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

Architectural Plans: Block V - Java Design

May 21, 2024Pages 83–886 sections

Detailed architectural drawings for Block V duplex (units V53-V54).

8.1 a) Development Permit 2024-01 - 2001-2014 West Park Lane - Phase 6
Rear and front elevations shownExterior finishes schedule included

Project Information

Customer: LIMONA HOLDINGS LTD. Address: BLOCK V - TLC SUBDIVISION (PH5) Drawing Name: KEY SITE PLAN AND DATA BOX Issue Date: JULY 13, 2023 Drawn By: KL Checked By: KL Drawing Scale: SEE DRAWINGS

Project Datatable: Residential Townhouse/Duplex

Item Proposed Allowed
Lot Size 42,595.3m²
Zoning CD-23
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 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 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 MANUFACTURERS 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 1/2" FOR EXTERIOR DOORS AND 3/4" 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.
Page 83–88

Construction Details

Construction Assemblies

  • Floor: 4" concrete floor on 6 mil poly V.B. compacted granular fill.
  • Floor Joists: 2x10 floor joist 16" O.C. typ. nail and glue 3/4" T&G plywood. X bridging @ 8' O.C. typ.
  • Roof: Asphalt shingles, building paper, 7/16" O.S.B. (or 1/2" plywood), engineered trusses designed by supplier @ 24" O.C. typ, R40 batt insulation, 6 mil U.V. poly B, 5/8" GWB.
  • Wall: 2x4 framing 16" O.C. typ. 1/2" GWB finish throughout.
  • Exterior Finish: Exterior finish, 3/4" air space, pressure treated strapping, sheathing paper, 1/2" sheathing, 2x6 studs at 16" O.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 or 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

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 gain under, rainscreen as per BCBC. Windows in doors to be safety glass.
  5. Stairs: 7 7/8" 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 area. Slurvevent 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" plaster w/ 2'x2'x6" concrete footing. NOT SHOWN.
  13. 42" min climbable continuous handrail.
  14. Undisturbed non-organic soil.
Page 83–88

Foundation Plan (On Slab)

  • Scale: 1/4" = 1'-0"
  • 4" concrete floor on compacted granular fill, 6 mil poly V.B., R12 rigid perimeter insulation.
  • 8" concrete wall on 8x16" conc. ftgs. 2 #4 bar cont. typ. anchor bolts @ 4'.
  • Slope concrete to drain away from house at garage door.
Page 83–88

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

  • Scale: 1/4" = 1'-0"
  • V54 Area: 686.08 Sq Ft (63.74 Sq M)
  • V54 Garage Area: 388.17 Sq Ft (36.06 Sq M)
  • V53 Area: 686.09 Sq Ft (63.74 Sq M)
  • V53 Garage Area: 388.17 Sq Ft (36.06 Sq M)
  • 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.
Page 83–88

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

  • Scale: 1/4" = 1'-0"
  • V53 Area: 949.95 Sq Ft (88.25 Sq M)
  • V54 Area: 949.95 Sq Ft (88.25 Sq M)
  • Note: Bedroom windows not less than 4 sq. ft. and 15" opening any direction.
  • Note: All water shut off at laundry to remain accessible.
Page 83–88

Elevations

Exterior Finishes Schedule

Key Item Finish
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 1x3 - 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

Elevation Data

Left Elevation:

  • EXPOSING BUILDING FACE: 56.84m²
  • LIMITING DISTANCE: 1.44m
  • AREA OF GLAZED OPENINGS: 1.44m²
  • % GLAZED OPENINGS: 2.53%
  • 45 min FIRE-RESISTANCE RATING: not required
  • PERMITTED % OF GLAZED OPENINGS (as per Table 9.10.15.4): 10.65%
  • PERMITTED AGGREGATE AREA OF GLAZED OPENINGS: 6.05m²

Right Elevation:

  • EXPOSING BUILDING FACE: 56.77m²
  • LIMITING DISTANCE: 1.54m
  • AREA OF GLAZED OPENINGS: 1.44m²
  • % GLAZED OPENINGS: 2.54%
  • 45 min FIRE-RESISTANCE RATING: not required
  • PERMITTED % OF GLAZED OPENINGS (as per Table 9.10.15.4): 8.00%
  • PERMITTED AGGREGATE AREA OF GLAZED OPENINGS: 4.54m²

Notes:

  • ALL WINDOWS MUST COMPLY WITH BCBC AND NAFS REQUIREMENTS.
  • GARAGE VEHICULAR DOORS MUST BE MINIMUM NOMINAL RSI OF 1.1.
Page 83–88
Extracted from: 2024 05 21 Council Agenda - Agenda - Pdf