Appendix
Attachment 4: Block S Plans
April 9, 2024Pages 153–1586 sections
Detailed architectural plans for Block S of the townhouse development.
Dated: July 13, 2023Two-storey triplex design
PROJECT INFORMATION
CUSTOMER: LIMONA HOLDINGS LTD. ADDRESS: BLOCK S - TLC SUBDIVISION (PH5) ISSUE DATE: JULY 13, 2023 DRAWN BY: KL CHECKED BY: KL
PROJECT DATA TABLE: RESIDENTIAL TOWNHOUSE/ DUPLEX
| ITEM | PROPOSED | ALLOWED |
|---|---|---|
| Lot Size | 42,595.3m² | |
| Zoning | CD-23 | |
| Floor space ratio | 0.095 (2,025.31m²) 21,800.27 Sq. Ft | 0.50 (21,297.65m²) |
| Lot coverage (total) | 3.51% (1,495.95m²) | 50.00% (21,297.65m²) |
| Impermeable Surface Coverage | 4.85% (2,066.05m²) | 50.00% (21,297.65m²) |
| Average grade | ||
| Average building height | See Elevations | 9.00m 2.5 storeys |
| Front Setback | 5.50m avg. - see site plan | 4.50m |
| Rear Setback | see site plan | 6.00m |
| Side Setback | 1.55m avg. - see site plan | 1.20m |
| Flanking Side Setback | - | 4.00m |
| Setback to Thetis Lake Park | - | 10.00m |
| Setback to Trans Canada Highway | - | 10.00m |
| Where there is direct access from a driveway, siting of a garage or carport from a highway or private right-of-way driveway, minimum | - | 5.50m |
NAFS REQUIREMENTS
Performance Grade of 30 Water Test Pressure of 260 Pa
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CONSTRUCTION NOTES AND DETAILS
CONSTRUCTION ASSEMBLIES:
- 4" concrete floor on 6 mil poly V.B. compacted granular fill
- 2x10 floor joist 16" O.C. typ. nail and glue 3/4" T&G plywood x-bridging @ 8' O.C. typ
- Asphalt shingles, building paper, 7/16" O.S.B. (or 1/2" plywood), engineered trusses designed by supplier @ 24" O.C. typ., R28 batt insulation, 6 mil U.V. poly V.B. 5/8" GWB
- 2x4 framing 16" O.C. typ. 1/2" GWB finish throughout
- Exterior finish, 3/4" air space, pressure treated strapping, sheathing paper, 1/2" sheathing, 2x6 studs @ 16" O.C. R-22 batt insulation, 6 mil poly. V.B., 1/2" GWB. (See elevations)
DEMISING WALL: (1h as per W13a - Table A-9.10.3.1.A)
- Two rows 38 mm x 89 mm studs, each spaced 400 mm or 600 mm o.c. on separate 38 mm x 89 mm plates set 25 mm apart
- 65 mm thick absorptive material on each side
- 1 layer of 15.9 mm Type X gypsum board on each side
CONSTRUCTION NOTES:
- R40 insulation, 6 mil poly V.B. 1/2" ceiling board.
- Continuous soffit vent.
- Aluminum gutters and non-vented soffits - roof overhangs as per plans
- All windows vinyl, supply rain caps over, rainscreen as per BCBC. Windows in doors to be safety glass
- Stairs: 7 7/8" rise, 10 3/4" tread, 1" nosing with continuous handrail
- Provide drains to perimeter system
- 4" drain tile with 6" rock over
- Provide roof vents: 1/150 using Ridgevent / Ridge Vent
- Eave protection to 12" beyond heated wall
- 8" concrete wall on 8"x16" concrete footings - 2x4 bar continuous - R12 rigid insulation - 2 coats damp proofing
- Caulk over and around all exterior openings.
- 10" x 10" post saddle on 8" pilaster 2'x2'x2'e concrete footing. NOT SHOWN
- 42" non climbable continuous handrail
- Undisturbed non-organic soil
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FOUNDATION PLAN
- S47, S46, S45: 4" concrete floor on compacted granular fill, 6 mil poly V.B., R12 rigid perimeter insulation, slope to drain.
