Morrison Herschfield Project Description and Drawings - 1509 Glentana Rd

DRAWING LIST:

GENERAL PROJECT INFORMATION:

REFERENCE DRAWINGS (24x36):

WALL DETAILS:

WINDOW AND DOOR DETAILS:

BALCONY / ROOF DECK DETAILS:

ROOF DETAILS:

Revision History:

• 4: Issued for Permits (2019-07-10)
• 3: Issued for Tender (2019-03-25)
• 2: Issued for Internal Review (2019-02-27)
• 1: Issued for 75% Review (2019-02-12)

GENERAL NOTES:

1. READ DRAWINGS IN CONJUNCTION WITH WRITTEN SPECIFICATIONS.
2. DO NOT SCALE DRAWINGS. VERIFY DIMENSIONS ON SITE.
3. PLANS AND ELEVATIONS HAVE BEEN REPRODUCED BY INFORMATION AND MEASUREMENTS TAKEN ON SITE, NO EXISTING DRAWINGS WERE PROVIDED. BRING DISCREPANCIES BETWEEN MH DOCUMENTS AND ACTUAL PROJECT CONDITIONS TO THE IMMEDIATE ATTENTION OF THE CONSULTANT AND REQUEST A REVIEW.
4. EXECUTION OF THE CONTRACT BY THE CONTRACTOR IS A REPRESENTATION THAT THE CONTRACTOR HAS VISITED THE SITE, BECOME GENERALLY FAMILIAR WITH THE LOCAL CONDITIONS UNDER WHICH THE WORK IS TO BE PERFORMED AND CORRELATED PERSONAL OBSERVATIONS WITH REQUIREMENTS OF THE CONTRACT DOCUMENTS.
5. CONTRACT DRAWINGS ARE COMPLIMENTARY, AND WHAT IS REQUIRED BY ANY ONE SHALL BE BINDING AS IF REQUIRED BY ALL. BEFORE STARTING EACH PORTION OF THE WORK, CAREFULLY STUDY AND COMPARE THE VARIOUS DRAWINGS AND OTHER CONTRACT DOCUMENTS RELATIVE TO THAT PORTION OF THE WORK, AS WELL AS INFORMATION FURNISHED BY OWNER. TAKE FIELD MEASUREMENTS OF ANY EXISTING CONDITIONS RELATED TO THAT PORTION OF THE WORK AND OBSERVE CONDITIONS AT THE SITE AFFECTING IT. THESE OBLIGATIONS ARE FOR THE PURPOSE OF FACILITATING CONSTRUCTION BY THE CONTRACTOR AND NOT FOR THE PURPOSE OF DISCOVERING ERRORS, OMISSIONS, OR INCONSISTENCIES IN THE CONTRACT DOCUMENTS; HOWEVER, REPORT ERRORS, OMISSIONS, OR INCONSISTENCIES DISCOVERED BY THE CONTRACTOR PROMPTLY TO THE CONSULTANT AS A REQUEST FOR INTERPRETATION IN THE FORM PROVIDED IN THE PROJECT MANUAL.
6. REPETITIVE FEATURES, REGARDLESS OF ORIENTATION, NOT SHOWN ON DRAWINGS SHALL BE COMPLETELY PROVIDED AS IF DRAWN IN FULL.
7. REPORT DISCREPANCIES IN CONTRACT DOCUMENTS TO CONSULTANT FOR CLARIFICATION PRIOR TO COMMENCING WORK.
8. IMMEDIATELY NOTIFY BUILDING ENVELOPE CONSULTANT UPON DISCOVERY OF ADDITIONAL UNFORESEEN DAMAGE TO EXISTING CONSTRUCTION SCHEDULED TO REMAIN AND THAT IS OUTSIDE THE CONTRACT. REQUEST A REVIEW. DO NOT COMMENCE RELATED WORK TO NEARBY WORK WITHOUT CONSULTANT APPROVAL.
9. TRADE CONTRACTORS ARE RESPONSIBLE, FOR THE LAYOUT OF THEIR OWN WORK, AND TO SEE THAT ITS WORK COMES TOGETHER WITH THAT OF OTHERS. REPORT DISCREPANCIES ON DRAWINGS TO CONSULTANT FOR DECISIONS.
10. TRADE CONTRACTORS MUST ASSURE THEMSELVES THAT THEY HAVE THE LATEST DRAWINGS ISSUED FOR CONSTRUCTION IN THE CONTRACTOR'S OFFICE.
11. AT LOCATIONS WHERE WORK IS IMPACTING EXISTING WRB AND TRIM, CONTRACTOR IS TO CAREFULLY CUT EXISTING TRIM TO NOT DAMAGE EXISTING WRB TO TIE-IN TO NEW MEMBRANES, FLASHINGS AND ASSEMBLIES ONLY WHEN NATURAL BREAKS ARE NOT AVAILABLE.

