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INDEPENDENT LIVING BC

NON-PROFIT HOUSING

DESIGN AND CONSTRUCTION STANDARDS

February 2003 Revisions include: Revisions up to October 25, 2006; revised paragraphs are marked with a bar in the margin and “Revised” date in the footer at the bottom of the page Bulletin No. 11-2006 – Supplementary General Conditions to CCDC2 – Section 11 Insurance dated February 16, 2006

Independent Living BC

Revised October 2006

TABLE OF CONTENTS Introduction....................................................................................................................................5

Section 1 Drawing And Specification Requirements.................................................................7 Expression of Interest Stage.......................................................................................................8 Project Commitment Stage ........................................................................................................9 Construction Documents Stage................................................................................................14

Section 2 Design Guidelines .......................................................................................................21 General Design Requirements .................................................................................................26 Conversion of Existing Buildings............................................................................................27 Location, Building Form and Site Planning ............................................................................28 Common Areas ........................................................................................................................35 Dwelling Unit Design ..............................................................................................................45 Finishes, Materials and Systems ..............................................................................................54

Section 3 Energy Performance Standard .................................................................................71 Compliance ..............................................................................................................................72 Multi Unit Residential Building Case Studies .........................................................................73 Small Building Energy Performance Standard ........................................................................77

Section 4 Building Envelope Design Guidelines........................................................................79 Building Envelope Consultant .................................................................................................80 Building Envelope Referenced Standards ...............................................................................81 Additional Requirements .........................................................................................................81

Section 5 Construction Standards ..............................................................................................83 Introduction to Construction Standards ...................................................................................87 Supplementary Conditions.......................................................................................................89 Evaluation of Alternatives .......................................................................................................90 Project Meetings ......................................................................................................................91 Referenced Standards...............................................................................................................93 Quality Control ........................................................................................................................94 Construction Debris and Waste Management..........................................................................96 Closeout Submittals .................................................................................................................97 Subsurface Investigation........................................................................................................109 Excavation, Backfill and Compaction ...................................................................................110 Asphalt Pavement ..................................................................................................................112 Planting ..................................................................................................................................114 Basic Concrete Materials and Methods .................................................................................116 Basic Masonry Materials and Methods..................................................................................119 Basic Metal Materials and Methods ......................................................................................121 Rough Carpentry....................................................................................................................122 Finish Carpentry.....................................................................................................................125 Plastic Laminate Tub Enclosures...........................................................................................126 Dampproofing and Waterproofing.........................................................................................128 Insulation................................................................................................................................131 Asphalt Shingles ....................................................................................................................135



Vinyl Siding ...........................................................................................................................137 Low Slope Membrane Roofing..............................................................................................140 Roof Hatch and Ladder..........................................................................................................144 Firestopping and Smoke Seals ...............................................................................................145 Joint Sealants .........................................................................................................................148 Metal Doors and Frames........................................................................................................151 Wood Doors and Frames .......................................................................................................153 Overhead Parkade Doors .......................................................................................................154 Aluminum Entrances and Storefront .....................................................................................156 Windows ................................................................................................................................160 Finish Hardware.....................................................................................................................164 Stucco.....................................................................................................................................170 Gypsum Wallboard ................................................................................................................172 Ceramic Tile...........................................................................................................................175 Resilient Flooring...................................................................................................................178 Carpet.....................................................................................................................................182 Painting ..................................................................................................................................186 Miscellaneous Manufactured Specialties...............................................................................193 Food Service Equipment........................................................................................................196 Residential Equipment ...........................................................................................................199 Manufactured Wood Casework .............................................................................................201 Window Treatment ................................................................................................................204 Elevators ................................................................................................................................205 Fire Protection........................................................................................................................211 Plumbing Systems..................................................................................................................215 Heating, Ventilating and Air Conditioning............................................................................226 Electrical General Provisions.................................................................................................233 Technology Systems ..............................................................................................................245

Section 5 Inspection Standards................................................................................................253 Consultant Inspector - Terms of Reference ...........................................................................252 Sample Site Visit Report........................................................................................................256

Appendix A Supplementary General Conditions to the Stipulated Price Contract CCDC2 – 1994 Design-Tender Agreement ..........................................................................261

Appendix B Supplementary General Conditions to the Stipulated Price Contract CCDC2 - 1994 Design-Build Agreement ............................................................................262

Appendix C BC Housing Review Letters..................................................................................263 Review Process ......................................................................................................................264 Sample Letters .......................................................................................................................264

Appendix D Bladerunners Program ...........................................................................................271 Program Description ..............................................................................................................272 Program Requirements...........................................................................................................272 Program Contact ....................................................................................................................272



Appendix E Sample Unit Plans .................................................................................................273

Illustrations - Dwelling Unit Design Guidelines ...................................................................274 Sample One Bedroom Unit Plan – Furniture Layout.............................................................275 Sample One Bedroom Unit Plan – Electrical Layout ............................................................276