- Garage Areas: Reinforced slab, slope concrete to drain away from house.
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MAIN FLOOR PLAN (8'-0 3/4" WALLS)
FLOOR AREA STATISTICS
- S45 FLOOR AREA: 650.41 Sq Ft (60.43 Sq M)
- S45 GARAGE AREA: 433.55 Sq Ft (40.28 Sq M)
- S46 FLOOR AREA: 655.96 Sq Ft (60.94 Sq M)
- S46 GARAGE AREA: 433.55 Sq Ft (40.28 Sq M)
- S47 FLOOR AREA: 641.21 Sq Ft (59.57 Sq M)
- S47 GARAGE AREA: 432.19 Sq Ft (40.15 Sq M)
NOTE: TRIPLEX TO BE SPRINKLERED ALL POT LIGHT CAVITIES IN CEILINGS, PLUMBING BOXES, FANS, ELECTRICAL PANELS... IN PARTY WALLS TO BE COMPLETELY SEALED AND FIRE RATED WITH TYPE 'X' DRYWALL
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UPPER FLOOR PLAN (9'-0 3/4" WALLS)
FLOOR AREA STATISTICS
- S45 UPPER FLOOR AREA: 1,007.40 Sq Ft (93.59 Sq M)
- S46 UPPER FLOOR AREA: 1,012.51 Sq Ft (94.07 Sq M)
- S47 UPPER FLOOR AREA: 1,007.40 Sq Ft (93.59 Sq M)
NOTE: TRIPLEX TO BE SPRINKLERED ALL POT LIGHT CAVITIES IN CEILINGS, PLUMBING BOXES, FANS, ELECTRICAL PANELS... IN PARTY WALLS TO BE COMPLETELY SEALED AND FIRE RATED WITH TYPE 'X' DRYWALL
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ELEVATIONS
EXTERIOR FINISHES SCHEDULE
| KEY | ITEM | DESCRIPTION | KEY | ITEM | DESCRIPTION |
|---|---|---|---|---|---|
| A | ROOFING: | ASPHALT ROOFING WITH RAISED RIDGE & HIP CAPS | F1 | WALL FINISH: | HARDIE-BOARD AND BATTEN 16"O.C. CHECKER PATTERN - REFER TO ELEVS RAINSCREEN AS PER BCBC |
| B | GUTTER & SOFFIT: | ALUMINUM GUTTER AND VENTED SOFFIT | F2 | WALL FINISH: | HARDIE-PLANK SIDING LAPPED TO 4" EXPOSURE - COLOUR AS PER OWNERS SPECS |
| C | BARGE BOARD: | 2x10 WITH 1x4 DOUBLE BARGE BOARD, PAINTED TRIM COLOUR | F3 | WALL FINISH: | HARDIE-PLANK SIDING LAPPED TO 4" EXPOSURE - COLOUR AS PER OWNERS SPECS |
| D | WINDOW & DOOR TRIM: | 1x4 TRIM BOARDS - PAINTED/ STAINED | G | POSTS: | 6x6 POSTS - PAINTED/STAINED AS PER OWNERS SPECS - SEE ELEVS |
| E | CORNER TRIM: | 1x4 CORNER BOARDS - PAINTED/ STAINED |
NOTES:
- "ALL WINDOWS MUST COMPLY WITH BCBC AND NAFS REQUIREMENTS"
- MUST BE CLEARLY LABELED ON ALL WINDOW UNITS UPON INSTALLATION FOR INSPECTION.
- ONE EXTERIOR DOOR IS PERMITTED TO HAVE A HIGHER U-VALUE OF 2.6, ALL OTHERS MUST BE LOWER.
- GARAGE VEHICULAR DOORS MUST BE MINIMUM NOMINAL RSI OF 1.1
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Extracted from: 2024 04 09 Committee of the Whole Agenda - Agenda - Pdf