RRRA

ADC POLICY HAND BOOK:

 

Andesur Development Corporation Policy Handbook:

 

Start Date: 16 October 2013

 

Surveying

1.0.0

ADC is not responsible nor absorbs any costs for changes beyond the building permit stage. Any costs associated with engineering, architectural, surveying is responsibility of the homeowner after the building permit is issued. ADC will not amend any plans after the building permit has been issued unless the homeowner rehires ADC to make the necessary changes.

 

1.0.1

ADC needs the most current survey with topographical elevations, any existing trees on the lot, easements, lanes and right of ways in the survey of the lot or property of the civic address of the client before staring any work.

 

1.0.2

If a survey is changed after the building permit has been issued, the homeowner must pay a fee to ADC for the revision of the plan and must pay a fee to the structural engineer to re-structurally engineer the plan and pay all associated fees. The homeowner is responsible to absorb all the cost of the changes to ADC plans after the building permit has been issued.

 

1.0.3

The homeowner is responsible to notify ADC of any city improvements to their street, neighborhood, or lot before starting any work on behalf of the client. If there is an improvement or change to the community or lot of the homeowner, the homeowner must apply for errors and omissions insurance with the surveyor. This is necessary to protect all parties involved with the homeowner’s development and to adequately compensate all parties if a survey is changed during the process of permits or after permits and approvals have been granted. It must be noted that the city reserves the right to make improvement to the city and community and to the property of the homeowner. This may involve time sensitive changes and amendments during the homeowner’s development process that conflicts with the homeowner’s best interests concerning their development. It is recommended that the homeowner awaits all data and information to be submitted by the city concerning the improvements to their neighborhood before submitting their plan for development or building permits and engineers approvals. It is necessary to do so to avoid all losses, unnecessary expenditures and lapses of time in the development permit amendment process. In the event of a civic improvement, the homeowner will be required by law to restart the development process and apply for a development permit amendment if the surveyor changes information after the plan has been submitted to city hall for permits and approvals. ADC is not responsible for any work or losses or costs associated with changes beyond the building permit and engineering approvals process unless the homeowner rehires ADC to make necessary amendments.

 

Maximum Principal Building Height:

2.0.0

ADC will verify from local municipality or city hall the allowable maximum principle building height and viability of either two or three stories in relation to city services before starting the plan. The homeowner is responsible and needs to verify such details before purchasing their lot.

 

Pricing:

3.0.0

We charge an increase to our regular prices in the amount that is calculated according to our log for any plans done within six months of a new By-Law. An increase to prices compensates for time and costs attributed to the study of the By-Law and extraordinary consultations with city hall, and spatial recalculation of the plan, redrawing and re-planning of the plan.

 

3.0.1

Tenant Improvements include:

Offices, Restaurants, Manufacturing Facilities

Structures under 1,200 sq.ft.

$6,000 architectural plan, $2,000 code analysis, $2,000 engineering services

•Any Municipality New Prices:

Custom Home Designs $2,700 up to RF allowable.

•$12,000 up to RA allowable sq.ft.

•$2,400 up to R9 and R12 allowable sq.ft.

•Renovations: $2,000

We allow $200 for rebate. All prices plus tax 5%

 

3.0.2

Proarteck Plotting Services:

Regular Prices: Monochrome

$2.50 p/page

 

3.0.3

Renovations: starting price for a renovation or addition is $1,700.00

 

3.0.3.2

Legal Suites: starting price for a legal suite is $1,700.00.

 

3.0.4

Custom Home Designs & Pre-Designed Home Plans Prices: Pre-Designed Home Plan:

Clients are only authorized to build one house with a custom home plan from Cruz & Associates (A division of Andesur Development Corporation). If a client would like to build more than one house with a plan designed by Luis Cruz from Cruz & Associates, then they are expected to purchase the same plan as a stock plan from Andesur Development Corporation at a starting price of $1,500.00. If they further require a hard copy of the existing plan, after the building permit stage, then they will need to pay for plotting and printing charges at $2.50 p/page. With their copy, they are authorized to use the copy for presentation or reference and not for a building permit.

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3.0.5

Visits/Measuring/Inspections:

$150 p/visit to job site for any business purpose and must be paid in advance. One visit for measuring is included in the price of the plan, for renovation and or addition. All changes are included in the price of the plan up to the building permit issuance.

 

3.0.6

Changes to Final Plan After Building Permit Issuance:

If initiated by the client, a fee of $350 applies to changes to final plan after the building permit issuance and must be paid in advance. Exemption applies if any changes are initiated by Building & Development, Engineering, or any Department(s) at the Municipality.

