CERTIFIED PROFESSIONAL PROGRAM - Vancouver
CERTIFIED PROFESSIONAL PROGRAMPRACTICE AND PROCEDURE MANUALEdition #2 – November 1, 2015City of Vancouver, Planning and Development ServicesOffice of the Chief Building Official453 West 12th AvenueVancouver, British Columbia V5Y 1V4 Canadatel: 604.873.7406 fax: 604.873.7100email: CP.Process@vancouver.ca
City of Vancouver Certified Professional ProgramPractice and Procedure ManualTable of ContentsList of Tables and Figures .4List of Attachments .4List of Abbreviations .51.0 Introduction .61.1 General . 61.2 History of the Certified Professional Program .61.3 Purpose of this Manual . 71.4 Qualifications to Become and Remain a CP . 72.0 Application of the CP Program . 82.1 Introduction .82.2 New Buildings . 82.3 Existing and Heritage Buildings . 82.4 New Housing and Small Buildings . 82.5 Tenant Improvements (for CP Projects Under Construction) . 93.0 Responsibilities of the Building Owner and Design Team . 123.1 Introduction . 123.2 Owner . 123.3 Coordinating Registered Professional . 123.4 Registered Professional of Record . 133.5 Contractor . 143.6 Authority Having Jurisdiction . 144.0 Responsibilities of the CP . 164.1 Introduction . 164.2 Code Coordination from the CP’s Point of View . 174.2.1. Parts 4, 5, 6 and 7 of Division B . 184.2.2. Part 10 – Energy and Water Efficiency . 204.2.3. Part 11 - Existing and Heritage Buildings . 204.3 Use of CP Stamp and Professional Seal . 214.4 Delegation of Responsibility . 225.0 Responsibilities During Building Design Development . 235.1 Introduction . 235.2 Review of Plans and Supporting Documents . 235.2.1 Architectural . 235.2.2 Structural . 245.2.3 Mechanical, Plumbing and Fire Suppression . 245.2.4 Electrical . 255.2.5 Specialist Consultants . 255.2.6 Alternative Solutions. 255.2.7 Code Compliance Drawings . 266.0 Responsibilities CP During the Building Permit Application Stage . 276.1 Introduction . 276.2 Permit Application Procedure . 27Page 2November 1, 2015
City of Vancouver Certified Professional ProgramPractice and Procedure Manual6.3 Documentation Submission Requirements . 276.4 Staged Building Permits . 276.5 BU Issuance Prior to DE Issuance . 286.5.1 Excavation and Shoring . 286.5.2 Construction Beyond the Excavation Stage . 297.0 Responsibilities of the CP during the Building Construction Stage . 307.1 Introduction . 307.2 Trade Permits . 307.3 Construction Safety . 307.4 Field Reviews during Construction Conducted by the RPRs. 317.4.1. Site Reviews during Construction Conducted by the CP . 317.4.1.1 Extent to Which CP Site Reviews May be Delegated . 327.4.1.2 Delegation of CP Detailed Site Reviews to other CPs . 327.4.1.3 Delegation of CP Detailed Site Reviews to Non-CPs. 327.4.2 Field Review Conducted by RPRs . 337.4.3 CPs Monitoring of Field Reviews Undertaken by the Project Team . 337.5 Review of Shop Drawings . 347.6 Changes During Construction . 367.7 Public Access to Display Suite(s) and Sales Centre within a Building Under Construction 378.0 Responsibilities of the CP during the Building Occupancy Stage . 388.1 Introduction . 388.2 Fundamental Principles and Mechanisms for Obtaining an Occupancy Permit . 388.2.1 Test Protocol. 408.2.2 Consultant Demonstration . 408.2.3 City Demonstration . 408.2.4 Consultant Final Field Review . 418.2.5 City Final Occupancy Reviews . 418.3 Occupancy Submission Documentation . 428.4 Occupancy Permit with Work Required . 428.5 Final Design Drawings (formerly called Record Drawings) . 428.6 Occupancy Permits for Partially Completed Buildings . 438.6.1 Partial Occupancy with Minor Areas Excluded . 438.6.2 Partial Occupancy with Major Areas Excluded. 438.6.3 Occupancy of One Building in a Project with Multiple Building Components . 438.6.4 Occupancy of Base Building Shell . 448.6.5 Principles and Procedures for Partially Completed Buildings . 449.0 Responsibilities of the CP after Building Occupancy . 459.1 Introduction . 459.2 Refund of Permit Fees . 459.3 Complaints Post Occupancy . 4510.0 Further Resources . 46Page 3November 1, 2015
City of Vancouver Certified Professional ProgramPractice and Procedure ManualList of Tables and FiguresTable 1: Sample Field Review Components . 35Table 2: Review of Shop Drawings . 36List of AttachmentsAttachment 1 – Certification of Professionals By-lawAttachment 2 – Certified Professional Program: Process FlowchartsAttachment 3 – Certified Professional Program: Schedules CP-1, CP-2, and CP-3Attachment 4 – Certified Professional Program: Building Permit Application FormAttachment 5 – Certified Professional Program: Building Permit Application Submission ListAttachment 6a – Certified Professional Program: Authorized Staged Construction FormAttachment 6b – Certified Professional Program: Project DirectoryAttachment 7a – Certified Professional Program: Development Permit Confirmation LetterAttachment 7b – Certified Professional Program: Development Permit Confirmation of Changes LetterAttachment 8 – Certified Professional Program: Monthly Progress ReportAttachment 9 – Guidelines for the Occupancy of Partially Completed BuildingsAttachment 10 – Occupancy Procedure for Certified Professional ProjectsAttachment 11 – Occupancy Permit Submission Documents ChecklistAttachment 12 – Certified Professional Program: Final Design Drawings ChecklistAttachment 13 – Certified Professional Program: Tenant Improvement Development Review ChecklistAttachment 14 – Certified Professional Program: 2014 Vancouver Building By-law Part 3, Book IDivision B Plans Examination ChecklistPage 4November 1, 2015
