suite addition- 3582 east kelowna rdapps.kelowna.ca/citypage/devapps/dp17-0049 plans... · 2....

AS NOTED

Blue VisionDrafting & DesignP.O. BOX 22100Capri CentreKelowna, BCV1Y [email protected]

DRAWN BY: CHECKED BY:

PROJECT:

SCALE:

DATE:

3582 E Kelowna Rd.Kelowna, BC

28.12.16

Suite Addition

TITLE

BV BV

A0

2016-032

RDBC Custom Homes456 Stetson St.Kelowna,BC V1X [email protected]

1Isometric- Front

2Isometric- Rear

SUITE ADDITION- 3582 EAST KELOWNA RD

GENERAL NOTES1. The following notes are to be included as part of the drawings.2. The Contractor or the Owner shall verify all dimensions, details, structural materials and conditions shown on the drawings or noted in the specifications.3. The Contractor or Owner shall resolve any problems arising out of any variances from the drawings and specifications, or from conditions encountered at the job site. Such resolution shall be the sole responsibility of the Contractor or Owner.4. The Designer shall not be responsible for any departure from the drawings and Specifications authorized by any inspection authority during the course of construction.5. The Contractor or the Owner shall ensure that all work conform to the current Building Code adopted by the authorities having jurisdiction or local Building Codes and By- laws that may take precedence.6. The Contractor or the Owner shall be responsible for correct placement of this building on the site.7. The Designer shall not be responsible for site conditions such as soil bearing capacity, depths of water tables or buried structures.8. All work shall be equal in all respects to good building practice.9. Written dimensions take precedence over scaled drawings.10. Construction loads on the structure caused by interim storage of materials or use of equipment will not be allowed to exceed the desing loads.11. These drawings are not to be scaled.

ERRORS AND OMISSIONS1. The Designer makes every effort to provide complete and accurate home plans. This office assumes no liability for any errors or omissions that may affect construction.2. Should any discrepancies be found on this set of drawings, please advise our office at your earliest convenience.

STRUCTURAL DESIGN CRITERIA1. Assumed roof design snow load (live + dead) = 45 psf (2.15 kN/m²)2. Assumed soil bearing capacity = 2000 psf (95.76 kN/m²)3. Concrete foundation walls and slabs-on-grade shall have a minimum compressive strength of 3000 psi (20 MPa) at 28 days.4. All reinforcing bars shall be billet steel complying with CSA-G30.10.

FOUNDATION1. Foundations shall be a minimum of 8" thick insulated concrete or ICF on solid undisturbedbearing soil or pre-engineered soil approved by a geotechnical engineer cerified in theprovince of British Columbia and below a frost line of 2'-0" below grade.2. Basement foundation walls shall not be backfilled until:

2.1. Concrete has reached its specified 28 day strength.2.2. Structural floor framing, including subfloor, required to support the walls is complete and fully nailed and anchored.

3. Foundation wall heights may require adjustment to suit site conditions.4. All concrete and masonry foundation walls exceeding limits specified in the current Building Code require engineering.5. All foundation walls 24" (600mm) and higher shall have a minimum of 1- 1/2" (12mm) reinforcing bar centered on wall and located 3" (75mm) from the top of wall.6. Corner reinforcing to be lapped a minimum 24" (600mm).7. Provide minimum side clear concrete cover of 11/2" (38mm).7. Provide minimum bottom clear concrete cover of 3" (76mm) cast against soil.8. The Contractor shall examine all applicable drawings for locations of embedded items before placing concrete.9. Perimeter drainage shall be installed where required to the approval of local authorities.

WOOD FRAME CONSTRUCTION:1. Dimensions are taken from outside face of exterior wall studs to centerline of interior wall studs. Face of exterior studs to be flush with outside face of foundation wall. Exceptions noted.2. All studs, plates, backing, blocking and bridging to be No. 2 SPF or better.3. All joists, rafters, beams and lintels to be No. 2 SPF or better. Exceptions noted.4. Floor joists shall be doubled under all non-loadbearing partitions parallel to the joists.5. Joists are to be placed to accommodate heating, plumbing and other services.6. All lintels to be 2-2x10 (2-38x235) or pre-engineered lintels.7. Wood in contact with concrete to be dampproofed with 45 lb tar saturated felt, 6 mil polyethylene.8. All wood plates are to be anchored to foundation with 12 mm (1/2") anchor bolts withspacing not exceeding 1800 mm or (6'-0") O.C. Exceptions noted.9. Exterior wood plates are to be level and sealed at contact with concrete foundation.10. Cross-bridging for floor joists and roof joists shall be 38x38 (2"x2") diagonal type wherever possible. Use solid blocking with TJI's.11. Cross-bridging rows shall be installed at mid-span for joist spans exceeding 2100 mm (7'-0") or at 2100 mm (7'-0") maximum, unless strapping or sheathing is applied to the underside of joists.12. Roof trusses may require an engineer's certificate. For pre-engineered trusses, a certificate must be obtained from the truss fabricator.13. Caulk under all exterior door frames and at both sides of exposed masonry chimneys.

