Being a by-law respecting construction, demolition, change of use, conditional permits and inspections

 

WHEREAS Section 7 of the Building Code Act, 1992, as amended, empowers Council to pass certain by-laws respecting construction, demolition, change of use, conditional permits and inspections.

 

NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE VILLAGE OF SOUTH RIVER ENACTS AS FOLLOWS:

 

1.         SHORT TITLE

 

            This by-law may be cited as the “Building By-law”

 

2.         DEFINITIONS

 

            In this by-law,

 

            “Act” means the Building Code Act 1992, as amended, including amendments

 

            2.1.2 “As Constructed Plans” means as constructed plans as defined in the                                                 Building Code.

 

            2.1.3    “Building” means a building as defined in Section 1 (1) of the Act.

 

            2.1.4    “Building Area” means the greatest horizontal area of a building within                              the outside surface of the exterior walls.

 

            2.1.5    “Building Code” means the regulations made under Section 34 of the Act.

 

            2.1.6    “Chief Building Official” means the Chief Building Official appointed by                          the by-law of the Corporation of the Village of South River for the                                           purposes of the enforcement of the Act.

 

            2.1.7    “Construct” means construct as defined in Section 1 (1) of the Act.

 

            2.1.8    “Corporation” means the Corporation of the Village of South River.

 

            2.1.9    “Demolish” means demolish as defined in Section 1 (1) of the Act.

 

            2.1.10  “Farm Building” means a farm building as defined in the Building Code.

 

            2.1.11  “Inspector” means an inspector appointed by by-law of the Corporation of                                     the Village of South River for the purposes of the enforcement of the Act.

 

            2.1.12  “Owner” means the registered owner of the property and includes a lessee,                         mortgagee in possession and the authorized agent in lawful control of the                                 property.

 

            2.1.13  “Permit” means written permission or written authorization from Chief                               Building Official to perform work regulated by this by-law and the Act.

 

            2.1.14  “Permit Holder” means the owner whom a permit has been issued or                                   where a permit has been transferred, the new owner to whom the permit                              has been transferred.

 

            2.1.15  “Plumbing” means plumbing as defined in Section 1 (1) of the Act.

 

            2.1.16  “Word – term not defined” meaning any word or term not defined in this                           By-law, that is defined in the Act or Building Code shall have the meaning              ascribed to it in the Act or the Building Code.

3.         CLASSES OF PERMITS

 

            Classes of permits with respect to the construction, demolition and change of use of buildings and permit fees shall be as set out in Schedule A to By-law 26-2008.

 

4.         REQUIREMENTS FOR APPLICATIONS

 

            THE APPLICATION

           

            4.2.1    Where application is made for a building permit under Subsection 8(1) of                           the Act, the application shall:

 

                        4.2.1.1             Identify and describe in detail the work and the occupancy                                                             to be covered by the permit for which application is made.

 

                        4.2.1.2             Describe the land on which the work is to be done, by a                                                       description that will readily identify and locate the building                                                 lot.

 

                        4.2.1.3             Include a minimum of two sets of complete plans and                                                          specifications for the work to be covered by the permit and                                                             show the occupancy of all parts of the building.

 

                        4.2.1.4             State the valuation of the proposed work including                                                               materials and labour and be accompanied by the required                                                     fee.

 

                        4.2.1.5             State the names, addresses and telephone numbers of the                                                     owner and the architect or engineer, where applicable, or                                                      other designer or contractor.

 

                        4.2.1.6             Be accompanied by a written acknowledgement of the                                                         owner that he has retained an architect or professional                                                          engineer to carry out the field review of the construction                                                         where required by the Building Code and,

 

                        4.2.1.7             Be assigned by the owner or his or her authorized agent                                                       who shall certify the truth of the contents of the application.

