Division B
Acceptable Solutions
Part 11 — Existing Buildings
Section 11.4. 
Alternative Acceptable Solutions for the Conversion of Existing Buildings
11.4.1. Application
11.4.1.1. Alternative Acceptable Solutions for Existing Conditions
1) The alternative acceptable solutions for conversions in this Section apply to existing conditions only and do not apply to new work, which must conform to the requirements for new construction in this By-law.
2) Except as required by this Section, the alternative acceptable solutions in Section 11.3. may be applied to existing conditions for conversions.
3) Except as required by this Section, where a building is a heritage building, the acceptable solutions in Section 11.5 may be applied to existing conditions for conversions.
11.4.2. Conversion of an Existing One-Family or Two Family Dwelling into a Community Care Facility, Group Residence or Child Care Facility
11.4.2.1. General Requirements
1) An existing one-family or two-family dwelling may be converted or partially converted into a community care facility, group residence or child care facility provided
a) the occupant load does not exceed
i) 10 residents in a community care facility,
ii) 6 residents in a group residence, or
iii) 8 children in a child care facility,
b) the building containing a community care facility or group residence is
i) separated from a one family dwelling by a fire separation with a fire resistance rating of 1 h,
ii) separated from a two family dwelling by a fire separation with a fire resistance rating of 2 h,
iii) completely sprinklered, and
iv) equipped with a fire alarm system, emergency lights and smoke and heat detectors installed throughout the building.
d) firefighter access conforms with this By-law,
e) the building area is no more than 300 m2,
f) all unsafe conditions are corrected to the satisfaction of the Chief Building Official, and
g) the building shall be upgraded to conform to upgrade design levels F2, S2, N2, A2 as defined in the upgrade mechanism model in Division B Appendix A and the energy upgrade requirements
of Article 11.2.1.4.
11.4.2.2. Alternative Acceptable Solutions
1) The alternative acceptable solutions contained in Sentences (2) to (11) inclusive may be applied to the conversion or partial conversion of an existing one-family or two-family dwelling into a community care facility, group residence or child care facility.
2) For the purposes of determining building height, a one-family dwelling constructed pursuant to a building permit issued prior to July 01, 1994 which is four storeys or less in height may be considered as 3 storeys in building height.
3) Existing exterior wood-frame walls may be retained instead of required noncombustible construction, provided
a) a minimum 45 min fire-resistance rating is provided, and
b) all voids are filled with mineral wool or fibreglass batts.
4) Combustible exterior cladding materials may be used instead of required noncombustible cladding provided the cladding
a) has a flame-spread rating of no more than 25,
b) is underlaid with a minimum layer of 12.7 mm exterior gypsum board sheathing, and
5) Where exterior walls and openings are required by Subsections 3.2.3. or 9.10.14. to have exposure protection, existing openings need only conform to Article 11.3.3.4.
6) If one interior exit stair is no less than 900 mm wide, a second interior exit stair which is no less than 750 mm wide may be permitted.
7) The flame-spread rating of the existing interior finish of a means of egress need not exceed 150.
8) Ducts passing through fire separations need not be equipped with fire dampers if
a) the duct opening is less than 150 cm2 in cross-sectional area, or
b) the duct work is constructed entirely of sheet steel and the duct opening is no more
than 1 000 cm2 in cross-sectional area.
9) Manual stations are not required if the fire alarm system and the sprinkler water
flow alarm are designed in accordance with Article 3.2.4.8.
10) An existing exterior wall opening adjacent to an exterior exit stair or fire escape need not conform to Article 3.2.3.13. if the opening is glazed with wired or tempered glass in an aluminum or wood frame.
11) A single exit from a dwelling unit need not conform to Sentence 3.3.4.3.(3) if
a) the exit serves only one dwelling unit, and
b) the vertical floor elevation from the uppermost floor level to the adjacent ground
level does not exceed 6 m.
11.4.3. Conversion of a Portion of an Existing One- or Two-Family Dwelling into a Secondary Suite or Lock-Off Unit
11.4.3.1. Alternative Acceptable Solutions
1) Except as required in Sentences (2) and (3), where part of an existing one or two family dwelling is altered to create a secondary suite or lock-off unit, the existing building shall conform to Table 11.4.3.1., provided the building was constructed under a building permit issued prior to July 1, 1994.
3) Where an existing building was constructed with a building permit issued on or after July 1, 1994, the existing building and the alteration shall conform to Part 9.
