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Committee of the Whole/Documents/Attachment 5: Block T Plans
Appendix

Attachment 5: Block T Plans

April 9, 2024Pages 159–1657 sections

Detailed architectural plans for Block T of the townhouse development.

9.3.3 a) Development Permit 2024-01 - 2001-2014 West Park Lane - Phase 6
Dated: July 13, 2023Two-storey triplex design

KEY SITE PLAN AND DATABOX

Customer: LIMONA HOLDINGS LTD.
Address: BLOCK T - TLC SUBDIVISION (PH5)
Drawing Name: KEY SITE PLAN AND DATABOX
Issue Date: JULY 13, 2023
Drawn By: KL
Checked By: KL
Sheet Number: A1

PROJECT DATATABLE RESIDENTIAL TOWNHOUSE/ DUPLEX

Feature Proposed Allowed
Lot Size 42,595.3m²
Zoning CD-23
Floor space ratio 0.095 (4,025.31m²) / 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

GENERAL NOTES

  • ALL MATERIALS AND CONSTRUCTION METHODS TO CONFORM TO THE CURRENT EDITION OF THE BRITISH COLUMBIA BUILDING CODE AS WELL AS ANY LOCAL BUILDING CODES OR BYLAWS WHICH MAY TAKE PRECEDENCE.
  • ALL MEASUREMENTS MUST BE VERIFIED ON SITE BY BUILDER PRIOR TO CONSTRUCTION AND ANY DISCREPANCIES REPORTED TO THE DESIGNER.
  • DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE.
  • DRAFTED ELEMENTS ARE FRAMED ONLY, NO ALLOWANCES HAVE BEEN ADDED FOR FINISHING ELEMENTS SUCH AS BUT NOT LIMITED TO G.W.B., CLADDING, SHEATHING, ETC.
  • SMOKE DETECTORS SHALL BE PROVIDED ON EVERY FLOOR

SITE PLAN

  • ALL LAYOUTS SHOULD BE CONFIRMED BY A REGISTERED B.C. LAND SURVEYOR.
  • ALL SETBACKS SHALL BE CONFIRMED BY THE OWNER/BUILDER.
  • ALL GRADE ELEVATIONS ARE THE RESPONSIBILITY OF THE OWNER/BUILDER AND ANY NOTIFICATIONS ARE TO BE MADE ON SITE.
  • CONFORMITY OF THESE PLANS TO THE ACTUAL SITE IS THE RESPONSIBILITY OF THE OWNER/BUILDER.

CONCRETE AND FOUNDATIONS

  • ALL CONCRETE FOOTINGS TO HAVE SOLID BEARING ON COMPACTED, UNDISTURBED INORGANIC SOIL TO A SUITABLE DEPTH BELOW FROST PENETRATION.
  • IF SOFTER CONDITIONS APPLY, THE SOIL BEARING CAPACITY AND SIZE OF FOOTINGS ARE TO BE DESIGNED BY A QUALIFIED ENGINEER.
  • GARAGE & CARPORT FLOORS AND EXTERIOR STEPS SHALL NOT BE LESS THAN 32 MPa.
  • FOUNDATION CONCRETE SHALL HAVE MIN. COMPRESSIVE STRENGTH OF 2000 psi (20MPa) @ 28 DAYS, MIXED, PLACED AND TESTED IN ACCORDANCE WITH CAN3-A23.1.
  • ALL WALLS ARE 8" CONCRETE UNLESS OTHERWISE NOTED.
  • ALL GRADES ARE ESTIMATED ONLY AND SHALL BE ADJUSTED ON SITE.
  • ALL WOOD IN CONTACT WITH CONCRETE SHALL BE TREATED OR SEPARATED BY A MOISTURE RESISTANT GASKET MATERIAL.

