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1. Gross floor area calculations  

In Part 2, “Interpretation” of RMOW Zoning and Parking Bylaw No. 303, 2015:   

“gross floor area” means the total area of all floors in all buildings on a parcel, measured to the outside surface of the exterior walls of the building, including stairwells, basements, and cellars, but excluding areas specified in Section 26 of Part 5 (Bylaw No. 1992).   

“crawl space” means any floor area having less than 1.5 metres of clearance between the underside of a roof or floor system above and a ground floor slab or ground surface below. (Bylaw No. 1992).   

“void space” means any floor area having less than 1.5 metres of clearance between the underside of a ceiling, roof, or floor system above and the upper surface of a floor system below. (Bylaw No. 1992).   

Crawl Space and Void Space   

In no case shall a “void space” be situated over “crawl space”, as per Part 5, “General Regulations”, Section 24.(1) of RMOW Zoning and Parking Bylaw No. 303, 2015.   

Gross Floor Area Exclusions   

In Part 5, “General Regulations”, Section 26(1)(A)(i) of RMOW Zoning and Parking Bylaw No. 303, 2015,   

(1) The following are excluded from the gross floor area calculations:   

(A) For detached dwelling and duplex dwelling buildings:   

1. Basement floor area in existence on May 12, 2012 having an elevation at least 1 meter below the average level of finished ground adjoining the exterior walls of the building, to a maximum of 125% of the floor area of the storey immediately above, and for this purpose the Municipality may require a building permit applicant to provide a statutory declaration as to the existence of basement floor area on May 12, 2012   
2. in-ground basement floor area to a maximum of 125% of the gross floor area of the storey immediately above. (“in-ground basement floor area” means that portion of the lower floor of a building, at least 50% of the exterior wall height of which is below the level of the finished ground adjoining the wall, and for this purpose wall height means the vertical distance from the level of the finished floor to the underside of the floor system above) (Bylaw no. 2132.).                                       
3. crawl spaces;   
4. void spaces;   
5. parking areas;   
6. elevators;   
7. areas occupied by fixed machinery or equipment; and    
8. exterior wall thickness in excess of 6” (152mm)   

2. Determining grade   

Reasonable gradients must be maintained around all buildings to ensure conformance with the BC Building Code. The following outlines the BC Building Code definitions with respect to determining grade and building height.   

“Grade” (as applying to the determination of building height) means the lowest of the average levels of finished ground adjoining each exterior wall of a building, except that localized depressions such as for vehicle or pedestrian entrances need not be considered in the determination of average levels of finished ground. (See First storey.)   

“First storey” means the uppermost storey having its floor level not more than 2 m above grade.   

“Building height” (in storeys) means the number of storeys contained between the roof and the floor of the first storey.   

“Storey” means that portion of a building which is situated between the top of any floor and the top of the floor next above it, and if there is no floor above it, that portion between the top of such floor and the ceiling above it.   

A wood frame building may not exceed 3 storeys in building height. Grade is a significant factor in determining building height and must be reasonably established. The ‘Commentary on Part 3, (Use and Occupancy) of the National Building Code of Canada, 1995’, clarifies the definition of grade with the following comment:   

“Reason and judgment must be exercised in establishing grade taking into account things such as exiting and firefighting.”   

Considering practical firefighting and safe egress in establishing grade, access is required to the side of the building from which grade is determined (the side from which building height and construction type would also be determined). A firefighter must access that low building side carrying and using equipment such as ladders, hoses and other small tools and equipment. Safe egress is also required for building occupants. Windows must provide egress from all bedrooms and from some upper levels of the building. Refer to Subsections 9.9.9 and 9.9.10 of the 2012 BC Building Code.   

In exercising reason and judgment, the RMOW has established a general guide to providing reasonable grade for single-family dwellings and duplexes:   

Provide pedestrian access around the building. No special surfacing is required.   

 Maintain at least a 4’ wide portion of level grade beyond the furthest structure on the lowest side of the building. See Figure – Grade Requirements (Cross Section), below.   

 Some encroachments of decks into the 4’ wide level area may be permitted provided:   

At least 15% of the length of the wall is clear of deck at each end. See Figure 7.3.2 – Clear Area Requirement (Plan View), below.   

 A clear level area is available at each end of the deck to set up ladders. The clear area must be 4’ wide and extend a distance of h/4 + 5’ away from the deck. Where h=height of the guardrail above grade. This allows for a safe climbing angle on ladder. See Figure 7.3.3. – Clear Area Requirement (Section), below.   

