Site Plan Approval and Building Permit to Construct
Custom Build Home

We provide engineering drawings and plans for construction of custom build
homes. Our well experienced expert plans & drawings provision team's professional
and prompt services at very competitive cost are always an added value to our
customer’s custom build home projects. We design the true site specific design to
build our client's dream custom build home. We creatively and cost effectively try
our best to incorporate everything possible on our client's dream custom build
home wish list.

We accomplish of all our commitments through highest degree of integrity and
professionalism, objective oriented approach and continuously upgraded skills &
techniques to achieve excellence in our work. Combining our knowledge in Building
Science, and extensive experience expertise in Structural & Municipal Engineering, we
offer perfect solution to custom build home projects. We pride ourselves on work diligently
to create real value for each and every custom build home we design.     

Our professional services for a proposed custom build home include the following:
  • Site Plan
  • Topographical Survey
  • Site Servicing, Grading & Erosion Control Plan
  • Stormwater Management Report
  • Arborist Report
  • Landscape Architect Plan
  • Architectural Drawings
  • Floor Plans
  • Elevations
  • Structural Drawings
  • Plumbing Drawings
  • Heat Loss Calculations and Heating Design
  • Heat Gain Calculations and Cooling Design
  • Duct Sizing
  • Ventilation Design including Heat Recovery Ventilator
  • Submission of Plans, Drawings & Reports to municipal authorities for Review and
    Revision of Drawings to obtain building permits
  • Verification for Construction Compliance

If the property is covered by a site plan control by-law, building permit for the proposed
custom build home will not be issued until the plans and drawings for the proposed
custom build home have been approved by the municipality. In addition to the planning
approval and building permit which are required for a custom build home project, other
permits and approvals including Conservation Authority may be required.

Zoning by-law rules that apply to the property must be determined during the preliminary
planning stage of the custom build home project. Municipal Zoning by-laws regulate the
use, size, location and types of custom build homes permitted on property. The Municipal
By-law contains a wide array of land use and development regulations that must be met
before a property can be used or a custom build home erected. The regulations address
such matters as:
  • Permitted land uses within different parts of the Municipality
  • Setbacks of proposed custom build home from lands zoned hazardous
  • Height of proposed custom build home (usually from the ground in front of the
    proposed custom build home)
  • Floor areas of proposed custom build home (can be defined as minimums or
    maximums) including maximum permitted floor space index
  • Lot coverage (usually a maximum percentage of the lot that may be covered by
    proposed custom build home)
  • Required municipal services (water and sanitary sewer services)
  • Parking requirements including minimum required parking space width & length and
    maximum permitted length of the garage
  • Minimum lot frontage
  • Minimum lot area
  • Minimum required front, side, and rear yard setbacks from the property lines
  • Minimum front yard setback from the original centre line of the road
  • Maximum permitted height
  • Maximum permitted height of main walls for no less than 60% of the total width of all
    front and rear main walls
  • Maximum permitted height of side main walls
  • Maximum permitted building length
  • Maximum permitted building depth
  • Maximum permitted basement height
  • Maximum permitted height of the first floor above established grade
  • Maximum permitted platform area including maximum permitted area for a balcony at
    the second floor
  • Maximum permitted width of a hammerhead turnaround
  • Maximum permitted size of deck.

When a building permit application is made for a custom build home, the Municipal
Building Department staff will make a comparison between the proposed custom build
home and the minimum development requirements set out in the municipal zoning by-law.
If one or more municipal zoning by-law requirements cannot be met and it is not possible
to revise the proposed custom build home to fully conform to the municipal by-law, you
are provided the option of seeking minor variance approval. If all provisions of the
municipal by-law are met no minor variance approval is required and you may proceed to
the next step in the building permit application process for the custom build home.

Minor Variance
A Minor Variance provides approval for the proposed custom build home that do not fully
comply with the Municipal Zoning By-law. A Minor Variance will not change the Zoning By-
law, it merely grants a relief from certain existing provisions/standards of the By-law,
where appropriate for the proposed custom build home. Minor Variances are heard by the
Committee of Adjustment. The Committee of Adjustment is made up of individuals from
the community who are appointed by the Municipal Council. The Committee of Adjustment
meets monthly to consider Minor Variance applications. The Planning Act directs that the
Committee of Adjustment must be satisfied that an application for a minor variance on four
points — that the variance requested maintains the intent and purpose of the Official Plan
and Zoning By-law; that it is considered desirable for the appropriate and orderly
development or use of the land; and that the variance(s), in the view of the Committee is
truly minor in nature. The Committee of Adjustment operates as a quasi-judicial tribunal in
accordance with the authorization granted to it under the Planning Act.  The Planning Act
directs the Committee with respect to the scope of its authority; the considerations that it
must have when making any decision on an application presented to it; and the
administrative provisions it must comply with regarding notice of Minor Variance
applications and hearing procedure. The following information is typically required for
Minor Variance Application:
  • Owner's Name,  Address, Email, Telephone
  • Name and Address of the holders of any mortgages
  • Legal description of the Property & Property Tax Roll Number
  • Lot Frontage, Lot Depth &  Lot Area
  • Any easements or restrictive covenants affecting the property
  • Existing land use:
  • Type of Existing Structure
  • Date Constructed, Height and Floor Area
  • Front Lot Line, Rear Lot Line and Side Lot Line Setbacks
  • Date the subject land was acquired by the current owner
  • Date of construction of existing buildings/structures
  • Length of time the existing uses of the subject land have continued
  • Proposed Changes
  • The uses proposed for the subject lands
  • Type of custom build home proposed to be built on the subject lands
  • Height and Floor Area of the proposed custom build home
  • Front Lot Line, Rear Lot Line and Side Lot Line Setbacks for the proposed custom
    build home  
  • Current Zoning:
  • Nature and extent of the relief requested from the Zoning By-law
  • Explanation why it is not possible to comply with the provisions of the Zoning By-law:
  • Current Official Plan designation(s) of the subject land:
  • Services are available & proposed: Water Supply, Sewage Treatment, Storm Drainage
  • Does the site or adjacent lands include any significant trees or other natural features?
  • Is the site adjacent to any significant source of noise or vibration?
  • Are there any outstanding work orders on this property?
  • Is there an existing Site Plan Agreement for this property?
  • Has there been filling on the site or subject land?
  • Is there reason to believe that the site may have been contaminated by former uses on
    the site or adjacent sites?
  • Any recent environmental site assessment reports available?
  • Does a legal and adequate outlet for storm drainage exist?
  • Has the existing drainage on the subject land been altered?

The Minor Variance application under Section 45(1) or application for permission under
Section 45(2) of the Planning Act must include a detailed sketch (in metric units) showing
the following information (in some cases it may be appropriate to combine with a survey
plan). Wherever possible, a digital file as well as paper copies of the plan is required.
Plans must be submitted with the following information:
  • boundaries and dimensions of the subject land;
  • the location, size and type of all existing and proposed custom build home on the
    subject land, indicating their distance from the front lot line, rear lot line and side lot
    lines;
  • the approximate location of all natural and artificial features (buildings, roads, drainage
    ditches, wooded areas etc) that are located on the subject land and on land that is
    adjacent to it, and in the applicant’s opinion, may affect the application;
  • the current uses of land that is adjacent to the subject land;
  • the location, width and name of any roads within or abutting the subject land,
    indicating whether it is an unopened road allowance, a public travelled road, a private
    road or a right of way; and,
  • the location and nature of any easement affecting the subject land.