INTRODUCTION In 2002 the BC government introduced Independent Living BC (ILBC), a housing-for-health program that meets the needs of seniors with low to moderate incomes and people with disabilities who require some care but do not need 24-hour facility care. The ILBC program is coordinated by BC Housing, in partnership with the regional health authorities, Canada Mortgage and Housing Corporation, and the private and non-profit sectors. ILBC encompasses two types of housing: independent housing with some support services, and assisted living for those who need a greater level of care. These self-contained housing units will be designed to be accessible to persons with disabilities. Support services for tenants include hospitality services such as meals, housekeeping, and laundry. Personal care services (such as assistance with bathing and dressing), recreational opportunities, and a 24-hour emergency response system will also be available. The ILBC program will provide 3,500 new independent living units with support services across the province. This is part of the provincial government’s New Era commitment to provide an additional 5,000 intermediate and long-term care beds by 2006. The Independent Living BC Non-Profit Housing Design and Construction Standards (referred to hereafter as the ILBC Standards) provide technical guidelines and standards for the design and construction of projects being considered for funding under the ILBC program. For information on the application and development processes, please refer to the Independent Living BC Non-Profit Housing Program Guidelines. The objective of these standards is to ensure that Independent Living BC projects incorporate features that will: • allow tenants to achieve their optimal quality of life, independence and health • accommodate the changing needs related to the physical frailties that may affect tenants • provide tenants with a sense of personal security and community • facilitate the delivery of support services to tenants • minimize operating costs through durable, easily maintained building components The ILBC Standards are organized into six sections: 1. Drawing and Specification Requirements – identifies the level of detail required for

drawings and specifications for each stage of the BC Housing project review process. 2. Design Guidelines – provides the site planning and building design requirements, primarily

applicable to the Expression of Interest (schematic design) and Project Commitment (design development) stages.

3. Energy Performance Standard – Provides design guidelines to ensure projects are designed to

use 25% less energy than required by the Model National Energy Code of Canada for



Buildings, 1997 (MNECB1), or in accordance with the Commercial Building Incentive Program (CBIP2).

4. Building Envelope Design Guidelines – summarizes the requirements related to the design

and construction of the project's building envelope. 5. Construction Standards – outlines the minimum requirements or referenced standards that

must be incorporated in the construction documents. This section is primarily applicable to the project specifications.

6. Inspection Standards – describes the terms of reference for Consultant Inspectors engaged by

BC Housing, including the plan review and construction field review procedure. Alternatives to the ILBC Standards The ILBC Standards are the minimum standards required for all projects funded by the program. Compliance with these standards is mandatory unless the proposed alternative is specifically approved by BC Housing. In this context, BC Housing recognizes the responsibility and authority of the Prime Consultant with respect to the preparation of the construction contract documents and the expertise that the non-profit societies will bring to the projects developed under the ILBC program. For these reasons, BC Housing will consider proposals for alternatives to the ILBC Standards from non-profit societies and their development teams. To facilitate the review of any proposed alternatives, a submission that includes a brief justification must be made to BC Housing. The justification shall include a review as outlined in Section 5 - Construction Standards, 01240 Evaluation of Alternatives.

1 The Model National Energy Code for Buildings (MNECB) is a model energy code developed by the National Research Council of Canada. It addresses building envelope, heating, ventilation and air conditioning systems, service water heating, lighting, and electrical systems. 2 The commercial Building Incentive Program is a Federal energy efficiency program that targets institutional and commercial buildings. The program provides modelling tools and a financial incentive to building owners who achieve a 25% reduction in energy use, compared to a building constructed in accordance with the MNECB.



SECTION 1

DRAWING AND SPECIFICATION REQUIREMENTS

• EXPRESSION OF INTEREST STAGE • PROJECT COMMITMENT STAGE • CONSTRUCTION DOCUMENTS STAGE

Drawing and Specification Requirements


DRAWINGS AND SPECIFICATIONS SUBMISSION REQUIREMENTS The following sections outline the minimum drawing and specification submission requirements for the three stages of the Independent Living BC approval process. These stages include the Expression of Interest stage, the Project Commitment stage and the Construction Documents stage. These stages correspond approximately to the phases referenced in the Canadian Standard Form of Contract for Architectural Services: schematic design, design development and construction documents. Drawing scale may be in imperial or the metric equivalent as noted.

EXPRESSION OF INTEREST STAGE The level of detail required for drawings submitted at the Expression of Interest stage is similar to the schematic design phase in the Canadian Standard Form of Contract for Architectural Services. Specification Requirements – Summary of Alternatives: The intent of the Summary of Alternatives is to describe any proposed alternatives to the Independent Living BC Construction Standards. Specifications are not required at this stage. Unless otherwise notified, BC Housing will assume that the proposal will meet all the applicable Independent Living BC Design Guidelines and Construction Standards. In lieu of project specifications, the sponsor's design team should submit a summary of any requested alternatives to the applicable ILBC Standards, in particular, to Section 5 – Construction Standards. To facilitate the review of the proposed alternatives, the list must be accompanied by a brief justification. The justification shall include a review as outlined in the Section 5 – Construction Standards, 01240 Evaluation of Alternatives. Drawing Requirements: The purpose of the drawing submission at this stage is to provide sufficient information to evaluate the project's basic design concepts in relation to the program design guidelines.



