Construction Bylaw 8271 (Consolidated, originally adopted 2017)
North Vancouver, British Columbia
· No. 8271
· adopted 2017-12-11
· summary & facts
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Document: 6073391
THE DISTRICT OF NORTH VANCOUVER
CONSTRUCTION BYLAW
BYLAW 8271
Effective Date - December 15, 2017
CONSOLIDATED FOR CONVENIENCE ONLY
This is a consolidation of the bylaws below. The amending bylaws have been combined
with the original bylaw for convenience only. This consolidation is not a legal document.
Certified copies of the original bylaws should be consulted for all interpretations and
applications of the bylaw on this subject.
Original Bylaw
Date of Adoption
Bylaw 8271
December 11, 2017
Amending Bylaw
Date of Adoption
Bylaw 8475
Effective Date July 1,
2021
Bylaw 8559
May 30, 2022
Bylaw 8598
December 12, 2022
Bylaw 8627
Bylaw 8797
July 24, 2023
Effective Date
November 1, 2023
July 6, 2026
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The bylaw numbers in the margin of this consolidation refer to the bylaws that amended
the principal bylaw "Construction Bylaw 8271, 2017". The number of any amending
bylaw that has been repealed is not referred to in this consolidation.
Document: 6073391
The Corporation of the District of North Vancouver
Bylaw 8271
TABLE OF CONTENTS
PART 1
INTERPRETATION _____________________________________________________ 7
Citation __________________________________________________________________________ 7
Definitions _______________________________________________________________________ 7
Administrative Directions __________________________________________________________ 12
Abbreviations ____________________________________________________________________ 12
PART 2
PURPOSE OF BYLAW__________________________________________________ 12
PART 3
APPLICATION _______________________________________________________ 13
Limited Application to Existing Buildings ______________________________________________ 14
PART 4
ADMINISTRATION AND POWERS, ROLES AND RESPONSIBILITIES ______________ 15
Local Safety Manager ______________________________________________________________ 15
Powers _________________________________________________________________________ 15
Building Official __________________________________________________________________ 16
Permit Required __________________________________________________________________ 17
Requirements of Permit ___________________________________________________________ 18
Lapse of Application _______________________________________________________________ 18
Expiration of Permit _______________________________________________________________ 18
Permit Extension _________________________________________________________________ 18
Refusal to Issue Permit ____________________________________________________________ 18
Permit Revocation ________________________________________________________________ 19
Permit Cancellation _______________________________________________________________ 19
Permit Transfers __________________________________________________________________ 19
Permit Correction _________________________________________________________________ 19
Conformity to Building Code ________________________________________________________ 20
Alternate Solutions _______________________________________________________________ 20
Tests ___________________________________________________________________________ 20
OWNER'S AND CONSTRUCTOR'S RESPONSIBILITIES ______________________________________ 20
Owner's Responsibility ____________________________________________________________ 20
Owner's Undertakings _____________________________________________________________ 20
Notice __________________________________________________________________________ 22
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Uncovering Work _________________________________________________________________ 22
Damage to Public Property _________________________________________________________ 22
Demolition ______________________________________________________________________ 23
PROFESSIONAL DESIGN AND FIELD REVIEWS ___________________________________________ 24
Requirement for Registered Professional for Construction of Complex Building _______________ 24
Other Projects where Registered Professional is Required ________________________________ 25
Assurance of Field review __________________________________________________________ 26
Professional Liability Insurance ______________________________________________________ 27
Professional Plan Certification ______________________________________________________ 27
Field reviews ____________________________________________________________________ 27
Stop Work Order _________________________________________________________________ 27
Do Not Occupy Notice _____________________________________________________________ 28
No Interference with Notices _______________________________________________________ 28
PART 5
BUILDING PERMIT ___________________________________________________ 28
Requirements before Applying for Building Permit ______________________________________ 28
Applications for Complex Buildings __________________________________________________ 29
Applications for Simple Buildings ____________________________________________________ 30
Survey __________________________________________________________________________ 31
Security Deposit __________________________________________________________________ 31
Compliance with the Homeowner Protection Act _______________________________________ 34
Partial Building Permit _____________________________________________________________ 34
Building Reviews _________________________________________________________________ 35
Occupancy Permits _______________________________________________________________ 37
Temporary Building _______________________________________________________________ 37
Sanitary Facilities _________________________________________________________________ 38
PART 6
ACOUSTIC REQUIREMENTS ____________________________________________ 38
PART 7
ACCESSIBLE DESIGN REQUIREMENTS ____________________________________ 39
PART 8
POOLS _____________________________________________________________ 39
Permit Required __________________________________________________________________ 39
Swimming Pool Fencing ____________________________________________________________ 39
Pool Gate _______________________________________________________________________ 39
Spa or Hot Tub Lid ________________________________________________________________ 39
Maintenance ____________________________________________________________________ 39
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PART 9
RETAINING WALLS ___________________________________________________ 40
Permit __________________________________________________________________________ 40
Slopes Created by Excavation _______________________________________________________ 40
Slopes Created by Fill Material ______________________________________________________ 40
PART 10
BUILDING MOVE ___________________________________________________ 40
Permit Required __________________________________________________________________ 40
PART 11
ADDRESSING AND SUITE NUMBERING _________________________________ 40
Addressing ______________________________________________________________________ 40
Table 11.3.1 _____________________________________________________________________ 41
Building Setback from Street ________________________________________________________ 41
Minimum Non-illuminated Character Size _____________________________________________ 41
Minimum Illuminated Character Size _________________________________________________ 41
0-15 m __________________________________________________________________________ 41
100 mm _________________________________________________________________________ 41
80 mm __________________________________________________________________________ 41
15-20 m _________________________________________________________________________ 41
150 mm _________________________________________________________________________ 41
100 mm _________________________________________________________________________ 41
Greater than 20 m ________________________________________________________________ 41
200 mm _________________________________________________________________________ 41
150 mm _________________________________________________________________________ 41
Suite Numbering _________________________________________________________________ 41
PART 12
MECHANICAL PERMIT ______________________________________________ 41
Potable Water Cross Connection _____________________________________________________ 42
Mechanical Permits for Simple Building _______________________________________________ 42
Mechanical Permits for Complex Building _____________________________________________ 42
Storm and Sanitary Sewer Connections _______________________________________________ 43
Mechanical Inspections ____________________________________________________________ 43
after the mechanical work is complete and ready for occupancy, but before occupancy. _______ 44
Provisional Plumbing Final _________________________________________________________ 45
Connection to Storm Drainage System ________________________________________________ 45
Plumbing Regulations _____________________________________________________________ 45
Storm Water Pumps _______________________________________________________________ 45
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Sanitary System Pumps ____________________________________________________________ 46
Fire Sprinklers ___________________________________________________________________ 46
Water Conservation _______________________________________________________________ 47
Gas Work _______________________________________________________________________ 47
PART 13
ELECTRICAL PERMITS _______________________________________________ 47
Local Safety Manager and Local Safety Officers _________________________________________ 47
Permits _________________________________________________________________________ 47
PART 14
ENERGY STEP CODE ________________________________________________ 48
PART 15
RADIO AMPLIFIER BYLAW ___________________________________________ 48
PART 16
FEES AND CHARGES ________________________________________________ 48
Permit Fees ______________________________________________________________________ 49
Inspection Fees___________________________________________________________________ 49
Fee Reduction where Letters of Assurance are Being Relied Upon __________________________ 49
Refunds _________________________________________________________________________ 50
provided that: ___________________________________________________________________ 50
PART 17
OFFENCES ________________________________________________________ 50
Obstruction _____________________________________________________________________ 49
Offences and Penalties ____________________________________________________________ 49
Deemed Offence _________________________________________________________________ 49
Designation of Bylaw ______________________________________________________________ 50
Designation of Bylaw Enforcement Officer _____________________________________________ 50
Ticketing ________________________________________________________________________ 50
PART 18
MISCELLANEOUS___________________________________________________ 55
Severability ______________________________________________________________________ 55
References ______________________________________________________________________ 55
Repeal __________________________________________________________________________ 55
Amendment of Other Bylaws _______________________________________________________ 55
Appendices ______________________________________________________________________ 55
Citation _________________________________________________________________________ 55
In Force _________________________________________________________________________ 56
SCHEDULE A to BYLAW 8271 -VALUE OF WORK _________________________________________ 57
SCHEDULE B to BYLAW 8271 - Application to Existing Buildings ____________________________ 58
SCHEDULE C to BYLAW 8271 -FIRE LIMITS AREAS________________________________________ 61
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The Corporation of the District of North Vancouver
Bylaw 8271
A bylaw for the Administration and Enforcement of the Building Code
WHEREAS the Province of British Columbia has enacted the British Columbia Building Code to
govern standards in respect of the construction, alteration, repair and demolition of buildings and
structures in municipalities and regional districts in the Province;
AND WHEREAS the Province by enactment has authorized the Council to regulate the
construction, alteration, repair or demolition of buildings and structures by bylaw for the general
public interest and the health, safety and protection of persons, property and the environment;
NOW THEREFORE the Council of the District of North Vancouver, in open meeting assembled,
enacts as follows:
PART 1
INTERPRETATION
Citation
1.1
This bylaw may be cited as "CONSTRUCTION BYLAW 8271, 2017".
Definitions
1.2
In the absence of specific definition in section 1.4, the words used in this bylaw have the
meaning, if any, given to them by definition in the Community Charter, S.B.C. 2003 c. 26,
as amended or replaced.
1.3
In this bylaw the following words and terms have the meanings set out in Section 1.4.1.2
of the Building Code as of the date of the adoption of this bylaw: assembly, building,
building area, building height, business and personal services occupancy, care
occupancy, constructor, coordinating registered professional, detention occupancy,
excavation, field review, firewall, high hazard industrial occupancy, industrial occupancy,
low hazard industrial occupancy, major occupancy, medium hazard industrial occupancy,
mercantile occupancy, occupancy, private sewage disposal system, registered
professional, residential occupancy and unsafe condition.
