Our team provides engineering and building code consulting services for any size project. Whether you are planning a large restaurant or a small restaurant, our team can assist you plan, design, and get your project to permit.
A typical restaurant will require several professional consultants, including:
Building Code Engineer
Licensed Architect
Mechanical Engineer
Electrical Engineer
Our team can assist you with your project by being the coordinating license professional to ensure that all building code requirements are met for your project.
Where to Start
YOU WILL NEED AN ARCHITECT AND AN ENGINEER FOR YOUR RESTAURANT PROJECT.
Small Restaurants (under 30 seats) will need an architect and most of the time an engineer to design the space and obtain a building permit.
Large restaurants will require an engineer and an architect.
A BCIN designer is not an archtiect or engineer and cannot work on any restaurant project.
All restaurants are classified as an A2 Occupancy under the Ontario Building Code. The Building Code prevised relaxed provisions for restaurants with an occupancy of 30 or less. The relaxed provisions fall under the requirements of a Group E occupancy. All assembly occupancy buildings are to be designed under Part 3 of the Ontario Building Code and require an OAA licensed architect.
3.1.2.1. Classification of Buildings (1) Except as provided by Articles 3.1.2.3. to 3.1.2.7., every building or part of it shall be classified according to its major occupancy as belonging to one of the Groups or Divisions described in Table 3.1.2.1. (See Appendix A.)
3.1.2.6. Restaurants (1) A restaurant is permitted to be classified as a Group E major occupancy provided the restaurant is designed to accommodate not more than 30 persons consuming food or drink.
A-3.1.2.1.(1) Major Occupancy Classification.
Group A, Division 2 Restaurants Group E Restaurants with an occupant load not more than 30 persons consuming food and drink
CHANGES TO THE ONTARIO BUILDING CODE
Ontario Building Code 2024 will come into effect in 2025 and this code provision is being clarified in the new standard.
When submitting a permit application for renovations, an addition, or a new build construction project, a document that is often overlooked is the Energy Efficiency Design Summary (EEDS). This document is not always required for a permit, however, it is a great way to summarize the information that is required by your local building inspector.
Within the Ontario Building code (OBC), there are requirements for how energy efficient a building must be. These requirements include specifications for the required thickness of insulation, maximum number and size of windows, and how efficient new mechanical systems must be. To determine what the OBC says about your specific project you must consult a few supplemental sections of code. The required sections vary depending on the project but may include SB1, and SB10 or SB12.
Section SB1 outlines the average number of Heating Degree Days (HDD) below 18 degrees Celsius expected for a given geographic location in table 1.2. Determine the closest location to your project and find the number of degree days for your area. If the tabulated value for HDD is under 5000 your project is located in what the code refers to as zone 1, if it is over 5000 you are located in zone 2.
Once you know which zone you are located you must determine what type of heating system you plan to use, electric, or fossil fuel. Remember, requirements for how much insulation you need and what type of windows you can use are based on your heating system and its efficiency.
The next step is determining a window to wall ratio (WWR) for your project. This common metric is used to identify how much of the “wall” surface is window and how much is the wall. As long as you are at or below 17% WWR the next steps are relatively simple. Look for part 2 of the article for information on performance paths or contact us if your project has a window to wall ratio over 17%
Once the mechanical system, zone, and WWR are determined, you can look up your project’s energy efficiency requirements using a prescriptive compliance package. Use section 3.1.1.2 if you are in zone 1 and 3.1.1.3 if you are in zone 2. Next choose the appropriate package to determine insulation, window, and mechanical equipment requirements.
iN Engineering can help you make sense of the code requirements for your project. We offer a range of services for energy-efficient buildings new and old.
Houses in Lanark, Leeds and Grenville (LLG) in Eastern Ontario have some of the highest concentrations of radon gas in Canada. Radon Gas is a known carcinogen and responsible for 13.6% of lung cancer diagnosis in Canada. A Health Unit survey determined that 19.4% of houses in LLG have radon gas levels above Canada Health guidelines.
The Radon Gas comes from the regions unique geography including the frontenac arch protrusion of metamorphic rock. Anyone who has driven through the region on the 401 has noticed the beautiful pink quartz along the highway cuts. Unfortunately this type of rock is know to trap radioactice gas. Radon is a colourless, odourless, and tasteless gas that is formed naturally by the radioactive breakdown of uranium contained in soil and rock.
