Fourplex multi unit residential

Guide to a complete application Fourplex multi-residential with secondary suites

Learn more about the application process and avoid delays

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Before you apply

This guide will help you submit a complete application and avoid delays in permit processing. It outlines the minimum information required for your project to move forward.

It explains:

  • when you need a permit
  • what permits you need
  • what your application requirements are
  • some common rules relating to your project

It doesn't:

  • limit your design choices
  • provide specific advice on Code compliance
  • apply to renovations or additions

Note: if this information is too technical, we recommend hiring a professional to assist you with your application.

This guide focuses on new fourplex multi-residential buildings that have secondary suites. It applies to buildings that contain four attached, non-stacked dwellings each with a secondary suite divided by a firewall, or in accordance with SPV-006 - Firewall in a Rowhouse with Secondary Suites.

Building permit process

The building permit process is based on the Safety Codes Act, Permit Regulation and National Building Code – Alberta Edition (NBC (AE)). Plan reviews and site inspections are provided to ensure all Calgarians are safe. Trade permits for electrical, plumbing, gas and mechanical are required. 

For more information about the building permit process, please read our guidelines and common questions. 

What you need for a successful application

To ensure your application is complete follow these three tips: 

  • Ensure completeness

    Double-check that all required documents, plans and fees are included at the time of submission to avoid delays. You will find information in the required documents below.

  • Respond to notifications promptly

    If you receive a request for additional information or a reminder, address it as soon as possible.

    Building permit process

  • Track application

    Monitor your email and the online portal for updates on the status of your application. Remember to check your Junk Mail and Spam folders, as important emails may sometimes be filtered there.

Application type:  Fourplex multi-residential, with secondary suites

This Guide to a Complete Application focuses on fourplex multi-residential buildings with secondary suites. These buildings include firewalls, which have specific requirements outlined below.

  • Professional involvement

    Firewalls must have professional review and engineering stamps and sealed drawings due to their unique construction and structural requirements. Refer to technical requirements below for specific Code articles and detailed design information. While the remainder of the building may be done without professional involvement, professionally stamped engineering drawings are required for the firewall, supports, and associated details.

  • Site planning

    Firewalls effectively dived a building into separate buildings. This must be taken into consideration when placing the building on site relating to services, entrances, and firefighting access.

  • Construction requirements

    Firewalls are required to be of non-combustible construction. Any materials attached to the firewall – including insulation and cladding must also be non-combustible materials

Application requirements

Owners, professionals, designers and contractors must comply with all requirements of the NBC (AE), National Energy Code of Canada for Buildings, ASHRAE and the Alberta Safety Codes Act and associated regulations.

Fees

Fees are calculated based on the permit/projects Prevailing Market Value (PMV).

 

Notes

 

  • Your application is considered incomplete until the fees are paid in full. 
  • The minimum 25% (or $10,000 deposit for Building Permits with fees over $10,000) needs to be paid for any partial permit review to occur.
  • A partial permit cannot be issued until fees are paid in full. However, a review for a partial permit can proceed without fees being paid in full.
  • Building code.

 

  • Building code

    View copies of all current Codes and standards on the Government of Alberta website.

Drawings and documents

You must provide the complete drawing sets listed below. A separate drawing set is required for each building and permit. A detached garage may be included on the permit of the building closest to it, or it may be applied for as its own permit.  Including it on the permit of the building closest to it may impact occupancy for the residential building because it is tied to the completion of the garage.

All drawings must be to professional standard outlined in the NBC (AE). 

Before uploading the documents for your permit application, please review our digital permit application criteria. The plans and documents that you upload must meet The City’s digital file criteria to facilitate quicker application review and approval. 

Professional schedules

When required by NBC (AE) Division C 2.4.2. Schedules of Professional Involvement shall be provided for all applicable professions involved in the project.

Provide the following Professional Schedules at the time of application:

Provide the following Professional Schedules at time of building completion (occupancy inspection)

Notes:

  • Firewalls as found in NBC 3.1.10. require professional involvement including structural design drawings stamped and sealed by a professional engineer registered in Alberta.