1.4
In this bylaw:
addition means any alteration to a building which will increase the total aggregate floor area
or the building height;
alteration means any change, repair or modification of the construction or arrangement of
any building or structure or to an occupancy regulated by this bylaw;
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Approving Officer means the person appointed by the Council as the Approving Officer
under the Land Title Act and includes his or her deputy;
architect means a person who is a member in good standing of The Architectural Institute
of British Columbia pursuant to the Architects Act, RSBC 1996, c. 17, as amended or
replaced from time to time;
assessed value means the value of the property determined by the BC Assessment
Authority pursuant to the Assessment Act, RSBC 1996, c. 20, as amended or replaced
from time to time;
Building Code means the current edition of the British Columbia Building Code as adopted
by the Minister responsible under provincial legislation, as amended or replaced from time
to time;
building official means the Chief Building Official and the building inspectors, plan
checkers, plumbing inspectors, mechanical inspectors and electrical inspectors
designated or appointed by the District;
building permit means a permit issued under Parts 5, 8, 9 or 10 of this bylaw;
building review means an audit check by a building official of representative elements of
a building or structure prior to or under construction for the purposes of the health and
safety aspect of the work;
bylaw enforcement officer means the person(s) appointed by the District whose duties
include enforcing and carrying out the provisions of this bylaw;
Chief Building Official means the Manager Development Services or a person designated in
writing by the Manager Development Services to act in his/her place and is the "building
inspector" under the Community Charter;
Community Charter means the Community Charter, SBC 2003, c. 26, as amended or
replaced from time to time;
complex building means:
(a)
all buildings used for major occupancies classified as:
(i)
assembly occupancies,
(ii)
care or detention occupancies, or
(iii)
high hazard industrial occupancies, or
(b)
all buildings exceeding 600 square meters in building area or exceeding
three storeys in building height used for major occupancies classified as:
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(i)
residential occupancies,
(ii)
business and personal services occupancies,
(iii)
mercantile occupancies, or
(iv)
medium and low hazard industrial occupancies;
construct or construction includes build, erect, install, repair, alter, add, enlarge, move, locate,
relocate, reconstruct, demolish, remove, excavate or shore;
Council means the elected council of the District;
demolition permit means a permit authorizing the demolition of a building subject to the terms
and conditions specified in sections 4.39 of this bylaw;
designer means the person responsible for design and, unless the requirement is waived
under an enforcement policy of the Council, if required under this bylaw or the Building Code
must be an architect or engineer;
development permit means a permit for development in an area designated as a
development permit area by the District's Official Community Plan Bylaw 7900;
development permit area means an area designated as a development permit area by the
District's Official Community Plan Bylaw 7900;
District means the Corporation of the District of North Vancouver;
Do Not Occupy Notice means a notice posted by a building official pursuant to section
4.69;
Electrical Code means the B.C. Electrical Code as defined in the Electrical Safety Regulation;
electrical permit means a permit issued under Part 13 of this bylaw;
Electrical Safety Regulation means the Electrical Safety Regulation (BC Reg. 104/2004)
under the Safety Standards Act, as amended or replaced from time to time;
electrical work has the meaning prescribed in the Electrical Safety Regulation;
emissions level means the greenhouse gas emissions level as described in Article
9.37.1.3 of Division B for buildings regulated under Part 9 of the Building Code and
Article 10.3.1.3 of Division B for buildings regulated under Part 3 of the Building Code;
(8627)
Energy Step Code means the British Columbia Energy Step Code established by the Building
Code and as amended or replaced from time to time;
engineer means a person who is a professional engineer and/or geoscientist and member in
good standing of The Association of Professional Engineers and Geoscientists of the
Province of British Columbia pursuant to the Engineers and Geoscientists Act, RSBC 1996,
c. 116, as amended or replaced from time to time;
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Environmental Protection and Preservation Bylaw means the District's Environmental
Protection and Preservation Bylaw No. 6515;
environmental protection officer means the person designated or appointed to that position
by the District and includes a person designated in writing by the environmental protection
officer to act in his/her place;
field safety representative has the meaning prescribed in the Safety Standards General
Regulation (BC Reg. 105/2004) under the Safety Standards Act, as amended or replaced
from time to time;
Gas Safety Regulation means the Gas Safety Regulation (BC Reg. 103/2004) under the
Safety Standards Act, as amended or replaced from time to time;
gas work means regulated work in respect of gas equipment or a gas system for which
the District is entitled to issue a permit under this bylaw and under the Gas Safety
Regulation;
health and safety aspects of the work means design and construction regulated by Parts
3, 4, 7, 8, 9 and 10, of the building code;
heating system includes forced air duct and hydronic piping distribution systems;
Homeowner Protection Act means the Homeowner Protection Act, SBC 1998, c. 31, as
amended or replaced from time to time;
licensed gas contractor has the meaning prescribed in the Gas Safety Regulation;
Local Government Act means the Local Government Act, RSC 2015, c. 1, as amended or
replaced from time to time;
major commercial renovation means an alteration or addition of an existing building with
a Group D or E occupancy as defined in the Building Code where the value of the work is
$1 million dollars or more;
Master Requirements List means the District's list of requirements for the information, forms,
and plans to be included in an application for a permit provided by the Building Department
of the District and/or available on the District's website;
mechanical permit means a permit issued under Part 12 of this bylaw and includes an
installation permit under the Gas Safety Regulation;
mechanical work includes work on plumbing and heating systems and any other work for
which a mechanical permit is required under this bylaw and includes gas work, but does not
include any mechanical work that is not specifically regulated under the Building Code;
Municipal Solicitor means the person designated or appointed to that position by the
District and any person named by the Council to act in place of the Municipal Solicitor;
Natural Gas and Propane Code means the B.C. Natural Gas and Propane Code as
defined in the Gas Safety Regulation;
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occupancy permit means an occupancy permit issued by the District under section 5.29
to 5.30 of this bylaw;
owner means the person who is the owner as defined in the Building Code or an agent of
that person;
(8475)
permit means a permit under this bylaw, including a building permit, electrical permit,
mechanical permit or occupancy permit;
plumbing includes all or any part of a drainage system, venting system, sanitary sewage
system or water system, and includes fire sprinklers;
pool means a structure or depression used or intended to be used for swimming, bathing,
wading or diving which is designed to contain water and has a depth exceeding 0.5 m;
professional design means the plans and supporting documents bearing the date, seal or
stamp, and signature of a registered professional;
project means any construction operation for which a permit is required under this bylaw;
qualified person has the meaning prescribed in section 20.112(1) of the Occupation Health
and Safety Regulation, BC Reg 296/97, as amended or replaced from time to time;
registered professional means an architect or an engineer;
retaining wall means a wall, or a series of walls, constructed for the purpose of supporting or
confining earth, water or other material and restraining it from moving, which:
(a)
exceeds 1.22 m (4 ft) in height above the lesser of natural or finished grade;
or
(b)
in the case of a series of walls, if any of the walls extend above a line
commencing 1.22 metres above the lesser of natural or finished grade at the
base of any of the walls and projected at an angle of one linear unit vertically
to one unit horizontally;
Safety Standards Act means the Safety Standards Act, SBC 2003, c. 39, as amended or
replaced from time to time;
security deposit means the amount to be deposited with District in accordance with
section 5.7;
Servicing Agreement has the meaning prescribed in the Development Servicing Bylaw;
simple building means a building of three storeys or less in building height, having a
building area not exceeding 600 square meters and used for major occupancies
classified as:
(a)
residential occupancies;
(b)
business and personal services occupancies;
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(c)
mercantile occupancies; or
(d)
medium and low hazard industrial occupancies;
Stop Work Order Notice means the notice in a form prescribed by the Chief Building
Official directing that work be immediately suspended pursuant to section 4.63 or 4.64;
structure means any construction or portion thereof of any kind, whether fixed to, supported
by, or sunk into land or water;
temporary building includes a sales office, construction office or a structure in which tools
are stored during construction of a building or other structure;
Tree Protection Bylaw means the District's Tree Protection Bylaw No. 7671;
value of the work means the amount calculated as follows:
(a)
for construction of a building containing a residential occupancy that is served
by only one stove, or two stoves if permitted as an auxiliary and secondary
residential occupancy, the greater of:
(i)
the declared value of the work, or
(ii)
the value calculated using Schedule A; or
(b)
for all other construction, the greater of:
(i)
the declared value of the work, or
(ii)
the value calculated using a method stipulated in the "Marshall
Valuation Service" or "RS Means".
Zoning Bylaw means the District's Zoning Bylaw No. 3210.
Administrative Directions
1.5
Words defining the authority of a building official are to be construed as internal
administrative directions and not as creating a duty on a building official.
Abbreviations
1.6
The abbreviations of words and phrases in this bylaw have the meanings assigned to them
by the Building Code.
PART 2
PURPOSE OF BYLAW
2.1
This bylaw is enacted for the purpose of regulating construction within the District of North
Vancouver in the general public interest. The activities undertaken by or on behalf of the
District under this bylaw are for the sole purpose of providing a limited and interim spot
checking function for reasons of the health, safety and protection of persons, property and
the environment. This bylaw and the acceptance or review of plans, drawings,
specifications and supporting documents, building reviews or inspections made by or on
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behalf of the District do not:
2.1.1
constitute a representation, warranty, assurance or statement that any work
undertaken pursuant to permits issued by the District:
(a)
is free from latent, or any, defects;
(b)
complies with the Building Code, this bylaw or any other applicable
standards or enactments; or
(c)
meets any standards in respect of design, materials or workmanship;
2.1.2
in any way relieve the owner or his or her representatives from full and sole
responsibility to perform the work in strict accordance with the Building Code, the
Gas Safety Regulation, the Electrical Safety Regulation, this bylaw, other District
bylaws and any other applicable enactments respecting safety;
2.1.3
protect owners, owner/builders or constructors from economic loss;
and no person may rely on this bylaw or any of those acts as establishing compliance with
the Building Code, this bylaw or any standard of construction.
2.2
This bylaw is to be interpreted in accordance with the purposes set out in section 2.1,
notwithstanding any other provision in this bylaw.
PART 3
APPLICATION
Application
3.1
Notwithstanding the issuance of a permit under this bylaw, an owner must comply with all
applicable enactments, including the Zoning Bylaw, the Environmental Protection and
Preservation Bylaw, the Tree Protection Bylaw and any applicable development permit
area requirements.
3.2
This bylaw applies to:
3.2.1
the design, construction and occupancy of new buildings and structures;
3.2.2
the alteration, reconstruction, demolition, removal, relocation and occupancy of
existing buildings and structures; and
3.2.3
existing buildings and structures in the circumstances set out in sections 3.4 to 3.7.
3.3
This bylaw does not apply to:
3.3.1
buildings and structures exempted by Part I of the Building Code except as
expressly provided herein;
3.3.2
a fence permitted to be constructed under the Zoning Bylaw, except as provided
for in Part 8 - Pools;
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3.3.3
paving;
3.3.4
a retaining structure that is not a retaining wall;
3.3.5
an accessory building with a floor area less than 10 square metres or a trellis,
arbour or other such landscape feature on a parcel zoned for single family
residential uses under the Zoning Bylaw;
3.3.6
non-structural repair and maintenance of lawfully-conforming structures on a
parcel zoned for single-family residential use under the Zoning Bylaw;
3.3.7
the clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, or
the replacement of tubs, showers, toilets, lavatories or sinks if the work does not
involve or require the rearrangement of valves, pipes or fixtures or hot water tanks.
3.3.8
electrical work to which the Electrical Safety Regulation does not apply;
3.3.9
gas work to which the Gas Safety Regulation does not apply.
Limited Application to Existing Buildings
3.4
If an application is made for a building permit to re-construct an existing building or a
structure that is damaged or destroyed by fire, decay, storm, earthquake or otherwise to
the extent of 150 percent or more of its assessed value of the improvements, as
determined by the building official, then the entire building or structure, including those
portions that are not damaged or destroyed, must comply with this bylaw and all other
applicable District bylaws as if the entire building or structure were a new building or
structure.
3.5
If an application is made for a building permit for an addition or alteration to an existing
building, other than a single family residential building, the balance of the building must be
upgraded to a level consistent with Schedule B.
3.6
If an alteration is made to an existing building:
3.6.1
the alteration must comply with this bylaw and the building code; and
3.6.2
the building must be upgraded to a level consistent with Schedule B.
3.7
If an alteration is limited to a suite intended for a Group A Division 2, D, E or F2 occupancy
under the Building Code and if the occupancy load for that suite exceeds 60 persons, the
suite area and its means of egress must be upgraded to a level consistent with Schedule
B and:
3.7.1
materials approved for one-hour fire resistive construction must be installed on the
suite side of the suite separation, or
3.7.2
the building must either have been constructed or upgraded to a level consistent
with Schedule B within the last 20 years.
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PART 4
ADMINISTRATION AND POWERS, ROLES
AND RESPONSIBILITIES
Local Safety Manager
4.1
The Chief Building Official is the local safety manager under the Safety Standards Act and
associated regulations and has all of the powers of a local safety manager under said
enactments.
Powers
4.2
The Chief Building Official may:
4.2.1
administer this bylaw;
4.2.2
establish the form and content of application forms and other documents, plans or
forms to be submitted as part of an application for a permit;
4.2.3
establish the form and content of the Master Requirements List;
4.2.4
establish the terms and conditions of obtaining and continuing to hold a permit
pursuant to section 15 of the Community Charter;
4.2.5
issue and revoke permits under this bylaw;
4.2.6
withhold a building permit that conflicts with bylaws in preparation in accordance
with section 463 of the Local Government Act;
4.2.7
require an applicant for a building permit to provide certification by a qualified
professional that the plans submitted with the permit application, or specified
aspects of those plans, comply with the Building Code and other applicable
enactments respecting safety;
4.2.8
require an applicant for a building permit to establish whether a method or type of
construction or material used in construction of a building or structure complies
with the requirements of this bylaw and the Building Code;
4.2.9
direct that tests of materials, equipment, devices, construction methods, structural
assemblies or foundations be carried out, or that sufficient evidence or proof be
submitted by the owner, at the owner's expense, where such evidence or proof is
necessary to determine whether the material, equipment, device, construction or
foundation condition complies with this bylaw and the Building Code;
4.2.10 require an applicant for a building permit in relation to a building that was
constructed prior to 1990 to provide a hazardous materials report and confirmation
prepared by a qualified person in accordance with section 20.112 of the
Occupation Health and Safety Regulation, BC Reg 296/97, as amended or
replaced from time to time;
4.2.11 waive, in whole or in part, the requirements for a site plan, if the building permit is
in relation to the repair or alteration of an existing building or structure;
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4.2.12 waive the requirement for a building review under section 5.24 of this bylaw based
on a risk-based analysis and evaluation of the performance history of the
constructor carrying out the relevant work and the risk associated with the specific
building review and provided that building reviews in respect of foundation and
footing forms, framing or final building review may not be waived; and
4.2.13 designate and alter the numbering of buildings.
4.3
The Chief Building Official may order the correction of any work that is being or has been
done in contravention of this bylaw or any other bylaw of the District and, without limiting
the generality of the foregoing, the Chief Building Official may order:
4.3.1
a person who contravenes any provision of this bylaw to comply with the provision
and specify the time within which the work must be completed;
4.3.2
an owner to have work inspected by a building official prior to covering;
4.3.3
an owner to uncover any work that has been covered without building review
contrary to this bylaw or an order issued by the Chief Building Official;
4.3.4
a stop work order under sections 4.63 and 4.64;
4.3.5
the removal of any building, structure or part of them constructed in contravention
of a provision of this bylaw;
4.3.6
the cessation of any occupancy in contravention of this bylaw;
4.3.7
an owner to correct any unsafe conditions;
4.3.8
an owner to correct any work that contravenes this bylaw, the Building Code, or
any other District bylaws; and
4.3.9
the removal of any unauthorized encroachment on District property.
