A Guide To: SINGLE FAMILY DETACHED RESIDENTIAL BUILDINGS (New Dwellings & Additions) This pamphlet has no legal status and cannot be used as an official interpretation of the various codes and regulations currently in effect. Users are advised to contact the Building Division of the Development & Emergency Services Department, and reference the Ontario Building Code and City of Thunder Bay Zoning By-law, for assistance and information. A Building Permit Is Required Prior To Construction And Inspection Regulations and Permit Information TB198(2)(rev07/14) ZONING REQUIREMENTS Consult with Planning Information Officer (located in the Planning & Building Division) to determine your property’s zone. The information contained in the table (below) is to be used only as a general guide for a single detached dwelling in a residential zone. The following zoning requirements refer to the most common minimums for each of the zones listed but may not necessarily apply to all situations. For instance, lots created before 1987 may have dimensions less than those shown but may still be legal. Where an addition is to be added to a single detached dwelling constructed prior to March 16, 1987, which has less than the required minimum side yards according to the Zoning By-law, the addition shall not be located closer to the side lot lines than the dwelling or 0.6m (23 5 / 8 ”) from the side lot line, whichever is greater. You cannot design your project unless you know the limitations set forth in the Zoning By-law. ELECTRICAL WORK Contact the Electrical Safety Authority (ESA) for information and inspections 1-877-372-7233 or website: www.esasafe.com INSPECTIONS* • Once a permit has been issued and construction commences, inspections will be required. • Inspections will, in most cases, be limited to the following: • Readiness to construct footings • Building sewer (including house to septic tank) and water line • Foundation prior to backfill • Plumbing groundwork • In-floor hydronic heating • Framing, ductwork and piping for HVAC • Plumbing rough-in • Insulation • Vapour/air barrier • Prior to occupancy (both Building and Plumbing) • Final * for more information regarding inspections, see below: • Inspections vary depending on the proposed construction. For more information, read our “Guide To Residential Building/Plumbing Inspections”. • Plumbing work may require additional inspections. For more information, phone 625-2203, or read our “Guide To Plumbing Permits”. • Inspections do not happen automatically. It is your responsibility to arrange an inspection at least 48 hours in advance by calling one of the following numbers: BUILDING PLUMBING North Ward 625-2570 625-2736 South Ward 625-2468 625-2868 BUILDING DIVISION Second Floor, Victoriaville Civic Centre 111 Syndicate Avenue South P.O. Box 800 Thunder Bay, Ontario P7C 5K4 Telephone: (807) 625-2574 Fax: (807) 623-9344 Office Hours: Monday - Friday 8:30 a.m. - 4:30 p.m. CALL BEFORE YOU DIG! Only complete Building Permit Applications are accepted. A complete application must include the following: Completed Building Permit Application Form (including Schedule 1) - Blank application forms are available from our office. Refer to our wall chart for basic application information. Proof of Ownership – for new homes, provide a Property Deed or an Offer to Purchase; for additions/renovations, provide either a Property Deed or Tax Notice. Authorization From Owner – if someone other than the owner of the property applies for a permit (eg. contractors), written authorization to act on the owner’s behalf must accompany the application. Three (3) sets of working drawings done by registered designer or owner – a set of working drawings includes the following: • Site Plan – see the enclosed example (Panel 1) • Site Drainage Plan – showing finished grade at dwelling and at lot lines (may be included as part of Site Plan) • Foundation Plan – see the enclosed example (Panel 2) . • Floor Plan(s) – see the enclosed example (Panel 3). If Floor Trusses are used, additional information will be required (see below). • Roof Plan – showing complex or non-standard roof framing that cannot be adequately shown on the Building Section. If Roof Trusses are used, additional information will be required (see below). • Building Sections – see the enclosed example (Panel 4) • Building Elevations – see the enclosed example (Panel 5) Permit Fee – a fee calculation sheet is available from our office that must be completed to accurately determine the appropriate permit fee. Roof Truss Layout/Floor Truss Layout & Certificate – engineered drawings are required, and are generally provided by the truss manufacturer. Engineered Beam Details – e.g. for manufactured products like microlam or gluelam beams, or complex, non-standard wood beams. Fireplace/Woodstove/Chimney Details – provide manufacturer’s installation instructions. Refer to our Guide To: Solid Fuel Burning Appliances for more details. Mechanical Ventilation design – HRV and dedicated systems require data sheets from a qualified designer. Hydronic Heating System – provide the system summary information, piping layout details and details of the hot water heating appliance. Completed Plumbing Application – including two (2) sets of isometric plumbing drawings done by qualified designer or owner. Refer to our Guide To: Plumbing Permits for more details. Energy Efficiency Form In order for our office to accept your permit for review, you must confirm the following information, and provide additional details where applicable. Where required, this information must be submitted with the Building Permit Application: 1. Is City Water available for the proposed site? If no City water is available, provide proof of adequate water supply from a master plumber or licensed water well technician. Forms for this are available from our office. If City water is available, apply for a water connection with the City of Thunder Bay Engineering Division (Telephone: 625-2702) 2. Is City Sewer available for the proposed site? If no City sewer is available, provide Septic Field Approval from the Thunder Bay District Health Unit (625-7990). Applications may be accepted without this approval during certain times of the year. If City sewer is available, apply for a sewer connection with the City of Thunder Bay Engineering Division (Telephone: 625-2702). 3. Is the lot within 40m of a highway? If it is, approval from the Ministry of Transportation is required (Telephone: 473-2000). 4. Is the proposed site affected by rail or air noise? Certain areas of the city are affected by these conditions. Check your Subdivision Agreement to determine if/ how this affects your project. If your property is not in a registered plan of subdivision, contact our office for additional requirements and information. 5. Are there any naturally-occurring unique features on the proposed site? If so, approval from the Lakehead Region Conservation Authority may be required (Telephone: 344-5857) 6. Is the proposed site within a Heritage District, or is it a Designated building by the Heritage Advisory Committee? If so, you must obtain written approval from the City Clerk’s Office (Telephone: 625-2238). 7. Are there existing buildings currently on the property that will be removed as a result of the project described in your application? If so, a Demolition Permit is also required, and is available from our office. Please refer to our Guide To: Demolition Permits for more information. PANEL ONE: Site Plan Drawings Minimum information requirements for Site Plan Drawings include, but are not limited to, the following details: • Title, scale and north directional arrow • Street name, address and Legal Description • Abutting streets and lanes • Proposed construction (indicating use, shape, size and dimensions) • Setbacks to all property lines from existing and proposed structure(s) • Separation distances between all buildings & structures • Well location (if applicable) • Septic field/tile bed location (if applicable) • Property lines & dimensions • Rights-of-way and easements • All existing buildings and structures (indicating use, shape, size and dimensions) • Any buildings or structures to be removed (if applicable) • Driveway location – contact the City Engineering Division. Call 625-2266. ADDITIONAL REQUIRED INFORMATION FOR ALL APPLICATIONS A Site Plan identifies buildings and other features within property boundaries including the changes you are proposing, as well as, those outside property boundaries affecting the building site including, municipal hydrants, trees, utility boxes, light standards etc. Much of the information required for a Site Plan can be found on your property survey, however other features, not captured, like municipally owned trees, will have to be accurately measured and shown on your plan. Whether a survey is available or not, accurate dimensions must be provided and plotted on the Site Plan. ONTARIO ONE CALL 1-800-400-2255 OR www.on1call.com Radon Exhaust Pipe / Barrier •