Gibsons, British Columbia
· No. 1284
· adopted 2020-10-06
· summary & facts
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Town of Gibsons Building Bylaw No. 1284, 2020
BUILDING BYLAW NO. 1284, 2020
A Bylaw for Administration of the Building Code and Regulation of Construction
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Town of Gibsons Building Bylaw No. 1284, 2020
Table of Contents
Part 1: TITLE ................................................................................................................................. 5
Citation ...................................................................................................................................... 5
Part 2: PURPOSE OF BYLAW ..................................................................................................... 5
Part 3: SCOPE AND EXEMPTIONS ............................................................................................. 6
Application................................................................................................................................. 6
Limited Application to Existing Buildings ................................................................................... 6
Part 4: PROHIBITIONS ................................................................................................................. 7
Part 5: PERMIT CONDITIONS ..................................................................................................... 8
Part 6: POWERS OF A BUILDING OFFICIAL .............................................................................. 9
Administration ........................................................................................................................... 9
Refusal and Revocation of Permits ........................................................................................... 9
Right of Entry ............................................................................................................................ 9
Part 7: OWNER'S RESPONSIBILITIES ..................................................................................... 10
Permit Requirements .............................................................................................................. 10
Owner's Obligations ................................................................................................................ 11
Damage to Municipal Works ................................................................................................... 12
Demolition ............................................................................................................................... 12
Notice ...................................................................................................................................... 12
Part 8: OBLIGATIONS OF OWNER'S CONSTRUCTOR ........................................................... 14
Part 9: REGISTERED PROFESSIONAL'S RESPONSIBILITIES ............................................... 14
Professional Design and Field Review .................................................................................... 14
Requirement for a Registered Professional ............................................................................ 15
Professional Plan Certification ................................................................................................ 16
Part 10: BUILDING APPLICATION requirements ....................................................................... 16
Requirements Before Applying for a Building Permit .............................................................. 16
Building Permit Applications for Complex Buildings ................................................................ 17
Building Permit Applications for Simple Buildings ................................................................... 20
Site and Location Information ................................................................................................. 23
Building Permit Fee ................................................................................................................. 23
Security Deposit with Building Permit Application ................................................................... 23
Permit Fee Refunds ................................................................................................................ 25
Expiration of Application for a Permit ...................................................................................... 25
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Town of Gibsons Building Bylaw No. 1284, 2020
Issuance of a Building Permit .................................................................................................. 25
Compliance with the Homeowner Protection Act .................................................................... 26
Partial Construction ................................................................................................................. 26
Conditions of a Building Permit ............................................................................................... 27
Inspections .............................................................................................................................. 27
Stop Work Order ..................................................................................................................... 29
Do Not Occupy Notice ............................................................................................................. 30
Inspection and Other Fees ...................................................................................................... 30
Permit Expiration ..................................................................................................................... 30
Permit Extension ..................................................................................................................... 30
Permit Revocation ................................................................................................................... 31
Permit Cancellation ................................................................................................................. 31
Occupancy .............................................................................................................................. 31
Temporary Buildings ............................................................................................................... 33
Sanitary Facilities .................................................................................................................... 34
Part 11: RETAINING WALLS AND GRADES ............................................................................. 34
Part 12: BUILDING MOVE .......................................................................................................... 34
Part 13: NUMBERING OF BUILDINGS ...................................................................................... 35
Part 14: POOLS .......................................................................................................................... 35
Swimming Pool Permit and Fencing ....................................................................................... 35
Pool Gate ................................................................................................................................ 36
Pool, Spa or Hot Tub Lid ......................................................................................................... 36
Maintenance............................................................................................................................ 36
Part 15: Energy CONSERVATION AND GHG EMISSION REDUCTION ................................... 36
Part 16: ACCESS ROUTE FOR FIRE VEHICLE ........................................................................ 37
Part 17: OFFENCES ................................................................................................................... 37
Violations................................................................................................................................. 37
Deemed Offence ..................................................................................................................... 38
Ticketing .................................................................................................................................. 38
Part 18: INTERPRETATION ....................................................................................................... 39
Definitions ............................................................................................................................... 39
Appendices ............................................................................................................................. 42
Severability.............................................................................................................................. 42
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Town of Gibsons Building Bylaw No. 1284, 2020
Part 19: REPEAL ........................................................................................................................ 42
19.1 Building and Plumbing Bylaw No. 822, 1996, as amended, is repealed. ............................ 42
Part 20: IN FORCE ..................................................................................................................... 43
Appendix A - Letter of Authorization ....................................................................................... 44
Appendix B - Owner's Undertaking ........................................................................................ 45
Appendix C - Confirmation of Professional Liability Insurance ............................................... 48
Appendix D - Climactic information for design of buildings and structures ............................ 50
Appendix E - Confirmation of Required Documentation ......................................................... 51
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Town of Gibsons Building Bylaw No. 1284, 2020
Town of Gibsons
BUILDING BYLAW NO. 1284, 2020
A Bylaw for Administration of the Building Code and Regulation of Construction
____________________________________________________________________________
GIVEN that the Town Council
A. may by bylaw regulate, prohibit and impose requirements in respect to buildings and
structures under sections 8(3)(g) and (l) of the Community Charter for the following
under section 53(2):
(a)
the provision of access to a building or other structure, or to part of a building or
other structure, for a person with disabilities;
(b)
the conservation of energy or water;
(c)
the reduction of greenhouse gas emissions;
(d)
the health, safety or protection of persons or property;
B. is enacting this bylaw to regulate construction and administer the British Columbia
Building Code in the Town of Gibsons in accordance with the Community Charter and
the Building Act;
C. has employed trained building officials for the purposes of this bylaw;
NOW THEREFORE the Council of the Town of Gibsons enacts as follows:
PART 1: TITLE
Citation
1.1
This bylaw may be cited as "Building Bylaw No. 1284, 2020".
PART 2: PURPOSE OF BYLAW
2.1
Despite any other provision in this bylaw, this bylaw must be interpreted in accordance
with this Part.
2.2
Every permit issued under this bylaw is issued expressly subject to the provisions of this
Part.
2.3
This bylaw is enacted to regulate, prohibit and impose requirements in regard to
construction in the Town in the public interest.
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Town of Gibsons Building Bylaw No. 1284, 2020
2.4
The purpose of this bylaw does not extend to
(a) the protection of owners, designers or constructors from economic loss;
(b) the assumption by the Town or any building official of any responsibility for ensuring
the compliance by any owner, his or her representatives or any employees,
constructors or designers retained by the owner, with the building code, the
requirements of this bylaw, or other applicable enactments, codes or standards;
(c) providing any person a warranty of design or workmanship with respect to any
building or structure for which a building permit or occupancy permit is issued under
this bylaw;
(d) providing any person a warranty or assurance that construction undertaken under
building permits issued by the Town is free from latent, or any, defects; or
(e) the protection of adjacent real property from incidental damage or nuisance.
PART 3: SCOPE AND EXEMPTIONS
Application
3.1
This bylaw applies to the geographical area of the Town and to land, the surface of
water, air space, buildings or structures in the Town.
3.2
This bylaw applies to the design, construction or occupancy of new buildings or
structures, and the alteration, reconstruction, demolition, removal, relocation or
occupancy or change of use or occupancy of existing buildings and structures.
3.3
This bylaw does not apply to
(a) except as set out in Part 11 [Retaining Walls] of this bylaw, a fence;
(b) an accessory building with a floor area of less than 10 square metres;
(c) a trellis, an arbour, a wall supporting soil that is less than 1.22 metres in height, or
other similar landscape structures on a parcel zoned for single-family residential
occupancy uses under the Town's zoning bylaw;
(d) a building or structure commonly known as "Canadian Standards Association Z240
MH series, Z241 series or A277 series", except as regulated by the Building Code.
Limited Application to Existing Buildings
3.4
Except as provided in the building code or to the extent an existing building is under
construction or does not have an occupancy permit, when an existing building has been
constructed before the enactment of this bylaw, the enactment of this bylaw is not to be
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Town of Gibsons Building Bylaw No. 1284, 2020
interpreted as requiring that the building must be reconstructed and altered, unless it is
expressly so provided by this or another bylaw, regulation or statute.
3.5
This bylaw applies if the whole or any part of an existing building is moved either within
or into the Town, including relocation relative to parcel lines created by subdivision or
consolidation. Part 12 applies to building moves.
3.6
If an alteration is made to an existing building the alteration must comply with this bylaw
and the building code and the entire building must be made to comply with this bylaw and
the building code, but only to the extent necessary to addresses any new infractions
introduced in the remainder of the building as a result of the alteration.
3.7
If an alteration creates an addition to an existing building, the alteration or addition must
comply with this bylaw and the building code and the entire building must be made to
comply with this bylaw and the building code, but only to the extent necessary to
address any new infractions introduced in the remainder of the building as a result of the
alteration or addition.
PART 4: PROHIBITIONS
4.1
A person must not commence or continue any construction, alteration, excavation,
reconstruction, demolition, removal, relocation or change the use or occupancy of any
building or structure, including other work related to construction
(a) except in conformity with the requirements of the building code and this bylaw; and
(b) unless a building official has issued a valid and subsisting permit for the work under
this bylaw.
4.2
A person must not occupy or permit the occupancy of any building or structure or part of
any building or structure
(a) unless a subsisting final inspection notice has been issued by a building official for
the building or structure or the part of the building or structure; or
(b) contrary to the terms of any permit issued or any notice given by a building official.
4.3
A person must not knowingly submit false or misleading information to a building official
in relation to any permit application or construction undertaken pursuant to this bylaw.
4.4
Except in accordance with this bylaw, including acceptance of revised plans or
supporting documents, a person must not erase, alter or modify plans and supporting
documents after the same have been reviewed by the building official, or plans and
supporting documents which have been filed for reference with the building official after
a permit has been issued.
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Town of Gibsons Building Bylaw No. 1284, 2020
4.5
A person must not, unless authorized in writing by a building official, reverse, alter,
deface, cover, remove or in any way tamper with any notice, permit or certificate posted
or affixed to a building or structure pursuant to this bylaw.
4.6
A person must not do any work that is substantially at variance with the accepted design
or plans of a building, structure or other works for which a permit has been issued,
unless that variance has been authorized in writing by a building official.
