group 1, new westminster district, plan
TRANSCRIPT
Do not scale off drawings. Confirm all dimensions and conditions on site, report discrepancies to Architect immediately. Copyright reserved, no reproduction to be made without permission of Architect. Drawings to be used for site and condition for which it was designed and not to be used for construction purposes until issued, signed and sealed for that purpose.
DRAW
ING
PRO
JEC
T
NO
TES
DATE
PAGE
DRAW
ING
Robyn Fenton
DRAW
N
ReFormaarchitecture
SCALE
ISSUE DATE
604.762.7208www.reforma.ca
PROFESSIONAL SEAL
JOB
NO
.
Site Plan
962
A1.0As Noted
Arch D
2020-06-29
962 Windjammer Rd, Bowen Island, BC
LIST OF DRAWINGSA1.0 Site Plan As NotedA2.0 Floor Plans As Noted
2 SHEETS IN SET
299° 30' 23"
8.502 m27.90 ft
5
8
°
1
8
'
2
3
"
1
1
.
7
5
2
m
3
8
.
5
6
ft
1
1
9
°
3
0
'
2
3
"
7
.
6
8
1 m2
5
.
2
0 ft1
1
9
°
3
0
'
2
3
"
8
.
7
8
9 m2
8
.
8
3 ft
299° 30' 23"
2.500 m8.20 ft
5
8
°
1
8
'
2
3
"
2
7
.
6
7
0
m
9
0
.
7
8
ft
2
0
9
°
3
1
'
2
3
"
3
9
.
6
0
0
m
1
2
9
.
9
2
ft
2
9
9
°
3
0
'
2
3
"
2
0
.
0
4
2 m
6
5
.
7
5 ft
2
9
9
°
3
0
'
2
3
"
9
.
5
4
6 m
3
1
.
3
2 ft
6
5
.
5
4
6
5
.
7
1
6
4
.
9
1
6
4
.
9
2
6
4
.
6
9
6
4
.
2
6
6
4
.
0
8
6
4
.
0
3
6
3
.
9
4
6
3
.
9
5
6
4
.
0
0
6
3
.
9
8
6
3
.
9
4
6
3
.
8
9
6
3
.
6
0
6
3
.
6
2
6
3
.
5
3
6
3
.
5
3
6
3
.
3
8
P
P
SIGN
6
5
.
0
1
6
5
.
1
7
6
4
.
8
5
6
4
.
8
0
6
4
.
4
7
6
4
.
3
2
6
4
.
2
9
6
3
.
8
4
6
3
.
8
5
6
3
.
9
9
6
4
.
0
9
6
4
.
0
1
6
4
.
2
5
6
4
.
6
9
6
4
.
6
0
6
4
.
2
0
6
3
.
9
8
6
3
.
5
8
6
3
.
6
3
6
3
.
8
1
6
3
.
8
1
6
4
.
1
6
6
4
.
2
2
6
4
.
7
8
6
4
.
3
9
6
4
.
1
4
6
5
.
2
4
6
5
.
2
3
6
5
.
0
5
I
R
O
N
P
O
S
T
6
5
.
1
9
6
4
.
9
0
6
5
.
7
8
6
5
.
8
6
6
6
.
5
2
6
6
.
6
2
6
6
.
7
6
6
6
.
9
9
6
7
.
2
4
6
7
.
4
6
6
7
.
5
5
6
7
.
6
3
6
7
.
7
3
6
7
.
6
6
6
7
.
6
5
6
7
.
6
2
6
7
.
5
1
6
7
.
6
1
6
7
.
9
1
6
8
.
7
7
6
9
.
5
0
6
9
.
5
9
6
8
.
7
2
6
7
.
7
8
2
1
7
.
9
'
Ø
"
2
1
7
.
0
'Ø
"
2
1
8
.
7
'
Ø
"
6
6
.
4
1
PP
I
R
O
NP
O
S
T
6
5
.
4
2
6
5
.
4
9
6
5
.
3
3
6
4
.
9
7
6
4
.
9
8
6
5
.
4
1
6
6
.
9
7
6
7
.
4
3
6
7
.
6
0
7
0
.
2
5S
T
U
M
P
6
9
.
8
8
S
T
U
M
P
7
9
.
1
3
'
I
R
O
N
P
O
S
T
2
1
8
.