Submit two sets of drawings that include: 1. Site Plan (1/16” = 1’-0” or 1:200)

List applicable required and provided land use by-law requirements and note on the site plan, such as:

• Setbacks • Building height • Site area • Site coverage • Landscape open space (LOS), gross floor area (GFA), units per acre (UPA) • Daylight angles, sun angles (where required by municipality) • Vehicle and bicycle parking ratios

2. Floor Plans (scale 1/8” = 1’-0” or 1:100) Provide for each level with a different floor configuration. Identify all amenity spaces.

3. Typical Unit Plans (scale 1/4” = 1’-0” or 1:50)

Provide floor plans for all typical unit types and include the following information: • Furniture layouts - show proposed furniture layouts and clearances. Refer to the

Section 2 - Design Guidelines, 2.3 - Dwelling Unit Design, for furniture requirements.

• Door swings • Turning radii at unit entrance, kitchen, bedroom, bathroom, living/dining. • Note dwelling unit area and dimensions of each room. • Cabinet elevations for one typical unit type with sufficient detail to verify compliance

with the Design Guidelines.

PROJECT COMMITMENT STAGE The Project Commitment submission requirements are similar to the design development phase in the Canadian Standard Form of Contract for Architectural Services. Drawings and outline specifications will provide sufficient information to confirm compliance with the ILBC Standards, in particular Section 2 – Design Guidelines. BC Housing's review and acceptance of these documents is required as a condition of a project receiving an Independent Living BC project commitment. For design-build projects these documents will be used as a basis for finalizing the design build contract amount. For design tender projects, these documents will be used by BC Housing to confirm that the estimated project cost has remained consistent with the estimate provided in the Expression of Interest or as otherwise indicated by BC Housing.



Outline Specifications: The intent of the outline specifications is to enable BC Housing to confirm compliance with the ILBC Standards and to review any alternatives that the Sponsor may propose to Section 5 - Construction Standards. Clarification of proposed alternatives at this stage in the review process will expedite the approval of future submittals. The outline specifications should be presented in 16-division MasterFormat and shall describe introductory project information and all major building components, systems and finishes including, but not limited to: • Contacts - identification of owner, developer (where applicable), design consultants. • Scope – brief description of the scope of the project: e.g., number of units and type, number

of storeys, gross floor area, parking spaces provided, major common areas provided. • Civil - proposed road works, site drainage, sewage collection and domestic water supply. • Landscape - paving, planting, fences, and other major landscape elements. • Structural – structural systems, foundation design, identify any landscape elements that

require structural design such s retaining walls. • Architectural Materials and Systems - describe construction assemblies, finish materials and

their integration within the building. • Mechanical – define the HVAC system, including confirmation of air conditioning, plumbing

systems and control systems. Describe energy conservation measures and provide energy use calculations to confirm compliance with the energy performance standard of 25% less energy than MNECB. (e.g., printout of CBIP Screening Tool or EE4 or DOE2 summary to confirm 25% below MNECB). Confirm specifications for independent metering for gas and water. Confirm extent of irrigation system.

• Electrical – outline service and distribution, feeders and wiring, proposed lighting fixtures and light levels, security system, fire alarm system, personal call system, communication system, data and television and emergency lighting. Describe energy conservation measures. Confirm specifications for independent metering for electricity.

• Commercial Kitchen - outline proposed commercial kitchen equipment and supporting ventilation, electrical, fire suppression and food licensing requirements.

• Fire and Life Safety - Note the ILBC fire and life safety measures in the appropriate MasterFormat divisions. Refer to Section 2 – Design Guidelines, 4.6 Fire and Life Safety Measures.

• Energy Performance Standard - The Architect shall review and coordinate measures proposed to meet the energy performance standard

Alternatives: • The outline specifications should be accompanied by a list that summarizes all components

of the building that do not comply with the ILBC Standards, in particular with Section 5 – Construction Standards. The list shall include a brief justification for each alternative. The justification shall include a review as outlined in the Section 5 – Construction Standards, 01240 Evaluation of Alternatives.



Drawing Requirements Submit three sets of drawings that include the following: 1. Unit Type Schedule

Provide a unit type schedule indicating: Unit Type

Net Unit Area - Required

Net Unit Area – Provided

In-Unit Storage Area - Required

In-Unit Storage Area - Provided

A B C Total

2. Location Plan

Provide a key plan with sufficient information to locate the site.

3. Site Plan (scale 1/16” = 1’-0” or 1:200) • Cross reference unit types to site plan. • Land Use Bylaw - list required and proposed land use bylaw requirements; see

requirements for the Schematic Design Site Plan. Note setbacks on site plan. • Site services - show existing and proposed site services located at grade

e.g., electrical, gas and water fixtures and sewer catch basins. Confirm required setbacks from electrical services (transformers, high voltage lines).

• Site boundaries - show all property lines, orientation, length and corner pins; refer to survey by registered land surveyor.

• Site topography - note all existing and proposed topographic features (e.g., swales, rock outcrop, watercourses, etc.). Note extent of cutting and filling required (dotted cut-outs).

• Grades - show existing and proposed grades at principal corners of the building and property lines, sufficient to indicate drainage patterns. Show spot levels on a grid as required by architect, plot contours at minimum interval of 1 m (3’-3”).