 

            4.2.2    Where application is made for a demolition permit under Subsection 8 (1)                           of the Act, the application shall,

 

                        4.2.2.1             Contain the information required by clauses 4.2.1.1 to                                                          4.2.1.7 and

 

                        4.2.2.2             May be required to be accompanied by satisfactory proof                                                     that arrangements have been made with the proper                                                               authorities for the cutting off and plugging of all water,                                                             sewer, electric, telephone or other utilities and services.

 

            4.2.3    Where application is made for a conditional permit under Subsection 8 (3)                          of the Act, the application shall,

 

                        4.2.3.1             Contain the information required by clauses 4.2.1.1 to                                                          4.2.1.7,

 

                        4.2.3.2             Contain such other information, plans and specifications                                                      concerning the complete project as the Chief Building                                                          Official may require,

 

                        4.2.3.3             State the reasons why the applicant believes that                                                                   unreasonable delays in construction would occur if a                                                            conditional permit is not granted.

 

                        4.2.3.4             State the necessary approvals, which must be obtained in                                                     respect of the proposed building and the time line in which                                                  such approvals will be obtained.

 

                        4.2.3.5             State the time line in which plans and specifications of the                                                   complete building will be filed with the Chief Building                                                        Official.

 

                        4.2.3.6             Review and sign a Condition Permit Agreement as                                                               prescribed by the Chief Building Official.

 

            4.2.4    Where application is made for a transfer of a permit under clause 7(h) of                             the Act because of the change of ownership of the property, the owner                                shall file the following information:

 

                        4.2.4.1             The form prescribed by the Chief Building Official.

 

                        4.2.4.2             The names and addresses of the former and new owner.

 

                        4.2.4.3             The date that the property was transferred; and

 

                        4.2.4.4             The confirmation of the continuation of or the particulars of                                                any change in the arrangements for general review of the                                                     construction in accordance with Section 2.3., design and                                                      General Review, of the Building Code.

 

            4.3       CHANGE IN USE PERMITS

 

                        4.3.1                Every applicant for a change of use permit issued under                                                       Subsection 10 (1) of the Act shall be submitted to the Chief                                                Building Official and shall,

 

                        4.3.1.1             Describe the building in which the occupancy is to be                                                           changed, by a description that will readily identify and                                                        locate the building.

 

                        4.3.1.2             Identify and describe in detail the current and proposed                                                       occupancies of the building or part of a building for which                                                   the application is made,

 

                        4.3.1.3             Include plans and specifications which show the current                                                      and proposed occupancy of all parts of the building and                                                       which contain sufficient information to establish                                                                  compliance with the requirements of the Building Code                                                            including floor plans, details of wall, ceiling and roof                                                           assemblies, identified required fire resistance ratings and                                                      load bearing capacities,

 

                        4.3.1.4             Be accompanied by the required fees,

 

                        4.3.1.5             State the name, address and telephone number of the                                                           owner, and

 

                        4.3.1.6             Be signed by the owner or his or her authorized agent who                                                  shall certify the truth of the contents of the application.

 

 

 

            4.5       PLANS AND INSPECTIONS

 

                        4.5.1    Sufficient information shall be submitted with each application for                                      a permit to enable the Chief Building Official to determine whether                           or not the proposed construction, demolition or change of use will                                             conform to the Act, the Building Code and any other applicable                                            law.

                       

                        4.5.2    After the issuance of a permit under the Act, notice of any material                                     change to a plan, specification, document or other information on                                        the basis of which is not to be made without his or her written                                       authorization.

 

                        4.5.3    Each application shall, unless otherwise specified by the Chief                                             Building Official, be accompanied by two complete sets of plans                                        and specifications required under this by-law.

 

                        4.5.4    Plans shall be drawn to scale on paper, cloth or other durable                                               material shall be legible and without limiting the generality of the                                        foregoing, shall include such works as set out in Schedule “B” to                                          this by-law, unless otherwise specified by the Chief Building                                          Official.