MEMBRANE INSTALLATION:

1. PROVIDE PROPER LAPS IN THE WEATHER-RESISTIVE BARRIER TO ENSURE CONTINUOUS AIR BARRIER. LEADING EDGE OF SAM TERMINATION TO RECEIVE MASTIC.
2. CLEAN AND PREPARE SURFACE PRIOR TO INSTALLATION OF ALL MEMBRANES IN ACCORDANCE TO MANUFACTURERS' RECOMMENDATIONS OR AS DIRECTED BY CONSULTANT.
3. PROVIDE SADDLE FLASHING AT ALL REQUIRED INTERSECTIONS.

METAL FLASHING:

1. FORM JOINTS ARE TO BE S-LOCK OR STANDING SEAMS; FORM INTERNAL & EXTERNAL CORNERS IN METAL FLASHINGS WITH 1/2" STANDING SEAM U.N.O.
2. TERMINATE METAL FLASHINGS WITH FOLDED 3/4" HIGH END DAMS. FLASHING DOWNTURN LEG IS TO COVER SIDING OR TRIMS MINIMUM 2" U.N.O.
3. INSTALL METAL HEAD FLASHINGS WITH END DAMS OVER WINDOWS AND DOORS. EXTEND FLASHING AS INDICATED OR MIN. 3/8" ON EITHER SIDE OF WINDOW AND DOOR.
4. FORM FLASHINGS WITH MINIMUM 6% SLOPE TO MEET B.C.B.C. MOISTURE INDEX REQUIREMENTS, UNLESS NOTED OTHERWISE.
5. ALL CAP FLASHING TO BE FASTENED WITH CONCEALED HOOK STRIPS (NOT SHOWN IN DRAWINGS).

EXTERIOR OPENINGS AND PENETRATIONS:

1. NO CONCERTED EFFORT HAS BEEN MADE BY CONSULTANT TO QUANTIFY THE EXTERIOR FIXTURES, SUCH AS LIGHT FIXTURES, CONVENIENCE RECEPTACLES, EXHAUST VENTS, PIPE PENETRATIONS, HOSE BIBS, ELECTRICAL OR METERS, ETC. CONTRACTOR SHALL PERFORM OWN QUANTITY SURVEY.
2. FORM EXTERIOR PERIMETER SEALANT JOINTS 3/8" TO 1/2" WIDE WITH CLOSED CELL BACKER ROD U.N.O. MAINTAIN JOINT WIDTH:DEPTH RATIO OF 2:1.
3. ENSURE MIN. 1/2" GAPS AT TOP AND BOTTOM OF CLADDING FOR AIR MOVEMENT. PERFORATED METAL INSECT SCREEN IS TO BE INSTALLED AT TOP AND BOTTOM OF CAVITY SPACE AND AT PENETRATIONS THAT ARE NOT COMPLETELY CAULKED.

WINDOWS AND DOORS:

1. FOAM BACKER ROD AND SEALANT IS TO BE INSTALLED AROUND THE INTERIOR PERIMETERS OF WINDOWS/DOORS FOR AIR BARRIER CONTINUITY. SHEATHING MEMBRANE OR SAM TO BE PROPERLY SEALED TO MAINTAIN CONTINUITY.
2. FOR ALL FLANGE MOUNTED WINDOWS ALIGN ALL WEEP HOLES IN THE WINDOW FLANGE WITH BOTTOM OF SILL.
3. CONFIRM DIMENSIONS OF ALL FLASHINGS AND STOPS. ENSURE THERE IS NO INTERFERENCE WITH OPERATION OF WINDOWS, DOORS OR OTHER FIXTURES.

