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Building Projects - Commercial/Multi-Family/Industrial
Commercial/Multi-Family/Industrial Projects fall under Part 3 of the BC Building Code. These projects are typically larger, more complex and often involve commercial, industrial, institutional or multi-unit residential buildings. A building permit is required for most new construction, additions and major alterations to existing structures.
Do I Need a Permit?
A Permit is generally required for:
- New large buildings or major additions
Commercial, industrial or institutional buildings, mixed-use developments, mid-rise and high-rise residential buildings. - Significant changes to an existing building
Major renovations, structural changes, alterations to exits, fire separations or life-safety systems. - Tenant improvements in commercial spaces
Interior alterations to offices, restaurants, retail units and other commercial occupancies. - Building systems work
Work involving fire protection systems, mechanical systems, electrical infrastructure or plumbing systems within large buildings. - Complex site or development requirements
Work requiring engineered designs, multiple disciplines or coordination with other City divisions.
Development Planning Approvals
Before a Major Project or complex development can apply for a Building Permit, one or all of the following Development Planning approvals from Council are needed:
- Development Permit
- Development Variance Permit
- Housing Affordability Agreement
- Off-Site Servicing and Civil Works Agreements
- Official Community Plan Amendment
- Rezoning Amendment
- Subdivision Approval
Compliance Checklist for Building Permit Applicants
Applicants with projects undergoing review for Rezoning and/or Development Permit(s), or Subdivision, may submit for a Building Permit if the following criteria apply:
- Third Reading for Rezoning and/or Development Permit(s) obtained; and
- Project not subject to major revisions between Third Reading and Final Reading; and
- Compliance with all Development Permit requirements at the time of Final Reading.
For convenience, a Compliance Checklist (PDF) is provided to assist the applicant in assessing the level of completeness and compliance of a building permit submission prior to Fourth and Final Reading of a Development Permit. Staff will use these criteria to evaluate the suitability of the project, and applicants will be notified by the File Manager of the results.
Additional Information
If you have any questions about these approval processes, contact Development Services at 604-927-3430 or visit the Development Planning Counter at City Hall, or refer to the resources below:
All permit applications can be submitted online. Applicants can apply any time, upload required documents and pay fees for eligible permits. Submitting online is the fastest way to get your application to the City.
Learn more about submitting your application electronically by visiting our Permit Application Review page.
Or
Applications can be submitted in-person at the Building Permit counter located at City Hall. In-person submissions are accepted Monday to Friday, from 8 a.m. to 3:30 p.m., excluding statutory holidays.
- Complete a Permit Application Form (PDF) in full.
- Include applicable checklist(s) in the application package:
- Provide drawings of the proposed work. You will need to demonstrate compliance with any Development agreements that apply to your project.
- Pay application fee
- The Plans Examiner reviews the plans for compliance with the Building Code and forwards their comments to the applicant.
- In parallel with this review the application is referred to other City Departments whose interests are affected by the proposed work. A consolidation of the various departments’ comments is then forwarded to you.
- Provide supplemental documentation identified and requested by the Plans Examiner during their review
- Pick up plans after plan review has been satisfactorily completed and pay the permit fee outstanding balance.
We continue to accept permit applications in person at the building permit counter at City Hall. To submit Major Project permit applications contact your assigned Building Permit File Manager determined at the Development Permit stage, to schedule an appointment. If you do not have a Building Permit File Manager, email Building Permits.
- Complete a Permit Application Form (PDF) in full.
- Include applicable checklist(s) in the application package:
- Provide drawings of the proposed work. You will need to demonstrate compliance with any Development agreements that apply to your project.
- Pay application fee.
- The Plans Examiner reviews the plans for compliance with the Building Code.
- In parallel with this review the application is referred to other City Departments whose interests are affected by the proposed work. A consolidation of the various departments’ comments is then forwarded to you.
- Provide supplemental documentation identified and requested by the Plans Examiner in the course of their review.
- Pick up plans after plan review has been satisfactorily completed and pay the permit fee outstanding balance.
- Call for inspections at the appropriate stages of the work.
- An Occupancy Permit is granted once the work has achieved a successful Final Inspection.
Processing time can vary greatly and depends on project complexity . Most Major Projects are subject to conditions outlined in a development permit and/or subdivision approval, and need additional verification. The City’s practice is to assign and complete a first screening review of a Major Project within 10 to 20 business days of receipt, to identify any major issues.
Tenant Improvements
Tenant improvement projects are eligible for fast track service if certain conditions are met. Complete and accurate applications are often processed within 5 to 15 business days.
File Manager
Once a Building Permit Application has been pre-screened and has met all the requirements of the Permit Checklist, it will be accepted and date stamped for processing. The assigned File Manager will arrange to have drawing sets distributed to the various internal departments for review of their areas of expertise. Once the application has been assigned to a File Manager, a more accurate assessment of processing time can be provided to you upon request.
- All plans and information submitted must be legible and of suitable quality for scanning.
- Drawings shall be submitted on sheets no smaller than 11 inches by 17 inches or larger than 30 inches by 42 inches.
- Drawing packages must include:
- Construction details
- Cross sections
- Elevations
- Floor and roof plans
- Foundation
- Property servicing details
- Site plan
- Single line drawings are acceptable for site plans only. All wall systems shall be a double line standard.
- Drawings and surveys will be accepted in Imperial or metric scale but only one convention may be used throughout the package.
- Drawings must include:
- Designer’s name
- Email address and telephone number
- North arrow (if applicable)
- Project civic address
- Sheet number sequence and scale
- All drawings shall be in black line. Red is reserved for City notation only.
- Drawings shall not be laminated or contain taped or pasted annotations.
- Annotations must be accompanied by owner/agent initials and be dated. (structural changes initialed and dated by Engineer only)
Please refer to the Building Permit Checklist (PDF)(Industrial, Commercial, Institutional, Multi-Family) or refer to the Specification Bulletins below, for detailed drawing submission specifications:
- Commercial Kitchen Requirements
- Racking Drawing Requirements
- Spray Booth Requirements
- Tenant Improvement Drawing Requirements