______________________________________________________________________ Building Permit Application Requirements 1 Revised: 2017 January 16 for New Single and Two Family Dwellings

Building Permit Application

Requirements for New Single and

Two Family Dwellings

The purpose of this brochure is to explain the minimum building permit

application requirements for new single and two family dwellings.

This brochure is provided to facilitate the Building Permit application process. It cannot be used

as a substitute for any of the applicable bylaws and regulations. In the event of a conflict, the

requirements of the current editions of Burnaby Building Bylaw, Burnaby Zoning Bylaw, Burnaby

Tree Bylaw, the British Columbia Building Code (BCBC), Canadian Electrical Code (with B.C.

amendments), and B.C. Plumbing Code take precedence.

Acknowledgement: the drawings in this brochure are provided courtesy of Intarsia Design, and

shall not be reproduced for Building Permit application or any other purpose.

Other Brochures related to this topic

Permits and Inspections for Single and Two Family Dwellings

In-law suites (existing)

Landscaping for New Single and Two Family Dwellings

Rock Pits

Building Permit Application Requirements for Interior Finishing

“This information is provided for convenience only and is not in substitution of applicable City Bylaws or Provincial

or Federal Codes or laws. You must satisfy yourself that any existing or proposed construction or other works

complies with such Bylaws, Codes or other laws."

INFORMATIONAL GUIDE Updated: 2017 January 16 Planning and Building Department

______________________________________________________________________ Building Permit Application Requirements 2 Revised: 2017 January 16 for New Single and Two Family Dwellings

Introduction

Documents submitted in support of a Building Permit application provide the City with assurance

that an Owner undertaking a development has understood and will comply with the

requirements of the British Columbia Building Code, City Bylaws and various other requirements

encumbering their property. With the Owner’s cooperation in submitting complete applications,

City staff will be able to provide better and faster service. If the requirements set out in this

brochure are not met, the application may be rejected. Additional information may be requested

during the course of the City’s plan check.

Board of Variance

Applicants should note that where compliance with certain Zoning Bylaw requirements creates a

hardship, the applicant may seek a relaxation from the Board of Variance. Application is made

through the Office of the City Clerk but an applicant must obtain a Board of Variance referral

letter from the Building Department before making an application.

The referral letter from the Building Department indicates that an application for a Building Permit has been refused on the basis of specific contraventions of the requirements of the Burnaby Zoning Bylaw. To obtain a referral letter, a complete Building Permit application (including structural drawings) is required. Refer to the Board of Variance Appeals for Single and Two Family Dwellings brochure for Building Permit application requirements related to Board of Variance appeals.

Further information regarding making applications to Board of Variance including requirements for demonstrating hardship, deadlines for submission and hearing dates, please refer to Burnaby Board of Variance webpage or call the Office of the City Clerk at 604-294-7290.

Application requirements

A Building Permit application must include the following:

Completed application form.

Documentation Checklist.

Drawing Checklist.

Zoning Bylaw Checklist.

“Schedule F” of the Burnaby Building Bylaw, signed by the property’s registered owner (s) or a signing officer if the owner is a corporation. In submitting this form, the Owner(s) acknowledge(s) responsibility for compliance with, and undertakes to comply with, all applicable requirements. Lessees with authority to build evidenced by a “Consent to Construction” form signed by the property’s registered owner(s) may also sign the “Schedule F”. Please refer to the “Who can apply for a building permit? ” brochure for further explanation.

Owner's written authorization, if the applicant is not the owner, permitting the applicant to act on behalf of the Owner in matters pertaining to any demolition or construction under

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the Permit. An “Agent Authorization” Form may be obtained from the Building Department front Counter, or from the City website.

A copy of proof of subdivision registration from the Land Titles Office if the lot was created through subdivision.

A copy of all applicable restrictive covenants.

Two copies of a Tree Plan. For specific information regarding tree requirements refer to the “Burnaby Tree Bylaw” page.

Three copies of legal surveys documenting posting, topographical and front yard averaging calculations; not more than six months old. For specific information regarding legal surveys, refer to the “Legal Survey Requirements for Single and Two Family Dwellings” Brochure.

A site plan no larger than 11”x17" is also required. A photo-reduction is acceptable.

Three sets of architectural drawings.

Two sets of structural drawings. If the structure contains any elements required to be designed under Part 4 of the BCBC, Part B CWC 2009 or Part C CWC 2009, structural drawings must be signed and sealed by a B.C. Registered Professional Engineer with Letters of Assurance.