A Notice of Hearing Sign for your minor variance application under Section 45(1) or
application for permission under Section 45(2) of the Planning Act will be provided by the
Secretary-Treasurer of the Committee of Adjustment.

This sign must be posted at least 10 days before the actual meeting date in order to
comply with the requirements of the Planning Act. The sign must be attached to a stake
and put in the ground in the boulevard in front of the property so that it is clearly visible
from the road. (Do not post sign on a tree or in a building).

Once the sign has been posted the municipality must be notified. Failure to comply will
result in the application being tabled until the next available meeting and until the sign is
posted and the applicant has complied with the requirements of the Planning Act. Remove
the sign 21 days after the Committee has made a decision on the site plan application.

Slope Stability
In addition to all other zoning requirements and setback provisions, proposals for custom
build home shall be accompanied by a site by site assessment regarding slope stability
before a building permit may be issued within 15 m of Top-of-bank. Where beyond the 15
setback, a slope stability study may be required if deemed necessary by the municipality.
Municipal building officials will require a geological, geotechnical or slope stability study
as the municipality deems necessary and consultation with the relevant Conservation
Authority prior to the issuance of a building permit for a custom build home. Where a
geological, geotechnical or slope stability study as the municipality deems necessary is
carried out and indicates that greater setbacks are required than found in the specific
zone within which the subject property is located, the setbacks established in the slope
stability study shall take precedence over other zone regulations. The slope stability study
shall address all slope stability issues deemed necessary and may require a peer review
at the property owners’ expense.  Where a geological, geotechnical or slope stability study
as the municipality deems necessary is carried out, a professional geotechnical engineer
in conjunction with the municipal building inspector shall monitor the implementation of
the slope stability study and the development. Following construction of the custom build
home, the geotechnical engineer will provide certification that the new development has
been carried out as per the design. The costs for design, monitoring and certification are
to be borne by the proponent.

If the property is regulated by the Conservation Authority for hazard features associated
with the subject and adjacent properties, any development, alteration and/or construction
on the property would require a permit from the Conservation Authority in accordance with
the Conservation Authority's Development Policies (Ontario Regulation 179/06).
To obtain a permit from the Conservation Authority to build a custom build home, typically
the following items are required.
  • Site plan with professional grading plan showing existing and proposed elevations as
    well as the existing and proposed footprint of development;
  • Detailed drawings of the proposed development including foundation/footing details;
    and
  • Cross-Section (side view) of the proposed development including existing and
    proposed grades and the foundation/footing details.

With respect to the construction of a custom build home on a floodplain, a topographic
survey showing the geodetic elevations of the property will be required to assess how
much flooding the property is subject to during a regulatory flood event. Other measures
in support of development may include floodproofing and professional engineer sign off
on the foundation to ensure it can withstand the hydrostatic effects of the flood event. All
openings and finished floor must be 30 cm (0.3m) above flood elevation for floodproofing
purposes.  Geotechnical report is required to evaluate any potential hazards such as
slope stability, flood setback and flood construction level for the proposed cusyom build
homes.. During the geotechnical evaluation, if the bearing subgrade is found unsuitable
for a strip and spread footing foundation system. a screw pile or an engineered multipoint
galvanized  tubular steel frame foundation could be used.

Residential Zone with Holding
No new development shall be permitted without removing the holding zone.

Land Severance
A land severance is the authorized severance of a piece of land to form new lots or new
parcels of land.  The indiscriminate severance of land without any approval could have a
long-term, negative impact on the community; could result in over-extension of municipal
services, such as snow plowing, school busing, garbage collection; and in rural areas
could damage to the natural environment, because lots are too small to accommodate
adequate sewage disposal systems. To divide smaller parcels of land into a few lots (For
example - Severance of one large single-family lot into two or three lots) which can be
sold, Consent for Severance application which is decided by the Committee of
Adjustment, is required. Official severance approval is required to ensure that:
  •    land severances are considered within an established community planning
    framework
  •    severance proposal  does not conflict with the overall future planning goals and
    policies of the community
  •    consideration is given to the effects of the severance proposal on the subject site,
    on the neighbours and on the community as a whole.

Most municipalities with an approved official plan have specific policies and requirements
for land severance.  The Consent for Severance application will be circulated to a number
of municipal departments and/or Agencies, Boards and Commissions for detailed
technical review and comment. A complete Consent for Severance application submission
allows municipality to undertake a more comprehensive review of the severance proposal
and will help to reduce overall processing times. Depending upon the circumstances of
the property, various external agencies may also be asked to comment on the severance
proposal. For example, if the property is close to a watercourse, the Conservation
Authority will be asked for their comment on the severance proposal and approval. If the
property is next to a rail line, the appropriate rail authority will be asked to comment on the
severance proposal. In response to the comments on the initial Consent for Severance
application, revision on the severance proposal and/or additional information and material
may be required to process the Consent for Severance application.

The consent-granting authority may not accept Consent for Severance application that
fails to provide the information or material prescribed by Ministry of Municipal Affairs and
Housing’s regulation and, in some cases, the information set down in the municipal official
plan. If a consent-granting authority confirms that Consent for Severance application is
incomplete, the applicant may make a motion to the Ontario Municipal Board for a
determination of the matter.

When applying for a land severance, you may be charged a fee for processing the
Consent for Severance application. To determine the processing fee for Consent for
Severance application in your area, contact the appropriate consent-granting authority.
A typical application form for Consent for Severance contains both the information which is
prescribed by Ministry of Municipal Affairs and Housing’s regulation as well as additional
information which the consent-granting authority may require. The more information
provided, the less likely delays will occur in the review process.

Before you apply for a land severance, you should consult with municipal staff and/or the
consent-granting authority in your area. They will be able to tell you how to apply, what
supporting material you must submit (e.g. sketches, plans), if there are any special land
severance requirements set out in the official plan and what other permits and approvals
(e.g. a septic system permit) may be required. Consider applying for a Project Review to
confirm that the severance application complies with the Zoning By-law. The following
must be provided as part of the Consent for Severance application submission in order for
it to be considered a complete application.
  •    Arborist Tree Preservation Report
  •    Geotechnical Study – hydrological review to be included where warranted.
  •    Servicing and Stormwater Management Report(s)
  •    Topographical Survey – showing the area(s) of all land parcel(s) relevant to the
    severance proposal.
  •    Boundary Survey – showing and quantifying the area(s) of all land parcel(s)
    relevant to the severance proposal.

If you do not provide all the information prescribed by Minister's regulation and in some
cases, information or material set down in the municipal official plan, the consent-granting
authority may refuse to accept or to further consider your application. Also, the 90-day
time frame for making a decision does not begin until all the required information is
received. You are encouraged to contact the appropriate consent-granting authority if you
need help in assessing what information is required.