• Show existing grades of adjacent properties and streets to 3.1 m (10’-0”) depth of adjacent lot or to centerline of street.

• First floor grade elevation(s) of proposed structures. • Building Plan - note extent of building at grade, underground garage and roof

overhang. • Paved areas - note all existing and proposed paved areas and indicate dimensions and

materials (e.g., roads, parking, walks, and patios). • Landscaping - note extent of planted areas and existing and proposed trees with trunk

diameter over 100 mm (4”); coordinate with landscape plan. • Snow storage - in areas with substantial snowfall note designated snow storage areas.



• Retaining walls, fences and screens - note extent and materials; coordinate with landscape plan.

• Garbage pad - note pad and enclosure location and dimensions; confirm location with municipal authorities.

• Heritage, demolition or renovation - note existing buildings to be renovated, restored or demolished and outline scope of work.

• Recreation area - indicate outdoor recreation area, coordinate with landscape plan (refer to 10 Landscaping, in this section).

• Access for disabled – review and verify compliance with requirements for accessibility for disabled persons.

4. Floor Plans (scale 1/8” = 1’-0” or 1:100)

• Levels - show each level from garage to roof where layout varies. • Structural grid - provide lettered and numbered structural grid and dimensions. • Rooms - label all common spaces and unit types. • Stairs and corridors - dimension stairs and corridors; ensure compliance with

accessibility requirements. • Mechanical/Electrical - coordinate locations of mechanical and electrical rooms with

incoming services. Show rooms such as generator room, transformer room, exhaust and intake shafts, electrical closets, boiler rooms, elevator machine rooms, corridor fresh air shafts, etc.

• Fire hose / extinguisher cabinets - locate as per building code requirements. • Mail - note proposed mailbox location and review with Canada Post and sponsor. • Balconies, overhangs - show all balconies, roof overhangs, roof decks.

5. Unit Plans (scale 1/4” = 1’-0” or 1:50)

• Scope - show all unit types and common rooms (e.g., amenity, lounges, laundry and

others where applicable). • Furniture layouts - show proposed furniture layouts and clearances. Refer to

Section 2 – Design Guidelines, 3. Dwelling Unit Design, for furniture requirements. • Show door swings • Show turning radii at unit entrance, kitchen, bedroom, bathroom, laundry,

living/dining. • Cabinet Details - provide cabinet elevations for all unit types with sufficient detail to

verify compliance with the Design Guidelines. • Mechanical/Electrical shafts - note location of all ducts and vent shafts. Provide for

pipe chases in unit plans clear of exterior and party walls. • Note unit area and dimensions of each room.



6. Commercial Kitchen Plans (scale 1/4” = 1’-0” or 1:50)

• Provide commercial kitchen layout prepared by a qualified commercial kitchen consultant indicating equipment locations and schedule. Confirm that commercial kitchen licensing requirements are met.

7. Cross Section (scale 1/8” = 1’-0” or 1:100)

• Grades - note existing and proposed finish grades at section line to centerline of

street. • Elevations - note elevations of all floors and top of roof. • Detail sections - locate and cross-reference details on section for details noted in

Typical Details (listed below). 8. Elevations (scale 1/8” = 1’-0” or 1:100)

Elevations - show all elevations of all buildings and note the following:

• Finish materials - note extent of all finish materials. • Grades - show finish grade at building. • Elevations - show top of each floor level and roof and note height. • Roof slope

9. Typical Details (scale 1 ½” = 1”-0” or 1:10, or larger as required)

Provide the following details and describe typical assemblies:

• Foundation wall – from footing to top of slab on grade or suspended slab. • Suspended slab - at junction with building wall. • Exterior wall - at grade and typical floor. • Balcony - at door threshold, at railing connection, at exterior wall. • Window - head, jamb, sill. • Roof - at eaves, roof decks and low roofs. • Building Envelope – describe recommended wall assemblies and window types based

on the most recent version of Woodframe Envelopes in the Coastal Climate of BC: Best Practice Guide Building Technology, CMHC, Table 5.1, or other relevant standard, where applicable. Document calculations for window ratings A, B and C based on CSA A 440.1-00 User Selection Guide to CSA A 440-00. Recommend air barrier, vapour barrier and sheathing membrane materials and assemblies and outline the rationale for the recommended strategy.



10. Landscape Plan (scale 1/8” = 1’-0” or 1:100)

• Paving - note extent of all paving for walks, roads, parking and label finish materials. • Planting - note planting types: trees, shrubs, sod, groundcover, etc., and clearly

indicate extent (species and number of plants to be provided at Construction Documents stage).

• Indicate extent of irrigation system • Note existing trees and planting to be retained. • Recreation Areas - refer to Section 2 – Design Guidelines, 1.3.3 Outdoor Recreation

Areas, for requirements. • Grading - indicate slope to drain and grades at building and for roads, walks and site

perimeter. • Screens/Fences - note extent and provide detail for fence and screen types.