Figure 7.3.1. – Clear Area Requirement (Section)   

Grade may be established by cutting a building into the slope or by providing retaining structures.   

NOTE:  Refer to Part 5, “General Regulations”, Section 7(1)(D) of RMOW Zoning and Parking Bylaw No. 303, 2015 for restrictions for retaining walls.  

3. Roof height calculations   

In Part 2, “Interpretation” of RMOW Zoning and Parking Bylaw No. 303, 2015:   

 “Height” means the vertical distance from the grade to the highest point of the roof surface of a flat roof, the deck line of a mansard roof and to the mean level between the eaves and the ridge of a gable, hip, gambrel or sloping roof, and in the case of a structure without a roof, to the highest point of the structure (Bylaw no. 614).   

“Grade” means the lowest of the average levels of finished ground adjoining each exterior wall of a building, except that the localized depression such as for vehicle and pedestrian entrances need not be considered in the determination of average levels of finished ground.  (see below for determining grade)  

How to calculate roof height:   

1. Calculate the area of each plane within the roof (plan view) as a percentage of the area of the entire roof.  
2. Measure the mean height of each plan from the established lowest average grade  
3. Multiply the mean height of each plane by its percentage of the overall roof area.   
4. Add together the weighted averages of the heights of the roof planes to establish the overall mean level of the roof.   

See Figure 7.2.1. – Examples of Elevations and Figure 7.2.2. – Example of Roof Height Calculations, right.   

In Part 5, “General Regulations”, Section 5 of RMOW Zoning and Parking Bylaw No. 303, 2015, notwithstanding the definition of height, where the elevation of the highway servicing the parcel is above the average elevation of the finished grade of the subject parcel, the maximum permissible building height may be increased by the difference in ground elevation between the highway and finished grade of that face of the building that fronts onto the highway to a maximum increase of 3 metres. (Bylaw no. 916).   

NOTE: Decks are not considered as roofs in these calculations unless they primarily act as roofs over indoor or outdoor living space, or they are over a garage or carport.  

4. Gross floor area exclusions for basements  

RMOW Zoning and Parking Bylaw 303 allows some basement areas to be excluded from the total gross floor area calculation, provided that certain requirements are met.  There are two scenarios for basement GFA exclusions:  

1. Legitimizing Illegally Constructed Basement Area that was in existence prior to May 12, 2012  

For basement floor area in existence on May 12, 2012 in detached and duplex dwellings, portions of the basement that are at least 1 meter below the average level  of finished ground adjoining the exterior walls of the building can be excluded from the gross floor area calculation.  

This regulation applies to basement construction in existence prior to May 12, 2012 in detached and duplex dwellings to allow homeowners to legitimize illegal basement floor area constructed in residential buildings.   

Review the permit application checklist for application and drawing requirements specific to legitimizing illegally constructed basement floor area.  

 In Ground Basement Floor Area Exclusions   

This regulation applies to new construction in detached and duplex dwellings.   

“in-ground basement floor area” means that portion of the lowest floor of a building, at least 50% of the exterior wall height of which is below the level of finished ground adjoining the wall, and for this purpose wall height means the vertical distance from the level of the finished floor to the underside of the floor system above; (Bylaw No. 2132)   

In-ground basement floor area can be excluded from the total gross floor area, to a maximum of 125% of the gross floor area of the storey immediately above  

To apply for “in-ground basement floor area” the following additional information must be included in the drawings:    

• Lowest floor plan detailing:  
• Portions of wall where at least 50% of the exterior wall height is below the level of finished ground at each wall  
• Elevation plan showing all 4 sides of the house, detailing:  
• the level of the finished floor,   
• the level of the underside of the floor system above,   
• the level of finished ground adjoining the building, and   
• noting where 50% of the wall height is below finished ground grade.   

See Figure 7.6.1. – In-Ground Basement Floor Area for an Uphill Parcel, Figure 7.6.2. – In-Ground Basement Floor Area for a downhill parcel and Figure 7.6.3. – In-Ground Basement Floor Area for a level parcel below.    

• Area overlays detailing:  
• where 50% of the exterior wall height is below the level of finished ground at each wall, and   
• a line through the plan labelling floor areas as either excluded area or gross floor area  

5. Auxiliary residential dwelling units (secondary suites)   

Auxiliary residential dwelling units are permitted in most single-family residential zones which are regulated by the BC Building Code and have additional requirements as outlined below.   