DECK AND PORCH CONSTRUCTION:1. All framing to be No.2 SPF or better and #1 ACQ pressure treated lumber. Exceptions noted.2. Girders for floor joists to be a min. 2-ply 2x10 unless noted otherwise. Girders shall be either bolted to posts w/ 1/2" dia. galvanizd bolts or anchored into concrete pier.3. All joists to have blocking at 8'-0" o/c.4. all ledgers attached to house to have a flashing barrier, lapping behind the siding, betweenthe house and ledger. Ledger shall be bolted to the building with 1/2" dia. galvanized bolts.5. All footings for posts and piers to be below local frost line. Piers shall extend a minimun of 6" above grade or per plan.6. All framing material to have appropriate galvanized hangers and anchors.

INSULATION AND VENTILATION:1. Minimum insulation requirements:

1.1. Walls above grade: R221.2. Walls below grade: R15

1.3 Roof/ceiling: R50 (R28 in cathedral ceilings) 1.4 Under slabs: R10

1.5 Floors Above Unheated Space R282. 6 mil polyethelyne vapor barrier shall be installed on the warm side of insulation.3. Foundation wall insulation to be 2" of rigid insulation on outside face of concrete or both sides of ICF.4. Ceiling insulation is batt insulation.5. Provide a baffle of air space (equal to soffit venting area) between insulation and roof sheathing at exterior wall line.6. All walls and ceilings between residential spaces and garages or carports shall be insulated.7. Insulation requirements may vary with heating systems and with local conditions. Verify with local authorities.8. All roof spaces shall be ventilated with soffit, roof or gable vents, or a combination of these equally distributed between the top of roof space and soffits.9. Venting area for attics and roof spaces shall be a minimum of 1/300 th of attic or roof space area.10. Vents for unheated crawlspaces shall be closeable, with a minimum total area 1/500 th of the crawlspace area.

4. Fireplace flue size to be minimum 1/10 of opening size.5. Dampers shall be rear hinged and min. 200mm (8") above finished opening.6. Provide min. 200mm (8") of brick, including firebrick, on all sides of firebox - min. 300mm (12") for stone.7. Interior wood-frame members to be min. 100mm (4") clear from back of and sides of firebox, and min. (2") 50mm clear from brick chimneys.8. Exterior wood-frame members to be min. 25mm (1") clear from exterior fireplace and min 12mm (1/2) clear from exterior chimney.9. Zero clearance type metal fireplaces and metal chimneys to be CSA approved and installed to manufacturer's specifications. Metal lining is recommended for chimney chases.

FINISHING:1. All interior and exterior finishes shown on the drawings shall be confirmed by the Owner.2. Exterior doors shall be solid core and weather-stripped.3. Garage doors to dwelling area to be solid core, weather-stripped and self-closing.4. All horizontal changes in exterior finishes to be flashed.5. Flashing to be installed over all unprotected exterior openings.6. Sliding glass doors shall have safety glass.7. Window sizes are shown in foot and inches.8. Door Sizes are shown in feet and inches.9. Openings in partitions shown without doors are to be full height unless shown as an arch.Lintels at archways are to be framed 2075mm (6'-11") high. Exceptions noted.10. Coat and clothes closets shall have one rod and shelf. Linen closets shall have 5adjustable shelves where possible. Broom closets shall have one shelf.11. All bathrooms shall have a wall medicine cabinet or one lockable cabinet drawer.

HEATING:1. Installation of entire heating system, whether electric, forced warm air or hot water, must complywith manufacturer's directions (where applicable) and conform to requirements of local codes andregulations in all respects.2. Gas connection will require separate permit and inspection.3. All supply air ducts to be installed overhead in basement unless specified otherwise.4. All return air intakes and registers to be located and installed for maximum efficiency by aqualified heating contractor.

PLUMBING:1. All materials, equipment and methods of installation shall be in accordance with requirements outlined in Part 7 of the most current British Columbia Building Codeand applicable local regulations.2. When the Owner's property is not located on a municipal sewer system, wells and septic disposal systems are to be located and constructed in accordance withhealth authorities having jurisdiction.3. All plumbing materials in contact with soils shall be corrosive resistant.

ELECTRICAL:1. Installation of electrical items must comply with the most current British ColumbiaElectrical Code and with the local electrical supplier in all respects.2. Outlet locations must comply with or exceed current minimum requirementsoutlined in the British Columbia Building Code. The minimum requirements are to beused as a guide only, and may be adjusted according the the Owner's and/or localauthority's specific requirements beyond the minimum.

ABBREVIATIONSMIR. MirrorB.U. Built-upMFR. SPEC'S Manufacturer's SpecificationsCEIL. CeilingMW. MicrowaveCOL. ColumnN.B.C National Building CodeCONC. Concrete N.T.S Not to scaleCONC. BLK Concrete blockOBSC. Obscure C.S. CrawlspaceO/C On centreD. DryerO/H OverheadDIA. DiameterPKT Pocket doorDN. DownPLYW'D PlywoodD.W. DishwasherR. RangeDIM. DimensionREQ'D RequiredELEV. ElevationR.C. Rubber coverEQ. EqualR. & S. Rod & ShaftF. RefridgeratorRM. RoomF.D. Floor drainR.O. Rough openingFTG. FootingS. SinkFND. FoundationS/C Solid coreBLDG. BuildingFR. FreezerSH. ShowerFTG. FootingSUSP. SuspendedFURN. FurnaceT/O Top ofGA. GuageTYP. Typical T.B.C To be confirmedGWB. Gypsum boardU/S Underside H.B. Hose bibW. (Clothes) WasherHORIZ. HorizontalW/ WithHT. Height.