When radon gas escapes the rock it can accumulate in high concentrations in basements and low lying areas. The solution to combat radon gas is relatively simple and the Ontario Building Code already has provisions for soil gas mitigation. The City of Brockville recently passed a by-law that require all new buildings after February 21, 2022 to include soil gas mitigation measures.
Part 9 of the Ontario Building contains prescriptive compliance paths for soil gas mitigation. Soil gas mitigation can be found in Division B, 9.13.4.1 and Supplementary Standard SB-9.
Solutions for radon gas control include venting or providing a soil gas barrier. If you require specific details and solutions to a radon gas problem, contact our office to assist you in finding the right solution.
Throughout the course of construction the Ontario Building code requires construction inspections by a Professional Engineer and/or an Architect. The requirements of these inspections depend on the use, occupancy and size of the building. These inspections ensure that construction is proceeding according to the design. Furthermore, Ontario Regulation 260/08 Performance Standards under the Professional Engineer’s Act reinforces the need for general inspections during construction.
Ontario Regulation 260/08, Part 1
(2) The following are prescribed as performance standards with respect to the general review of the construction of a building by a professional engineer as provided for in the building code:
1. The professional engineer, with respect to the matters that are governed by the building code, shall,
i. make periodic visits to the construction site to determine, on a rational sampling basis, whether the work is in general conformity with the plans and specifications for the building,
ii. record deficiencies found during site visits and provide the client, the contractor and the owner with written reports of the deficiencies and the actions that must be taken to rectify the deficiencies,
iii. review the reports of independent inspection and testing companies called for in the plans and specifications and which pertain directly to the work being reviewed,
iv. interpret plans and specifications in writing when requested to do so by the client, the contractor or the owner, and
v. review shop drawings and samples submitted by the contractor for consistency with the intent of the plans and specifications.
Ontario Building Code Section 1.1. Administration
1.1.1. Administration
1.1.1.1. Conformance with Administrative Requirements
(1) This Code shall be administered in conformance with the Act.
Section 1.2. Design and General Review
1.2.1. Design
1.2.1.1. Application
(1) Article 1.2.1.2. applies with respect to a building described in clause 11 (3) (a) or (b) of the Architects Act or subsection 12 (4) or clause 12 (5) (a) of the Professional Engineers Act.
1.2.1.2. Design by Architect or Professional Engineer
(1) Where the foundations of a building are to be constructed below the level of the footings of an adjacent building and within the angle of repose of the soil, as drawn from the bottom of the footings, the foundations shall be designed by a professional engineer. (2) A sprinkler protected glazed wall assembly described in Article 3.1.8.18. of Division B shall be designed by a professional engineer. (3) A shelf and rack storage system described in Section 3.16. of Division B shall be designed by a professional engineer. (4) The time-based egress analysis for a shelf and rack storage system described in Sentence 3.16.1.7.(7) of Division B shall be prepared or provided by an architect or a professional engineer or a combination of both. (5) The supporting framing structure and anchorage system for a tent occupying an area greater than 225 m² shall be designed by a professional engineer. (6) A sign structure attached in any manner to a building shall be designed by an architect or a professional engineer or a combination of both where it is,
(a) a projecting sign that weighs more than 115 kg, or
(b) a roof sign that has any face that is more than 10 m².
(7) A projecting sign attached in any manner to a parapet wall shall be designed by an architect or a professional engineer or a combination of both.
1.2.2. General Review
1.2.2.1. General Review by Architect or Professional Engineer
(1) The construction, including, for greater certainty, enlargement or alteration, of every building or part of it described in Table 1.2.2.1. shall be reviewed by an architect or a professional engineer or a combination of both as set out in Column 3 of the Table.
TABLE 1.2.2.1.(4)
GENERAL REVIEW
Forming Part of Sentence 1.2.2.1.(1)
Item
Column 1
Column 2
Column 3
▼
Building Classification by Major Occupancy(5)
Building Description
General Review by:
1.
Assembly occupancy only
Every building
Architect and professional engineer(1)
2.
Assembly occupancy and any other major occupancy except industrial
Every building
Architect and professional engineer(1)
3.