4.4
Every person served with an order under section 4.3 must comply with the order within
the time stated in the order.
Building Official
4.5
A building official:
4.5.1
may enter any land, building, structure or premises in accordance with the
provisions of section 16 of the Community Charter to ascertain whether the terms
of this bylaw are being observed;
4.5.2
may waive the requirement for a building review under section 5.24 of this bylaw
based on a risk-based analysis and evaluation of the performance history of the
person carrying out the relevant work and provided that building reviews in respect
of foundation and footing forms, framing or final building review may not be waived;
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Permit Required
4.6
A permit is required for any work regulated under this bylaw.
4.7
Without limiting section 4.6, a person must not do any of the following unless a building
official has issued a valid and subsisting permit for the work or unless the work is
specifically excluded from the ambit of this bylaw under a provision of this bylaw:
4.7.1
construct, repair or alter a building or structure, including a temporary building or
structure;
4.7.2
change the use, occupancy, or both, of a building or structure or part of a building
or structure;
4.7.3
install or modify a commercial cooking facility or ventilation system used in a
process producing grease laden vapours;
4.7.4
install or modify a fire alarm system or fire sprinkler system;
4.7.5
move a building or structure;
4.7.6
demolish a building or structure;
4.7.7
occupy a new building or structure;
4.7.8
install, construct, repair or alter a masonry fireplace or a wood burning appliance
or chimney, unless the works are encompassed by another valid building permit;
4.7.9
install, alter or repair plumbing or heating systems or performing other mechanical
work; or
4.7.10 perform electrical work.
4.8
Applications for a permit must be submitted in the form specified by the Chief Building
Official and be submitted together with the Building Permit Fee specified in the Fees and
Charges Bylaw 6481 in accordance with section 16.1 of this bylaw.
4.9
The Building Permit Fee will increase as prescribed in the Fees and Charges Bylaw 6481
if, contrary to this bylaw, construction is commenced before the Chief Building Official has
issued a permit.
4.10
A person must not submit false or misleading information in relation to a permit, an
application for a permit or construction undertaken under this bylaw.
4.11
A person must not erase, alter or modify plans and supporting documents after the same
have been reviewed by a building official and a person must not erase, alter or modify
plans and supporting documents which have been filed for reference with a building official
after the permit has been issued.
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Requirements of Permit
4.12
Every owner must comply with the requirements and conditions of this bylaw and any permit
issued under this bylaw.
Lapse of Application
4.13
A permit application lapses 180 days from the date on which a complete application is
received, unless the permit has not been issued because of delays caused solely by the
District.
Expiration of Permit
4.14
A permit expires and the rights of the owner under the permit terminate if:
4.14.1 the work authorized by the permit is not commenced within 180 days from the date
of issuance of the permit; or
4.14.2 work is discontinued for a period of 180 days or more; or
4.14.3 the work is not completed within two years of the date of issuance of the permit.
Permit Extension
4.15
A building official may, from time to time, extend the period of time set out under section
4.14 by one or more additional periods of up to six months each if:
4.15.1 the work authorized by the permit has not been commenced or has been delayed
or discontinued due to adverse weather, strikes, material or labour shortages,
other similar hardship beyond the owner's control; or
4.15.2 if the size and complexity of the construction warrants;
provided:
4.15.3 an application for the extension is made within 30 days prior to the date of permit
expiration; and
4.15.4 the owner has paid the permit extension fee prescribed in the Fees and Charges
Bylaw 6481.
(8797)
Refusal to Issue Permit
4.16
A building official may refuse to issue a permit where, in his or her opinion, the proposed
work contravenes the Building Code, this bylaw or the provisions of any other bylaw of the
District.
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Permit Revocation
4.17
The Chief Building Official may revoke a permit if:
4.17.1 there is a violation of:
(a)
a condition under which the permit was issued;
(b)
a requirement of the Building Code, Electrical Code, Natural Gas and
Propane Code, or the Safety Standards Act and associated regulations;
(c)
a requirement or prohibition under this bylaw or another bylaw of the
District;
4.17.2 the permit was issued in error or based on false information;
4.17.3 the applicant has failed to obtain any permit required under another District bylaw;
or
4.17.4 a circumstance arises that creates a risk that was not known or did not exist at the
time the permit was issued.
Permit Cancellation
4.18
An owner, or his or her agent, may cancel a permit application by delivering written
notification of cancellation to the Chief Building Official.
4.19
If the owner, or his or her agent, submits changes to an application after a permit has been
issued and the changes, in the opinion of the Chief Building Official, substantially alter the
scope of the work, design or intent of the application in respect of which the permit was
issued, the Chief Building Official may cancel the permit.
Permit Transfers
4.20
A permit or an application for a permit may not be transferred or assigned until the owner
has notified the Chief Building Official in writing, the owner has paid the permit transfer fee
prescribed in the Fees and Charges Bylaw 6481 and the Chief Building Official has
authorized the transfer or assignment in writing. The transfer or assignment of a permit is
not an extension of a permit.
4.21
Any security being held by the District in respect of a permit that has been transferred
must either be returned to the person or entity that paid the security deposit or assigned
to the transferee by way of an assignment agreement in a form satisfactory to the Chief
Building Official.
Permit Correction
4.22
The review of plans and supporting documents and issuance of a permit do not prevent
the Chief Building Official from subsequently requiring the correction of errors in the said
plans and supporting documents or from prohibiting work from being carried on pursuant
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to the permit or from prohibiting occupancy of a building where the plans, the supporting
documents, the work or the occupancy are in violation of this or another bylaw.
Conformity to Building Code
4.23
The Chief Building Official may require the owner to establish whether a method or type
of construction or material used in the construction of a building or structure complies with
the requirements and provisions of this bylaw and the Building Code.
Alternate Solutions
4.24
Alternate solutions will be considered by the building official in accordance with the
provisions of the Building Code.
Tests
4.25
The Chief Building Official may direct that tests of materials, equipment, devices,
construction methods, structural assemblies or foundations be made and reports,
documentation and evidence be provided, all at the expense of the owner, to determine
whether the material, equipment, device, construction or foundation condition complies
with this bylaw and the Building Code.
OWNER'S AND CONSTRUCTOR'S RESPONSIBILITIES
Owner's Responsibility
4.26
It is the full and sole responsibility of the owner (and where the owner is acting through a
representative, the owner's representative) to carry out the work in respect of which the
permit was issued in compliance with the Building Code, the Electrical Code, the Natural
Gas and Propane Code, this bylaw and all other applicable enactments respecting safety.
Owner's Undertakings
4.27
Despite the other provisions of this bylaw, the Chief Building Official may require as a
condition of the issuance of a permit that the owner execute and submit to the District the
Owners' Responsibilities Form in the form specified by the Chief Building Official.
4.28
Where the Chief Building Official determines that any work or excavation may directly, or
indirectly, affect private property adjacent to the excavation site, the owner must provide:
4.28.1 an excavation and shoring plan, signed and sealed by a qualified professional; and/or
4.28.2 a report by a certified arborist,
specifying measures to be taken to protect adjoining land, structures, walks, walls, services
and trees.
4.29
Every owner to whom a permit is issued must:
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4.29.1 not interfere with or obstruct the entry of a building official or other authorized
official of the District onto or into any land, building, structure or premises at any
reasonable time in order to administer and enforce this bylaw;
4.29.2 ensure that the permit, the designs, plans and specifications on which the issuance
of the permit was based, all municipal inspection certificates, and all professional
field review records are available at the site of the work with respect to which the
permit was issued for the purpose of inspection by the building official;
4.29.3 ensure that the permit is posted conspicuously on the site of the work authorized
by the permit during the entire execution of said work;
4.29.4 ensure that all work for which a permit is required is carried out in compliance with
the permit and any supporting documents and with the Building Code, the
Electrical Code, the Natural Gas and Propane Code, this bylaw, any other
applicable bylaw of the District, the Homeowner Protection Act, Safety Standards
Act and associated regulations and any other applicable enactments respecting
safety;
4.29.5 not do any work that is at variance with the accepted designs, plans and
specifications of a building or structure or of any other work for which a permit has
been issued, unless that variance has been accepted in writing by a building
official.
4.29.6 for any building permit that involves soil disturbance, excavation, or concrete works,
ensure that sediment and erosion are managed on the site such that no material will
enter any road, any neighbouring property or the District sewer system;
4.29.7 prior to commencing any construction under the permit, ensure that all catch
basins capable of receiving surface run-off from the construction site are fitted with
a catch basin specific design of sediment trap, which sediment traps must be
maintained in accordance with the supplied manufacturer's specifications;
4.29.8 obtain all permits required under other District bylaws in relation to the proposed
work;
4.29.9 pay the cost of repairs of any damage to public property or District works or
services that occurs in the course of the work authorized by the permit; and
4.29.10 where required by the Chief Building Official, post a sign on the property to which
the permit relates for the full duration of construction:
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(a)
the civic address of the property in a location that is visible from all adjoining
streets;
(b)
the contact information for the owner or the constructor, including contact
information that is monitored 24 hours per day for issues arising after hours
or emergencies; and
(c)
the contact information for the District.
4.30
The sign required under section 4.29.10 must conform to the template provided by the
Chief Building Official and meet the following requirements:
(a)
maximum height from grade of 3.0 metres;
(b)
maximum area of 3.0 square metres for Part 3 buildings and a maximum
area of 1.5 square metres for single or two family dwellings;
(c)
script that is at least 5.00 cm high and is in a colour that contrasts with the
background of the sign; and
(d)
set out the hours permitted for construction under the Noise Regulation
Bylaw 7188 and any exemptions to the construction hours which may have
been granted.
Notice
4.31
Every owner must give notice in writing to the Chief Building Official of any change in or
termination of engagement of a registered professional during the course of the construction
before the change or termination occurs.
4.32
If an owner terminates the engagement of a registered professional, the owner must
suspend the work with respect to which the registered professional was engaged until the
owner has engaged a new registered professional and has delivered to the Chief Building
Official letters of assurance from the new registered professional.
4.33
It is the owner's responsibility to give notice in writing to the Chief Building Official
immediately upon any change in ownership or change in the address of the owner which
occurs prior to the issuance of an occupancy permit.
4.34
Every owner must give such other notice to the Chief Building Official as may be required by
the Chief Building Official or by a provision of this bylaw.
Uncovering Work
4.35
When required by the Chief Building Official, every owner must uncover and replace at the
owner's own expense any work that has been covered without inspection contrary to this
bylaw.
Damage to Public Property
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4.36
Every owner to whom a permit is issued must not cause damage to District property or
municipal works during the work authorized by the permit and, in the event that such damage
is caused, the owner is responsible for the cost to repair such damage.
4.37
If the Chief Building Official determines that District property or municipal works or services
have been damaged, obstructed or fouled by debris, material or dirt in the course of work
authorized by a permit, the Chief Building Official may deliver written notice to the permit
holder to repair or clean up and if the required work is not completed within the time
specified in the notice, the District may, but is not obligated to, carry out such work.
4.38
Every owner must pay to the District, within 30 days of receiving an invoice for same from
the District, the cost of repairs undertaken by the District pursuant to section 4.37, failing
which the District may, without notice, deduct the invoiced amount from the owner's
security deposit.
Demolition
4.39
Every owner applying for a demolition permit must:
4.39.1 provide a vacancy date;
4.39.2 provide written authorization from all owners to demolish;
4.39.3 deposit with the District a demolition security deposit in the amount specified in
section 5.7.1 of this bylaw as security for the repair, replacement, and clean up of
any water and sewer works, roadways, curbs, gutters, sidewalks, boulevards and
other District property damaged in the course of the work authorized by the
demolition permit and for the clean-up of the land subject to the permit and/or
completion of the works required under sections 4.39.4 [capping fees] and 4.42
[demolition clean up];
4.39.4 pay the capping and inspection chamber installation fees prescribed in the
Waterworks Bylaw and the Sewer Bylaw; and
4.39.5 all municipal services must be capped and terminated at the property line in a
District standard inspection chamber and valve arrangement.
4.40
The Chief Building Official may require as a condition of issuing a demolition permit that the
owner provide a report from a commercial pest control service that a building or structure
which is proposed to be demolished is free of rodent infestations and/or noxious weeds or
pests.
4.41
Every owner must ensure that prior to carrying out demolition, all erosion and sediment
controls as required pursuant to the Development Servicing Bylaw 8145 and the
Environmental Protection and Preservation Bylaw 6515, as amended or replaced, have been
installed.
4.42
Every owner must ensure that immediately upon completion of demolition:
4.42.1 all debris and fill is cleared from the site;
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4.42.2 all gypsum board and other recyclable materials from the building is separated
from other debris and disposed of in accordance with applicable provincial
regulations;
4.42.3 the site is back-filled and all holes filled;
4.42.4 the site is made level based on the grades indicated on the topographical survey
required pursuant to section 5.6;
4.42.5 the site is made stable from water or rainfall induced erosion; and
4.42.6 the site left in a neat and tidy condition.