1. BC Building Code Requirements   

Auxiliary residential dwelling units are defined as “secondary suites” in the BC Building Code and require certain measures to be taken for the safety and comfort of occupants.  

If a secondary suite is proposed, the permit application must demonstrate compliance with the BC Building code, with the required Fire Resistance Rating and Sound Transmission Class.  

2. RMOW Zoning and Parking Bylaw No 303, 2015 Requirements   

In Part 2, “Interpretation” of RMOW Zoning and Parking Bylaw No. 303, 2015   

“auxiliary residential dwelling unit” means a dwelling unit which is ancillary to the principal use being made of the parcel upon which the auxiliary dwelling unit is located.    

Auxiliary residential dwelling units must conform to the regulations as outlined in each specific zone, Part 5, “General Regulations”, Section 3 of RMOW Zoning and Parking Bylaw No. 303, 2015 and Part 6, “Parking and Loading Regulations”, Section 2 (1)(a) and Table 6-A of RMOW Zoning and Parking Bylaw No. 303, 2015.   

3. Plumbing Requirements   

Each dwelling unit requires independent, accessible shut-off valves permitting isolation of the water distribution system without interruption to other dwelling units.   

4. Electrical Panelboard requirements   

Auxiliary residential dwelling units must conform to the Technical Safety BC requirements. In new construction, all dwelling units require a panelboard to be installed.

6. Energy efficiency requirements  

New construction in Whistler is required to meet BC Energy Step Code.

Renovations and additions are required to meet Subsection 9.36.2 of the 2024 BC Building Code.    

NOTE: Whistler is in Zone 6    

Provide detailed information showing how the all new assemblies will comply with Zone 6 effective insulation requirements, specifically noting the R or RSI effective insulation values of the wall, floor and roof assemblies and U Value of windows, doors and skylights.    

Non NAFS compliant windows, doors and skylights will require full part 5 signoff by a registered professional as per Subsection 9.7.4 of the 2024 BC Building Code.   

If windows do not comply with Section 9.36 of the 2024 BC Building Code thermal and energy modelling will be required.    

Attached garages are treated as un-conditioned space, even if insulated and heated. The assembly separating the garage from the house must be insulated and airtight.    

7. Solar hot water ready regulation   

The Resort Municipality of Whistler has opted in to the Province of British Columbia Solar Hot Water Ready Regulation.   

This requires that new single family homes be designed in such a way that in future, a solar hot water system may be installed.    

Being “solar hot water ready” helps homeowners increase energy efficiency; reduce costs of solar installations and energy consumption; and reduce greenhouse gas emissions.   

Read all of the specific requirements in the Guide to the Province of BC Solar Hot Water Ready Regulation.  

Consult this handout at the design stage for a new Single Family Home to ensure it can meet the requirements.   

Refer to the ‘Floor Plan’ and ‘Roof Plan’ in ‘Plan Requirements for Residential Permit Applications’ for details required on drawings submitted with building permit applications.  

8. Snow loads  

Whistler can get large amounts of heavy, wet snow, so structures need to be constructed to withstand this weight.  

Section 9.4 of the 2024 BC Building code addresses the specified loads for Part 9 Housing and Small Buildings of traditional light frame wood construction.  

The prescriptive structural requirements outlined in Part 9 is rarely seen in Whistler construction.  This construction has a simplified snow load calculation in Article 9.4.2.2. 

The high ground snow load in Whistler far exceeds the prescriptive requirements of Part 9 of the BC Building Code. Therefore, structural design of all Part 9 buildings and structures shall be designed to the loads outlined in Part 4 unless approved in writing by the Building Official. Use the specified snow load calculation outlined in Article 4.1.6.2.:  

S = Is [Ss (CbCwCsCa) + Sr  

Ground Snow Load:  

For all buildings at an elevation between 600 metres and 1000 metres (above mean sea level), Environment Canada has provided the RMOW with a calculation for Ground Snow Load (GSL) based on elevation, in meters.  

Ss (50-year, kPa) = 0.0143 * z  

Sr (50-year, kPa) = 0.66 + 0.00033 * z  

z = Mean Sea Level Elevation, in metres  

For buildings above 1,000 metres elevation, please contact Environment Canada (416-739-4365 or ec.services.climatiques-climate.services.ec@canada.ca) for the appropriate ground snow load.  

All Part 3 and 9 buildings in Whistler must be designed by a licensed Professional Engineer to Part 4 due to the high snow loads in Whistler; unless approved in writing by the Building Official. Please include site elevation, ground snow load values and specified snow load calculation on all Structural Drawings.