Care, care and treatment or detention occupancy only
Every building
Architect and professional engineer(1)
4.
Care, care and treatment or detention occupancy and any other major occupancyexcept industrial
Every building
Architect and professional engineer(1)
5.
Residential occupancy only other than retirement homes
Every building that exceeds 3 storeys in building height
Architect and professional engineer(1)
Every building that exceeds 600 m² in gross area and that contains a residential occupancy other than a dwelling unit or dwelling units
Architect(2)
6.
Residential occupancy only other than retirement homes
Every building that exceeds 600 m² in gross area and contains a dwelling unit above another dwelling unit
Architect(2)
Every building that exceeds 600 m² in building area, contains 3 or more dwelling units and has no dwelling unit above another dwelling unit
Architect(2)
7.
Residential occupancy other than retirement homes and any other major occupancyexcept assembly, care, care and treatment, detention or industrial occupancy
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architect and professional engineer(1)
7.1
Retirement home only
Every building
Architect and professional engineer(1)
7.2
Retirement home and any major occupancy except industrial
Every building
Architect and professional engineer(1)
8.
Business and personal services occupancy only
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architect and professional engineer(1)
9.
Business and personal services occupancy and any other major occupancy except assembly, care, care and treatment, detention or industrial occupancy
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architectandprofessional engineer(1)
10.
Mercantile occupancy only
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architectandprofessional engineer(1)
11.
Mercantile occupancy and any other major occupancy except assembly, care, care and treatment, detention or industrial occupancy
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architect and professional engineer(1)
12.
Industrial occupancy only and where there are no subsidiary occupancies
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architect or professional engineer(3)
13.
Industrial occupancy and one or more other major occupancies where the portion of the area occupied by one of the other major or subsidiary occupancies exceeds 600 m²
The non-industrial portion of every building
Architectandprofessional engineer(1)
The industrial portion of every building
Architectorprofessional engineer(3)
14.
Industrial occupancy and one or more other major occupancies where no portion of the area occupied by one of the other major or subsidiary occupancies exceeds 600 m²
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architect or professional engineer(3)
Notes to Table 1.2.2.1.:
(1) An architect shall provide general review services within the practice of architecture and a professional engineer shall provide general review services within the practice of professional engineering.
(2) An architect may engage a professional engineer to provide general review services within the practice of professional engineering.
(3) Only a professional engineer may provide general review services within the practice of professional engineering.
(4) Requirements for general review by an architect or a professional engineer or a combination of both for the construction, including, for greater certainty, enlargement or alteration, of a building are set out in the Architects Act and the Professional Engineers Act.
(5) For purposes of Table 1.2.2.1., a retirement home is deemed to be a separate major occupancy.
(2) A person who intends to construct or have constructed a building or part of it required by Sentences (1) and (4) to (9) to be reviewed by an architect or a professional engineer or a combination of both, shall ensure that an architect, professional engineer or both are retained to undertake the general review of the construction of the building in accordance with the performance standards of the Ontario Association of Architects or the Association of Professional Engineers of Ontario, as applicable, to determine whether the construction is in general conformity with the plans, sketches, drawings, graphic representations, specifications and other documents that form the basis for the issuance of a permit under section 8 of the Act or any changes to it authorized by the chief building official. (3) The architect, professional engineer or both who have been retained to undertake the general review of the construction of a building, shall forward copies of written reports arising out of the general review to the chief building official or registered code agency, as the case may be. (4) Where the foundations of a building are to be constructed below the level of the footings of an adjacent building and within the angle of repose of the soil, as drawn from the bottom of the footings, the construction of the foundations shall be reviewed by a professional engineer. (5) The construction of a sprinkler protected glazed wall assembly described in Article 3.1.8.18. of Division B shall be reviewed by a professional engineer. (6) The construction of a shelf and rack storage system described in Section 3.16. of Division B shall be reviewed by a professional engineer. (7) The construction of a supporting framing structure and anchorage system for a tent occupying an area greater than 225 m² shall be reviewed by a professional engineer. (8) The construction of a sign structure shall be reviewed by an architect or a professional engineer or a combination of both, where the sign is,
(a) a ground sign that exceeds 7.5 m in height above the adjacent finished ground,
(b) a projecting sign that weighs more than 115 kg, or
(c) a roof sign that has any face that is more than 10 m².
