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Committee of the Whole/Documents/Attachment 6: Block U Plans
Appendix

Attachment 6: Block U Plans

April 9, 2024Pages 166–1716 sections

Detailed architectural plans for Block U of the townhouse development.

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

Key Site Plan and Databox

Project: West Park at Thetis Lake Customer: Limona Holdings Ltd. Address: Block U - TLC Subdivision (PH5) Issue Date: July 13, 2023 Drawing Name: Key Site Plan and Databox Drawing Scale: See Drawings

Project Datatable: Residential Townhouse/Duplex

Lot Size 42,595.3m²
Zoning CD-23
Floor space ratio Proposed: 0.095 (2,025.31m²) 21,800.27 Sq Ft
Lot coverage (total) Proposed: 3.51% (1,495.95m²)
Impermeable Surface Coverage Proposed: 4.85% (2,066.05m²)
Average grade -
Average building height See Elevations
Front Setback 5.50m avg. - see site plan
Rear Setback see site plan
Side Setback 1.55m avg. - see site plan
Flanking Side Setback -
Setback to Thetis Lake Park -
Setback to Trans Canada Highway -
Where there is direct access from a driveway, siting of a garage or carport from a highway or private right-of-way driveway, minimum -

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 FINISHED 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 MODIFICATIONS 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 SOILD 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 2900 psi (20 MPa) AT 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 BOLTS AT 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 STEP FLASHING.
  • ALL PENETRATIONS THROUGH ROOF SHALL INCLUDE APPROPRIATE FLASHING.
  • DOORS - ROUGH OPENING SIZES:
    • FRAME OPENING 1 1/2" WIDER THAN DOOR.
    • FRAME HEIGHT 3/4" FOR EXTERIOR DOORS AND 5/8" FOR INTERIOR DOORS.
    • FRAME OPENING 1 1/4" WIDER THAN BIFOLD DOORS AND FRAME HEIGHT 3/4".
Page 166–171

Block U - Cross Sections and Details

Construction Assemblies:

  1. 4" concrete floor on 6 mil poly V.B. compacted granular fill
  2. 2x12 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., R38 batt insulation, 6 mil poly V.B. @ ceiling
  4. 2x4 framing 16" O.C. typ. 1/2" GWB finish throughout
  5. Exterior finish, 3/4" air space, pressure treated strapping, sheathing paper, 1/2" sheathing, 2x6 studs @ 16" O.C., R-28 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

NOTE: 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 pen. under, rainscreen as per BCBC. Windows in doors to be safety glass
  5. Stairs: 7 7/8" rise, 10 1/4" tread, 1" nosing with continuous handrail
  6. Provide drains to perimeter system
  7. 4" drain tile with 6" rock cover
  8. Provide roof vents: min 1/300 using Strongvent II Ridge Vent
  9. Eave protection to 12" beyond heated wall
  10. 8" concrete wall w/ 6"x16" concrete footings - 2#4 bar continuous - R12 rigid insulation - 2 coats damp proofing
  11. Caulk over and around all exterior openings
  12. 10" x 10" pc post saddle on 8" plaster 2'x2'x1' concrete footing - NOT SHOWN
  13. 42" min continuous climbable handrail
  14. Undisturbed non-organic soil
Page 166–171

Block U - Foundation Plan

  • U52: 8" concrete wall on 8"x16" conc. ftgs. 2 #4 bar cont. typ. anchor bolts @ 4'
  • U51: 8" concrete wall on 8"x16" conc. ftgs. 2 #4 bar cont. typ. anchor bolts @ 4'
  • Slab: 4" concrete floor on compacted granular fill, 6 mil poly V.B., R12 rigid perimeter insulation.
  • Exterior: 32"x32"x11" ftgs. with 10" plaster & 6x6 post saddle away from house.
Page 166–171

Block U - Main Floor Plan

Main Floor Plan (9'-0 3/4" Walls)

  • U52 Area: 728.93 Sq Ft (67.72 Sq M)
  • U52 Garage Area: 408.20 Sq Ft (37.92 Sq M)
  • U51 Area: 729.26 Sq Ft (67.75 Sq M)
  • U51 Garage Area: 408.21 Sq Ft (37.92 Sq M)

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 o.c.
  • 25 mm gap between plates
  • 65 mm thick absorptive material on each side
  • 1 layer of 15.9 mm Type X gypsum board on each side
Page 166–171

Block U - Upper Floor Plan

Upper Floor Plan (8'-0 3/4" Walls)

  • U51 Area: 993.61 Sq Ft (92.31 Sq M)
  • U52 Area: 993.73 Sq Ft (92.32 Sq M)

Key Features:

  • Coffered ceilings in Primary Bedrooms.
  • Principal exhaust fans in laundry areas.
  • Bedroom windows sized for egress (not less than 4 sq. ft. and 15" opening).
Page 166–171

Block U - Elevations

Exterior Finishes Schedule

Tag 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 5" EXPOSURE - COLOUR AS PER OWNER'S SPECS
F3 WALL FINISH HARDIE-PLANK SIDING LAPPED TO 4" EXPOSURE - COLOUR AS PER OWNER'S SPECS
G POSTS 6x6 POSTS - PAINTED/STAINED AS PER OWNER'S SPECS - SEE ELEVS
H STONE K2 STONE - RAIN SCREEN AS PER BCBC

Exposing Building Face Statistics

Left Elevation:

  • Exposing Building Face: 60.38m²
  • Limiting Distance: 1.54m
  • Area of Glazed Openings: 1.44m²
  • % Glazed Openings: 2.39%
  • 45 min fire-resistance rating: not required
  • Type of Cladding: no limits
  • Permitted % of Glazed Openings (as per Table 9.10.15.4): 8.00%
  • Permitted Aggregate Area of Glazed Openings: 4.83m²

Right Elevation:

  • Exposing Building Face: 60.41m²
  • Limiting Distance: 2.05m
  • Area of Glazed Openings: 1.44m²
  • % Glazed Openings: 2.38%
  • 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: 5.44m²
Page 166–171
Extracted from: 2024 04 09 Committee of the Whole Agenda - Agenda - Pdf