CONSTRUCTION DOCUMENTS STAGE The submission requirements for this stage are similar to the construction documents phase in the Canadian Standard Form of Contract for Architectural Services. Drawings submitted for construction document review must be the final, complete, fully coordinated set of construction documents. Submit two complete sets of documents including bound drawings and specifications. All drawings must bear the stamp of the appropriate professional. Building Envelope Consultant to confirm compliance with Section 4 – Building Envelope Design Guidelines. Drawing Requirements

1. Site Plan (scale 1/16” = 1’-0” or 1:200)

As outlined in the Design Development stage, with the following additional information: • Provide detailed grading at perimeter of building. • Indicate percent of slope and direction of site drainage to curb (not just to property

line). • Note extent of paving materials and location of drains and catch basins. • Show retaining walls and note elevations (top and bottom).

2. Floor Plans (scale 1/8” = 1’-0” or 1:100) • As outlined in the Design Development stage above. • Show drop ceilings for services for areas not shown elsewhere.

3. Roof Plans (scale 1/8” = 1’-0” or 1:100)

Indicate all penetrations, percent of slope, drainage pattern, roof drains and roof top equipment.



4. Unit Plans (scale 1/4” = 1’-0” or 1:50)

Provide detail plans of all typical unit types, cross-referencing the following:

• Room names - room finish schedule. • Door, window types - door and window schedule. • Cabinets - kitchen, bathroom elevations. • Show drop ceilings for services.

5. Common Areas (scale 1/4” = 1’-0” or 1:50)

• Detail common areas – e.g., lobbies, amenity and service rooms as required. • Detail commercial kitchen area - detailed plan, equipment list and specifications. • Show drop ceilings for services.

6. Sections (scale - 1/8” = 1’-0” or 1:100 for high-rise; 1/4” = 1’-0”or 1:50 for low-rise, 4

storey or less) • Full sections from footings to roof to show typical exterior wall sections and

non-typical conditions where wall plane changes or low roofs occur. • Cross reference sections on plans. • Details - cross reference all typical details at sections, e.g., foundation, wall, window,

balcony and roof. • Assemblies - cross reference all typical floor and roof assemblies. • Note the following (or cross reference to details) to show:

• Existing and proposed grades. • Foundation drainage requirements as per geotechnical requirements. • Roof and balcony slopes. • Window and balcony/patio door sections. • Floor to ceiling heights and elevations of all floor levels.

7. Elevations (scale 1/8” =1’-0” or 1:100)

• Show all exterior elevations including portions of buildings hidden on the principal

elevations, e.g., courtyards. • Grade - note existing and finish grade line. • Floor elevations - note all levels and top of roof. • Walls - note elevation at top of foundation and retaining walls. • Materials and finishes - note all exterior materials and finishes including railings,

trim, and flashing. • Roof slopes - note all roof slopes. • Doors and windows - note all door and window openings, indicate hinge location;

provide sufficient information for windows to locate head and sill heights. • Mechanical vents and louvers - locate all vents and louvers and coordinate with

mechanical, including roof vents.



• Lights - locate all wall mounted electrical fixtures and coordinate with electrical. • Roof drainage - show all gutters and rain water leaders. • Details - cross reference details as required.

8. Detail Sections (scale 1 ½” = 1”-0” or 1:10, or larger as required)

• Waterproofing - provide three-dimensional sequential details for assemblies such as

windows, doors, saddle conditions, exhaust vents and balconies to give a clear indication of the installation of the building envelope components in these assemblies (e.g., flashing, membranes, building paper, vapour barrier, caulking, etc.)

• Wall, Floor and Roof construction - provide wall, floor and roof type schedule; note assembly components and any required ratings, including Sound Transmission Class (STC) and fire resistance rating. Provide BC Building Code or Underwriters Laboratory of Canada (ULC) ratings and numbers.

• Wall/shaft sections - show non-typical conditions (i.e., those not shown on full cross or longitudinal sections) including changes in wall plane, low roofs, elevator shafts, garbage chute, penthouse, garage ramps, exhaust shafts, etc.

• Stair details - provide cross section at party walls and typical tread. • Balconies - show drainage, waterproofing, slopes to drain. • Windows - show head, jamb, sill for all conditions. Detail sections to indicate

waterproof membrane, building paper, thermal breaks, flashing, caulking and show continuity of air and vapour barrier.

• Non-typical openings - provide details at grilles and louvers, etc. • Miscellaneous metal - railings, ladders, special fabrications. • Shafts, bulkhead - provide details for all horizontal and vertical rated shafts and non-

rated bulkheads (e.g., mechanical - plumbing and duct enclosures and drop ceilings). • Roof types – provide detail sections through all typical roof types at eaves, low roof

at wall junctions and penetrations.

9. Stair Details (1/4” = 1’-0” or 1:50) • Stair shafts - show all exit stairs and indicate rise/run dimensions, headroom and

landings; section and plan detail required. • Show railing height and material. • Landing and tread – note and dimension non-slip nosing and tactile warning strips as

required.

10. Window Schedule (1/4” = 1’-0” or 1:50)

• Elevations - note all window types, including dimensions, height above finish floor, operable portions, hinge location, direction of slide or swing, and glazing type.

• Ensure operable portion of dwelling unit windows are easily accessed, i.e., less than 1219 mm (4’-0”) above finish floor; note latch height above finish floor and confirm latch location with specified manufacturers.



