Attachment 2: Project Plans – 254 Island Highway

Context Plan, Site Plan & Data Box

Address: 254 Island Hwy, View Royal
Customer: White Wolf Homes
Issue Date: April 30, 2026
Sheet Number: A1

Project Data Table - Office Building

* VARIANCE REQUIRED

Drawings

Notes

Energy Step Code

Owner to consult and engage an energy advisor for modeling building efficiency. Report must be provided to designer to confirm construction assemblies prior to building permit submission. Energy report to include required level of energy step code based on requirement of local authority having jurisdiction.

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 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 solid 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 (20MPa) at 28 days, mixed, placed and tested in accordance with CAN3-A438. 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 1/4" wider than door.
• Frame height 83" for exterior doors and 82.5" for interior doors.
• Frame opening 1 1/4" wider than bifold doors and frame height 81.5".

Miscellaneous

• 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.

Disclaimer

Neither Java Designs Inc. nor the designer accept responsibility for the following:

• Information provided on existing buildings or site.
• Conformity of plans to site.
• Errors and omissions.
• Any structure built from these plans.

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