Issue Schedule

IsuseNumber Description Date

1 Review 18.12.16

2 Permit 28.12.16

W.C. Water ClosetH.W. Hot water tankWD. WoodINSUL. InsulationW.P. WeatherproofW.W.M. Welded wire meshLDRY. LaundryVERT. VerticalLIN. LinenV.B. Vapour BarrierAC. AcousticLINO. LinoleumB.C.B.C. B.C. Building CodeLOUV. LouveredBD. BoardMAX. MaximumB.F. Bifold doorM.C. Medicine cabinetMIN. MinimumBM BeamU.N.O. Unless Noted OtherwiseELECT. ElectricalC/W Complete withR/W Reinforced withE/W Each WayAW. Awning

T/O Main Floor0"

Roof Bearing9' - 0"

Roof Height11' - 3 3/16"

3' -

0"

9' -

0"

14

' - 3

3/1

6"

(4.3

5)4040

SLIDER

3020 AW.4040

SLIDER

A/C

GRADE

GRADE

4040SLIDER

EXISTING HOUSE

A BD

E

F

G

3

A3.1

ADDITION

T/O Main Floor0"

Roof Bearing9' - 0"


GRADE

9' -

0"

1' -

2"

NEW5040

FIXED

NEW3068

HALF-LITE

NEW3034 AW.

NEW3020 AW.

11

' - 3

3/1

6"

(3.4

3)

NEW 6x6 WOOD COLUMN

A BC D

E

F

G

EXISTING HOUSE

3

A3.1

ADDITION

T/O Main Floor0"

Roof Bearing9' - 0"


9' -

0"

1' -

2"

GRADE

11

' - 3

3/1

6"

(3.4

3)

NEW 6x6 WOOD COLUMN

EXISTING HOUSE EXISTING HOUSE

BC

E

F

G

1

A3.1

2

A3.1

A

ADDITION

T/O Main Floor0"

Roof Bearing9' - 0"


9' -

0"

11

' - 3

3/1

6"

(3.4

3)

A/C

NEW 5040FIXED

GRADE

NEW 6x6 WOOD COLUMN

EXISTING HOUSE

AB CD

E

F

G

1

A3.1

2

A3.1

ADDITION

AS NOTED



PROJECT:

SCALE:

DATE:


28.12.16

Suite Addition

ELEVATIONS

BV BV

A1.1

2016-032


1/4" = 1'-0"1

North

1/4" = 1'-0"2

South

Issue Schedule


1 Review 18.12.16

2 Permit 28.12.16

1/4" = 1'-0"3

East

1/4" = 1'-0"4

West

BUILDING NOTESGENERAL ZONING AND SITE INFORMATION- CIVIC ADDRESS: 3582 E KELOWNA RD.- LEGAL: PLAN 1670, LOT A- ZONE: A1 - AGRICULTURAL 1- AUTHORITY: CITY OF KELOWNA

- TOTAL LOT AREA: 280,834sqft [26,090m²]- TOTAL EXISTING FOOTPRINT: 2010sqft [186.7m²]- NEW ADDITION FOOTPRINT: 962sqft [89.4m²]- TOTAL PROPOSED LOT COVERAGE: 2972sqft [276.1m²]- PROPOSED % LOT COVERED: 1.05%

- MAXIMUM LOT COVERED (10%): 28,083sqft [2609m²]- MAXIMUM HEIGHT: 9.5m - 2 1/2 STOREYS

MIN YARD SETBACK FOR ADDITION- FRONT YARD SETBACK: 6.0m- REAR YARD SETBACK: 10.0m- SIDE YARD SETBACK: 3.0m

AD

JA

CE

NT

PR

OP

ER

TY

= A

1

AD

JA

CE

NT

PR

OP

ER

TY

= A

1

51

8.9

m

51

1.3

m

3.00

3.00

SE

TB

AC

K

SE

TB

AC

K

EXISTING HOUSE

SUITE ADDITION

EXIST. SEPTIC

NEW DECK

26

' - 0

" (7

.92

)

37' - 0" (11.28)

12.15

34' - 6 15/32" (10.53)

HATCH DENOTES AREA OF NEW SUITE

AS NOTED



PROJECT:

SCALE:

DATE:


28.12.16

Suite Addition

SITE PLAN

BV BV

A2.0

2016-032


1/8" = 1'-0"2

SITE PLAN

Issue Schedule


1 Review 18.12.16

2 Permit 28.12.16

UP

WH

UP

FURN.

FAMILY

DEN

STOR,

W/R

CIRC.

STOR.

MECH.

EXISTING LIVEABLE AREA: 1388sqft

TOTAL EXISTING FOOTPRINT: 2010sqftTOTAL SUITE FOOTPRINT: 962sqftTOTAL FOOTPRINT: 2972sqft

HATCH DENOTESEXISTING LIVING AREA

EXIST. ELEC. PANEL

EXIST. ELEC. SUB-PANEL

GAS METER

UPGRADE EXIST. HOTWATER TANK FORSUITE ADDITION

NEW 2'-6"x2'-6"x10"PAD FOOTINGr/w 3-15M e/w

37' - 0"

26

' - 0

"

37' - 0"

11

' - 9

"

DRILL & EPOXY HORIZ.REBAR INTO EXIST.FOUNDATION MIN 4" w/ HILTIHY-200 EPOXY

DRILL & EPOXY HORIZ.REBAR INTO EXIST.FOUNDATION MIN 4" w/ HILTIHY-200 EPOXY

4" DIA. PERF. DRAIN PIPE

TYPICAL SLAB-ON GRADE:4" CONC. FLOOR SLABW6x6 - 10/10 W.W.M6 MIL POLY MOISTURE BARRIERMIN. 2" RIGID INSUL.5" COMPACTED GRANULAR BASE

16x8 CONT. STRIPFOOTING r/w 2-15M4" PERF. DRAIN PIPE @ PERIM.

