CIRCULAR DEVELOPMENT SERVICES DEPARTMENT Guide for Commercial & Multi-Family Construction Current Planning and Information Circular 3 Development WHEN DO I NEED A BUILDING PERMIT? Division Prior to constructing, adding to or altering industrial, commercial, institutional or multiple-family housing developments. Phone: 561-7611 NOTE: No excavation, erection, enlargement, alteration, Fax: 561-7721 repair, removal or demolition of any building or structure, or part thereof, shall be commenced or undertaken without a permit being first obtained from the Current Planning and Development Division. WHAT DO I NEED TO KNOW PRIOR TO PLANNING MY PROJECT? Zoning - Check with the Current Planning & Development Division to ensure the zoning allows the intended project use. Design Panel Review - Check with the Current Planning & Development Division to determine if your project is subject to review by the Advisory Design Panel, and if so, what kind of drawings and information you need to provide for the review. Please consult the circular called "A Guide to the Development Review Process". This guide has been prepared to provide convenient information Development Permit - Check with the Current Planning & only. It is neither a bylaw Development Division to determine if the location of your nor a legal document. If project is designated as a development permit area based any contradiction between this guide and on the City's Official Community Plan, and if so, what are the the relevant Municipal requirements. Please consult the circular called "A Guide to Bylaws and/or the Development Review Process". applicable codes is found, such bylaws Services - Check with Current Planning and Development and/or codes shall be the legal authority. Division for location of water, sanitary sewer and storm water runoff system. July 2003 Land Title - Check with the Current Planning & Development DEVSERV/Web Site/Building Division for any covenant, easement, right-of-way, etc. Permits/Guides & Circulars registered against the title. WHAT DO I NEED TO OBTAIN A BUILDING PERMIT? Title Search - If this is the first building going on the property. Legal Description - Provide legal description or civic address. Fees - Building Permit fee Development Cost Charges – Transportation, drainage, water, sanitary sewer, park and open space Site Service Costs – connections for water, sanitary sewer, and storm sewer from main to property line Design Panel Review - (if applicable) Development Permit - Completion of Development Permit process (if applicable). Health - Approval(s) from Northern Interior Health Unit (if applicable). Food service, day care, swimming pools, etc. Geotechnical - Sub-surface soil investigation report including schedules B1 and B2. Building Code Analysis - To assist in processing your building permit application, please have a professional designer complete a code analysis (covering all required information indicated on attached form) on front page of architectural drawing. Architectural Drawings - Architectural drawings shall include information required under Part 2 of the B.C. Building Code. They shall also show: • Proposed building or addition in elevations and sectional views. • Dimensioned plans showing layout and use of the roof and floor of the proposed building or addition. • General layout of structural framing, foundations, heating, ventilation, air conditioning and mechanical equipment. • Architectural details showing materials, finishes and fixtures. • Complete information on proposed fire separations (2.3.3 BCBC) and their ratings, all exits, stairways, service shafts and chutes, crawlspaces, etc. Structural Drawings - Structural drawings shall include all information under 2.3.4 of the B.C. Building Code. In addition, Foundation Drawings shall include all information required by 184.108.40.206 of the B.C. Building Code and Masonry, Reinforced and Prestressed Concrete and Steel Construction Drawings shall comply with Part 4 of the B.C. Building Code. Electrical Drawings - Electrical drawings are required to show the complete electrical system (based on B.C. Electrical Code) including the following: • Provision of circuits for sign lighting. • Complete wiring layout showing fire alarm system including gongs, break-glass stations, heat and smoke detectors where applicable, and location of control panel. • Exit lights and emergency lighting where applicable. Mechanical Services Drawings - These drawings shall include: • All necessary details of the proposed heating, ventilating and air conditioning systems (based on Part 6 of B.C. Building Code) and fire extinguishing equipment. • All rainwater leaders whether internal or external, screened roof drains, overflow spouts through the parapet wall (based on B.C. Plumbing Code). Landscape Drawing - These drawing shall include: • All landscaped areas, driveways, walkways, on-site lighting, screening, buffer zone, etc. • Size and location of off-street parking and loading spaces, curbing, surfacing and access from streets or lanes. Site Service Drawing - These drawings shall show: • Complete storm and sanitary system, water system and fire lines including location and typical details as necessary of all sewers, ditches, drain tile, rainwater leaders, manholes, catchbasins, cleanout sumps, grease traps, septic tanks, water lines, shut off valves, fire lines, fire hydrants, standpipes and fire department connections. Also, all inverts of sanitary storm and water at property line should be on drawing. NOTE: 1. The above drawings require the attention of the related registered professional for each discipline. 2. Provide two sets of complete drawings (in metric or imperial) signed and sealed by the registered professional. Letters of Assurance - According to Clause 2.6.2 of the B.C. Building Code, before an owner obtains a building permit from the City of Prince George, the owner shall provide one Schedule "A" for the complete project and both Schedules B1 and B2 for each separate discipline such as architectural, structural, mechanical, geotechnical and electrical (if applicable). All these schedules are required to be signed and sealed by the responsible registered professional. WHAT ARE SCHEDULES A, B, C-a AND C-b ? Schedule "A" Schedule "A", signed by both the owner and the coordinating registered professional, confirms that the owner has retained a coordinating registered professional and will also have the project designed and field reviews undertaken during construction by the appropriate registered professional. Construction of a project or portions thereof for which a terminated coordinating registered professional has responsibility shall cease until a replacement registered professional is in place and appropriate new letters of assurance have been submitted to the City of Prince George. Schedules "B-1" and "B-2" Schedules "B-1" and "B-2" identify the various registered professionals who acknowledge responsibility for certain portions of the design and that it substantially complies with the B.C. Building Code and other applicable enactments respecting safety. They also provide a commitment to be responsible for the field review required by the project. Note: The letters of assurance are not intended to eliminate the plan review and site inspection carried out by the City of Prince George. The City of Prince George, as the authority having jurisdiction, will continue an independent third party role of monitoring the construction for substantial compliance with the B.C. Building Code. Schedule "C-a" Schedule C-a confirms that the coordinating registered professional has coordinated the necessary field reviews of the registered professionals engaged on the project. It also confirms that he or she has coordinated the functional testing of the fire emergency systems and devices to ascertain that they substantially comply with the requirements of the B.C. Building Code. Schedule "C-b" Schedule C-b confirms that the necessary field reviews have been completed and the finished project substantially conforms to the registered professional's design and the B.C. Building Code. HOW MUCH DO I PAY FOR A BUILDING PERMIT ? The fee of the building permit is calculated on the construction value. For example, if the construction value of a very small commercial project is $200,000, the permit fee will be $1,150 (subject to change). You need to add $4.50 per $1000 construction value thereafter (subject to change). If the applicant provides certification of registered professional design and field review, the building permit fee will be reduced by 2.5% of the total building permit fee up to a maximum of $500. A schedule of permit fees is available at the permit counter - please ask for it.