Structural engineers must acknowledge that they have reviewed and confirmed that the lateral resistance of the building for earthquake and wind loads is designed in accordance with the “Engineering Guide for Wood Frame Construction” published by the Canadian Wood Council (CWC guide). For more information please refer to our bulletin called “Structural Design to Resist Lateral Loads for Single and Two Family Dwellings”’

The manufacturer’s engineered truss layout and detail drawings (if applicable) are not required at the time of application; however, they must be submitted to the Building Inspector at the framing inspection. For specific information regarding roof trusses, refer to the “Roof and Floor (Wood) Truss Design and Layout Drawings” brochure.

Geotechnical report. Depending on the location of the property (e.g., on sensitive lands, or lands subject to flooding, or on the development’s proximity to watercourses, steep slopes, ravines) a geotechnical report may be required. If a report is not deemed to be required at the application stage, it should be noted that the Building Inspector may subsequently determine based on his site assessment that a report is required.

Letters of Assurance for structural and geotechnical design and field review (including trusses). On single family and two family projects, there is normally no requirement for a CRP to coordinate the design and field review of the professionals involved with the project. It is the responsibility of the structural engineer to coordinate with the geotechnical engineer and other supporting registered professionals, such as floor joist and/or roof truss design engineers, to ensure that all loads are transferred through the structural system to the foundation and solid bearing. For specific requirements concerning Letters of Assurance refer to the “Letters of Assurance for Single and Two Family Dwellings” brochure.

Building Envelope Compliance Letter confirming familiarity with BCBC requirements respecting the protection from precipitation, the second plane of protection, cladding, caulking and flashings.

Non-refundable application fee. Please refer to the current fee schedule in the Building Bylaw for the exact amount.

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Homeowner Protection Office registration form for licensed builder or owner builder prior to issuance of Building Permit. For specific requirements contact Homeowner Protection Office.

General drawing requirements

Drawings convey that the applicant understands the various technical requirements governing

their development, and due care must be taken in their preparation.

All plans and information submitted must be legible and of suitable quality for scanning.

Drawings shall be submitted on sheets no larger than 24” x 36”.

Single line drawings are acceptable for site plans only. Reversed plans are not acceptable.

Drawings and surveys will be accepted in Imperial or metric scale but only a single scale system may be used throughout.

Submit drawings to the following minimum scales:

Drawing type Scale

site plan 1/8" = 1' - 0" (or 1/16" = 1' - 0"

for larger sites)

1:100 (or 1:200 for larger

sites)

floor, foundation & roof plan 1/4" = 1' - 0" 1:50

cross sections 1/4" = 1' - 0" 1:50

construction details 1/2” = 1' - 0" 1:25

elevations 1/4" = 1' - 0" 1:50

All drawings shall include:

designers name, e-mail address and telephone number project civic address

All submissions, including subsequent revisions and notations must be in the form of facsimiles of the original – original drawings will not be accepted. All submissions must be black-line; red is reserved for City notations. Drawings must not be laminated, nor contain taped or pasted-on annotations. If the Plan Checker permits an annotation it must be applied to each set of drawings complete with the owner’s/agent’s (or, in the case of structural drawings, the engineer’s) initials and be dated.

Sample drawings (Attachment) are appended to this brochure for general guidance only. They

are indicative of the general quality of submission that is necessary for documentation

supporting a building permit application. These drawings should not be read as containing all of

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the information required in an application; please refer to the following Section and the attached

checklists for further guidance regarding drawing content.

Specific drawing requirements

1. Site plan See Sample Drawing No. 1

Show the following information on the site plan:

legal description and civic address;

type of residence (single family or two family dwelling);

north arrow;

site dimensions per the survey;

streets and lanes (named);

easements, right-of-ways, water courses, tops of bank, and areas restricted by covenant;

locations of all services at property line (showing offsets from property lines), invert elevation (i.e., sanitary, storm), available water pressure;

overall building dimensions of both principal building and accessory buildings (length and width from posts/building face/floor joist projection to opposite posts/building face/floor joist projection);

Riparian setbacks (see Streams and Ravines brochure)

distance of all building setbacks measured perpendicular to the property lines (front, rear, and side yards setbacks);

distance between principal building and any accessory buildings;

existing and finished grades at all corners of principle and accessory buildings, and property corners; also, location of all retaining walls on property, with top and bottom of wall elevations indicated;

crawl space, cellar/basement and accessory building floor slab elevation;

overall building height (i.e., roof ridge elevation);

window wells, patio wells, non-permeable surfaces;

driveway(s) and crossing(s) including width and distance from side property line(s), elevations and slopes - for more information, see the “Parking Areas and Driveways” brochure;

tree locations, size and protection measures;

zoning and zoning summary indicating a summary of all calculations (e.g., FAR calculations including GFA and AGFA calculations);

reference to current edition of BCBC and tabulation of climatic design criteria (e.g., ground and roof snow load) applicable to the project.

