Attachment 3 - Java Designs Architectural Drawings, April 6, 2020

Site Plan, Data Table, Grading Plan and Landscape Plan

Project Data Table - Rezoning - Single Family Dwelling

Grade Plan

• Total Perimeter: 48.01 m
• Average Grade: 10.17 m
• Allowed Height (7.50m): (10.17 + 7.50m) = 17.67m

NAFS Requirements

• Performance Grade: 30
• Water Test Pressure: 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 BY-LAWS 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.

Site Plan Notes

• ALL LAYOUTS SHOULD BE CONFIRMED BY A REGISTERED B.C. LAND SURVEYOR.
• ALL SETBACKS SHALL BE CONFIRMED BY THE OWNER/BUILDER.
• ALL SITE INFORMATION IS THE RESPONSIBILITY OF THE OWNER/BUILDER AND ANY VERIFICATIONS 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 ARE FOUND, THE LOAD BEARING CAPACITY AND DESIGN 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 20 MPA AT 28 DAYS, MIXED, PLACED AND TESTED IN ACCORDANCE WITH CAN3-A23.1.
  • ALL WALLS ARE OF CONCRETE UNLESS OTHERWISE NOTED.
  • ALL GRADE ADJACENT TO CONCRETE SHALL BE SLOPED TO DRAIN.
  • ALL WOOD IN CONTACT WITH CONCRETE SHALL BE TREATED OR SEPARATED BY A MOISTURE RESISTANT GASKET MATERIAL.

Surveys, Parking and Rear

• BUILDING PERMIT IS TO BE ISSUED PRIOR 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 SPIKES SHALL CONFORM TO THE TABLES SET OUT IN THE BCBC 2012 AND THE NATIONAL BUILDING CODE OF CANADA 2010.
• ADHERENCE TO ALL OF THESE BY THE BUILDER IS THE RESPONSIBILITY OF THE OWNER/BUILDER.

Trusses

• TRUSSES AND LAYOUT ARE TO BE ENGINEERED AND INSTALLED ACCORDING TO MANUFACTURERS SPECIFICATIONS INCLUDING ALL BRACING.

Roofing

• ALL ROOFING SHALL BE APPLIED TO MANUFACTURERS SPECIFICATION AND SHALL INCLUDE EAVE PROTECTION FROM ICE DAMMING (NOT REQUIRED BY CODE).

Plumbing & Electrical

• ANY ELECTRICAL SHOWN ON PLANS IS TO BE USED 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.

Rough Finish Opening (R.F.O.)

• FRAME OPENINGS 1" WIDER THAN DOOR.
• FRAME HEIGHT 1/2" FOR EXTERIOR DOORS AND 82.5" FOR INTERIOR DOORS. FRAME OPENINGS 1" WIDER THAN SPECIFIED DOOR AND FRAME HEIGHT 82.5".

CO

• CARBON MONOXIDE ALARMS TO BE HARD-WIRED (WITH 10-YR BACK UP BATTERY) IN EVERY SUITE AND INTERCONNECTED TO ALL FLOORS. CARBON MONOXIDE ALARMS TO CONFORM TO CSA 6.19.

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Proposed Foundation, Main and Upper Floor Plans

Floor Area Calculations

• Existing Lower Floor Area: 889 Sq Ft (82.59 m Sq)
• Addition Area: 295 Sq Ft (27.41 m Sq)
• Total Proposed Lower Floor Area: 1,184 Sq Ft (110.0 m Sq)
• Proposed Upper Floor Area: 1,196 Sq Ft (111.11 m Sq)

Renovation Legend

Existing:

• EXT. 2X4 WALL
• EXT. 2X6 WALL
• EXT. DOOR
• EXT. WINDOW
• EXT. FIXTURE

New:

• NEW 2X4 WALL
• NEW 2X6 WALL
• NEW DOOR
• NEW WINDOW
• NEW FIXTURE
• NEW RAILING
• NEW COUNTER

Demo:

• REMOVE WINDOW
• REMOVE WALL

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Proposed Elevations

Elevation Data

• Peak: 128'-1" (16.55m Geo.)
• Highest Roof Midpoint: 111'-10 1/2" (15.83 m Geo.)
• Upper Floor Ceiling: 115'-10" (15.53 m Geo.)
• Eave: 116'-1" (14.80 m Geo.)
• Upper Floor: 106'-10" (12.59 m Geo.)
• Main Floor Ceiling: 108' (12.34 m Geo.)
• Avrg. Finished Grade: 110'-10" (10.17 m Geo.)
• MFE: 100' (9.90 m Geo.)
• Finished Grade: 99'-6" (9.75 m Geo.)

Proposed Left Elevation

• Exposing Building Face: 40.21m²
• Limiting Distance: 1.63m
• Area of Glazed Openings: 3.18m²
• % Glazed Openings: 7.91%
• 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: 3.22m²

Proposed Right Elevation

• Exposing Building Face: 81.01m²
• Limiting Distance: 3.03m
• Area of Glazed Openings: 7.15m²
• % Glazed Openings: 8.83%
• 45 min Fire-Resistance Rating: not required
• Type of Cladding: no limits
• Permitted % of Glazed Openings (as per Table 9.10.15.4): 13.50%
• Permitted Aggregate Area of Glazed Openings: 10.94m²

Renovation Legend

• Existing: EXT. 2X4 WALL, EXT. 2X6 WALL, EXT. DOOR, EXT. WINDOW, EXT. FIXTURE
• New: NEW 2X4 WALL, NEW 2X6 WALL, NEW DOOR, NEW WINDOW, NEW FIXTURE, NEW RAILING, NEW COUNTER
• Demo: REMOVE WINDOW, REMOVE WALL