4.43
The Chief Building Official may waive and/or relax the time for compliance with any of the
conditions set out in section 4.42 provided that a building permit to construct a new building
has been issued for the same property.
4.44
If the building official determines that the terms and conditions upon which a demolition
permit is issued are not being complied with, the building official may deliver written notice
requiring compliance within 24 hours and if the building official determines that non-
compliance continues after 24 hour notice period, then the District may, but is not obligated
to, enter on to the property to which the demolition permit relates and do or cause to be
done through its contractors all such things as may be required to fulfil said conditions,
including without limitation, completion of the demolition and securing the site, and for
such purpose may without notice or limitation deduct from the demolition security deposit
all costs and expenses incurred and payments and expenditures made by the District.
4.45
The District will return to the payee the demolition security deposit less all amounts
deducted therefrom in accordance with section 4.39.3, upon completion of the demolition
work contemplated in the demolition permit and upon the building official being satisfied
that all damage caused by the applicant has been repaired and all conditions upon which
the demolition permit was issued have been complied with and satisfied.
Obligations of Constructor
4.46
Every constructor must ensure that all requirements of the Building Code, this bylaw and
other applicable enactments respecting construction safety are complied with.
4.47
Every constructor is responsible jointly and severally with the owner for all work undertaken
to which this bylaw applies.
PROFESSIONAL DESIGN AND FIELD REVIEWS
Requirement for Registered Professional for Construction of Complex Building
4.48
The owner must provide professional design and plan certification and field reviews for the
construction of a complex building, supported by letters of assurance in the form specified
in the current Building Code, each signed by such registered professionals as the Chief
Building Official or Building Code may require.
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4.49
If the site conditions, size or complexity of a development or an aspect of a development
warrant, the Chief Building Official may require a qualified professional to determine the
bearing capacity by providing design and plan certification and field reviews supported by
letters of assurance in form specified in the current Building Code.
Other Projects where Registered Professional is Required
4.50
The owner must provide professional design and field reviews supported by letters of
assurance in the form of Schedules A (if applicable) and B referred to in section 2.6 of
Part 2 of the Building Code, each signed by such registered professionals as the Chief
Building Official or Building Code may require, to prepare the professional design for and
conduct field reviews of:
4.50.1 the construction or alteration of a simple building constructed on, or contiguous to,
a complex building;
4.50.2 the construction or alteration of foundations and excavations in respect of simple
buildings if required by the Chief Building Official in the circumstances set out in
section 5.5;
4.50.3 the construction or alteration of structural, electrical, mechanical or fire
suppression elements for simple buildings if required by the Chief Building Official
in the circumstances set out in section 5.5;
4.50.4 the construction or alteration of any structural components of a building that fall
within the scope of Part 4 of the Building Code;
4.50.5 the construction or alteration of a retaining wall;
4.50.6 the construction or alteration of a building that is designed with common egress
systems for the occupants and requires the use of firewalls according to the
Building Code;
4.50.7 the construction or alteration of the building envelope components of:
(a)
all buildings under Part 3 of the Building Code,
(b)
all residential buildings that contain more than two dwelling units, and
(c)
all other buildings whose building envelopes do not comply with the prescriptive
requirements of Part 9 of the Building Code;
4.50.8 electrical work in a complex building;
4.50.9 mechanical work in a complex building;
4.50.10 the installation of storm water pumps;
4.50.11 the installation of sanitary pumps where the pump serves an entire residence;
4.50.12 the installation of a fire sprinkler system, except for modifications to existing
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systems involving the relocation or addition of less than six sprinkler heads, in
which case the requirement for registered professional design and field review may
be waived by the Chief Building Official;
4.50.13 the construction or alteration of a building or structure on a parcel that the Chief
Building Official believes is subject to or is likely to be subject to flooding, mud
flows, debris flows, debris torrents, erosion, land slip, rock falls, subsidence or
avalanche. For greater certainty, this requirement for professional design and a
field review is in addition to a requirement under any other enactment for a report
certified by a qualified professional that the parcel may be used safely for the use
intended;
4.50.14 any project where the Chief Building Official considers that the site conditions, size
or complexity of or associated with the project warrant the provision of professional
design and field reviews.
4.51
Sealed copies of the professional design and letters of assurance required by sections
4.48 and 4.50 must be submitted to the building official prior to issuance of a building
permit for the work.
4.52
The requirement for professional design and field review may be waived by the Chief Building
Official for work involving minor tenant improvements.
4.53
The Chief Building Official may require the registered professional carrying out the
professional design and field review of a building envelope to provide evidence that he or she
has experience and expertise in respect of the professional design and field review of building
envelopes.
4.54
Where professional design is required pursuant to sections 4.48 or 4.50, the owner must give
notice in writing to the Chief Building Official of any change in or termination of engagement
of a registered professional during construction immediately when the change or termination
occurs.
4.55
If an owner terminates the engagement of a registered professional, the owner must
terminate the work until the owner has engaged a new registered professional and has
delivered to the Chief Building Official letters of assurance.
4.56
Where an owner has provided a report by a registered professional, the Chief Building
Official may direct that the report be peer reviewed by a qualified professional selected
and retained by the District. The peer review will be completed at the owner's expense
and the owner must pay the invoice for same within 30 days of the invoice date, If the
invoice amount is not paid when due, the Chief Building Official may, at his/her discretion,
issue a Stop Work Order Notice. The unpaid invoice amount may be deducted from the
security deposit.
(8797)
4.57
For all new single family construction, the owner must provide professional design and
plan certification and field reviews for the building envelope, supported by letters of
assurance in the form specified in the current Building Code, with the exception of the
construction of a coach house, as defined in the Zoning Bylaw, provided such building
falls within the scope of Part 9 of the Building Code. (8797)
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Assurance of Field review
4.58
Not less than 48 hours prior to the coordinated preoccupancy site review for a complex
building and not less than 48 hours prior to final inspection for a simple building or other
project in circumstances where letters of assurance have been required in accordance
with section 4.48 or 4.50, the owner must provide the District with letters of assurance in
the form of Schedules C-A or C-B, as appropriate, referred to in section 2.6 of Part 2 of
the Building Code.
Professional Liability Insurance
4.59
A registered professional who provides letters of assurance as required by this bylaw must
provide proof of professional liability insurance to the Chief Building Official in the form
specified by the Chief Building Official.
Professional Plan Certification
4.60
The letters of assurance provided pursuant to sections 4.48, 4.49, 4.50 or 4.57 are relied
upon by the District and its building officials as certification that the professional design
and plans to which the letters of assurance relate comply with the Building Code, the
Electrical Code, the Natural Gas and Propane Code and other applicable enactments
relating to safety.
Field reviews
4.61
If a registered professional provides letters of assurance in accordance with sections 4.48,
4.49, 4.50 or 4.57, the District will rely solely on field reviews undertaken by the registered
professional and the letters of assurance submitted pursuant to this bylaw as assurance
that the work authorized by the permit substantially conforms to the design, plans and
specifications and that the work substantially complies with the Building Code, the
Electrical Code, Natural Gas and Propane Code, this bylaw, any other applicable bylaw
of the District, provisions of the Homeowner Protection Act, Safety Standards Act and
associated regulations, or any other applicable enactments respecting safety.
4.62
Despite section 4.61, a building official may attend the site from time to time during the
course of the work to ascertain that the field reviews are taking place and to monitor the
field reviews undertaken by the registered professionals.
Stop Work Order
4.63
The Chief Building Official may direct the immediate suspension or correction of all or a
portion of work to which this bylaw applies by attaching a Stop Work Order Notice on the
premises on which the work is being done where the work is not being performed in
accordance with the requirements of the Building Code, the Electrical Code, the Natural
Gas and Propane Code, this bylaw, any other applicable bylaw of the District, provisions
of the Homeowner Protection Act, Safety Standards Act and associated regulations, or
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any other applicable enactments respecting safety.
4.64
A coordinating registered professional may request, in writing, that the Chief Building
Official order the immediate suspension or correction of all or a portion of work on a
building or structure by attaching a Stop Work Order Notice on the premises on which the
work is being done. The Chief Building Official will consider such a request and if not
acted upon, will give reasons, in writing, to the coordinating registered professional.
4.65
If a registered professional's services are terminated, the owner must immediately stop
any work that is subject to his or her professional design or field review and the Chief
Building Official is deemed to have issued a Stop Work Order Notice under section 4.63.
4.66
The owner must immediately after posting a Stop Work Order Notice secure the
construction and the lands and premises surrounding the construction in compliance with
the safety requirements of every statute, regulation or order of the Province or of a
provincial agency and of every applicable bylaw of the District.
4.67
No work other than the required remedial measures may be carried out on a parcel
affected by the Stop Work Order Notice until the Stop Work Order Notice has been
removed by the Chief Building Official.
4.68
The Stop Work Order Notice must remain posted on the premises until the required
remedial measures have been completed and the Chief Building Official directs in writing
that the notice may be removed.
Do Not Occupy Notice
4.69
If a person occupies a building or structure or part of a building or structure in contravention
of section 4.7.2 of this bylaw a building official may post a Do Not Occupy Notice on the
affected part of the building or structure.
4.70
If a notice is posted under section 4.69, the owner of the parcel on which a Do Not Occupy
Notice has been posted and every other person must cease occupancy of the building or
structure immediately and must refrain from further occupancy until all applicable
provisions of the Building Code and this bylaw have been substantially complied with and
the Do Not Occupy Notice has been rescinded in writing by a building official.
No Interference with Notices
4.71
A person must not reverse, alter, deface, cover, remove or in any way tamper with a
construction site identification placard, Stop Work Order Notice, certificate, card or notice
posted on or affixed to a building or structure pursuant to a provision of this bylaw unless
authorized by the Chief Building Official.
PART 5
BUILDING PERMIT
Requirements before Applying for Building Permit
5.1
Prior to submitting an application for a building permit, the owner must satisfy the following
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requirements or conditions:
5.1.1
issuance of a development permit in an area designated by the District's official
community plan as a development permit area, where required;
5.1.2
compliance of the proposed building or structure with all District bylaws, except to
the extent a variance of a bylaw is authorized by a development permit,
development variance permit or order of the Board of Variance;
5.1.3
signing by the Approving Officer of a subdivision plan that, once registered, would
create the parcel on which the building or structure is proposed to be constructed;
5.1.4
documentation to provide evidence to the Chief Building Official that the person
applying for the proposed building permit is the owner of the parcel that is the
subject of the proposed building permit application or is the agent of the owner;
5.1.5
if the parcel that is the subject of the proposed building permit application is not,
or is not intended to be, connected to the District's sewage disposal system,
approval of an alternate private sewage disposal system;
5.1.6
if the parcel that is the subject of the proposed building permit application is not
connected to the District's waterworks system, approval of an alternate water
supply system.
Applications for Complex Buildings
5.2
An application for a building permit with respect to a complex building must include all of
the applicable information, documents and plans specified in the Master Requirements
List and:
5.2.1
be accompanied by the Owner's Responsibilities Form and, where applicable, the
Authority to Represent the Owner Form, in the forms specified by the Chief
Building Official, signed by the owner or a signing officer if the owner is a
corporation;
5.2.2
include a copy of a title search made within 30 days of the date of the application;
5.2.3
include the name and address of the designer of the building or structure; and
5.2.4
include a Building Code compliance summary, including applicable edition of the
Building Code, Part 3 or Part 9 designation, major occupancy classification(s) of
the building, building area and height, number of streets the building faces,
accessible entrances, work areas, washrooms and facilities.
5.3
In addition to the requirements of section 5.2, the following may be required to be
submitted with a building permit application for the construction of a complex building if, in
the opinion of a building official, the complexity of the proposed building or structure or
siting circumstances warrant:
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5.3.1
site servicing drawings, including sufficient detail of off-site services to indicate
locations at the property line, prepared and sealed by a registered professional, in
accordance with the District's development servicing bylaw;
5.3.2
section through the site showing grades, buildings, structures, parking areas and
driveways;
5.3.3
any other information required by the building official or the Building Code to
establish compliance with this bylaw, the Building Code and other bylaws and
enactments relating to the building or structure.