for information Parking space requirements for Secondary Suite, see the “Parking Areas and Driveways” and “Secondary Suites (permits)” brochures;

Building Permit Application Requirements 6 Updated: 2017 January 16 For New Single and Two Family Dwellings

Show the location of the following (as applicable) on the site plan:

storm sewer sump; rock pit; septic tank and field layout

vision clearance at street and/or lane intersections;

2. Foundation, floor and roof plans See Sample Drawings No. 2 through 5

Show the following information on the plan drawings:

overall building dimensions of both principle building and accessory buildings (length and width from posts/building face/floor joist projection to opposite posts/building face/floor joist projection);

complete dimensions to all construction;

label room use and size;

size and location of stairs, floor, decks, porches, flat roof;

size and location of ‘open to below’ area;

size and location of chimneys, bay windows, vents, concealed spaces, a/c unit, appliances, furnaces;

windows and doors including door swings and sizes;

stairs showing direction of travel and dimensions;

direction and sizes of all floor/ceiling/roof structural components, including beams and hangers - sealed and signed by a Registered Professional Structural Engineer;

plumbing fixtures, HWTs, appliances, fireplaces, and heating/ventilation systems;

location of hardwired smoke alarms and carbon monoxide alarms;

Secondary suite detail incorporated in application. For more information, see the Secondary Suites (permits) brochure.

3. Cross sections See Sample Drawing No. 6

Show the following information on the building cross section drawings:

floor to ceiling height of all habitable rooms;

height of crawlspace (showing a “stepped” footing);

height between underside of uppermost finished ceiling and roof peak;

cross section through stairs to floor above showing headroom clearance;

floor, ceiling, roof and wall assemblies;

roof slopes;

vaulted areas and adjacent concealed roof spaces

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4. Construction details See Sample Drawing No. 6

Show the following information on the construction detail drawings:

footing and foundation wall;

bedroom windows indicating height from finished floor to window sill and opening vent sizes;

typical bay window/window seat (see handout);

sloped/vaulted ceilings/roof decks indicating ventilation and insulation requirements;

stair details, indicating inner and outer radius of curved stairs(tapered threads), width(s),rise, run number of risers, nosings, guards, and handrails;

lintel, beam, post, joist and stud sizes and spacings including lumber grading specifications;

engineered structural components (e.g., prefabricated trusses, engineered wood members, glass guards, steel beams, shearwall details, hold-downs and connectors) under the seal and assurance of a Registered Professional of Record;

building envelope details (e.g., roofing, cladding insulation, vapour barrier, drainage cavity, dampproofing, waterproofing);

for two family dwellings, party wall from foundation to underside of roof sheathing indicating proposed fire separation and sound transmission rating;

crawl space and concealed roof space access and ventilation details;

all construction materials;

Provide door, window, skylight specification demonstrating North American Fenestration Standard (NAFS) compliance (as outlined in the Windows, Doors and Skylights in Part 9 Buildings bulletin;

5. Elevations See Sample Drawings No. 7 & 8

Show the following information on the elevation drawings:

exterior finish;

window size and direction of opening;

existing and finished grades at building corners;

elevations (indicating building height) at each finished floor, uppermost ceiling, and roof peak;

roof slopes;

spatial separation calculations located near applicable elevation;

size and height of aerial trespass if applicable.

Building Permit Application Requirements 8 Updated: 2017 January 16 For New Single and Two Family Dwellings

Portable Toilets

As a result of regular complaints regarding construction workers urinating in the open in

residential neighbourhoods, City Council made the provision of portable washrooms a

requirement on all single and two-family dwelling sites.

There is no need to submit receipt confirming the delivery of portable toilet on site prior to the

issuance of building permit; however, any builder who fails to maintain a portable toilet on site

may have their inspection privileges suspended.

Contact information

If you have any questions regarding the permit application process and submission

requirements please contact the Burnaby Building Department at 604 294 7130.

You can contact the following City Departments and outside Agencies if you have questions

relating to specific topics:

Topics Department Telephone

Damage deposits, driveway crossings, location of City

services, service connections and related fees

Engineering 604 294 7460

Water rates and fees Tax 604 294 7350

Building permit and zoning enquiries Building - Plan Checking

604 294 7130

Building, electrical, plumbing and gas inspections

Building - Inspections 604 294 7130

Change of address, subdivision, re-zoning, and

commercial zoning information

Planning 604 294 7400

Board of Variance applications

Office of the City Clerk 604 294 7286

Daycare and home group licences, septic field layout

enquiries

Frazer Health Authority 604 918 7683

Homeowner protection insurance

Homeowner Protection Office 604 646 7050

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