New House Construction Guide to the plans required when applying for a Building Permit

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1 PLANNING, PROPERTY AND DEVELOPMENT DEPARTMENT New House Construction Guide to the plans required when applying for a Building Permit November 2015

2 contents Introduction 3 Site Plan 4 Floor Plan 5 Foundation Plan 6 Floor Framing Plan 9 Section Drawing 10 Elevation Drawing 11 Ventilation 12 Material Specifications 13 2 Every effort has been made to ensure the accuracy of information contained in this booklet. However, in the event of a discrepancy between this booklet and the governing City of Winnipeg By-law, the By-law will take precedence.

3 This booklet is a guide to the type of plans that are required by the Plan Examination Branch when applying for a building permit to construct a basic new home. This booklet does not cover all code requirements. Reference should be made to the City of Winnipeg Building By-law and the Manitoba Building Code for the complete set of code requirements. How many sets of plans will be required? Two sets of plans must be presented upon permit application. Will the homeowner be required to obtain the services of a Professional Engineer? A professional engineer will be required to seal the plans when: a) there are any variations from the minimum standards contained within the building code, OR; b) the construction involves the use of certain structural components (eg. steel beams, glulam beams, microlam beams, LVL beams, I-joist floors, suspended wood floors, tall walls (walls exceeding 11 ft. 10 in.), pre-cast concrete/wood/steel brackets, pile foundations, etc.), OR; c) where in the opinion of the Authority Having Jurisdiction the nature of the work is complex. introduction Does the building permit include any electrical or plumbing work that is being completed? The building permit does NOT include the electrical or plumbing work that is being done. Permits for this type of work must be applied for separately. Who may apply for electrical and plumbing permits? Permits for electrical and plumbing work may be applied for by: a) the owner of a detached single family dwelling who will also be the occupant and who will be performing their own work. The permits must be obtained prior to starting the work. Information on the plans required and code requirements for this type of work may be found in the brochures Electrical Installations or Plumbing Installations, or; b) an electrical or plumbing contractor licensed by the City of Winnipeg. 3

4 4site plan What information should be indicated on the site plan? The site plan should have the following information (see FIGURE 1): a) street names, lot dimensions, civic address, legal description, and north arrow; b) dimensions from building to property lines (building to building if applicable); c) on irregular shaped lots, dimensions from property lines to the closest projections within side yards must be included; d) dimensions of all projections, such as alcoves, canopies, eaves, decks, fireplaces, landings, steps, wing walls, etc.; e) locations of downspouts (DP) and sump pump discharge (SPD) - the sump pump discharge outlet will not be permitted on the side of the foundation adjacent to a public sidewalk; f) the dimensions and locations of accessory structures (examples are detached garages, sheds, air-conditioning units) that are included in the permit application; g) the dimension, location and type of surface of existing and proposed approaches, driveways and vehicle parking areas; h) construction accesses other than lane; i) location and dimensions of registered easements (eg. swales, land drainage sewer/catch basin lead); j) the site plan paper size should be 8 1 / 2 x 11 in. or 8 1 / 2 x 14 in. Note: The site plan and construction drawings must match. FIGURE 1 - Typical Site Plan

5 What is required to be shown on the floor plan? This plan must have the following details (see FIGURE 2): a) size and type of rooms; b) location and sizes of windows, doors, closets, etc.; (see TABLE A below) Note: windows are not permitted in walls that are located less than 1.2 m (4 ft) from the property line c) if there is a fireplace/woodstove, indicate type and location; d) size of beam/lintel in wall openings, if required. e) wired-in smoke/co alarm (SA) location - at least one required per floor level, in each bedroom, and at locations between bedroom and the remainder of the floor level (ie. hallways) floor plan *Note: 1) Each bedroom must have at least one outside window which provides an unobstructed opening of not less than 0.35 sq. m (3.77 sq. ft.) in area and no dimension less than 380 mm (15 in.). FIGURE 2 - Typical Floor Plan Bedroom (Size) Bath (Size) Bedroom (Size) SA SA SA/CO Kitchen/Dining Room (Size) Living Room (Size) Window (Size) Dimensions 5

