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12th ANNUAL
INDUSTRY WORKSHOP
Presented by:
Kitchener Building Division
November 19, 2015
Kitchener Memorial Auditorium Complex
Welcome
• Washrooms and Exits
• Greetings from Acting Mayor, Paul Singh
• Greetings and Staff Introductions from our
CBO, Mike Seiling
2
Agenda
• Administration
• Online/Electronic Permits
• Part 9
• Source Protection Plan-Region of Waterloo
• Break
• MMAH Update
• Part 3
• Questions
• Lunch, stay to network and enjoy! 3
ADMINISTRATION
Tim Benedict Manager of Building
4
Development Charges
2016 Development Charge Rates
• City of Kitchener (0.5% from 2015)
Single = $10,645 Townhouse = $7,541
Multiple = $5,875 Non-Res = $5.09 sq. ft.
• Region of Waterloo (0.5% from 2015)
Single = $18,062 Townhouse = $13,561
Multiple = $9,836 Non-Res = $9.84 sq. ft.
• School Boards (WRDSB & WCDSB)
Rates remain unchanged until May 31, 2016
Note: The new development charge rates will apply
to all permits issued in 2016
5
2016 Permit Fees
0% increase from 2015 rates • Singles, semis, towns - $1.25/sq. ft.
• Apartment Building - $1.25/sq. ft.
• Interior Finishes - $0.43/sq. ft. (basement finishes & major renovations, all classifications)
• Deck - $112.00 each
• Solar Panels - $ 112.00 for singles and duplex’s
• Residential Revisions - $190.00 (min), will be charged for each revision submitted
Applications for 10 business day (new SDD) review must be applied for by Tuesday December 15th, 2015
6
Online Permits
• We currently have 1054 registered users. This is up from 688 at
this time last year
• Revision's must be submitted Online!!!!!!!
• Please submit one unlocked .pdf file online with all drawings
7
Online Permits
• Status displays where your permit is in the process: Incomplete Online Permit = Application not completed successfully (will be
deleted)
Online Permit Application = Application submitted successfully
Pending = Cursory review for complete application
requirements (you will be contacted if items
missing)
Application received = Application has been deemed complete, in the
queue
On hold = A status letter has been sent listing any
outstanding items
Permit ready to be picked up = Review completed, to be issued once
payment received
8
PART 9
Leslie Collins
Municipal Building Official
9
Applications
• Missing Application forms all together or not complete, missing
information or not signed
• Building areas, floor by floor and totals
• Please note the person signing your application form will be the
contact for the permit as far at status letters, invoicing or permit
related questions (you may not want this to be the President of
the company)
• Please complete all people fields on with the online application,
including Plumber
• Pre-meetings for new residential designs or ICI projects, we are
available
10
Applications
• If your permit has been issued, adding basement finishes is no
longer a Revision, please apply online for a Basement Finish
permit
• Tracking sheets for Demolition Applications are to be completed
in full, even if the service does not exist. (i.e. the agency would
just sign and indicate N/A)
11
Plans Exam Current Issues
• Ensure you are referencing OBC 2012, this includes engineered
submissions with relevant dates on professional seals
• Site specific engineered documents are only for the address
noted
• Each unit in a multi unit stacked town or townhouse requires a
completed EEDS form, it is possible for each unit to comply with
a different package
• Approved Elevations on Priority lots are required prior to
permit issuance, please submit to Planning early!
12
Plans Exam
Garage Landing
• 9.8.6.2.(3) Required Landings is an ongoing issue, the current
code requires anything more than three(3) risers to include a
landing. Our past practice has been to always exempt landings
in garages were doors swing away, we are working with MMAH
for a resolution on this, stay tuned
• Tall Walls, if the design differs from what the code allows,
Engineering will be required for the design of the wall
• Double Joists spans are not listed in the code, we can not
approve increased spans without supporting Engineering
• By incorporating the above noted items into your permit
submissions you should avoid unnecessary delays
13
Revisions
• Where should revisions be sent?