11. Door Schedule (elevation 1/4” = 1’-0” or 1:50; frame detail 3” = 1’-0” or 1:5) • Elevations of all door types. • Frame types - jamb section of all frame types. • Schedule - include door dimensions, hinges, frame types, glazing, hardware, fire

rating and any special installation requirements, e.g., threshold, weather-strip, closer, panic set, etc.

12. Cabinet Details - Kitchen, Bathroom, Common Areas (scale ¼’ = 1’-0” or 1:50)

Provide cabinet elevations for all dwelling unit types (kitchen and bathroom) and common area cabinets (e.g., amenity and laundry). Confirm compliance with Section 2 – Design Guidelines, in particular, 3. Dwelling Unit Design requirements and Section 5 – Construction Standards, 12320 Manufactured Wood Casework.

13. Room Finish Schedule • Scope - provide room finish schedule for typical suite and for all common area

rooms; cross reference to floor plan room names and numbers. • Note floor, wall, and ceiling finish. • Include subfloor, base and ceiling height; note drop ceilings where applicable.

14. Structural Drawings (scale 1/8” = 1’-0” or 1:100) • Overall footings and foundation plans. • Overall floor construction plans. • Roof construction plans, including roof truss layout. • Sections and details of structural connections. • Columns, beams, wall and lintel schedules (sizes and reinforcements) • General design notes on loads, e.g., snow, earthquake, etc. • Spacing, size, construction of control joints (both horizontal and vertical). • Details to include miscellaneous metal fabrication and related code and submittal

requirements.

15. Mechanical Drawings (scale as noted)

• Mechanical site services plan - show all existing and new services, their sizes, invert elevations, etc. (scale 1/16” =1’-0” or 1:100); show storm water disposal arrangement. Mechanical consultant is to obtain the inverts, sizes and status of all existing services from utility or municipality.

• Overall floor plans with ventilation (exhaust and make-up) forced air heating ducts, plumbing and fire protection layouts (scale 1/8” = 1’-0” or 1:100).

• Typical unit plans (scale 1/4” = 1’-0” or 1:100) – HVAC and plumbing layouts for all unit types.

• All riser diagrams for services listed above.



• Domestic hot and cold water distribution and fire protection diagrams; include sprinklers, standpipes, fire hose cabinets, etc.

• Irrigation system layout. Coordinate with landscape drawings. • Make-up air control diagram and details of make-up air unit. • Heating layout drawings - coordinate with framing plans to minimize drop ceilings. • Plumbing fixtures – cross reference plumbing fixtures to the mechanical

specifications. Refer to Section 5 – Construction Standards, 15400 Plumbing Systems.

16. Electrical Drawings (scale as noted)

• Electrical site services plan (scale 1/16” = 1’-0” or 1:100). Detail underground power cable installation, site lighting, type and detail of installation, etc.

• Overall floor plans with lighting, emergency lighting, exit lights, fire protection devices, entry phone / intercom, television cable, and telephone system layouts (scale 1/8’ = 1’-0”).

• Typical unit plans (scale 1/4” = 1’-0” or 1:50) - electrical layout for all unit types. • All riser diagrams for services listed above. • Power distribution diagrams. • Details of emergency power supply. • Main distribution panel for typical apartment and other panel diagrams (including

laundry, mechanical room, etc.); include estimated power consumption load. • Electrical light fixtures - cross reference light fixtures to the electrical specifications.

Refer to Section 5 – Construction Standards, 16000 Electrical General Provisions. 17. Landscape Drawings (scale 1/16” = 1’-0” or 1:200)

Add the following information to the Landscape Concept Plan: • Lighting - note site lighting locations. • Drainage - note swales, area drains, co-ordinate with mechanical. • Details - provide details for all landscape elements including planting, paving

assemblies, fences and screens, planters, retaining walls, etc. • Outdoor furniture - note type and location.

18. Specifications

• Provide full specifications organized according to the 16 Division MasterFormat

adopted by Construction Specifications Canada, prepared by a qualified construction specification writer.

• Incorporate relevant standards from the ILBC Standards, Section 5 – Construction Standards. Note that these standards are not intended to be used as project specifications.

• The architect is to ensure that sub-consultants’ specifications contract administration requirements do not conflict with the architectural specifications.



• Include a copy of the Geotechnical Report in the appendix of the specifications and, in the case of design tender projects, the report shall be included in the bid documents.

19. Smoke Control Measures

Where applicable, specify on Architectural, Electrical and Mechanical Drawings the “Smoke Control Measures” selected for high rise buildings.