 

Standards:

4.0.0

British Columbia Provincial and Municipal Bylaws, Statutes and Covenants, the order of precedence, is:

1) BC Building Code

2) Statutory Right of Way and other covenants except the building scheme

3) Zoning Bylaw

4) Building scheme (Design Control Analysis Consultation)

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4.0.1

Three Story Floor Heights:

1) From the top of the basement concrete to bottom of Main Floor joists is 8'-0-3/4" plus 11-1/2" Floor Joist plus 5/8" Plywood plus 1-1/2" Light Weight Concrete Flooring.

2) From the top of the Main Floor to the bottom of the Upper Floor Floor-Joist is 9'-0-3/4" and the floor joist is 11-1/2" plus 5/8" plywood.

3) From the top of the Upper Floor to the Top Ceiling Level is 8'-0-3/4".

4) The distance from the Top of Ceiling Level to the mid-roof is measured from the highest point of the Principal Building Structure less 50%. That is known as the Mid-Roof Elevation.

5) In some municipalities the mid-roof elevation is not used and instead they require the Maximum Proposed Principal Building Height which is the highest point of the Front Elevation.

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4.0.2

Lowest Point Floor Levels:

When calculating floor levels position the lowest point of the house at the lowest exist.elev. of the four corners of the house in order that the house does not rise above the exist.elev. This is because general construction methods do not fill sand in under the house to position the house.

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4.1.0

Sum Pump Overflow/MBE:

On a regular sloping lot, the Sum Pump needs an overflow to a rock pit at the lowest elevation on the lot. This does not apply to a flat lot. The Sum Pump is located 1' above the lowest elevation of the lot and from there the MBE is calculated from the top of the Sum Pump mechanism.

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4.2.0

Concrete Sunken Well/ Deck Area:

Concrete Sunken Well Max. 300 sq.ft. including stairs. 10% of floor area is permitted for deck area and the amount over 10% is calculated to the sq.ft. of the house.

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4.3.0

Garage Sq.ft. Calc:

The 420 sq.ft. is provided for the garage and anything over that amount is added to the house sq.ft. In other words, the entire sq.ft. of garage is considered as sq.ft. If a garage is less than 420 sq.ft., for example — 350 sq.ft., then 420 sq.ft. is considered as sq.ft. for the garage and not 350 sq.ft.

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4.4.0

Scale Factors:

A 1:250 metric Survey Plan is converted to Imperial and 1:1 at a factor of 39.3684 or 3.2808'. A Site Plan is drawn in 1:1 and scaled at 1'-0"=1/8" or Paper Space scale 1:96xp. All pages of a plan are drawn at 1:1 and scaled in Paper Space at 1'-0"=1/4" or 1/48xp. A 1:200 metric scale is converted by a factor of 3.28084 (a conversion factor from metric to feet), then scaled by a factor of twelve units, resulting in a fully converted imperial scaled drawing. Our number for scale factoring in ratio of 1:250 is equal to 1:200 at 39.3684.

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4.5.0

China Hutch & Window Seats Cantilevers Considerations:

Hutch and window seats width is maximum 8'. A 25' setback is measured from the property line to the house if there is only one window seat on 50% of the front elevation and if the window seat is less than 8' in width. However, a 25' setback is measured to the window seat if there are two window seats on the 100% of the front elevation and if the window seat is over 8' in width.

 

Site Surveys:

5.0.0 

Andesur Development Corporation is taking the responsibility of performing a site survey of all lots proposed for development. The purpose of this is to identify any landmarks and or items that require minimum or maximum radius compliance in accordance to the municipal bylaw. A topographical survey is needed by the client to proceed with the site survey performed by Andesur Development Corporation and or Luis Cruz. The client must have the topographical survey done by a topographical surveyor or civil engineer showing the legal dimensions and distances of all landmarks and or items identified by the municipality or city and or on site.

 

Allowable SQFT in RF Zone - City of Surrey:

6.0.0

Example Calculation:

563.8508M2 (6,069.24 SQFT) subtract 560 M2 (6,027.79 sq ft) = 3.8508M2 (41.44967 SQFT)

3.8508M2 (41.44967 SQFT) *0.35=1.34778M2 (14.50738 SQFT)

560M2 (6,027.79 SQFT) *0.60=336M2 (3,616.674 SQFT)

1.34778M2 (14.50738 SQFT) + 336M2 (3,616.674 SQFT) = 337.34778M2 (3,631.181 SQFT)

337.34778M2 (3,631.181 SQFT) > 5,000 SQFT [ALLOWABLE SQFT]

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6.0.1

RF Surrey Calculation of SQFT:

Window seats, staircase openings on third floor, fireplaces, landings/balconies (less than 6' height) and porches or verandas are not calculated in square footage. Staircase openings on main floor, and hutch cantilevers are considered square footage.

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6.0.2

RH Surrey Calculation of SQFT:

Balconies and window seats are not considered Floor Space Ratio in the FSR calk. Furthermore, a Garage on basement level is not considered FSR in an RH Zone. Areas open to below are not calculated as FSR in the RH Zone.