City of Vancouver Certified Professional ProgramPractice and Procedure ManualList of AbbreviationsAIBCArchitectural Institute of British ColumbiaAHJAuthority Having JurisdictionAPEGBCAssociation of Professional Engineers and Geoscientists of British ColumbiaBP or BUBuilding PermitBRBBuilding Review BranchCBOChief Building OfficialCPCertified ProfessionalCRPCoordinating Registered ProfessionalDCCDevelopment Cost ChargesDCLDevelopment Cost LeviesDBIDistrict Building InspectorDE or DPDevelopment PermitDOMINOElectronic Document Filing SystemDoPDirector of PlanningECEnquiry CentreRPRegistered ProfessionalRPRRegistered Professional of RecordSRPSupporting Registered ProfessionalTITenant ImprovementVBBLVancouver Building By-law No. 10908 (2014)VFRSVancouver Fire and Rescue ServicesThe terms “Building By-law, “Building Code”, and “Code” are used throughout this document. All ofthese terms reference the current Building By-law in effect in the City of Vancouver.All Building Code reference numbers in the Manual refer to the 2014 Vancouver Building By-law No.10908. All italicized terms in the Manual have the same definition as given them in Subsection 1.4.1of Division A.Registered professional of record means a registered professional retained to undertake design workand field review in accordance with Subsection 2.2.7. of Division C.Page 5November 1, 2015
City of Vancouver Certified Professional ProgramPractice and Procedure Manual1.0 Introduction1.1 GeneralThe Certified Professional Program is an alternative to the conventional building permit andinspection process in the City of Vancouver. As part of this alternate process the CP provides his orher professional assurance to the Chief Building Official that he or she will take all appropriate stepsto ascertain that the design will substantially comply and the construction of the project willsubstantially conform in all material respects with the Vancouver Building By-law, other applicablesafety enactments, and the related development permit. The Chief Building Official relies upon theCP’s assurances in issuing building permits and occupancy permits for a project constructed under theCP Program. This Manual is intended to be used as a guide in executing the CP Program in the City ofVancouver.There are many reasons why a property owner chooses to use this Alternate Permit Process. Usuallythe owner uses the CP Program to expedite the building permit issuance. In Vancouver, the CPProgram allows for staged permitting and construction, which can be attractive to fast track projects.Staged permitting is not available except on a Certified Professional project.The owner has an expectation that the CP is looking after the owner’s best interests. Since the CP isalso acting on behalf of the AHJ in undertaking plan reviews and site reviews, the CP also has anobligation to the AHJ with respect to “Code coordination” [refer to Section 4.2]. Although there maybe a perceived conflict of interest in these two roles of the CP, in actual fact there is no conflict. TheCP is bound by the bylaws and code of ethics of his or her professional association (APEGBC or AIBC),which mandates protection of the public as the primary responsibility of its members.The use of the CP Program is not mandatory for permit issuance. Practicing as a CP is an earnedprivilege. In order for the CP Program to operate successfully, the CP must demonstrate competencein Code knowledge and must be familiar with procedures as outlined in this Manual. The AHJ places ahigh level of expectation on the CP; as a result, CP projects are given significantly less oversight thanconventional projects by City staff.1.2 History of the Certified Professional ProgramThe Certified Professional Program was originally conceived for Vancouver in late 1978. It wasrecognized at that time that in many instances design professionals were relying too heavily on theCity’s plan reviewers and inspectors for complete verification of project compliance with the BuildingBy-law. The program was intended to give appropriate responsibility and authority for Building Bylaw conformance and the underlying responsibility for ensuring public health and safety in and aroundbuildings to registered Architects and Professional Engineers.A joint committee of the Architectural Institute of B.C. (AIBC), Association of Professional Engineersand Geoscientists of B.C. (APEGBC) and Building Officials’ Association of B.C.(BOABC) was formed tocreate and coordinate the implementation of the program.In 1980 an educational course on “Use and Occupancy”, Part 3 of the B.C. Building Code and theVancouver Building By-law, was established through the University of B.C. Centre for ContinuingEducation. Certified Professional candidates were required to attend and pass this course.Subsequent courses and examinations have been offered on a regular basis to expand the program toPage 6November 1, 2015
