One York applies construction experience in architectural design; because we construct we design better. Conversely, One York applies architectural design experience in construction; because we design we construct better. The professional competencies in both design and construction mutually reinforce each other.
To design houses and submit for residential construction building permits you must be a(n):
- Architect
- Professional Engineer
- Building Code Identification Number (BCIN) holder
OYCM design staff are architectural technologists with BCIN accreditation that specialize in older homes structures. BCIN training focuses on specialized areas of design, law, and building technologies related to single-family homes and accredited by the Ministry of Municipal Affairs and Housing (MMAH).
An Architect in Ontario is accredited by the Ontario Association of Architects (OAA). Architects have a broad scope of knowledge as they are trained on all types of buildings; institutional, commercial and multi-residential and residential. While some architects design single family homes it is a specialized focus. Architectural firms tend to focus on larger projects that make best use of their training and substantiate OAA fees.
A traditional design/build will complete design drawings for a project only if there is intention to construct.
One York provides architectural designs without the obligation to engage in construction. At the end of the architectural design process with OYCM clients have the option to:
- Disengage with One York and pursue construction independently. One York will provide CAD, Revit and PDF files.
- Engage One York as a construction consultant to provide quality control on construction executed by another contractor (learn more under the FAQ, “What is a construction consultant?”)
- Engage One York as the construction manager
The short answer, One York does design and build but there is no commitment to complete both at the outset of the project.
Construction managers and general contractors both play a management role in construction projects. A construction manager is hired by a property owner during the pre-construction phase of a project. In contrast, a general contractor is chosen by the client through a bidding process and becomes involved during the construction phase. The construction manager advises the project owner and leads the team that includes the general contractor and design architect.
One York can provide all three services: construction management, architectural design and general contracting.
- Construct a new building
- Construct an addition to an existing building, such as
- second or third story additions
- attached garages, carports
- sunrooms
- solariums, porches, decks
- Make structural or material alterations, such as
- adding or removing walls (i.e., changing room sizes and/or uses)
- new windows or doors where there were none before
- enlarging or relocating existing windows or doors
- enclosing an existing deck, porch or patio of any size
- Construct an accessory structure larger than 10 square metres* (108 square feet) in area, such as
- Detached Garage
- Workshop
- Garden shed
- Carport
- Pool house or cabana
- *Note: If you are constructing an accessory structure and it is attached to an existing building and/or has plumbing, regardless of its size, a building permit is required.
- Finishing a basement, if the work proposed includes any of the following,
- structural or material alterations
- installing or modifying heating and or plumbing systems
- excavating and/or constructing foundations
- basement underpinning
- constructing a basement entrance
- adding a second suite
- Energy and environmental building improvements, such as
- roof top storm water retention systems
- green roof
- structures used in the support of a wind turbine generator with a rated output of more than 3kW
- solar projects such as installation of solar collector systems and solar hot water systems
- Construct a deck more than 60 centimetres (24 inches) above ground
- Construct a retaining wall more than one metre (3 feet 3 inches) in height provided the retaining wall is on or adjacent to public property (including streets), building entrances, and on private property accessible to the public
- Constructing a tent that
- covers more than 60 metres squared (646 square feet); and/or
- is attached to a building; and/or
- is within 3 metres (9 feet 10 inches) from another structure.
- Demolish or remove all, or a portion of a building
- Install or reconstruct a chimney or fireplace
- Install a wood burning stove or fireplace
- Install or modify heating and plumbing systems
- Install a backwater valve
- Install a backflow preventions system
- Change a building’s use (i.e. from residential to office or single dwelling unit house to multi-dwelling unit house). Even if no construction is proposed, if a change of use is proposed a building permit is required.
- Construct a new building
- Construct an addition to an existing building, such as
- second or third story additions
- attached garages, carports
- sunrooms
- solariums, porches, decks
- Make structural or material alterations, such as
- adding or removing walls (i.e., changing room sizes and/or uses)
- new windows or doors where there were none before
- enlarging or relocating existing windows or doors
- enclosing an existing deck, porch or patio of any size
- Construct an accessory structure larger than 10 square metres* (108 square feet) in area, such as
- Detached Garage
- Workshop
- Garden shed
- Carport
- Pool house or cabana
- *Note: If you are constructing an accessory structure and it is attached to an existing building and/or has plumbing, regardless of its size, a building permit is required.