In considering each application for land severance, the consent-granting authority
evaluates the merits of each severance proposal against criteria such as: conformity with
the official plan and compatibility with adjacent uses of land compliance with local zoning
by-laws suitability of the land for the proposed purpose, including the size and shape of
the lot(s) being created the severance adequacy of vehicular access, water supply,
sewage disposal the need to ensure protection from potential flooding.

In considering Consent for Severance application, the consent-granting authority’s
decision shall be consistent with the Provincial Policy Statement. The Provincial Policy
Statement contains clear, overall policy directions on matters of provincial interest related
to land use planning and development. The “shall be consistent with” rule means that a
council is obliged to ensure that the policies of the Provincial Policy Statement are applied
as an essential part of the land use planning decision-making process. It is expected that
the consent-granting authority for the Consent for Severance application will implement
the Provincial Policy Statement in the context of other planning objectives and local
circumstances.

A severance approval may have certain conditions attached to it including requirements for
road widenings, parkland dedication, or a rezoning (or minor variance) to allow a new land
use. In addition, the property owner may be required to enter into an agreement with the
municipality to provide future services or facilities. Severance conditions must be met
within one year. When all the conditions have been met by the applicant, a certificate is
issued by the authority, and the severance goes into effect after it has been registered in
the land registry office.

Once a severance has been approved, the new land parcels may be sold or resold without
further approval. The only exception is if the granting authority for consent-for severance
has specified that this should not occur without further approval. If the transaction
originally applied for - sale of property, for example - is not carried out within two years of
the date of the certificate, the severance is considered lapsed. An earlier lapsing date can
be specified by the consent- granting authority at the time of the severance decision
In addition to the planning approvals and building permit which are needed for a building
project, there are other permits and approvals required for specific circumstances. For
example, a septic system permit is required for a new septic system. In cottage areas, a
permit may be required from the Ministry of Natural Resources before you can do any
construction in the water (for example, a dock or boathouse with a solid foundation).

We provide Arborist Tree Preservation Report, Geotechnical Study – hydrological review to
be included where warranted, Site Servicing and Stormwater Management Report(s),
Topographical Survey – showing the area(s) of all land parcel(s) relevant to the severance
proposal and Boundary Survey – showing and quantifying the area (s) of all land parcel(s)
relevant to the severance proposal for severance of land.

Site Plan
Typical Site Plan may include the following:
  • Locations of all existing trees and proposed landscaping details.
  • Location and dimensions of all existing and proposed custom build home
  • Proposed parking layout and dimensions of parking spaces
  • All existing underground municipal services and utilities

Site Plan Approval
Once the site plan application form is completed, with the necessary information
assembled, the Municipality will circulate the submission to various departments and
agencies. The comments from these sources are then compiled to allow completion of the
Schedules which will form part of a Site Plan Agreement which must be approved by
Council. If approved by Council, the Site Plan Agreement is registered on title of the
property and is binding on all owners. Amendment to the Agreement can occur only with
Council approval. The final Agreement will consist of written text (the Agreement) which
will refer to and therefore include the following Schedules:
  • the Site Plan;
  • the Building Elevations Plans (all sides);
  • the Landscape Plan; and
  • the Building Access Plan
  • and may include reference to any specialized studies considered necessary to the
    municipality in the review of an application. Such studies may include an
    Environmental Impact Study (EIS); land use compatibility study; a hydrogeological
    and/or geotechnical assessment;  a lake impact study; archaeological report or
    another form of analysis used to ensure that a proposal will not result in negative
    impacts to the public or the environment, amongst other factors.

The Site Plan Agreement will include provisions for a performance guarantee, impost fees,
timing of construction, and payment of costs.

Requirements for Site Plan Approval Applications

Application for Site Plan Approval shall include the following:
1. Completed application form.
2. Copy of the registered deed.
3. Copies of a Plan of Survey prepared by an Ontario Land Surveyor showing:
(a)property dimension and bearings
(b)topographical contours and existing grading
(c)existing buildings and their uses, where applicable
(d)roads, driveways, utilities, watercourses, trees and other natural or man-made features
within or adjacent to the subject land.
4. Copies of each of the following plans showing the required information and any other
pertinent information:

SITE PLAN
  • location, dimension and size of all buildings and structures (existing and proposed)
    (including height and  floor area)
  • proposed use(s)
  • adjacent building(s) and use(s)
  • dimensions of front, rear and side yards from property line and centre line of abutting
    roadway
  • site statistics, including: building coverage, percentage of landscaped area
  • location, type and height of all exterior lighting
  • on-site servicing facilities, including, above ground utilities, stormwater catchbasins,
    servicing easements, fire hydrants, final grading plan (showing relationship to abutting
    properties), an estimate of cost for construction of all services on/off site resulting from
    the development
  • location, type and height of all fencing or screening
  • layout of parking areas, including location and materials of all existing or proposed
    walkways
  • existing and proposed retaining walls (with top and bottom wall elevations)

ELEVATION PLANS
  • building elevations (all sides), including proposed building materials, all exterior
    building lighting

LANDSCAPING PLANS
  • landscaping plans, including existing natural features - size (caliper and height at
    planting), species and location of all planting materials

FLOOR PLANS
  • Floor Plans shall illustrate the proposed use of spaces and all building access points.

We offer Site plans for Minor Variance Applications, Site Plan Approval and Building
Permits for custom build homes in Ontario including City of Toronto, Durham Region,
Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington,
Etobicoke, Halton Hills, Maple, Markham, Milton, Mississauga, Newmarket, North York,
Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan,
Uxbridge, Whitby, Barrie,  Caledon, Clarington, Hamilton, Georgetown, Georgina, Guelph,
Stoneycreek, and Woodbridge).

Fee for a typical Site Plan for a Custom Build Home in City of Toronto, Durham Region,
Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington,
Caledon, Etobicoke, Halton Hills, Maple, Markham, Milton, Mississauga, Newmarket, North
York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto,
Vaughan, Uxbridge, Whitby, Barrie, Bowmanville, Hamilton, Georgetown, Georgina,
Guelph, Milton, Stoneycreek, and Woodbridge) is $1,295.

Upon receiving all required documents and information, the site plan drawings will be
ready in 10 business days. Upon receiving all required documents and information,
expedited site plan drawings which can be prepared within 5 business days, will be
subjected to additional surcharge.

Functional Servicing Reports
We prepare Functional Servicing Reports (FSR) in support of
  • Site Plan Approval for custom build homes
  • Zoning By‐law amendments for custom build homes
  • Re-zoning application for custom build homes
to identify the requirements for site servicing and stormwater management as it relates to
current municipal criteria, and to demonstrate how the proposed custom build home will
function within the framework of existing infrastructure, to address conceptually the
provision of site grading, storm and sanitary sewers, stormwater management (SWM),
water distribution, and road servicing for the proposed custom build home.

The Functional Servicing Report will include the functional brief, Hydrant Flow Test
Reports, Domestic Demand, Sanitary Flow Generation, Sanitary Sewer Mapping, Utility
Locates, etc.