4.7
A person must not interfere with or obstruct the entry of a building official or other
authorized official of the Town on property in the administration of this bylaw.
4.8
A person must not construct on a parcel unless the civic address is conspicuously
posted on the front of the premises or on a sign post so it may be easily read from the
public highway from which it takes its address.
4.9
A person must not contravene an administrative requirement of a building official made
under section 6.6 or any other provision of this bylaw.
4.10
A person must not change the use, occupancy or both of a building or structure or a part
of a building or structure without first applying for and obtaining a building permit under
this bylaw.
PART 5: PERMIT CONDITIONS
5.1
A permit is required if work regulated under this bylaw is to be undertaken.
5.2
Neither the issuance of a permit under this bylaw, nor the acceptance or review of plans,
drawings, specifications or supporting documents, nor any inspections made by or on
behalf of the Town will in any way
(a) relieve the owner (and if the owner is acting through an agent, the agent of the
owner) from full and sole responsibility to perform the work in respect of which the
permit was issued in strict compliance with this bylaw, the building code, and all
other applicable codes, standards and enactments;
(b) constitute a representation, warranty, assurance or statement that the building code,
this bylaw or any other applicable enactments respecting safety, protection, land use
and zoning have been complied with; or
(c) constitute a representation or warranty that the building or structure meets any
standard of materials or workmanship.
5.3
No person shall rely on any permit as establishing compliance with this bylaw or assume
or conclude that this bylaw has been administered or enforced according to its terms.
5.4
Without limiting section 5.2(a), it is the full and sole responsibility of the owner (and if the
owner is acting through a representative, the representative of the owner) to carry out
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Town of Gibsons Building Bylaw No. 1284, 2020
the work in respect of which the permit was issued in compliance with the building code,
this bylaw and all other applicable codes, standards and enactments.
PART 6: POWERS OF A BUILDING OFFICIAL
Administration
6.1
Words defining the authority of a building official are to be construed as internal
administrative powers and not as creating a duty.
6.2
A building official may
(a) administer this bylaw, but owes no public duty to enforce or administer this bylaw;
(b) keep records of applications received, permits, notices and orders issued,
inspections and tests made, and may retain copies of all papers and documents
connected with the administration of this bylaw;
(c) establish or require an owner to establish whether a method or type of construction
or material used in the construction of a building or structure complies with the
requirements and provisions of this bylaw and the building code; and
(d) direct that tests of materials, equipment, devices, construction methods, structural
assemblies or foundations be carried out, or that sufficient evidence or proof be
submitted by the owner, at the owner's sole expense, where such evidence or proof
is necessary to determine whether the material, equipment, device, construction or
foundation condition complies with this bylaw and the building code.
Refusal and Revocation of Permits
6.3
A building official may refuse to issue a permit if the proposed work will contravene the
requirements of the building code or the provisions of this or any other bylaw of the
Town, and must state the reason in writing.
6.4
A building official may revoke a permit if, in their opinion, the results of tests on
materials, devices, construction methods, structural assemblies or foundation conditions
contravene the building code or the provisions of this bylaw, or both, or if all permits
required under this bylaw have not been obtained.
Right of Entry
6.5
Subject to section 16 of the Community Charter, a building official may enter on property
at any time to ascertain whether the requirements of this bylaw are being met.
Powers
6.6
Subject to applicable enactments, a building official may by notice in writing require
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Town of Gibsons Building Bylaw No. 1284, 2020
(a) a person who contravenes any provision of this bylaw to comply with that provision
within the time ordered;
(b) an owner to stop work on a building or structure, or any part of a building or
structure, if the work is proceeding in contravention of this bylaw, the building code,
or any other enactment of the Town or other applicable enactments, or if there is
deemed to be an unsafe condition, and may enter on property to affix or post a stop
work order in the form prescribed by the building official;
(c) an owner to remove or prevent any unauthorized encroachment on a public parcel,
a statutory right of way or easement, or a setback or yard required under an
enactment;
(d) an owner to remove any building or structure, or any part of a building or structure,
constructed in contravention of a provision of this bylaw;
(e) an owner to have work inspected by a building official prior to covering;
(f) an owner to uncover any work that has been covered without inspection contrary to
this bylaw or an order issued by a building official;
(g) a person to cease any occupancy in contravention of a provision of this bylaw;
(h) a person to cease any occupancy if any unsafe condition exists because of work
being undertaken but not complete and where the building official has not issued a
final inspection notice for the work;
(i) an owner to correct any unsafe condition; and
(j) an owner to correct any work that contravenes this bylaw, the building code, or any
other enactment.
6.7
Every reference to "owner" in section 6.6 includes a reference to the owner's agent or
constructor.
6.8
Every person served with a notice under this Part must comply with that notice
(i) within the time ordered, or
(ii) if no time is ordered, immediately.
PART 7: OWNER'S RESPONSIBILITIES
Permit Requirements
7.1
Subject to Part 10 of this bylaw, every owner must apply for and obtain a permit, prior to
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Town of Gibsons Building Bylaw No. 1284, 2020
(a) constructing, repairing or altering a building or structure, including a pool or retaining
wall;
(b) moving a building or structure into or within the Town;
(c) demolishing a building or structure;
(d) occupying a new building or structure;
(e) constructing a masonry fireplace or installing a wood-burning appliance or chimney,
whether attached to, part of or detached from a building.
(f) changing the use or occupancy of a building,
unless the works are the subject of another valid and subsisting building permit.
7.2
Every owner must ensure that plans submitted with a permit application bear the name,
phone number, address and email address of the designer of the building or structure.
Owner's Obligations
7.3
Every owner must
(a) comply with the building code, the requirements of this bylaw and the conditions of a
permit, and must not omit any work required by the building code, this bylaw or the
conditions of a permit;
(b) ensure that all permits, all plans and specifications and supporting documents on
which a permit was based, all municipal inspection certificates, and all professional
field reviews are available at the site of the work for inspection during working hours
by the building official, and that all permits are posted conspicuously on the site
during the entire execution of the work; and
(c) prior to the issuance of a building permit, execute and submit to the Town an
owner's undertaking in the form attached as Appendix B, where required by the
building official.
7.4
Every owner and every owner's agent must carry out construction or have the
construction carried out in accordance with the requirements of the building code, this
bylaw and other bylaws of the Town and none of the issuance of a permit under this
bylaw, the review of plans and supporting documents, or inspections made by a building
official or a registered professional shall relieve the owner, or his or her agent, from full
and sole responsibility to perform the work in strict accordance with this bylaw, the
building code and all other applicable codes, standards and enactments.
7.5
Every owner must allow a building official to enter any building or premises at any
reasonable time to administer and enforce this bylaw. Every owner to whom a permit is
issued must, during construction,
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Town of Gibsons Building Bylaw No. 1284, 2020
(a) post the civic address on the property so that it may be easily read from the public
highway from which the property takes its address; and
(b) post the permit on the property so that it may be easily read from the public highway
from which the property takes its address.
Damage to Municipal Works
7.6
Every owner to whom a permit is issued is responsible for the cost to repair any damage
to municipal works or land that occurs during and arises directly or indirectly from the
work authorized by the permit.
7.7
In addition to payment of a security deposit under sections 10.8 to 10.12, every owner
must pay to the Town, within 30 days of receiving an invoice for same from the Town,
the cost to repair any damage to public property or works located on public property
arising directly or indirectly from work for which a permit was issued.
Demolition
7.8
Prior to obtaining a permit to demolish a building or structure, the owner must
(a) provide to the Town a vacancy date;
(b) pay disconnection, capping, inspection chamber installation, and other applicable
fees as set out in the Town's bylaws governing waterworks and sewer; and
(c) ensure that all municipal services and other services are capped and terminated at
the property line in a Town standard inspection chamber and valve arrangement.
7.9
Every owner must ensure that, on completion of all demolition procedures, all debris and
fill are cleared and the site is levelled or graded, or made safe if levelling and grading are
not possible.
7.10
Every owner must call for an inspection upon completion and clean-up of all works.
Notice
7.11
Every owner must, at least 48 hours prior to commencing work at a building site, give
written or online notice to a building official of the date on which the owner intends to
begin such work.
7.12
Every owner must give written or online notice to a building official of any change in or
termination of engagement of a registered professional, including a coordinating
registered professional, during construction, within 24 hours of when the change or
termination occurs.
7.13
If an owner or a registered professional terminates the engagement of a registered
professional, including a coordinating registered professional, the owner must terminate
all work under a permit until the owner has engaged a new registered professional,
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Town of Gibsons Building Bylaw No. 1284, 2020
including a coordinating registered professional, and has delivered to a building official
new letters of assurance.
7.14
Without limiting sections 10.29 to 10.44, every owner must give at least 48 hours' online
or written notice to a building official
(a) of intent to do work that is required or ordered to be corrected during construction;
(b) of intent to cover work that is required under this bylaw to be, or has been ordered to
be, inspected prior to covering; and
(c) when work has been completed so that a final inspection can be made.
7.15
Every owner must give notice in writing to a building official and pay the non-refundable
fee set out in the rates, fees and charges bylaw immediately upon any change in
ownership or change in the address of the owner which occurs prior to the issuance of
an occupancy permit.
7.16
Every owner must give such other notice to a building official as may be required by the
building official or by a provision of this bylaw.
Fire Sprinklers
7.17
A Sprinkler System shall be installed throughout the following buildings in the Town:
(a) all new buildings containing
(i) more than two dwelling units;
(ii) an assembly use or occupancy;
(iii) a commercial use, except home occupations; and
(iv) an industrial use;
(b) all buildings which are converted into a building listed in 7.17 but only where the
conversion involves an addition to the building and results in a floor area increase of
50%;
(c) existing or converted buildings where additions to the building result in a floor area
increase of more than 50% of the previous floor area of the buildings listed in 7.17;
(d) all existing buildings listed in 7.17 which are added to incrementally when such
additions result in a floor area increase of 50% or more of the existing floor area over
the size of the existing building as it was on November 19, 1996 at the time of the
first addition;
(e) in all buildings where the building official in consultation with the Fire Chief deems
fire fighting access difficult or other special site conditions exist;
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Town of Gibsons Building Bylaw No. 1284, 2020
7.18
The size, type and location of all Fire Department connections at the exterior or within
buildings shall require the approval of the Fire Department.