(9) The construction of a projecting sign attached in any manner to a parapet wall shall be reviewed by an architect, professional engineer or a combination of both.
1.2.2.2. Restriction for General Review
(1) Only an architect may carry out or provide the general review of the construction of a building,
(a) that is constructed in accordance with a design prepared or provided by an architect, or
(b) in relation to services that are provided by an architect in connection with the design in accordance with which the building is constructed.
(2) Only a professional engineer may carry out or provide the general review of the construction of a building,
(a) that is constructed in accordance with a design prepared or provided by a professional engineer, or
(b) in relation to services that are provided by a professional engineer in connection with the design in accordance with which the building is constructed.
1.2.2.3. Demolition of a Building
(1) The applicant for a permit respecting the demolition of a building shall retain a professional engineer to undertake the general review of the project during demolition, where,
(a) the building exceeds 3 storeys in building height or 600 m² in building area,
(b) the building structure includes pre-tensioned or post-tensioned members,
(c) it is proposed that the demolition will extend below the level of the footings of any adjacent building and occur within the angle of repose of the soil, as drawn from the bottom of such footings, or
(d) explosives or a laser are to be used during the course of demolition.
If you are renovating your home or business there are some clauses in the Ontario Building Code(OBC) that you should know. These clauses are tucked way in the back of the OBC under Part 11: Renovations. The OBC is available online, it is updated about every 4 years and is the governing document for building construction in Ontario. It is based off of the National Building Code of Canada 2010 (NBC), the current latest revision of the NBC is 2015 (Ontario has not adopted it yet). There is no Part 11 for renovations in the NBC and it is unique to Ontario. The current revision of the OBC is 2012, and the code this article is based off of.
The great thing about OBC Part 11 is that, if your building or renovation qualifies, you can build under less stringent requirements than if you were doing new construction. You, or your contractor, may not even need a construction professional to sign off on the design. However, depending on your local municipality a building permit may be required.
We can provide design, engineering and drafting for your renovation project.
Does Part 11 Apply?
If you are doing renovations to any building there are a few things you have to check before you can use the renovation clauses in the Ontario Building Code:
Is the existing structure at least 5 years old?
Are you keeping the current major occupancy of the building? IE not changing your house to retail space.
Are you maintaining firefighter access?
Are you maintaining the current performance level of the building? (See Below)
If you answered yes to all of these then you are eligible to use Part 11 of the OBC. Also of note, if a building is extended (i.e. you build an addition) the extension may be governed by all other parts of the building code and the existing building may be governed under Part 11.
A kitchen renovation under Part 11 of the OBC
Major Occupancy
Changing the major occupancy of a building has it’s own chapter in the OBC (Part 10) and can be difficult to interpret. As long as you aren’t changing how you are using the space then it’s okay to assume you can use Part 11. This gets especially difficult when considering multiple and prohibited combinations of occupancies of the same building. Otherwise you may want to consult a professional.
Building Systems
The building systems, i.e. the sprinklers, electricity, and plumbing are still required to be designed to the current code. Meaning your old nob and tube wiring cannot be extended into your addition, nor can your lead pipes be used for your bathroom renovation.
Performance Level
There are a number of criteria to maintain the performance level of the building. The performance level after construction cannot be less than the performance level prior to construction. If the performance level is reduced then compensating construction is required. The performance level is determined by a number of factors. Items that are considered reductions in performance level are:
Structural:
The major occupancy changes.
Occupant load increases by more than 15%, or
The live load (furniture, people, fixings, etc) increases due to the change within the same major occupancy.
The floor and roof framing is not adequate to support the new dead (weight) and live loads.
Increase in Occupant Load:
The new occupant load is increased by 15% or less and 15% above the requirements for which a fire alarm system is required under Part 3.
The new occupant load will be more than 15% above the exit capacity of the building as required under Part 3.
Change of Major Occupancy (Part 11)
Changing the major occupancy to a major occupancy with a greater hazard index.
Splitting an existing suite (Under Group C Occupancy).
Converting a suite to a gaming premises.
Converting a farm building or part of a farm building to a major occupancy.