- Finishing a basement, if the work proposed includes any of the following,
- structural or material alterations
- installing or modifying heating and or plumbing systems
- excavating and/or constructing foundations
- basement underpinning
- constructing a basement entrance
- adding a second suite
- Energy and environmental building improvements, such as
- roof top storm water retention systems
- green roof
- structures used in the support of a wind turbine generator with a rated output of more than 3kW
- solar projects such as installation of solar collector systems and solar hot water systems
- Construct a deck more than 60 centimetres (24 inches) above ground
- Construct a retaining wall more than one metre (3 feet 3 inches) in height provided the retaining wall is on or adjacent to public property (including streets), building entrances, and on private property accessible to the public
- Constructing a tent that
- covers more than 60 metres squared (646 square feet); and/or
- is attached to a building; and/or
- is within 3 metres (9 feet 10 inches) from another structure.
- Demolish or remove all, or a portion of a building
- Install or reconstruct a chimney or fireplace
- Install a wood burning stove or fireplace
- Install or modify heating and plumbing systems
- Install a backwater valve
- Install a backflow preventions system
- Change a building’s use (i.e. from residential to office or single dwelling unit house to multi-dwelling unit house). Even if no construction is proposed, if a change of use is proposed a building permit is required.
1. OYCM provide zoning by-law feasibility study; examination of existing by-laws pertaining to the property to define the threshold at which the Committee of Adjustments would be required.
2. Client and OYCM have architectural design consultation; defining architectural style and design criteria
3. OYCM provides architectural draft
4. Client provides feedback
5. Repeat the last two steps until architectural design complete
6. OYCM send architectural design to consultants, if required
7. OYCM completes permit set and submits application to Toronto Building Department
Our zoning by-law feasibility study will shed light on the existing zoning by-laws pertaining to the property in relationship to proposed construction options.
For residential construction in Toronto the most reviewed zoning by-laws speak to maximum gross floor area, floor space index, maximum building height, maximum height of the first-floor system above established grade and building setbacks from the property line.
Definitions:
Gross Area (Gross Floor Area, or GFA) – the sum of the areas of every floor above grade taken from the outside face of the exterior walls.
Floor Space Index (FSI) – the gross floor area of all buildings on a lot divided by the lot area.
Property setbacks – minimum distance from property boundary
A One York feasibility study should be considered as an intermediary step to a formal zoning compliance review with the local municipality and preliminary findings do not guarantee municipal approval.
The Toronto building department has two (2) options for project specific zoning by-law review:
Preliminary Project Review (PPR) – consists of one (1) review by the zoning examiner to confirm if the proposed architectural design complies with zoning by-laws. Re-submissions or multiple reviews will not be considered. Applicants interested in a detailed preliminary review of a proposal should apply for a Zoning Certificate.
Zoning Certificate (ZC) – consists of a detailed review of proposed architectural plans intended for a future building permit application. The detailed review will determine zoning compliance and confirm compliance with other applicable law, allowing a complete application for a building permit (see “How long does it take to get a building permit?” and “What is the Committee of Adjustments and when do are they involved?”, below)
The Committee of Adjustments (C of A) is established under and governed by the Ontario Planning Act, R.S.O. 1990, c. P.13.
The Committee of Adjustment in Toronto holds public hearings and makes decisions on applications for minor variances to City zoning bylaws and land severances (also known as consents). The Committee is organized into four panels corresponding to the boundaries of the four Community Councils: Scarborough, Etobicoke, North York and Toronto & East York. Committee of Adjustment decisions may be appealed to the Toronto Local Appeal Body (TLAB)
In relation to residential construction, C of A would be required to amend zoning bylaws if a proposed architectural design is in conflict with existing zoning bylaws.
Engineering consultants may be required during pre-construction, if necessary.
Architectural technologists have the ability to specify structural details available within the Ontario Building Code compendium. A structural engineering consultant will required if specification cannot be done by the architectural technologist. A structural engineer is always required for structural foundation underpinning.
Engineering consultants may be required during pre-construction, if necessary.
If the proposed construction requires alteration to existing mechanical systems, HVAC or hydronic, for example, then a mechanical engineer will be required. Alterations and additions to mechanical systems are likely required when adding square footage in with an addition.
Engineering consultant fees are not included in the One York architectural proposal. One York will engage, coordinate and reconcile engineering consultant input into the architectural design and building permit application package. Engineering consultant fees will be passed onto the client without markup.