4) Notwithstanding the requirements of Sentence 9.34.1.1.(1), circuits and receptacles in the secondary suite or lock-off unit shall have a minimum of
a) two kitchen counter duplex receptacles
i) supplied by two appliance circuits, and
ii) wired on single circuits or a split circuit,
b) two duplex receptacles located on different walls in each bedroom, and
c) three duplex receptacles located on different walls in the living area.
5) Where a single existing panel board is located in a common area within the building accessible to all occupants of the building, the panel board may supply electrical loads for both the principal dwelling and the secondary suite or lock-off unit.
6) For the purposes of determining building height, a one-family dwelling constructed pursuant to a building permit issued prior to July 01, 1994 which is four storeys or less in height may be considered as 3 storeys in building height.
| Table 11.4.3.1. Fire Safety Requirements Forming part of Article 11.4.3.1. | ||
| Item | Item Details | Alternative Acceptable Solution |
| Windows | Existing and new | Original openings may remain and New openings to conform to Part 9 |
| Fire Containment (Separation) | Between the principal dwelling and its associated secondary suite or lock-off unit | Fire resistant combustible construction(1) |
| Between each principal dwelling and its associated secondary suite or lock-off unit and the adjoining principal dwelling and its associated secondary suite or lock-off unit | Fire separation with a 1 hr fire-resistance rating | |
| Heating ducts that penetrate fire separations | fire dampers not required | |
| Plumbing and sprinkler plastic piping that penetrate fire separations | fire stopping not required | |
| Suite entry doors between the principal dwelling and the secondary suite or lock-off unit | Existing unglazed solid core doors and frames or glazed solid core doors with wired glass in good condition are acceptable. Doors to be provided with closers | |
| Exits | Egress from each suite | At least one conforming exit is required from the principal dwelling and the secondary suite or lock-off unit. |
| Windows adjacent to exits | No requirements | |
| Flame Spread Rating | Exits | ≤150 |
| Remainder of building | No requirement | |
| Sprinklers | One family dwelling with a secondary suite or lock-off unit | Sprinklers not required provided the value of the alteration is less than or equal to 50 per cent of the replacement value(3) of the existing building |
| Two family dwelling with a secondary suite or lock-off unit in one or both of the primary suites | Sprinklers not required provided a) the value of the alteration is less than or equal to 50 per cent of the replacement value(3) of the existing building, and b) the separation between each dwelling unit and its secondary suite is a fire separation with a 1 hr fire-resistance rating | |
| Heating Systems | Furnace room enclosure | Separation not required except that combustion air requirements and clearance from all equipment is required(2) |
| Smoke Alarms | Entire building | Interconnected smoke alarms to be installed on each storey including basements, in each sleeping room and in a location between the sleeping room and the remainder of the storey and if the sleeping room is served by a hallway, the smoke alarm to be located in the hallway. Installed by permanent connections to an electrical circuit in conformance with Subsection 9.10.19. Division B. Provided with battery backup and manual silencing devices which will silence the alarm in conformance with Article 9.10.19.6.. |
| Stairs and Handrails | Entire building | If existing stairs are considered an unsafe condition as determined by Chief Building Official, stair tread, rise and run requirements to conform to Section 9.8.. All existing stairs to have at least one handrail in conformance with Subsection 9.8.7. |
| Guardrail Protection | Entire building | Guards to be provided around all stairways, balconies, landings, decks, and porches in conformance with Subsection 9.8.8. and Article 4.1.5.14. Existing guards may be retained provided they are structurally sound and ≥900 mm high. |
| Existing Headroom | Entire building | Headroom may be reduced to 1980 mm over 80 per cent of the suite area and all egress routes. |
| Unsafe Conditions | Entire building | Any condition within or around the building which could cause undue hazard or risk to persons to be corrected as directed by the Chief Building Official. |
| Sound Separation | Between each principal dwelling and its associated secondary suite or lock-off unit and the adjoining principal dwelling and its associated secondary suite or lock-off unit | 50 STC |
| Notes to Table 11.4.3.1.: | |
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| (1) | Fire resistant combustible construction means existing lath and plaster in good condition, or minimum 13 mm gypsum wallboard on wood studs at maximum 450 mm on centre. |
| (2) | The Gas Code places restrictions on locating gas furnaces adjacent to sleeping rooms or bathrooms. |
| (3) | See Appendix Note A-11.2.1.4.(1)(d). |
11.4.4. Enclosure of an Exterior Open Balcony in an Existing Residential Building
11.4.4.1. Alternative Acceptable Solutions
1) An existing open balcony may be converted to an enclosed balcony if
a) required suite fire separations are provided,
b) spatial separations conform to this By-law,
c) travel distances conform to this By-law,
d) guards conform to this By-law,
e) exhaust ducts conform to this By-law,
f) light and natural ventilation are maintained and conform to this By-law,
g) all new structural work conforms to Part 4,
h) high building measures (smoke-free refuge areas) are maintained,
i) the existing door assembly separating the suite from the existing open balcony is maintained, and
j) the suite is upgraded to an acceptable level as defined in the upgrade mechanism model in Division B Appendix A.
