85)
The Owner may obtain a refund of the permit fees set out in Schedule A to this Bylaw when a
permit is surrendered and cancelled before any construction begins, provided the refund shall
not include the plan-processing fee.
Re-Inspections
86)
Where more than one inspection is necessary, for each inspection after the first inspection,
the Owner shall pay the re-inspection fee as set out in Schedule A to this Bylaw prior to each
additional inspection being performed.
87)
Notwithstanding Section 86, the Owner is not required to pay the re-inspection fee where
multiple inspections for framing and insulation are required during the winter months of
November through March.
SECURITIES
Damage Deposit for Municipal Protection
88)
Before the Owner is issued a permit which proposes work that includes excavation or
construction on lands adjacent to a municipal highway, sewer, drain, water main or other
municipal property, the Owner shall deposit with the City, security in accordance to the City's
form Landscape Paving and Storm Deposit, in the form of cash, certified cheque or an
irrevocable and unconditional automatically renewing standby letter of credit.
Building Bylaw No. 2589, 2024 Page 30
PART FOUR - ISSUANCE OF PERMITS AND PERMIT FEES (continued)
a) No Damage by Owner - Every Owner to whom a permit is issued must ensure that no
damage is caused to a municipal highway, sewer, drain, water main or other municipal
property occurs in the performance of the construction or other work, and if such damage
should occur, the Owner shall promptly and immediately restore the damage to the City's
satisfaction, and if the Owner does not do so, the Owner is responsible for the City's costs
to undertake repairs of that damage.
b) Use of Security - If the Owner causes any damage to a municipal highway, sewer, drain,
water main or other municipal property which is not satisfactorily repaired by the Owner,
the City may provide written notice to the Owner of the City's use of the security and the
City may use the security to recover the City's costs of repairs.
c) Insufficient Security - If the City's cost of repairs is greater than the security provided, the
Owner shall pay the amount of the insufficiency to the City forthwith upon receipt of the
City's invoice for that amount.
d) Return of Security - Upon confirmation that municipal property has not been damaged or,
if damage has occurred, that it has been satisfactorily repaired by the Owner, the security
shall be returned, less any repair costs incurred, upon the issuance of an occupancy permit
for the building.
Landscaping Paving Deposit and Storm Deposits
89)
Before the Owner is issued a permit which proposes construction of a building, the Owner
shall deposit with the City, security in accordance to the City's form Damage Deposit, in the
form of cash, certified cheque or an irrevocable and unconditional automatically renewing
standby letter of credit.
a) Determination of Security Value - The total value for the landscaping and paving deposit is
based on the entire parking and/or driveway areas to be paved and the entire landscaping
area. The total value for the storm deposit is based on the entire storm system to be
installed. The calculations are on a yearly basis and include all applicable taxes at the time
of construction.
b) Use of Security - In the event that the landscaping, paving and storm deposit required is not
undertaken by the Owner and approved by the City within the time frame specified by the
Building Official as per the City's form Notice to Owner for City's Undertaking, the City shall
serve written notice to the Owner of intent to undertake the landscaping and/or paving,
and will complete the landscaping and/or paving according to the landscape and site plan
and deduct the costs incurred from the landscaping and paving deposit as pursuant to this
Bylaw.
c) Insufficient Security - If the City's cost to undertake the landscaping, paving or storm system
installation, is greater than the security provided, the Owner shall pay the amount of the
insufficiency to the City forthwith upon receipt of the City's invoice for that amount.
Building Bylaw No. 2589, 2024 Page 31
PART FOUR - ISSUANCE OF PERMITS AND PERMIT FEES (continued)
d) Return of Security - Upon confirmation that the landscaping, paving and storm system has
been satisfactorily completed by the Owner, and an occupancy permit for the building has
been issued, then the security shall be returned, less any completion costs incurred.
90)
Each security shall be refunded to the Owner or agent who originally submitted the security.
91)
Notwithstanding Section 88 and 89 the security will not be refunded while there is snow on
the ground.
92)
The City will not, under any circumstances, pay interest on any security.
