10 steps to answer the question: What can I build here?

• Parcel / Lot ID
• Jurisdiction
• Coordinates
• Lot Area
• Dimensions

The faster you can identify exactly where you are, the less time you will waste in the future creating a list of items that your municipality doesn’t need.

Ownership and Encumbrances

A perfect zoning can still be blocked by things like views, shared driveways, or design bylaws. Elements such as deeds, easements, strata bylaws can be stricter than the rules outlined by your municipality.

If these are applicable to your case, collect your title/registry, list any of the easements/covenants, and gather your strata guidelines.

Identify the zoning policy

Zoning defines what are the different potential uses of the site, and what size/shape your building is allowed to be. There are a LOT of different zonings, which allow for different building scenarios.

As an example, you would confirm the zone code, principal use, and any special overlays before designing.

Here are some of the details to consider:

• Applicable zone/by-law code
• Principal use class (e.g. residential, mixed-use)
• Whether accessory suites/ADUs are permitted, conditional, or prohibited
• Any hazard or overlay zones (e.g. slope stability, flood, heritage)
  

Environmental/Specific situations

It doesn’t happen on every lot, but depending on where you are there can be additional elements that could impede the development of your property. This means that depending on the location of your project there could be extra limits, height requirements, material rules, façade deliverables, etc.

Here are some of the items to look out for:

• Floodplains
• Heritage building
• Wildfire concerns
• Coastal concerns
• Airport proximity

For example, in many regions on the West Coast due to the wildfires there are building requirements that change the composition of the envelope and construction of the building. California’s building laws now force designs to be built with fire-resilient materials, and have also expedited the building process to allow for less regulatory obstacles, and more homes to be built faster.

Parse Dimensions (Hard Numbers)

Translate the rules of your site into buildable area. A simple site plan with setbacks and height limits is enough to outline the “building envelope”. Here are the dimensions you are searching for:

• Setbacks (front, side, rear)
• Maximum building height
• Lot coverage
• FAR (Floor Area Ratio)
• FSR (Floor Surface Ratio)
  

Infrastructure & Environmental Constraints

Utilities and site conditions can make or break feasibility. Confirm servicing, access, and any required studies (septic, stormwater, arborist, environmental).

Here are the constraints you need to confirm:

• Water source/connection
• Sewer and Stormwater Status
• Topography/grading
• Protected Trees
• Potential Contamination Risks
• Site access (how can I get my building materials there)
  

Envelope + Capacity

When speaking with an architect they may mention the “envelope” of the building a lot. Envelope can be seen as the surfaces that touch the exterior, and are defined by a simple equation:

Footprint x Height x Floors

The sooner you can get an idea of how many rooms you are building, the height of each room, and the number of floors you are building you will get a better idea of how much it will cost. You are not the first person to build a house, experienced builders will be able to give you an accurate estimate if you give them the right details. Define target area and program early so estimators can price accurately, clarity reduces contingency and change orders.

The goal is to first identify how many square feet can I build to ensure it’s aligned with the size of the home you want, then it’s answering how much will it cost to build per square foot, and deciding on a number that is aligned with your design and market.

To simplify:

Step 01: Buildable footprint = Site area minus setbacks and no-build areas.

Step 02: Gross floor area (GFA) = FAR × Lot area (or sum of all levels within envelope).

Step 03: Budget proxy = GFA × cost per sq ft (by construction type/finish).

If you hate math and/or don’t want to do that, use this tool (link to bucky’s cost estimator)

Budget, Fees, and Finances

Separate hard costs (construction) from soft costs (people, permits, and financing). A complete budget includes build, servicing, approvals, and risk.

Hard Cost: The physical build: labour, materials, site work, foundations, structure, envelope, finishes, mechanical/electrical/plumbing, landscaping, and contractor overhead/profit tied to construction.

Soft Cost: Can be broken down into people and paperwork. This covers design, engineering, surveys, permits, testing, insurance, project/construction management, lender/legal fees, and sometimes rent/accommodation during the build. The better control we have over our soft costs, the better control we have over our project.

In order to organize your costs into a single list, use these 4 categories:

Scope and Site reality (Hard Costs)

Zoning and Approvals (Soft Costs)

Services & Capacity (Allowances/Risk)

Cash Plan (Taxes/Contingency/Financing)

List out your Deliverables before you start construction

As we know, the location of your project will dictate the time that is spent completing a deliverable. For example, if you live in a historic neighbourhood, there could more documentation needed regarding the design of the façade, because it needs to match the rest of the neighbourhood. Or, you live in a seismic zone, there will need to be more time focused on ensuring the safety of your design in a vulnerable area. Make sure you plan documents by stage to avoid rework.

Here are the 4 project stages before you break ground:

Pre-Application: Zoning, Design options

Planning: Site Plan, Floor plan, Land Survey

Permit: Architectural, structural, mechanical, energy, and life safety documentation

Pre-Construction: Demolition, Utilities, Trees

If you need help making this list of deliverables for your municipality, use this tool.

Create your Documentation List

You are going to be having a lot of different conversations throughout this process, and everyone needs to be on the same page. One of the biggest contributors to halting housing starts is having faulty documentation that does not allow the project to move forward smoothly. Clear, complete documents keep everyone aligned. For a typical single-family project, expect:

• Land Title
• Certificate of Location (Land Surveyor)
• Lot number (Notary)
• Municipal tax report (Civic proof)
• Topographic Survey
• Implementation Plan (Land Surveyor)
• Variance Request (If needed)
• Constraint Attestation (ZPEGT)
• Geotechnical Report (If needed)
• Utility Connection Plan
• Architectural Drawings
• Structural Drawings
• Mechanical Documentation
• Energy Performance Documentation
• Construction Permit Application

Treat this list of deliverables as a minimum. Add jurisdiction-specific items and maintain a shared checklist for the team.

The recipe for project success in building your home is:

Planning + Collaboration + Clarity = Success

At bucky.cc our aim is to turn your project data into clear, actionable steps that move you from idea to permit to construction.