Intel
3-Storey Dwelling Egress - BCAB
While the Building Code has evolved to make it easier to add secondary suites to existing houses with the addition of Table 1.1.1.1.(6) in Division A, egress from the primary dwelling can still be a challenge to meet. However, there are some less often seen options permitted by the Building Code that a designer may want to consider, even if the local Authority disagrees.
My client proposed to renovate their existing 3-storey home to include a secondary suite on the ground floor that was fully self contained with its own entrance. Since the primary dwelling was proposed to be located above the secondary suite, the 3rd storey windows could no longer be considered for meeting the egress requirements for the primary dwelling. The typical approach is to provide a balcony on the 3rd storey, however the owner did not want this. To meet the egress requirements, my client instead took the approach of using the existing deck that served the 2nd storey as an exterior passageway by adding a stair to the ground. This approach allowed the design to meet the maximum travel requirement of one storey up or down to the exterior passageway. However, the Authority Having Jurisdiction disagreed that the exterior passageway approach could be applied to meet egress requirements, likely because this is a rarely used approach. The Authority also expressed concern about the exterior passageway being blocked by snow as the passageway was not covered.
The client chose to appeal the Authority's decision to reject the proposed design, and the Building Code Appeal Board overturned the Authority's decision. The Appeal Board not only agreed that the exterior passageway could be used to meet the egress requirements of the Building Code for the primary dwelling, but also clarified that protection from snow accumulation on egress pathways is not a consideration in Part 9.
The result of the Appeal Board ruling allowed my client to meet the design vision for the home while adding a secondary suite under the primary dwelling. This ruling also provides clear guidance on whether egress paths are required to be protected from snow accumulation as part of the design.
I was pleased to be able to support my client in achieving this positive outcome for the owner and their renovation project.
gov.bc.ca
Lore
12-Storey Exposed Mass Timber Building
Mass Timber continues to get press as new building designs are proposed around North America, particularly as owners focus on reducing their embodied carbon footprint. This proposed building on the Boston University Campus is 12-storeys of mass timber, as permitted by the International Building Code (IBC). Type IV-B construction, as used for this project, permits exposure of some of the mass timber to the occupied space.
The British Columbia Building Code and and the Vancouver Building By-Law were recently updated to permit up to 18-storey of encapsulated mass timber building. These provisions are similar to the IBC allowances and are arguably more relaxed as some of the mass timber is permitted to be exposed for buildings above 12-storeys, unlike the Type IV-A construction in the IBC for mass timber buildings up to 18-storeys.
In BC, fully exposed mass timber is permitted up to 6-storeys for Group C and Group D major occupancies under Article 3.2.2.51 and 3.2.2.60. as part of the allowance for combustible construction. The IBC has a Type IV-C mass timber construction, which allows up to 9-storeys of fully exposed mass timber.
dezeen.com
Unsolicited Opinion
Changes to BC Adaptable Dwelling Requirements
Just when you finally convinced your client that yes, indeed, the 2024 BC Building Code requires every single dwelling unit to be adaptable with the new large bathroom layout, the Province changes the rules!
As of Monday March 10th, 2025, all projects not under the in-stream protection measures introduced in August last year, are now required to have at least one in five dwelling units that meet the new adaptable dwelling requirements. This is a substantial change from 100% required up until Monday. You can read the official wording change this Ministerial Order!
This change, while welcomed by much of industry, is very frustrating for the many projects that have already been designed to provide 100% adaptable dwelling units. But, as we are experiencing with our friends to the south, it seems that regular and abrupt changes in policy are now acceptable practice...
gov.bc.ca
About
Thank you for reading today! Please do reach out with any comments, or if you would like to book a lunch presentation in your office or online with your team.
As we seem to find ourselves in interesting times; I hope you and your family are weathering the storm well, and I look forward to seeing you on the next issue!
Brian Fraser
Noncompliant Brian