6 foundation plan What plans are required for the foundation and do these plans need to be engineered? A typical house foundation plan and details are shown in FIGURES 3, 4 and 5. A non-engineered foundation plan will be accepted if the foundation meets the minimum code standards for wall length, wall thickness and reinforcement as shown in FIGURES 4 and 5. However, if you intend to use a variation of the design in FIGURES 4 and 5 or any of several other alternative designs including for example: piles, insulated concrete forms or a wood basement, a registered professional engineer must be retained to design and seal the plans. Additionally, a wood basement design will require that an engineer be retained to inspect and certify the installation. FIGURE 3 - Typical Foundation Plan Beam (Indicate Size) Footing (Indicate Size) SUMP PIT 2 AWAY (MIN.) Telepost (Indicate Size) SA Window (Indicate Size) 6

7 FIGURE 4 - Laterally Supported Foundation Walls 10M vertical 900 mm (3 ft.) o.c. located on inner side of wall with 25 mm (1 in.) cover min. Foundation depth below grade Min m (4 ft. 6 in.) Max m (7 ft.) 25 mm (1 in.) Bot. 1 #20 M Top 1 #20 M (Above Windows) 200 mm (8 in.) concrete wall (min. 20 MPa concrete) Mid. 1 #20 M (Below Windows) Max. Bsmt. Height 2.44 mm (8 ft.) Dowels 10M mm o.c. (2 ft. 6 3 ft. o.c.) foundation plan 600 mm (24 in.) 230 mm (9 in.) ONE STOREY Top 1 #20 M (Above Windows) Foundation depth below grade Min m (4 ft. 6 in.) Max m (7 ft.) Bot. 1 #20 M 10M vertical 900 mm (3 ft.) o.c. located on inner side of wall with 25 mm (1 in.) cover min. 200 mm (8 in.) concrete wall (min. 20 MPa concrete) Mid. 1 #20 M (Below Windows) 25 mm (1 in.) Dowels 10M mm o.c. (2 ft. 6 3 ft. o.c.) 710 mm (28 in.) 250 mm (10 in.) TWO STOREY 7

8 foundation plan FIGURE 5 - Laterally Unsupported Foundation Walls Foundation depth below grade Min m (4 ft. 6 in.) Max m (6 ft.) 50 mm (2 in.) cover 150 mm (6 in.) 750 mm (30 in.) Top 2 #15 M 10 M vertical 900 mm (3 ft) o.c. 230 mm (9 in.) concrete wall (min. 20 MPa concrete) Bot. 1 #20 M 230 mm (9 in.) One-Storey (Bi-Level type) NOTES: (Figure 4 and Figure 5) 1. Top of foundation shall be at least 150 mm (6 in.) above finished ground level. 2. Walls over 12 m (40 ft.) in length shall be designed by a registered professional engineer. 3. Length of supported joists shall not exceed 4.9 m (16 ft.). 4. Maximum window opening size is 1.2 m (4 ft.) and openings not to exceed 25% of the wall length. Interior Footing Sizes One-Storey mm x 750 mm x 250 mm deep (30 in. x 30 in. x 10 in. deep) Two-Storey mm x 900 mm x 300 mm deep (36 in. x 36 in. x 12 in. deep) 8

9 What details are required on the floor framing plan? The details required on this plan are as follows (see FIGURE 6): a) joist size, grade, spacing and direction; b) bridging and strapping location, blocking; c) location of openings and member sizes; d) beam sizes if not shown on foundation plan; e) pre-manufactured I-joists require submission of final I-joist layout(s) complete with engineering. What details are required on the section drawing? The following details should be indicated on the section drawing (see FIGURE 7): a) Type and thickness of materials in the roof, walls and floor construction assembly; (see appropriate tables for material selection); b) If roof is to be a truss system it shall be prefabricated and designed by a Professional Engineer. FIGURE 6 - Typical Floor Framing Plan floor framing plan 9