SYMBOLS AND LEGENDS

ABBREVIATIONS LIST

• AB: AIR BARRIER
• BLDG.: BUILDING
• CONC.: CONCRETE
• CONT.: CONTINUOUS
• C/W: COMPLETE WITH
• DIA.: DIAMETER
• DIM.: DIMENSION
• DWG.: DRAWING
• EQ.: EQUAL
• EXIST.: EXISTING
• F.C.: FIBER CEMENT
• GA.: GAUGE
• GALV.: GALVANIZED
• G.W.B.: GYPSUM WALL BOARD
• LAM: LIQUID APPLIED MEMBRANE
• MAX.: MAXIMUM
• MIN.: MINIMUM
• MISC.: MISCELLANEOUS
• N.I.C.: NOT IN CONTRACT
• N.T.S.: NOT TO SCALE
• O.C.: ON CENTER
• P.T.: PRESSURE TREATED
• POLY.: POLYETHYLENE
• REINF.: REINFORCED
• REQ'D: REQUIRED
• R.O.: ROUGH OPENING
• R.W.L.: RAINWATER LEADER
• SAM: SELF-ADHERED MEMBRANE
• SIM.: SIMILAR
• SPEC.: SPECIFICATION
• S.G.: SLAB-ON-GRADE
• S.S.: STAINLESS STEEL
• STRUC.: STRUCTURAL
• TEMP.: TEMPERATURE
• T.O.W.: TOP OF WALL
• TYP.: TYPICAL
• U.N.O.: UNLESS NOTED OTHERWISE
• VB: VAPOUR BARRIER
• VP: VAPOUR PERMEABLE
• V.I.F.: VERIFY IN FIELD
• W/: WITH
• W/O: WITHOUT
• W.R.B.: WEATHER-RESISTIVE BARRIER

LINETYPE LEGEND TO DETAILS

• — — — —: WEATHER RESISTIVE BARRIER
• — ∙ — ∙ —: SELF-ADHESIVE MEMBRANE
• — — — —: SBS MEMBRANE
• — ∙∙ — ∙∙ —: VINYL MEMBRANE
• — — — —: EXISTING MEMBRANE
• — — — —: EXISTING COMPONENT

DETAIL HATCHING LEGEND

• [BATT INSULATION SYMBOL]: BATT INSULATION
• [SPRAY FOAM SYMBOL]: CLOSED CELL SPRAY APPLIED POLYURETHANE FOAM INSULATION
• [SEMI-RIGID INSULATION SYMBOL]: SEMI-RIGID/RIGID INSULATION
• [PLYWOOD SYMBOL]: PLYWOOD SHEATHING TO BE REPAIRED (AS DIRECTED)
• [EXISTING PLYWOOD SYMBOL]: EXISTING PLYWOOD SHEATHING (TO REMAIN)
• [FIBRE CEMENT SYMBOL]: FIBRE CEMENT TRIM/CLADDING
• [WOOD TRIM SYMBOL]: WOOD TRIM
• [CONCRETE SYMBOL]: EXISTING CONCRETE
• [GRADE SYMBOL]: EXISTING GRADE

SYMBOLS LEGEND

• [CIRCLE WITH SECTION/SHEET]: SECTION DETAIL NUMBER / SHEET NUMBER WHERE DETAIL IS LOCATED
• [DASHED CIRCLE WITH TITLE]: DETAIL TITLE / SCALE / DRAWING REF / SHEET NUMBER WHERE DETAIL IS LOCATED
• [W1a HEXAGON]: WALL TYPE REF
• [HEXAGON WITH NUMBER]: ASSEMBLY TYPE DESIGNATION
• [RR SYMBOL]: EXISTING WINDOW OR DOOR TO BE REMOVED AND REINSTALLED
• [EX SYMBOL]: EXISTING WINDOW OR DOOR TO REMAIN IN PLACE
• [CIRCLE WITH &]: NEW WINDOW OR DOOR NUMBER - REFER TO WINDOW/DOOR SCHEDULE
• [TRIANGLE WITH NUMBER]: REVISION/ADDENDA NUMBER
• [DASHED BORDER]: REVISION CLOUD - DENOTES THE AREA WITHIN THE CLOUD BOUNDARIES CONTAINING THE MOST RECENT REVISION(S) MADE TO THAT DRAWINGS