7
'
C
O
N
I
F
Ø
3
6
"
2
1
7
.
2
'
C
O
N
I
F
Ø
3
6
"
2
1
6
.
5
'
C
O
N
I
F
Ø
3
9
"
2
1
5
.
7
'
C
O
N
I
F
Ø
2
6
"
6
6
.
2
5
(
t
w
)
6
5
.
7
3
(
b
w
)
6
5
.
6
8
(
b
w
)
6
5
.
9
4
(
t
w
)
6
6
.
0
7
(
t
w
)
6
5
.
7
5
(
b
w
)
2
1
5
.
9
'
C
O
N
I
F
Ø
2
6
"
6
6
.
5
8
(
t
w
)
6
6
.
7
1
(
t
w
)
6
6
.
8
2
(
t
w
)
6
7
.
3
9
(
t
w
)
6
7
.
3
7
(
t
w
)
6
7
.
2
5
(
t
w
)
6
7
.
2
1
(
t
w
)
I
R
O
N
P
O
S
T
I
R
O
NP
O
S
T
6
6
.
4
0
(
b
w
)
6
6
.
4
0
(
b
w
)
6
6
.
4
7
(
b
w
)
6
6
.
4
7
(
b
w
)
6
6
.
4
6
(
b
w
)
6
6
.
4
0
(
b
w
)
6
6
.
4
0
(
b
w
)
6
6
.
6
6
(
b
w
)
6
7
.
3
1
(
t
w
)
6
7
.
2
7
(
t
w
)
6
7
.
2
5
(
t
w
)
6
7
.
3
7
I
R
O
NP
O
S
T
I
R
O
NP
O
S
T
I
R
O
N
P
O
S
T
I
R
O
N
P
O
S
T
A=18.71 ftR=438.78 ft
L
O
T
3
1
P
L
A
N
1
0
3
5
3
A
R
E
A
=
1
0
8
2
.
8
S
Q
.
M
.
1
1
,
6
5
5
S
Q
.
F
T
.
L
O
T
4
6
P
L
A
N
1
1
0
5
5
LOT 30
PLAN 10353
W
I
N
D
J
A
M
M
E
R
R
O
A
D
S
P
Y
G
L
A
S
S
R
O
A
D
R
E
T
.
W
A
L
L
R
E
T
.
W
A
L
L
EXISTING
DWELLING
#962
DECK
W
O
O
D
E
N
F
E
N
C
E
1
1
.
9
4
6
.
1
5
3
.
3
7
8
.
5
9
1
2
.
8
6
6
.
7
03
.
4
3
1
1
.
4
3
1
1
.
5
8
3
.
2
1
1
5
.
3
2
1
5
.
1
1
8
.
4
3
6
7
.
2
0
6
6
.
1
7
6
5
.
3
1
6
6
.
0
3
6
5
.
1
2
6
4
.
1
3
6
4
.
4
7
6
5
.
0
6
6
6
.
2
7
6
5
.
3
5
6
4
.
6
1
6
5
.
2
6
6
4
.
9
7
6
4
.
5
9
6
4
.
2
6
6
4
.
0
4
1
2
9
.
6
2
1
2
9
.
0
0
1
2
8
.
7
0
1
2
9
.
5
8
6
3
.
9
8
6
3
.
6
9
6
4
.
9
7
6
4
.
4
0
6
4
.
0
9
1
2
.
6
1
CERTIFIED CORRECT
ACCORDING TO LAND TITLE & SURVEY
AUTHORITY RECORDS AND FIELD
SURVEY. UNREGISTERED INTERESTS
HAVE NOT BEEN INCLUDED OR
CONSIDERED.
________________________
EVGENY PETUSHKOV, BCLS
SEPTEMBER 17TH, 2019
NOTES:
ALL TREES HAVE BEEN PLOTTED AS REQUIRED BY BYLAW NO.
3575.
DISCLAIMER:
BUILDING SETBACKS ARE MEASURED TO THE OUTERMOST
VISIBLE EXTERIOR SURFACES UNLESS OTHERWISE NOTED
THIS PLAN IS NOT INTENDED FOR CONSTRUCTION PURPOSES.
TREE SPECIES AND DIMENSIONS SHOULD BE VERIFIED BY A
QUALIFIED ARBORIST PRIOR TO DESIGN AND PERMIT
APPLICATION.