SECTION 2

DESIGN GUIDELINES

• GENERAL DESIGN REQUIREMENTS

• CONVERSION OF EXISTING BUILDINGS

• LOCATION, BUILDING FORM AND SITE PLANNING

• COMMON AREAS

• DWELLING UNIT DESIGN

• FINISHES, MATERIALS AND SYSTEMS

Design Guidelines

DESIGN GUIDELINES CONTENTS Page General Design Requirements ....................................................................................................26 Conversion of Existing Buildings ...............................................................................................27 1. Location, Building Form and Site Planning........................................................................28 1.1 Location and Site .........................................................................................................28

1.2 Building Form..............................................................................................................29 1.2.1 General.............................................................................................................29

1.3 Site Planning ...............................................................................................................30 1.3.1 General.............................................................................................................30 1.3.2 Pedestrian Approach to Building .....................................................................30 1.3.3 Outdoor Recreation Areas................................................................................30 1.3.4 Snow Removal .................................................................................................31 1.3.5 Sustainability....................................................................................................31

1.4 Parking .........................................................................................................................31 1.4.1 General.............................................................................................................31 1.4.2 Handy Dart and Vehicle Drop-Off ..................................................................32 1.4.3 Handicapped Parking Spaces...........................................................................32 1.4.4. Underground/Enclosed Parking .......................................................................32 1.4.5 Parking Space Identification ............................................................................33

1.5 Landscaping .................................................................................................................33 1.5.1 General.............................................................................................................33 1.5.2 Irrigation ..........................................................................................................33 1.5.3 Sidewalks and Curbs........................................................................................34 1.5.4 Lighting............................................................................................................34 1.5.5 Fencing.............................................................................................................34 1.5.6 Retaining Walls................................................................................................34 2. Common Areas.......................................................................................................................35 2.1 Functional Program......................................................................................................35

2.2 Amenity Areas .............................................................................................................37 2.2.1 General.............................................................................................................37 2.2.2 Entrance Lobby................................................................................................37 2.2.3 Lounge / Activity Rooms.................................................................................37 2.2.4 TV Room .........................................................................................................38 2.2.5 Internet / Library ..............................................................................................38 2.2.6 Craft Room.......................................................................................................38 2.2.7 Sitting Areas.....................................................................................................38 2.2.8 Amenity Washrooms .......................................................................................39 2.2.9 Smoking Room ................................................................................................39


2.3 Administration and Support Services ..........................................................................39 2.3.1 General.............................................................................................................39 2.3.2 Offices..............................................................................................................39 2.3.3 Copier / Stationery ...........................................................................................40 2.3.4 Staff Room.......................................................................................................40 2.3.5 Staff Washroom ...............................................................................................40 2.3.6 Assisted Bathing Room....................................................................................40 2.3.7 Hairdressing and Podiatry Rooms ...................................................................41

2.4 Hospitality....................................................................................................................41 2.4.1 Kitchen.............................................................................................................41 2.4.2 Dining Room....................................................................................................42 2.4.3 Tenant Laundry Rooms....................................................................................42 2.4.4 Staff Laundry Room ........................................................................................43

2.5 Service Rooms .............................................................................................................43 2.5.1 Garbage / Recycling Rooms ............................................................................43 2.5.2 Receiving .........................................................................................................43 2.5.3 Equipment Storage and Maintenance ..............................................................43 2.5.4 Scooter Storage ................................................................................................43 2.5.5 General Storage................................................................................................44 2.5.6 Janitor Closets..................................................................................................44

2.6 Circulation and Access ................................................................................................44 2.6.1 Exit Stairs.........................................................................................................44 2.6.2 Corridors ..........................................................................................................44 2.6.3 Attic Access .....................................................................................................44 2.6.4 Roof Access .....................................................................................................45 2.6.5 Elevators ..........................................................................................................45 3. Dwelling Unit Design .............................................................................................................45 3.1 Circulation and Accessibility.......................................................................................45

3.2 Net Unit Areas .............................................................................................................46

3.3 Suite Entry ...................................................................................................................46 3.3.1 General.............................................................................................................46 3.3.2 Coat Closet.......................................................................................................47

3.4 Living Area ..................................................................................................................47 3.4.1 Furniture Requirements ...................................................................................47 3.4.2 Circulation Space .............................................................................................48

3.5 Dining Area..................................................................................................................48 3.5.1 General.............................................................................................................48 3.5.2 Furniture Requirements ...................................................................................48 3.5.3 Circulation Space .............................................................................................48

Design Guidelines

3.6 Kitchen.........................................................................................................................49 3.6.1 General.............................................................................................................49 3.6.2 Counter Frontage .............................................................................................49 3.6.3 Circulation Space .............................................................................................49 3.6.4. Kitchen Appliances and Plumbing...................................................................49 3.6.5 Kitchen Cabinet Design ...................................................................................50

3.7 Bathrooms ....................................................................................................................51 3.7.1 General.............................................................................................................51

3.8 Bedrooms .....................................................................................................................52 3.8.1 General.............................................................................................................52 3.8.2 Bedroom Type .................................................................................................52 3.8.3 Furniture Requirements ...................................................................................53 3.8.4 Minimum Furniture Dimensions......................................................................53 3.8.5 Circulation Spaces ...........................................................................................53

3.9 Storage .........................................................................................................................53 3.9.1 General.............................................................................................................53 3.9.2 Linen Closet .....................................................................................................53 3.9.3 Shelving ...........................................................................................................53 3.9.4 Accessible Units...............................................................................................53

3.10 In Suite Laundry ..........................................................................................................54

3.11 Patios and Balconies ....................................................................................................54

3.12 Ceiling Heights and Profiles ........................................................................................54 4. Finishes, Materials and Systems...........................................................................................54 4.1 Finishes ........................................................................................................................54 4.1.1 General.............................................................................................................54 4.1.2 Common Area Ceilings....................................................................................54 4.1.3 Carpet and Resilient Flooring ..........................................................................55 4.1.4 Finish Schedule................................................................................................55