11.4.5. Conversion of Space in an Existing Group F Division 2 Building into Artist Live/Work Studios
11.4.5.1. Alternative Acceptable Solutions
1) Artist live/work studios are permitted in an existing building classified as a Group F, Division 2 occupancy if
a) the building is sprinklered with fast-response heads,
b) all suites are separated from the remainder of the building by a fire separation with a 1 h fire resistance rating and all floors are separated from each other by a fire separation with a 1 h fire resistance rating, except that a 45 min fire-resistance rating or existing lath and plaster in good repair is acceptable in a building less than 4 storeys in building height,
c) the exit systems conform to Section 3.4., except as permitted in Subsections 11.3.5. and 11.3.6.,
d) all public corridors conform to Article 3.3.1.4., except as permitted in Subsections 11.3.4. and 11.3.6.,
e) the emergency lighting conforms to Subsection 3.2.7.,
f) a fire alarm and detection system conforming to Subsection 3.2.4. is installed in the building,
g) if dust or fumes are produced in a studio
i) the building complies with the Fire By-law, and
ii) the building is heated by hot water, electrical equipment, or elevated gas-fired forced-air heaters,
h) if flammable or combustible liquids or gases are stored or used in a studio, the building complies with the Fire By-law and the British Columbia Gas Safety Act,
i) service rooms and storage rooms located outside of a studio conform to Section 3.6.,
j) the floor assembly is designed for a minimum live load of 3.6 kPa and the building conforms to the structural upgrade level S3 as defined in the upgrade mechanism model in Division B Appendix A,
k) a studio complies with the sound transmission requirements of Section 5.9.,
l) light and ventilation for the studio sleeping area complies with Parts 5 and 6,
m) shared washroom facilities comply with the requirements of the Standards of Maintenance
By-law for lodging houses, and
n) the building is upgraded to an acceptable level as defined in the upgrade mechanism model in Division B Appendix A.
2) For the purpose of determining occupancy classification, artist live/work studios shall be considered to have an occupancy classification as defined in Articles 3.1.3.3. and 3.1.3.4..
11.4.6. Conversion of an Existing Hotel to Single Room Accommodation
11.4.6.1. Alternative Acceptable Solutions
1) Single room accommodation is permitted in an existing building classified as a Group C major occupancy (hotel) if
a) all suites are separated from the remainder of the building by a fire separation with a 1 h fire resistance rating and all floors are separated from each other by a fire separation with a 1 h fire resistance rating, except that a 45 min fire-resistance rating or existing lath and plaster in good repair is acceptable if the building is less than 4 storeys in building height,
b) the exit systems conform to Section 3.4., except as permitted in Subsections 11.3.5. and 11.3.6.,
c) all public corridors conform to Article 3.3.1.4., except as permitted in Subsections 11.3.4. and 11.3.6.,
d) the emergency lighting conforms to Subsection 3.2.7.,
e) a fire alarm and detection system conforming to Subsection 3.2.4. is installed throughout the building,
f) the floor assembly is designed for a minimum live load of 2.4 kPa,
g) notwithstanding Clause (j), the building conforms to the structural upgrade level S3 as defined in the upgrade mechanism model in Division B Appendix A,
h) shared washroom facilities comply with the requirements of the Standards of Maintenance
By-law for lodging houses,
i) the suites comply with the sound transmission requirements of Section 5.9 of Division B, and
j) the building is upgraded to an acceptable level as defined in the upgrade mechanism model in Division B Appendix A.
11.4.7. Conversion of an Existing Non-Strata Building to a Strata Property
11.4.7.1. Alternative Acceptable Solutions
1) An existing building or parcel may be converted into 2 or more strata lots, if the entire building is
a) upgraded to design upgrade levels F4, S4, N4, A4 and E4 as detailed in the upgrade mechanism model in Division B Appendix A, and
b) fully sprinklered.