City of Vancouver Certified Professional ProgramPractice and Procedure Manuala wider number of participants. Although a large number of participants have taken this course overthe years, only a small handful have gone on to take on the responsibilities of a CP on a project inVancouver.The CP Program has been hosted and administered by a number of different organizations over theyears. Currently the City of Vancouver oversees the administration of the CP Program for projectswithin the City of Vancouver through its participation in the CP Committee.1.3 Purpose of this ManualThis Practice and Procedure Manual will provide guidance to Certified Professionals in their day-today activities while fulfilling their role as CPs on projects in Vancouver. The intent of the Manual is toestablish a minimum baseline of performance to which all CPs must adhere. This minimum baselinewill improve the uniformity and consistency of the application of CP services throughout the buildingconstruction industry. It is important to note that this minimum baseline of performance is notintended to define the ceiling of expectations for CPs, only the floor.1.4 Qualifications to Become and Remain a CPEnacted pursuant to Section 306(z) of the Vancouver Charter, the Certification of Professionals By-lawNo. 6203 enables the City to recognize a registered architect or a professional engineer as a CertifiedProfessional. A copy of the CP By-law is attached [refer to Attachment 1]. The criteria for aregistered professional to retain his or her name on the register include: Maintenance of professional registration with AIBC or APEGBC Demonstration of a satisfactory knowledge of the provisions of the Building By-law Fulfillment of the obligations described in the letter of assurance Schedule CP-1 [refer toAttachment 3] when practicing as a CPFailure to comply with the above may result in removal of the CP’s registration with the City ofVancouver.Page 7November 1, 2015
City of Vancouver Certified Professional ProgramPractice and Procedure Manual2.0 Application of the CP Program2.1 IntroductionThis section outlines the types of projects to which the CP Program can be applied.2.2 New BuildingsThe CP Program is applicable to the design and construction of any new building that falls under thescope of Sentence 1.3.3.2.(1) of Division A of the Building By-law.2.3 Existing and Heritage BuildingsThe CP Program can be utilized for renovations and additions to existing buildings.Part 11 of Division B and Appendix A-11 of the VBBL can be used to establish the extent of upgradesrequired to an existing building as part of a proposed project.Due to the wide variety of conditions that could occur with existing buildings, the CP will prepare aBuilding Code Report that includes the recommended level of upgrades. The CP will meet with theAHJ prior to the building permit application to obtain acceptance in principle of the proposed levelof upgrades.Where necessary the CP or an RP will prepare one or more “Acceptance of Existing Conditions withMitigating Features” reports to identify any significant non-Code conforming existing conditions forthose portions of the existing building that are required to be upgraded in accordance with Part 11 ofDivision B (e.g. retention of existing stairs that do not meet the current requirements for stair riseand run).The CP will also coordinate with the RPRs to determine if there are any unsafe conditions within theexisting building that need to be corrected as part of the renovation or addition project. The existingunsafe conditions and the proposed remedial measures will be included in the CP’s Building CodeReport.A CRP and RPRs are required for each discipline with applicable project scope.2.4 New Housing and Small BuildingsThe CP Program was originally conceived to apply to Part 3 of Division B buildings only. Sentence 6 ofthe CP By-law states that, “Where a building is evaluated for compliance with Part 3 of the BuildingBy-law, a Certified Professional may make application for a Certified Professional Building Permit ”.Since the CP Educational Program does not include any modules on Part 9 of Division B of the BuildingBy-law, the use of Part 9 for evaluating the Building Code requirements under the CP Program islimited.When a building meets the size, height, and occupancy requirements for Part 9 of Division B, but theowner wishes to deliver the project using the CP Program, the building must be evaluated using Part 3Page 8November 1, 2015
