Building Standards Department. Guide to Building Permits Understanding the Different Building Permit Types and their Submission Requirements

Transcription

1 Guide to Building Permits Understanding the Different Building Permit Types and their Submission Requirements Building Standards March 2018

2 CONTENTS BUILDING PERMIT APPLICATIONS... 2 GENERAL INFORMATION... 2 HOW TO SUBMIT A PERMIT APPLICATION... 2 Online (Electronic) Application... 2 In-Person (Paper) Applications... 2 HOUSING (HP)... 4 NON HOUSING (NH)... 6 ALTERATIONS (AL)... 8 DEMOLITION (DP) PLUMBING (PP) SIGN (SP) POOL ENCLOSURE (PE) CERTIFIED MODEL (CM) REPEAT HOUSING (RP) ALTERNATIVE SOLUTION (AS) CONDITIONAL BUILDING (CP) Guide to Building Permits 1 Building Standards March 2018

3 BUILDING PERMIT APPLICATIONS The City of Markham has several types of building permits. In this document, learn about the different types of permit applications and which forms, drawings and documents are required for each. GENERAL INFORMATION All building permit applications must include: 1. Completed application forms 2. Drawings and supporting documentation 3. The applicable building permit fee The forms, drawings and documents required are different for each type of permit application. For a detailed list of what is required, refer to the section on the each type of permit. All drawings must be on standardized sized sheets, drawn to scale, fully dimensioned, signed and dated. Drawings by a designer must include: designer s name, designer s contact information, qualification identification number (if applicable), signature, and stamp / statement that the person has reviewed and taken responsibility for all design activities. HOW TO SUBMIT A PERMIT APPLICATION Online (Electronic) Application The City of Markham Building Standards Department is now offering electronic plans review through eplan, a web-based permit application and electronic plans review system. eplan is an optional service available to all building permit applicants. All eplan applications must comply with our eplan Submission Standards. Please refer to our eplan Applicant Handbook for detailed information on using the eplan portal and electronic plans review software. For more information on eplan, including the Applicant Handbook and Submission Standards please visit In-Person (Paper) Applications Paper submissions must include: 1 copy of all forms 1 copy of all Applicable Law Approval Documents 2 copies of all drawings and supporting documentation Payment for estimated permit fees Guide to Building Permits 2 Building Standards March 2018

4 Paper applications must be delivered by the permit applicant to the Building Standards Counter (address below). The Building Counter is open Mondays through Friday, 8:00 am to 5:00 pm. REVIEW TIMELINES City of Markham Building Standards Counter Ground Floor, Milliken Entrance 101 Town Centre Boulevard Markham, Ontario, L3R 9W3 When the permit application is received it will be deemed complete or incomplete. A complete application is one that meets all of the following conditions on the day the application is submitted (for eplan submissions this is the date that the Pre-Application Review is Approved): 1. All applicable law (as defined by the Ontario Building Code) is satisfied and documents confirming these approvals are submitted. 2. All required forms, documents and drawings (as specified in Schedule B of the Markham Building By-law) are submitted. Once a project is deemed incomplete, it remains classified as incomplete for the remainder of the application phase, even after the outstanding approvals / information are submitted. Our target review timelines for an application depend on the application s status as complete or incomplete. Below is a summary of our target review deadlines for the first review cycle, measured in business days. These timelines begin from the date that you complete the Pre-Application Review. Note: Service levels for incomplete applications are subject to change and depend on volume. Type of Project Complete Applications Incomplete Applications Houses and other small projects Small buildings other than houses Large buildings Complex buildings Tents Interior alterations of Demolition permits Sign Permits Pool Enclosure Permits Plumbing Housing Plumbing Other than Housing We can t process incomplete applications. A permit application may be assumed to be abandoned and cancelled if it is inactive for 6 months or more. Guide to Building Permits 3 Building Standards March 2018

