Inspections & Licensing

Transcription

1 Residential Plans Examinatin / City f Red Deer Secndary Suites Alberta Building Cde Infrmatin Cnstructed r Renvated After December 31, 2006 Revised March 27, 2012 Since The Alberta Building Cde (ABC) and the Landuse Bylaw (LUB) use sme f the same terminlgy with different meaning much cnfusin exists as t which rules apply t the varius types f units. The fllwing explanatins are intended t clarity these items. Ntes in italics n the checklist ffer additinal clarificatin and infrmatin. The ABC defines a Secndary Suite as being lcated within the primary dwelling unit. These types f suites are mst cmmnly basement suites althugh they may als be lcated n the main r upper flrs. Sectin 9.37 f the ABC applies t these types f suites. All Secndary Suites must cmply with Part 9 f the Alberta Building Cde except as prvide fr in Sectin 9.37

2 Secndary Suite in Primary Dwelling The fllwing will be reviewed n each applicatin fr a suite within the primary dwelling where Sectin 9.37 applies: Existing Requirements Divisin B The Suite has an exit which leads directly t the utside, Divisin B Bth suites may share a cmmn exit stair prvided it is prtected with ½ drywall. Divisin B Exit dr r dr that prvides access t exit is a minimum 1980mm (6-6 ) high and 810mm (32 ) wide Divisin B Where an unenclsed exterir exit stair is the nly mean f egress frm the secndary suite, exterir unprtected penings fr the primary dwelling shall be prtected. ( ) ( ) Main flr windws abve the suite must be prtected; secnd strey windws are cnsidered t be adequately abve the suite access t nt pse a threat in case f fire. Refer als t sectin n Engineering Cnsideratins. An alternative t prtecting the windws abve the secndary suite exit is t install a rf t prtect the stair and maintain the means f egress. Interir Stairs Divisin B Stairs shall be at least 860mm (34 ) wide Divisin B Landings are at least as wide as the stair and 900mm (36 ) in length Divisin B Stairs have handrails and guards cnfrming t Sectin 9.8 Divisin B Stairway is illuminated by at least ne light fixture cntrlled by three way switch at tp and bttm f the stair. Windw & Egress Windws Divisin B A minimum f ne windw in a bedrm shall prvide a minimum unbstructed pening f 0.35m 2 (3.77ft 2 ) with n dimensin less than 380mm (15 ) and maintain the required pening withut the need fr additinal supprt When adding windws t side elevatins ensure that allwable glazing limits per (spatial separatin) are nt exceeded. Refer t sectin n Engineering Cnsideratins in this dcument fr further requirements. Divisin B An egress windw belw grade is served by a windw well which prjects at least 550mm (22 ) ut frm the wall and is free f verhead bstructins such as prjectins r decks Ceiling Heights Divisin B Space has a minimum ceiling eight f 1.95m (6-4 ¾ ) and reductins in ceiling height d nt impede the path f egress Divisin B Prtins f a rm s ceiling height are permitted t be less than 1.95m prvided the minimum ceiling height is maintained ver the minimum flr area listed in Table Interir drs within a secndary suite that are nt exit drs may be reduced t 1.95m where a lwer ceiling height des nt allw a full height dr.

