Plans – Java Designs – April 9, 2026

Page ID00: General Notes, Foundation Plan & Site Plan

General Notes

ENGINEER'S ADDENDUMS, STRUCTURAL DETAILS, AND NOTES SUPRECEDE THOSE NOTED ON THIS GENERAL NOTE SHEET DEPENDING ON LOCAL CONDITIONS.

1. ALL MATERIAL, CONSTRUCTION METHODS, AND WORKMANSHIP TO CONFORM TO THE CURRENT EDITION (2024) OF THE BRITISH COLUMBIA BUILDING CODE, THE BRITISH COLUMBIA PLUMBING CODE, THE ELECTRICAL CODE, AS WELL AS ANY LOCAL BUILDING CODES OR BYLAWS WHICH MAY TAKE PRECEDENCE.
2. ALL MEASUREMENTS MUST BE VERIFIED ON SITE BY BUILDER PRIOR TO CONSTRUCTION, AND ANY DISCREPANCIES REPORTED TO DESIGNER.
3. THE GENERAL CONTRACTOR/OWNER SHALL MAKE ANY NECESSARY PERMIT APPLICATIONS AND ARRANGE FOR INSPECTIONS ON SITE AND NECESSARY HOOK-UPS AS REQUIRED.
4. DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE.
5. DIMENSIONS ARE TO FACE OF CONCRETE, FOAM/ICF STRUCTURAL SHEATHING TO THE EXTERIOR OF WALLS, TO CENTRE LINE AT POINT LOADS/FOOTINGS, AND TO FACE OF DRYWALL OR CENTRE LINE AT INTERIOR WALLS.
6. NO TREE REMOVAL MAY BE UNDERTAKEN WITHOUT PRIOR APPROVAL.
7. ALL CONCRETE FOOTINGS TO HAVE SOLID BEARING ON FIRM UNDISTURBED INORGANIC ORIGINAL SOIL OR COMPACTED GRANULAR FILL AS DIRECTED BY P. ENG.
8. FOOTINGS MUST BE PLACED ON UNDISTURBED OR COMPACTED SOIL TO AN ELEVATION BELOW FROST PENETRATION OR ALTERNATIVE METHOD MUST BE USED TO ENSURE INSULATION OF FOUNDATION AS PER LOCAL BUILDING CODE.
9. FOUNDATIONS ARE DESIGNED FOR MINIMUM ALLOWABLE SOIL BEARING PRESSURE OF 2,000 P.S.F. ENGINEERING SERVICES (GEO-TECH, STRUCT.) MUST BE CONTACTED IF POOR SOIL CONDITIONS ARE FOUND.
10. ALL JOISTS TO BE NO. 2 DOUGLAS FIR OR BETTER, UNLESS OTHERWISE NOTED. JOISTS SHALL BE DOUBLED UNDER PARALLEL PARTITIONS OVER 6'0" LONG. JOISTS TO BE PLACED TO ACCOMODATE HEATING AND PLUMBING.
11. ALL BEAMS AND POSTS TO BE NO. 1 DOUGLAS FIR OR BETTER, UNLESS OTHERWISE NOTED.
12. ALL STRUCTURAL COMPONENTS ARE NOTED FOR REFERENCE ONLY. REFER TO P. ENG DRAWINGS FOR SPECIFICATIONS.
13. ALL ROOF TRUSSES, FLOOR JOIST SYSTEMS, AND NON-SOLID BEAMS TO BE ENGINEERED BY SUPPLIER. ANY CHANGES TO LAYOUT ON DRAWINGS TO BE APPROVED BY DESIGNER OR ENGINEER.
14. PROVIDE SMOKE DETECTORS TO BUILDING CODE SPECS.
15. ALL GUARDS, GUARDRAILS, & HANDRAILS SHALL COMPLY WITH THE BCBC CURRENT EDITION.
16. OWNER SHALL CONFIRM ALL INTERIOR AND EXTERIOR FINISHING SHOWN ON PLANS.
17. EXTERIOR DOORS SHALL BE SOLID CORE/INSULATED AND WEATHER-STRIPPED.

Errors and Omissions

MODLUX INTERIORS INC MAKES EVERY EFFORT TO PROVIDE COMPLETE AND ACCURATE DRAWINGS, HOWEVER; WE ASSUME NO LIABILITY FOR ANY ERRORS OR OMISSIONS THAT MAY AFFECT CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE BUILDER TO CONFIRM AND VERIFY ALL DIMENSIONS AND DETAILS BEFORE PROCEEDING WITH CONSTRUCTION. SHOULD ANY DISCREPANCIES BE FOUND IN THESE DRAWINGS, PLEASE NOTIFY US AT ONCE SO WE CAN EDIT/REVISE AS NECESSARY AND HELP TO PREVENT ANY FUTURE ERRORS.

Area Legend

Plans and Diagrams

[Diagram: Addition - Garage Lower Floor Plan showing foundation walls, heated concrete slabs, and connections to existing footings] Notes:

1. ALL FOUNDATION WALLS TO BE 6" THICK CONCRETE ON 6x16 CONCRETE STRIP FOOTING U.N.O. BY STRUCTURAL ENGINEER.
2. FOUNDATION FOOTING PLACED BELOW FROST DEPTH FOR LOCAL CONDITIONS.

[Diagram: Site Plan showing property boundaries, existing main residence, carport, sun deck, driveway, and proposed garage suite addition with setbacks and landscaping]

Project Information

• Project Name: Slothouber Residence Garage Suite Addition
• Address: 309 View Royal Ave, Victoria, BC
• Drawing Title: General Notes, Foundation Plan & Site Plan
• Scale: As Noted
• Date: January 7, 2026
• Drawn By: BS
• Reviewed By: DR
• Sheet Number: ID00

Revision Schedule:

• 1: 2026.01.08 ISSUED FOR PRELIM. ENG. REVIEW
• 2: 2026.01.08 ISSUED FOR ENG & PERMIT
• 3: 2026.02.17 ADDED AREA LEGEND
• 2026.03.24 ADDITIONAL INFORMATION PER VIEW ROYAL BUILDING DEPARTMENT

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