4' -

6"

11' - 9 3/8" 5' - 0 1/4" 20' - 2 3/8"

1

A3.1

2

A3.1

3

A3.1

AS NOTED



PROJECT:

SCALE:

DATE:


13.02.17

Suite Addition

PLANS

Author Checker

A2.1

2016-032


Issue Schedule


1 Review 18.12.16

2 Permit 28.12.16

3 Revision 1 13.02.17

1/4" = 1'-0"1

BASEMENT PLAN

DN

DN

DN

DN

DN

WH

DN

ROOF CONSTRUCTION

TYPICAL ROOF CONSTRUCTION:ROOFING FINISH PER ELEVATIONS7/16" OSB ROOF SHEATHING (c/w H-CLIPS)ENGINEERED ROOF TRUSSES OR RAFTERS PERMANUF'RS SPEC.INSULATION STOPS (AS REQ'D)R50 BLOWN CELLULOSE OR EQUAL(R28 SPRAY FOAM IN CATHEDRAL CEILINGS)6 MIL POLY VAPOUR BARRIER1/2" G.W.B. w/ TEXTURED CEILINGNOTE: PROVIDE TYPE 'X' GYPSUM IN WASHROOMSAND GARAGE.

EAVE CONSTRUCTION:PREFINISHED ALUMINUM VENTED SOFFITS2x6 BACKING (AS REQUIRED)6" PREFINISHED ALUMINUM FASCIA2x10 ROUGH FASCIA5" PREFINISHED ALUMINUM EAVESTROUGH - PROVIDE ICE DAMN EAVE PROTECTION MEMBRANE - ATTIC VENTILATION TO BE 1/300 OF INSULATED AREA

WALL CONSTRUCTION

TYPICAL 2x6 EXTERIOR WALL CONSTRUCTION:FINISH AS PER ELEVATION2 LAYERS 15# BUILDING PAPER (LAP ALL JOINTS)OR APPROVED EQUAL7/16" OSB SHEATHING2x6 STUDS @ 16" O/C (SPF#2 OR BETTER)R22 FRICTION FIT BATTE INSULATION6 MIL POLY VAPOUR BARRIER (CAULKING AT JOINTS& BOTTOM PLATE)1/2" G.W.B.NOTE: PROVIDE TYPE 'X' GYPSUM IN WASHROOMSAND GARAGE.

NON-LOAD BEARING PARTITIONS:2x4 STUDS @ 24" O/C (SPF#2 OR BETTER)1/2" G.W.B. (BOTH SIDES)

FLOOR CONSTRUCTION

TYPICAL FLOOR CONSTRUCTION:FLOOR FINISH AS PER PLAN/SCHEDULE3/8" FIR "U-LAY" UNDERLAY IN ALL LINO AREAS3/4" T&G OSB SUBFLOOR (GLUED & SCREWED)FLOOR JOISTS AS PER FLOOR PLANAIR SPACE (90mm) (ABOVE UNHEATED SPACE ONLY)R28 BATTE INSULATION (ABOVE UNHEATED SPACEONLY)6 MIL POLY VAPOUR BARRIER (CAULKING AT JOINTS& BOTTOM PLATE) (ABOVE UNHEATED SPACE ONLY)1/2" G.W.B. (INTERIOR EXPOSURE ONLY) ORWOOD SOFFIT (EXTERIOR EXPOSURE ONLY)NOTE: INSULATE ALL JOIST SPACES @ EXTERIORPERIMETER WALLS

LOAD BEARING PARTITIONS:2x6 STUDS @ 16" O/C (SPF#2 OR BETTER)1/2" G.W.B. (BOTH SIDES)

TELEPOSTS:AS PER PLAN OR AS REQUIRED BY FLOOR SUPPLIER

FOUNDATION CONSTRUCTION

FROST WALL CONSTRUCTION:8" CONCRETE WALLS c/w 2 ROWS 10mm REBAR TOP &BOTTOM2" RIGID INSULATIONNOTE: CONCRETE TO BE 32MPA

FOOTING CONSTRUCTION:16"x10" CONCRETE STRIP FOOTINGS c/w 2"x4" KEYWAY2 ROWS 16mm DIA. (15M) REBAR REINFORCEMENTFOOTINGS TO BE PLACED ON UNDISTURBED NATIVESOIL OR PRE-ENGINEERED SOIL AND A MINIMUM OF2'-0" BELOW GRADE.NOTE: CONCRETE TO BE 32MPA

DAMPROOFING:ASPHALT EMULSION APPLIED TO OUTSIDE OFFOUNDATION WALL TO GRADE LEVELCONTINUOUS 4" PERFERATED DRAIN PIPE AROUNDFOOTING6" CRUSHED ROCKNOTE: ALL SNAP TIES TO BE TARRED