 

                        4.5.5    Site plans shall be accurately drawn to scale, and when required by                                     the Chief Building Official to demonstrate compliance with the                                                Act, the Building Code or other applicable law, a copy of a survey                                             prepared by an Ontario Land Surveyor shall be submitted. Site                                                plans shall show:

 

                                    4.5.5.1             Lot size and the dimensions of the property lines                                                                  and setbacks to any existing or proposed buildings,

 

                                    4.5.5.2             Existing and finished ground levels or grades,

 

                                    4.5.5.3             Existing right-of-ways, easements and municipal                                                                  services where applicable.

 

                        4.5.6    Verification by an Ontario Land Surveyor of by-law compliance                                         may be required before proceeding past foundation state, if                                                         required by the Chief Building Official.

 

5.         PAYMENT OF FEES

 

                                    Fees for a required permit shall be set out in Schedule “A” to By-                                        law 26-2008 and are due and payable upon submission of an                                          application for a permit.

 

                                    Where the fees payable in respect of an application for a                                                      construction or demolition permit issued under Subsection 8 (1) of                                      the Act or a conditional permit under Subsection 8 (3) of the Act                                                are based on the cost of valuation of the proposed work, the cost of                               valuation of the proposed work shall mean the total cost of all                                                 work regulated by the permit, including the cost of all material,                                           labour, equipment, overhead and professional and related services,                                      provided that where application is made for a conditional permit,                                       fees shall be paid for the complete project.

 

                                    The Chief Building Official may place a valuation on the cost of                                         the proposed work for the purposes of establishing the permit fee,                                             and where disputed the applicant shall pay the fee under protest                                            and, within six (6) months of completion of the project, shall                                        submit an audited statement of the actual costs and where the                                             audited costs are determined to be less than the valuation, the Chief                                   Building Official shall issue a refund.

 

6.         REFUNDS

 

            6.1                   In the case of withdrawal of an application or the abandonment of                                      all or a portion of the work or the non-commencement of any                                       project, the Chief Building Official shall determine the amount of                                               paid permit fees that may be refunded to the applicant, if any, in                                         accordance with Schedule “B” attached to and forming part of this                                                 by-law.

 

7.         PERSCRIBED NOTICES AND INSPECTIONS

 

                                    The owner or an authorized agent shall notify the Chief Building                                        Official of each stage of construction for which a notice is required                                     under Article 2.4.5.1 and article 2.4.5.2 (1) (d), (e), (f) and (g) of                                       the Building Code.

 

                                    The owner or authorized agent shall give notice of completion as                                         prescribed by Section 11 of the Act or, where occupancy is                                                  required prior to completion, the owner or authorized agent shall                                            give notice of inspection to ensure compliance with the                                                    requirements of section 11 of the Act and subsection 2.4.3. of the                                           building code.

 

                                    Upon receipt of proper notice, the Chief Building Official shall                                           undertake a site inspection of the building to which the notice                                             relates in accordance with the prescribed time periods set out in                                              Article 2.4.5.3 of the Building Code and section 11 of the Act.

 

8.         AS CONSTRUCTED PLANS

 

                                    The Chief Building Official may require that a set of plans of a                                           building or any class of building as constructed be filed with the                                         chief Building Official on completion of construction under such                                        conditions as may be prescribed in the Building Code.

 

9.         THE PENALTY CLAUSE

 

                                    Under Clause 36 (1) of the Act, contravention of a by-law passed                                       under the Act constitutes an offence, and subsection 36 (3) – (5) of                                                the Act provides penalties for this offence.

 

10.       REPEAL CLAUSE

 

                                    By-law #8-95 of the Corporation of the Village of South River is                                        hereby repealed, effective September 29, 2008.

 

11.       DATE AND EFFECT

 

                                    This Building By-law will come into effect on September 29,                                              2008.

