1. When is a minor variance required?

A minor variance is required if the construction design plan falls outside of the local zoning by-law. Common examples of this are typically height and/or location on the lot where the proposed structure is expected to occupy. Property zoning can be found by exploring your local municipality website or calling to enquire. Verifying zoning is an important first step to define any design constraints associated with your property or project.

2. What is the difference between concept and design development?

Concept plans are a visual tool used to communicate between the client and designer. In addition to being more visually appealing, these drawings also efficiently and effectively communicate the aesthetic of the design with our clients. 

Permit drawings remove some of the aesthetic views demonstrated in concept plans and replace it with more technical information pertaining to structure/mechanical and general construction. The purpose of these drawings are to communicate the construction of the structure and demonstrate the Ontario Building Code compliance of the plans.

3. What does a permit package entail?

All permits require… 

• A permit application form signed by owner/applicant

• Schedule 1 designer form signed by a licenced design firm or qualified engineer

• A complete set of architectural plans as required by the local municipality

Additionally, permits for additions or news homes will also require… 

• An Energy Efficiency Design Summary (EEDS form) - this calculates the ratio of openings to wall areas

• An HVAC design by a qualified designer

Various structures may also require… 

• Engineered Truss plans with seals (roof plan)

• Pre-engineered floor system with seals

• Engineered elements as applicable signed off by an engineer (ie. cistern design, engineered slabs, etc.)

Additionally, local municipalities may also require… 

• A legal survey by a registered Ontario land surveyor

• A grading and drainage plan by O.L.S.

• NPCA clearance if the property has any regulated areas

4. What is the difference between revision and redesign?

Revisions are minor and have minimal impact on the technical aspects of a project.

A Redesign, on the other hand, would affect a much greater portion of a project. It would impact the structure or alter design elements (mechanical/trusses) of a design (ie. joist direction, beam locations, footing sizes). A redesign may seem simple, but sometimes small changes on paper have large impacts on the structure. In most cases, it is not as simple as moving a wall or opening up a room; we will let you know during the design process what qualifies as a revision vs. a redesign.

5. What is a city deficiency letter (aka. plans examination report, refusal letter, etc.)?

After a permit gets sent in, the local municipality’s plans examiner will review the plans and application to make sure that it follows the Ontario Building Code. Typically, they will come back with notes concerning the plan. These notes are the city deficiency letter. Part of service at Maxwell Homes Inc. is to address these notes and complete the required  revisions to the satisfaction of the local municipality.