7.19
The following buildings are exempt from the requirement to install fire sprinklers:
(a) single family dwellings, duplexes, and accessory buildings unless they are over three
stories in height or fire access is difficult as determined per 8.17 (e);
(b) detached service station canopies;
(c) detached unheated open-sided buildings or similar structures where, excluding
doors, they are a minimum of 30% open-sided and they meet the spatial separation
requirements of the building code
PART 8: OBLIGATIONS OF OWNER'S CONSTRUCTOR
8.1
Every constructor must ensure that all construction is done in compliance with all
requirements of the building code, this bylaw and all other applicable, codes, standards
and enactments.
8.2
Every constructor must ensure that no excavation or other work is undertaken on public
property, and that no public property is disturbed, no building or structure erected, and
no materials stored thereon, in whole or in part, without first having obtained approval in
writing from the appropriate authority over such public property.
8.3
For the purposes of the administration and enforcement of this bylaw, every constructor
is responsible jointly and severally with the owner for all work undertaken.
PART 9: REGISTERED PROFESSIONAL'S RESPONSIBILITIES
Professional Design and Field Review
9.1
The provision by the owner to the Town of letters of assurance in accordance with the
requirements of the building code shall occur prior to
(a)
the pre-occupancy site review coordinated by the coordinating registered
professional or other registered professional for a complex building, or
(b)
a final inspection for a simple building in circumstances where letters of
assurance have been required in accordance with the requirements of the building code,
in which case the owner must provide the Town with letters of assurance in the form of
Schedules C-A or C-B, as appropriate, referred to in subsection 2.2.7, Division C, of the
building code.
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Town of Gibsons Building Bylaw No. 1284, 2020
9.2
If a registered professional provides letters of assurance in accordance with the building
code, they must also provide proof of professional liability insurance to the building
official in the form and amount set by Appendix C to this bylaw.
Requirement for a Registered Professional
9.3
The owner must retain a registered professional to provide a professional design and
plan certification and letters of assurance in the form of Schedules A, B, C-A and C-B
referred to in subsection 2.2.7, Division C, of the building code, in respect of a permit
application
(a) prior to the pre-occupancy site review coordinated by the coordinating registered
professional or other registered professional for a complex building, or
(b) prior to a final inspection for a simple building in circumstances where letters of
assurance have been required in accordance with the requirements of the building
code, in which case the owner must provide the Town with letters of assurance in
the form of Schedules C-A or C-B, as appropriate, referred to in subsection 2.2.7,
Division C, of the building code;
(c) except for garages, carports and garden structures, foundation and excavation
components of new simple buildings and additions greater than 55 square metres to
simple buildings in accordance with the building code;
(d) a building that is designed with common egress systems for the occupants and
requires the use of firewalls in accordance with the building code;
(e) prior to alterations to a building, or to a structural component of a building described
in paragraph (b);
(f) for a building in respect of which the building official determines that site conditions,
size or complexity so warrant in the interests of safety of persons or protection of
property under the building code;
(g) if the building envelope components of the building fall under Division B Part 3 of the
building code, the building contains more than two dwellings, or if the building
envelopes do not comply with the prescriptive requirements of Division B Part 9 of
the building code; and
(h) for a parcel of land on which a building or structure is proposed if the building official
believes the parcel is or is likely to be subject to flooding, mud flows, debris flows,
debris torrents, erosion, land slip, rock falls, subsidence or avalanche, and the
requirement for a professional design is in addition to a requirement under Division 8
of Part 3 of the Community Charter
(i) for a report certified by a professional engineer with experience in
geotechnical engineering that the parcel may be used safely for the use
intended, and
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Town of Gibsons Building Bylaw No. 1284, 2020
(ii) that the plans submitted with the application comply with the relevant
provisions of the building code and applicable bylaws of the Town.
9.4
The building official may require any registered professional carrying out the professional
design and field review required under section 9.3 to provide evidence that they have
experience and expertise in respect of the professional design and field review of the
context and scope required.
Professional Plan Certification
9.5
The letters of assurance in the form of Schedules A and B as referred to in subsection
2.2.7, Division C, of the building code referred to in sections 9.1 and 9.3 are relied upon
by the Town and its building officials as certification that the design and plans to which
the letters of assurance refer comply with the building code, this bylaw and other
applicable enactment.
9.6
Letters of assurance must be in the form of Schedules A and B referred to in subsection
2.2.7, Division C, of the building code.
9.7
For a building permit issued for the construction of a complex building, the building
official shall provide the owner with a notice that the building permit is issued in reliance
on the certification of the registered professional that the professional design and plans
submitted in support of the application for the building permit comply with the building
code and other applicable enactments. Any failure on the part of the building official to
provide the owner with the notice will not diminish or invalidate the reliance by the Town
or its building officials on the registered professionals.
9.8
If a building permit is issued for a construction of a complex building, the permit fee is
reduced by 5% of the fees payable under the rates, fees and charges bylaw, up to a
maximum reduction of $500.00 (five hundred dollars).
PART 10: BUILDING APPLICATION REQUIREMENTS
Requirements Before Applying for a Building Permit
10.1
Prior to issuance of a building permit, the owner must satisfy the following requirements
or conditions:
(a) the owner must apply for and obtain a development permit if the building or structure
is in an area designated by the Town's Official Community Plan as a development
permit area;
(b) the owner must ensure that the proposed building or structure complies with all
bylaws of the Town, except to the extent a variance of a bylaw is authorized by a
development permit, development variance permit or order of the Board of Variance;
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(c) an approving officer must have approved the subdivision plan that, once registered,
would create the parcel on which the proposed building or structure will be
constructed, and the subdivision plan must have been registered in the Land Title
Office;
(d) the owner must provide evidence to the building official showing that the person
applying for the building permit is either the owner of the parcel that is the subject of
the proposed building permit, or is the agent of the owner, in which case, the agent
must provide the name and contact information of the owner;
Building Permit Applications for Complex Buildings
10.2
An application for a building permit with respect to a complex building must
(a) be made in the form accepted by the Town and signed by the owner, or a signing
officer if the owner is a corporation;
(b) be accompanied by the owner's acknowledgement of responsibility and undertaking
made in the form attached as Appendix B to this bylaw and signed by the owner, or
a signing officer if the owner is a corporation;
(c) include a copy of a title search for the relevant property made within 30 days of the
date of the permit application;
(d) include a building code compliance summary including the applicable edition of the
building code, such as without limitation whether the building is designed under Part
3 or Part 9 of the building code, major occupancy classification(s) of the building,
building area and building height, number of streets the building faces, and
accessible entrances, work areas, washrooms, firewalls and facilities;
(e) include a copy of a survey plan prepared by a British Columbia land surveyor;
(f) include a site plan prepared by a registered professional showing
(i)
the bearing and dimensions of the parcel taken from the registered
subdivision plan;
(ii)
the legal description and civic address of the parcel;
(iii)
the location and dimensions of existing and proposed statutory rights of
way, covenants, easements and setback requirements, adjacent street
and lane names;
(iv)
the location and dimensions of existing and proposed buildings or
structures on the parcel;
(v)
setbacks to the natural boundary of any lake, swamp, pond or
watercourse;
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Town of Gibsons Building Bylaw No. 1284, 2020
(vi)
north arrow;
(vii)
if applicable, location of an approved existing or proposed private or other
alternative sewage disposal system, water supply system or storm water
drainage system;
(viii)
zoning compliance summary;
(ix)
the location, dimensions and gradient of parking and parking access;
(x)
proposed and existing setbacks to property lines;
(xi)
natural and finished grade at building corners and significant breaks in the
building plan and proposed grade around the building faces in order to
ascertain foundation height;
(xii)
first storey floor elevation;
(xiii)
location, setbacks and elevations of all retaining walls, steps, stairs and
decks;
(xiv)
line of upper floors;
(xv)
location and elevation of curbs, sidewalks, manholes, and service poles;
(xvi)
location of existing and proposed service connections;
(xvii) location and species of all protected trees per Tree Preservation Bylaw
No. 1282, 2020 as amended or replaced from time to time;
(xviii) location of top bank and water courses;
(xix)
access routes for firefighting;
(xx)
accessible paths of travel from the street to the building;
(xxi)
geodetic elevation of the underside of a wood floor system or the top of a
finished concrete slab of a building or structure where the Town's land use
regulations or provincial flood mapping regulations establish siting
requirements related to minimum floor elevation,
except that the building official may waive, in whole or in part, the requirements for a
site plan, if the permit is sought for the repair or alteration of an existing building or
structure;
(g) include floor plans showing the dimensions and uses and occupancy classification
of all areas, including: the dimensions and height of crawl and roof spaces; the
location, size and swing of doors; the location, size and opening of windows; floor,
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Town of Gibsons Building Bylaw No. 1284, 2020
wall, and ceiling finishes; fire separations; plumbing fixtures; structural elements;
and stair dimensions;
(h) include a cross-section through the building or structure in sufficient detail and
locations to illustrate foundations, drainage, ceiling heights and constructions
systems;
(i) include elevations of all sides of the building or structure showing finish details, roof
slopes, windows, doors, natural and finished grade, spatial separations and ridge
height to comply with the building code and to illustrate that the building or structure
conforms with the Town zoning bylaw and development permit;
(j) include cross-sectional details drawn at an appropriate scale and at sufficient
locations to illustrate that the building conforms to the building code;
(k) include all other requirements of sections 2.2.1, 2.2.3, 2.2.4, 2.2.5, 2.2.6 and 2.2.9,
Division C of the building code;
(l) include copies of approvals required under any enactment relating to health or
safety, including, without limitation, sewage disposal permits, highway access
permits and Ministry of Health approvals;
(m) include a letter of assurance in the form of Schedule A referred to in subsection
2.2.7 Division C, of the building code, signed by the owner, or a signing officer if the
owner is a corporation, and the coordinating registered professional;
(n) include letters of assurance in the form of Schedule B referred to in subsection 2.2.7
Division C, of the building code, each signed by such registered professionals as the
building official or building code may require to prepare the design for and conduct
field reviews of the construction of the building;
(o) include two sets of drawings at a suitable scale of the design prepared by each
registered professional containing the information set out in (g) to (k) of this section;
and
(p) include illustration of any slopes on the subject parcel that exceed 30%.