PILES:12"DIA. CONCRETE SONOTUBE PILE2- 16mm DIA. (15M) REBAR VERTICAL REINFORCEMET(& BENT)NOTE: CONCRETE TO BE 32MPA

GRADE BEAMS:8"x24" CONCRETE GRADE BEAM2- 16mm DIA. (15M) REBAR HORIZONTALREINFORCEMENT TOP & BOTTOM10mm (10M) STIRRUPS @ 10" O/C8" VOID FORM BETWEEN PILESNOTE: CONCRETE TO BE 32MPA - TIE GRADE BEAM TO FOUNDATION W/ 4-15M x 4'-0"DOWELS

TYPICAL DECK CONSTRUCTION:TILE DECK FINISH AS PER OWNER/CONTRACTORWATERPROOF MEMBRANE3/4" T&G OSB SUBFLOOR (GLUED & SCREWED)STRAPPING @ 16" O/C SLOPED 2% TO DRAINFLOOR JOISTS AS PER FLOOR PLANAIR SPACE (90mm) (ABOVE HEATED SPACE ONLY)R28 BATTE INSULATION (ABOVE HEATED SPACE ONLY)6 MIL POLY VAPOUR BARRIER (CAULKING AT JOINTS& BOTTOM PLATE) (ABOVE HEATED SPACE ONLY)1/2" G.W.B. (INTERIOR EXPOSURE ONLY) ORWOOD SOFFIT (EXTERIOR EXPOSURE ONLY)NOTE: INSULATE ALL JOIST SPACES @ EXTERIORPERIMETER WALLS

FLOOR SLAB:5" CONCRETE SLAB6X6-10/10 W.W.M.6 MIL. POLY VAPOUR BARRIERMINIMUM 2" RIGID INSULATION5" MIN. COMPACTED GRANULAR BASENOTE: CONCRETE TO BE 32MPA

DRIVEWAY/SIDEWALKS:4" CONCRETE SLAB10mm REBAR @ 24" O/C E/WNOTE: CONCRETE TO BE 25MPA - TIE TO FOUNDATION/ GRADE BEAM w/ 10mmDOWELS - PILES AS NOTED ABOVE

SLAB CONSTRUCTION

EXISTING LIVEABLE AREA: 1410sqftTOTAL LIVEABLE AREA OF SUITE: 895sqftTOTAL LIVEABLE AREA: 2305sqft

DINING

LIVING

MASTER

W/R

BDRM 2

BDRM 3

FOYER

HALLKITCHEN

W.

D.

F.

NE

W 3

06

8

RE

MO

VE

NEW 3068

GARAGE

R.

A/C


26

' - 0

"

M/W

4' - 0"

6' -

0"

14

' - 0

" (4

.27

)1

2' -

0"

(3.6

6)

8' - 6" 5' - 5 1/2" 9' - 7 1/2" 2' - 5" 11' - 0"

3' - 9" 4' - 9" 2' - 0" 3' - 5 1/2" 5' - 6 1/2" 4' - 1" 5' - 0" 6' - 0"

3' -

11

"

13

' - 2

"

16' - 5 1/2" 2' - 5" 11' - 3 3/4" 6' - 9 3/4"

37' - 0"

36

80

BI-

FO

LD

RADIANT HEATER

3068 3068 306830683068

4068BI-FOLD

40

68

BI-

FO

LD

F. D/W

6' - 4" 7' - 11 1/2" 2' - 2"

3020 AW.3020 AW.

3068HALF-LITE

6' - 4 1/2" 4' - 11 1/4" 3' - 2" 3' - 7 3/4"

2x6

PL

UM

BIN

G W

AL

L

2x6

PL

UM

BIN

G W

AL

L

4040 SLIDER4040 SLIDER4040 SLIDER 3020 AW.

5040 FIXED

50

40

FIX

ED

NE

W 3

06

8

RA

DIA

NT

HE

AT

ER

RA

DIA

NT

HE

AT

ER

BDRM 3 W/R BDRM 2 BDRM 1

ENSUITEKITCHEN

DINING

LIVING

11'-3"x7'-9" 11'-3"x5'-0" 11'-3"x9'-2" 11'-3"x10'-3"

13'-3"x6'-0"13'-3"x11'-0"

7'-7"x6'-8"

13'-3"x11'-8"

RA

DIA

NT

HE

AT

ER

RA

DIA

NT

HE

AT

ER

RA

DIA

NT

HE

AT

ER

RADIANT HEATER

R. M/W

SHELF

3' -

0"

1' -

8"

6' -

0"

40

68

BI-

FO

LD

40

68

BI-

FO

LD

4' -

6"

11' - 6 3/4" 5' - 5 1/2"

6x6

6x6

PR

E-E

NG

'D R

OO

F T

RU

SS

ES

@ 2

4"

o/c

PRE-ENG'D ROOF TRUSSES @ 24" o/c

2' -

0"

2' - 0"

2' -

0"

4' -

0"

8' - 0"

1

A3.1

2

A3.1

3

A3.1

HALL

AS NOTED



PROJECT:

SCALE:

DATE:


28.12.16

Suite Addition

PLANS

BV BV

A2.2

2016-032


GENERAL CONSTRUCTION NOTES:1. 1/2 WALL STAIR GUARDS TO BE 42" HIGH OR AS PER PLAN.2. PROVIDE MIN 2" FRONT ENTRY STEP.3. ALL BATHROOMS TO BE MECHANICALLY VENTILATED TOPROVIDE AT LEAST 1 AIR CHANGE PER HOUR.4. 20"x28" INSULATED/WEATHER STRIPPED ATTIC ACCESSHATCH W/ INSULATION SHAFT5. PROVIDE 2" (MIN.) CLEARANCE AROUND MECHANICALFLUES TO ALL COMBUSTIBLE CONSTRUCTION.6. PROVIDE FLASHING ABOVE EXTERIOR DOORS ANDWINDOW OPENINGS WHERE REQUIRED7. NON-HARDENING EXTERIOR CAULKING COMPOUND TO BEUSED OVER & AROUND ALL EXTERIOR OPENINGS / IE.SERVICE ELECT., ETC.8. ALL EXTERIOR/ INTERIOR LOAD BEARING LINTELS TO BE 2-PLY 2x10 U.N.O.9. ALL EXTERIOR SIDING/ STUCCO FINISHES TO BE 8" MIN.ABOVE FINISHED GRADE10. ALL WORKMANSHIP AND MILLWORK TO CONFORM TO THESTANDARDS OF GOOD BUILDING PRACTICES, & CURRENTLOCAL BUILDING CODES WITH ALL RESPECTS11. WHERE THERE IS A DISCREPANCY BETWEEN THEPLANS AND THE BUILDING CODE, THE BUILDING CODESHALL TAKE PRECEDENCE.

1/4" = 1'-0"2

MAIN FLOOR PLAN

Issue Schedule


1 Review 18.12.16

2 Permit 28.12.16

WINDOW TRIM

SEAL V.B. W/ CONT.BEAD OF RESILIENTCAULK

SEAL V.B. W/ CONT.BEAD OF RESILIENTCAULK

EXTERIOR FINISH AS PERARCHITECTURAL DWG'S

LAP SELF ADHESIVE MEMBRANESTRIPPING MIN. 8" OVER AIR ANDMOISTURE BARRIER AND ONTOPRE-FINISHED METAL FLASHING

PRE-FINISHED METAL FLASHING

CONT. INSECT SCREEN

SHIMS AS REQ'D

PRE-FINISHED METAL FLASHING

SELF ADHESIVE MEMBRANEFLASHING SEALED TO WINDOWFLANGE AND LAPPED OVERBUILDING PAPER

SELF ADHESIVE MEMBRANEFLASHING SEALED TO WINDOWFLANGE AND LAPPED OVERBUILDING PAPER

EXTERIOR FINISH AS PER ARCH. DWG

BUILDING PAPER

FASCIA

PRE-FINISHEDMETAL FLASHINGBLOCKING AS

REQ`D

SOFFIT

INSULATION STOP

ROOFING MATERIAL

ENGINEERED TRUSS

ROOF SHEATHING

GRADE

2'-0"

MIN

FR

OS

T C

OV

ER

6"

AB

OV

EG

RA

DE

MIN

.

0' -

5"

0' -

4"

0' - 4" 0' - 4"0' - 8"

THERMAL BREAK 50% OFTHE REQ'D INSULTHICKNESS (CONTINUOUS)

CONC. SLAB PER ARCH PLANS

2" RIGID INSULATION

R-22 BATTEINSULATION U.N.O.

NATIVE SOIL ORENGINEERED SOIL

SILL GASKET, TYP.

ANCHOR SYSTEM, TYP.

4" PERF. DRAIN PIPE w/12" DRAIN ROCK

PER ARCH. DWGS

PE

R A

RC

H D

WG

S

T/O Main Floor0"

Roof Bearing9' - 0"

T/O New Footing-2' - 6"


3

A3.1

2x10 @ 16" o/c

BDRM 3 W/R BDRM 2 BDRM 1 HALL

TRIM TAILS OFFEXIST. TRUSSES

2x6 EXTERIOR WALLc/w R22 BATTE INSULATIONEFFECTIVE R-VALUE = 16.92

2x6 GARAGE WALLc/w R-22 INSULATIONEFFECTIVE R-VALUE = 17.53

GRADE

TYPICAL SLAB-ON-GRADE PER PLAN

R50 BLOWN CELLULOSE


CONTINUOUS AIR BARRIER

T/O Main Floor0"

Roof Bearing9' - 0"



3

A3.1


GRADE


R50 BLOWN CELLULOSE




LIVING DINING KITCHEN ENSUITE

T/O Main Floor0"

Roof Bearing9' - 0"



1

A3.12

A3.1


GRADE


R50 BLOWN CELLULOSE

6x6

WO

OD

PO

ST

WOOD BEAM

PRE-ENG'D ROOF TRUSSES @ 24" o/cPRE-ENG'D ROOF TRUSSES @ 24" o/c


STEP 1:

STEP 2:

STEP 3:

STEP 4:

STEP 5:

INSTALL WINDOW

STEP 6:

STEP 7:

A: LAB BUILDING PAPER VERTICALLY 6"

B: LAP BUILDING PAPER HORIZONTALLY 4"

C: SLIP THIS SHEET OF BUILDING PAPER UNDER SILL AND FLASHINGMEMBRANE

D: TWO (2) LAYERS OF BUILDING PAPER. STAGGER JOINTS 12"

E: SLIP BOTTOM OF JAMB FLAHSING PAPER AND SILL FLASHING PAPER

OVER BUILDING PAPER AT WINDOW SILL

A

B

C

D

E

INSTALL PEEL AND STICKMEMBRANE AT THEBOTTOM EDGE OF SILLOPENING. LEAVE BOTTOMEDGE UNATTACHED FORWATER RESISTANTBARRIER (BUILDINGPAPER). INSTALLATION TOGO UNDERNEATHFLASHING MEMBRANE.