 

 

 

 

 

 

 

 

 

 

 

 

SCHEDULES ATTACHED

 

Schedules attached hereto are:           Schedule A- Classes of Permits

                                                            Schedule B- Permit Fees

                                                            Schedule C- Application Requirements

                                                            Schedule D- Refund of Fees

                                                            Schedule E – Transfer Permit Application

 

 

READ A FIRST & SECOND TIME THIS 8th DAY OF MAY, 2009.

 

READ A THIRD TIME AND FINALLY PASSED THIS 8th DAY OF MAY, 2009.

 

 

 

 

___________________________________

Mayor, Jim Coleman

 

 

 

 

___________________________________

Clerk-Administrator, Susan L. Arnold

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SCHEDULE “A” – CLASSES OF PERMITS

 

1.         Building Permits                     To be for the purpose of allowing the construction                                                                of a building, includes erection, installation,                                                                          extension or material alteration or repair of a                                                                  building and includes the installation of a building                                                                       unit moved from elsewhere.

 

 

2.         Demolition Permit                   For the demolition of all or part of a building.

 

3.         Conditional Permit                  Pertains to construction only and may be issued                                                                    only in accordance with section 8. (3) of the                                                                          Building Code Act.

 

4.         Stage of Construction             For the purpose of allowing the commencement of                                                               construction of a building or part thereof and                                                                        completion to a certain stage as permitted by such                                                                       Permit and includes but is not limited to solid fuel                                                                 burning appliances, heating, ventilation systems and                                                             air conditioning systems, or any part thereof.

 

5.         Designated Structure              For the purpose of constructing a Permit                                                                                designated structure as defined in the Ontario                                                                       building Code.

 

6.         Temporary Structure               To permit the erection of a tent or temporary                                                                         structure which exceeds 30 square metres (323                                                                      square feet) in ground area.

 

7.         Transfer Permit                       To be issued to a new owner where ownership                                                                      changes occur during or prior to the closing of any                                                                previously issued permit.

 

8.         Occupancy Permit                   To allow occupancy of an unfinished building in                                                                   accordance with the Building Code.

 

9.         Change of Use Permit             To comply with the requirements of Part 10 of the                                                                Building Code.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SCHEDULE “B” – PERMIT FEE SCHEDULE

________________________________________________________________________

 

Fee Schedule is based on Cost Guidelines

 

$50.00 +          $9.00 per M

 

$50.00             Change of Use Permit – Inspection fee only with no Building permit                                  Issued

 

$50.00             Transfer Permit

 

$50.00 +          $9.00 per M of project value for Conditional Permit

 

$50.00             Searching of records (Building and Zoning Compliance Letters)

 

CONSTRUCTION COST GUIDELINES – cost per square foot of floor area

 

Residential Unit:

Single Storey House                                 $115.00 minimum per square foot

Two Storey House (1st floor)                    $115.00 minimum per square foot

Each Additional Storey                            $55.00 minimum per square foot

Attached Garage                                             $25.00 minimum per square foot       

 

Cottage / Recreational Dwelling:          

Dwelling with Basement                          $115.00 minimum per square foot

Dwelling on Piers / Frost Wall                  $90.00 minimum per square foot

Dwellings on Slab                                     $90.00 minimum per square foot

Each Additional Storey                            $55.00 minimum per square foot

 

Garage / Farm Buildings:

Garage / Shed on Slab                              $20.00 minimum per square foot

Garage / Shed no floor                              $15.00 minimum per square foot

Barns / Outbuildings located

on Assessed Farm Lands                          $15.00 minimum per square foot

 

Commercial – Industrial:

Based on cost price……or                        $85.00 minimum per square foot

 

Renovations:                                            Based on cost price estimates

 

Decks / Porches / Additions:                   Based on cost price estimates

 

Demolition Permits:                                $5.00 minimum per square foot

 

The cost construction guidelines are only a guideline the Chief Building Official may place a valuation on the cost of the proposed work as per section 5. of this building by-law.