SURVEY PLAN OF LOT 31 BLOCK A DISTRICT LOT 3042,
GROUP 1, NEW WESTMINSTER DISTRICT, PLAN
BCGS: 92G033
PID: 009-475-516
CIVIC ADDRESS: 962 WINDJAMMER ROAD, BOWEN ISLAND, BC
ZONING: SR2
THIS PLAN SHOWS HORIZONTAL GROUND-LEVEL DISTANCES UNLESS OTHERWISE SPECIFIED. OFFSETS TO PROPERTY LINES ARE RADIAL OR PERPENDICULAR TO
BOUNDARIES UNLESS SHOWN OTHERWISE.
ELEVATIONS SHOWN ON THE PLAN ARE GEODETIC AND DERIVED FROM GNSS OBSERVATION (METRO-VANCOUVER NETWORK), DERIVED GEODETIC CONTROL
MONUMENT #875864.
THIS PLAN WAS PREPARED FOR BUILDING PERMIT APPLICATION AND ARCHITECTURAL DESIGN PURPOSES AND IS NOT INTENDED FOR CONSTRUCTION PURPOSES.
THIS DRAWING IS FOR THE EXCLUSIVE USE OF OUR CLIENT.
THIS DOCUMENT SHOWS THE RELATIVE LOCATION OF THE SURVEYED STRUCTURES AND FEATURES WITH RESPECT TO THE BOUNDARIES OF THE PARCEL
DESCRIBED ABOVE. THIS DOCUMENT SHALL NOT BE USED TO DEFINE PROPERTY LINES OR PROPERTY CORNERS.
360 LAND SURVEYING AND E. PETUSHKOV, BCLS ACCEPT NO RESPONSIBILITY AND HEREBY DISCLAIM ALL OBLIGATIONS AND LIABILITIES FOR DAMAGES INCLUDING,
BUT NOT LIMITED TO, DIRECT, INDIRECT, SPECIAL, AND CONSEQUENTIAL DAMAGES ARISING OUT OF OR IN CONNECTION WITH ANY DIRECT OR INDIRECT USE OR
RELIANCE UPON THE PLAN BEYOND ITS INTENDED USE.
THIS DOCUMENT IS NOT VALID UNLESS ORIGINALLY SIGNED AND SEALED.
LEGEND
MANHOLE
SQUARE METERSQ.M.
TREE (CROWN Ø -
TO SCALE)
152.12'
Ø10"
X
X
.
X
'
SPOT ELEVATION
SPECIES
MH
SQUARE FEETSQ.FT.
THE INTENDED PLOT SIZE OF THIS PLAN IS 560 mm IN WIDTH BY 432 mm IN HEIGHT (C SIZE)
WHEN PLOTTED AT A SCALE OF 1:200
#20 - 1880 TRIUMPH STREET
VANCOUVER, BC V5L 1K3
T. 604-816-4292
WWW.360SURVEYS.CA
JOB:
FILE:
FB:
2019067
2019067.DWG
050 (135-137)
© 360 LAND SURVEYING LTD, 2019.
ALL RIGHTS RESERVED. NO PERSON MAY
COPY, REPRODUCE, REPUBLISH, TRANSMIT
OR ALTER THIS DOCUMENT, IN WHOLE OR IN
PART, WITHOUT THE EXPRESS WRITTEN
CONSENT OF 360 LAND SURVEYING LTD.
EXISTINGDWELLING
#962
11.94
3.37
12.8
6
6.15
8.59
6.70
EXISTINGDECK
SCOPE OF WORKSECONDARY SUITE
18.46
EXISTING SITE PLANScale: 1:200
GENERAL CONSTRUCTION NOTES:COVERING CODE: B.C. BUILDING CODE 2018, INCLUDING ALL AMENDMENTS.
ALL CONSTRUCTION TO BE IN ACCORDANCE WITH MUNICIPAL BY-LAWS, B.C. BUILDING CODE, WORKSAFE BC REGULATIONS, AND AUTHORITIES HAVING JURISDICTION. ERRORS OR OMISSIONS IN THE PLANS OR SPECIFICATIONS WILL NOT REMOVE THE OBLIGATION FOR THE CONTRACTOR OR SUBCONTRACTOR TO ENSURE ALL CONSTRUCTION COMPLIES WITH ALL APPLICABLE CODES AND REGULATIONS.
