Pebble Hill Custom New Build
- 1Zoning & FSR Optimization
- 2Slab-on-Grade Structural Coordination
- 3BCBC 2012 Code Compliance Audit
- 4Permit Package & Construction Clearance
Delta, BC
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The Pebble Hill Custom New Build project involved a 4,743 SF luxury residential design at 5173 2nd Avenue in Tsawwassen, Delta, BC. Partnering with Shiraz Developments, our team optimized RS1 zoning parameters, engineered slab-on-grade foundation mechanics under BCBC 2012, and delivered a complete municipal permit package for the City of Delta.
The Challenge
Building a massive 4,743 SF custom home on a slab-on-grade foundation under BCBC 2012 requires pinpoint coordination of below-grade plumbing and structural loads before the concrete is ever poured. At the time, the new Tsawwassen Mills development was driving massive speculation and growth in the Pebble Hill market, meaning Shiraz Developments needed a flawless, high-end execution to capitalize on the boom. We took extra time on the front end to coordinate the sub-slab mechanical routes and lock in the strict RS1 building height restrictions. Ironing out these slab-on-grade constraints early saves you from the absolute nightmare of jackhammering fresh concrete or facing stop-work orders at the Delta Building Department later.
Technical Scope of Work
To secure the new build permit and facilitate a high-value custom home for Shiraz Developments, we executed the following requirements:
- Zoning & FSR Optimization: Audited the RS1 lot coverage, setbacks, and building height to max out the allowable 4,743 SF footprint without triggering a lengthy variance process.
- Slab-on-Grade Coordination: Drafted precise foundation plans, coordinating with the structural engineer to ensure the slab-on-grade design met all load-bearing and seismic requirements for the sprawling two-story massing.
- Code Compliance: Detailed the complete building envelope, fire separations, and spatial calculations to strictly adhere to BCBC 2012 standards.
- Permit Drawing Package: Produced a comprehensive set of building permit drawings tailored to the City of Delta’s municipal bylaws to fast-track the building permit review.
The Outcome
By front-loading the slab coordination and aggressively managing the RS1 zoning limits, we handed Shiraz Developments a bulletproof permit package. This proactive approach allowed the builder to strike while the Tsawwassen market was hot, executing a premium custom build that commanded a final sale price of $2,230,000 on June 1, 2026.