Architectural

Site plans need:

  • Building address
  • North arrow 
  • Property lines and setbacks with dimensions
  • Building outline, eaves and overhangs with dimensions
  • Main floor elevation and geodetic grades
  • Any retaining walls greater than 1.2 m in height 
  • Foundation location and site servicing 
  • Utility rights-of-way
  • Fire hydrants

Architectural floor plans need:

  • Floor, wall and unit layouts 
  • Room names and use
  • Stairs, halls, ancillary rooms and spaces with dimensions
  • Construction assemblies 
  • Window and door locations with fire resistance ratings, if applicable

 
Architectural elevations need:

  • Size and location of windows, including operable units 
  • Exterior cladding and finishes
  • Building height 
  • Grade at the building face
  • Spatial separation calculations for limiting distances
  • Balconies, eaves and other projections, if applicable

 
Architectural cross-sections need:

  • Floor heights and geodetic elevations 
  • Floor and roof assembly constructions, including fire resistance ratings, if applicable

Notes:  

  • Site plans with multiple buildings or unusual relationships to the street must also address firefighting access and spatial separations between buildings. 
  • Fire resistance ratings of assemblies can have various requirements and are critical for Code compliance verification. Specific fire resistance ratings must be indicated for wall assemblies and structural components. Reference to Appendix D, the Fire and Sound Resistance Tables of Part 9 or ULC listings are needed for any assemblies with required ratings.  
  • Floor plans must show all doors, windows and layouts to determine means of egress and exits.
  • Firewalls divide a structure into separate buildings and require engineering. 
  • Windows sizes and location are needed to calculate limiting distance and egress for buildings.
  • Exterior cladding requirements impact fire spread and combustibility of walls and need to be indicated. 
  • Balconies must be included on the elevations to help determine egress and sprinkler locations, if applicable.

Structural

Structural drawing sets need:

  • Floor joist layouts
  • Roof truss layouts
  • Tall wall details, as applicable 
  • Foundation design and details
  • Firewall, structural support and details

Note:

All structural systems and drawings describing designs outside the acceptable solutions outlined in the NBC (AE) must bear the stamp and seal of a professional engineer licensed to practice in Alberta.

Mechanical

Mechanical information to be shown needs:

  • Heating and ventilation equipment and specifications
  • Duct penetrations of fire separations
  • Plumbing fixtures 
  • Location and number of sprinkler heads
  • Fire alarm systems, if applicable
  • Sprinkler systems, if applicable

Notes:

  • Mechanical information can be included in architectural drawings.
  • Mechanical drawings must indicate the type and location of equipment and indicate any ducts penetrating fire separations including fire damper locations where applicable.
  • Sprinkler drawings must indicate sprinkler design standard (ex. NFPA 13) and bear the stamp and seal of a professional engineer registered to practice in the province of Alberta.
  • If utilizing a sprinkler system that requires a fire alarm system (ex. NFPA 13), those drawings must also be submitted.

Electrical

Electrical drawing sets need:

  • Lighting and plug location layouts
  • Smoke and CO alarm locations
  • Fire alarm systems, if applicable 

Note:

  • Electrical information can be included in architectural drawings.
  • Electrical drawings should indicate the location of smoke and CO alarms and emergency lighting, as required.

Firewall orientation  

When designing a fourplex with a firewall, refer to the Triplex, Fourplex Buildings with Secondary Suites, and Emergency Access building advisory. It provides information and clarification about the requirements related to emergency access for firefighting for fourplex buildings. 

Perpendicular with the street:

Firewall perpendicular with the street

If you choose to design a fourplex building with a firewall that runs perpendicular with the street, consider the following: 

  • The NFC (AE) requires direct access to at least one face of every building. This must be done using a street, private roadway or yard. 
  • The buildings separated by a firewall are considered to have direct access to at least one face of the building by means of a street. 
  • All units must have access from the street or an access route that has a path of travel to all the back units. It must be no more than 45 m.  
  • Sprinklers are not required for the back units that do not have an entrance connected directly to the street. 