ALL WORK TO BE COMPLETED TO CURRENT STANDARDS BY SKILLED TRADES.
ALL MATERIALS TO BE OF GOOD QUALITY, AND PROPERLY TRANSPORTED, STORED AND PROTECTED.
REFER TO STRUCUTRAL ENGINEEER'S DRAWINGS AND SPECIFICATION, AS WELL AS SPECIFICATION AND FINISH SELECTIONS AS PROVIDED BY ARCHITECT.
PROVIDE MINIMUM 8" CLEARANCE BETWEEN ANY WOOD MEMBERS AND SOIL.
THE CONTRACTOR SHALL CHECK AND VERIFY ALL DIMENSIONS, ELEVATIONS, INFORMATION, SPECIFICATIONS, SITE CONDITIONS, ETC., PRIOR TO STARTING CONSTRUCTION. ANY DISCREPANCIES, ERRORS, OR OMISSIONS MUST BE REPORTED TO THE ARCHITECT; UNREPORTED ISSUES BECOME THE RESPONSIBILITY OF THE CONTRACTOR.
WRITTEN SPECIFICATIONS OR AMENDMENTS BY AUTHORITIES HAVING JURISDICTION SHALL OVERRIDE ANY SPECIFICATIONS OR NOTATIONS ON DRAWINGS. CONTRACTORS, SUPPLIERS, SUBTRADES, ETC., ARE TO ENSURE THEY ARE WORKING WITH CURRENT DRAWINGS AND SHOULD VERIFY THAT THEY ARE IN POSSESSION OF LATEST ISSUE. OBSOLETE DRAWINGS SHALL BE MARKED AS 'OBSOLETE' AND DISPOSED OF.
ANY VARIANCES FROM THESE DRAWINGS AND SPECIFICATIONS OR FROM CONDITIONS ENCOUNTERED AT THE JOB SITE SHALL BE RESOLVED BY THE CONTRACTOR AND SUCH SOLUTIONS SHALL BE THEIR SOLE RESPONSIBILITY.
THE CONTRACTOR SHALL SUPERVISE THE WORK OF SUBCONTRACTORS AND BE RESPONSIBLE TO THE OWNER FOR SUCH WORK AS IF IT WERE CARRIED OUT BY THEM-SELF. THE CONTRACTOR SHALL ENSURE THAT ALL SUBCONTRACTORS RECEIVE A COPY OF RELEVANT WRITTEN SPECIFICATIONS AND DRAWINGS.
ALL FIGURED DIMENSIONS TO TAKE PRECEDENCE OVER SCALE SHOWN ON PLANS, SECTIONS, AND DETAILS. WHERE NOTES AND DETAILS ON DRAWINGS EXCEED MINIMUMS OF GENERAL NOTES AND TYPICAL DETAILS, THEY SHALL TAKE PRECEDENCE.
THE CONTRACTOR IS RESPONSIBLE FOR ALL TEMPORARY BRACING REQUIRED FOR CONSTRUCTION LOADS AND STABILITY UNTIL THE PROJECT IS COMPLETED. CONSTRUCTION LOADS ON THE STRUCTURE CAUSED BY INTERIM STORAGE OF MATERIALS OR USE OF MATERIALS SHALL NOT BE ALLOWED TO EXCEED THE DESIGN LOADS.
THE CONTRACTOR IS RESPONSIBLE FOR SAFETY ON THE JOB SITE AND CONFORMANCE TO WORKSAFE BC REGULATIONS THROUGHOUT CONSTRUCTION.
THE CONTRACTOR IS RESPONSIBLE TO ENSURE THAT WATER COLLECTED IN THE GUTTERS, DOWNSPOUTS AND FOUNDATION PERIMETER DRAINS IS DISCHARGED IN ACCORDANCE WITH REQUIREMENTS OF LOCAL AUTHORITIES HAVING JURISDICTION.
CONCRETE FOOTINGS ARE TO PLACED ON COMPACT FILL, OR SOLID UNDISTURBED BEARING AND BELOW FROST LINE.
ALL CONCRETE FOUNDATION WALLS ARE TO BE BUILT TO STRUCTURAL ENGINEER'S SPECIFICATION.