Applications for Simple Buildings
5.4
An application for a building permit for a simple building must include all of the applicable
information, documents and plans specified in the Master Requirements List and:
5.4.1
the Owner's Responsibilities Form and, where applicable, the Authority to
Represent the Owner Form, in the form specified by the Chief Building Official,
signed by the owner or a signing officer if the owner is a corporation;
5.4.2
a title search made within 30 days of the date of the application;
5.4.3
the name and address of the designer of the building or structure;
5.4.4
a foundation and excavation design for (i) components of new simple buildings
greater than 46 m2 and (ii) additions to simple buildings greater than 46 m2 to
simple buildings prepared by a registered professional in accordance with section
4.2 of Part 4 of the Building Code. This section 5.4.4 does not apply to garages,
carports and garden structures located on land zoned for single family use. The
requirements of this section 5.4.4 may be waived by the Chief Building Official if
documentation, prepared and sealed by a registered professional, is provided
assuring that the professional design of the foundation substantially complies with
section 9.4.4 of Part 9 the Building Code and the foundation excavation
substantially complies with section 9.12 of Part 9 of the Building Code;
5.4.5
include a geotechnical report if the Chief Building Official determines that the site
conditions so warrant;
5.4.6
include letters of assurance as may be required pursuant to section 4.50 ;
5.5
In addition to the requirements of section 5.4, the Chief Building Official may require the
following to be submitted with a building permit application for the construction of a simple
building if the project involves two or more buildings which in the aggregate total more
than 1000 square meters or two or more buildings that will contain four or more dwelling
units:
5.5.1
site servicing drawings, including sufficient detail of off-site services to indicate
locations at the property line, prepared and sealed by a registered professional, in
accordance with the Development Servicing Bylaw 8145;
5.5.2
a section through the site showing grades, buildings, structures, parking areas and
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driveways;
5.5.3
a roof plan and roof height calculations;
5.5.4
letters of assurance as required by section 4.50;
5.5.5
any other information required by the building official or the Building Code to
establish substantial compliance with this bylaw, the Building Code and other
bylaws and enactments relating to the building or structure.
Survey
5.6
The Chief Building Official may order any owner to submit an up to date plan of survey
prepared by a registered British Columbia land surveyor which contains sufficient
information respecting the site and location of any building:
5.6.1
to establish, before construction begins, that all the provisions of this bylaw in
relation to this information will be complied with;
5.6.2
to verify, on completion of the construction, that:
(a)
finished grade elevations and onsite drainage works have been completed
in accordance with the building permit plans; and
(b)
all provisions of this bylaw have been complied with;
5.6.3
in relation to an existing building, when and as required by the Chief Building
Official, to substantiate its location, size, including appendages whether above, at
or below ground level, relative to the site or its relationship to neighbouring grades;
and
5.6.4
in relation to construction of a new building or addition to an existing building, prior
to the placement of concrete for foundations and footings, including the elevations
at proposed top of concrete on all building elevations and at all significant changes
of elevation to substantiate its size, location and elevation,
and every person served with an order under this section must comply with the order.
Security Deposit
5.7
Except as provided in section 5.8, an applicant for a building permit must pay to the District,
at the time of the application, security deposits in the following amounts in the form of cash
or an irrevocable letter of credit in a form satisfactory to the District:
5.7.1
$10,000 or 1.0 percent of the value of the work, whichever is greater, to a maximum
of $20,000 for each new single family residential dwelling or demolition authorized
by the permit;
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5.7.2
$2,500 or 1.0 percent of the value of the work, whichever is greater, to a maximum
of $5,000 for each permit for additions, renovations, alterations in a single family
dwelling;
5.7.3
1.0 percent of the value of the work up to a maximum of $1,000 where the property
to which the permit relates is not the subject of a form and character development
permit;
5.7.4
where the property to which the building permit relates is the subject of a form and
character development permit, the security taken for landscaping under the
development permit will serve as the security for the building permit and may be
used by the District in accordance with section 5.10; and
5.7.5
1.0 percent of the value of the work where the property to which the permit relates
does not fall within subsections 5.7.1 through 5.7.4.
5.8
Notwithstanding section 5.7, where an applicant for a building permit has multiple permits
in progress, the Chief Building Official may, but is not obligated to, permit such applicant
to post and maintain rolling security deposit amounts as set out in the table below to serve
as the security deposit required in section 5.7 for any applicant which is named on the
letter of credit, provided however that the Chief Building Official may revoke the approval
under this section 5.8 where the applicant has a history of repeated or on-going non-
compliance with construction-related District bylaws:
5.9
Notwithstanding section 5.7, the Chief Building Official may waive the requirement to
provide a security deposit where satisfied that (a) the value of the work is less than
$100,000.00 and (b) the likelihood of damage being caused to District infrastructure is low.
5.10
The security deposit may be used by the District to:
5.10.1 cover the costs borne by the District to:
(a)
maintain, restore or replace any public works or public lands which are
destroyed, damaged or otherwise impaired in carrying out the work referred
to in any permit held by the applicant, in accordance with sections 4.37 and
4.38;
(b)
cover the costs borne by the District to make the site safe if the permit
holder abandons or fails to complete the work as designated on the permit;
(c)
clear any debris, material, dirt, chattels, or equipment which have
accumulated on any road, lane, sidewalk, boulevard or other District
property as a result of work carried out in connection with any building
permit held by the applicant;
Number of Permits
Security Deposit Amount
Up to 10
$50,000.00
11 to 20
$80,000.00
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(d)
backfill the site and make the site level based on the grades indicated on
the topographical survey submitted as part of the application for a permit;
(e)
install erosion and sediment controls;
(f)
install sod, sow seeds, or plant trees and/or vegetation;
(g)
make the site safe if the permit holder abandons or fails to complete the
work as designated on the permit;
(h)
correct any damage to the environment that results as a consequence of a
contravention of any condition or requirement in a development permit;
5.10.2 pay for a peer review required pursuant to section 4.56 where the owner has failed
to pay;
5.10.3 cover the District's administrative costs including, but not limited to, costs incurred
investigating expired permits, renewing existing permits, re-inspection fees, legal
costs or Land Title Office registration costs for notices filed against title;
5.10.4 serve as the security deposit for a provisional occupancy permit when such a
permit requires a security deposit; and
5.10.5 serve as a security deposit for the purpose of effecting compliance with any
condition under which the permit was issued.
5.11
Where the District has drawn down the security deposit in accordance with section 5.10,
the building permit applicant must within 10 days of notice from the District restore the
security deposit to the amount originally posted.
5.12
The security taken pursuant to the Environmental Protection and Preservation Bylaw 6515
and the Tree Protection Bylaw 7671 constitutes security for the purpose of this bylaw and
may be used in accordance with section 5.10 and the security deposit taken pursuant to
section 5.7 of this bylaw may be used as security for the purpose of the Environmental
Protection Bylaw 6515 and the Tree Protection Bylaw 7671.
5.13
The security deposit, or the amount remaining after any deductions made by the District
in accordance with section 5.10, will be returned, with interest, to the person or entity that
paid the security deposit after:
5.13.1 all required repairs, replacement, clean-up and other works under section 5.10.1
have been completed to the satisfaction of the building official;
5.13.2 the building official is satisfied that no further damage to public works or public
lands will occur;
5.13.3 the building reviews required by this bylaw are complete and acceptable to the
building official; and
5.13.4 the conditions or provisions of a provisional occupancy permit are completed to
the satisfaction of the building official.
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5.14
Any amount in excess of the security deposit required by the District to complete corrective
work to public lands, public works, or the site is recoverable by the District from the permit
holder, the constructor or the owner of the property.
5.15
If a security deposit is not collected by the payee within 5 years of the date the occupancy
permit was issued or the last inspection was conducted, the full amount may be retained
by the District and deposited to general revenue.
Compliance with the Homeowner Protection Act
5.16
If a building permit application is made in respect of a building that includes, or will include,
a residential occupancy, the building permit must not be issued unless the owner provides
evidence under section 30(1) of the Homeowner Protection that the proposed building:
5.16.1 is covered by home warranty insurance; and
5.16.2 the constructor is a licensed residential builder.
5.17
Section 5.16 does not apply if the owner is not required to be licensed and to obtain home
warranty insurance in accordance with sections 20(1) or 30(1) of the Homeowner
Protection Act.
5.18
Every building permit is issued subject to the owner and constructor maintaining
compliance with the Homeowner Protection Act and negotiations under it during the term
of the building permit.
Partial Building Permit
5.19
A building official may issue a building permit for a portion of a building or structure or for
an excavation before the design, plans and specifications for the entire building or
structure have been accepted if sufficient information has been submitted to the District to
demonstrate to the building official that the portion authorized to be constructed
substantially complies with this and other applicable bylaws and all security deposits and
charges related to the entire building or structure and the permit fee applicable to that
portion of the building or structure have been paid. Despite the issuance of a permit, the
requirements of this bylaw apply to the remainder of the building or structure as if the
permit for the portion of the building or structure had not been issued.
5.20
If a site has been excavated under a building permit for excavation only and a building
permit is not subsequently issued for a building or structure to which the excavation
relates, or if such a permit is issued but subsequently expires without the construction of
the building or structure having commenced, the owner must fill in the excavation and
restore the original gradients of the site within 60 days of being served notice by the District
to do so.
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Building Reviews
5.21
If a registered professional provides letters of assurance in accordance with section 4.48,
4.49, 4.50 or 4.57, the District will rely solely on field reviews by the registered professional
and the letters of assurance submitted pursuant to this bylaw as assurance that the
construction substantially conforms to the design, plans and specifications and that the
construction complies with the Building Code, this bylaw and other applicable enactments
respecting safety.
5.22
Despite section 5.21, 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 and to monitor
the field reviews undertaken by the registered professionals.
5.23
A building official may attend periodically at the site of the construction of simple buildings
or structures to ascertain whether the 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.
5.24
For all work in respect of simple buildings, the owner must:
5.24.1 where required by the Chief Building Official, arrange a preconstruction meeting
with at least 48 hours' notice to the District and said preconstruction meeting must
be attended by the building official, the constructor and the owner or his or her
representative;
5.24.2 give at least 24 hours' notice to the District when requesting a building review; and
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5.24.3 obtain a building review and receive a building official's written acceptance of the
following aspects of the work prior to concealing them:
(a)
after demolition, but only where no building permit has been applied for in
respect of the site, the grading of and removal of debris from the site;
(b)
foundation and footing forms, before concrete is poured;
(c)
foundation damproofing;
(d)
site and foundation drainage;
(e)
prior to inspection under section 5.24.3(f), plumbing located below the
finished slab level;
(f)
after preparation of the subgrade, but prior to pouring the concrete floor
slab including any hydronic hearing pipes and below slab insulation;
(g)
framing, firestopping, bracing, chimney and ductwork, including rough in of
factory built chimneys and fireplaces and solid fuel burning appliances,
rough wiring, rough plumbing, rough heating, rough gas piping, gas
venting, gas appliance rough in, exterior doors and windows, but prior to
the installation of insulation, interior finishes, sheathing paper or exterior
finishes which would conceal such work;
(h)
insulation and vapour barrier;
(i)
the health and safety aspects of the work when the building or structure is
substantially complete (prior to occupancy, where occupancy is required).
5.25
A building official will only carry out a building review under section 5.24 if the owner has
requested the building review and only in the order prescribed in section 5.24.3(a) to (j).
5.26
Despite the requirement for the building official's acceptance of the work outlined in
section 5.24.3, if a registered professional provides letters of assurance, the District will
rely solely on field reviews by the registered professional and the letters of assurance
submitted pursuant to this bylaw as assurance that the aspect of the construction
referenced by those letters of assurance substantially conform to the design, plans and
specifications and that the construction complies with the Building Code, this bylaw and
other applicable enactments respecting safety.
5.27
A person must not conceal any aspect of the work referred to in section 5.24.3 of this
bylaw until a building official has provided notice of acceptance.
5.28
For work in respect of complex buildings, the owner must:
5.28.1 arrange a preconstruction meeting with at least 48 hours' notice to the District and
said preconstruction meeting must be attended by the building official, the owner
or his or her representative, the coordinating registered professional, the
constructor as well as representatives of major trades;
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5.28.2 arrange a pre-occupancy coordinated site review meeting with at least 48 hours'
notice to the District for the owner, the constructor and the registered professionals
to demonstrate to the building official and District Fire Service the compliance with
the health and safety aspects of the work, the coordination and integration of the
fire and life safety system, applicable District requirements and other enactments
respecting safety; and
5.28.3 cause the coordinating registered professional to deliver to the building official, at
least 48 hours prior to the pre-occupancy coordinated site review meeting, a
confirmation of required documentation in the form specified by the Chief Building
Official, with all such documentation contained in a hard covered three ring binder
and in digital pdf format on a USB flash drive.
Occupancy Permits
5.29
A person must not:
5.29.1 occupy or permit occupancy of a building or structure or part of a building or
structure until a building official has issued a final inspection notice for it;
5.29.2 occupy a new building or structure or a building where there has been a change in
the occupancy classification under the Building Code until an occupancy permit
has been issued by the Chief Building Official.
5.30
An occupancy permit will not be issued unless:
5.30.1 all letters of assurance have been submitted when required by this bylaw;
5.30.2 the confirmation of required documentation specified in section 5.28.3 has been
submitted when required in accordance with the requirements of this bylaw;
5.30.3 all aspects of the work requiring building review, inspection and acceptance
pursuant to this bylaw have been reviewed, inspected and accepted or the
inspections and acceptance are not required pursuant to section 5.21;
5.30.4 the post construction reports by the applicable qualified professionals pursuant to
the development permit have been submitted;
5.30.5 the owner has executed and delivered to the District every agreement, instrument
or form required by the District in relation to the work or the site; and
5.30.6 all required off site works respecting safety have been completed.