ONLINE, ONLINE, ONLINE through our Online Permit System
• What are they? When submitting a revision please clearly
indicate what you are revising on the permit
• When submitting a revision, submit only the required paperwork
for the revision instead of the entire drawing package
• Revisions must be processed and reviewed prior to inspection
• Detail, Detail, Detail…please make sure your details on paper
match what is happen on site. If your fire separations are being
installed differently than what the permit drawings show we will
require a REVISION and this may slow things on site
14
Status Letter
Note: Partial submissions that fail to address all the outstanding
deficiencies will not be accepted. Resubmission must be complete
to avoid any further delay. Once all relevant documents listed
above are gathered please e-mail documents to the plans
examiner’s attention, including a copy of this letter.
• Submit all items at once, partial submissions slow the process
for everyone
• Submissions from Status Letter will be worked into the process
between other complete applications
15
Zoning By-law Update
• Garage width shall not exceed 70% of the front facade for a
single detached and 60% for semi-detached houses
16
Zoning By-law Update Zoning By-law 85-1 (in effect)
• "Building Height" means the vertical distance between the highest finished
grade level at the perimeter of the building and the uppermost point of the
building. For all uses except single detached and duplex dwellings, at no point
shall the vertical distance between the lowest finished grade and the
uppermost point of the building exceed 110% of the maximum building height
in the applicable zone. Provided, however, where this by-law requires building
height to be calculated to determine a minimum rear yard or a minimum side
yard requirement, building height shall mean the vertical distance between the
lowest finished grade elevation along the lot line related to such yard at that
point closest to the building and the horizontal extension of the uppermost
point of the building. Antennae, chimneys, spires, cupolas, elevator
penthouses, or other similar features shall be disregarded in calculating
building height. In the case of a building on a lot within more than one zone,
building heights shall be measured to the uppermost point of that portion of the
building within each zone. (By-law 92-232, S.3[b]) (Amended: OMB Order
PL140037, By-law 2013-147, S.1) (Amended: By-law 2015-068, S.2)
17
Zoning By-law Update • “Building Height (Single Detached and Duplex Dwellings)" means the
vertical distance between the highest finished grade level at the perimeter of the
building and the uppermost point of the building. Provided, however, where this
by-law requires building height to be calculated to determine a minimum rear
yard or a minimum side yard requirement, building height shall mean the vertical
distance between the lowest finished grade elevation along the lot line related to
such yard at that point closest to the building and the horizontal extension of the
uppermost point of the building. Antennae, chimneys, or other similar features
shall be disregarded in calculating building height. In the case of a building on a
lot within more than one zone, building heights shall be measured to the
uppermost point of that portion of the building within each zone. (By-law 2015-
068, S.3)
• “Highest Finished Grade” means where the highest elevation of the grade
meets the exterior wall of a building and the maximum slope taken from the
closest property line is not more than 18 degrees (3:1 slope), and in no case shall
a retaining wall(s) be installed to meet these criteria. (By-law 2013-138, S.16)
18
Zoning By-law Update • New Zoning By-law (first draft – not in effect)
• “Building Height” means the vertical distance between the finished
grade level at the perimeter of the building and the uppermost point
of the building.
• “Grade” means the elevation of the finished ground or land
immediately surrounding such building or structure and is determined
by averaging six (6) grade elevations equally spaced apart along the
exterior walls of the building.
Should you have specific Zoning Inquiries please email
19
PART 9
Tom Czerlau
Municipal Building Official
20
Inspection Safety • Clean Sites
21
Inspection Safety
• Fire Access Routes to be kept clear at all times!
22
Inspection Safety • Fire Access Routes to be kept clear at all times!
23
Inspection Safety • Fire Access Routes to be kept clear at all times!