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6.0.3

RS6 Delta Calculation of SQFT:

Floor area definition is all enclosed walls area, garage amount over 42.00 m2 is considered floor area. Staircase opening on topmost floor is discounted from floor area. Verandas and balconies are not considered FSR calk. Permitted projections such as bay and box windows and hutches are considered FSR calk, with encroachment on a side setback to no more than 0.6m to or 0.9m to principal structure; and encroachment on a front setback no more than 0.6m or 4.5m to a principal structure; and encroachment on a rear setback of no more than 0.6m and to no closer than 5.5m for a principal structure. See Part III - Zones (p.30 305 (a).1) for a full list of permitted encroachments in specified zones. Note: a bay and a box window and a hutch shall not exceed 2.4m in width.

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6.1.0

Allowable Site Coverage in RF Zone - City of Surrey:

All window seats, hutch cantilevers, all cantilevers, porches, landings, verandas, and all stairs except the last three stairs from the ground are included in site coverage.

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6.1.1

RH Surrey Zone - Site Coverage SQFT:

Balconies 2' above existing grade are considered Site Coverage, in RH Zone.

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6.1.2

RS6 Delta Zone - Site Coverage SQFT:

Anything or any part of a structure above 2' or 0.6 m in height above exist. grade is considered Site Coverage. Site Coverage is calculated from an outline around entire outside edge of walls and not roofing overhang. (for any exceptions, please refer to your current municipal By-Law for further details)

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6.2.0

80/20 Calculation - City of Surrey:

(for complete calculation, please refer to your current local municipal By-Law for further details)

Fireplaces and window seats are not counted in the 80/20 calculation. If a garage is located further left than the left elevation wall, as in an irregular lot, then the entire portion of the garage on the left elevation is considered in the 80/20 calk. This is true for any projection from the lower floor that accommodates an irregular lot layout.

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6.2.1

80/20 Calculation - City of Delta:

This calculation has been eliminated from the Delta bylaw.

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6.3.0

Front Yard Setbacks Calculation - Exception (Road Dedications):

If a window seat encroaches upon 7.5m from the property line to the closest widow seat, then a maximum cumulative total of 8' width or less of window seats p/floor can encroach on the setback. Otherwise, if the widow seats are a cumulative width of over 8' then the setback of the front property must be 7.5m from the property line to the closest window seat. This is usually applicable or becomes relevant where a road dedication, in a municipal improvement, is made and the owner of the property must give up some of their land to the city. This usually involves a reissue of a Survey plan, by the Surveyor, showing the distance of the Centre Line of the road to the existing property line and to the road dedication. Also, the road dedication is to be shown also on the Survey.

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6.4.0

Permitted Projections Surrey:

A permitted projection is allowed into a setback if the eave plus the box window, or bay window, or livable space does not project more than 2’ (in total depth) into the setback: the eave can be torch down flat roof or any other pitched roof. Also, the permitted projection may total 8’ in width, for the entire floor or per floor, of that elevation. The municipality is also not counting hutches or fireplaces in the permitted projections calculations allowance. This means, you can have, for example, a permitted projection that includes a living room stereo cabinet projection (max.4’ width), plus a television cabinet projection (max.4’ width)(or any combination of width totaling 8’max.) with a fireplace or hutch in the middle as a projection into the setback, as all three or four projections together (totaling any reasonable or allowable amount, as long as it fits on one elevation) as one piece, would still be permitted.

 

Parking:

7.0.0

Driveway Slope Calculation:

(Height) x/1 represents a unit of y = % slope amount

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7.1.0

Garage Dimensions Calculation:

A single car garage is 13' in width from inside dimension to inside dimension in an RF-12 zone.

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7.1.1

A double car garage is 20' deep from inside dimension to inside dimension in an RF zone.

 

7.2.0

A garage door must have 1.5" on either side as an opening in the wall for the frame. Example: 16' garage door is 16'-3" wide.

 

Staircase Clearance:

8.0.0

A staircase clearance from the corner of the stair to the height of the ceiling of the floor above is 7'-0" or a minimum of 6'-8".

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8.0.1

Stairs Dimensions:

Handrail: 865mm 2'-10" Min. Height | 965mm 3'-2" Max. Height

The proposed stair detail & dimensions to conform to Clause 3.4.6.8.(2)(c).

 

...Division B Part 3 Section 3.4 Exits...

 

3.4.6.8. Treads and Risers

steps for stairs shall have a run of not less than 280 mm between successive steps.

 

Steps for stairs referred to in Sentence (1) shall:

a) have a rise between successive treads not less than 125 mm and not more than 180 mm,

b) have a closed riser, and

c) have

i) a riser with a rake-back of not more than 38 mm, or

ii) the underside of the nosing with an angle of not less than 60° from the horizontal.