Several documents and information are required to prepare Functional Servicing Reports
(FSR) including the following
  • Architectural Plans for the proposed custom build home,
  • Land use and Building statistics
  • Topographic Survey
  • Plan and profile drawings
  • PUCC DMOG Maps
  • HVM Data sheets and plans for Combined Sewers;
  • Records of existing site services
  • The existing and post-development domestic water demand
  • Estimate of the existing and post-development sanitary sewage flows & sanitary sewer
    design sheets

Fee for a typical Functional Servicing Report for a Custom Build Home in City of Toronto,
Durham Region, Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton,
Brampton, Burlington, Caledon, Etobicoke, Halton Hills, Maple, Markham, Milton,
Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill,
Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Barrie, Bowmanville,
Hamilton, Georgetown, Georgina, Guelph, Milton, Stoneycreek, and Woodbridge) is
$1,295.

Upon receiving all required documents and information, the Functional Servicing Reports
for Custom Build Homes will be ready in 10 business days. Upon receiving all required
documents and information, expedited Functional Servicing Reports which can be
prepared within 5 business days, will be subjected to additional surcharge.

Site Servicing Plan
A Site Servicing Plan showing all internal site services for storm, sanitary and water is
required for approval prior to final site plan approval for a proposed custom build home.
The Site Servicing Plan must also show the location of all service structures or cleanouts
so that the municipality may assess the impact a particular site may have on the municipal
system. The municipality must be satisfied that proper engineering practices have been
applied to the design of all services within the site and within the Right-of-Way.

The site servicing plan typically includes the entire site, as well as the street frontage(s) to
at least the centerline and beyond to the furthest utility service to which a site connection
is to be made.  The site servicing plans show all existing surface and underground
infrastructure including sewer, drain and water services (sized), curbs, sidewalks,
boulevards, driveway crossings with dimensions from property lines; trees, hydrants,
boulevard services, utility poles, lamp standards, signs; under sidewalk basements;
sewer, drain, water mains, gas, hydro electric, telephone and fibre optic ducts, overhead
wiring; manholes, hydro and telephone vaults, water valves, meter boxes; lateral
connections and  catch basins;

The site servicing plans also show all proposed buildings and services, fully dimensioned,
including municipal connections like water, sewer and drain services (sized); proposed
and redundant driveway crossings; complete with dimensions to trees, hydrants,
boulevard services, utility poles, lamp standards, signs; proposed on-site driveway grades;
plan and profile of proposed road, curbs, sidewalks, and boulevards; critical access points
(ie. doorways) with transitions, grades and sections; landscaping (new trees, grass,
irrigation systems, hard landscaping, etc.) on-site surface drains; hydro electric services
(overhead or underground); gas service; telephone service (overhead or underground);
and fibre optic ducts.

The following information is required to be shown on the Site Servicing Plan:
Site Servicing Drawing to be completed in Metric (SI Units) to a measurable scale
  • Geodetic Benchmark
  • Legend
  • North Arrow
  • Municipal address
  • Professional Engineer's seal (signed & dated)
  • Key plan
  • Street Names
  • All existing underground site services to the site such as storm/sanitary laterals &
    water/gas services
  • Distance from curb to property line
  • Tie in dimensions for the position of new site services to ensure site connections are
    placed in the proper location
  • Notation of all existing site services to be removed or disconnected
  • Proposed services from the street to the building including the size, length and slope
    of all sewers and laterals, top of grate elevations and sewer inverts of all manholes
    and catch basins
  • Pipes located within frost zones to be insulated. Detail to be provided on plan.
  • Details for all appurtenances related to site servicing to include the all specialized
    engineered structures, pipe bedding, insulation, flow control device, weirs, rip rap
  • Specifications for all on-site storm and sanitary sewers and water services to the
    property line (i.e. pipes, grates, manholes, catchbasins, seepage collars, etc.)
  • Location and size of all easements (existing and proposed). Easements widths must
    be twice the depth of the service or 5m (whichever is larger) and centered over the
    services. No structures  are permitted within an easement. Rear yard access
    easements must be 0.9m wide.
  • Clear identification of works to be completed, within the municipal right-of-way, by the
    Developers Contractor (i.e. closing of redundant driveway entrances, curb & gutter
    replacement, curb cuts, sidewalks, boulevard restoration, etc.)
  • Clearly identify downspout locations and ensure downspouts are directed to
    landscaped areas, splash pads or infiltration galleries.
  • Identify vertical and horizontal separation between services. Minimum vertical
    separation is 0.5m and minimum horizontal separation is 2.5m as per OBC. If this
    separation cannot be achieved a concrete cradle must be used for support to achieve
    proper bedding compaction.
  • Show all fire hydrant locations. Fire hydrant separation between permanent structures
    must be 3m minimum. Typical minimum clearances: 0.6m behind, 2m to side with port
    and 1m to side without port.
  • All structures must be completely on private property
  • Infiltration galleries with two observation wells must be shown on the plan, including
    size and over flow and storm connections to and from the gallery. Infiltration galleries
    must be 5m away from a structure
  • All MH’s and CBMH’s in the municipal or Regional right-of-way require benching as
    per OPSD 701.021.
  • If proposing a riser the max Modulock height or new section required is 300mm.
    Modulok to be as per OPSS 407 and OPSD 704.010.
  • Safety grates are required in structures 5m deep or greater.
  • Drop structures shall be provided in accordance with MOE design guidelines. MOE
    guidelines require an external drop structure where difference in inverts is 610mm or
    greater.
  • 300mm or larger on open inlet/outlet requires rodent grate as per OPSD 800.010.
    Headwalls with 450 mm and smaller outlet require headwall as per OPSD 804.030 and
    with 525 and larger outlet requires a headwall as per OPSD 804.040. The grating for a
    headwall is as per OPSD 804.050.
  • All unused water services must be capped at the main unless approval is granted by
    Municipality in writing to cap at the property line. All unused sanitary and storm site
    services must be capped at the property line.
  • Through the Site Plan or Committee of Adjustment process if it is determined that a
    sanitary/storm sewer or a water main must be extended to service a particular property
    a MOE Environmental Compliance Approval will be required and all fees associated to
    the extension must be paid prior to final Site Plan Approval.
  • New services are required to be connected to the property if the existing services are
    undersized, older than 50years or of a material that is no longer acceptable. The
    existing services then must be capped.
  • Each property may have a maximum of one water service and one sanitary service.
  • A clean out is required at each bend in the storm or sanitary service if the site service
    is between 100mm and 150mm in diameter and the bend is within a landscaped area.
    If the bend is in an area where vehicular traffic is present a structure is required. A
    structure is required at each bend for services 200mm in diameter and over. No
    structure or clean out is required for site services less than 100mm in diameter.
  • Connections to a sewer less than 200mm in diameter do not need a structure unless it
    is tapping into the same size pipe. The connection must be a “Y” connection at a 45
    degree angle with directional flow above the spring line.
  • MOE guidelines do not permit changes in flow directions greater than 90 degrees in
    catchbasin manholes.