24
Inspection Safety
• No smoking in Buildings under Construction (Smoke-Free
Ontario Act and Occupational Health and Safety Act)
• Access to Buildings, keep all stairs and pathways clear from snow and ice
• Shingles and all rough-in’s to be completed prior to framing
inspections
• For safety reasons, inspections will be postponed during inclement weather (e.g. snow storms). Notification will be given via CBO’s email contact list, Facebook and Twitter
• Be mindful when using gas powered equipment in enclosed areas. (e.g. basements)
25
General Inspection Items
• Site copy of drawings to be printed in colour and kept on site,
we may walk away should these not be provided
• Permit drawings must include a printed copy of any approved
revisions and any extra Engineering on site
• Sub-Trades should also have approved plans, this helps with
Engineered items and upsizing of beams and lintels
• Site Supers are to walk through inspections prior to us
inspecting, saves both of us time and money
• By the Site Super walking through if a repair detail is required,
work could be started and maybe even implemented prior to our
inspection
26
Inspections
• Special Conditions (Direct Detect, Soils Report, Infiltration,
etc...) make sure these are reviewed early to avoid delays
during construction
• ESA Reports are required for Occupancy
• Final Plumbing and Occupancy inspections on the same day
may cause Occupancy delays if something goes wrong with
Final Plumbing, we suggest these be booked on separate days
• Likewise visiting the same site twice in one day is not ideal, in
fact when two inspections are booked we will pick the later and
normally visit the site once
• If timing is an issue, it helps to have someone on site for the
inspection to address issues in a timely manor
27
Inspections • HVAC Reports were implemented last year and from our end
are working great. Please leave them on site, email in or fax
prior occupancy (do not fax the day of)
28
Inspections
• Ensure installation of smoke detectors matches the
manufacturers guidelines, specifically with tray or coffered
ceilings
• To help facilitate safe inspections please ensure ladders are tied
off, temporary guards in place and temporary or permanent
stairs are fastened properly. Safety is first, if these items aren’t
addressed we will walk away!
• Trap Guard, if these are installed on floor drains they are
required to be tested without water in the trap, should the test
fail direct priming of floor drains will be required
• Fire Stopping details are to be printed and available on site for
both the Building Inspector and Sub-Trades
29
Inspections • Ensure HRV intake clearance is a minimum 18” above grade
30
Booking Inspections
519-741-2761 • Automated call-in for inspections allows same day booking,
provided prior to 8:00am.
• Online Booking
• When booking inspections there is no guarantee for specific time requested.
• If not ready for inspection(s), please ensure it’s cancelled by calling 519-741-2312.
• Please use the above options for booking inspections, voicemails and emails directly to the inspector can be missed
31
Source Water Protection
Amy Domaratzki, P.Emg
Risk Management Official – Water Services
Region of Waterloo
519-575-4829
32
Part 3 Housekeeping
Matt Ruetz Municipal Building Official
33
BCIN / QuARTS
New QuARTS website was launched October 27
• Visit the Ministry’s Website for complete details and to register
• Ensure you are enrolled and displayed on the QuARTS public
registry
• Confirm your Qualifications and Firm Registration are current
and have not expired.
• Verify that your credentials and Qualifications are all listed
Contact the Ministry if you have any questions or observe any
errors with your profile
34
OBC Matrix
An OBC Matrix shall be included with most permit
applications. Please ensure the matrix is;
• Completely filled out with the pertinent building information
• Completed by the individual taking responsibility for the
Architectural Design (not the owner or contractor)
• Signed or stamped by Designer
Matrixes are necessary for us to understand and review your
building permit. Incomplete, incorrect or omitted matrixes may
delay your permit review and processing times.
You can download a matrix template from our website
• www.kitchener.ca/building
• Click on “Applications and Standard Forms” located in
the menu bar on the left
35
Change of Use / Part 11
Matrix A Change of Use / Part 11 Matrix shall be included with
ALL permits where the occupancy of the suite is
proposed to change. Please ensure the matrix is;
• Completely filled out with the pertinent building information
• Completed by the individual taking responsibility for the
Architectural Design (not the owner or contractor)
• Signed or stamped by Designer
You can download a matrix template from our website
• www.kitchener.ca/building
• Click on “Applications and Standard Forms” located in
the menu bar on the left
36
37
38
Geotechnical Report
A geotechnical report is required for ALL new buildings
and additions
• Ensure the geotechnical report is completed prior to submitting
the application for the building permit
• Submit a copy of the completed geotechnical report at the time
of permit application to avoid delays in processing your permit
39
SB-10 Provisions
SB-10 is applicable to ALL new buildings and additions
(including shell buildings) except;
• Part 9 residential (SB-12 applies)
• Heritage Buildings
• Buildings that use less than 12W/m2
• Temporary Structures I.E. tents, trailers, portables
• Warehouses & Storage rooms where the designed indoor
temp is <10 o C
• Unheated storage garages
In the case of a shell building, the design values for the most stringent
situation that is likely to occur is to be assumed.