10.3
In addition to the requirements of section 10.2 of this bylaw, a building official may
require the following to be submitted with a permit application for the construction of a
complex building if the complexity of the proposed building or structure or siting
circumstances warrant
(a) site servicing drawings, including sufficient detail of off-site services to indicate
locations at the property line, prepared and sealed by a registered professional, in
accordance with the Town's subdivision and development servicing bylaw;
(b) a section through the site showing grades, buildings, structures, parking areas and
driveways; and
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Town of Gibsons Building Bylaw No. 1284, 2020
(c) any other information required by the building official or the building code to
establish substantial compliance with this bylaw, the building code and other bylaws
and enactments relating to the building or structure.
except that the building official may accept plans with fewer details for an application to
undertake minor repairs or alterations to a complex building.
Building Permit Applications for Simple Buildings
10.4
An application for a building permit with respect to a simple building must
(a) be made in the form prescribed by the building official and signed by the owner, or a
signing officer if the owner is a corporation;
(b) be accompanied by the owner's acknowledgment of responsibility and undertaking
made in the form attached as Appendix B and signed by the owner, or a signing
officer if the owner is a corporation;
(c) include a copy of a title search for the relevant property made within 30 days of the
date of the permit application;
(d) include a copy of a survey plan prepared by a British Columbia land surveyor except
that the building official may waive the requirement for a survey plan, in whole or in
part, where conditions warrant;
(e) include a site plan showing
(i)
the bearing and dimensions of the parcel taken from the registered
subdivision plan;
(ii)
the legal description and civic address of the parcel;
(iii)
the location and dimensions of existing and proposed statutory rights of
way, easements, covenants, and setback requirements, adjacent street
and lane names;
(iv)
the location and dimensions of existing and proposed buildings or
structures on the parcel;
(v)
setbacks to the natural boundary of any lake, swamp, pond or
watercourse;
(vi)
north arrow;
(vii)
if applicable, location of an approved existing or proposed alternative
private or other sewage disposal system, water supply system or storm
water drainage system;
(viii)
the location, dimensions and gradient of parking and parking access;
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(ix)
proposed and existing setbacks to property lines;
(x)
natural and finished grade at building corners and datum determination
points;
(xi)
first storey floor elevation;
(xii)
location, setbacks and elevations of all retaining walls, steps, stairs and
decks;
(xiii)
line of upper floors;
(xiv)
location and elevation of curbs, sidewalks, manholes and service poles;
(xv)
location of existing and proposed service connections;
(xvi)
location and species of all protected trees per Tree Preservation Bylaw
No. 1282, 2020 as amended or replaced from time to time;
(xvii) location of top bank and water courses;
(xviii) access routes for firefighting;
(xix)
accessible paths of travel from the street to the building;
(xx)
zoning compliance summary; and
(xxi)
the geodetic elevation of the underside of a wood floor system or the top
of a finished concrete slab of a building or structure where the Town's
land use regulations or provincial flood mapping regulations establish
siting requirements related to minimum floor elevation,
except that for a simple building the building official may waive, in whole or in part,
the requirements for a site plan, if the permit is sought for the repair or alteration of
an existing building;
(f) include floor plans showing the dimensions and uses of all areas, including: the
dimensions and height of crawl and roof spaces; the location, size and swing of
doors; the location, size and opening of windows; floor, wall, and ceiling finishes;
plumbing fixtures; structural elements; and stair dimensions;
(g) include a cross-section through the building illustrating foundations, drainage, ceiling
heights and construction systems;
(h) include elevations of all sides of the building showing finish details, roof slopes,
windows, doors, the grade, the maximum building height line, ridge height, spatial
separations and natural and finished grade to comply with the building code and to
illustrate that the building or structure conforms with the Town zoning and any
development permit requirements;
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Town of Gibsons Building Bylaw No. 1284, 2020
(i) include cross-sectional details drawn at an appropriate scale and at sufficient
locations to illustrate that the building or structure substantially conforms to the
building code;
(j) include copies of approvals required under any enactment relating to health or
safety, including, without limitation, sewage disposal permits, highway access
permits and Ministry of Health approvals;
(k) except for garages, carports and garden structures located on land, include a
foundation and excavation design prepared by a registered professional in
accordance with the building code;
(l) include geotechnical letters of assurance, in addition to a required geotechnical
report, if the building official determines that the site conditions so warrant;
(m) include two sets of drawings at a suitable scale of design including the information
set out in (f) to (i) of this section; and
(n) include a building code compliance summary including the applicable edition of the
building code, such as, without limitation, whether the building is designed under
Part 3 or Part 9 and compliance with article 2.2.2.1(2), Division C of the building
code.
10.5
In addition to the requirements of section 10.4 of this Part, if a project involves
(a) two or more buildings, the gross floor areas of which in the aggregate total more
than 1000 square metres;
(b) two or more buildings that will contain four or more dwelling units; or
(c) otherwise if the complexity of the proposed building or structure or siting
circumstances warrant, a building official may require the following be submitted
with a permit application for the construction of each simple building in the project:
i.
a section through the site showing grades, buildings, structures, parking
areas and driveways;
ii.
a roof plan and roof height calculations;
iii.
structural, electrical, plumbing, mechanical or fire suppression drawings
prepared and sealed by a registered professional;
iv.
letters of assurance in the form of Schedule B referred to in Division C of the
building code, signed by a registered professional; and
v.
any other information required by the building official or the building code to
establish substantial compliance with this bylaw, the building code and other
bylaws and enactments relating to the building or structure.
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10.6
An application for building permit must include plans incorporating the applicable
climactic information for design of buildings and structures set out in Appendix D.
Site and Location Information
10.7
Without limiting sections 10.2(f) or 10.4(d) of this Part, the building official may in writing
require an owner to submit an up-to-date plan or survey prepared by a registered British
Columbia land surveyor which contains sufficient information respecting the site and
location of any building to
(a) establish, before construction begins, that all the provisions of this bylaw in relation
to this information will be complied with;
(b) verify, on completion of the construction, that all provisions of this and other
applicable bylaw have been complied with;
(c) in relation to an existing building, substantiate its location, size, including
appurtenances whether above, at or below ground level, relative to the site or its
relationship to neighbouring grades; and
(d) in relation to construction of a new building, or addition to an existing building, prior
to and after the placement of concrete for foundations and footings, show the
elevation at proposed top of concrete on all building elevations and at all significant
changes of elevation to substantiate its size, location and elevation,
and every person served with a written requirement under this section must comply with
the requirement.
Building Permit Fee
10.8
Before receiving a building permit for a building or structure, the owner must first pay to
the Town
(a) the building permit fee prescribed in the rates, fees and charges bylaw; and
(b) any fees, charges, levies or taxes imposed by the Town and payable under an
enactment at the time of issuance of the building permit.
Security Deposit with Building Permit Application
10.9
An applicant for a building permit must pay to the Town, at the time of the application,
applicable security deposits in the amounts set out in the rates, fees and charges bylaw:
(a) for a single family dwelling addition, alteration, renovation, demolition $1000;
(b) for a new single family dwelling or simple building $1000;
(c) for a complex building as determined by the building official up to $5000;
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Town of Gibsons Building Bylaw No. 1284, 2020
(d) for a temporary building or temporary structure $2000;
(e) for swimming pools $2000; and
(f) for demolitions $1000.
10.10 The security deposit sums set out in section 10.8 of this Part:
(a) cover the cost borne by the Town to maintain, restore or replace any public works or
public lands which are destroyed, damaged or otherwise impaired in the carrying out
of the work referred to in any building permit held by the applicant;
(b) cover the cost borne by the Town to make the site safe if the permit holder
abandons or fails to complete the work as designated on the permit;
(c) serve as the security deposit for provisional occupancy when the final inspection
notice makes provision for a security deposit; or
(d) serve as a security deposit to effect compliance with any condition under which the
permit was issued.
10.11 The security deposit or applicable portion shall be returned to the applicant
(a) when the building official is satisfied that no further damage to public works or public
lands will occur;
(b) when the inspections required by this bylaw are complete and acceptable to the
building official; and
(c) when the conditions or provisions of a provisional certificate of occupancy are
completed to the satisfaction of the building official;
only if the applicant has requested the return of the security.
10.12 Any credit greater than the amount of the security deposit used by the Town for the
purposes described in sections 10.8 to 10.10 of this Part will be returned to the permit
holder unless otherwise so directed by the permit holder. Any amount in excess of the
security deposit required by the Town to complete corrective work to public lands, public
works, or the site is recoverable as a debt due to the Town from the permit holder, the
constructor or the owner of the property and is payable within 14 days' receipt of an
invoice.
10.13 If the proposed work includes excavation or construction on lands within 10 metres of
works or services owned by the Town, the owner must deliver to the building official a
signed agreement in a form prescribed by the Town's Public Works Superintendent
under which the owner acknowledges and agrees that any damage to municipal works
or services arising from the construction associated with the building permit will be
repaired by the owner at its expense and to the satisfaction of the Public Works
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Superintendent, and the owner must deposit with the Town security in accordance with
sections 10.8 to 10.11 of this Part.
Permit Fee Refunds
10.14 No fee or part of a fee paid to the Town may be refunded if construction of the building
has started.
10.15 A building permit or other permit fee may be partially refunded as set out in rates, fees
and charges bylaw, only if
(a) the owner has submitted a written request for a refund;
(b) the building official has certified a start has not been made on the construction of the
building or structure; and
(c) the permit has not expired.
10.16 A building permit or other permit fee is not refundable after the permit has been
extended under section 10.46 of this Part.
Design Modification
10.17 If an issued building permit or other permit is active and the owner proposes modification
to the building design whereby the value of the work does not increase or the value of
the work decreases, the owner must pay to the Town a building permit fee based on the
plan review hourly rate set out in the rates, fees and charges bylaw.
Construction Before Permit Issued
10.18 The building permit or other permit fee is doubled for every permit application if
construction commenced before the building official issued a permit, to a maximum of
$10,000.00.
Expiration of Application for a Permit
10.19 A building permit or other permit application expires six (6) months from the date a
complete application is received under this Part if the building permit or other permit is
not issued by the application expiration date, unless the permit is not issued only due to
delays caused by the Town.