We prepare thorough, detailed, and clear Site Servicing Plans for municipal connections
to suit the client's needs while also adhering to design requirements of the municipality
and submit to the Municipality for review and approval to obtain site plan approval and
building permits from City, Town, Township, County and/or Region for Proposed
Construction of Custom Build Homes in Ontario including City of Toronto, Durham Region,
Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington,
Caledon, Etobicoke, Halton Hills, Maple, Markham, Milton, Mississauga, Newmarket, North
York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto,
Vaughan, Uxbridge, Whitby, Woodbridge, Barrie, Clarington, Georgina, Georgetown,
Guelph, Hamilton, Milton and Stoneycreek).

Having vast experience in unique distinctive municipal engineering design is we offer
effective, innovative and cost efficient concept Site Servicing Plans to our clients. Our
team's proficiency in conceptualizing designs and plan in accordance with our clients'
requirements has made us very successful.

Fee for a typical Site Servicing Plan for a Custom Build Home in City of Toronto, Durham
Region, Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton,
Burlington, Caledon, Etobicoke, Halton Hills, Maple, Markham, Milton, Mississauga,
Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough,
Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Barrie, Bowmanville, Hamilton,
Georgetown, Georgina, Guelph, Milton, Stoneycreek, and Woodbridge) is
$1,295.

Upon receiving all required documents and information, the site servicing plans will be
ready in 10 business days. Upon receiving all required documents and information,
expedited site servicing plans for custom build homes which can be prepared within 5
business days, will be subjected to additional surcharge.

SITE GRADING & EROSION CONTROL
Our Licensed Professional Engineers specializing in Site Grading offer Site Grading and
Erosion Control Plans to obtain site plan approval and building permits for custom build
homes in Ontario including City of Toronto, Durham Region, Halton Region, Peel Region
and York Region (Ajax, Aurora, Bolton, Brampton, Burlington, Caledon, Etobicoke, Halton
Hills, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa,
Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby,
Barrie, Bowmanville, Clarington Hamilton, Georgetown, Georgina, Guelph, Milton,
Stoneycreek, and Woodbridge).

The Site Grading and Erosion Control Plan prepared by our licensed professional
engineers specializing in Municipal engineering will illustrate how the site will be graded to
provide erosion protection during the construction of the custom build home; how the final
grading will ensure positive drainage away from the custom build home; how the rainfall
runoff will be directed to an approved outlet; and that the site grading is compatible with
the neighbouring properties. The site grading plan is to be implemented in a fashion to
allow stormwater management to be implemented using both the minor and major
drainage systems. Improper grading of the lot can result in poor surface drainage,
ponding or flooding around the basement wall, foundation settlement or other damage,
and basement dampness and other undesirable effects.

Site Grading Plan typically includes the following:
  • General Details - All property lines, Ground floor plan for the proposed custom build
    home, if applicable all easements, and reserves.
  • Parking and Driveways and all adjacent roads and sidewalks
  • Public & Private Servicing Information The location of proposed utilities,gas regulators
    on the site and on adjacent road allowances
  • Landscaping, Grading & Retaining Walls and Lighting  - All retaining walls  General
    grading information including the existing and proposed elevations at 6 m intervals
    along property lines, driveways, sidewalks and walkways and trees to be preserved,
    including all trees on adjacent properties within 6 m of subject site’s property/lot lines
    Proposed elevation at 6m intervals along all building and structure perimeters and
    building entrances Storm and surface water drainage directions, site ponding limits
    with corresponding control volumes and control facilities, major overland and
    emergency overland flow routes Soil retention and/or replacement details
  • Sediment and erosion control measures applied during construction Location and
    identification of trees protected under municipal by-laws
  • Location of tree protection zones (where trees are being retained & protected) Tree
    protection plan notes (where trees are being retained & protected) Buried
    watercourses, if applicable

An apron of no less than 2% slope, and a minimum width of 2 to 4m are required around
all building envelopes.  In areas where the soils have a minimum percolation rate of
15mm/hour, and the swales are being implemented as a storm water quality management
feature, the minimum slope may be reduced to 1% in some areas. Swales to be designed
to convey the 4hour-25mm Chicago storm and maintain a velocity less than or equal to 0.5
m/s. The treatable flow length must be maximized to provide for proper pre-treatment of
flows. Check dams should be implemented to enhance pre-treatment and provide
additional infiltration for baseflow enhancement, where applicable. The following standard
notes are placed on the Grading and Erosion Control Plan along with the erosion control
details:
•        All silt fencing to be installed prior to commencement of any area grading,
excavating, or demolition.
•        Erosion control fencing to be placed around the base of all stockpiles. All stockpiles
to be kept a minimum of 2.5m from all property lines.
•        Erosion protection to be provided around all storm and sanitary manholes and/or
catchbasins as per the attached details.
•        Additional erosion control measures may be required as site development
progresses. Contractor to provide all additional erosion control structures.
•        Erosion control structures to be monitored regularly by (Owners Representatives
Name) and any damage repaired immediately. Sediments to be removed when
accumulations reach a maximum of one third (1/3) the height of the silt fence.
•        No alternate methods of erosion control protection shall be permitted unless
approved by the Municipality
•        The Contractor is responsible for removing sediments from the municipal roadway
and sidewalks at the end of each work day.
•        All erosion control structures to remain in place until all disturbed ground surfaces
have been re-stabilized either by paving or restoration of vegetative ground cover.
•        Mud mats to be provided on site at all locations where construction vehicles exit the
site. Mud mats shall be a minimum of 3m wide, 15m long (length may vary depending on
site layout) and 0.3m deep and shall consist of 200mm clear stone material or approved
equivalent. Contractor to ensure all vehicles leave the site via the mud mat and that the
mat is maintained in a manner to maximize its effectiveness at all times.
•        Owners Representatives to monitor the site development to ensure all erosion
controls are installed and maintained to Municipal requirements.
•        Contractor to comply with the Engineer's instructions to install, modify, or maintain
erosion control works.
•        The property owner is responsible for restoration of all damaged and/or disturbed
property within the municipal right-of-way to Municipal standards.
•        If, for unforeseen reasons, the Owner and/or his/her representative must encroach
onto private lands to undertake any works, he/she must obtain written permission from the
adjacent property owners prior to entering upon the private property to perform any works.
Copies of these letters of consent must be submitted to the Municipality prior to any work
being performed. Failure to comply with the above is at the property owners own risk.
•        Each Grading and Erosion Control Plan shall bear a note making reference to all
other plans included with the Storm Water Management Report. Reference should also be
made to the Storm Water Management Report itself, the date of the report, and the
Landscaping Plan (e.g. This plan to be read in conjunction with the Existing Conditions
Plan, Site Servicing Plan), Storm Water Management Plan, Landscaping Plan, and the
Storm Water Management Report.