10 section plan FIGURE 7 - Section Drawing SHINGLES: ROOF SHEATHING: EXTERIOR FINISH: WALL SHEATHING: AIR SPACE 1 (MIN.) AIR SPACE 2 1 /2 (MIN.) ATTIC ACCESS HATCH (SIZE) WALLS: 2" o.c. INSULATION: Min. R20 VAPOUR BARRIER: 6-Mil Poly INTERIOR FINISH: PRE-FAB o.c. OR o.c. COLLAR TIES: CEILING o.c. INSULATION: Min. R50 VAPOUR BARRIER: 6-Mil Poly INTERIOR FINISH: 2.3 m (7 ft. 7 in.) MINIMUM CLEARANCE ANCHORAGE TO FOUNDATION (NOTE 3) SUBFLOOR: FOUNDATION WALL: DAMP PROOFING CONCRETE WALL FLOOR JOISTS: o.c. 2 O.C. (NOTE 2) INSULATION: Min. R20 VAPOUR BARRIER: Min. 6-Mil Poly INTERIOR FINISH: FLOOR (EXAMPLE) MIN. 3 CONCRETE SLAB MIN. 4 WEEPING TILE ON UNDISTURBED SOIL W/ 6 MIN. GRAVEL COVER ON TOP AND SIDES 6-MIL POLY 6 GRAVEL (MIN.) 10 UNDISTURBED SOIL (75KPA OR GREATER) Note: 1. Attic space shall be vented in conformance to Insulation required for dwellings where the foundation wall does not extend more than 1.2 m (4 ft.) above ground level and where natural gas is used as a heating source. 3. Joists are to be anchored to the foundation by embedment or sill plate in conformance to

11 What information should be indicated on the elevation drawing? The information to be indicated on the elevation drawing is as follows (see FIGURE 8): a) type of finish siding material; b) chimney height, if any; c) window and door location; d) indicate roof slope and overhang (OH); soffit requirements? e) guard rail height/picket spacing. FIGURE 8 - Elevations elevation plan FRONT ELEVATION REAR ELEVATION SIDE ELEVATION SIDE ELEVATION 11

12 ventilation Is it essential to adequately ventilate a house? Yes, it is important to have a properly designed heating, ventilating, and air conditioning (HVAC) system to control condensation and maintain proper indoor air quality (IAQ). This system design should be done by a HRAI Certified Designer, Professional Engineer or other designer with formal training in residential HVAC design. Heat or energy recovery ventilators (HRV S) shall be installed in all single and two family dwelling units. Phone number for the Housing Inspections Branch is The office hours for the Inspections Branch are 8:30 a.m. to 4:00 p.m. Monday to Friday. 12

13 MINIMUM THICKNESS OF ROOF SHEATHING Plywood Waferboard and Maximum Strandboard Spacing of Lumber Supports Edges Edges Edges Edges Supported Unsupported Supported Unsupported mm mm mm mm mm mm in. in. in. in. in. in /16 5 /16 3 /8 3 /8 11 / /16 3 /8 3 /8 7 /16 11 / /8 1 / 2 7 /16 1 /2 3 / 4 Column THICKNESS OF WALL SHEATHING Minimum Thickness Supports Supports Supports Supports Type of 16 in. 24 in. 400 mm 600 mm o.c. in. in. mm mm Lumber 11 / / Fibreboard Plywood Waferboard/Strandboard 3 /8 7 / /4 5 / /4 5 / material specifications Column THICKNESS OF SUBFLOORING Maximum Waferboard Spacing of Plywood and Lumber Supports Strandboard mm mm mm mm in. in. in. in /8 5 /8 11 / /8 5 /8 3 / /4 3 /4 3 /4 Column