Converting a building to a post disaster building.
Converting a building to a retirement home.
Changing a building to an indeterminate occupancy.
Fire Safety Requirements
Early warning and evacuation requirements are exceeded in the new major occupancy.
Fire separations and fire-resistance ratings are not conforming to the requirements for adjacent major occupancies.
Changing to a major occupancy that requires non-combustible construction.
A building more than 3 storeys in height without proper egress routes.
Plumbing and Sewage
Required plumbing is adversely affected by the extension, alteration or repair.
Adversely affecting the sewage system.
The total daily design sanitary sewage flow is exceeding the capacity of any part of the system.
Other Requirements
Increasing the number bedrooms in a dwelling unit.
Construction is more than 15% of the finished area of a dwelling unit.
Adding new plumbing fixtures to a dwelling unit.
A building of combustible construction extends to more than four storeys in height.
A suite is defined as “a single room or series of rooms of complementary use, operated under a single tenancy, and includes, (a) dwelling units, (b) individual guest rooms in motels, hotels, boarding houses, rooming houses and dormitories, and (c) individual stores and individual or complementary rooms for business and personal services occupancies.”
A dwelling unit is defined as “ a suite operated as a housekeeping unit, used or intended to be used as a domicile by one or more persons and usually containing cooking, eating, living, sleeping and sanitary facilities.”
Basic Renovations
If you are maintaining the performance level then construction may be carried on all or part of the existing building. The construction has to reuse, relocate or extend similar materials or components with the goal of retaining;
the existing character,
the structural uniqueness,
the heritage value, or
the aesthetic appearance.
However, the construction cannot adversely affect;
the early warning and evacuation systems,
fire separations,
structural adequacy, nor
create an unhealthy environment in the building.
Also of note, if you substantially remove and replace walls, ceilings, floor or roof assemblies of an existing building then the structure and fire resistance has to be upgraded to code. For example, while you are re-modelling your kitchen you come across an insufficient beam, then you will have to upgrade that beam to meet the current OBC. The rules are also different for suites and retirement homes. You may also be required to install sprinklers if your group occupancy requires it under other parts of the code.
Plumbing and Sewage Systems
As stated before Part 11 does not apply to plumbing and sewage systems. The new plumbing and sewage have to comply with Part 7 and Part 8 of the OBC. This includes extension, alteration or repair. When extending, altering or repairing your septic tank and lines you may not be able to put it in the same place if it is too close to the water table.
Compensating Construction
If any factors affecting the performance level of an extension, alteration or repair are reduced then compensating construction will be required. This only applies to the part of the building that is being altered. Depending on the factor that reduced the performance level, the compensating construction may be:
Structural
All new loads must be properly supported, or
The portion of the floor affected shall have restricted loading with posted signs.
Increase in Occupant Load
Early warning and evacuation signs will be upgraded to Part 11 (with some exceptions).
Change in Major Occupancy
Additional upgrades may be required to Part 11 so the construction index is equal to the hazard index.
Additional upgrades to Part 3 (Fire Protection), Part 6 (HVAC), and Part 9 (Small Buildings) of the Building Code.
Fire Safety Requirements
Upgrading fire separations to Part 3 and Part 11.
Constructed with noncombustible construction or sprinklered (on the floor subject to change).
Retirement homes will require sprinklers, voice communication systems, self closing doors.
Plumbing and Sewage
Upgrading the plumbing or sewage system in the existing building.
Compliance
The Chief Building Official (CBO) in your municipality may not require the compensating construction and is allowed to do so under the OBC. The CBO can wave compensating construction if they’re satisfied that the construction is impractical because of structural difficulties, construction difficulties or it is detrimental to preserving a heritage building.
Conclusion
If you got this far with your new construction project and didn’t see any red flags then it is possible to carry out your renovation, alteration or repair under Part 11 of the building code. You may still require a building permit depending on your local government, however you may have less stringent requirements for the building permit. It is possible that you don’t need an engineer nor an architect to assist you in the planning and design of your project. If you are unsure the safest route is to consult with a professional about your project. Part 11 of the Ontario Building Code allows building owners some flexibility in maintaining the existing appeal of their property and to circumnavigate the updated requirements of the most recent Ontario Building Code.
