Building Plans - 291 Beaumont Ave

General Notes

Construction & Standards

• 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.
• Smoke detectors shall be provided on every floor.
• Framing lumber shall be graded #2 or better unless noted otherwise.

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 BC 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.
• All roofing shall incorporate step flashing.
• All penetrations through roof shall include appropriate flashing.

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.

Doors - Rough Opening Sizes

• Frame height 83" for exterior doors and 82.5" for interior doors.
• Frame opening 1 1/4" wider than door.
• 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.

Responsibility Disclaimer

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

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

Sheet A1: Basement and Site Plan

Lot Calculations (R1 Zoning)

Average Elevations:

• Avg. Ex. Grade = 24.0m
• Avg. Fin. Grade = 25.1m

[Site Plan Diagram: Map detailing property boundaries at Pallisier Avenue and Beaumont Avenue, topography, existing cottage to be removed, and proposed new dwelling footprint with driveway and parking.]

[Lower Floor Plan Diagram: Layout at 1/4" = 1'-0" scale showing Kitchen, Bedroom #1 (12'x10'), Bedroom #2 (10'x12'-6"), Bathroom, Crawlspace, and Storage. Total Lower Floor Area: 974 Sq Ft.]

[Fill Plan Diagram: Diagram indicating areas to be backfilled against the house and retaining walls.]

Sheet A2: Floor Plans

[Main Floor Plan Diagram: Detailed layout (9'-0 3/4" walls) at 1/4" = 1'-0" scale featuring Garage (20'-6"x21'-11"), Pantry, Kitchen (14'x15'), Great Room (17'x14'-8"), Dining RM (11'x14'-7"), Foyer, Den (10'-7"x10'), Bathroom, and outdoor Deck with Hot Tub. Main Floor Area: 1142 Sq Ft; Garage Area: 449 Sq Ft.]

[Second Floor Plan Diagram: Detailed layout (9'-0 3/4" walls) at 1/4" = 1'-0" scale featuring Master Bedroom (17'-6"x14'-8") with walk-in closet and ensuite, Bedroom (12'-5"x11'-0"), Bedroom (11'-1"x10'-9"), Laundry room, and shared Bathroom. Upper Floor Area: 1,086 Sq Ft.]

Sheet A3: Street Elevations

[Right Elevation Diagram: Side profile view of the house at 3/16" = 1'-0" scale showing relative floor heights from basement to roof midpoint.]

[Front Elevation Diagram: Front view of the proposed house as seen from Pallisier Avenue.]

Sheet A4: Elevations

[Rear Elevation Diagram: View of the house from the rear, including the deck area.]

[Left Elevation Diagram: Side profile view of the house opposite the Right Elevation.]