5.31
A building official may issue a provisional occupancy permit for partial occupancy of all or
a portion of a building under construction when that portion of the building or structure is
self-contained and provided with essential services respecting health and safety. The
holder of a provisional occupancy permit must pay the Provisional Occupancy Fee
prescribed in the Fees and Charges Bylaw 6481.
Temporary Building
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5.32
Subject to the bylaws of the District and orders of Council, the Chief Building Official may
issue a building permit for the erection or placement of a temporary building or structure
for occupancy provided that the occupancy will not exceed one year and the building or
structure will be removed immediately thereafter.
5.33
The application for a building permit for the erection or placement of a temporary building
or structure must include:
5.33.1 the information, documents and plans specified in the Master Requirements List;
5.33.2 security in the form of cash or a letter of credit for 10% of the value of the temporary
building, which security:
(a)
may be used by the District to remove the building after one year of the
date of the final inspection required under this bylaw, or
(b)
must be returned to the owner if the owner removes the temporary building
within one year of the date of the final inspection of the temporary building
required under this bylaw; and
5.33.3 the non-refundable Temporary Building Fee prescribed in the Fees & Charges
Bylaw 6481.
Sanitary Facilities
5.34
After a building permit has been issued and during the time it remains valid under this
bylaw, the owner must provide on the parcel of land in respect of which the building permit
has been issued, sanitary facilities for the disposal of human waste from individual persons
who enter on the parcel in relation to the work referred to in the building permit, which
facilities must be accessible and unlocked when not occupied, and every sanitary facility
that is not connected by plumbing that complies with the British Columbia Plumbing Code
and this bylaw to a:
5.34.1 sanitary sewer; or
5.34.2 septic disposal system approved under the Public Health Act, SBC 2008, c. 28, as
amended or replaced from time to time,
must, at all times the facility is required under this bylaw, be supplied with toilet paper, a
locking door for privacy, and ventilation, and kept in a sanitary condition without leaking
beyond the facility and without overflowing within the facility. Such facilities must be located
so as not to create a nuisance to neighbouring parcels or highways.
PART 6
ACOUSTIC REQUIREMENTS
6.1
The applicant for a building permit for construction of any building which will contain a
residential occupancy, other than a single family dwelling, must provide as part of the
application a report and recommendations prepared by persons trained in acoustics and
current techniques of noise measurements demonstrating that the noise levels in those
portions of the dwelling listed below shall not exceed the noise levels expressed in
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decibels set opposite such portions of the dwelling units. For the purpose of this section,
the noise level is the A-weighted 24-hour equivalent (Leq) sound level:
Portion of Dwelling Unit
Noise Level (Decibels)
Bedrooms
35
Living, dining, recreation rooms
40
Kitchen, bathrooms, hallways
45
PART 7
ACCESSIBLE DESIGN REQUIREMENTS
7.1
The applicant for a building permit for construction of a multi-family building must
demonstrate that the design and construction complies with the District's Accessible
Design Policy for Multi-Family Housing, as amended or replaced, or such other design as
may be accepted by the Chief Building Official.
PART 8
POOLS
Permit Required
8.1
Without limiting section 4.6, no person may construct or structurally repair a swimming
pool without a valid and subsisting building permit.
Swimming Pool Fencing
8.2
A pool, spa or hot tub not contained within a building must be completely enclosed by a
fence constructed without footholds or grips that children may use to climb into the
enclosed area, having a minimum height of 1.2 meters and no openings greater than 100
mm at their least dimension.
Pool Gate
8.3
Access through a fence enclosing a pool, spa or hot tub must be only through a self-
closing and self-latching gate designed and constructed or installed so as to cause the
gate to return to a closed position when not in use and secured by a latch located on the
pool, spa or hot tub side of the gate.
Spa or Hot Tub Lid
8.4
In lieu of a fence, a spa or hot tub may be covered with a locking cover to prevent
unauthorized access to the water.
Maintenance
8.5
The owner and the occupier of any property on or in which a pool, spa or hot tub is located
must maintain all fences, gates or covers required under sections 8.2 to 8.4 in good order
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at all times and must immediately repair or replace any sagging fences, gates, loose parts,
torn mesh, missing materials, worn latches, locks or broken or binding members.
PART 9
RETAINING WALLS
Permit
9.1
Without limiting section 4.6, no person may construct, or structurally repair, a retaining
wall without a valid and subsisting building permit or development permit, if required.
9.2
A registered professional must undertake the design and conduct field reviews of the
construction or structural repair of a retaining wall. Sealed copies of the design plan and
letters of assurance prepared by the registered professional for all retaining walls must be
submitted to a building official prior to issuance of a permit for the work.
Slopes Created by Excavation
9.3
Except as certified by a qualified professional, a cut on a parcel that is steeper than one
linear unit vertically to one linear unit horizontally and total height of 1.22 meters or more
that is created by excavation is prohibited unless restrained by a retaining wall.
Slopes Created by Fill Material
9.4
Except as certified by a qualified professional, fill material placed on a parcel, unless
restrained by permitted retaining walls, must not have a surface slope exceeding a ratio
of one linear unit vertically to two linear units horizontally.
PART 10
BUILDING MOVE
Permit Required
10.1
No person may relocate a building or structure into, out of or within the District without a
valid and subsisting building permit for the relocation.
10.2
No person may relocate a building or structure into or within the District except:
10.2.1 where a registered professional has certified that the building or structure will
substantially comply with the current version of the Building Code; and
10.2.2 a building permit has been issued for the building or structure.
PART 11
ADDRESSING AND SUITE NUMBERING
Addressing
11.1
A person must not construct on a parcel unless the civic address is conspicuously posted
on the front of the premises or on a sign post so it may be easily read from the public
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highway from which it takes its address.
11.2
Immediately upon issuance of a building permit or prior to and during the occupancy of a
building, until such time as the building is removed from the site or has been demolished,
the owner or occupant must display the address number assigned to the building by the
Chief Building Official:
11.2.1 on or over the entrance to the building; or
11.2.2 elsewhere on the building within sight of the street where landscaping or structures
obscure the view of the building entrance from the street.
11.3
Despite section 11.2, the Chief Building Official may re-number or alter the assigned
numbers in respect of any buildings on any parcel, including those already in existence or
numbered.
11.4
The address numbers must be on a contrasting background and of a size in conformance
with Table 11.3.1 below:
Table 11.3.1
Building Setback from
Street
Minimum Non-illuminated
Character Size
Minimum Illuminated
Character Size
0-15 m
100 mm
80 mm
15-20 m
150 mm
100 mm
Greater than 20 m
200 mm
150 mm
Suite Numbering
11.5
Except as otherwise authorized by the Chief Building Official, all buildings must use a
consecutive increasing numbering system for storey and suite numbering without skipping
any numbers in accordance with the following:
11.5.1 Floors number in increasing numerical sequence starting from either the first storey
as established by the Building Code or the primary addressed street entrance and
without skipping any numbers;
11.5.2 Numbering must not skip numbers between adjacent floor levels; and
11.5.3 Suites must be numbered in increasing numerical sequence, in a clockwise fashion
starting from the first and closest suite located directly to the left when entering the
floor space through either the primary addressed street entry or the passenger
elevator serving the primary addressed street entry and ending to the right of the
elevator.
PART 12
MECHANICAL PERMIT
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Potable Water Cross Connection
12.1
The Chief Building Official may, in respect of a parcel where there is a cross connection
to potable water, disconnect the water service to the parcel and discontinue the water
service until the Chief Building Official confirms that the cross connection to the potable
water has been removed.
Mechanical Permits for Simple Building
12.2
An application for a mechanical permit for plumbing for a simple building must:
12.2.1 include the applicable information, documents and plans specified in the Master
Requirements List; and
12.2.2 contain any other information necessary to satisfy the Chief Building Official that
the proposed installation, alteration or repair of plumbing complies with the health
and safety aspects of the work and this and every other applicable District bylaw;
and
12.2.3 be submitted together with the applicable fees prescribed in the Fees and Charges
Bylaw 6481 in accordance with section 16.1 of this bylaw.
12.3
An application for a mechanical permit for a forced air heating distribution system for a
simple building must include heat loss calculations and appliance selection work sheet per
the HVCIABC "Quality First" guidelines or equivalent.
12.4
An application for a mechanical permit for a hydronic heating distribution system for a
simple building must include:
12.4.1 heat loss calculations and hydronic system design per the RHWHABC guidelines
or equivalent;
12.4.2 letters of assurance as may be required pursuant to section 4.48 or 4.50.
Mechanical Permits for Complex Building
12.5
An application for a mechanical permit for plumbing for a complex building must be signed
by a licensed plumber and:
12.5.1 include the applicable information, documents and plans specified in the Master
Requirements List; and
12.5.2 contain any other information necessary to satisfy the Chief Building Official that
the proposed installation, alteration or repair of plumbing complies with the health
and safety aspects of the work and this and every other applicable District bylaw.
12.5.3 when required by the Chief Building Official, include a minimum of two complete
sets of:
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(a)
plans showing the location and size of every building drain and every trap,
sump and plumbing fixture and all water distribution piping; and
(b)
sectional drawings showing the size and location of every soil or waste
pipe, trap and vent pipe,
and the drawings and documents must be sealed by the registered professional
and include complete design and calculation criteria so that the Chief Building
Official has the information available for examination;
12.5.4 include letters of assurance as required pursuant to section 4.48 or 4.50;
12.5.5 contain any other information necessary to satisfy the Chief Building Official that
the proposed installation, alteration or repair of plumbing complies with the health
and safety aspects of the work and this and every other applicable District bylaw;
and
12.5.6 be submitted together with the applicable fees prescribed in the Fees and Charges
Bylaw 6481 in accordance with section 16.1 of this bylaw.
12.6
An application for a mechanical permit for sprinklers or a fire suppression system must:
12.6.1 be signed by a licensed sprinkler fitter or, if permitted by a provincial enactment,
the owner;
12.6.2 include plans, sections and documentation as required by the relevant NFPA 13,
13r or 13d standard sealed by the registered professional; and
12.6.3 include letters of assurance as may be required pursuant to section 4.48 or 4.50.
Storm and Sanitary Sewer Connections
12.7
Every owner of a parcel must in all cases where it is proposed to conduct waste from
plumbing fixtures, trade waste or surface or roof water to a public sewer:
12.7.1 confirm with the Chief Building Official that the public sewer is at a sufficient depth
and of a capacity to receive the discharge;
12.7.2 deliver to the District's Director of Engineering such information as the Director of
Engineering may require to show that the proposed sewers will be laid at such
depth and in such a position as to connect the property with the building or storm
sewer extension; and
12.7.3 arrange the plumbing to suit the location of the connection provided for the parcel
by the Chief Building Official.
Mechanical Inspections
12.8
A building official may attend periodically at the site of mechanical work in respect of
simple buildings or structures to ascertain whether the health and safety aspects of the
work are being carried out in substantial conformance with those portions of the Building
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Code, this bylaw and any other applicable enactments concerning safety.
12.9
For all mechanical work in respect of simple buildings the owner, or his or her
representative, must give at least 24 hours' notice to the District when requesting an
inspection and must obtain an inspection and receive a building official's acceptance of
the following aspects of the work prior to concealing them:
12.9.1 underground water, sanitary and storm services, foundation drainage piping and
damp proofing; prior to such inspection the owner or his agent, must deliver to the
Chief Building Official a letter sized site and foundation drainage plan;
12.9.2 heating distribution piping or duct work;
12.9.3 rough plumbing;
12.9.4 rough fire sprinkler and fire suppression piping;
12.9.5 tub and shower fixtures and piping;
after the mechanical work is complete and ready for occupancy, but before occupancy.
12.10 A building official will only carry out an inspection under section 12.8 if the owner has
requested the inspection and only in the order prescribed in section 12.9.1 to 12.9.5.
12.11 The requirements of section 12.9 do not apply to any aspect of the work that is the subject
of a registered professional's letters of assurance provided in accordance with section
4.50.
12.12 If a registered professional provides letters of assurance in accordance with sections 4.48,
4.49, 4.50 or 4.57, the District will rely solely on field reviews undertaken by the registered
professional and the letters of assurance submitted pursuant to this bylaw as assurance
that the work authorized by the permit substantially conforms to the design, plans and
specifications and that the work substantially complies with the Building Code, the
Electrical Code, Natural Gas and Propane Code, this bylaw, any other applicable bylaw
of the District, provisions of the Homeowner Protection Act, Safety Standards Act and
associated regulations, or any other applicable enactments respecting safety.
