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Council Meeting/Documents/Architectural Plans: Block R - Java Design
Appendix

Architectural Plans: Block R - Java Design

May 21, 2024Pages 37–426 sections

Site plans, cross-sections, foundation plans, and elevations for Block R triplex (units R42-R44).

8.1 a) Development Permit 2024-01 - 2001-2014 West Park Lane - Phase 6
Java Design drawingsDated July 13, 2023Buildings are 2 storeys

Page 1: Key Site Plan and Data Box

Project Data Table Residential Townhouse/Duplex

Lot Size 42,595.3m²
Zoning CD-23
Proposed Allowed
Floor space ratio 0.095 (2,025.31m² / 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 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 2000 psi (13.8 MPa) at 28 days, mixed, placed and tested in accordance with CAN3-A23.1.

Walls

  • All walls are 2'x6' framing 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 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.
  • Plumbing vents: Plumbing vent stack pipes must be made airtight by sealing at the air barrier to vent stack with compatible material, sheathing tape, or a rubber gasket at the ceiling.

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" wider than door. Frame height 82" for exterior doors and 82" for interior doors. Frame opening 1 1/4" wider than bifold doors and frame height 81 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.
  • 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 house built from these plans.
Page 37–42

Page 2: Block R - Cross Sections and Details

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 5/8" T&G plywood or 2x10 joists @ 12" 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., R28 batt insulation, 6 mil U.V. poly V.B., 5/8" GWB.
  4. 2x6 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 w/ B.C. R-22 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 oc
  • 600 mm o.c. on separate 38 mm x 89 mm plates set 25 mm apart
  • 89 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 glass under rainscreen as per BCBC. Windows in doors to be safety glass.
  5. Stairs: 7 5/8" 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: vent 1/150 using Shinglevents II Ridge Vent.
  9. Eave protection to 12" beyond heated wall.
  10. 8" concrete wall on 8"x16" concrete footings - 2#4 bar continuous - R12 ridged insulation - 2 coats damp proofing.
  11. Caulk over and around all exterior openings.
  12. 10" X 10" post saddle on 8" pilaster 2'6x2'6 concrete footing. NOT SHOWN.
  13. 42" non climbable continuous handrail.
  14. Undisturbed non-organic soil.

W13a - Party Wall Detail (B.C. Building Code 2012 (A-9.10.3.1.A))

  • Laminated asphalt shingles on 1/2" plywood, 5/16" FP clips.
  • I/O trusses designed by manuf.
  • R-40 insulation.
  • 6 mil Poly V.B.
  • 1/2" gypsum board.
  • 1 layer 5/8" X-Type gypsum board on 2x4 studs @ 16" O/C C/W 3 1/2" fiberglass insulation (both sides).
  • Friction fitted and solid filled 1" air space.
  • 2x4 studs @ 16" O/C C/W 3 1/2" fiberglass insulation (both sides).
  • Friction fitted and solid filled.
  • 1 layer 5/8" X-Type gypsum board on.
Page 37–42

Page 3: Block R - Foundation Plan

Foundation Plan (On Slab)

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

Plan Annotations:

  • 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, slope to drain
  • 10"x10"x11" ftgs with 10" pilaster & 6x6 post saddle to 6x6 post
  • Bulkhead cut for garage door, slope concrete to drain away from house
Page 37–42

Page 4: Block R - Main Floor Plan

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

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

Unit Main Floor Area Garage Area
R42 641.21 Sq Ft (59.57 Sq M) 433.55 Sq Ft (40.28 Sq M)
R43 655.96 Sq Ft (60.94 Sq M) 433.55 Sq Ft (40.28 Sq M)
R44 641.21 Sq Ft (59.57 Sq M) 432.19 Sq Ft (40.15 Sq M)

Note: Triplex to be sprinkled

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.

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 oc
  • 600 mm o.c. on separate 38 mm x 89 mm plates set 25 mm apart
  • 89 mm thick absorptive material on each side
  • 1 layer of 15.9 mm Type X gypsum board on each side
Page 37–42

Page 5: Block R - Upper Floor Plan

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

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

Unit Upper Floor Area
R42 1,016.02 Sq Ft (94.39 Sq M)
R43 1,030.04 Sq Ft (95.69 Sq M)
R44 1,015.51 Sq Ft (94.34 Sq M)

Note: Triplex to be sprinkled

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.

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 oc
  • 600 mm o.c. on separate 38 mm x 89 mm plates set 25 mm apart
  • 89 mm thick absorptive material on each side
  • 1 layer of 15.9 mm Type X gypsum board on each side
Page 37–42

Page 6: Block R - 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 1x2 - CHECKER PATTERN - REFER TO ELEVS RAINSCREEN AS PER BCBC
F2 WALL FINISH: HARDIE-PLANK SIDING LAPPED TO 5" 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 STONE: K2 STONE - RAIN SCREEN AS PER BCBC

Notes:

  • "All windows must comply with BCBC and NAFS requirements"
  • Must be clearly labelled 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.
Page 37–42
Extracted from: 2024 05 21 Council Agenda - Agenda - Pdf