Issuance of a Building Permit
10.20 If
(a) a completed application in compliance with sections 10.2 and 10.3 or sections 10.4
and 10.5 of this Part, including all required supporting documentation, has been
submitted;
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Town of Gibsons Building Bylaw No. 1284, 2020
(b) the owner has paid all applicable fees set out in this bylaw;
(c) the owner or his or her representative has paid all charges and met all requirements
imposed by any other statute or bylaw;
(d) the owner has retained a professional engineer or geoscientist if required under this
bylaw;
(e) the owner has retained an architect if required under this bylaw; and
(f) no covenant, agreement, resolution or regulation of the Town requires or authorizes
the permit to be withheld,
the building official must issue the permit, in the form prescribed by the building official,
for which the application is made, and the date of issuance is deemed to be the date the
Town gives written notice to the owner that the permit is ready to be picked up by the
owner.
10.21 Despite section 10.19, the building official may refuse to issue a permit when the owner
has been notified of a violation of this bylaw about the construction of another building or
structure by the owner.
Compliance with the Homeowner Protection Act
10.22 If the application is in respect of a building that includes, or will include, a residential
occupancy governed by the Homeowner Protection Act, the building permit must not be
issued unless the owner provides evidence under section 30(1) of the Homeowner
Protection Act, that the proposed building
(a) is covered by home warranty insurance; and
(b) the constructor is a licensed "residential builder" as defined in that Act.
10.23 Section 10.21 of this Part does not apply if the owner is not required to be licensed and
to obtain home warranty insurance in accordance with sections 20(1) or 30(1) of the
Homeowner Protection Act.
10.24 Every permit is issued subject to the owner and constructor maintaining compliance with
the Homeowner Protection Act and regulations under it during the term of the permit.
Partial Construction
10.25 If a site has been excavated under a building permit for excavation issued under this
bylaw and a building permit is not subsequently issued or a subsisting building permit
has expired under section 10.45, but without the construction of the building or structure
for which the building permit was issued having commenced, the owner must fill in the
excavation to restore the original gradients of the site within 60 days of being served
notice by the Town to do so.
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10.26 If a building permit has expired and partial construction has progressed, with no
extension requested of the building official under section 10.46, permanent type fencing
with privacy screen complying with the Town's Zoning Bylaw, must be erected around
the building site for protection to the public.
Conditions of a Building Permit
10.27 A building permit or an application for a building permit that is in process may not be
transferred or assigned until the owner has notified the building official in writing, the
building official has authorized the transfer or assignment in writing and the owner has
paid the non-refundable fee required under the rates, fees and charges bylaw. The
transfer or assignment of a building permit is not an extension of a building permit.
10.28 The review of plans and supporting documents and issuance of a building permit do not
prevent the building official from subsequently requiring the correction of errors in the
plans and supporting documents, or from prohibiting building construction or occupancy
being carried on when in violation of this or another bylaw.
Inspections
10.29 If a registered professional provides letters of assurance in accordance with this Part,
the Town will rely solely on field reviews undertaken by the registered professional and
the letters of assurance submitted pursuant to this bylaw and the building code as
assurance that the construction substantially conforms to the design, plans and
specifications and that the construction complies with the building code, this bylaw and
other applicable enactments respecting safety.
10.30 Despite section 10.28 of this Part, a building official may attend the site from time to time
during the course of construction to ascertain that the field reviews are taking place and
to monitor the field reviews undertaken by the registered professionals.
10.31 A building official may attend periodically at the site of the construction of simple
buildings or structures to ascertain whether the work is being carried out in substantial
conformance with the building code, this bylaw and any other applicable enactments
concerning safety.
10.32 For all work in respect of simple buildings the owner must give at least 48 hours' notice
to the Town when requesting an inspection and must obtain an inspection and receive a
building official's written acceptance of the following aspects of the work prior to
concealing them
(a) after demolition, the grading of and removal of debris from the site;
(b) excavation, within 24 hours of the start of excavation;
(c) foundation and footing forms, before concrete is poured;
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Town of Gibsons Building Bylaw No. 1284, 2020
(d) prior to inspection under section 10.31(e), plumbing located below the finished slab
level;
(e) the preparation of ground, including ground cover when required, perimeter
insulation on inside of concrete foundation walls and reinforcing steel;
(f) after inspection under section 10.31(e) hydronic heating pipes and below slab
insulation;
(g) installation of rough-in plumbing before it is covered;
(h) installation of building services before being covered;
(i) rough in of factory built chimneys and fireplaces and solid fuel burning appliances;
(j) framing, sheathing, fire stopping (including drywall in fire separations), bracing,
chimney and ductwork, rough wiring, rough plumbing, rough heating, gas venting,
exterior doors and windows, but prior to the installation of insulation, interior finishes,
sheathing paper or exterior finishes which would conceal such work;
(k) insulation and vapour barrier;
(l) construction of an exterior deck if the deck serves as a roof;
(m) on-site constructed tubs or showers and tub or shower trap tests;
(n) the installation of wall sheathing membrane, externally applied vapour or air barrier,
stucco wire or lath, and flashings, but prior to the installation of exterior finishes
which could conceal such work; and
(o) the health and safety aspects of the work and the conservation, GHG emission
reduction and accessibility aspects of the work when the building or structure is
substantially complete, ready for occupancy but prior to occupancy.
10.33 A building official will only carry out an inspection under section 10.31 if the owner or the
owner's agent has requested the inspection online or in writing in accordance with this
bylaw.
10.34 Despite the requirement for the building official's acceptance of the work outlined in
section 10.31, if a registered professional provides letters of assurance, the Town will
rely solely on field reviews undertaken by the registered professional and the letters of
assurance submitted pursuant to this bylaw as assurance that the aspects of the
construction referenced by those letters of assurance substantially conform to the
design, plans and specifications and that the construction complies with the building
code, this bylaw and other applicable enactments respecting safety.
10.35 No person may conceal any aspect of the work referred to in section 10.31 of this bylaw
until a building official has accepted it in writing.
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10.36 For work in respect of complex buildings, the owner must
(a) give at least 48 hours' online or written notice to the Town when requesting a
preconstruction meeting with the building official prior to the start of construction,
and the owner or his or her representative must ensure that the coordinating
registered professional, the constructor, as well as representatives of major trades,
are in attendance;
(b) give at least 48 hours' online or written notice to the Town when requesting a pre-
occupancy coordinated by the coordinating registered professional or other
registered professional to have the owner, the constructor and the registered
professionals demonstrate to the building official and Fire Services the compliance
with the health and safety aspects of the work, the coordination and integration of
the fire and life safety system, applicable Town requirements and other enactments
respecting safety and the conservation, GHG emission and accessibility aspects of
the work; and
(c) cause the coordinating registered professional, at least 48 hours prior to the pre-
occupancy coordinated site review coordinated by the coordinating registered
professional, to deliver to the building official the Confirmation of Required
Documentation described in Appendix E, complete with all documentation in a hard
covered three ring binder and in digital pdf format.
Stop Work Order
10.37 The building official may direct the immediate suspension or correction of all or a portion
of the construction on a building or structure by attaching a stop work order notice on the
premises whenever it is found that the work is not being performed in accordance with
the requirements of the building code, any applicable bylaw of the Town or the
applicable provisions of the Homeowner Protection Act.
10.38 The coordinating registered professional may request, in writing, that the building official
order the immediate suspension or correction of all or a portion of the construction on a
building or structure by attaching a stop work order notice on the premises. The building
official must consider such a request and, if not acted upon, must respond, in writing, to
the coordinating registered professional and give reasons.
10.39 If a registered professional's services are terminated, the owner must immediately stop
any work that is subject to his or her design or field review and the building official is
deemed to have issued a stop work order under section 10.36.
10.40 The owner must immediately, after the posting of a notice under section 10.36, secure
the construction and the lands and premises surrounding the construction in compliance
with the safety requirements of every statute, regulation or order of the Province or of a
provincial agency and of every applicable bylaw of the Town.
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10.41 Subject to section 10.36, no work other than the required remedial measures may be
carried out on the parcel affected by the notice referred to in section 10.36 until the stop
work order notice has been removed by the building official.
10.42 The notice referred to in section 10.36 must remain posted on the premises until that
which is contrary to the enactments has been remedied.
Do Not Occupy Notice
10.43 If a person occupies a building or structure or part of a building or structure in
contravention of this bylaw, a building official may post a Do Not Occupy Notice in the
form prescribed by the building official on the affected part of the building or structure.
10.44 If a notice is posted under section 10.42, the owner of a parcel on which a Do Not
Occupy Notice has been posted, and every other person, must cease occupancy of the
building or structure immediately and refrain from further occupancy until all applicable
provisions of the building code and this bylaw have been substantially complied with and
the Do Not Occupy Notice has been rescinded in writing by a building official.
Inspection and Other Fees
10.45 In addition to the fees required under other provisions of this bylaw, the owner must pay
the non-refundable fee set out in the rates, fees and charges bylaw for
(a) a second and each subsequent re-inspection where it has been determined by the
building official that due to non-compliance with the provisions of this bylaw or due
to non-complying work, more than one site visit is required for any required
inspection;
(b) a special inspection during the Town's normal business hours to establish the
condition of a building, or if an inspection requires special arrangements because of
time, location or construction techniques; and
(c) inspection required under this bylaw which cannot be carried out during the Town's
normal business hours.
Permit Expiration
10.46 Every permit is issued on the condition that the permit expires and the rights of the
owner under the permit terminate if
(a) the work authorized by the permit is not commenced within six (6) months from the
date of issuance of the permit;
(b) work is discontinued for a period of six (6) months; or
(c) the work is not completed within two years of the date of issuance of the permit.
Permit Extension
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10.47 A building official may extend the period set out under section 10.45 for only one period,
not to exceed twelve months, if construction has not been commenced or has been
discontinued due to adverse weather, strikes, material or labour shortages, other similar
hardship beyond the owner's control, or if the size and complexity of the construction
warrants, if
(a) application for the extension is made at least 30 days prior to the date of permit
expiration; and
(b) the non-refundable fee set out in the rates, fees and charges bylaw has been paid.
Permit Revocation
10.48 The building official may revoke a permit if there is a violation of
(a) a condition under which the permit was issued; or
(b) a requirement of the building code or of this or another bylaw of the Town,
such permit revocation must be in writing and sent to the permit holder by signature mail
to, or personal service on, the permit holder.