ISSUANCE OF PERMITS
93)
A Building Official shall issue the Building Permit for which the application has been made
when:
a) a completed application for a permit has been submitted, including all required supporting
documentation, with the documentation and the contents of it all satisfactory to the
Building Official;
b) the proposed work set out in the application conforms with the Building Code, this Bylaw
and all other applicable bylaws and enactments;
c) the Owner has paid all applicable permit fees and security as set out in this Bylaw;
d) the Owner has paid all charges and met all requirement imposed by other bylaw and
enactment;
e) no covenant, agreement, enactment or regulation prevents or prohibits the work, or
requires the permit to be withheld;
f) the Owner has retained an architect if required by the provisions of the Professional
Governance Act Architects Regulation; and
g) the Owner has retained a professional engineer or geoscientist if required by the provisions
of the Engineers and Geoscientists Act.
BC Housing Licensing and Consumer Services
94)
Notwithstanding anything in this Bylaw, a Building Permit will not be issued unless the
Building Official is provided with any and all documentation required under the Homeowner
Protection Act Regulation
Building Bylaw No. 2589, 2024 Page 32
PART FOUR - ISSUANCE OF PERMITS AND PERMIT FEES (continued)
Expiry of Permit
95)
Every permit is issued upon the condition that the permit shall expire and the rights of the
Owner under the permit shall terminate when thirty-six (36) months have elapsed from the
date of issuance of the permit.
Expiration of Demolition Permit
96)
Despite Section 95, a Demolition Permit shall expire six (6) months after the date of issuance.
Extension of Building Permit
97)
A Building Official may extend the period of time for an additional 12 months, if an application
for extension is made in writing within the 30-day period prior to the expiry date and the
applicant pays the extension fee of 20% of the original Building Permit fee.
Filling of Excavations
98)
When a site has been excavated under a Building Permit, but no construction to cover the
excavation has been completed within sixty (60) days or if a site has been excavated under a
Building Permit that has expired, with written notice from the City, the Owner shall promptly
fill in the excavation to restore the original gradients of the site.
a) In the event that the Owner has not undertaken the work required by the date specified on
the written notice from the City, the City shall undertake the said work and invoice the
Owner to recover the City's cost for completing the work. The Owner shall pay forthwith
upon receipt of the City's invoice for that amount, and if unpaid by December 31 of the year
in which the invoice is issued, the amount on the invoice shall be added to the taxes for the
property on which the work was done.
Permit Issuance Date
99)
A Building Permit shall be deemed to have been issued as of the date the permit was signed
by the Building Official.
PART FIVE - INSPECTIONS AND FIELD REVIEWS
PROFESSIONAL DESIGN AND FIELD REVIEW
100)
The Owner shall provide the Schedules as referred in the Building Code where applicable.
INSPECTIONS OF STANDARD BUILDINGS
Required Inspections
Building Bylaw No. 2589, 2024 Page 33
PART FIVE - INSPECTIONS AND FIELD REVIEWS (continued)
101)
Unless an Owner has been required by the Building Official to have a registered professional
conduct field reviews of the Owner's standard building, every Owner shall request an
inspection and obtain acceptance of the following work (where applicable for that building)
at the following stages of construction on a standard building:
a) Footing Forms - footing forms, before concrete is poured;
b) Foundation Forms - foundation forms before concrete is poured, and for the purposes of
acceptance of this work, the Owner shall provide a survey certified by a BC Land Surveyor
prior to the inspection to verify that level strip elevation and setbacks meet the City's Zoning
Bylaw, and to verify that height of walls for lateral support meets the Building Code;
c) Pilings and Grade Beam - if applicable;
d) Utility Services - services that are connected from the City's utility system to the proposed
dwelling being constructed, with those services to be inspected before being covered;
e) Drainage Works - weeping tile, drain rock, and two-inch SM insulation (not required if
weeping tile and drain rock has a depth greater than 2 meters) and after damp proofing is
completed and before backfilling;
f) Under-slab Plumbing - under-slab plumbing prior to any portion of the plumbing system
being covered or hidden;
g) Slab Seal - slab seal, including polyethylene sheeting and/or insulation under the floor slab;
h) Rough in Plumbing - rough in plumbing with both water and sewer lines;
i)
Framing - framing which includes installation and completion of structural framing, roofing,
windows, doors, wiring, heating systems, and fireplaces, and for this inspection, a copy of
the roof truss drawings, engineered beams and details regarding engineered floor joist
system design and layout, as applicable;
j)
Insulation - insulation and vapour barrier, before interior wall finish is applied which would
conceal the work;
k) Final Inspection - after completing construction, but before occupancy or use.