LUMBER, FRAMING AND BEAMS

  • BUILDING FRAMES TO BE ANCHORED TO FOUNDATION BY FASTENING SILL PLATE TO FOUNDATION WITH NOT LESS THAN 12.7mm DIAM ANCHOR BOLT SET NOT MORE THAN 2.4M O.C.
  • ALL ENGINEERED BEAMS TO BE SIZED BY SUPPLIER.
  • ALL SPANS SHALL CONFORM TO THE TABLES SET OUT IN THE "SPAN BOOK" AND THE NATIONAL BUILDING CODE OF CANADA AND VERIFICATIONS OF ALL SPANS IS THE RESPONSIBILITY OF THE OWNER/BUILDER.

TRUSSES

  • TRUSSES AND LAYOUT ARE TO BE ENGINEERED AND INSTALLED ACCORDING TO MANUFACTURER'S SPECIFICATIONS, INCLUDING ALL BRACING.

ROOFING

  • ALL ROOFING SHALL BE APPLIED TO MANUFACTURER'S SPECIFICATION AND SHALL INCLUDE EAVE PROTECTION FROM ICE DAMS AND SNOW BUILD UP.

PLUMBING & ELECTRICAL

  • ANY ELECTRICAL SHOWN ON PLANS IS TO SERVE AS A GUIDE ONLY AND MUST BE INSTALLED BY A QUALIFIED PERSONNEL.

FLASHING

  • ALL EXPOSED OPENINGS SHALL BE PROVIDED WITH ADEQUATE FLASHING.
  • ALL ROOFING SHALL INCORPORATE STEEP STEP FLASHING.
  • ALL PENETRATIONS THROUGH ROOF SHALL INCLUDE APPROPRIATE FLASHING.
  • DOORS - ROUGH OPENING SIZES:
    • FRAME OPENING 1 1/4" WIDER THAN DOOR
    • FRAME HEIGHT 1/2" FOR EXTERIOR DOORS AND 3/4" FOR INTERIOR DOORS. FRAME OPENING 1 1/4" WIDER THAN BIFOLD DOORS AND FRAME HEIGHT 1 1/2".

MISC

  • CARBON MONOXIDE ALARMS TO BE HARDWIRED AND WITHIN 5M OF EACH BEDROOM IN EVERY SUITE AND INTERCONNECTED TO ALL FLOORS. CARBON MONOXIDE ALARMS TO CONFORM TO CSA-6.19.
Page 159–165

BLOCK T - CROSS SECTIONS AND DETAILS

Customer: LIMONA HOLDINGS LTD.
Address: BLOCK T - TLC SUBDIVISION (PH5)
Drawing Name: BLOCK T - CROSS SECTIONS AND DETAILS
Issue Date: JULY 13, 2023
Sheet Number: A2

Elevations (Geo.):

  • HIGHEST ROOF MIDPOINT: 125'-11" (76.43m Geo.)
  • UPPER FLOOR CEILING: 118'-2" (74.56m Geo.)
  • UPPER FLOOR: 110'-1" (72.09m Geo.)
  • MAIN FLOOR CEILING: 109'-1" (71.79m Geo.)
  • MAIN FLOOR: 100'-1" (69.04m Geo.)
  • FIN. GRADE: 99'-6" (68.87m Geo.)

CONSTRUCTION ASSEMBLIES:

  1. 4" concrete floor on 6 mil poly V.B. compacted granular fill
  2. 2x10 floor joist 16" O.C. typ. nail and glue 3/4" T&G plywood x bridging @ 8' O.C. typ.
  3. Asphalt shingles. Building paper. 7/16" O.S.B. (or 1/2" plywood). engineered trusses designed by supplier @ 24" O.C. typ. insulation, 6 mil U.V. poly V.B. 5/8" GWB
  4. 2x4 framing 16" O.C. typ. 1/2" GWB finish throughout
  5. Exterior finish. 3/4" air space. pressure treated strapping or rainscreen padding. 1/2" plywood sheathing. 2x6 studs @ 16" O.C., R-20 batt insulation. 6 mil poly V.B. 1/2" GWB. (See elevations)
  6. 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

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.