City of Vancouver Certified Professional ProgramPractice and Procedure Manualof Division B of the Building By-law.The CP may elect to implement certain provisions of Part 9 for applicable buildings, provided thatthese Part 9 provisions are clearly described in the CP’s Building Code report or Code compliancedrawings. Alternative Solution Reports are not required in order to implement the Part 9 provisions.The following Part 9 provisions may be utilized for applicable CP projects, subject to the aboveprocedure and acceptance by the CBO. This list of provisions is not exhaustive and other items fromPart 9 may be applicable on a case-by-case basis. Waiver of fire separations within dwelling units where the uppermost floor is greater than 6metres above the lowest floor level; Spatial separation and exposure protection tables from Part 9; and Provisions for egress from a dwelling unit.A CRP and RPRs are required for each discipline with applicable project scope.2.5 Tenant Improvements (for CP Projects Under Construction)The CP Program can be used for tenant improvement (TI) projects within a building shell where thebuilding shell has not received its occupancy permit. This section outlines the procedures requiredfor the issuance of a tenant improvement building permit within the base building that has beenissued a building permit under the CP program.The specific procedure for tenant improvement building permits depends on the status of the basebuilding occupancy permit when the tenant wishes to submit a TI building permit. The most commonexamples of the status of occupancy permit clearance are outlined below.a. The base building shell for the tenant space is not complete and no occupancy permit hasbeen issued for the base building. [See 2.5.1.]b. The base building shell for the tenant space is “essentially complete” with minor exceptionssuch as fire alarm verification, material test certificates for sprinklers, and functional testingof the fire and life safety systems; no occupancy permit has been issued for the base building.[See 2.5.2]c. The base building is partially complete and an occupancy permit has been issued for a portionof the base building that does not include the tenant space. [See 2.5.3]d. The base building is partially complete, and an occupancy permit has been issued for a portionof the base building that includes the tenant space (shell only). [See 2.5.4]e. The base building shell is complete and an occupancy permit has been issued for the entirebuilding as shell space only (e.g. non-residential buildings). [See 2.5.4]f. The base building shell is complete, and a final occupancy permit has been issued thatincludes the completed portions of the base building and the shell spaces for the incompletetenant portions. [See 2.5.4]The CP should discuss the consequences of the different scenarios for tenant improvement work upfront with the building owner and the City in order to facilitate the best plan for the anticipatedbuilding permit process. The owner should explain to potential tenants their obligations for thePage 9November 1, 2015
City of Vancouver Certified Professional ProgramPractice and Procedure Manualbuilding permit process under the CP Program.2.5.1 Base Building Shell is Not Complete [example 2.5(a)]If tenant improvement construction commences prior to the completion of the base building shell,there is only one option for processing the tenant improvement building permit:a. The base building CP submits a separate building permit application under the CP Programfor the tenant improvement work (following standard CP submission requirements asapplicable for the tenant space). A CRP and RPRs are required for each discipline withapplicable project scope. For this option, it is strongly recommended that the owner (ortenant) retain the same CRP and RPRs as for the base building for all applicable disciplines,or must present a strategic plan to the City outlining the approach to coordination withthe base building design.2.5.2 Base Building Shell is “Essentially Complete” [example 2.5(b)]There are three possible options for tenant improvement building permit applications for workwithin a base building when the building shell space is “essentially complete” (e.g. excluding suchthings as fire alarm verification, material test certificates for sprinklers, and functional testing ofthe fire and life safety systems) but has not yet been issued an occupancy permit by the Cityunder the CP Program.a. The base building CP submits a separate building permit application under the CP Programfor the tenant improvement work (following standard CP submission requirements asapplicable for the tenant space). For this Option, the owner (or tenant) must retain a CRPand RPRs for all disciplines with applicable project scope, but not necessarily the same asfor the base building.b. The owner (or tenant) submits a separate building permit application, not under the CPProgram, for the tenant improvement work. As outlined in