5 HOUSING (HP) Housing refers to detached houses, semi-detached houses, or townhouses (less than 4 storeys) containing not more than two dwelling units. A housing permit applies to these buildings or accessory structures to these buildings. The work includes new buildings, additions to existing buildings, and interior alterations. If the project is limited to plumbing only, then a plumbing permit (PP) should be applied for. Examples of housing permits include: Custom homes, detached garages, sheds, finished basements, wall removal, decks, unenclosed porches, non-stacked townhouse blocks. Permit Application Form (not required for eplan submissions) Applicable Law Checklist Schedule 1 (for BCIN Designers) Schedule 2 (for projects with private on-site sewage systems) Energy Efficiency Design Summary Form Plumbing Data Form (for interior alterations only) Approval Documents required by Applicable Law Lot Grading Approval (for new homes, additions or accessory buildings) Shop drawings for pre-engineered floor systems Framing Plan Beam calculation sheets sealed by a P.Eng Shop drawings for prefabricated roof trusses Framing plan Truss calculations sheets sealed by a P.Eng Mechanical Ventilation Design Summary Heat loss / heat gain / duct calculations Site plan Zoning Summary (permitted / proposed) Property lines referenced to a current survey Location of all proposed & existing buildings Overall dimensions of all buildings (width / length) Proposed finished first floor & basement elevations) On-site Sewage System (for properties served by private systems) Guide to Building Permits 4 Building Standards March 2018

6 System drawings & details Statement of Design Architectural Plans Existing floor plans (required for all additions and alterations) Floor plans of every floor level (specify rooms) Building Standards Department Building elevations with limiting distance calculations (for new buildings, additions, or when existing exterior walls are altered) Stair, landings, deck, guards and handrail details Details and construction notes / specifications Structural (may be incorporated into Architectural Plans) Footing / Foundation design Floor framing plan (including posts, beams, joists, lintels) Roof framing plan (including posts, beams, joists, lintels) Mechanical (HVAC) Plans SPECIAL REQUIREMENTS Townhouse Blocks Architectural Block plans of each floor level Must indicate proposed layout of each unit, including any optional floor plans that will be constructed in that lot. Architectural / structural unit floor plans are optional. If provided, must be submitted on a single sheet and only indicate the actual options / layouts being constructed. Block elevations with limiting distance calculations Firewall and party wall sections / details Mechanical package (HVAC) for non-stacked townhouse units can be submitted for individual units or for entire block Mechanical package, including plumbing, for stacked townhouse units must be submitted as block plans (similar to an apartment building) Guide to Building Permits 5 Building Standards March 2018

7 NON HOUSING (NH) A non housing permit applies to a new building, addition or exterior alteration for any building except housing. Non housing permits include temporary event structures. A non housing permit also applies to interior alterations where a change of use under Part 10 of the Ontario Building Code is proposed. Examples of non housing permits include: warehouse additions, parking structures, apartment buildings, temporary tents, commercial shell building, stacked townhouse block, changing an existing retail space to a restaurant (assembly use). Permit Application Form (not required for eplan submissions) Applicable Law Checklist Schedule 1 (for BCIN Designers) Schedule 2 (for projects with private on-site sewage systems) Commitment to General Review Energy Efficiency Form Plumbing Data Form Approval Documents required by Applicable Law Subsurface Investigation Report Heat loss / heat gain / duct calculations Mechanical equipment & design specifications Construction Fire Safety Plan (for mid-rise wood construction projects) Site plan Zoning Summary (permitted / proposed) Property lines and lot area referenced to a current survey Location of all proposed & existing buildings Overall dimensions of all buildings (width / length) On-site Sewage System (for properties served by private systems) System drawings & details Statement of Design Architectural Plans Ontario Building Code Data Matrix Existing floor / mezzanine plans (required for all additions and alterations / change of use) Guide to Building Permits 6 Building Standards March 2018

8 Proposed floor / mezzanine plans Fire separation locations Building Standards Department Building elevations with limiting distance calculations (for new buildings, additions, or when existing exterior walls are altered) Stair and ramp details (including guard and handrail details) Room Finish and Door schedules Sections, details and construction notes / specifications Structural Plans Footing / Foundation plans (including design loads) Floor framing plans (including design loads) Roof framing plans (including design loads) Column and beam schedules Sections and details Mechanical (HVAC & Plumbing) Plans HVAC drawings Fire protection systems (sprinkler, standpipe) Plumbing drawings (fixtures, water, drains, venting) Plumbing riser diagrams Electrical & Fire Protection plans Electrical supply & distribution plans Fire protection plans Riser diagrams and fire alarm zoning information Site Servicing / Grading Municipally approved site grading plan Municipally approved site servicing plan Guide to Building Permits 7 Building Standards March 2018