FOUNDATION WALLS SHALL NOT BE BACK FILLED UNTIL CONCRETE HAS REACHED ITS SPECIFIED 28 DAY STRENGTH, OR UNTIL ADEQUATELY BRACED SUBJECT TO APPROVAL BY AUTHORITIES HAVING JURISDICTION.
ALL FRAMING, BRIDGING, BLOCKING, NAILING, ETC., SHALL TO BUILT IN ACCORDANCE WITH THE STRUCTURAL ENGINEER'S DRAWINGS (WHERE APLICABLE) AND CONFORM TO B.C. BUILDING CODE, SECTION 9.23. WOOD PLATES ARE TO BE SEPARATED FROM CONCRETE WITH FOAM SILL GASKET.
UNLESS NOTED OTHERWISE, LUMBER SHALL BE 1/2" PLYWOOD (WITH H CLIPS) FOR ROOF SHEATHING, 5/8 INCH T&G PLYWOOD (GLUED AND SCREWED) FOR FLOOR SHEATHING, 1/2" PLYWOOD FOR WALL SHEATHING, K.D. SPF NO.2 AND BETTER FOR BUILT-UP BEAMS, K.D. SPF NO.2 AND BETTER FOR FLOOR JOISTS AND ROOF FRAMING, D.FIR NO.1 FOR POSTS, AND K.D. SPF NO.2 AND BETTER FOR WALL STUDS. (ALL EXTERIOR PORCH AND DECK FRAMING TO BE TREATED LUMBER.)
MANUFACTURED WOOD TRUSSES, JOISTS, AND/OR BEAMS ARE TO BE ENGINEERED BY THE MANUFACTURER AND INSTALLED AND BRACED PER THE MANUFACTURER'S INSTRUCTIONS. LAYOUT SHOWN ON PLANS TO BE CONFIRMED WITH MANUFACTURER PRIOR TO STARTING CONSTRUCTION.
CONTRACTOR IS TO OBTAIN AND PROVIDE TO STRUCTURAL ENGINEER: AN ENGINEER'S CERTIFICATE FROM THE MANUFACTURER OF ANY ROOF TRUSSES, JOISTS, AND/OR BEAMS. PROVIDE A MINIMUM OF 4 SETS OF ENGINEERED SEALED SHOP DRAWINGS WITH NAME OF PROJECT ON DRAWINGS AND DATE ISSUED.
IT IS THE CONTRACTOR'S RESPONSIBILITY TO ENSURE ALL INSTALLATION OF ELECTRICAL ITEMS COMPLY WITH LOCAL ELECTRICAL CODES AND REGULATIONS AND WITH LOCAL ELECTRICAL POWER SUPPLY REQUIREMENTS IN ALL RESPECTS.
APPROVED INTERCONNECTED SMOKE & C02 DETECTORS TO BE INSTALLED PER PLANS AND AS REQUIRED BY LOCAL AUTHORITIES HAVING JURISDICTION.
SAFETY GLASS- ALL GLAZING WITHIN 36" OF DOOR LOCKS TO BE SAFETY GLASS. ALL GLAZING WITHIN 8" OF FLOOR TO BE SAFETY GLASS. ALL GLAZING OVER 20" (THAT COULD BE MISTAKEN FOR DOORS) TO BE SAFETY GLASS. ALL GLAZING IN EXTERIOR DOORS TO BE SAFETY GLASS. ALL GLAZING IN WALLS ENCLOSING BATHTUBS OR SHOWERS TO BE SAFETY GLASS AND WATERPROOFED TO THE SATISFACTION OF AUTHORITIES HAVING JURISDICTION.
SUPPLY AND INSTALL EXHAUST FANS AND DUCTING IN ALL BATHROOMS AND KITCHENS; AND VENTILATION TO ALL BEDROOMS PER BCBC 9.32 VENTILATION REQUIREMENTS.
WATERPROOF MEMBRANE (SCHLUTER OR EQUAL) TO BE INSTALLED AND FITTED TIGHTLY TO WALLS AND FLOOR OF ALL TILED SHOWERS, AND NOT TO BE PENETRATED BY FASTENERS OF ANY KIND.
PROVIDE BACKING IN ALL SHOWER/TUBS FOR FUTURE GRAB BAR INSTALLATION.