14 material specifications CEILING JOIST SPANS Commercial Member Rafter Spacing Member Rafter Spacing Designation Grade Size 12 in. 16 in. 24 in. Size 300 mm 400 mm 600 mm (in.) ft.-in. ft.-in. ft.-in. (mm) m m m Douglas Fir No.1 2 x x Larch and 2 x x No. 2 2 x x x x Spruce- No.1 2 x x Pine- and 2 x x Fir No. 2 2 x x x x Column ROOF RAFTER SPANS Rafter not supporting ceiling (Design Roof Snow Loads for 1.5 kpa (30 psf) Commercial Member Rafter Spacing Member Rafter Spacing Designation Grade Size 12 in. 16 in. 24 in. Size 300 mm 400 mm 600 mm (in.) ft.-in. ft.-in. ft.-in. (mm) m m m Douglas Fir No.1 2 x x Larch and 2 x x No. 2 2 x x x x Spruce- No.1 2 x x Pine- and 2 x x Fir No. 2 2 x x x x Column ROOF JOIST SPANS (Design Roof Snow Loads for 1.5 kpa (30 psf) Commercial Member Rafter Spacing Member Rafter Spacing Designation Grade Size 12 in. 16 in. 24 in. Size 300 mm 400 mm 600 mm (in.) ft.-in. ft.-in. ft.-in. (mm) m m m Douglas Fir No.1 2 x x Larch and 2 x x No. 2 2 x x x x Spruce- No.1 2 x x Pine- and 2 x x Fir No. 2 2 x x x x Column

15 BUILT-UP FLOOR BEAM SPANS Supporting ONE Floor in Houses Douglas Fir-Larch Grade No. 1 & 2 Supported Joist Length Supported Joist Length Size Size of 8 ft. 10 ft. 12 ft. 14 ft. 16 ft. of 2.4 m 3.0 m 3.6 m 4.2 m 4.8 m Beam ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. Beam m m m m m 3-2x x x x x x x x x x x x Spruce-Pine-Fir Grade No. 1 & 2 Supported Joist Length Supported Joist Length Size Size of 8 ft. 10 ft. 12 ft. 14 ft. 16 ft. of 2.4 m 3.0 m 3.6 m 4.2 m 4.8 m Beam ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. Beam m m m m m 3-2x x x x x x x x x x x x material specifications BUILT-UP FLOOR BEAM SPANS Supporting TWO Floors in Houses Douglas Fir-Larch Grade No. 1 & 2 Size Supported Joist Length Size Supported Joist Length of 8 ft. 10 ft. 12 ft. 14 ft. 16 ft. of 2.4 m 3.0 m 3.6 m 4.2 m 4.8 m Beam ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. Beam m m m m m 3-2x x x x x x x x x x x x Spruce-Pine-Fir Grade No. 1 & 2 Supported Joist Length Supported Joist Length Size Size of 8 ft. 10 ft. 12 ft. 14 ft. 16 ft. of 2.4 m 3.0 m 3.6 m 4.2 m 4.8 m Beam ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. Beam m m m m m 3-2x x x x x x x x x x x x

16 material specifications FLOOR JOIST SPANS Joist Spacing Commercial Grade Member Joist Spacing Joist Spacing with Strapping Designation Size with Strapping with Bridging & Bridging (in.) 12 in. 16 in. 24 in. 12 in. 16 in. 24 in. 12 in. 16 in. 24 in. ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. 2 x x x No. 1 2 x Douglas Fir 2 x and -Larch 300mm 400mm 600mm 300mm 400mm 600mm 300mm 400mm 600mm (mm) m m m m m m m m m No. 2 38x x x x x in. 16 in. 24 in. 12 in. 16 in. 24 in. 12 in. 16 in. 24 in. (in.) ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. ft.-in. 2 x x x No. 1 2 x Spruce- 2 x and 300mm 400mm 600mm 300mm 400mm 600mm 300mm 400mm 600mm Pine- (mm) m m m m m m m m m Fir No. 2 38x x x x x Column

17 In-Person Customer Service Hours are: Tuesday to Friday 8:30 am to 4:30 pm - All Zoning, Permits and Plan Examination services are available at Unit Fort Street. Mondays 8:30 am to 4:30 pm are reserved for telephone inquiries and completed application drop-offs. This enables Zoning and Permits staff to process building and development applications received throughout the week. CUSTOMER PARKING Parking Entrance 17

18 18notes

19 notes 19

20 For more information on the plans required to build a new house please call: Plan Examination Branch PH: FAX: or City of Winnipeg Planning, Property and Development Department Unit Fort Street Winnipeg, Manitoba R3C 4X7

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