CUT PEEL AND STICK MEMBRANE ANDFOLD OVER SILL AND JAMB FLASHINGMEMBRANES AS SHOWN.

INSTALL PEEL AND STICKMEMBRANE FLASHING ATSIDES OF JAMB OPENING,DO NOT SECURE BELOWSILL FLASHING MEMBRANE.

LEAVE BOTTOM EDGEUNATTACHED FOR WATERRESISTANT BARRIER(BUILDING PAPER).INSTALLATION TO GOUNDERNEATH FLASHINGMEMBRANE.

INSTALL PEEL AND STICKOVER JAMB SILL FLASHINGMEMBRANES. EXTENDVERTICALLY 6"

INSTALL PEEL AND STICK MEMBRANE ATHEAD OVER TOP OF WINDOW FLANGENOTE:IF A WINDOW REQUIRES FLASHINGABOVE, INSTALL IT OVER THE WINDOWHEAD FLASHING AND PLACE THEBUILDING PAPER OVER THE FLANGE OFFLASHING.

AS NOTED



PROJECT:

SCALE:

DATE:


28.12.16

Suite Addition

SECTIONS & DETAILS

BV BV

A3.1

2016-032


1" = 1'-0"5

Window Head/Sill Detail

1" = 1'-0"4

Roof Overhang Detail

Issue Schedule


1 Review 18.12.16

2 Permit 28.12.16

1" = 1'-0"6

Frost Wall Detail

1/4" = 1'-0"1

Section 1

1/4" = 1'-0"2

Section 2

1/4" = 1'-0"3

Section 3

1/4" = 1'-0"7

Window Installation Detail

NOTE:PROVIDE MIN. RSI VALUE2.65 or R-15.3 INSUL.

SPRAY FOANREQUIRED IN BOXJOIST END. ENSURECONTINUOUS ABV.

EXPOSED FOAN PLASTICSTO BE PROTECTED ASPERBCBC 9.25.2

REFER TO TRUSS MANUFACTURERFOR HEAL HEIGHTS

NOTE:ENSURE ATTIC PERIMETER WALLMAINTAINS THE SAME RSI VALUEAS THE WALL ASSEMBLY, FOR AMAXIMUM OF 4'-0". AFTER 48",CEILINGS BELOW ATTIC SPACEREQUIRE R-40 MINIMUM 12"BLOWN IN OR EQUIVALENT.

PROVIDE R-50 BLOWN CELLULOSEOR EQUIV.

2x6 EXTERIOR WALL ASSEMBLYw/ STUCCO SIDING

WALL ASSEMBLY COMPONENTS RSI R1. EXTERIOR AIR FILM 0.03 0.172. STUCCO SIDING 0.09 0.503. 2 LAYERS 15# BUILDING PAPER 0.00 0.004. 7/16"(11.1mm) OSB SHEATHING 0.11 0.625. 2x6 FRAMING FILLED WITH R22 BATT @ 16" o/c 2.55 14.56. PLOYETHYLENE 0.00 0.007. 1/2"(12.7mm) GYPSUM BOARD 0.08 0.458. FINISH: 1 COAT LATEX PRIMER AND PAINT 0.00 0.009. INTERIOR AIR FILM 0.12 0.68

EFFECTIVE RSI/ R VALUE OF ENTIRE ASSEMBLY 2.98 16.92

2x6 EXTERIOR WALL ASSEMBLY(GARAGE TO HOUSE)

WALL ASSEMBLY COMPONENTS RSI R1. EXTERIOR AIR FILM 0.03 0.172. 1/2"(12.7mm) GYPSUM BOARD 0.08 0.453. 2 LAYERS 15# BUILDING PAPER 0.00 0.004. 7/16"(11.1mm) OSB SHEATHING 0.11 0.625. 2x6 FRAMING FILLED WITH R22 BATT @ 24" o/c 2.67 15.166. PLOYETHYLENE 0.00 0.007. 1/2"(12.7mm) GYPSUM BOARD 0.08 0.458. FINISH: 1 COAT LATEX PRIMER AND PAINT 0.00 0.009. INTERIOR AIR FILM 0.12 0.68

EFFECTIVE RSI/ R VALUE OF ENTIRE ASSEMBLY 3.09 17.53

EXTERIOR WALL FRAMING ASPER PLANS

WALL SHEATHING AS PER PLANS.NOTE: MIN 2mm GAP VERTICALLY ANDHORIZONTALLY AT JOINTSBCBC 9.23.16.5

WATER RESISTANT BARRIER MIN. ONE LAYER -2 LAYER RECOMMENDEDBCBC 9.25.3 - WALL SHEATHING MEMBRANE

SELF FURRING LATH - DOUBLE WRAP ATCORNERS 6" MINFASTENING: 6" o/c. W/ STUDS @ 16" o/cBCBC 9.28.4

CEMENT PLASTER BASE COAT - MUSTBE MAINTAINED ABOVE FREEZINGBCBC 9.28.6.1

FINISH STUCCO COAT - MUST BE APPLIED ATA TEMPERATURE NO LOWER THEN 10 deg. CAND MAINTAINED THERE FOR MIN. 48 HOURSBCBC 9.28.6.1