INSTALLATION OF ENTIRE HEATING SYSTEM, WHETHER ELECTRIC, FORCED WARM AIR, HOT WATER, SOLID FUEL, ETC., SHALL COMPLY WITH MANUFACTURER'S DIRECTIONS WHERE APPLICABLE AND CONFORM WITH LOCAL CODES AND REGULATIONS IN ALL RESPECTS. CONTRACTOR TO OBTAIN ALL REQUIRED PERMITS.
FUEL BURNING APPLIANCES, INCLUDING FURNACES, FIRE PLACES, WOOD STOVES, ETC., ARE TO BE INSTALLED PER THE MANUFACTURER'S INSTRUCTIONS AND IN ACCORDANCE WITH CURRENT NATIONAL, PROVINCIAL, AND LOCAL BUILDING CODES.
ALL FIREPLACE AND CHIMNEY INSTALLATIONS SHALL BE GOVERNED, INSPECTED AND APPROVED BY MUNICIPAL AUTHORITIES. CONTRACTOR TO OBTAIN ALL REQUIRED PERMITS.
ZERO CLEARANCE TYPE METAL FIREPLACES AND METAL CHIMNEYS TO BE ULC & EPA APPROVED AND INSTALLED PER THE MANUFACTURER'S SPECIFICATIONS.
6 MIL POLY VAPOUR BARRIER SHALL BE INSTALLED ON THE WARM SIDE OF INSULATION. INSULATION REQUIREMENTS MAY VARY WITH HEATING SYSTEMS AND LOCAL CONDITIONS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO CHECK REQUIREMENTS WITH LOCAL AUTHORITIES.
ATTICS OR ROOF SPACES TO BE VENTED MINIMUM 1/300 OF AREA. UNHEATED CRAWLSPACES TO BE VENTED MINIMUM 1/500 OF AREA WITH CLOSE-ABLE VENTS.
ALL ROOF SPACES SHALL BE VENTILATED WITH SOFFIT, ROOF, OR GABLE VENTS, OR A COMBINATION OF THESE EQUALLY DISTRIBUTED BETWEEN TOP OF ROOF SPACE AND SOFFITS.
Building Code Summary Date: 2020-06-22
Project Description: Single Family Dwelling
Code Applicable: BCBC 2018 PARTS 9
Occupancy: Group C with Secondary suite
9.37 Secondary Suite9.37.2.1. Heights of Rooms or Spaces Shall be not less than 2.0 m9.37.2.3. Exit Stairs Width shall be not less than 860 mm
9.37.2.5. Handrails and Guard rails Conforming to 9.8.7. & 9.8.8.
9.37.2.6. Means of Egress Width of corridor shall be not less than 860 mm
9.37.2.7. Fire Seperation for Exits Fire rating of not less than 30 min where suite is equipped with smoke alarm.
9.37.2.9. Doors in Means of Egress Yes, Refer to BCBC or seperate heating system9.37.2.10. Travel Limit to Exits or Egress Doors
9.37.2.15. Seperation of Residential Suites Fire rating of not less than 30 min where suite is equipped with smoke alarm.
9.37.2.16. Seperation of Public Corridor Fire rating of not less than 30 min where suite is equipped with smoke alarm.
9.37.2.17. Air Ducts and Fire Dampers Yes, Refer to BCBC or seperate heating system
9.37.2.18. Spatial Serperation Subsection 9.10.15 will apply
9.37.2.19. Smoke Alarms Yes, Interconnected smoke alarm conforming to CAN/ULC-S531
9.37.2.20. Sound Control Need not comply with Section 9.11
ZONING RECONCILIATIONCIVIC ADDRESS: 962 WINDJAMMER RD.
BOWEN ISLAND, BCLEGAL DESCRIPTIONS:
WESTMINSTER DISTRICT, PLAN 10353LOT 31 BLOCK A DISTRICT LOT 3042, GROUP 1, NEW
PID 009-475-516ZONING: SR2SITE AREA: 11,655.00 SQ. FT 1082.80 SQ.M.
SETBACKSFRONT YARD: 24.61 FT. 7.50 M.REAR YARD: 14.76 FT. 7.50 M.SIDE YARD 9.84 FT. 3.00 M.
DRAFT
WEST ELEVATIONScale: 1/4" = 1'-0"
NO CHANGES BEINGMADE TO ROOF
NEW PROPOSED WINDOWS
EXTERIOR SIDING TOMATCH EXISTING
NEW PROPOSED DOOR
INFILL WALL IN EX'GGARAGE DOOR C/W
CONCRETE CURB.