ASSEMBLY SHEET

WALL ASSEMBLIES:

• E1 EXISTING WALL ASSEMBLY: EXISTING CLADDING (REMOVE) - STUCCO C/W METAL LATH - HORIZONTALLY LAPPED WOOD; EXISTING DRAINAGE COMPOSITE (REMOVE); EXISTING BUILDING PAPER (REMOVE); EXISTING SHEATHING (RETAIN); EXISTING FRAMING (RETAIN); EXISTING FIBREGLASS BATT INSULATION; EXISTING VAPOUR RETARDER (RETAIN); EXISTING GYPSUM BOARD (RETAIN).
• W1 FIBRE CEMENT CLADDING WALL ASSEMBLY: NEW LAPPED FIBRE CEMENT CLADDING; NEW 2 LAYERS OF 3/4"x2" P.T. PLYWOOD FURRING INSTALLED OVER EXISTING STUDS - FASTENING PER PAGE NOTES; NEW 1" SEMI-RIGID MINERAL FIBRE INSULATION; NEW SELF-ADHERED SHEATHING MEMBRANE (WRB/AB); EXISTING PLYWOOD OR RE-SAWN CEDAR SHEATHING; EXISTING FRAMING; EXISTING FIBREGLASS BATT INSULATION; EXISTING VAPOUR RETARDER (VB); EXISTING GYPSUM BOARD.
• W2 GABLE END WALL ASSEMBLY: NEW FIBRE CEMENT STAGGERED EDGE SHINGLE SIDING; NEW 1/2"x1 1/2" P.T. PLYWOOD FURRING @ 16" O/C; NEW SELF-ADHERED SHEATHING MEMBRANE (WRB); EXISTING PLYWOOD OR RE-SAWN CEDAR SHEATHING; EXISTING ROOF FRAMING.
• W3 FOUNDATION WALL AT CRAWLSPACE ASSEMBLY: EXISTING CONCRETE FOUNDATION WALL; NEW 2" XPS INSULATION ADHERED TO FOUNDATION WALL - TAPE ALL JOINTS (AB). INTERIOR SPACE TREATED AS HEATED.

ROOF ASSEMBLIES:

• E2 EXISTING ROOF DECK ASSEMBLY: EXISTING WOOD DECKING (REMOVE); EXISTING WOOD PURLINS (REMOVE); EXISTING MEMBRANE (REMOVE); EXISTING SHEATHING (REMOVE); EXISTING JOISTS (RETAIN). OVER LIVING SPACE: EXISTING INSULATION (RETAIN); EXISTING VAPOUR BARRIER (RETAIN); EXISTING INTERIOR FINISH (RETAIN). AT SOFFIT: EXISTING PERFORATED SOFFIT (REMOVE).
• R1 ROOF DECK ASSEMBLY: NEW 2-PLY VINYL MEMBRANE; NEW 5/8" T&G PLYWOOD SHEATHING; NEW SLEEPERS TO PROVIDE 2% SLOPE - SLOPED TO INTERNAL DRAIN; EXISTING JOISTS. OVER LIVING SPACE: EXISTING INSULATION; EXISTING VAPOUR BARRIER (VB/AB); EXISTING INTERIOR FINISH. OVER EXTERIOR SPACE: NEW PERFORATED ALUMINUM SOFFIT (REMOVE). NOTE: 1. THE EXISTING VAPOUR BARRIER WILL ALSO BE SERVING AS THE AIR BARRIER. TIE-IN SHEATHING MEMBRANE AT TOP OF WALL AREAS AND AIR BARRIER EXTENSION AT BASE OF WALL TO ENSURE CONTINUITY.
• R2 SLOPED ROOF ASSEMBLY: EXISTING ASPHALT SHINGLES (MODIFY AS REQUIRED TO ACCOMMODATE MEMBRANE TIE-INS); EXISTING ROOF UNDERLAY (RETAIN); EXISTING SHEATHING (RETAIN); EXISTING ROOF TRUSSES (RETAIN); EXISTING INSULATION (RETAIN); EXISTING VAPOUR RETARDER (VB/AB) (RETAIN); EXISTING INTERIOR FINISHES (RETAIN). NOTES: 1. NEW GUTTERS AND RAINWATER LEADERS ARE TO BE INSTALLED AT ALL EXISTING LOCATIONS. 2. THE EXISTING VAPOUR BARRIER WILL ALSO BE SERVING AS THE AIR BARRIER. TIE-IN SHEATHING MEMBRANE AT TOP OF WALL AREAS TO ENSURE CONTINUITY.