The building permit application review process is internally divided within Toronto building department. Every building permit application will be reviewed by at least two plans examiners; the first plans examiner will review the application as it pertains to the zoning by-laws and the second will review the application as it pertains to Ontario Building Code.
Zoning by laws control the use of land in your community. It states exactly how
- land may be used, where buildings and other structures can be located
- the types of buildings that are permitted and how they may be used
- the lot sizes and dimensions, parking requirements, building heights and densities (the number of people, jobs and building floor area in relation to lot size), and setbacks from the street
The Building Code Act, 1992 is the legislative framework governing the construction, renovation and change-of-use of a building in the Province of Ontario. The uniform minimum standards for the safety of buildings include:
- Health and Safety
- Fire protection
- Structural sufficiency
- Construction materials
- Plumbing and Mechanical systems
The City of Toronto building department has four (4) different building permit application review streams. The time to review and receive an approved building is contingent on which stream the application is made under.
The Building Code specifies time frames for the review of complete building permit applications, however, there is no time frame for the review of incomplete applications.
1. Complete Application
A building permit application is deemed complete when the application includes an issued Zoning Certificate (see “How can I guarantee a proposed design is going to be allowed by the City of Toronto building department?”, above). If the conditions are met, the Building Code specifies the following time frames for the review of complete building permit applications.
- 10 business days for a house
- 15 business days for a small building
- 20 business days for a large building
- 30 business days for a complex building
2. Incomplete Application
A building permit application is deemed incomplete if no Zoning Certificate has been issued for the project, or where the application does not include all Applicable Law approvals listed on the issued Zoning Certificate. There is no time frame for review of this stream of permits and no re-examination fee for Incomplete permit applications. It is strongly recommended that you submit an application for a Preliminary Project Review (PPR) prior to submitting an application in the incomplete application stream.
3. Residential Fastrack
Residential Fastrack is a Building Permit application stream for certain types of projects in existing houses containing one or two dwelling units. The building permit application should be reviewed within 5 business days; however, the City of Toronto building department makes no guarantee on that timeline. The following projects qualify for Fastrack service:
- Additions with cumulative areas up to 100 m2 on all floor levels
- Minor interior alterations
- Second suite to residential dwellings
- Conversion from up to 3 residential units to a single-family dwelling
- Decks, verandahs, porches and canopies
- Garages and carports
- Accessory structures (such as gazebos and storage sheds)
- Basement entrances, underpinning
- Pool fence enclosures
- Fire damage repairs
- Plumbing permits for residential dwellings
- HVAC for Residential Fastrack permits after issuance of related building permits
- Revisions to Residential Fastrack Permits
4. Commercial Xpress
Commercial Xpress is an Building Permit application for certain types of projects. The building permit application should be reviewed within 10 business days; however, the City of Toronto building department makes no guarantee on that timeline. The following projects qualify for Commercial Xpress Service:
- Interior alterations to Assembly, Business, Industrial, Office and Retail uses o Up to 300m2 in area
-
- No change of use
- No change in patron area for restaurants
- Tents
- Minor fire damage repair
Separate permits are required for plumbing, drains and HVAC and do not qualify for Commercial Xpress.
Yes, One York will prepare complete the permit set and fill out all necessary paperwork for the building permit application. One York will also manage all correspondence with the Plans Examiners.
One York is responsible for getting you an approved building permit as part of our architectural design proposal.
If, at the outset of a project, a client would like to bring their application before the C of A the following steps would be taken:
1. Architectural plans completed, showing existing/proposed plans, amongst other requirements.
2. Project plans submitted for by-law zoning review with the building department, either a Preliminary Project Review (PPR) or Zoning Certificate (ZC)
3. Application for a hearing date before the Committee of Adjustments
4. Committee of Adjustments hearing illicit ruling on zoning by-law variance request
5. Application for a building permit; either a complete application or incomplete application based on if a PPR or ZC was pursued in item 2, above.
Permit fees shall be calculated based on the formula given below unless otherwise specified in this schedule:
- Minimum fee of $198.59 (2021) shall be charged for all work.
- An hourly fee $85.79 (2021) shall be charged for examination and inspection activities.
- Fee Calculation Formula: Permit fee = SI x A o SI = Service Index for classification of proposed work
- A = Floor area in m2 of work involved of work involved