3 Required Smke Separatins Divisin B Principal and secndary dwellings are separated by a minimum ½ drywall n ceiling and bth sides f walls, jints taped and filled Divisin B Cmmn crridrs are separated by a minimum ½ drywall n ceiling and bth sides f walls, jints taped and filled Divisin B Furnace rm separated by minimum ½ gypsum bard at ceiling and n each side f wall, with jints taped and filled. Mechanical ducting and pipes penetrating thrugh the separatin shall be tightly fitted and sealed with a drywall cmpund Smke Alarms and Carbn Mnxide Divisin B Smke alarms are within each flr f each dwelling and within areas cmmn t bth dwellings and within 5m, 16-5 f bedrm entries. All smke alarms are t be intercnnected, s they will all sund simultaneusly when ne is activated and re permanently cnnected t an electrical circuit Divisin B A carbn mnxide alarm is prved within 5m (16-5 ) f bedrm entries and within cmmn utility rms cntaining a fuel-burning appliance CO detectrs may be battery perated r permanently wired prvided they are installed t the manufacture s recmmendatins Cmmn Areas / Permitted Shared Items Single ht water heater may be used fr bth primary dwelling and secndary suite One electrical panel may be used fr bth units Furnace rm may be lcated within either suite and cntain the items fr bth the primary and secndary suites prvided the walls/ceiling are separated as nted in the Required Smke Separatins sectin Access t the furnace rm is a matter between tenant and wner and there is nt restrictin t it being lcated within the suite Heating and Ventilatin Divisin B Each dwelling units shall have an independent heating and ventilatin system cmplying t 9.32 and 9.33 The reasn furnaces may nt be shared is t d with the shared ductwrk between units. Testing dne by the NRC indicated that ductwrk prvides a medium thrugh which smke may travel in the event f a fire and endanger the safety f the ccupants. Fr this reasn, whichever methd f heating and ventilatin is installed, ductwrk must be individual t each unit. The fllwing ptins may be installed t meet the requirements f separate heating and ventilatin: tw furnaces with separate ductwrk existing furnace may service upper flr prvided lwer level ductwrk is disabled basebard heating in secndary suite (HRV required) radiant in flr r in ceiling heating in secndary suite (HRV required) Divisin B (1) (a) Designed as per CAN/CSA F326M, Residential Mechanical Systems Divisin B Cmbustin air frm the exterir is prvided t a space cntaining a fuel fired appliance Divisin B Equipment fr heating and air cnditining shall be installed with prvisins fr inspectin, maintenance, repair and cleaning Divisin B Fr frced air heating systems a warm air supply utlet is prvided t each finished rm adjacent t an unheated space

4 Engineering Cnsideratins Divisin B A minimum depth f fundatin f 1.2m (4-0 ) belw Grade must be maintained adjacent a new exterir stairwell r the expsed fundatin is prtected in cnfrmance with Sub- Sectin with a design sealed by a registered engineer Divisin B New windw penings in a fundatin wall exceed 25% f the walls length Openings greater than 1.2m (4-0) wide The sum f the lengths f new and existing windws alng a fundatin wall exceed 25% f the walls length The space between the new windw and an adjacent windw is less than the average width f the windws Standata 06-BCI-029 Retaining wall adjacent an exterir stairwell is prtected by guard in cnfrmance with Sectin 9.8 if greater than 600mm (2-0) in height and is designed bearing the seal f a registered engineer if supprting greater than 1.2m (4-0 ) f sil retentin

5 Q & A BACKGROUNDER Secndary Suites Cnstructed AFTER December 31, 2006 D I require a building and heating permit? If the secndary suite was develped withut a valid building permit, a new permit must be btained. What if I had a permit t develp my basement? If there was a permit taken ut previusly fr basement develpment, the plans wuld have needed t reflect the cnstructin f a dwelling unit in the basement. If the plan did nt shw secndary suite develpment new permits are required. When am I required t have an inspectin? A building permit fr a secndary suite will take up t 3 weeks t be issued. Once yu have a valid building permit yu can request an inspectin. An inspectin is cmpleted s the applicant is aware f the required changes/upgrades needed fr secndary suites t cmply with the current Alberta Building Cde. D I require an electrical permit? If the secndary suite was develped withut a valid electrical permit, a new permit must be btained. What if I had a permit t d the electrical wrk in my basement? If the previus permit was fr basement develpment and the inspectin n that permit did nt include an inspectin f the secndary suite then a new permit wuld be required. An Electrical Cntractr with a valid City f Red Deer business license must be engaged t bring the residence up t the current electrical cde. After this wrk is cmpleted an electrical inspectin will be cmpleted. What is required in regards t plumbing permits and inspectins? Yu are required t hire a plumbing cntractr t view the lines t cnfirm if the backflw device meets the prper cde fr tw dwelling units. If it des nt a Plumbing Cntractr with a valid City f Red Deer business license wuld be required t get a plumbing permit and upgrade the plumbing in rder fr yur suite applicatin t be apprved. Once the wrk is cmpleted an inspectin will be required. Hw lng d I have t cmplete the wrk? Yu d nt have t cmplete any f the required upgrades until yur applicatin has been cnsidered by the Municipal Planning Cmmissin. If yur secndary suite is apprved then the wrk needs t be cmpleted in a timely manner. Any wrk that has been cmpleted in a residence requires the apprpriate permits and inspectins t cnfirm it meets the applicable Safety Cdes Act.