Proper site grading plans are prepared to fit within the constraints of the lot, creating cost-
effective site specific plans to meet city, town, county and /or region requirements. The
Site Grading and Erosion Control Plan prepared by our licensed professional engineers
specializing in Municipal engineering will illustrate how the site will be graded to provide
erosion protection during the construction phase; how the final site grading will ensure
positive drainage away from all buildings; how the rainfall runoff will be directed to an
approved outlet; and that the site grading is compatible with the neighbouring properties.
Fee for a typical Site Grading Plan for a Custom Build Home in City of Toronto, Durham
Region, Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton,
Burlington, Caledon, Etobicoke, Halton Hills, Maple, Markham, Milton, Mississauga,
Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough,
Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Barrie, Bowmanville, Hamilton,
Georgetown, Georgina, Guelph, Milton, Stoneycreek, and Woodbridge) is
$1,295.
Upon receiving all required documents and information, the site grading drawings will be
ready in 2 weeks. Upon receiving all required documents and information, expedited site
grading drawings which can be prepared within 5 days, will be subjected to a 50%
surcharge.

STORMWATER MANAGEMENT REPORTS
Our Licensed Professional Municipal Engineers specializing in Stormwater Management
offer Stormwater Management Reports to obtain site plan approval and building permits in
Ontario including City of Toronto, Durham Region, Halton Region, Peel Region and York
Region (Ajax, Aurora, Bolton, Brampton, Burlington, Etobicoke, Maple, Markham, Milton,
Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill,
Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Barrie, Bowmanville,
Hamilton, Georgetown, Guelph, Stoneycreek, and Woodbridge) and Conservation
Authorities including Toronto and Region Conservation Authority, Credit Valley
Conservation Authority, Conservation Halton, Lake Simcoe Region Conservation Authority,
and Hamilton Conservation Authority.

Stormwater refers to rainwater and melted snow that flows over roads, parking lots, lawn
and other sites. Under natural conditions, stormwater is intercepted by vegetation and
then absorbed into the ground and filtered and eventually replenishes aquifers or flows
into streams and rivers. Later, part of it is returned to the atmosphere in the form of
evapotranspiration. When an area is converted from a natural area to an urbanized area,
due to the addition of hard (impervious) surfaces, the volume of water that runs off the
land increases. In urbanized areas impervious surfaces such as asphalt pavements and
roofs prevent precipitation from naturally soaking into the ground. Instead, the water runs
rapidly into storm drains, municipal sewers and drainage ditches into streams, rivers and
lakes and on its way it picks up pesticides, road salts, heavy metals, oils, bacteria, and
other harmful pollutants and transports them through municipal sewers into streams,
rivers and lakes.
Stormwater runoff is different from wastewater, which flows into sanitary sewers from
household drains.
The sheer force and volume of polluted runoff causes:
•        Increased downstream flooding risks
•        River bank and bed erosion
•        Increased turbidity
•        Aquatic Habitat destruction
•        Changes in the stream flow regime
•        Combined sewer overflows
•        Infrastructure damage
•        Contaminated streams, rivers,and lakes.
In order to mitigate the undesirable impacts of urbanization on watercourses and
associated infrastructure stormwater management practices need to be implemented:
•        To preserve the natural hydrologic balance in newly developing areas and re-
establish it, wherever possible, in already developed areas;
•        To protect and enhance quality of stormwater discharged to lakes and streams; and
•        To reduce the volume and frequency of combined sewer overflows in older urban
areas.
Rapid urban expansion and associated construction activities are a significant source of
stress to the natural environment.  Construction activities accelerate natural processes of
erosion and sedimentation as vegetation is stripped away and soils are left exposed.  
Consequently, stormwater runoff from these sites contains high levels of sediment and
associated contaminants.  Implementation of adequate water quality controls at
construction sites is crucial to ensuring downstream receiving waters and aquatic habitats
are adequately protected.

Stormwater management involves storing and directing stormwater runoff in urbanized
areas to control flooding, erosion and water quality. This practice protects communities,
municipal infrastructure (like roads, sidewalks and trails) and local waterways. The
objective of stormwater management is to slow the release of stormwater runoff into
natural systems.

Soak-away pits/infiltration trenches are to be incorporated into the storm water
management design where the geotechnical report indicates the subsurface soils have a
minimum percolation rate of 15mm/hr. The volume of the gallery will be designed to hold
the 25mm storm over the entire proposed roof area.  In order to assess feasibility of
infiltrating roof runoff, boreholes or test pits must be drilled/excavated (minimum of 5m
below grade).  All soak-away pits/infiltration galleries are to have a minimum of two
observation wells (for inspection/maintenance purposes). A minimum cover of 1.2m is
required for all infiltration facilities to protect against frost penetration. A minimum of 1m is
required for separation from the bottom of the infiltration facility to the high ground water
level. The high ground water level must be identified on the detail. All soak-away
pits/infiltration galleries must have an overflow system.

One way of managing stormwater runoff is through the use of stormwater ponds.
Stormwater ponds can be ‘dry’- filling up during a storm, or ‘wet’- having a permanent pool
of water. These ponds are designed to hold back stormwater and release it slowly to
natural waterways. Wet ponds also allow sediment to settle to the bottom of the pond
instead of traveling to a local stream. Stormwater management ponds are so well
integrated into the landscape that too many people they appear to be natural ponds.
However, they do require maintenance to keep them working properly, such as sediment
removal or cleaning of catchbasins. Sometimes older ponds need to be replaced with
newer, more efficient designs.

Without stormwater management, runoff from urbanized areas would flood communities
and roads, cause stream erosion and destroy aquatic habitat. In August of 2005, the City
of Toronto experienced a major storm event which resulted in the collapse of part of Finch
Avenue West. The storm was so intense that the Black Creek culvert under Finch Avenue
West was unable to handle the amount of runoff flowing through it.

More recently, the south end of Don Valley Parkway was flooded in May of 2013. The Don
River overflowed its banks and spilled onto the Don Valley Parkway. This caused major
delays for the morning commute. Runoff from this storm also caused basement flooding in
many homes.

On July 8, 2013, a record breaking 126mm of rainfall was recorded at Pearson
International Airport within a 24hour period. This was more rainfall than Hurricane Hazel in
1954. This extreme rainfall event cause the closure of highway ramps, parks, and offices,
it flooded streets and basements and caused major electrical outages in certain parts of
Toronto.

Lakes and local streams also suffer from runoff. Stormwater that rushes uncontrolled from
urban pavements causes streams to rise faster and more dangerously than those in rural
areas. The force of the water during rain events scours stream bottoms, erodes banks,
harms fish habitat and increases pollutants such as phosphorus and heavy metals.
Stormwater picks up dirt, oil, grease, road salt, fertilizers, pesticides and bacteria from
urbanized areas. During its journey over pavements, stormwater also becomes warmer
which is harmful to fish.

Stormwater management is required to release runoff into natural waterways slowly,
imitating the water cycle before urbanization. Stormwater ponds are also important
because they provide an opportunity for sediment (and pollutants attached to the
sediment) to become trapped in the pond bottom, rather than moving into the local
streams.