 

Provided stair details in ADC Architectural Plans show the permitted angle on the underside of the nosing.

The following figure is an excerpt from BCBC 2012 & 2018 Building Access Handbook.

 

 

8.1.0

Staircase Dimensions:

Interior: 3.5' wide staircase w/railing on both sides in open space or railing on one side w/wall.

Exterior: 5' wide staircase w/railing both sides and 4' wide staircase w/railing on one side.

 

Plot Style Table (Pen Assignments) – Line-weight (adc luis cruz.ctb):

9.0.0

Color Line Density

White (Dark) = 0.57

red (lighter) = 0.30

light blue (lighter) = 0.19

Blue (dark) = 0.70

green(lighter) = 0.19

 

Legal Suites:

11.0.0

Municipality of Surrey - RF - Single Family Residential Zone

Square Footage: not exceed 90 square metres [968 sq.ft.] in floor area; and occupy less than 40% of the habitable floor area of the building.

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11.0.1

Fire and Sound Resistance of Walls Separation (Province of British Columbia):

For fire separation within a suite, you have 3 assembly options:

1.       30-minute fire rated walls with extra smoke alarm and a 20-minute FRR door.

2.       1-hour FRR walls with a 45-minute FRR door

3.       45 minutes for one story buildings ONLY.

Smoke alarm and carbon monoxide alarms are to comply with the BCBC 2012 Section 9.37 requirements.

An interconnected photoelectric smoke alarm system is required between the primary dwelling and the suite.

(for any or all options, please refer to your current Provincial Building Code 2018 (See Division B - Appendix A / Notes of & Table 9.10.3.1.-A & B) for further details)

 

Existing Plans:

12.0.0

If a client, owner, or municipal agent provides Luis Cruz, as per Andesur Development Corporation, with existing permit approved architectural plans, designs, surveys, structural or details, then these will become principal drawings. And Luis Cruz must do all his work based upon those drawings. The existing permit approved drawings must set the initial precedent. Any information or data on the final plan must first reflect that of the existing plans. (Luis Cruz is not held liable for any losses due to the discovery of existing permit approved documents, or authorized data calculations, presented by the owner/developer, if, presented after the client’s work has commenced.)

 

Accounts Receivable:

13.0.0

All payments must be made payable to Andesur Development Corporation and all taxes must be added to final price of plans and must be clearly stated in written estimate given to client. All taxes must be paid directly to Revenue Canada at the end of the month in the form of a corporate cheque payable to Revenue Canada. All clients must pay 50% of the price of the plan at moment of signing the estimate; then 25% at moment of the completion of the plan; then final payment of 25% at moment of the issuance of building permit. (ADC and its owners are not authorized to give special and or preferred discounts to clients over 10%, unless authorized by Luis Cruz, as per Andesur Development Corporation.)

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13.0.1

Structural CAD Services:

ADC advises all structural engineers, as has been previously mentioned, that Luis Cruz no longer issues digital drawings of any work done by Andesur Development Corporation or any of its divisions. ADC provides the structural engineer with a hard copy set. Once the structural engineer has completed their structural work by hand, ADC in turn can do the digital structural transfer to CAD. Our work can be done at a cost of $350 + 5% GST. 50% to be paid when the structural engineer provides us with their hard copy done by hand, before we start, and the remaining 50% at the completion of the work done by ADC. Either the structural engineer, their company or the client can pay ADC by Cheque, money order, cash, or credit card.

 

Business Hours:

14.0.0

Business hours of Andesur Development Corporation are as follows; Mon to Friday 10:30 AM till 5:00 PM. Andesur Development Corporation is closed for the holidays.

 

Pre-Feasibility Studies:

15.0.0

ADC charges $3,000.00 for any pre-feasibility study done of the client’s property. Type of property, zoning, size, permitted or allowed site coverage and floor space ratio, parking allowance, environmental issues and or concerns, all preliminary information, consultations, and actual calculations.

 

New Business Services - Design Consultant:

16.0.1

Design Consultant - New Design Control Subdivisions:

Certain Design Groups require a Site Plan, Floor Plans and Front Elevation are needed for a preliminary review as PDF's delivered by email to Design Control. Metric elevations are not necessary for the preliminary because Design Control will provide the metric elevations, perhaps based on an approximation. Therefore, a topographic survey of the individual lot is unnecessary for new subdivisions because the subdivision lot grading plan prepared by the surveyor is sufficient. At the moment of the final plan, Design Control requires two sets of the plan for new design control subdivisions. One set is a complete plan, and the second set is a set without the Construction Details and Rain Screen Details. In the event of various municipalities that require multiple sets, Design Control will always require their two sets above the required sets by the municipalities.