Alterations to Existing Buildings

Acceptable Solution #1 - Using Table A and the Following Trigger Mechanisms

» Alteration and Change of Use Within an Existing Major Occupancy Clasification
» Change of Major Occupancy
» Minor Addition to Existing Buildings
» Major Addition to Existing Buildings
» Relocated Buildings
» Damaged Buildings
» Details of Table A

 

Alteration and Change of Use Within an Existing Major Occupancy Classification

When an alteration or change of use within an existing major occupancy classification is made to an existing building

a) the alteration shall comply with this By-law, and

b) the existing building shall be upgraded to Table A.

Where the alteration or change of use within an existing major occupancy classification is limited to small suites intended for a Group A Division 2, D, E or F Division 2 (wholesale showroom) occupancy and where the occupant load for the entire suite does not exceed 60 persons

a) the alteration shall conform to this By-law, and

b) the suite area and its means of egress shall be upgraded to Table A, provided

i) materials approved for 1 h fire-resistive construction are installed on the suite side of the suite separation, or

ii) the building was, within the last 20 years, either constructed or fully upgraded to the Vancouver Building By-law.

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Change of Major Occupancy

When a change of major occupancy is limited to a small suite in a Group A Division 2, D, E or F Division 2 (wholesale showroom) occupancy and where the occupant load for the entire suite does not exceed 60 persons

a) the alteration shall conform to this By-law, and

b) the suite area and its means of egress shall be upgraded to Table A, provided

(i) materials approved for 1 h fire-resistive construction are installed on the suite side of the suite separation, or

(ii) the building was, within the last 20 years, either constructed or fully upgraded to the Vancouver Building Bu-law.

When a change of major occupancy within any 5 year period is limited to suites with an aggregate area not more than 50% of the floor area in a building of not more than one storey, or is limited to suites with an aggregate area not more than 100% of the building area in a building of more than one storey

a) all alterations and the entire suite or area of occupancy change shall conform to this By-law, and

b) the rest of the existing building shall be upgraded to Table A.

When there is a change in major occupancy in an existing building and the aggregate area of the change in major occupancy within any 5 year period is greater than 50% of the floor area in a building of not more than one storey, or the aggregate area of the change in major occupancy within any 5 year period is greater than 100% of the building area in a building of more than one storey, the entire building shall be upgraded to conform to this By-law unless otherwise determined by the Chief Building Official.

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Minor Addition to Existing Buildings

Where the alterations to an existing building include minor additions which

a) add no more than 10 percent to the building area of the building,

b) do not exceed 200 m² in floor area, and

c) do not create a non-conformity or add further non-conformance to the building the additions shall comply with this By-law, and the rest of the building shall be upgraded to Table A.

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Major Addition to Existing Buildings

When the alteration to an existing building includes addition which does not qualify as a minor addition, the entire building shall be upgraded to comply with this By-law.

Relocated Buildings

Where the whole or any part of an existing building is relocated either within or into the city, including relocation relative to property lines created by subdivision or consolidation, the building shall be upgraded to Table A.

Damaged Buildings

When an existing building is damaged, this By-law and the appropriate regulations in the Vancouver Fire By-law shall apply to the work necessary to reconstruct damaged portions of the building and the remainder of the building shall be upgraded to Table A.

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Details of Table A

Table A illustrates the level of upgrading required for a non conforming building. The upgrading is based on the aggregate project value of all building permits issued over the previous 24 month period immediately preceding the date of application of a proposed building permit, including the value of the proposed project, to the actual value of the building, as determined by the Assessment Authority of B.C., expressed as a percentage.

When voluntary upgrades for fire alarm systems, sprinkler systems, exits, accessibility, seismic work and building envelope are performed along with other alterations, additions and changes of major occupancy in existing buildings, the applicant may deduct the value of this work from the aggregate value of the project costs.

Where the actual value of the building as determined by the Assessment Authority of B.C. is considered by the applicant as unrealistic, an alternative building valuation by a qualified Quantity Surveyor may be accepted, provided the valuation includes the appropriate depreciation, such as provided for in the “Marshall Valuation Service”, from the current replacement value of the building as existing. Such depreciation shall take into account

(a) the age of the building, its fabric and equipment and the normal wear and tear thereof, and

(b) the cost of making good non-compliance with this By-law, including both use and occupancy and structural requirements, such that the calculated value reflects the current market value of the property less the value of the land.

Table A

Ratio of Project Costs to Assessed Value %	Item to be Upgraded	Location of Upgrading			Notes for Upgrading Work
		Project Area	Public Areas	Entire Bldg
Up to 25%	Exits(1)	X			Number, capacity, and fire separations.
Over 25% and up to 50%	Including item above Alarms/detectors	X	X
	Emergency Lights	X	X
	Exits			X
	Exits Lights & Signs			X
	Flame Spread Rating	X	X
Over 50% and up to 100%	Including all items above Access to exits	X	X
	Alarms/detectors			X
	Emergency Lights			X
	Fire Fighting Access and Water Supply			X
	Floor assemblies & supports	X
	Spatial Separation	X
Over 100% and up to 200%	Including all items above Access to Exits			X
	Building structure			X	Structural survey per 10.2.4.2.
	Flame Spread Rating			X
	Occupancy Separation			X
	Provisions for Section 3.8.	X
	Standpipes & Sprinklers			X
	Washrooms	X			or same floor level
Over 200%	Including all items above Building Structure			X	Structural Analysis per 10.2.4.1
	Emergency Power & Lights			X
	Floor assemblies & supports			X
	High Rise requirements			X	Except smoke venting and smoke classification of finishes.
	Lightning Levels			X
	Provisions for Section 3.8.			X
	Spatial Separation			X
	STC requirements			X
	Ventilation			X
	Washrooms			X	Natural and/or mechanical.

⁽¹⁾ to public street

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