Schedule CP-3, the basebuilding CP must be retained to provide a review of the plans and supporting documentsthat have been prepared by the TI RPRs for certification of “tenant improvementcompatibility” with the base building. The CP provides Schedule CP-3 to the TI permit’sCRP, including a list of TI drawings that the CP reviewed and a list of minor items withinthe base building shell that are not yet complete (e.g. fire alarm verification), asaccepted by the CP and the District Building Inspector. The tenant improvement’s CRPmakes the building permit application to the City under the non-CP building permitprocess, including the original signed and sealed Schedule CP-3 in their submission (notethat if the base building shell space is not “essentially complete” at the time of the TI BPapplication, the submission of the Schedule CP-3 can be delayed until just prior to theissuance of the TI BP). The procedure and timing for permit issuance for these types of TIpermits will follow the normal non-CP permit procedure. The CP does not need to applyhis or her CP stamp to the TI drawings, and the CP does not provide any site review duringconstruction of the TI work.c. The owner (or tenant) has their own CP. A separate building permit application is madeunder the CP Program, using a different CP from the base building. The role of the basebuilding CP under this scenario is identical to that described in Item 2.5.2.(b) above. ACRP and RPRs are required as for Item 2.5.2.(a).Page 10November 1, 2015
City of Vancouver Certified Professional ProgramPractice and Procedure Manual“Tenant improvement compatibility”, as noted above, means that the CP has taken the necessarysteps to ascertain that the RPRs for the tenant improvement as shown on their plans andsupporting documents for the project have provided substantial compatibility with the originalBuilding By-law concepts for the base building.Note that the AHJ will not release the Occupancy Permit for the TI work until the base buildingshell obtains an Occupancy Permit.2.5.3 Occupancy Permit has been Issued for the Shell of the Base Building Excludingthe Area of the Tenant Space [example 2.5(c)]The options for a tenant improvement building permit application in a building that has beenissued a partial occupancy permit for the shell space excluding the tenant space are the same asthose outlined in section 2.5.2., including the requirements for CRP and RPRs.2.5.4 Occupancy Permit Has Been Issued for the Shell of the Base Building ThatIncludes the Area of the Tenant Space [examples 2.5(d), (e), and (f)]Where the base building has been issued an occupancy permit for a shell space that includes thearea of the tenant space, building permit applications for TIs do not require any involvement ofthe CP responsible for the base building permit. The tenant may submit a TI building permitapplication directly to the City or may obtain the services of a CP. A TI application under the CPProgram for a base building space not previously occupied requires the retention of a CRP andRPRs for all disciplines with applicable project scope, but they need not be the same as for thebase building. For tenant improvements in buildings or spaces previously occupied, refer tosection 2.3.All tenant improvement work must be carried out under a new TI building permit that is separatefrom the base building permit. The tenant improvement work cannot be done under a revision tothe base building permit once shell occupancy is given.Page 11November 1, 2015
City of Vancouver Certified Professional ProgramPractice and Procedure Manual3.0 Responsibilities of the Building Owner and Design Team3.1 IntroductionThe responsibilities of the building owner and design team as described in the Building Code areunchanged whether or not a CP is involved in the construction project. This section outlines theresponsibilities of each party in the context of a CP project.3.2 OwnerThe ultimate responsibility for Code compliance rests with the owner, as stated in Article 1.2.1.2. ofDivision A.As described in Subsection 2.2.7. of Division C and Schedule CP-1, the duties of the owner include thefollowing: Retain a CP to undertake “Code coordination”; Retain a CRP to coordinate all design work and field reviews of the RPRs; Prior to issuance of a building permit, have the CP deliver letters of assurance to the AHJ inthe form of Schedule CP-1 from the CP, Schedule A from the coordinating registeredprofessional, Schedule B from each of the registered professionals of record (architectural,structural, mechanical, plumbing, fire suppression, elect
Attachment 3 - Certified Professional Program: Schedules CP-1, CP-2, and CP-3 Attachment 4 - Certified Professional Program: Building Permit Application Form . Attachment 12 - Certified Professional Program: Final Design Drawings Checklist Attachment 13 - Certified Professional Program: Tenant Improvement Development Review Checklist
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