9 ALTERATIONS (AL) An alteration permit is used for an interior alteration on any building except for housing. This includes new partitions, interior demolitions, mechanical work, changes to fire protection systems, etc. If the project is limited to plumbing only, then a plumbing permit (PP) should be applied for. Examples of alteration permits include: tenant fit-up, fire alarm upgrades, maglock installations. Permit Application Form (not required for eplan submissions) Applicable Law Checklist Schedule 1 (for BCIN Designers) Schedule 2 (for projects with private on-site sewage systems) Commitment to General Review Energy Efficiency Form Plumbing Data Form Approval Documents required by Applicable Law Heat loss / heat gain / duct calculations Mechanical equipment & design specifications Site plan Zoning Summary (permitted / proposed) Property lines and lot area referenced to a current survey Location of all proposed & existing buildings Overall dimensions of all buildings (width / length) On-site Sewage System (for properties served by private systems) System drawings & details Statement of Design Architectural Plans Ontario Building Code Data Matrix Key Plan showing location of unit within building Existing floor / mezzanine plans Proposed floor / mezzanine plans Fire separation locations Guide to Building Permits 8 Building Standards March 2018

10 Stair and ramp details (including guard and handrail details) Room Finish and Door schedules Sections, details and construction notes / specifications Structural Plans (where structural alterations are required) Footing / Foundation plans (including design loads) Floor framing plans (including design loads) Roof framing plans (including design loads) Column and beam schedules Sections and details Mechanical (HVAC & Plumbing) Plans (where mechanical alterations are required) Equipment & Design specifications Fire protection systems (sprinkler, standpipe) Plumbing drawings (fixtures, water, drains, venting) Plumbing riser diagrams Electrical Plans (where electrical alterations are required) Electrical supply & distribution plans Fire protection plans Riser diagrams and fire alarm zoning information Guide to Building Permits 9 Building Standards March 2018

11 DEMOLITION (DP) Demolition permits are required when a building s footprint will be decreased. This may be the entire building or only a portion of it. Exterior walls must be included in the scope of work. If the demolition is for interior spaces only, then an alteration permit (AL) should be applied for. Note: In this section, items marked with an asterisk (*) apply only to projects where the building exceeds 3 storeys in building height or 600 m 2 in building area, the building includes pre-tensioned or post-tensioned members, demolition will extend below the level of the footings of an immediately adjacent building, or explosives / lasers are being used. Permit Application Form (not required for eplan submissions) Applicable Law Checklist Commitment to General Review* Demolition Approvals Checklist (not required for eplan submissions) Approval Documents required by Applicable Law Description of the structural design characteristics of the building and the method of demolition* Environmental Building Audit confirming presence of hazardous materials or designated substances and the proposed method(s) to remove them. (Required where hazardous materials or designated substances are present). Site plan Identify building to be demolished and the location of fencing required to protect the site and adjacent properties Identify extent of excavation for new custom home (for infill projects only) Property lines and lot area referenced to a current survey Temporary shoring plan (for infill housing projects where existing or new foundation walls are less than 1.8 m from the property line) Demolition plan (required for partial demolitions) Guide to Building Permits 10 Building Standards March 2018

12 PLUMBING (PP) A plumbing permit is a required for any plumbing work located within a building or on private property. When the work is part of a larger project, a separate plumbing permit is not required. Examples of plumbing permits include: site servicing, pre-servicing connection, fixture installation with no other construction, backflow preventer installation. Permit Application Form (not required for eplan submissions) Applicable Law Checklist Schedule 1 (for BCIN Designers) Schedule 2 (for projects with private on-site sewage systems) Commitment to General Review Plumbing Data Form Approval Documents required by Applicable Law Cross-connection survey (for backflow preventer installations) Draft plan of Subdivision (for pre-servicing connections) Floor Plan with fixture locations (for fixture installations in existing single-detached dwelling, semi-detached dwelling or non-stacked townhouse units) Plumbing Plans (for fixture installations in multi-residential or non-residential buildings) Plumbing drawings (fixtures, water, drains, venting) Plumbing riser diagrams Site Servicing / Grading (for site servicing applications) Municipally approved site grading plan Municipally approved site servicing plan On-site Sewage System (for properties served by private systems) System drawings & details Statement of Design Guide to Building Permits 11 Building Standards March 2018