E: 67.73 E: 67.73
AA2.0
DASHED LINE OFDOOR REMOVED
LIMITING DISTANCE @18.46M, 100% ALLOWED
WINDJAMMER RESIDENCESINGLE FAMILY DWELLING
962 WINDJAMMER, BOWEN ISLAND
Do not scale off drawings. Confirm all dimensions and conditions on site, report discrepancies to Architect immediately. Copyright reserved, no reproduction to be made without permission of Architect. Drawings to be used for site and condition for which it was designed and not to be used for construction purposes until issued, signed and sealed for that purpose.
DRAW
ING
PRO
JEC
T
NO
TES
DATE
PAGE
DRAW
ING
Robyn Fenton
DRAW
N
ReFormaarchitecture
SCALE
ISSUE DATE
604.762.7208www.reforma.ca
PROFESSIONAL SEAL
JOB
NO
.
Floor Plans
962
A2.0As Noted
Arch D
2020-06-29
962 Windjammer Rd, Bowen Island, BC
F
DWHWT
SA
SA
WASHER/DRYER
UP
17'6" x 9'7"
DN
13'6" x 14'6"
13'6" x 21'7"
20'-2
"22
'-0"
42'-2
"
11'-1" 28'-1"
39'-2"
42'-2
"
10'-3
"9'
-11"
21'-0" 3'-0" 15'-2"
13'-11" 14'-2"
UP
PORCH ABOVE
UPDN
6'10
" X 2
'4"
2'10
" X 6
'8"
2'8" X 6'8"
4'6" X 6'8"
2'6" X 6'8"
2'6"
X 6
'8"
2'8"
X 6
'8"
5'0"
X 6
'8"
5'6" X 6'8"
4'0" X 2'4"
3'10
" X 2
'10"
2'10
" X 2
'10"
3'10
" X 2
'10"
DEC
K AB
OVE
3'10" X 2'10"
DECK
1'-1
1"16
'-4"
1'-1
1"
2'-9 1/2" 6"
CLG. HEIGHT2.41 m
3'-1
0"3'
-1"
2'-1
1"2'
-10"
3'-1
0"3'
-1"
3'-10" 3'-9"
4'-1 5/8" 4'-0"
FLR HEIGHT0.0 m
FRAME FORFUTURE DOOR
NEW LNDRY6' 0" x 6'10 1/2"
LINEN
PANTRY
NEWSTOR.
NEW KITCHEN/LIVING/DINING20'8" x 14'5"
MAINTAIN 30 MIN. FRR BETWEENSECONDARY SUITE AND MAIN DWELLING
WITH 1/2 TYPE X GWB
NEW WALLS FOR LAUNDRYROOM - ALIGN TO
EXISTING
NEW ELECROOM
REMOVE EXISTING DOOR
REPLACE DOOR - REPAIR FRAMEAND CONCRETE SLAB AS NEEDEDLOCATION OF NEW
ELECTRICAL PANEL
EXISTING BEDROOM
EXISTING BATHROOM
NEW INT. INSULATED WALL1/2" GWBSPF #2 2X4 STUDS @ 16" OCR20 FG BATT INSULATION6MIL UV POLY VB1/2" AIR SPACE
NEW INTERIOR WALL1/2" GWBSPF #2 2X4 STUDS @ 16" OC1/2" GWB
INFILL WALL IN EX'G GARAGE DOOR C/W CONCRETE CURB. NEW DOOR AND WINDOW AS SHOWN.