 

No permit is required for re-shingling a roof.

A permit is required for re-roofing with metal or metal siding.

No permit is required for a shed less than 108 sq.ft. but must adhere to the zoning by-law for lot coverage and setback distances for Accessory Buildings.

 

 

 

 

 

 

To obtain a Building Permit, it is necessary to first apply and receive the following:

 

  1. A septic permit for a class $ Sewage system from the North bay Mattawa Conservation Authority in all areas not serviced by Municipal Sewers and for Buildings that require plumbing facilities.
  2. An Entrance Permit or Culvert Permit from the Municipality if necessary.
  3. An Entrance Permit or Building Permit from the Ministry of Transportation if the property fronts onto a King’s Highway or Secondary Highway or is within 1000 feet of a highway Intersection or is in the Vicinity of the New 4 Laning of Highway #11.
  4. A legal Survey may be required if the survey stakes are not clearly visible to the Chief Building Official.

 

 

 

 

           

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SCHEDULE “C” – REQUIRED PERMIT DRAWINGS

 

1.            The Site Plan

 

2.            Floor Plans

 

3.            Foundation Plans

 

4.            Framing Plans

 

5.            Roof Plans

 

6.            Sections and Details

 

7.            Building Elevations

 

8.            Heating, Ventilation and Air Conditioning Drawings

 

9.            Plumbing Drawings

 

10.        Electrical Drawings

 

Note:   The above-mentioned list of drawings should be used as a guide when preparing drawings for submission for a building permit, for a project designed under Part Nine of the Ontario Building Code that does not require professional design. Any project that requires design by an Architect and/ or a Professional Engineer (Part Three Buildings, such an assembly, institutional or large buildings over 600 square metres and multiple dwellings), will require more comprehensive drawings to illustrate compliance with the Ontario Building Code.

           

            The Chief Building Official may specify that not all of the above-mentioned plans are required to accompany all applications for permits. Check with the Chief Building Official for those required.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SCHEDULE “D” – REFUNDS

 

               Status of Permit Application                                Percentage of Fee Eligible for Refund

 

1.            Application filed,                                                              75% maximum

               No processing of review

               of plans submitted

 

2.            Application filed,                                                              50% maximum

               Plans reviewed and permit issued

 

NOTE:

 

1.            No refunds after any building inspections are carried out.

 

2.            No refund shall be less than $50.00 by the Village of South River.

 

3.            No refund will be given when application for refund is not made within twelve (12) months of the issuance of permits.

 

4.            No refund of the “costs” portion of any permit will be made.     

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

SCHEDULE “E”

 

 

APPLICATION TO TRANSFER A BUILDING PERMIT

 

 

Building Permit No.__________________________________________________________________________

 

Original Applicant Name______________________________________________________________________

 

Address____________________________________________________________________________________

 

 

Permit Transferred To:

 

____________________________________________________

(Name)

 

____________________________________________________

(Address)

 

Phone No. (Home)_____________________________________     Work No.____________________________

 

 

I, the undersigned, understand that the transfer of a Permit shall not be deemed to be a waiver of any of the provisions of any by-laws or requirements under the Building Code Act, or Regulations made there under, notwithstanding anything included in or omitted from the plans or other materials filed in support of or in connection with the Building Permit.

 

I acknowledge that in the event that the permit is transferred, any changes to plans or specifications filed for the Building Permit, is prohibited, unless first authorized by the Chief Building Official, and such changes could result in an Order to Comply, and/or a charge being preferred and a summons issued by the Provincial Court.

 

I acknowledge that in the event that the Chief Building Official seeks to enforce the provisions of the Building Code, its Regulations, or this by-law, with respect to the work to be done pursuant to the permit, I shall be responsible for compliance.

 

 

_______________________________________________  _______________________________________

Date                                                                             Signature

 

 

 

_______________________________________________  _______________________________________

Date                                                                             Chief Building Official