Architectural Plans: Block S - Java Design

Sheet A1: KEY SITE PLAN AND DATA BOX

PROJECT DATA TABLE RESIDENTIAL TOWNHOUSE/ DUPLEX

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 PRIMED 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 SOIL 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-A23.1.
• ALL WALLS ARE 8" CONCRETE UNLESS OTHERWISE NOTED.
• ALL GRADES ARE ESTIMATED ONLY AND SHALL BE ADJUSTED ON SITE.
• SILL PLATES 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 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" "H" WIDER THAN DOOR
  • FRAME HEIGHT 1/2" FOR EXTERIOR DOORS AND 1/2" FOR INTERIOR DOORS.
  • FRAME OPENING 1 1/4" WIDER THAN BIFOLD DOORS AND FRAME HEIGHT 1 1/2".

MSC

• 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.

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Sheet A2: BLOCK S - CROSS SECTIONS AND DETAILS

CONSTRUCTION ASSEMBLIES:

• 4" concrete floor on 6 mil poly V.B. compacted granular fill.
• 2x4 framing 16" O.C. typ. 1/2" GWB finish throughout.
• 2x10 floor joist 16" O.C. typ. nail and glue 3/4" T&G plywood, X-bridging @ 8' O.C. typ.
• Exterior finish, 3/4" air space, pressure treated strapping, sheathing paper, 1/2" sheathing, 2x6 studs at 16" O.C., R-24 batt insulation, 6 mil. poly V.B., 1/2" GWB. (See elevations).
• Asphalt shingles, building paper, 7/16" O.S.B. (or 1/2" plywood), engineered trusses designed by supplier @ 24" O.C. typ., R-28 batt insulation, 6 mil U.V. poly V.B., 5/8" GWB.

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.

CONSTRUCTION NOTES:

1. R40 insulation, 6 mil poly V.B. 1/2" ceiling board.
2. Continuous soffit vent.
3. Aluminum gutters and non-vented soffits - roof overhangs as per plans.
4. All windows vinyl, supply rain caps over, rainscreen as per BCBC. Windows in doors to be safety glass.
5. Stairs: 7 3/4" rise, 10 1/4" tread, 1" nosing with continuous handrail.
6. Provide drains to perimeter system.
7. 4" drain tile with 6" rock over.
8. Provide roof vents: 1/300 using McGregor's Ridge Vent.
9. Eave protection to 12" beyond heated wall.
10. 8" concrete wall on 8"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" post saddle on 8" pilaster 2'x2'x8" concrete footing, NOT SHOWN.
13. 42" non climbable continuous handrail.
14. Undisturbed non-organic soil.

B.C. BUILDING CODE 2012 (A-9.10.3.1.A) RATED WALL ASSEMBLY W13a (1.0 HR F.R.R., 57 STC):

• 1 LAYER 5/8" TYPE X GYPSUM BOARD ON
• 2x4 STUDS @ 16" O/C C/W
• 1-1/2" FIBREGLASS INSULATION (BOTH SIDES) FRICTION FITTED AND SOLID FILLED
• 1" AIR SPACE
• 2x4 STUDS @ 16" O/C C/W
• 1-1/2" FIBREGLASS INSULATION (BOTH SIDES) FRICTION FITTED AND SOLID FILLED
• 1 LAYER 5/8" TYPE X GYPSUM BOARD ON

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Sheet A3: BLOCK S - FOUNDATION PLAN (ON SLAB)

General Plan Notes:

• 8" concrete wall on 8"x16" 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.
• Sprinkler room min. 18"x30" clear, insulate, heated with electric baseboard. Enclosed with metal door.
• Bulkhead for garage door: slope concrete to drain away from house.

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Sheet A4: BLOCK S - MAIN FLOOR PLAN (8'-0 3/4" WALLS)

MAIN FLOOR AREA DATA:

• S45 FLOOR AREA: 650.41 Sq Ft (60.43 Sq M)
• S45 GARAGE AREA: 433.55 Sq Ft (40.28 Sq M)
• S46 FLOOR AREA: 655.96 Sq Ft (60.94 Sq M)
• S46 GARAGE AREA: 433.55 Sq Ft (40.28 Sq M)
• S47 FLOOR AREA: 641.21 Sq Ft (59.57 Sq M)
• S47 GARAGE AREA: 432.19 Sq Ft (40.15 Sq M)

NOTE: TRIPLEX TO BE SPRINKLERED

• 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.

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Sheet A5: BLOCK S - UPPER FLOOR PLAN (9'-0 3/4" WALLS)

UPPER FLOOR AREA DATA:

• S45 UPPER FLOOR AREA: 1,007.40 Sq Ft (93.59 Sq M)
• S46 UPPER FLOOR AREA: 1,012.51 Sq Ft (94.07 Sq M)
• S47 UPPER FLOOR AREA: 1,007.40 Sq Ft (93.59 Sq M)

NOTE: TRIPLEX TO BE SPRINKLERED

• 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.

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Sheet A6: BLOCK S - ELEVATIONS

EXTERIOR FINISHES SCHEDULE

ADDITIONAL ELEVATION 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.