TYPICAL NOTE:

ALL EXISTING COMPONENTS TO BE RETAINED WILL BE REPAIRED ON AN AS REQUIRED BASIS. AS DIRECTED BY MH.

W1 FURRING FASTENING REQUIREMENTS

1. THE FIRST 3/4" FURRING MEMBER IS TO BE NAILED WITH THE FOLLOWING PATTERN: 1.1. 64mm (2 1/2") RING SHANK NAILS INSTALLED AT 200mm (8") O/C 1.2. FURRING MEMBER IS ALSO TO BE NAILED INTO ALL TOP AND BOTTOM PLATES
2. THE TOP 3/4" FURRING MEMBER IS TO BE NAILED WITH THE FOLLOWING PATTERN: 2.1. 82.55mm (3 1/4") RING SHANK NAILS AT 200mm (8") O/C 2.2. NAILED AT TOP AND BOTTOM PLATES USING 82.55mm (3 1/4") RING SHANK NAILS

WINDOW SCHEDULE

WINDOW AND DOOR NOTES:

1. ALL WINDOW AND DOOR OPENINGS, SIZES AND DIRECTIONS TO MATCH EXISTING. THE ACTUAL WINDOW AND DOOR OPENING ORIENTATIONS MUST BE CONFIRMED DURING THE SHOP DRAWING PROCESS.
2. THE CONTRACTOR SHALL BE RESPONSIBLE TO CONFIRM FINAL SIZES, QUANTITIES AND CONFIGURATIONS PRIOR TO ORDERING.
3. REFER TO PLANS AND ELEVATIONS FOR WINDOW AND DOOR LOCATIONS.
4. ALL ASSEMBLIES SHOWN HEREIN ARE AS VIEWED FROM THE EXTERIOR.
5. ALL OPERABLE WINDOWS AND SLIDING GLASS DOORS ARE TO BE SUPPLIED WITH BUG SCREENS.
6. THESE DRAWINGS ARE A GUIDE ONLY TO SHOW THE PROPOSED WINDOW CONFIGURATION.

WINDOW QUANTITIES:

• W1: QTY: 1 (LOCATED AT UNIT 35 ONLY)
• W2: QTY: 12 (WINDOW TO HAVE OBSCURE GLAZING)
• W3: QTY: 26
• W3R: QTY: 23
• W4: QTY: 24
• W5: QTY: 49
• W6: QTY: 2 (W6 IS LOCATED AT UNIT 35 ONLY)
• W7: QTY: 228
• W8: QTY: 24
• W8R: QTY: 13

DOOR QUANTITIES AND DESCRIPTIONS:

• D1E (QTY: 27) / D1ER (QTY: 23): FRONT ENTRANCE DOOR. INSULATED FIBREGLASS DOOR C/W OPAQUE GLAZING PANEL, NEW HANDLE, DOOR LOCK, HINGES AND ASSOCIATED HARDWARE.
• D1S (QTY: 28) / D1SR (QTY: 14): STORAGE ROOM / OFFICE DOOR. INSULATED FIBREGLASS DOOR C/W NEW HANDLE, DOOR LOCK, HINGES AND ASSOCIATED HARDWARE.
• D1B (QTY: 24) / D1BR (QTY: 13): REAR SWING DOOR. INSULATED FIBREGLASS DOOR C/W NEW GLAZING PANEL, HANDLE, DOOR LOCK, HINGES AND ASSOCIATED HARDWARE. GLAZING PANEL TO HAVE INTEGRATED BLINDS.
• D2 (QTY: 11) / D2R (QTY: 2): SLIDING DOOR.
• D3 (QTY: 16) / D3R (QTY: 2): ROOF DECK DOOR. RATED VINYL OUT SWING DOOR ASSEMBLY WITH GLAZED INSERT.
• D4 (QTY: 5) / D4R (QTY: 2): ELECTRICAL ROOM DOOR. HOLLOW METAL DOOR C/W NEW HANDLE, DOOR LOCK, HINGES AND ASSOCIATED HARDWARE.

SITE PLAN

[Architectural site plan drawing A1.000 showing layout of Blocks 1 through 10 and adjacent properties along Island Highway and Glentana Road.]

PARTIAL SITE PLAN 1

NOTES:

1. REFER TO FLOOR PLANS FOR WALL MOUNTED EXTERIOR LIGHT LOCATIONS.
2. EXISTING SITE WORK / HARDSCAPING TO REMAIN UNLESS NOTED OTHERWISE.
3. FENCE LOCATIONS ARE APPROXIMATE CONFIRM LENGTH ON SITE PRIOR TO ORDERING.
4. GATE LOCATION IS APPROXIMATE; LOCATION AND HANDING OF GATE TO BE CONFIRMED ON SITE.
5. REFER TO A4.102 FOR FENCE DETAILING.
6. ALL EXISTING FRONT AND REAR LANDINGS ARE TO BE REPLACED - REFER TO FLOOR PLANS.
7. CONTRACTORS' STAGING AREA IS APPROXIMATE IN SIZE AND LOCATION - LOCATION AND EXTENT TO BE CONFIRMED IN PRE-CONSTRUCTION MEETING.
8. CONTRACTOR TO CO-ORDINATE WITH BC HYDRO TO MOVE AND SUPPORT EXISTING ELECTRICAL WIRES TO ACCOMMODATE CLADDING INSTALLATION - REFER TO DETAIL 3/A1.001 AND A5.115.

CRAWLSPACES:

BLOCK 1 AND BLOCK 3 ARE LOCATED OVER CRAWLSPACES.

PARTIAL SITE PLAN 2

[Architectural site plan drawing A1.002 showing details for Blocks 2, 4, 8, and 9.] Same project notes as Page 12 apply.

PARTIAL SITE PLAN 3

[Architectural site plan drawing A1.003 showing details for Blocks 5, 6, 7, and 10, including office and lower playground.] Same project notes as Page 12 apply. Specific note: RE-GRADE SOIL TO ENSURE IT IS 6" BELOW WOOD FRAMING ELEMENTS AT PERIMETER OF OFFICE AND INSTALL A 12"x12" GRAVEL STRIP C/W P.T. WOOD BORDER.

BLOCK 1 AND 2 FLOOR PLANS

NOTES:

1. REAR WOOD DECKS

1.1. REAR WOOD DECKS ARE LOCATED AT UNITS 3, 4 AND 32. 1.2. THESE DECKS ARE TO BE REMOVED AND REPLACED WITH NEW. 1.3. REFER TO A5.305 FOR DETAILING.

2. LANDINGS ABOVE 2'

2.1. APPEAR AS HATCHED IN THE DRAWINGS. 2.1. LANDINGS (REAR OR FRONT) EQUAL TO OR GREATER THAN 2' (4 RISERS) ABOVE THE ADJACENT GRADE ARE TO BE INSTALLED WITH RIM JOISTS TO THE BUILDING WALL. 2.2. PROVIDE GUARD RAILS AND RAILINGS TO MEET THE BCBC REQUIREMENTS OR TO MATCH EXISTING, WHICHEVER IS MORE STRINGENT. 2.3. FASTENING AND RIMS JOIST DETAILS WILL BE SIMILAR TO A5.305. 2.4. LANDINGS ARE TO BE CONSTRUCTED WITH P.T. FRAMING AND CEDAR DECKING / TREADS.