For more details about these considerations, refer to the Triplex, Fourplex Buildings with Secondary Suites, and Emergency Access building advisory.

Parallel with the street:

Firewall parallel with the street

If you choose to design a fourplex building with a firewall that runs parallel with the street, consider the following: 

  • A parallel firewall cuts off firefighting access to the back units. 
  • If a sprinkler system is chosen to address the lack of firefighting access, it must meet NFPA 13D standards. 
  • A sprinkler system is not required if the following four conditions are met: 
    • The distance measured from the street hydrant to the fire apparatus at the curb is not more than 45 m, and the distance measured from the fire apparatus to each entrance remote from the street is not more than 45 m. 
    • The building is located within seven-minute fire department response time. 
    • The rear yard allows for a ladder set up at maximum 60 degrees that can reach windows from the uppermost level, required for firefighting or rescue purposes. 
    • No rear yard structure should take up the entire width of the residential lot. 

For more details about these considerations and requirements, refer to the Triplex, Fourplex Buildings with Secondary Suites, and Emergency Access building advisory. 

Technical requirements    

You must comply with all requirements of the NBC (AE), NECB, ASHRAE, the Alberta Safety Codes Act and associated regulations as applicable.

The following requirements are the minimum compliance documentation you need. Your application may require more information to demonstrate compliance. 

Note: if this information is too technical, we recommend hiring a professional to assist you with your application.

Building classification

  • Confirm building is Part 9 or Part 3
  • For Part 9 buildings, confirm if 9.10.14. or 9.10.15 applies
  • For Part 3 buildings, determine building classification

Code references:

Provisions for firefighting

  • Confirm access to streets and number of streets the building faces
  • Confirm fire hydrant locations
  • Confirm firefighter access for buildings separated by firewalls 

Code references:

  • NBC (AE) 3.2.2.10. Streets
  • NBC (AE) 3.2.5.5. Location of Access Routes
  • NBC (AE) 3.2.5.6. Access Route Design 

Firewalls

  • Firewalls must be non-combustible construction and be structurally independent 
  • Firewalls must separate the building completely
  • Firewalls require professional involvement in design and review

Code references:

  • NBC (AE) 3.1.10
  • NBC (AE) Part 4

Construction assemblies/details

Construction assemblies/details should include sufficient information to determine materials, construction order and fire resistance ratings as applicable. Typical constructions assemblies include:

  • Floors
  • Walls
  • Load bearing elements (including foundations)
  • Roofs

Code references:

  • NBC (AE) 9.10.3.1. Fire-resistance ratings
  • NBC (AE) Part 4 structural design
  • NBC (AE) 9.10.3.1. Unit separation (9.10.9.14.)
  • NBC (AE) 9.10.3.1. Fire/Smoke Separation (9.10.9.1.)
  • NBC (AE) 9.36.2. Energy efficiency
  • NBC (AE) 9.9.4.4 Openings Near Unenclosed Exterior Exit Stairs and Ramps

Limiting distance and exterior materials

Site plans must indicate all dimensions to property lines from building face(s) and lines for measurements of limiting distances. Elevations must indicate window sizes, egress requirements, and cladding requirements related to cladding fire resistance ratings and unprotected openings/ratings. 

Note:

Confirming the ‘Mutual Access Easement Agreement’ is in place between property owners (i.e. if fire department vehicles are required to travel onto an adjacent property to reach the principal entrance). This only applies to a multi-building site. 

Code references:

  • NBC (AE) 3.2.5 Provisions for Firefighting
  • NBC (AE) 9.10.14. Spatial Separation Between Buildings
  • NBC (AE) 9.10.20. Firefighting

Additional information

You may find the following technical documents helpful when preparing your application: 

Tips for submitting a complete application: 

Planning Services Centre

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Call:
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This information has no legal status and cannot be used as an official interpretation of the various bylaws, codes and regulations currently in effect. The City of Calgary accepts no responsibility to persons relying solely on this information. Web pages are updated periodically. ​

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