CONSTRUCTION NOTES:

  1. R40 insulation. 6 mil poly V.B. 1/2" ceiling board.
  2. Continuous gutters
  3. Aluminum gutters and non-vented soffits - roof overhangs as per plans
  4. All windows vinyl. supply rain gas under. rainscreen as per BCBC. Windows in doors to be safety glass
  5. Stairs: 7 7/8" rise, 10 3/4" tread, 1" nosing with continuous handrail
  6. Provide drains to perimeter system
  7. 4" drain tile with 6" rock over
  8. Provide roof vents: 1/150 - Cheker Pattern or Ridge Vent
  9. Eave protection to 12" beyond heated wall
  10. 8" concrete wall on 8"x16" concrete footings - 2#4 bar continuous - R12 rigid insulation - 2 coats damp proofing
  11. Caulk over and around all exterior openings
  12. 16" x 16" post saddle on 8" pilaster 24x24 concrete footing. NOT SHOWN
  13. 42" non climable continuous handrail
  14. Undisturbed non-organic soil
Page 159–165

BLOCK T - FOUNDATION PLAN

Customer: LIMONA HOLDINGS LTD.
Address: BLOCK T - TLC SUBDIVISION (PH5)
Drawing Name: BLOCK T - FOUNDATION PLAN
Issue Date: JULY 13, 2023
Sheet Number: A3

FOUNDATION PLAN (ON SLAB)

SCALE: 1/4" = 1' - 0"

Technical Specifications on Plan:

  • 8" concrete wall on 8x16" conc. ftgs. 2 #4 bar cont. typ. anchor bolts @ 4'
  • 4" concrete floor on compacted granular fill, 6 mil poly v.b., R12 rigid perimeter insulation
  • Bulkhead for garage door, slope concrete to drain away from house
  • 32"x32"x11" ftgs with 12" pilaster & 6x6 post saddle for 6x6 post
Page 159–165

BLOCK T - MAIN FLOOR PLAN

Customer: LIMONA HOLDINGS LTD.
Address: BLOCK T - TLC SUBDIVISION (PH5)
Drawing Name: BLOCK T - MAIN FLOOR PLAN
Issue Date: JULY 13, 2023
Sheet Number: A4

MAIN FLOOR PLAN (9'-0 3/4" WALLS)

SCALE: 1/4" = 1' - 0"

Area Summary:

  • T50 AREA: 685.06 Sq Ft (63.64 Sq M)
  • T50 GARAGE AREA: 389.00 Sq Ft (36.14 Sq M)
  • T49 AREA: 691.33 Sq Ft (64.23 Sq M)
  • T49 GARAGE AREA: 390.83 Sq Ft (36.31 Sq M)
  • T48 MAIN FLOOR AREA: 689.35 Sq Ft (64.04 Sq M)
  • T48 GARAGE AREA: 389.67 Sq Ft (36.20 Sq M)

NOTE: TRIPLEX TO BE SPRINKLERED

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

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.

Page 159–165

BLOCK T - UPPER FLOOR PLAN

Customer: LIMONA HOLDINGS LTD.
Address: BLOCK T - TLC SUBDIVISION (PH5)
Drawing Name: BLOCK T - UPPER FLOOR PLAN
Issue Date: JULY 13, 2023
Sheet Number: A5

UPPER FLOOR PLAN (8'-0 3/4" WALLS)

SCALE: 1/4" = 1' - 0"

Area Summary:

  • T50 AREA: 950.44 Sq Ft (88.30 Sq M)
  • T49 AREA: 955.44 Sq Ft (88.76 Sq M)
  • T48 AREA: 955.44 Sq Ft (88.76 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.