3. TYPICAL LANDINGS (BELOW 2')

3.1. LANDINGS AND STEPS BELOW 2' ABOVE GRADE CAN BE FREESTANDING. 3.2. LANDINGS ARE TO BE CONSTRUCTED WITH P.T. FRAMING AND CEDAR DECKING / TREADS. 3.3. IF A RAILING/HANDRAIL IS EXISTING THEN IT WILL NEED TO BE REMOVED AND REPLACED AS PART OF THE CONTRACT.

4. ROOF DECK DRAINS

4.1. ROOF DECKS ARE TO BE PROVIDED WITH ONE INTERNAL DRAIN PER ROOF DECK. 4.2. LOCATIONS SHOWN HEREIN ARE APPROXIMATE AND MAY VARY FROM SITE CONDITIONS.

BLOCK 3 AND 4 FLOOR PLANS

[Architectural drawing A1.102 showing floor plans for Units 13 through 23.] Same floor plan notes as Page 15 apply.

BLOCK 5 AND 6 FLOOR PLANS

[Architectural drawing A1.103 showing floor plans for Units 24 through 32.] Same floor plan notes as Page 15 apply. Specific note: REMOVE EXISTING PERGOLA at Unit 27.

BLOCK 7 AND 8 FLOOR PLANS

[Architectural drawing A1.104 showing floor plans for Units 33 through 42.] Same floor plan notes as Page 15 apply.

BLOCK 9 AND 10 AND AUXILIARY BUILDING FLOOR PLANS

[Architectural drawing A1.105 showing floor plans for Units 43 through 50, maintenance sheds, and office.] Same floor plan notes as Page 15 apply.

BLOCK 1 AND 2 ELEVATIONS

[Architectural drawing A2.101 showing front, rear, right, and left elevations for Blocks 1 and 2.]

NOTES:

1. EXTERIOR LIGHT FIXTURES

1.1. ALL EXTERIOR WALL MOUNTED LIGHT FIXTURES ARE TO BE REMOVED AND REPLACED WITH NEW. 1.2. EACH SUITE HAS A TOTAL OF TWO (2) WALL MOUNTED LIGHT FIXTURES. 1.3. ADDITIONAL LIGHT FIXTURES (BUILDING FIXTURES) HAVE BEEN ADDED TO THE BUILDINGS AS SHOWN IN THE ELEVATIONS. 1.4. REMOVAL AND INSTALLATION OF NEW LIGHT FIXTURES IS TO BE COVERED UNDER THE BASE CONTRACT. 1.5. NEW FIXTURES, SELECTED BY CO-OP BOARD, WILL BE PURCHASED THROUGH CASH ALLOWANCE.

2. RAILINGS / GUARD RAILS

2.1. RAILINGS AND GUARD WALLS ARE TO BE INSTALLED AT LANDINGS, STAIRS AND DECKS PER BCBC REQUIREMENTS OR IF AN EXISTING RAILING WAS PRESENT AT THAT LOCATION - CONTRACTOR RESPONSIBLE FOR DOCUMENTING EXISTING CONDITIONS TO CONFIRM REQUIREMENTS. 2.2. ROOF DECK RAILINGS ARE FACE MOUNTED ALUMINUM RAILINGS WITH GLAZED INSERTS. 2.3. ALL LOWER FLOOR RAILINGS (DECKS, LANDINGS ETC.) ARE TO BE FACE MOUNTED ALUMINUM RAILINGS C/W PICKETS. 2.4. REFER TO A5.304 FOR THE ANCHOR AND FASTENER REQUIREMENTS FOR FACE MOUNTED RAILINGS.

BLOCK 3 AND 4 ELEVATIONS

[Architectural drawing A2.102 showing elevations for Blocks 3 and 4.] Same elevation notes as Page 20 apply.

BLOCK 5 AND 6 ELEVATIONS

[Architectural drawing A2.103 showing elevations for Blocks 5 and 6.] Same elevation notes as Page 20 apply.

BLOCK 7 AND 8 ELEVATIONS

[Architectural drawing A2.104 showing elevations for Blocks 7 and 8.] Same elevation notes as Page 20 apply.