No Work Concealed
102)
No aspect of the work referred in Section 101 of this bylaw shall be concealed until a Building
Official has accepted it in writing.
Building Bylaw No. 2589, 2024 Page 34
PART FIVE - INSPECTIONS AND FIELD REVIEWS (continued)
Work to be Uncovered
103)
Every Owner shall uncover work, remove construction materials and do everything else
necessary for the Building Official to conduct an inspection under Section 101 of the Bylaw,
and the Building Official may order the uncovering of the work for the purpose of being able
to conduct an inspection under this Bylaw.
Owner Must Call for Inspections
104)
The Owner shall give at least 24 hours advance notice to the Building Official of the Owner's
request for an inspection of a standard building and the City is not required to undertake any
inspection under this Bylaw until requested by the Owner.
105)
In the event that the Owner has not requested an inspection that was required by this Bylaw,
and construction continued, and the work to be inspected was covered or concealed, the
Building Official may:
a) Require the work to be uncovered; or
b) Require the owner to provide sign off by a registered professional who accepts full
responsibility on the completed work.
Plans Available
106)
An Owner is not entitled to an inspection of work under this Bylaw unless a copy of the issued
Building Permit and all building plans are available at the site and unless the civic address is
clearly visible from the street.
FIELD REVIEWS OF COMPLEX BUILDINGS
Requirement for Field Review Letters of Assurance
107)
When a registered professional provides letters of assurance either because required by the
Building Code or because required by the Building Official under this Bylaw, then the City must
receive copies of field reviews undertaken by the registered professional and the
corresponding letters of assurance to the City that the construction substantially conforms to
the design and that the construction substantially complies with the Building Code, this Bylaw
and other applicable enactments respecting health and safety.
Building Bylaw No. 2589, 2024 Page 35
PART FIVE - INSPECTIONS AND FIELD REVIEWS (continued)
Monitoring of Building Official
108)
Even where letters of assurance regarding field reviews have been required by a registered
professional, a Building Official may attend the site from time to time during the course of
construction to; ascertain that the field reviews are taking place; to monitor the field reviews
undertaken by the registered professionals; and to ascertain whether the work, including
health and safety aspects of the work are being carried out in substantial conformance with
those portions of the Building Code, this Bylaw and any other applicable enactments
concerning safety.
Scheduled Site Visits
109)
The Owner shall provide field reviews undertaken by the registered professional as in this
Bylaw, and schedule a site visit by a Building Official to verify that field reviews are being
conducted by the registered professional at the following stages of construction of a complex
building:
a) upon completion of building, footing and foundation forms;
b) prior to backfilling on-site services including water, storm sewer and sanitary sewer;
c) upon completion of base plumbing, rough plumbing, waterlines, and sprinkler systems;
d) upon completion of fire rating and stopping in fire separations;
e) upon completion of insulation and vapour barrier; and
f) when an Occupancy Permit is sought.
Complex Building Inspections
110)
The Owner shall give at least 24 hours' notice to the City when requesting or scheduling an
inspection and shall:
a) Obtain an inspection and receive a Building Official's acceptance of the work prior to
concealing it; and
b) Where the building, structure, material, appliance, system, or equipment is designed by
a registered professional and a letter of assurance has been provided, ensure that all
required inspections are carried out by the registered professional, and obtain
acceptance of the work.
Building Bylaw No. 2589, 2024 Page 36
PART SIX - OCCUPANCY
OCCUPANCY
Information required before Occupancy
111)
To obtain occupancy, the Owner must submit a final lot grading survey plan as per approved
designed lot grading plan in compliance with the Subdivision and Development Servicing
Bylaw (SDSB) regulations, standards and specifications. Final lot grading survey plan must
conform to the 'As-built' lot grading sample plan of the SDSB, showing actual geodetic
elevations. Should weather restrict the completion of the geodetic survey, occupancy may
be submitted on the condition that the final lot grading survey plan is submitted as soon as
weather allows its completion. All security deposits will be released after final inspections
and approval of the final lot grading survey plan.