Permit Cancellation
10.49 A permit, or a permit application, may be cancelled by the owner, or his or her agent, on
delivery of written notification of the cancellation to the building official.
10.50 On receipt of the written cancellation notice, the building official must mark on the
application, and a permit if applicable, the date of cancellation and the word "cancelled".
10.51 If the owner, or his or her agent, submits changes to an application after a permit has
been issued and the changes, in the opinion of the building official, substantially alter the
scope of the work, design or intent of the application in respect of which the permit was
issued, the building official may cancel or amend the permit and mark on the permit the
date of cancellation or amendment and the word "cancelled" or "amended".
10.52 If a permit application or permit is cancelled, and work has not commenced under the
permit, the building official must return to the owner any fees deposited under the rates,
fees and charges bylaw, less
(a) any non-refundable portion of the fee; and
(b) 15% of the refundable portion of the fee.
Occupancy
10.53 No person may occupy a building or structure or part of a building or structure until a
final inspection notice has been issued by a building official.
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Town of Gibsons Building Bylaw No. 1284, 2020
10.54 A final inspection notice will not be issued unless
(a) all letters of assurance have been submitted when required in accordance with this
bylaw;
(b) all aspects of the work requiring inspection and acceptance pursuant to sections
10.29 to 10.36 of this bylaw have both been inspected and accepted or the
inspections and acceptance are not required in accordance with this bylaw;
(c) the owner has delivered to the Town as-built plans of works and services in digital
format as required by the Town;
(d) the owner has provided to the Town a building survey prepared by a British
Columbia Land Surveyor showing the building height, size, location and elevation
determined in accordance with the Town's land use regulations;
(e) all other documentation required under applicable enactments has been delivered to
the Town; and
(f) the owner has delivered to the Town as-built drawings of the building or structure in
digital format as required by the Town.
10.55 When a registered professional provides letters of assurance in accordance with this
bylaw, the Town will rely solely on the letters of assurance when issuing a final report
authorizing occupancy as assurance that the items identified on the letters of assurance
substantially comply with the design, the building code, this bylaw and other applicable
enactments respecting safety.
10.56 A building official may issue a final inspection notice for partial occupancy of a portion of
a building or structure under construction when
(a) that portion of the building or structure is self-contained and provided with essential
services respecting health and safety aspects of the work, and if applicable,
accessibility, GHG emissions and conservation; and
(b) the requirements set out in section 10.53 have been met with respect to it.
10.57 A final inspection notice may not be issued unless
(a) all letters of assurance and the Confirmation of Required Documentation described
in Appendix E have been submitted when required in accordance with the
requirements of this bylaw;
(b) all aspects of the work requiring inspection and review pursuant to Part 9 and
sections 10.28 through 10.35 of this bylaw have both been inspected and accepted;
(c) the owner has executed and delivered to the Town every agreement, instrument or
form required by the Town in relation to the work or the site; and
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Town of Gibsons Building Bylaw No. 1284, 2020
(d) all required offsite works respecting safety have been completed.
Temporary Buildings
10.58 Subject to the bylaws of the Town and orders of Council, the building official may issue a
building permit for the erection or placement of a temporary building or structure for
occupancy if
(a) the permit is for a period not exceeding six months; and
(b) the building or structure is located in compliance with the Town's zoning bylaw, built
in compliance with the building code and this bylaw, and connected, as required by
enactments, to Town utility services.
10.59 An application for a building permit for the erection or placement of a temporary building
or structure must be made in the form of a temporary permit application in the form
prescribed by the building official, signed by the owner or agent, and must include
(a) plans and supporting documents showing the location and building height of the
building or structure on the parcel;
(b) plans and supporting documents showing construction details of the building or
structure;
(c) a statement by the owner indicating the intended use and duration of the use;
(d) plans and supporting documents showing the proposed parking and loading space;
(e) a written description of the project explaining why the building is temporary;
(f) a copy of an issued development permit, if required;
(g) in the case of a manufactured building, a CSA label in respect of manufacture and,
without limitation, a Quonset or other steel building must be certified in accordance
with CSA Standard A660;
(h) a report or drawing by an engineer, architect or designer confirming compliance with
the building code, this bylaw, the Town's zoning bylaw and other applicable bylaws;
(i) security in the form of cash or a letter of credit for 10% of the value of the temporary
building, which security
(i)
may be used by the Town to remove the building after one year of the date
of the final inspection required under this bylaw; or
(ii)
must be returned to the owner if the owner removes the temporary building
within one year of the date of the final inspection of the temporary building
required under this bylaw; and
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Town of Gibsons Building Bylaw No. 1284, 2020
(j) in the case of a temporary building, information to comply with article 1.1.1.1(2)(f),
Division C of the Building Code.
10.60 Before receiving a building permit for a temporary building or structure for occupancy,
the owner must pay to the Town the applicable building permit fee set out in the rates,
fees and charges bylaw.
10.61 A permit fee for a temporary building or structure is not refundable.
Sanitary Facilities
10.62 During the time a building permit has been issued and remains valid under this bylaw,
the owner must provide on the parcel of land in respect of which the permit has been
issued, sanitary facilities for the disposal of human waste from individual persons who
enter on the parcel in relation to the work referred to in the permit, which facilities must
be accessible and unlocked when not occupied while work is being carried out on the
parcel under this bylaw, and every sanitary facility that is not connected to a
(a) sanitary sewer; or
(b) septic disposal system approved under the Public Health Act,
by plumbing that complies with the building code and this bylaw, must be provided, at all
times the facility is required under this bylaw, with toilet paper, hand sanitizer, a locking
door for privacy, and ventilation, and must be kept in sanitary condition without leaking
beyond the facility and without overflowing within the facility. Such facilities must be
located so as not to create a nuisance to neighbouring parcels or highways.
PART 11: RETAINING WALLS AND GRADES
11.1
No person may construct, or structurally repair, a retaining wall without a building permit.
11.2
Except as certified by a professional engineer with expertise in geotechnical engineering
registered in the province of British Columbia, fill material placed on a parcel, unless
restrained by permitted retaining walls, must not have a surface slope exceeding a ratio
of one linear unit vertically to two linear units horizontally.
11.3 Without limiting section 11.2, no person may occupy a building unless the finished grade
complies with all applicable enactments.
PART 12: BUILDING MOVE
12.1
No person may move a building or structure into or within the Town
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Town of Gibsons Building Bylaw No. 1284, 2020
(a) except where certified by a registered professional that the building, including its
foundation, will substantially comply with the current version of the building code;
(b) every application for a permit to move a building or structure shall designate the site
of the building or structure to be moved and the site to which the building or
structure is to be moved. Permission to use the public streets shall be obtained from
the proper authorities and a route map shall be provided;
(c) An applicant for such a permit shall pay the disconnection fees for water and sewer
services prior to the issuance of the permit; and
(d) a building permit has been issued for the building or structure.
PART 13: NUMBERING OF BUILDINGS
13.1
Immediately upon issuance of a building permit governing the construction, alteration or
repair of a building, or prior to and during the occupancy of a building, the owner or
occupant must display the address number assigned to it by the Sunshine Coast
Regional District
(a) on or over the entrance to the building or where landscaping or structures obscure
the visibility of a building entrance from the adjacent highway, on the building
property within sight of the adjacent highway; and
(b) until such time as the building is removed from the site or has been demolished.
13.2
Without limiting sections 13.1, the building official must, on the issuance of a building
permit, designate a house number or set of house numbers related to the building
authorized by the permit. The owner or occupier must post the number or numbers on
the site immediately after obtaining the building permit and keep the numbers posted in
a conspicuous location at all times during construction.
13.3
Without limiting sections 13.1 through 13.2, on issuance of an occupancy permit, the
owner or occupier of the parcel must affix the numbers permanently in a conspicuous
place on the building such that the number is visible from an adjacent highway that is not
a lane, unless the lane is the only access.
PART 14: POOLS
Swimming Pool Permit and Fencing
14.1
A registered professional shall undertake the design and conduct field reviews of the
construction of any reinforced concrete Swimming Pool. Letters of assurance in the form
of Schedules B and C-B referred to in Part 2 of Division C of the Building Code must be
submitted.
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Town of Gibsons Building Bylaw No. 1284, 2020
14.2
Without limiting section 5.1 of this bylaw, a person must not construct, or structurally
repair, a swimming pool without a valid building permit.
14.3
A swimming pool, including a spa or hot tub must be enclosed within a fence constructed
without footholds or grips that children may use to climb into the enclosed area, having a
minimum height of 1.22 metres and no openings greater than 100 mm at their greatest
dimension.
Pool Gate
14.4
Access through a fence enclosing a swimming pool, spa or hot tub must be only through
a self-closing and self-latching gate designed and constructed or installed so as to cause
the gate to return to a closed position when not in use and secured by a latch located on
the swimming pool, spa or hot tub side of the gate.
Pool, Spa or Hot Tub Lid
14.5
In lieu of a fence, a pool, spa or hot tub may be covered with a locking cover, which
would prevent unauthorized access to the water.
Maintenance
14.6
A person may not use or occupy a swimming pool, including a spa or hot tub unless the
owner or occupier of property on or in which a pool, spa or hot tub is located maintains
every fence or cover required under sections 14.2 to 14.5 in good order and without
limitation maintains and repairs in good order at all times all sagging gates, loose parts,
torn mesh, missing materials, worn latches, locks or broken or binding members.
Leaks or Other Failures
14.7
A person may not obtain a valid and subsisting building permit for or use or occupy a
swimming pool without first delivering to the building official at the time of the building
permit application an opinion of a registered professional that the design of the pool will
not cause or result in leaks or other failures of the pool.
PART 15: ENERGY CONSERVATION AND GHG EMISSION REDUCTION
15.1
In relation to the conservation of energy and the reduction of greenhouse gas emissions,
the Town incorporates by reference the British Columbia Energy Step Code in
accordance with sections 15.2 through 15.4.
15.2
A building regulated by Part 3 of the building code must be designed and constructed to
meet the minimum performance requirements specified in Step 1 of the Energy Step
Code.
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Town of Gibsons Building Bylaw No. 1284, 2020
15.3
A building regulated by Part 9 of the building code must be designed and constructed to
meet the minimum performance requirements specified in Step 1of the Energy Step
Code.