BLOCK 9 AND 10 AND AUXILIARY BUILDING ELEVATIONS

[Architectural drawing A2.105 showing elevations for Blocks 9 and 10, maintenance sheds, and office.] Same elevation notes as Page 20 apply.

COLOURED SITE PLAN AND PRIVACY FENCE DRAWINGS

[Drawing A4.102 showing a color-coded site plan and fence construction details.]

LEGEND:

• [Blue Hatching]: LAPPED SIDING - BOOTHBAY BLUE

  

• [Red Hatching]: LAPPED SIDING - TRADITIONAL RED

  

• [Grey Hatching]: LAPPED SIDING - NIGHT GRAY
• [Tan Hatching]: LAPPED SIDING - SAIL CLOTH

NOTES:

1. ALL COLOURS HAVE/WILL BE SELECTED FROM JAMES HARDIE - COLOUR PLUS PALETTE.
2. FOUR (4) PRIMARY COLOURS (SHOW ABOVE) WILL BE USED FOR THE CLADDING AND THERE WILL BE ONE (1) FEATURE COLOUR USED IN THE GABLE ENDS. 2.1. THE COLOURS SHOWN HEREIN ARE PENDING CLIENT APPROVAL AND MAY BE SUBJECT TO CHANGE.
3. GABLE ENDS WILL BE CLAD WITH JAMES HARDIE - STAGGERED EDGE SHINGLES. 3.1. COLOUR: KEW COATINGS - WESTCOAST GREY.
4. THE LAYOUT SHOWN HEREIN IS FOR PRICING ONLY AND MAY BE SUBJECT TO CHANGE PRIOR TO CONSTRUCTION.

PRIVACY FENCE DETAILS:

• POSTS: P.T. 6x6 (NOMINAL) POSTS LOCATED AT MAX SPACING OF 8' O/C - EXTEND A MIN. OF 18" BELOW GRADE - PROVIDE WITH A POST CAP.
• MID RAIL, TOP RAIL, BOTTOM RAIL: P.T. 2x4 (NOMINAL) CONNECTED TO POSTS.
• FENCE BOARDS: CEDAR BOARDS W/ 1" SPACING BETWEEN ADJACENT BOARDS - BOARDS STAGGERED ON EACH SIDE OF FENCE - PROVIDE 4" CLEARANCE TO GRADE.
• FOOTING: OVER EXCAVATE AREA AROUND POST, INSTALL 6" DIA. SONOTUBE AND FILL WITH CONCRETE - FOOTING TO EXTEND ±2" ABOVE ADJACENT GRADE.
• FOOTING AT ROCK OR CONCRETE: INSTALL A SIMPSON STRONG TIE E-Z BASE TO SUPPORT POST - SOME MODIFICATION TO THE SUBSTRATE MAY BE REQUIRED - INSTALL PER SIMPSON STRONG TIE REQUIREMENTS.

COLOURED RENDERINGS

Option 1 - Lapped Siding with Belly Band

All units are clad with lapped fibre cement siding with alternating colours. Gable ends are clad with fibre cement shingle siding coated to look like aged natural wood. The fascia will become a 3 stepped fascia and is clad with a combination of fibre cement panel with colour matched reglets and fibre cement trim. Fascia and window trim are white. The belly band will be continuous until there is a vertical step between units in which case it will begin/terminate at that inside corner.

MATERIAL SAMPLES:

• Lapped Cedarmill Siding - Colour: Traditional Red

  

• Lapped Cedarmill Siding - Colour: Cobble Stone

  

• Lapped Cedarmill Siding - Colour: Night Gray

  

• Lapped Cedarmill Siding - Colour: Evening Blue

  

• Staggered Edge Shingle Panel - Colour: Fisher Coatings - Westcoast Grey

  

• Fascia and Window Trim - Rustic Grain Boards - Colour: Arctic White

  

ARCHITECTURAL RENDERINGS:

Revision History for Coloured Renderings:

• 2: Issued for Members Meeting (2018-12-05)
• 1: Issued Client Review (2018-11-21)