13 SIGN (SP) This applies to the installation of permanent wall signs and ground signs. Note: In this section, items marked with an asterisk (*) apply only to projects involving wall signs weighing more than 115 kg, roof signs with a face greater than 10 m 2, projecting signs on parapet walls or ground signs greater than 7.5 m above grade. Permit Application Form (not required for eplan submissions) Applicable Law Checklist Commitment to General Review* Sign Permit Application Checklist (not required for eplan submissions) Approval Documents required by Applicable Law Letter from the Owner of the property giving permission to erect the sign Site plan identifying location of the sign Building elevation drawings Position of the sign Dimensions of the sign face Length / height of the wall Sign drawings Sign dimensions Wording of the sign face Lighting Structural details (e.g., mounting, weight of fascia signs, foundations) Support structures (for ground signs) Guide to Building Permits 12 Building Standards March 2018

14 POOL ENCLOSURE (PE) This applies to the installation of required fencing around in-ground and above-ground pools installed on residential properties. Pool Enclosure Permit Application Form Applicable Law Checklist Approval Documents required by Applicable Law Lot Grading Undertaking (Swimming Pool) Utilities Clearance (stamped approved by Alectra Utilities) Site plan Location of existing buildings and proposed pool Details of the proposed fence (height, type of material, location) Gate location (must be self-closing and self-latching) Location of septic system (for properties with a private on-site sewage system) Guide to Building Permits 13 Building Standards March 2018

15 CERTIFIED MODEL (CM) A certified model application is not a permit application. Certified models are a unique building design, that are intended to be constructed on multiple lots (e.g., in a subdivision). Instead of submitting for a lot-specific housing permit application, a certified model may be applied for. Once approved, the certified model is referenced in a repeat housing (RP) permit application for a specific lot. Examples of certified models include: single detached dwelling, semi-detached dwelling, detached garage, semi-detached garage. Note: Townhouse units are not eligible for the certified model program. Certified Model Application Form Schedule 1 (for BCIN Designers) Energy Efficiency Design Summary Form Shop drawings for pre-engineered floor systems Framing Plan Beam calculation sheets sealed by a P.Eng Shop drawings for prefabricated roof trusses Framing plan Truss calculations sheets sealed by a P.Eng Mechanical Ventilation Design Summary Heat loss / heat gain / duct calculations Architectural Plans Existing floor plans (required for all additions and alterations) Floor plans of every floor level (specify rooms) Building elevations with limiting distance calculations (for new buildings, additions, or when existing exterior walls are altered) Stair, landings, deck, guards and handrail details Details and construction notes / specifications Structural (may be incorporated into Architectural Plans) Footing / Foundation design Floor framing plan (including posts, beams, joists, lintels) Roof framing plan (including posts, beams, joists, lintels) Mechanical (HVAC) Plans Guide to Building Permits 14 Building Standards March 2018

16 REPEAT HOUSING (RP) A repeat housing permit is a permit application for a new building where a previously approved Certified Model is being constructed. Examples of repeat permits include: single detached dwelling, semi-detached dwelling, detached garage, semi-detached garages. Permit Application Form (not required for eplan submissions) Applicable Law Checklist Approval Documents required by Applicable Law Siting plan Zoning Summary (permitted / proposed) Property lines referenced to a current survey Location of all proposed & existing buildings Overall dimensions of all buildings (width / length) Proposed finished first floor & basement elevations) Stamped by a grading engineer, confirming that it complies with the approved grading plan for the subdivision Guide to Building Permits 15 Building Standards March 2018

17 ALTERNATIVE SOLUTION (AS) An Alternative Solution is not a permit application. It is a proposal to allow an alternate design and / or measure in lieu of the prescriptive requirements under Division B of the Ontario Building Code. An Alternative Solution submission must reference a building permit application currently under review. Alternative Solution Application Form Reports or other supporting documents referenced in the Application Form CONDITIONAL BUILDING (CP) A conditional building permit is a special permission that is sometimes issued where the issuance of a building permit is delayed due to extended timelines of the final stages of Planning and other approval processes. It is issued at the discretion of the Chief Building Official, when the applicant can show that the approvals are routine and forthcoming. If you are considering a conditional building permit application, please review our Conditional Permit Package. It is recommended that you contact the Building Department in advance of your submission. Permit Application Form (not required for eplan submissions) Addendum (Conditional Permit) Deed or other document confirming owner and legal description of property Guide to Building Permits 16 Building Standards March 2018