40
SB-10 Provisions Compliance Options
SB-10, Division 3 allows 3 options;
1.Energy Modelling using ASHRAE 90.1
2.Energy Modelling using MNECB 1997
3.Division 3 Prescriptive & ASHREA 90.1
41
SB-10 Provisions Permit submission documents
Ensure all applicable submissions for permit include the
following;
• Energy Efficiency Certification Form (even if building is
exempt)
If not exempt, submission shall also include;
• SB-10 checklist, or
• Energy Modelling
42
Select
applicable
exemption
Select the
chosen
compliance
path
or,
Shall be
sealed by
consultant for
each discipline (even if exempt)
SB-10 Provisions Energy Efficiency Certification Form
43
You can download a template of these forms from our website
• www.kitchener.ca/building
• Click on “Applications and Standard Forms” located in
the menu bar on the left
SB-10 Checklist
to be submitted
(Form B)
Energy Modeling
to be submitted
(Form A)
SB-10 Provisions Energy Efficiency Certification Form, continued
44
Sprinkler Drawings
• City of Kitchener allows deferred submission of sprinkler drawings
• Construction on the sprinkler system shall not commence until the
sprinkler drawings have been submitted and approved
• Ensure proper documentation and approved drawings are on site
• Ensure the sprinkler drawings reference the proper version of
NFPA 13
45
Streets
OBC Div.A. 1.4.1.2.
Street means any highway, road, boulevard, square or other improved
thoroughfare that is 9 m or more in width, that has been dedicated or
deeded for public use and that is accessible to fire department vehicles
and equipment.
or,
an access route conforming to subsection 3.2.5. [ref. 3.2.2.10.(2)]
OBC Div.B. 3.2.5.5.
• Shall be located not less than 3 m and not more than 15m from
principal entrance and every required access opening.
46
Total Perimeter = 350 m
Perimeter within 15m of street
= 12 + 125 + 30 + 10
= 177 m
50.6% of perimeter faces a street
Therefore faces 2 streets
OBC Div.B. 3.2.2.10.
• 2 streets = 50% of building perimeter within 15 meters of a street
• 3 streets = 75% of building perimeter within 15 meters of a street
Streets, continued
47
Spatial Separations
• Ensure to provide detailed spatial separation calculations with
every permit application, where applicable.
• Spatial separations using fire compartments;
• provide calculations for each different fire compartment
scenario
• illustrate / label fire compartments on drawings for clarity
48
Spatial Separations Fire Compartments
49
OBC Div.B. 3.2.3.1.(3)&(4)
The exposing building face shall be taken as the projection of the
exterior wall onto a vertical plane.
Spatial Separations Wall Projections
50
Standpipe Protection
OBC Div.B. 3.2.9.2.(9)
The OBC requires that standpipe risers be located in one of the
following:
• An exit stair shaft, or
• A vertical service space (fire separation)
Kitchener has seen the proposal for a 3M fire wrap to protect
standpipe riser when it is not located in one of the locations noted
above. We have been told this is not unique to Kitchener alone.
51
Standpipe – cont’d.
• 3M fire wrap (or similar fire wrap products) have not been tested
for this type of application. There are no known listing for this
specific application.
• City may entertain an Engineer’s judgement, or an alternative
solution proposal. City must receive confirmation that
performance level of what is specified in the Code is met (ie:
equivalent) with the product being proposed.
52
Washrooms Line of Sight
OBC Div.B. 3.7.4.16.(2);
The following shall not be visible from the entrance to the washroom;
• Water closets
• Urinals
• Lavatories
• Watch for the placement of mirrors which may make these fixtures
visible from the entrance
• The City of Kitchener will permit water closet partitions to be
visible from the entrance, provided they extend to within
3” of the floor.
53
Washrooms small restaurants
OBC Div.B. 3.7.4.2.(9);
Both sexes are permitted to be served by a single water closet if
the occupant load is not more than 10 persons, with some
exceptions.