Requirement for Occupancy
112)
No person shall occupy a building or structure or part of a building or structure until occupancy
has been issued by a Building Official.
Preconditions to Occupancy
113)
Occupancy shall not be issued unless:
a) all letters of assurance and other required documents have been submitted as required
by this Bylaw; and
b) all aspects of the work requiring inspection and acceptance by the Building Official
under this Bylaw have been inspected and accepted by the Building Official.
C) if applicable, a complex building may require an inspection from the Fire Department
and the Fire Chief and/or their designate must approve the building prior to the
issuance of occupancy.
Partial Occupancy
114)
Under no circumstances will partial occupancy be granted by a Building Official.
SECONDARY SUITES
115)
All secondary suites must be included on the submitted plans at the time of application for a
standard Building Permit of new construction.
PART SEVEN - NOTICES AND ENFORCEMENT
STOP WORK NOTICES
Building Official May Issue Notice
Building Bylaw No. 2589, 2024 Page 37
PART SEVEN - NOTICES AND ENFORCEMENT (continued)
116)
A Building Official may order the cessation of any work that is proceeding in contravention of
the permit, the Building Code or this Bylaw by posting a stop work notice.
Work Must Stop
117)
The Owner of the property on which a stop work notice has been posted, and every other
person working on the site, shall cease construction work immediately and shall not do any
work until all applicable provisions of the permit, the Building Code and this Bylaw have been
complied with and the stop work notice has been rescinded in writing by a Building Official.
NO OCCUPANCY NOTICES
Building Official May Issue Notice
118)
Where a person occupies a building or part of a building before issuance of an occupancy
permit, a Building Official may post a Do Not Occupy Notice on the building or structure, or
affected part of it.
Occupancy Must Cease
119)
The Owner of property on which a Do Not Occupy Notice has been posted, and every person
that inhabits the building, shall cease occupancy of the building or structure immediately and
shall not occupy it until all applicable provisions of the permit, the Building Code and this
Bylaw have been complied with and the Do Not Occupy Notice has been rescinded in writing
by a Building Official.
PENALTIES AND ENFORCEMENT
120)
An offence is committed against this Bylaw by every person who allows any act or thing to be
done in contravention or violation of this Bylaw or any part of a permit, including by:
a) conducting any removal or deposit without a permit if a permit is required;
b) failing to comply with any of the terms or conditions of a permit;
c) being the Owner or occupier of a parcel, fails to prevent any other person from
contravening any part of this Bylaw or a permit issued under it;
d) failing to comply with any order or notice given under this Bylaw; or
e) Alters or remove notice.
121)
Any person who commits an offence under this bylaw shall be liable upon summary conviction
following a prosecution under the Offence Act, RSBC 1996, c 338, to a maximum fine of
$50,000, together with the cost of the prosecution and any other penalty or order imposed
pursuant to the Community Charter, SBC 2003, c 26, the Local Government Act, RSBC 2015,
Building Bylaw No. 2589, 2024 Page 38
PART SEVEN - NOTICES AND ENFORCEMENT (continued)
c1, or the Offence Act, as amended from time to time;
122)
Each day of any violation, contravention or breach of this Bylaw or a permit issued under it
shall be deemed to be a separate and distinct offence. Where an offence is a continuous one,
each day that the offence is continued shall constitute a separate offence.
123)
The persons appointed to the job positions or titles listed in Schedule "B" of this Bylaw are
designated as Bylaw Enforcement Officers for the purposes of issuing tickets under this Bylaw.
124)
The words or expressions set forth in Column 1 of Schedule "C" of this Bylaw designate the
offence committed under the Bylaw Section Number appearing in Column 2 opposite the
respective words or expressions for the purposes of issuing tickets under the Community
Charter.
125)
The amounts appearing in Column 3 of Schedule "C" of this Bylaw are the fines set pursuant
to the Community Charter of the corresponding offences designated in Column 1 for the
purposes of issuing tickets under the Community Charter.
126)
Nothing in this Bylaw shall limit the City from pursuing any other remedy that would otherwise
be available for a contravention of this Bylaw.