12.13 Despite section 12.12, a building official may attend the site from time to time during the
course of the work to ascertain that the field reviews are taking place and to monitor the
field reviews undertaken by the registered professionals.
12.14 For mechanical work in respect of complex buildings the owner or his or her representative
must:
12.14.1 arrange a preconstruction meeting prior to the start of construction with at least 48
hours' notice to the District and this preconstruction meeting must be attended by
the building official, the owner or his or her representative, the coordinating
registered professional, the constructor and representatives of major trades;
12.14.2 request an inspection prior to opening the premise isolation water valve;
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12.14.3 request an inspection prior to removal of the sanitary premise isolation plug; and
12.14.4 request an inspection prior to removal of the storm water premise isolation plug.
Provisional Plumbing Final
12.15 The Chief Building Official may issue an inspection notice for provisional plumbing final in
support of provisional occupancy of part of a building pursuant to section 5.31.
Connection to Storm Drainage System
12.16 Subject to the Sewer Bylaw 6656 and Development Servicing Bylaw 8145, during
construction or alteration of a single or two family dwelling, the owner must connect all
rainwater conductors in the onsite drainage system to a municipal storm drainage system
provided such system is contiguous to the parcel on which the construction or alteration
is taking place.
12.17 The onsite drainage system referred to in section 12.16 must be extended to the rear
parcel line if the municipal connection is located at the front of the parcel or to the front
parcel line if the municipal connection is located at the rear of the parcel wherever
reasonably possible.
Plumbing Regulations
12.18 An owner must:
12.19 not permit or cause to be permitted material transitions upstream of the main shut off valve
within the perimeter of a building foundation;
12.20 ensure that sanitary and storm sewer connections in respect of a building are fitted with a
District standard inspection chamber at or near the property line;
12.21 not permit or cause to be permitted corrugated, perforated and unperforated plastic piping
to be used in conveying storm water in a storm drainage system; and
12.22 not permit or cause to be permitted the connection of any subsoil drainage system to a
drywell or rock pit unless the subsoil conditions are suitable for use of a drywell or rock pit
as determined by a soil report prepared by a qualified professional engineer and accepted
by the Chief Building Official in advance.
Storm Water Pumps
12.23 A mechanical permit for the installation of storm water pumps must include letters of
assurance as required pursuant to section 4.50.10.
12.24 New storm water pump installations must include:
12.24.1 dual or duplex pumps; and
12.24.2 a high level alarm audible within the premises.
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12.25 As a condition of issuance of a mechanical permit for the installation of a storm water
pump, the Owner must grant to the District a covenant under section 219 of the Land Title
Act, RSBC 1996, c. 250, as amended or replaced from time to time, in a form satisfactory
to the municipal solicitor.
Sanitary System Pumps
12.26 A mechanical permit for the installation of sanitary pumps where the pump serves an entire
residence must include letters of assurance as required pursuant to section 4.50.11.
12.27 New sanitary pump installations must include a high level alarm audible within the
premises.
Fire Sprinklers
12.28 "Fire limits area" in this Part means the areas shown on the plan attached as Schedule C.
12.29 Except as set out in section 12.30, sections 12.31 to 12.33 apply to:
12.29.1 a new building containing a mercantile, industrial, assembly, institutional,
business, personal service or residential occupancy;
12.29.2 an existing building containing a residential occupancy upon creation of an
additional dwelling unit;
12.29.3 an existing building containing a mercantile, industrial, assembly, institutional,
business, personal services or residential occupancy if the total building permit
value of all additions and structural alterations made within any consecutive 24
month period, as determined by the Chief Building Official pursuant to this bylaw,
exceeds 25% of the assessed value of the existing building as determined by the
most recent assessment by the British Columbia Assessment Authority; and
12.29.4 an existing building containing a residential occupancy and located within the fire
limits area if the total building permit value (excluding the value of the fire sprinkler
system) of all additions and or structural alterations made within any consecutive
24 month period, as determined by the Chief Building Official pursuant to this
bylaw, exceeds $100,000.00.
12.30 Sections 12.31 to 12.33 do not apply to single family residential dwelling units located
outside the fire limits area, accessory buildings having a floor area of less than 30 square
meters, temporary buildings, park shelters, detached gas station canopies or detached
garages serving only one dwelling unit.
12.31 A building containing a mercantile, industrial, assembly, institutional, business, personal
service or residential occupancy and any building in a fire limits area must be sprinklered
in accordance with NFPA 13 1996 "Standard for Installation of Sprinkler Systems".
12.32 A building containing only a residential occupancy of up to four storeys in height must be
sprinklered in accordance with NFPA 13 1996 "Standard for installation of Sprinkler
Systems" or with NFPA 13R 1996 "Standard for installation of Sprinkler Systems in
Document: 6073391
Residential Occupancies up to and including Four Storeys in Height", except as set out in
section 12.33.
12.33 A building containing only one or two family residential occupancies must be sprinklered
in accordance with NFPA 13 1996 "Standard for installation of Sprinkler Systems" or with
NFPA 13R 1996 "Standard for installation of Sprinkler Systems in Residential
Occupancies up to and including Four Storeys in Height", or NFPA 13D 1996 "Standard
for installation of Sprinkler Systems in one and two Family Dwellings and Mobile Homes".
12.34 A mechanical permit for the installation of fire sprinkler systems must include letters of
assurance as required pursuant to section 4.50.12.
Water Conservation
12.35 Every water closet must be a low consumption type which:
12.35.1 conforms with CSA B45.0-99, "General Requirements for Plumbing Fixtures";
and
12.35.2 has an average water consumption not exceeding 6 litres per flush cycle.
12.36 Every urinal must be a low consumption type which:
12.36.1 conforms with CSA B45.0-99, "General Requirements for Plumbing Fixtures";
and
12.36.2 has an average water consumption not exceeding 3.8 litres per flush cycle.
Gas Work
12.37 No mechanical permit is required under this Bylaw for gas work that may be done without
a permit pursuant to the Gas Safety Regulation.
12.38 Only those persons who may perform gas work pursuant to the Gas Safety Regulation
may apply for a mechanical permit for gas work under this bylaw.
12.39 An application for a mechanical permit must be submitted together with the applicable fees
prescribed in the Fees and Charges Bylaw 6481 in accordance with section 16.1 of this
bylaw.
12.40 The District's mechanical inspectors are safety officers under the Safety Standards Act for
the purpose of administering the Gas Safety Regulation and have all of the powers of
safety officers under said enactments.
12.41 Where gas work is being undertaken pursuant to a mechanical permit issued to a licensed
gas contractor, the District's mechanical inspectors will provide random spot inspections
only.
PART 13
ELECTRICAL PERMITS
Document: 6073391
Local Safety Manager and Local Safety Officers
13.1
The District's electrical inspectors are safety officers under the Safety Standards Act for
the purpose of administering the Electrical Safety Regulation and have all of the powers
of safety officers under said enactments.
Permits
13.2
Only those persons who may perform electrical work pursuant to the Electrical Safety
Regulation may apply for an electrical permit under this bylaw.
13.3
An application for an electrical permit must be submitted together with the applicable fees
prescribed in the Fees and Charges Bylaw 6481 in accordance with section 16.1 of this
bylaw.
13.4
No electrical permit is required under this Bylaw for electrical work that may be done
without a permit pursuant to the Electrical Safety Regulation.
PART 14
ENERGY CONSERVATION AND GHG
EMISSION REDUCTION
14.1
An application for a building permit for construction of a new building which contains one
or more major occupancy listed in the table below must:
14.1.1 be designed and constructed to meet or exceed the performance requirements set
out in the table below; and
14.1.2 provide sufficient documentation to demonstrate compliance, if applicable, to the
satisfaction of the Chief Building Official;
Document: 6073391
Major Occupancy Use in a
Building Code
Performance Requirement
Part 9 - Residential
Step 5 or Step 4 + Emission level 3 (EL-3)
Part 3 - Residential
Step 4 or Step 3 + Emission level 3 (EL-3)
Part 3 - Commercial
(Group D or Group E)
Step 3 or Step 2 + Emission level 3 (EL-3)
Part 3 - Schools other than
colleges, Libraries, Colleges,
Recreation Centres, Hospitals,
and Care Centres
Step 2
8627
PART 15
RADIO AMPLIFIER BYLAW
15.1
All applications for a building permit to which the Radio Amplifier Bylaw 8272 applies must
comply with the requirements of that bylaw and required information must be submitted
with the building permit application.
PART 16
FEES AND CHARGES
Permit Fees
16.1
In addition to any applicable fees and charges required under other bylaws, the owner
must pay all applicable fees related to an application for any permit under this bylaw as
prescribed in the Fees and Charges Bylaw 6481 and such fees must be paid as follows:
16.1.1 50% of the total applicable fees must be paid at the time of the building permit
application; and
16.1.2 the full balance of the total applicable fees must be paid prior to issuance of the
permit.
Inspection Fees
16.2
In addition to the permit fees required under section 16.1, the owner must also pay the
building review, inspection, re-examination fees and other fees as prescribed in the Fees
and Charges Bylaw 6481.
Fee Reduction where Letters of Assurance are Being Relied Upon
16.3
Where letters of assurance are being relied upon by the District pursuant to sections 4.48
or 4.50, the applicable permit fee will be reduced by 2.5%, up to a maximum reduction of
$500.00.
Document: 6073391
Refunds
16.4
No fee or part of a fee paid to the District may be refunded if construction of the building
has started.
16.5
Except as otherwise provided in this bylaw, all fees and charges required by this bylaw
are non-refundable.
16.6
If a valid and subsisting permit is cancelled at the request of the applicant, the Chief
Building Official may issue a refund as follows:
16.6.1 for a building permit, a refund equal to that part of the fees paid at issuance of the
permit in accordance with section 16.1.2 less an administration fee of 15% of that
amount;
16.6.2 for an electrical permit or mechanical permit, a refund equal to the application fees
for such permit less an administration fee of 15%,
provided that:
16.6.3 the owner has submitted a written request for a refund;
16.6.4 the Chief Building Official has certified that construction of the work authorized by
the permit has not been started;
16.6.5 the permit has never been extended; and
16.6.6 the permit has not expired.
16.7
If a valid and subsisting electrical permit or mechanical permit is cancelled at the request
of the applicant, the Chief Building Official may refund the application fees for such permit
less an administration fee of 15%.
PART 17
OFFENCES
Obstruction
17.1
A person must not interfere with, delay, obstruct or impede a building official or bylaw
enforcement officer or designate or other person lawfully authorized to enforce this bylaw
in the performance of duties under this bylaw.
Offences and Penalties
17.2
(a)
A person who:
i.
contravenes a provision of this bylaw;
ii.
causes, consents to, allows or permits an act or thing to be done contrary
to this bylaw;
iii.
neglects or refrains from doing anything required by a provision of this
bylaw; or
Document: 6073391
iv.
fails to comply with any order, direction or notice given under this bylaw,
commits an offence and is subject to the penalties imposed by this bylaw and the
Offence Act.
(b)
Each instance that a contravention of a provision of this bylaw occurs and each
day that a contravention occurs or continues shall constitute a separate offence.
(c)
A person found guilty of an offence under this bylaw is subject to a fine of not less
than $1,000.00 and not more than $50,000.00 for every instance that an offence
occurs or each day that it occurs or continues, plus the costs of prosecution.
(8559)
Deemed Offence
17.3
Deleted.
(8559)
17.4
Nothing in section 17.4 affects:
17.4.1 the District's right to require and the owner's obligation to obtain a permit; and
17.4.2 the obligation of the owner to comply with this bylaw.
Designation of Bylaw
17.5
This Bylaw is designated under section 264 of the Community Charter as a bylaw that
may be enforced by means of a ticket in the form prescribed.
Designation of Bylaw Enforcement Officer
17.6
Building officials, bylaw enforcement officers, environmental protection officers and
members of the Royal Canadian Mounted Police are designated to enforce this bylaw by
means of a ticket under section 264 of the Community Charter.
Ticketing
17.7
Pursuant to Section 264(1)(c) of the Community Charter, the words or expressions set
forth below in Column 1 of the table below designate the offence committed under the
bylaw section numbers appearing in Column 2 opposite the respective words or
expressions.