• Dining rooms, restaurants, cafeterias and alcoholic beverage
establishments are no longer listed as an exception.
54
Barrier Free Requirements Path of Travel
OBC Div.B. 3.8.1.3.(1);
Every barrier-free path of travel shall provide an unobstructed width of
at least 1100mm , including but not limited to;
• Behind bars, service counters, reception desks, cash desks, etc.
• Areas through retail sales floors
• Kitchen preparation areas
OBC Div.B. 3.8.3.3.(1);
Every doorway located in a barrier-free path of travel shall have a clear
width of not less than 860mm
• In most cases a minimum 965mm (3’-2”) will be
required to meet this requirement 55
Barrier Free Requirements
OBC Div.B. 3.8.3.3.(6);
A door shall be equipped with a power door operator where the
door serves;
• A washroom for public use required to be barrier-free
(This is a new and separate requirement from the requirement
for a PDO when a self-closing device is installed)
• The Ministry has clarified that most washrooms are
considered public washrooms.
• An example of a private use washroom would be a
washroom off of a CEO’s office
56
Barrier Free Requirements Non barrier-free accessible floors
Non barrier-free accessible floors are not exempt from all
requirements of Section 3.8. Some provision still apply;
OBC Div.B. 3.8.3.3.(19)
• all doors in a public corridor shall have an 860mm clear width
• Closed fist operation (900mm to 1100mm AFF)
• Vision panels in accordance with 3.8.3.3.(14)
• Sheet glass doors in accordance with 3.8.3.3.(15)
• If provided, power door operators in accordance with sentences
3.8.3.3.(16) & (17)
OBC Div.B. 3.8.2.3.(6)
• Water closets
• Ambulatory washroom stalls
• Urinals
• Lavatories
57
Dead-end corridors
OBC Div.B. 3.3.1.9.(8)
Dead end corridors are not permitted in an assembly occupancy
unless there is a second and separate egress doorway from each
room.
• Restaurant washrooms are commonly located down a dead
end corridor
• Code does not allow for this however buildings are
constructed like this all across the province
• The City of Kitchener has accepted this in the past with;
• Limits on the length of the corridor
• only washrooms opening into the corridor
(i.e. no janitor room doors)
58
Dead-end corridors, continued
59
Natural Lighting
BCC Ruling 14-03-1366
• Natural lighting requirements for bedrooms in apartment
buildings
• Not required on exterior wall
• View to outdoors is required
• City of Kitchener is working to update our policy to be more in
line with the recent BCC ruling
60
Mid-Rise Wood Frame
Construction Key Element
Highlights and Reminders
61
Exit Requirements
• Fire separations for exits must:
Have a 1.5 hour fire-resistance rating -
3.4.4.1.(3)
Noncombustible construction –
3.2.2.43A./.50A.(2)(e)
(noncombustible construction must be
supported by noncombustible construction)
62
Fire Fighting Access
• 3.2.2.10.(3) - At least 10% of the
building perimeter must be within 15m
of a street
• 3.2.5.6.(2) - No portion of an access
route to be more than 20m below the
floor of the uppermost storey or
mezzanine
63
Fire Fighting Access, continued
64
Permitted
unprotected
openings
Cladding requirements
≤ 10% • Noncombustible
> 10% • Noncombustible or wall assembly
tested to CAN/ULC-S134.
• Fire-retardant treated wood (if any) to
be conditioned to ASTM D2898
• 3.1.4.8.(1) & 3.2.3.7.(6) - 5 and 6 storey mid-
rise combustible buildings shall have:
Noncombustible cladding for all storeys, or
3.2.3.7.(6) & (7)
Exemption permitting foam plastic insulation protected
on exterior by masonry, concrete or noncombustible
(S101-tested) material does not apply.
Cladding
65
Combustible Piping
• 3.1.4.9.(1)&(2) - Combustible piping
treated same as in noncombustible
building (Flame-spread rating 25 max.)
except
Sprinkler piping
Tubing for pneumatic controls (≤ 10mm dia.)
Public pools and spas
Piping concealed in a concrete floor slab
66
Structural / Seismic Design
• 4.1.8.10. Additional System Restrictions – Type 4 or
type 5 irregularities not permitted (in-plane discontinuity
and out-of plane offsets not permitted).
