Architectural Plans: Block U - Java Design

Sheet A1: Key Site Plan and Data Box

Project Data Table: Residential Townhouse/Duplex

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 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 2000 psi (20 MPa) @ 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.
• ALL SILL PLATES TO BE PRESSURE/CHEMICALLY 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 STEEP 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" FOR INTERIOR DOORS. FRAME OPENING 1 1/4" WIDER THAN BIFOLD DOORS AND FRAME HEIGHT 81.5".

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.

NAFS Requirements

• Performance Grade of 30
• Water Test Pressure of 260 Pa

---

Sheet A2: Block U - Cross Sections and Details

Construction Assemblies

• 4" concrete floor on 6 mil poly V.B. compacted granular fill
• 2x12 floor joist 16" O.C. typ. nail and glue 3/4" T&G plywood x-bridging @ 8' O.C. typ.
• 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 poly V.B. 1/2" GWB
• 2x4 framing 16" O.C. typ. 1/2" GWB finish throughout
• Exterior finish, 3/4" air space, pressure treated strapping, sheathing paper, 1/2" sheathing, 2x6 studs @ 16" O.C., R-24 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 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 gutters
3. Aluminum gutters and non-vented soffits - roof overhangs as per plans
4. All windows vinyl, supply rain pan, under 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 cover
8. Provide roof vents: vent 1/150 using Ridgevent 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 rigid insulation - 2 coats damp proofing
11. Caulking over and around all exterior openings
12. 10" x 10" post saddle on 8" plaster 2'x2'x1' concrete footing- NOT SHOWN
13. 42" min continuous climbable handrail
14. Undisturbed non-organic soil

Floor Elevations

• Highest Roof Midpoint: 121'-1 1/2" (36.92m Geo.)
• Upper Floor Ceiling: 118'-2" (36.01m Geo.)
• Upper Floor: 109'-1" (33.25m Geo.)
• Main Floor Ceiling: 106'-3" (32.39m Geo.)
• Main Floor: 100' (30.48m Geo.)
• Fin. Grade: 98'-4" (29.97m Geo.)

---

Sheet A3: Block U - Foundation Plan (On Slab)

• U52 and U51 Foundation Details:
  • 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
  • Slab Foundation Wall: See cross section
  • Sill Plate / Rim Joists: See cross section
  • 32"x32"x11" ftgs with 10" plaster & 6x6 post saddle for 6x6 post

---

Sheet A4: Block U - Main Floor Plan

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

• U52 AREA: 728.93 Sq Ft (67.72 Sq M)
• U52 GARAGE AREA: 408.20 Sq Ft (37.92 Sq M)
• U51 AREA: 729.26 Sq Ft (67.75 Sq M)
• U51 GARAGE AREA: 408.21 Sq Ft (37.92 Sq M)

Demsing Wall Note: 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 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

---

Sheet A5: Block U - Upper Floor Plan

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

• U51 AREA: 993.61 Sq Ft (92.31 Sq M)
• U52 AREA: 993.73 Sq Ft (92.32 Sq M)

Notes:

• Bedroom windows not less than 4 sq. ft. and 15" opening any direction.
• All water shut off at laundry to remain accessible.
• SHOWER & TUB TO BE FRAMED 16" O.C.

---

Sheet A6: Block U - Elevations

Exterior Finishes Schedule

Exposing Building Face Data

Left Elevation:

• EXPOSING BUILDING FACE: 60.38m² (649.877 sq ft)
• LIMITING DISTANCE: 1.54m
• AREA OF GLAZED OPENINGS: 1.44m²
• % GLAZED OPENINGS: 2.39%
• 45 min FIRE-RESISTANCE RATING: not required
• TYPE OF CLADDING: no limits
• PERMITTED % OF GLAZED OPENINGS (as per Table 9.10.15.4): 8.00%
• PERMITTED AGGREGATE AREA OF GLAZED OPENINGS: 4.83m²

Right Elevation:

• EXPOSING BUILDING FACE: 60.41m² (650.270 sq ft)
• LIMITING DISTANCE: 2.05m
• AREA OF GLAZED OPENINGS: 1.44m²
• % GLAZED OPENINGS: 2.38%
• 45 min FIRE-RESISTANCE RATING: not required
• TYPE OF CLADDING: no limits
• PERMITTED % OF GLAZED OPENINGS (as per Table 9.10.15.4): 9.00%
• PERMITTED AGGREGATE AREA OF GLAZED OPENINGS: 5.44m²

General Note:

• 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.