Page 159–165

BLOCK T - ELEVATIONS

Customer: LIMONA HOLDINGS LTD.
Address: BLOCK T - TLC SUBDIVISION (PH5)
Drawing Name: BLOCK T - ELEVATIONS
Issue Date: JULY 13, 2023
Sheet Number: A6

EXTERIOR FINISHES SCHEDULE

ID Item Description
A ROOFING ASPHALT ROOFING WITH RAISED RIDGE & HIP CAPS
B GUTTER & SOFFIT ALUMINUM GUTTER AND VENTED SOFFIT
C BARGE BOARD 2x10 WITH 1x4 DOUBLE BARGE BOARD, PAINTED TRIM COLOUR
D WINDOW & DOOR TRIM 1x4 TRIM BOARDS - PAINTED / STAINED
E CORNER TRIM 1x4 CORNER BOARDS - PAINTED / STAINED
F1 WALL FINISH HARDIE-BOARD AND BATTEN 1x3 - CHECKER PATTERN - REFER TO ELEVS RAINSCREEN AS PER BCBC
F2 WALL FINISH HARDIE-PLANK SIDING LAPPED TO 4" EXPOSURE - COLOUR AS PER OWNERS SPECS
F3 WALL FINISH HARDIE-PLANK SIDING LAPPED TO 4" EXPOSURE - COLOUR AS PER OWNERS SPECS
G POSTS 6x6 POSTS - PAINTED / STAINED AS PER OWNERS SPECS - SEE ELEVS
H RAILING ALUMINUM RAILINGS 42" HIGH / NON CLIMBABLE

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

LEFT ELEVATION DATA

  • EXPOSING BUILDING FACE: 56.90m²
  • LIMITING DISTANCE: 2.05m
  • AREA OF GLAZED OPENINGS: 1.44m²
  • % GLAZED OPENINGS: 2.53%
  • 45 min FIRE-RESISTANCE RATING: not required
  • TYPE OF CLADDING: no limits
  • PERMITTED % OF GLAZED OPENINGS (as per Table 9.10.15.4): 9.00%
  • PERMITTED AGGREGATE AREA OF GLAZED OPENINGS: 5.12m²
Page 159–165

BLOCK T - ELEVATIONS

Customer: LIMONA HOLDINGS LTD.
Address: BLOCK T - TLC SUBDIVISION (PH5)
Drawing Name: BLOCK T - ELEVATIONS
Issue Date: JULY 13, 2023
Sheet Number: A7

RIGHT ELEVATION DATA

  • EXPOSING BUILDING FACE: 56.76m²
  • LIMITING DISTANCE: 8.21m
  • AREA OF GLAZED OPENINGS: 1.44m²
  • % GLAZED OPENINGS: 2.54%
  • 45 min FIRE-RESISTANCE RATING: not required
  • TYPE OF CLADDING: no limits
  • PERMITTED % OF GLAZED OPENINGS (as per Table 9.10.15.4): 100.00%
  • PERMITTED AGGREGATE AREA OF GLAZED OPENINGS: 56.76m²

EXTERIOR FINISHES SCHEDULE

ID Item Description
A ROOFING ASPHALT ROOFING WITH RAISED RIDGE & HIP CAPS
B GUTTER & SOFFIT ALUMINUM GUTTER AND VENTED SOFFIT
C BARGE BOARD 2x10 WITH 1x4 DOUBLE BARGE BOARD, PAINTED TRIM COLOUR
D WINDOW & DOOR TRIM 1x4 TRIM BOARDS - PAINTED / STAINED
E CORNER TRIM 1x4 CORNER BOARDS - PAINTED / STAINED
F1 WALL FINISH HARDIE-BOARD AND BATTEN 1x3 - CHECKER PATTERN - REFER TO ELEVS RAINSCREEN AS PER BCBC
F2 WALL FINISH HARDIE-PLANK SIDING LAPPED TO 4" EXPOSURE - COLOUR AS PER OWNERS SPECS
F3 WALL FINISH HARDIE-PLANK SIDING LAPPED TO 4" EXPOSURE - COLOUR AS PER OWNERS SPECS
G POSTS 6x6 POSTS - PAINTED / STAINED AS PER OWNERS SPECS - SEE ELEVS
H RAILING ALUMINUM RAILINGS 42" HIGH / NON CLIMBABLE
Page 159–165
Extracted from: 2024 04 09 Committee of the Whole Agenda - Agenda - Pdf