15.4
Any building regulated by Part 3 or Part 9 of the building code that is located on property
that is rezoned must be designed and constructed to meet the minimum performance
requirements specified in Step 1 of the Energy Step Code.
PART 16: ACCESS ROUTE FOR FIRE VEHICLE
16.1
Prior to the issuance of a building permit for a building under Part 9 of the building code,
the owner must satisfy the building official that the building or structure for which the
permit is issued will be served by a fire access route that satisfies the following:
(a) the width of an access route must be not less than 6 metres;
(b) the centerline radius of an access route must be not less than 12 metre radius to the
outside of the turn;
(c) the overhead clearance of an access route must be not less than 5 metres;
(d) the gradient of the access route must not change more than 1 in 12.5 over a
minimum distance of 15 metres;
(e) the access route must comply with the bearing load and surface material standards
of the Town's Subdivision and Development Servicing and Stormwater Management
Bylaw No. 1175, as amended or replaced from time to time; and
(f) The length above which a dead-end portion of an access route requires turnaround
facilities is 90 m.
PART 17: OFFENCES
Violations
17.1
Without limiting Part 4 of this bylaw, every person who
(a) violates a provision of this bylaw;
(b) permits, suffers or allows any act to be done in violation of any provision of this
bylaw; and
(c) neglects to do anything required to be done under any provision of this bylaw,
commits an offence and on summary conviction by a court of competent jurisdiction, the
person is subject to a fine of not more than $10,000.00, or a term of imprisonment not
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Town of Gibsons Building Bylaw No. 1284, 2020
exceeding three months, or both, in addition to the costs of prosecution. Each day
during which a violation, contravention or breach of this bylaw continues is deemed to be
a separate offence.
17.2
Every person who fails to comply with any administrative requirement issued by a
building official, or who allows a violation of this bylaw to continue, contravenes this
bylaw.
17.3
Every person who commences work requiring a permit without first obtaining such a
permit must, if a Stop Work notice is issued and remains outstanding for 30 days, pay an
additional charge as outlined in the rates, fees and charges bylaw.
Deemed Offence
17.4
An owner is deemed to have knowledge of and be liable under this bylaw in respect of
any construction on the parcel the owner owns and any change in the use, occupancy or
both of a building or structure or part of a building or structure on that parcel.
17.5
No person is deemed liable under section 17.4 who establishes, on a balance of
probabilities, that the construction or change of use or occupancy occurred before he or
she became the owner of the parcel.
17.6
Nothing in section 17.5 affects
(a) the Town's right to require and the owner's obligation to obtain a permit; and
(b) the obligation of the owner to comply with this bylaw.
Ticketing
17.7
A person who is guilty of an offense under the Bylaw is liable:
(a) To pay a fine of up to $10,000 if proceedings are brought under the Offence Act and
the costs of prosecution; and
(b) To pay compensation for damage or loss sustained by the Town or another person
resulting from the offence; or
(c) To pay a fine up to $1,000 if the Bylaw is enforced by means of a municipal ticket
information system under Part 8, Division 3 of the Community Charter.
17.8
The offences in the Bylaw Notice Enforcement Bylaw, No. 1125, 2010 are designated for
enforcement under s. 264 of the Community Charter.
17.9
The following persons are designated as bylaw enforcement officers under section
264(1) (b) of the Community Charter for enforcing the offences in the Bylaw Notice
Enforcement Bylaw, No. 1125, 2010: building officials, fire inspectors and persons
designated by Council as bylaw enforcement officers.
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Town of Gibsons Building Bylaw No. 1284, 2020
PART 18: INTERPRETATION
Definitions
18.1
In this bylaw
accepted means reviewed by the building official under the applicable provisions of the
building code and this bylaw;
addition means an alteration to any building which will increase the total aggregate floor
area or the building height (in storeys), and includes the provision of two or more
separate buildings with openings between each other for intercommunication;
agent includes a firm, corporation or other person representing the owner, by written
designation or contract, and includes a hired tradesperson or constructor who may be
granted a permit for work within the limitations of his or her licence;
alternative solution means an alternative solution authorized under the building code;
alteration means a change, repair or modification of the construction or arrangement of
or use of any building or structure, or to an occupancy regulated by this bylaw;
Architects Act means the Architects Act RSBC 1996, c. 17;
building code means the British Columbia Building Code as adopted by the Minister
responsible under provincial legislation, as amended or re-enacted from time to time;
building official means the person designated in or appointed to that position by the
Town, and includes a building inspector, plan checker, plumbing inspector gas inspector,
or electrical inspector designated or appointed by the Town, and for certainty the
building official is the "building inspector" referred to in the Community Charter and Local
Government Act;
complex building means:
(a) a building used for a major occupancy classified as:
(i)
assembly occupancy;
(ii)
care occupancy;
(iii)
detention occupancy;
(iv)
high hazard industrial occupancy,
(v)
treatment occupancy; or
(vi)
post-disaster building,
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Town of Gibsons Building Bylaw No. 1284, 2020
(b) a building exceeding 600 square metres in building area or exceeding three storeys
in building height used for a major occupancy classified as:
(i)
residential occupancy;
(ii)
business and personal services occupancy;
(iii)
mercantile occupancy; or
(iv)
medium and low hazard industrial occupancy,
coordinating registered professional means a registered professional retained pursuant to
the building code to coordinate all design work and field reviews of the registered
professionals required for a development;
construct includes build, erect, install, repair, alter, add, enlarge, move, locate, relocate,
reconstruct, demolish, remove, excavate or shore;
constructor means a person who constructs;
Engineers and Geoscientists Act means the Engineers and Geoscientists Act RSBC
1996, c. 116;
existing, in respect of a building, means that portion of a building constructed prior to the
submission of a permit application required under this bylaw;
foundation means a system or arrangement of foundation units through which the loads
from a building are transferred directly to supporting soil or rock and includes any portion
of the exterior walls of a building that lie below the finished grade immediately adjacent
to the building;
GHG means greenhouse gas;
health and safety aspects of the work means design and construction regulated by Parts
3, 4, 5, 6, 7, 8, 9 and 10, Division B, of the building code; and subject to Parts 1 and 2 in
relation to Parts 3 through 10, Division B;
owner means the registered owner in fee simple, or an agent duly authorized by the
owner in writing in the form attached as Appendix A;
permit means permission or authorization in writing by the building official to perform
work regulated by this bylaw and, in the case of a final inspection notice, to occupy a
building or part of a building;
pool means a structure or constructed depression used or intended to be used for
swimming, bathing, wading or diving which is designed to contain water and has a
depth, at any point, exceeding 0.6 m, including an in-ground pool and hot tub;
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Town of Gibsons Building Bylaw No. 1284, 2020
professional design means the plans and supporting documents bearing the date, seal
or stamp, and signature of a registered professional;
project means any construction operation;
rates, fees and charges bylaw means the Town of Gibsons Rates, Fees and Charges
Bylaw No. 1196, 2014, as amended from time to time;
retaining wall means a structure exceeding 1.2 metres in height that holds or retains soil
or other material behind it;
simple building means a building of three storeys or less in building height, having a
building area not exceeding 600 square metres and used for a major occupancy
classified as
(a) residential occupancy;
(b) business and personal services occupancy;
(c) mercantile occupancy;
(d) medium hazard industrial occupancy; or
(e) low hazard industrial occupancy,
structure means a construction or portion of construction, of any kind, whether fixed to,
supported by or sunk into land or water, except landscaping, fences, paving and
retaining structures less than 1.22 meters in height;
temporary building includes a sales office, construction office or a structure in which
tools are stored during construction of a building or other structure;
value of the work means that amount that is calculated as follows:
(a) for construction of a building containing a residential occupancy that is served by
only one stove, or two stoves if permitted as an auxiliary and secondary residential
occupancy, the greater of
(i)
the declared value of the work; or
(ii)
the value calculated using Town policy; or
(b) for all other construction, the greater of
(i)
the declared value of the work; or
(ii)
the value calculated using a method stipulated in the "Marshall Valuation
Service".
18.2
In this bylaw the following words and terms have the meanings
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Town of Gibsons Building Bylaw No. 1284, 2020
(a) set out in section 1.4.1.2 of the building code as of the date of the adoption of this
bylaw: building, building area, building height, business and personal services
occupancy, care occupancy, constructor, coordinating registered professional,
designer, detention occupancy, excavation, field review, firewall, first storey, grade,
high hazard industrial occupancy, industrial occupancy, low hazard industrial
occupancy, major occupancy, medium hazard industrial occupancy, mercantile
occupancy, occupancy, post-disaster building, private sewage disposal system,
registered professional, residential occupancy, treatment occupancy or unsafe
condition;
(b) subject to this bylaw, set out in the Schedule to the Community Charter: assessed
value, highway, land, occupier, parcel, public authority, service and soil; and
(c) subject to this bylaw, set out in section 29 of the Interpretation Act: may, must,
obligation, person, property, writing, written and year.
18.3
Every reference to this bylaw in this or another bylaw of the Town is a reference to this
bylaw as amended to the date of the reference.
18.4
Every reference to
(a) the building code is a reference to the current edition as of the date of issuance of
the building permit; and
(b) a section of the building code is a reference to the applicable successor sections,
as the code or section may be amended or re-enacted from time to time.
18.5
Definitions of words and phrases used in this bylaw that are not included in the
definitions in this Part have the meanings commonly assigned to them in the context in
which they are used in this bylaw, considering the specialized use of terms with the
various trades and professions to which the terminology applies.
Appendices
18.6
Appendices A through G are attached to and form part of this bylaw.
Severability
18.7
If a section, subsection, paragraph, subparagraph or phrase of this bylaw is for any
reason declared invalid by a court of competent jurisdiction, the decision will not affect
the validity of the remaining portions of this bylaw.
PART 19: REPEAL
19.1 BUILDING AND PLUMBING BYLAW NO. 822, 1996, AS AMENDED, IS REPEALED.
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Town of Gibsons Building Bylaw No. 1284, 2020
PART 20: IN FORCE
20.1
This bylaw comes into force on JANUARY 1, 2021.