Low Impact Development is a stormwater management strategy that seeks to mitigate the
impacts of increased runoff and stormwater pollution. Low Impact Development comprises
a set of site design strategies and distributed structural best management practices that
harvest, filter, evapo-transpire, detain and infiltrate stormwater.
Low Impact Development Principles
  • Integrate Stormwater into Planning (Multi Disciplinary Approach)
  • Focus on runoff prevention (innovative planning, LID practices)
  • Treat stormwater at the source as a resources (respect natural flow paths)
  • Create multifunctional landscapes (site aesthetics, energy, conserve potable water,
    wildlife, parks)
  • Educate and maintain (legal agreements, maintenance plans)

Stormwater Management Report evaluates the effects on the stormwater and drainage
system, and to recommend how to manage rainwater and snowmelt, consistent with the
Municipal Wet Weather Flow Management Policy and while also meeting regional,
provincial and federal regulations. The level of detail for the Stormwater Management
Report depends on the type and scope of application, the size of the development and the
types of stormwater management schemes proposed. For example, a Stormwater
Management Report for a Plan of Subdivision will typically be more complex than a
Stormwater Management Report in support of a Site Plan Control application. A
Stormwater Management Report is typically required for the following application types:
  • Zoning By-law Applications
  • Plans of Subdivision
  • Plans of Condominium
  • Consent to Sever
  • Site Plan Control applications

Our price for a typical Stormwater Management Report for Custom Build Homes in Ontario
including City of Toronto, Durham Region, Halton Region, Peel Region and York Region
(Ajax, Aurora, Bolton, Brampton, Burlington, Caledon, Etobicoke, Halton Hills, Maple,
Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering,
Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby,
Woodbridge, Barrie, Belleville, Clarington, Cobourg, Hamilton, Georgetown, Georgina,
Guelph, Port Hope, Stoneycreek and Trenton, is
$1,295.
Upon receiving all required documents and information, the stormwater management
reports will be ready in 2 weeks. Upon receiving all required documents and information
expedited stormwater management reports which can be prepared within 5 days, will be
subjected to additional surcharge.

BUILDING PERMIT APPLICATION
The following plans are required to be submitted with a building permit application:
Foundation Plan - which identifies the size, material and shape of foundations, dimension
and note all concrete walls, slabs, piers, pads and footings
Floor Plan & Framing - the floor plan provides a "bird’s eye view" of the various floors of
your house including:
  • Life safety electrical systems (e.g. fire alarm, smoke & "CO" detectors)
  • Scaled dimensions of the exterior & interior partitions, rooms, halls and stairs of each
    floor including all openings (windows and doors)
  • the size, direction and spacing of structural members (joists, beams and lintels)   

Foundation plan will show the main floor framing, main floor plan will indicate the upper
floor framing and the upper floor will indicate the ceiling joist or roof system
The following information should be shown on a floor plan:
  • Title and scale
  • Interior and exterior dimensions, including door and window widths
  • Structural members and lintels, including their sizes
  • The materials used and the extent and size of both the new and existing structure(s)
    including plumbing
  • Cross-section location symbols
  • Location of plumbing fixtures and floor drains
  • Fire separations
  • Area of each floor

Cross Sections - this presents a view of a building along an imaginary cut, showing the
structural elements of the building and exposing what is hidden behind the walls. Note: all
floor plans to be cross referenced from the building section.
Cross-sections indicate how the roof, wall and floors are to be constructed, indicating
heights and transfer of loading for all structural components.
Cross-sections through the proposed is required to show building materials and how they
relate to one another.
The location of a cross-section is shown by the cross-section symbol on the floor plans

The following information should be shown on a cross-section, although a larger scale
drawing may be necessary to fully explain a particular aspect of the project which varies
from conventional construction practices:
  •    Title and scale
  •    Foundation and footing sizes, material type and backfill height
  •    Heights and dimensions of doors and windows
  •    Size and type of materials and finishes
  •    Finished floor level and grades
  •    Insulation, air and vapour barrier
  •    Fire rated assemblies

Building Elevations - identifies how your custom build home is going to appear from the
outside, such as exterior materials, as well as relation to finished grade or to other existing
buildings.

The following information should be shown on an elevation for a Custom Build Home:
  •    Title and scale
  •    Footings (including stepped footings)
  •    Height and dimensions of proposed window and door openings
  •    Exterior finishes and materials
  •    Finished floor levels, heights and grade
  •    Overall height of building
  •    Slope/pitch of roof
  •    Limiting Distance and unprotected openings (calculate where applicable)

Engineered Floor and Truss Drawings are required on all submissions where engineered
products are being utilized

Mechanical Engineering

Heat Loss and Duct Design Layout are required on all new construction  

We offer
Heat Loss & Gain Calculations to Determine Building Loads - Proper load calculations are
required to prevent  wrong sized HVAC systems causing higher energy bills,reduced life-
span of the HVAC system and discomfort for occupants.
Duct Sizing Calculation - To determine the appropriate size and layout of ducts based on
their application  and their position (main or branch ducts) to provide the perfect space
through which ample heated and cooled air can flow to keep the occupants comfortable
without overworking the HVAC system.
Design Heating, Ventilation and Air Conditioning (HVAC) systems - Our design engineers  
ensure that energy efficiency is consistent with the budgets and usage of the building -
Inappropriately designed HVAC systems may contribute excessive energy consumption
and/or discomfort to the occupants of the building.
Design of Plumbing and Drainage Systems -  We design/coordinate the appropriate type,
number and placement of the plumbing fixtures in the different areas of the building. To
economically design a sanitary drainage system, we use the smallest pipes possible that
can rapidly carry away the soiled water from individual plumbing fixtures without clogging
the pipes, leaving solids in the piping, generating excessive pneumatic pressures at points
where the fixture drains connect to the stack and creating undue noise.
Sustainable Design Alternatives - We provide input about green approaches early in the
design process, designing more efficient, sustainable and better-sized mechanical
systems.

2015 HVAC Requirements for Residential including Custom Build Home Applications

New certified model applications and applications for custom homes submitted after
January 1, 2015 shall include, but not be limited to the following information:
A furnace serving a dwelling unit shall be equipped with a brushless direct motor (OBC
Div B, 12.3.1.5).
HVAC load calculations shall meet the energy efficiency performance as described in OBC
Div B, 12.2.1.1(3). The selected energy efficiency compliance option to be used shall be
identified. (NRCan 80 or SB-12 – Prescriptive Package or Energy Star).
The HVAC design shall comply with good engineering practice as described in OBC Div B,
9.33.1.1 and 9.33.2.2. (OBC Div B, 6.2.1.1 – acceptable methods of calculation are
ASHRAE or HRAI / CSA-F280-12).

For ASHRAE method of calculation  the following will be included :
  • Floor plans with clearly identified energy efficient compliance option and full detailed
    wall section from foundation to rood for standard, look-out and/or walk-out basement
    conditions.
  • Heat loss / gain calculations.
  • Ventilation design summary sheet based on total room count – only principal fan heat
    loss shall be added to structure heat loss.
  • Duct design – Ensure return air from upper floor is not less than supplied air.