• 4.1.8.11. Equivalent Static Force Procedure for
Structures – Satisfying the Conditions of Article 4.1.8.7.-
the lateral earthquake force, shall be multiplied by 1.2
• 4.1.8.12. Dynamic Analysis – Permission to limit base
shear to 0.8 times earthquake design force does not
apply
67
Things we have learned so far… Building Shrinkage / Movement
• Higher shrinkage observed in;
• lower storeys, and
• interior walls vs. exterior walls
• Amount of shrinkage depends on the time of year
• wet season vs. dry season
• Likely to be constructed using;
• Pre-engineered lumber products, or
• Pre-fab panelized systems
68
Things we have learned so far… Insulation
• Lower storeys could have large amounts of framing in
walls
• Accommodation needs to be made for insulation
installation
69
Things we have learned so far…(cont’d)
Design Considerations around Stair Shafts
Do you tie wood framing to masonry / concrete stair shafts or do you
not tie them together?
• If tied together very difficult design, but can be done
• If not tied together a gap is required around perimeter to allow for
seismic movement
• Fire stopping requirements to be considered
70
Mid-rise Wood-Frame
Construction Handbook
71
Part 3 Inspection Topics
Scott Madter Municipal Building Official
72
Inspection Requests
Through the Automated IVR
System
• Ensure required inspections are being
requested through the inspection
request line (IVR Line) 519-741-2761.
73
Pre-construction Inspection
• Highly recommend setting up a Pre-
Construction Inspection meeting with the
building inspector to review, but not limited to,
the following:
– Review approved permit drawings and documents.
– Review required inspections.
– Review required reports and paperwork to be
submitted.
– OBC related issues and/or questions.
74
Sprinkler Drawing &
Hydraulic Calc. Submittal
• City of Kitchener allows deferred
submission of sprinkler drawings post
permit issuance.
• P.Eng. Stamped Sprinkler Drawings
Including Hydraulic Calculations to be
submitted to the Building Department for
review and approval by both Building &
Fire Departments prior to installation.
75
Commissioning of Life Safety
and Fire Protection Systems
• As per OBC Div. B 3.2.4.6.(1) Where life
safety and fire protection systems are
installed to comply with the provisions of this
Code or the Fire Code made under the Fire
Protection and Prevention Act, 1997, the
commissioning of these integrated systems
must be performed as a whole to ensure
proper operation and inter-relationship
between the systems.
76
Commissioning of Life Safety and
Fire Protection Systems Cont.
• When Commissioning a building, the life safety
systems and their components (i.e. fire alarm
systems, sprinklers, standpipes, smoke control,
ventilation, pressurization, door-hold open devices,
elevator recalls, smoke and fire shutters and
dampers, emergency power, emergency lighting etc.)
shall be verified to ensure that they are functioning
according to the intent of their design. The
commissioning provides the documented
confirmation that the building systems satisfy the
intent of the Building Code.
77
Commissioning of Life Safety and
Fire Protection Systems Cont.
• Architect, P.Eng. or 3rd Party
Commissioning Agency to provide a
report to confirming that applicable
installed systems are operational and
functioning as per OBC Div. B
3.2.4.6.(1).
78
Commissioning of Life Safety and
Fire Protection Systems Cont.
• Two of the more commonly referenced
documents are:
– CAN/ULC S1001-11 Integrated Systems
Testing of Fire Protection and Life Safety
Systems
– NFPA 3 Recommended Practise for
Commissioning of Fire Protection and Life
Safety Systems
79
Firestop Engineered Judgement
Details
• Are required to be stamped by an
Architect or P.Eng. licenced within the
Province of Ontario.
80
Site Servicing & Plumbing
• Engineered site servicing drawings
approved by the City of Kitchener’s
Engineering Department to remain on
site.
• Revised site serving drawings to be
submitted to both Building and
Engineering Departments for review
and approval.
81
82
Building Permit Finals
• In addition to the final building
inspection being completed, final
grading certification/sign-off (where
applicable) is required to be submitted
in order for the building permit and
grading rebates to be refunded and the
building permit to be closed.
83