Building Permit Application Guidelines
Applicants are required to provide the Building Department with 2 hard copies of ALL documents as well as electronic copies.
Upon submission, the following occurs:
(1) All permits applications will be reviewed for the completeness of their content at the counter. If the permit is not complete, it will be handed back to the applicant and they will be requested to bring in the outstanding material. **Please note that planning approval must be obtained prior to a permit being deemed a complete application; the permit may be taken in but a notice of incomplete will be given at the counter for the missing planning approval. The Planning Department will receive the permit and the applicant will be notified by the Planning Department if anymore information is required.
(2) When the permit is accepted at the counter, it will be given to a zoning administrator who will check for compliance with the zoning by-law.
(3) After it has been given approval from zoning, the application proceeds to plans review to ensure the requirements of the Ontario Building Code are met. Should the examiners at that time discover outstanding items, they will fax, mail or e-mail a "Notice of Incomplete" application form to the applicant listing all the items that are outstanding. The permit will be placed into a holding file awaiting the additional submissions.
(4) If the permit application appears to comply with the regulations, it is handed to the Chief Building Official who will review prior to approval for issuance of the permit. The permit applicant is informed by phone that the permit is ready for pickup and the cost of the permit. The permit may be picked up on payment of the fees between the hours of 8:30 to 4:30, Monday to Friday.
What does a Complete Permit Application consist of?
A site plan depicting the proposed construction on the property is required. This allows for the location of the construction to be established and assists zoning to ensure that all the requirements under the zoning by-law for the zone designation of your property is complied with. A survey or hand drawn depiction of your property with the following information is required: Street names, north arrow, property lines with dimensions, setbacks to all property lines from existing and proposed structure(s), proposed construction (shaded format), overall building dimensions and number of stories, height, rights-of-ways and easements, indicate if municipally serviced with water and/or sewer connections, wells and septic systems on property and adjacent properties including setbacks to proposed structures, lot coverage including percentage of current, proposed and allowable coverage of accessory structures, deck and porches are to be included, outdoor swimming pools, laneway/driveways and lot drainage patterns.
This should be in plan (bird's eye view) and cross section (an imaginary line cut through the building showing structural elements and what is hidden behind). It will include the type of material, the size and shape of the foundation, dimensions and depths of the following: walls, slabs, piers, pads, footings, pilasters, etc. The foundation plan will show the basement framing, main floor plan and indicate the upper floor framing. Any finished areas to be identified and drawn to scale. All plumbing and electrical components for life safety are to be identified. All walkouts, stairs and window sizes are to be noted. Lateral support for hinged walls are to be indicated on foundation plans. Indicate the location of weeping tile.
A plan and cross section of each of the floors and the roof are required showing construction details. Ensure that all exterior and interior partitions, rooms, halls and stairs of each floor, including all windows and doors are shown with dimensions. Rooms are to be labelled. Provide sizing on all structural members and lintels. Indicate load bearing point loads and how they are carried to the foundation walls. Provide spans and material sizing and spacing for all floor systems. Indicate if the roof is "stick framed", the size and spacing of the material used or if engineered trusses will be incorporated (including the slope/pitch of the roof(s)). All engineered trusses are to be stamped and signed at the time of the submission, and include the layout. All engineered components are to be stamped and/or identified. Show existing structure and new (if applicable) and how they are to be connected. All plumbing and fixtures are to be identified on the drawings. All smoke and carbon monoxide detectors are to be identified on the drawings. Be sure to include all heights of rooms, the framing used and the spacing of the framing. The location of any fireplace must be identified, with the extensions through the roof, if applicable.
All new homes and additions to homes require Heat Loss Calculations and HVAC drawings to be prepared by a qualified person. The type of heating that you provide will determine the type of insulation that is legislated. Higher insulation values for walls, ceilings, floors and windows will be required for any building using electric space heating. All homes must have a continuous air barrier and a cross section of the home will be required to indicate the type of insulation, air barrier, vapour barrier and the locations. Homes designed under Part 6 of the Building Code may make some exemptions to these rules, but they will have to be identified at the time of approvals.