APPLIED AS PER BCBC 9.28.2MIN. 6mm OVERALL THICKNESS OF 1ST COAT, SCORED FOR 2ND COATMIN. 6mm OVERALL THICKNESS OF 2ND COAT, LIGHTLY ROUGHENED FOR FINISH COATMIN. 3mm OVERALL THICKNESS OF FINISH COATWHEN A STONE DASH FINISH IS USED, THE STONE SHALL BE PARTIALLY SET EMBEDDED INTO THE 2ND COAT

STRINGER

FINISH FLOOR

WALL STUDS(AS PER ARCH

DWGS)

BLOCKING FORRAILING AS REQ'D

MIN

. H

EA

DR

OO

M

(1.9

5 m

)6

' - 5

"

MIN

. EFFEC

TIV

E D

EPTH

(90

mm

)

0' - 3

1/2

"

TOTAL RUN

TO

TA

L R

ISE

8-1/4" MIN.

RUN

7-7

/8"

MA

X

RIS

E

(MIN

80

0m

m / M

AX

965

mm

)M

IN. 3

2"

/ M

AX

38

"

ALL STAIRS TO CONFORM TO BCBC

MAX RISE = 7-7/8" (200mm)MIN RUN = 8-1/4" (210mm)MIN TREAD = 9-1/4" (235mm)MAX NOSING = 1" (25mm)RAILING @ LADING = 2'-11" (900mm)RAILING @ STAIR = 2'-8" (800mm)MIN STAIR WIDTH = 2'-10" (860mm)

FINISHED RAILINGS SPACED MAX 4" (100mm) BETWEEN RAILINGS

GUARDS - BCBC 2012 DIV. B. PART 9.8.8

DOUBLE TOP PLATE

WALL STUDSSIZE & SPACING AS PERARCH. DWGS

LINTELSIZE AS PER ARCH. DWGS

JACK STUD

CRIPPLE STUD

BOTTOM PLATE

ROUGH OPENING DIMENSIONS 1" (25 mm)LARGER THEN OUTSIDE OF WINDOW FRAMETO PROVIDE A MIN. 1/2" (12.5 mm) AIR SPACEBETWEEN WINDOW FRAME AND ROUGHOPENING

KING STUD

D1 D2 D3 D4 D5

D5

MECHANICAL ROOM DOOR

*MIN. 32" (2'-8")

NOTE

WIDTH & HEIGHT DENOTED ON PLANS AS SHOWN.

2068 2668 2868 3068 2868

2' - 2" R/O

2' - 0"

6' -

10

1/2

" R

/O

6' -

8"

TY

P. U

NLE

SS

OT

HE

RW

ISE

NO

TE

D

2' - 8" R/O

2' - 6"

2' - 10" R/O

2' - 8"

3' - 2" R/O

3' - 0"

2' - 10" R/O

2' - 8"

AS NOTED



PROJECT:

SCALE:

DATE:


28.12.16

Suite Addition

SECTIONS & DETAILS

BV BV

A3.2

2016-032


HRV INSTALLED UPPER SUITE

1/2" = 1'-0"1

HRV Unit

1/2" = 1'-0"2

Foundation Insulation

1/2" = 1'-0"3

Floor Insulation

1/2" = 1'-0"6

Soffit Insulation

3/8" = 1'-0"4

Stucco Installation Detail

1/2" = 1'-0"9

Radon Gas Venting

3/4" = 1'-0"8

Standard Stair Detail

Issue Schedule


1 Review 18.12.16

2 Permit 28.12.16

1/2" = 1'-0"5

Window Framing Detail

1/4" = 1'-0"7

Door Schedule Detail

WH

DN

ELECTRICAL LEGEND

WP

GFI

Duplex Receptacle

Duplex Receptacle

SSwitch

S

S

Two Switch Gang

Three Switch Gang

Telephone Connection

Television Connection

Thermostat

Light Fixture

Duplex Receptacle

With Ground FaultInteruptor

Light Fixture

Wall Mounted

Weather Proof

T

Smoke Detector

Fan

Ceiling Fan w/ Spotlight

NOTES: ALL ELECTICAL PLACEMENT ISAPPROXIMATE. SITE CONFIRM ALL LOCATIONS. - ELECTRICAL CODE GOVERNS - CLIENT TO CONFIRM ALL LOCATONS

LED Strip Lighting

Electrical Panel

240 Volt Receptacle240


WP

WP

GFI

240 GFI

S

S

S

S

S

FA

N

S

S

S

FAN

S

SS

A/C

T

1

A3.1

2

A3.1

3

A3.1

AS NOTED



PROJECT:

SCALE:

DATE:


28.12.16

Suite Addition

ELECTRICAL PLAN

BV BV

E1.1

2016-032


Issue Schedule


1 Review 18.12.16

2 Permit 28.12.16

1/4" = 1'-0"1

MAIN FLOOR ELECTRICAL PLAN

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