17.8
Pursuant to Section 265(1)(a) of the Community Charter, the fine amount set forth below
in Column 3 of the table below is the fine amount that corresponds to the words or
expressions and section number set out in Columns 1 and 2 opposite the fine amount:
Document: 6073391
COLUMN 1
COLUMN 2
COLUMN 3
DESIGNATED EXPRESSION
SECTION
FINE
$
Failure to comply with order by Chief Building Official
4.4
300
Construct building without permit
4.7.1
400
Change use without permit
4.7.2
200
Change occupancy without permit
4.7.2
200
Install commercial cooking facility without permit
4.7.3
300
Install or modify fire alarm or sprinkler without permit
4.7.4
200
Move building without permit
4.7.5
300
Demolish building without permit
4.7.6
500
Occupy new building without permit
4.7.7
400
Install, construct, repair or alter fireplace or wood-burning
appliance without permit
4.7.8
200
Perform mechanical work without permit
4.7.9
300
Perform electrical work without permit
4.7.10
300
Failure to comply with conditions of permit
4.10
200
Carry out work contrary to regulations
4.26
300
Obstruct entry of inspector
4.29.1
200
Failure to have plans available at site
4.29.2
150
Failure to post permit on site
4.29.3
150
Failure to ensure work complies with permit or regulations
4.29.4
300
Do work at variance with accepted plans
4.29.5
300
Failure to manage sediment or erosion
4.29.6
300
Failure to ensure catch basin fitted with sediment trap
4.29.7
200
Failure to pay costs for damage to District property
4.29.9
300
Failure to post signage with required information
4.29.10
200
Failure to post signage that meets requirements
4.30
150
Failure to notify re. change in registered professional
4.31
200
Failure to suspend work when registered professional
terminated
4.32
300
Failure to notify re. change of ownership or address
4.33
150
Failure to uncover work completed without inspection
4.35
200
Cause damage to District property or works
4.36
400
Failure to provide pest control report
4.40
150
Failure to install required erosion and sediment controls
during demolition
4.41
300
Failure to clear debris from demolition site
4.42.1
200
Failure to separate gypsum from other debris
4.42.2
200
Failure to back-fill demolition site
4.42.3
200
Failure to make demolition site level
4.42.4
200
Failure to make demolition site stable from erosion
4.42.5
200
Failure to leave demolition site in tidy condition
4.42.6
200
Failure by constructor to comply with Building Code
4.46
300
Failure to secure site after Stop Work Order Notice posted
4.66
200
Carry out unauthorized work after Stop Work Order Notice
posted
4.67
400
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COLUMN 1
COLUMN 2
COLUMN 3
DESIGNATED EXPRESSION
SECTION
FINE
Failure to leave Stop Work Order Notice posted
4.68
200
Failure to cease occupancy when Do Not Occupy Notice
posted
4.70
300
Failure to fill in excavation
5.20
200
Failure to obtain building review
5.24.3
200
Failure to obtain building review prior to concealing work
5.27
300
Occupying building with changed classification where no
occupancy permit
5.29
300
Occupy temporary building for more than 1 year
5.32
200
Failure to remove temporary building
5.32
200
Failure to provide sanitary facilities or required amenities
5.34
200
Failure to keep sanitary facility in sanitary condition
5.34
150
Construct or repair pool without permit
8.1
300
Failure to enclose pool, spa or hot tub
8.2
200
Failure to install self-latching gate to pool
8.3
200
Failure to have locking cover on spa or hot tub
8.4
200
Failure to maintain required fence, gate or cover for pool,
spa or hot tub
8.5
200
Construct or repair retaining wall without permit
9.1
200
Failure to obtain or submit to District registered professional
design or field review for retaining wall
9.2
200
Excavation steeper than permitted
9.3
300
Deposit of fill material steeper than permitted
9.4
300
Relocate building without building permit
10.1
250
Failure to display address number per requirements
11.1
150
Address numbers smaller than required
11.4
150
Failure to number floors as required
11.5.1
150
Failure to comply with suite numbering requirements by
skipping numbers between adjacent floors
11.5.2
150
Failure to number suites in increasing numerical sequence
and clockwise fashion
11.5.3
150
Failure to arrange plumbing to suit location of connection to
public sewer
12.7.3
200
Failure to obtain mechanical inspection
12.9
200
Failure to request mechanical inspection
12.14
200
Failure to connect drainage to municipal storm drainage
system
12.16
400
Permit material transitions upstream of main shut off valve
within perimeter of building foundation
12.19
200
Failure to ensure sanitary and storm sewer connections
fitted with District standard inspection chamber at or near
property line
12.20
300
Permit corrugated, perforated and unperforated plastic
pipe to convey storm water
12.21
300
Permit connection of subsoil drainage system to drywell or
rock pit without professional report accepted by Chief
Building Official
12.22
300
Document: 6073391
COLUMN 1
COLUMN 2
COLUMN 3
DESIGNATED EXPRESSION
SECTION
FINE
Failure to include dual or duplex pumps in new storm water
pump installation
12.24.1
300
Failure to include high level alarm audible within the
premises for new storm water pump installation
12.24.2
200
Failure to grant section 219 covenant for storm water pump
12.25
200
Failure to include high level alarm audible within the
premises for new sanitary pump installation
12.27
200
Failure to sprinkler mercantile, industrial, assembly,
institutional, business, personal service or residential
occupancy building or building in Fire Limits Area as
required
12.31
300
Failure to sprinkler residential building up to four stories in
height as required
12.32
300
Failure to sprinkler one- or two-family residential occupancy
as required
12.33
300
Person who is not authorized performing gas work
12.38
300
Person who is not authorized performing electrical work
13.2
300
Interfere or obstruct enforcement of bylaw
17.1
300
Document: 6073391
PART 18
MISCELLANEOUS
Severability
18.1
If a section, subsection, paragraph, subparagraph or phrase of this bylaw is for any reason
declared invalid by a Court of competent jurisdiction, the decision shall not affect the
validity of the remaining portions of this bylaw.
References
18.2
Any reference to Bylaw 7353, 2003 in any other District Bylaw is hereby deleted and
replaced with a reference to this Bylaw 8271, 2017.
Repeal
18.3
The District of North Vancouver Building Regulation Bylaw No. 7353, 2005 is repealed
and all references in other District bylaws to District of North Vancouver Building
Regulation Bylaw No. 7353 are hereby amended to refer to District of North Vancouver
Construction Bylaw 8271, 2017.
18.4
The following bylaws are repealed:
18.4.1 The Electrical Bylaw No. 7464, 2004; and
18.4.2 The Gas Bylaw No. 7465, 2004.
Amendment of Other Bylaws
18.5
The District's Environmental Protection Bylaw 6515 is amended by inserting the following
at the end of section 32:
The security taken pursuant to this section may also be used by the District in
accordance with section 5.7 of the Construction Bylaw 8271, 2017 and the security
deposit taken pursuant to section 5.7 of the Construction Bylaw 8271, 2017 may
be used by the District for this section 32.
18.6
The District's Tree Protection Bylaw 7671, 2012 is amended by inserting the following at
the end of section 19:
The security taken pursuant to this section may also be used by the District in
accordance with section 5.7 of the Construction Bylaw 8271, 2017 and the security
deposit taken pursuant to section 5.7 of the Construction Bylaw 8271, 2017 may
be used by the District for this section 19.
Appendices
18.7
Schedules A to C are attached to and form part of this bylaw.
Citation
Document: 6073391
18.8
This bylaw may be cited for all purposes as the "Construction Bylaw 8271, 2017".
In Force
18.9
This bylaw comes into force December 15, 2017.
Document: 6073391
SCHEDULE A to BYLAW 8271 - VALUE OF WORK
Residential
Construction
$/Sq.M
$/Sq.Ft.
Crawlspace
578.67
54.00
Unfinished Basement
1,012.67
94.00
Main Floor
2,230.28
207.00
Upper Floor
2,025.34
188.00
Additional Floors
2,025.34
188.00
Basement or space finishing
1,012.67
94.00
Basement with secondary suite
868.00
80.00
Additions
120%
120%
Garages
940.34
87.00
Carports
578.67
54.00
Verandas/Covered decks
723.33
67.00
Sundeck
578.67
54.00
Carport infill to create garage
434.00
40.00
Garage/carport infill to create living area
651.00
60.00
Sundeck enclosure to create living area
1,085.00
100.00
Detached Garages
1,157.34
108.00
Demolition
Minor - less than or equal to 100 m2
$7,500.00
Major - greater than 100 m2
$15,000.00
(8797)
Document: 6073391
SCHEDULE B to BYLAW 8271 - Application to Existing Buildings
The level of upgrading required for an existing building that is non-compliant with the current
Building Code is illustrated in the table below. The upgrading is based on the aggregate project
value of all building permits issued over the previous 24-month period immediately preceding the
date of application of a proposed building permit, including the value of the proposed project,
divided by the assessed value of the building, expressed as a percentage.
For the purpose of applying the table below, when voluntary upgrades for fire alarm systems,
sprinkler systems, exits, accessibility, seismic work and building envelop are performed along
with other alterations, additions and changes of major occupancy in existing buildings, the
applicant may deduct the value of this work from the aggregate value of the project costs.
When considering what is an acceptable level to upgrade existing structures the Chief Building
Official will be guided by the following table.
Ratio of
Project
Costs to
Assessed
Value %
Item to be Upgraded
Location of Upgrading
Notes for Upgrading Work
Project
Area
Public
Areas
Entire
Building
Up to 25%
Exits (*)
X
Number, capacity and fire separations
Over 25% and
up to 50%
Including item above
Alarms/detectors
Emergency Lights
Exits
Exits Lights & Signs
Flame Spread Rating
X
X
X
X
X
X
X
X
Over 50% and
up to 100%
Including all items above
Access to exits and means of
egress
Alarms/detectors
Emergency Lights
Fire Fighting Access and Water
Supply
Floor assemblies & supports
Spatial Separation
X
X
X
X
X
X
X
X
Over 100%
Including all items above
Document: 6073391
and up to
200%
Access to Exits
Building structure
Flame Spread Rating
Occupancy Separation
Standpipes and Sprinklers
Provisions for Section 3.7
Washrooms
X
X
X
X
X
X
X
Structural survey (defined below)
Over 200%
Including all items above
Building Structure
Emergency Power & Lights
Floor assemblies & supports
High Rise requirements
Lightning Levels
Provisions for Section 3.7
Spatial Separation
STC requirements
Ventilation
Washrooms
X
X
X
X
X
X
X
X
X
X
Structural analysis (defined below)
(*) to public street
Schedule B Definitions:
Structural Survey
1)
When alterations to an existing building do not include an addition and when the total cost
of the intended work exceeds100% but does not exceed 200% of the actual value of the
building as determined by the British Columbia Assessment Authority, a structural survey
of the existing building may be provided by a registered structural engineer instead of a
structural analysis.
2)
The Structural Survey required by section 1) must:
(a)
a describe the condition of all structural members and connections;
(b)
document evidence of deterioration from physical damage, fire, weather or neglect;
(c)
document evidence of foundation settlement or failure;
Document: 6073391
(d)
include an evaluation of the building's expected stability with respect to minimum
design loads, forces and effects;
(e)
include an evaluation of the building in conformance with the NRC publication
"Guidelines for Seismic Evaluation of Existing Buildings" dated December 1992;
(f)
document the condition of all flashings, rain gutters, down pipes, chimneys,
ornamentation, parapets and appurtenances; and
(g)
indicate the weather protection ability of the roof and exterior cladding, and the
extent of impermeability of the below ground structure, where present.
3)
Sealed drawings which detail the structural upgrading work required as a result of the
survey carried out under section 2) must be provided to the Chief Building Official by the
owner.
4)
All structural work referred to in section 3) must be completed prior to final inspection and
occupancy.
Structural Analysis
1)
A Structural Analysis of an existing building must be provided to the Chief Building Official
by a registered structural engineer when:
(a)
the total cost of the intended work exceeds 200% of the value of the
building as determined by the British Columbia Assessment Authority; or
(b)
the work includes an addition or alteration as determined by sections 3.5,
3.6 or 3.7 of this bylaw.
2)
The Structural Analysis required by section 1) must:
(a)
take into account the proposed alterations and the building occupancy;
(b)
indicate the structural sufficiency of the building to safely resist all vertical and
lateral loads, including wind and earthquake forces, and any construction loads
that may be expected; and
(c)
show the remedial works necessary to bring the structure up to the minimum
standards required by Part 4 of the Building Code.
3)
Sealed drawings which detail the structural upgrading work required as a result of the
analysis carried out under section 2) must be provided to the Chief Building Official by the
owner.
4)
All structural work referred to in section 3) must be completed prior to final inspection and
occupancy.
Voluntary Upgrade
Where voluntary upgrades for fire alarm systems, sprinkler systems, exits, seismic work and
building envelope are performed, it is not the intent of this bylaw to require the owner to further
upgrade the building as detailed in section 3.5 to 3.7 of this bylaw.
Document: 6073391
SCHEDULE C to BYLAW 8271 -FIRE LIMITS AREAS
The designated Fire Limits Areas are:
4700 and greater Blocks Prospect Rd
4900 greater Blocks Skyline
4300 and greater Blocks St Georges Ave
1500 and greater Blocks Lillooet Rd
4400 and greater Blocks Marion Rd
4500 and greater Blocks Lynn Valley Rd
2200 and greater Blocks Indian River Cres
2800 and greater Blocks Panorama Dr
Eastridge Rd - even addresses only
Any construction above the 1050ft elevation
The areas designated as Woodlands, Sunshine and Cascades
The area designated as Indian Arm, and
All areas so designated on the attached plan