READ A FIRST TIME THIS
15th
DAY OF SEPTEMBER,
2020
READ A SECOND TIME THIS
15th
DAY OF SEPTEMBER,
2020
READ A THIRD TIME THIS
15th
DAY OF SEPTEMBER,
2020
ADOPTED THIS
6th
DAY OF OCTOBER,
2020
Mayor Bill Beamish
Corporate Officer Lindsey Grist
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Town of Gibsons Building Bylaw No. 1284, 2020
Town of Gibsons
BYLAW No. 1284, 2020
Appendix A - Letter of Authorization
To whom it may concern:
Property
Address:_______________________________________________________________
Legal
Description:_______________________________________________________________
I am the owner, as defined in the current "Building Bylaw", of the above referenced property and
hereby authorize:
Representative/Contact:
_________________________________________________________
(PRINT)
Tel. No.: _______________ Cell No.: __________________ Fax No.:____________________
E-
mail:_______________________________________________________________________
Please check where applicable.
To represent me in an application for:
Building Permit Application
(If Registered Professional is involved, use Appendix B, Owner's Undertaking)
Demolition Permit Application
Sub Trade Permit
To obtain copies of:
Building Permit Plans (Archive Copies)
Owner's Information:
Name:
Address:
Tel. No.: _______________ Cell No.: __________________ Fax No.:
E-mail:
Date: _____________________ Signature: _____________________________________
This form may be faxed, mailed, emailed, or delivered in person.
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Town of Gibsons Building Bylaw No. 1284, 2020
Town of Gibsons
BYLAW No. 1284, 2020
Appendix B - Owner's Undertaking
Property Address:__________________________________________________________
Legal Description:__________________________________________________________
Building Permit #:__________________________________________________________
1.
This undertaking is given by the undersigned, as the owner of the property described
above, with the intention that it be binding on the owner and that the Town will rely on
same.
2.
I confirm that I have applied for a building permit pursuant to "Town of Gibsons Building
BYLAW No. 1284, 2020" (the "Bylaw") and that I have carefully reviewed and fully
understand all of the provisions of the Bylaw and in particular, understand, acknowledge
and accept the provisions describing the purpose of the Bylaw, the conditions under which
permits are issued, the disclaimer of warranty or representation and the limited extent of
the scope of the Bylaw and inspections thereunder.
3.
Without in any way limiting the foregoing, I acknowledge fully that it is my responsibility to
ensure compliance with the Building Code and the Bylaw whether any work to be
performed pursuant to the permit applied for is done by me, a contractor or a registered
professional.
4.
I am not in any way relying on the Town or its building officials, as defined under the
Bylaw, to protect the owner or any other persons as set out in Part 3 of the Bylaw and I
will not make any claim alleging any such responsibility or liability on the part of the Town
or its building officials.
5.
I hereby agree to indemnify and save harmless the Town and its employees from all
claims, liability, judgments, costs and expenses of every kind which may result from
negligence or from the failure to comply fully with all bylaws, statutes and regulations
relating to any work or undertaking in respect of which this application is made.
6.
I am authorized to give these representations, warranties, assurance and indemnities to
the Town.
Owner's Information:
Name: ____________________________________________________________________
Address: __________________________________________________________________
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Town of Gibsons Building Bylaw No. 1284, 2020
__________________________________________________________________________
Tel. No.: _______________ Cell No.: __________________ Fax No.: _________________
Email:_____________________________________________________________________
This undertaking is executed by the owner this _________ day of ____________, ______.
(Day)
(Month)
(Year)
1. Where owner is an individual:
Owner's Signature
Owner's Name
Signed, sealed and delivered in the presence of:
Witness's Signature
Witness's Name
Witness's Address
2. Where owner is a corporation:
Name of Corporation
Per:
Authorized Signatory
Name
3. Where owner is a partnership:
Name of Partnership
Signed, sealed and delivered in the presence of:
Witness's Signature
Witness's Name
Witness's Address
Signed, sealed and delivered in the presence of:
Witness's Signature
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Town of Gibsons Building Bylaw No. 1284, 2020
Per:
Authorized Signatory
____________________________________
Name
____________________________________
Witness's Name
Witness's Address
____________________________________
48
Town of Gibsons Building Bylaw No. 1284, 2020
Town of Gibsons
BYLAW No. 1284, 2020
Appendix C - Confirmation of Professional Liability Insurance
1.
This Confirmation letter must be submitted along with each BC Building Code Schedule A
and Schedule B before issuance of a building permit. A separate Confirmation Letter must
be submitted for each registered professional.
2.
This Confirmation Letter must be submitted with each BC Building Code Schedule C after
completion of the building but before a final inspection is made by the building official. A
separate Confirmation Letter must be submitted for each registered professional.
3.
Only an original Confirmation Letter, printed by the Town or an unaltered photocopy of this
document is to be completed and submitted.
Attention: Manager, Inspections
Property Address:______________________________________________________________
Legal Description:______________________________________________________________
The undersigned hereby gives assurance that:
a)
I have fulfilled my obligation for insurance coverage as outlined in the Town Building
BYLAW No. 1284, 2020;
b)
I am insured by a policy of insurance covering liability to third parties for errors and
omissions in respect to the above project, in the amount of at least One Million Dollars
($1,000,000.00);
c)
I have enclosed a copy of my certificate of insurance coverage indicating the particulars of
such coverage;
d)
I am a registered professional; and
e)
I will notify the building official in writing immediately if the undersigned's insurance
coverage is reduced or terminated at any time during
construction.__________________________________
__________________________________
Name (PRINT)
__________________________________
Signature
__________________________________
Address (PRINT)
Phone
__________________________________
Date
(Affix professional seal here)
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Town of Gibsons Building Bylaw No. 1284, 2020
(If the registered professional is a member of a firm, complete the following)
I am a member of this firm:
____________________________________
Name of Firm (PRINT)
____________________________________
Address (PRINT)
I sign this letter on behalf of myself and the firm.
Note: This Confirmation letter must be signed by a registered professional. The BC Building
Code defines a registered professional as a person who is registered or licensed to practice (a)
as an architect under the Architects Act, or (b) as a professional engineer under the Engineers
and Geoscientists Act
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Town of Gibsons Building Bylaw No. 1284, 2020
Town of Gibsons
BYLAW No. 1284, 2020
Appendix D - Climactic data for design of buildings and structures
Climatic data for the design of buildings/structures in the Town of Gibsons shall be:
Design Element
Design Value
January 2.5% design dry bulb temperature
-7- C
January 1% design dry bulb temperature
-10- C
July 2.5% design dry bulb temperature
25- C
July 2.5% design wet bulb temperature
19- C
Annual total degree days below 18- C
3100
Maximum fifteen-minute rainfall
6 mm
Maximum one day rainfall (50 years)
74 mm
Annual rainfall
1.400 mm
Annual total precipitation
1.500 mm
Moisture Index
1.51
Driving rain wind pressure 1/5 years
160 Pa
Ground snow load, snow component Ss (30 years)
3.8 kPa
Ground snow load, rain component Sr (30 years)
0.4 kPa
Ground snow load, snow component Ss (50 years)
4.2 kPa
Ground snow load, rain component Sr (50 years)
0.4 kPa
Hourly wind pressure 1/10 years
0.38 kPa
Hourly wind pressure 1/30 years
0.45 kPa
Hourly wind pressure 1/50 years
0.49 kPa
Hourly wind pressure 1/100 years
0.54 kPa
NOTE: The Town will consider site-specific building design data obtained from
the Atmospheric Environment Service, Environment Canada, which will be the
applicant's responsibility.
Seismic Hazard Values
Seismic Hazard values will be addressed on a site-specific basis using building design data
obtained from Natural Resources Canada, which will be the applicant's responsibility. An online
site specific seismic hazard calculator is available via:
https://earthquakescanada.nrcan.gc.ca/hazard-alea/interpolat/calc-en.php
Ground Frost
The depth of construction for ground frost shall provide a minimum earth cover or backfill of:
(a) 460mm (18") for foundations and footings
(b) 600m (24") for water pipe
51
Town of Gibsons Building Bylaw No. 1284, 2020
Town of Gibsons
BYLAW No. 1284, 2020
Appendix E - Confirmation of Required Documentation
Building Permit Number: ______________________
Note:
1.
The Confirmation of Required Documentation and all required documentation must be
submitted to the Chief Building Inspector 48 hours prior to the Pre-Occupancy
Coordinated Review.
2.
The Confirmation of Required Documentation and all required documentation must be
submitted in a tabbed ringed binder, with tab sections as per this Appendix.
TAB 1
CONFIRMATION OF REQUIRED DOCUMENTATION
TAB 2
DIRECTORY OF PRINCIPALS (Role/Firm/Name/Telephone)
Owner
Co-ordinating Registered Professional
Registered Professionals
Warranty Provided
Licensed Builder
Sub-Contractors
TAB 3
LETTERS OF ASSURANCE (A, B, C-A, C-B)
Co-ordinating Registered Professional
Architectural
Structural
Mechanical
Plumbing
Electrical
Geotechnical Temporary
Geotechnical Permanent
Fire Suppression
______________________________ (other)
TAB 4
PROFESSIONAL REVIEW LETTERS
Alternative Solution (Confirmation of Field Review - sealed)
Site Services - Civil Engineer
Provided
N\A
52
Town of Gibsons Building Bylaw No. 1284, 2020
Building Envelope Specialist
Roofing Consultant
Generator Test Report / Certificate
(Other - specify) ______________________________
(Other - specify) ______________________________
TAB 5
FIRE ALARM
Fire Alarm Verification Certificate (include field work sheets)
Letter of Signed Contract from ULC Listed Monitoring Agency
TAB 6
SPRINKLER SYSTEMS
Material and Test Certificate - Above ground piping
Material and Test Certificate - Underground piping
Fire Pump Test Report
TAB 7
PROVINCIAL APPROVALS
Certificate to Operate Elevating Device (one per each device)
Health Approval (on-site sewage disposal)
Health Approval (food services)
TAB 8
TOWN APPROVALS
Sprinkler Permit - Pre-occupancy Co-ordinated Review
Fire Department Acceptance (Fire Safety Plan)
Final Inspection (Building Inspector- pre-occupancy review)
Developmental Engineering Final Inspection
Planning Technicians Final Inspection
TAB 9
DEFICIENCY LIST
Submitted by Coordinating Registered Professional
__________________________________
Name (PRINT)
__________________________________
Signature
Date
__________________________________
Address (PRINT)
__________________________________
Phone