For CSA-F280-12 method of calculation be used, the following will be included
  • Floor plans with clearly identified energy efficiency design package and full wall
    section from foundation to roof for standard basement, look-out and/or walk-out
    basement conditions.
  • Heat Loss and Gain Calculation Summary sheet.
  • Heat loss / gain calculations.
  • Calculation of ventilation contribution to heat loss if extra credit is claimed for HRV
    effectiveness.
  • Ventilation Design Summary sheet based on total room count – only principal fan heat
    loss shall be added to structure heat loss.
  • Air Infiltration Residential Load Calculator (Supplemental tool for CAN/CSA-F280 or
    equivalent).
  • Residential Foundation Thermal Load Calculator (Supplemental tool for CAN/CSA-
    F280 or equivalent) for standard basement, or Residential Slab on Grade Thermal
    Load Calculator (Supplemental tool for CAN/CSA-F280 or equivalent) for look-out and/
    or walk-out basement condition, whichever is applicable.
  • Duct design – Ensure the return air from upper floor is not less than supplied air

Ontario Building Code - Residential HVAC Requirements:
Supply outlets shall be located so as to bathe at least one exterior wall or window with
warm air as per 6.2.4.4.(2)
All branch outlets shall be equipped with a volume control damper at the boot or a
lockable diffuser as per 9.32.3.7.(9)
Carbon monoxide alarm shall be installed in accordance with the provisions of O.B.C.
9.33.4. for fuel burning appliance and storage garage in residential occupancy.
Do not cover any ductwork and piping prior to inspection.
Provide a ¾" minimum clear undercut of all doors for the return air from all rooms when
there is no direct return from these rooms as per 6.2.4.7.(12)
Where a supply duct or return duct is not protected by an insulated exterior wall or where
the duct is exposed to an unheated space it shall be insulated to provide a thermal
resistance of not less than RSI 2.1.
Where a supply duct or return duct is located in an unconditioned space or outdoors, all
joints of the ductwork shall be sealed to a Class A seal level in accordance with the
SMACNA standards and sentence 6.2.4.3.(11)
All exhaust ducts exposed to an unheated space shall be insulated with R-3 insulation
complete with vapour barrier as per 9.32.3.10.(3)
H.R.Vs shall be installed to manufacturer's installation instructions. The condensate drain
shall discharge to a hub drain or lead to a condensate pump as per 9.32.3.11.
Supply and Return air systems including diffusers and return air grilles, shall be
unobstructed in their entirety to promote air circulation throughout the floor area.
Provide mechanical exhaust in each kitchen, bathroom and water closet room as per
9.32.3.5.(2)
All supply and return ducts exposed to unheated space shall be insulated with a minimum
of R-12 insulation complete with a vapour barrier as per Table 9.32.3.10. A.
Supply duct carrying outdoor air within a heated space shall be insulated with R-3
insulation and if the duct exceeds 3m (9"-10") in length R-7 insulation is required as per
9.32.3.10.(4) and Table 9.32.3.10. A.
Ventilation Fan and Circulation Fan switches shall be centrally located and so identified as
per 9.32.3.4.(4)

We are dedicated to provide the best possible service and HVAC design to our clients.

Once a complete application for a Building Permit is submitted to the city, the application
will reviewed by Building & By-law staff who assess the application for compliance with the
municipal zoning by-law, conformity with the Ontario Building Code, service connections,
and any other factors which might apply to the specific project. We promptly respond to
requests for information by Municipal Building & By-law staff to avoid unnecessary delays
in obtaining the Building Permit. Once a complete application for a Building Permit is
received, it usually takes 2 to 4 weeks to review plans by the Municipal Building & By-law
staff and prepare a building permit for issuance, depending on the project. The Building
Permit will be issued when all necessary approvals have been obtained and fees for the
Building Permit have been paid to the municipality. The Building Permit must be posted in
plain view on the construction site for the municipal building inspector to verify at all times.

Construction Compliance & Review
It is the owners and the contractor's responsibility to contact the Municipality to conduct
the required inspections once the construction project starts. Neglecting these inspections
may cause costly delays and time consuming work stoppages. The name and telephone
number of the Inspector or Inspections office is included with the permit documents. A
municipal building Inspector can assist in determining which inspections are required for
the particular project. Depending on the nature of the project, municipal building
inspectors may have to visit the building site several times to conduct the following
inspections. Owners and contractors are required to notify the municipal inspector once
the project reaches a point where it is ready for each required inspection. Inspections will
take place within the next two business days. The inspection is conducted using the site
copy of the stamped permit plans. The inspector must be able to see the entire building
element being inspected. Any elements which are covered before they have passed an
inspection will have to be uncovered so they can pass inspection. For any questions about
the required inspections for the project, please contact the building inspector or local
inspection office.

Co-operation of the owner or contractor is required to ensure that mandatory. Ontario
Building Code inspections are conducted during the stages of construction. Failure to
notify may require that any or all of the items to be inspected are to be exposed to the
satisfaction of the municipal inspector at a later date, and prosecution under the Ontario
Building Code Act for failure to call for required inspections.

We also provide general reviews of the construction/renovation to determine whether the
construction is in general conformity with the plans and other documents that form the
basis for the issuance of a building permit.

We charge $195 per site visit for general review and $275 per review report. All general
review reports will be forwarded promptly to the Chief Building Official.

Our commitment is to continually provide our customers the finest quality engineering
drawings at a fair and competitive price with a superior customer satisfaction.

Our fee for
  • Legal Land survey
  • Topographical survey
  • Site Plan
  • Site Servicing Plan
  • Arborist’s Report
  • Tree Protection Plan,
  • Soil Test for Soil Bearing Capacity,
  • Soil Percolation Test for Stormwater Management,
  • Site Grading, & Erosion Control Plan,
  • Stormwater Management Report,
  • Functional Servicing Report,
  • Architectural Drawings,
  • Floor Plans,
  • Elevations,
  • Cross Sections,
  • Structural Drawings,
  • HVAC Drawings,
  • Heat Loss/Heat Gain Calculations,
  • Duct Design,
  • Ventilation Design/calculations,
  • Plumbing drawings, and
  • Landscape Architect Plan  
to obtain site plan approval and building permit to construct a typical custom build
home up to 4,000 sq ft is $ $11,975
+HST.

Additional reports including construction compliance reports, final lot grading
compliance certificate will cost extra. Changes to the drawings as per the comments
from the municipal authorities will NOT incur any additional charges to our fees.
However any client initiated changes to the drawing may result in additional
charges. Should the client wish to cancel a project mid stream, the client will be
billed for all time and disbursements to date.

Some investors source a property; get the site plans and building permits approved
before on selling the property with approved site plans and building permits at a
premium price. Selling a property with approved site plan and building permits add
significant value to the overall worth and sale potential of the property.

Recently one of our client increased the property value by $ 120,000 within 4 months
with an approved site plan and a building permit to build a 4,540 sq ft custom build
home. Another added over $ 95,000 with an approved site plan and building permits
to build a 3,400 sq ft custom build home recently.

Some who like to build custom build homes prefer to purchase a property with the
approved site plans and building permits in place so that they do not have the risk
of failing to obtain planning approval due to complex site constraints and difficult
neighbours who could potentially object the planned development and can start
construction immediately

Call Us Anytime  416 332 1743

Text Message: 416 727 8336

Email:
buildingexpertscanada@yahoo.com

BUILDING EXPERTS CANADA
5215 FINCH AVENUE EAST
TORONTO ON M1S0C2
Professional Engineers Ontario - Certificate of Authorization # 100205934
www.buildingexpertscanada.com