DASHED LINE OFFLOOR ABOVE
INTERCONNECTED SMOKE ALARM
PROVIDE 3.5" ROXUL SOUND INSULATION
2'8" X 6'8"
2'6"
X 6
'8"
CLG. HEIGHT2.41 m
CLG. HEIGHT2.41 m
CLG. HEIGHT2.21 m
NEWNEW
NEW
NEW
NEW
3'-6
"
7'-1"±
4'-4" 4'-0"
8'-6" 5'-0"
1'-3
"
4'-5
"
ENTRY: ADD V.B. / UNDERLAYBELOW NEW FLOORING
6'-0"
3'-0
"
7'-7
" [2
.31]
11'-1
1" [
3.63
]
NEW HALF WALL
NEW
UP
2 x 8 Joists@ 16" OC c/w blocking
2 x 8 Joists@ 16" OC c/w blocking
3 ply 2 x 8 built up beam
SECONDARY SUITEMAX IS 90M2 (968SF)
SUITE IS 73M2 (785.14SF)
FLR HEIGHT0.0 m
FLR HEIGHT-0.37 m
2'6" X 6'8"
NEW
5'6"
X 2
'0"
5'6"
X 2
'0"
DASHED LINE OF SCREW JACK BELOW
PROPOSED 1ST FLOOR PLANScale: 1/4" = 1'-0"
AA
2.0
AA
2.0
Existing Walls
Proposed Walls
Wall Legend
NEW KITCHEN/LIVING/DINING
MAINTAIN 30 MIN. FRR BETWEENSECONDARY SUITE AND MAIN DWELLING
WITH 1/2 TYPE X GWB
EXISTING BATHROOM
INFILL WALL IN EX'GGARAGE DOOR C/W
CONCRETE CURB. NEWDOOR AND WINDOW AS
SHOWN.
EXISTINGBEDROOM 2
EXISTINGMASTER BEDROOM
HALLWAY
PROVIDE 3.5" ROXUL SOUND INSULATION
BUILDING SECTION AScale: 1/4" = 1'-0"
1'-4
3/4
"7'
-3"
EXISTING FLOOR
EXISTING FLOOR
FLR HEIGHT0.0 m
1
A3.0
EXISTING TRUSSES
FLR HEIGHT0.0 m
5/8" T&G PLYWOOD SHEATHING, GLUED & SCREWED2 x 8 JOISTS @ 16" O.C. C/W WITH R12 BATT INSULATION (OPTIONAL)6 mil UV VB5" CONTINUOUS XPS INSULATIONEXISTING 4" CONCRETE SLAB
8'-0
3/4
"1'
-2 5
/8"
Exterior Wall at Foundation with Slab on GradeScale: 1 1/2" = 1'-0"1
CONDITIONEDSPACE
Min
.
Grade slopes away from building
j bolt on 2x4 sill plate on foam gasket
XPS Insulation 5"
8"
Existing foundation walls
AB/VB
Existing slopped slab
R-12 Batt Insulation (Optional)
Existing footing
10m rebar @ 16" O.C. drill and epoxy into existing footing
DWHWT
UP
BEDROOM17'6" x 9'7"
DN
GARAGE20'7" x 19'6"
GAME ROOM13'6" x 14'6"
REC ROOM13'6" x 21'7"
20'-2
"22
'-0"
42'-2
"
11'-1" 28'-1"
39'-2"
42'-2
"
10'-3
"9'
-11"
21'-0" 3'-0" 15'-2"
13'-11" 14'-2"
UP
PORCH ABOVE
UPDN
16'0" X 7'6"
6'10
" X 2
'4"
2'8" X 6'8"
2'10
" X 6
'8"
2'8" X 6'8"
4'6" X 6'8"
2'6" X 6'8"
2'6"
X 6
'8"
2'8"
X 6
'8"
6'0"
X 6
'8"
5'6" X 6'8"
4'0" X 2'4"
3'10
" X 2
'10"
2'10
" X 1
'0"
3'10
" X 1
'0"
DEC
K AB
OVE
3'10" X 1'0"
SLOPE
ELECTRICAL PANEL
DECK
DN
1'-1
1"16
'-4"
1'-1
1"
2'-9 1/2" 6"
CLG HEIGHT2.41 m
3'-1
0"3'
-1"
2'-1
1"2'
-10"
3'-1
0"3'
-1"
3'-10" 3'-9"
4'-1 5/8" 4'-0"
CLG HEIGHT2.41 m
CLG HEIGHT2.41 m
CLG HEIGHT2.84 m
EXISTING 1ST FLOOR PLANScale: 1/4" = 1'-0"
Floor Area 1st Floor 1,407.6SF 130.8 m22nd Floor 1,276.0SF 118.5 m2Total: 2,683.6SF 249.3 m2Secondary Suite 785.4SF 73.0 m2 29.3%
Max. 40% of habitable area and up to 90m2 permitted under Bowen Island Bylaw
DRAFT
ALL DOORS AND WINDOWS EXISTING UNO