SEVERABILITY
127)
If any Section, subsection, clause or phrase of this Bylaw is for any reason held to be invalid
or illegal by a decision of any court of competent jurisdiction, it shall be severable, and such
a decision shall not affect the validity of the remaining Sections, subsections, clauses or
phrases of this Bylaw.
SECTION HEADINGS
128)
Section or subsection headings are inserted in this Bylaw for ease of reference and are not to
be used in interpreting this Bylaw.
SCHEDULES
129)
The Schedules as attached to this Bylaw form part of this Bylaw and are listed as follows:
Schedule A - "Fees and Charges";
Schedule B - "Designated Bylaw Enforcement Officers"; and
Schedule C - "Building Bylaw Municipal Ticket Information Table".
Building Bylaw No. 2589, 2024 Page 39
REPEALS
Building Bylaw No. 2248, 2015, and all amendments thereto are hereby repealed.
Introduced and Read a FIRST, SECOND and THIRD time this 8th day of July, 2024.
ADOPTED this 22nd day of July, 2024.
________________________________
__________________________________
Lilia Hansen
Bonnie McCue
Mayor
Corporate Officer
Building Bylaw No. 2589, 2024 Page 40
SCHEDULE A
FEES AND CHARGES
BUILDING PERMIT FEE
Fee for each $1,000.00 of Value of Construction
$6.00 per $1,000.00
to a maximum fee of $500,000.00 ($100 million Value of Construction)
BUILDING PERMIT FEE IF CONSTRUCTION COMMENCED WITHOUT BUILDING PERMIT AND A STOP
WORK NOTICE WAS ISSUED
Fee for each $1,000.00 of Value of Construction
$9.00 per $1000.00
to a maximum fee of $750,000.00 ($100 million Value of Construction)
PLAN PROCESSING FEES
To construct a new Standard Building
$150.00
To construct a new Complex Building
$300.00
To construct an addition/renovation on a Standard Building up to 50m2
$90.00
To construct an addition/renovation on a Standard Building 51m2 or larger
$120.00
To construct an addition/renovation on a Complex Building up to 100m2
$120.00
To construct an addition/renovation on a Complex Building 101m2 or larger
$180.00
PLUMBING PERMIT FEES
Permit Fee
$60.00
Additional Fee per Plumbing Fixture
$6.00
FIRE SPRINKLER PERMIT FEES
Permit Fee
$60.00
Additional Fee per Sprinkler Head
$0.60
DEMOLITION PERMIT FEES
Basic Fee
$60.00
MOVING PERMIT FEES
Basic Fee
$60.00
SECURITY FENCE PERMIT, DECK AND SHED PERMITS
Basic Fee for Each
$60.00
SOLID FUEL BURNING APPLIANCE PERMIT
Basic Fee
$60.00
RE-INSPECTION FEE
$60.00
DAMAGE DEPOSIT
$5,000.00
LANDSCAPING AND PAVING SECURITY DEPOSIT
as Per Form F
Building Bylaw No. 2589, 2024 Page 41
SCHEDULE B
DESIGNATED BYLAW ENFORCEMENT OFFICERS
As per Section 123 of this Bylaw, the following persons are designated as Bylaw Enforcement
Officers for the purposes of issuing tickets under this Bylaw.
- Director of Development Services
- Director of Public Safety
- Building Officials
- Bylaw Enforcement Officers
Building Bylaw No. 2589, 2024 Page 42
SCHEDULE C
BUILDING BYLAW MUNICIPAL TICKET INFORMATION TABLE
COLUMN 1
AUTHORIZED EXPRESSIONS
COLUMN 2
SECTION NO.
IN BYLAW
COLUMN 3
PENALTY
Failure to obey Stop Work Notice
116
$1,000.00
No Building Permit
17
$1,000.00
Failure to obey No Occupancy Notice
28(e)
$1,000.00
No Plumbing Permit
17
$500.00
No moving / Demolition Permit
17
$500.00
Alter or remove Notice or Permit
20
$200.00
No security fence
64
$500.00
Failure to contain rubbish and debris on
construction site
74
$200.00
Failure to post permit, failure to post civic
address and/or failure to keep plans onsite
73
$200.00
Obstructing a City Official
22
$1,000.00