4.2 Doors ..........................................................................................................................57 4.2.1 General.............................................................................................................57 4.2.2 Common Area Doors .......................................................................................57 4.2.3 Suite Interior Doors..........................................................................................57

4.3 Windows ......................................................................................................................58 4.3.1 Window Sizes and Locations...........................................................................58 4.3.2 Acoustic Considerations ..................................................................................58 4.3.3 Window Cleaning ............................................................................................59 4.3.4 Drapes and Blinds ............................................................................................59


4.4 Elevator Design............................................................................................................59 4.4.1 Type of Elevator ..............................................................................................59 4.4.2 Number of Elevators ........................................................................................59 4.4.3 Elevator Location.............................................................................................61 4.4.4 Elevator Group Arrangement...........................................................................61 4.4.5 Lobby Size .......................................................................................................61 4.4.6 Floors Served ...................................................................................................62 4.4.7 Machine Room Location..................................................................................62 4.4.8 Capacity and Size of Elevator..........................................................................62 4.4.9 Elevator Fire and Safety Features ....................................................................63

4.5 Mechanical and Electrical............................................................................................63 4.5.1 Plumbing Systems............................................................................................63 4.5.2 Heating and Cooling Systems..........................................................................63 4.5.3 Mechanical and Electrical Rooms ...................................................................65 4.5.4 Metering...........................................................................................................65 4.5.5 Electrical Switches, Outlets and Controls........................................................65 4.5.6 Security Systems..............................................................................................65

4.6 Fire and Life Safety Measures .....................................................................................66 4.6.1 Suppression and Fire Containment ..................................................................66 4.6.2 Fire Detection and Alarm.................................................................................67 4.6.3 Egress and Exiting ...........................................................................................67 4.6.4 Measures for Disabled Persons........................................................................68 4.6.5 Fire Safety Plan................................................................................................69

4.7 Structural Systems .......................................................................................................69 4.7.1 Differential Shrinkage......................................................................................69 4.7.2 Sound Transmission.........................................................................................69

Design Guidelines


GENERAL DESIGN REQUIREMENTS General Objectives: The general objectives of the ILBC Design Guidelines are to: • provide buildings that are adaptable and flexible to respond to a broad range of current and

anticipated tenant's needs. • provide durable, affordable, secure housing that fosters a sense of community. • deliver projects that are cost effective, efficient, easy to build and easy to maintain. • ensure that the siting, building form and choice of building materials and systems consider

life cycle costs in response to the site’s geographical location, topography, climate and orientation.

These design guidelines are a combination of prescriptive and performance requirements. They have been developed on the basis of extensive consultation with a wide variety of experts and consultants with experience in the area of housing for seniors and persons with disabilities, as well as seniors themselves. In addition to complying with the ILBC Design Guidelines, project specific designs will need to consider to the Sponsor’s program, municipal regulatory requirements and the constraints of the site and the project budget. It is the responsibility of the design consultants, in consultation with the Sponsor, to ensure that the intent of these design guidelines is met. Compliance with the Design Guidelines is mandatory unless specifically waived by BC Housing. Design Guideline Organization: The design guidelines are organized in four main sections: 1. Location, Building Form and Site 2. Common Areas 3. Unit Design 4. Finishes, Materials and Systems Refer to Section 2 – Design Guidelines for preparation of drawings at the schematic design and design development stages. Refer to Section 5 – Construction Standards for preparation of the outline and project specifications. Building Description: A typical Independent Living building will be a wood frame apartment with a commercial kitchen and dining room on the ground floor. The ground floor will also have some offices for staff, as well as tenant lounges and activity and support service rooms. Dwelling units will primarily be one bedroom apartments. A generic functional program based on a 75-unit building has been provided in the design guidelines to assist sponsors and their design consultants develop a program for their projects.



CONVERSION OF EXISTING BUILDINGS These guidelines are oriented to the planning and construction of new buildings. The Independent Living BC program will also fund the conversion of existing buildings. The objective should be to include as many of the design criteria as is practical and reasonable within the constraints of the available budget and the existing design and condition of the building. Conversion proposals that comply more closely with the requirements or intent of the ILBC Standards will receive a more favourable evaluation at the Expression of Interest Stage. Mandatory Building Conversion Requirements To ensure a minimum level of safety and liveability for tenants, the following design features are mandatory components of ILBC conversion projects: • Upgrade the structure as recommended by a qualified structural consultant, to meet minimum

life safety requirements. • Provide all fire and life safety measures in accordance with the Section 2 – Design

Guidelines, 4.6.1, 4.6.2, and 4.6.5. • Provide as many elements of the Section 2 – Design Guidelines, 4.6.3 and 4.6.4 as is

practical and incorporate the recommendations of a professional building code consultant. • All dwelling units and common areas intended for tenant use must facilitate access for frail

seniors and people with disabilities. • All dwelling units must be self-contained with a lockable door and an in-suite three-piece

bathroom and provision for a personal call system (e.g., telephone jack and adjacent electrical outlet).

• Multi-floor buildings must have accessible elevators that meet the needs of tenants and accommodate their mobility aids.

• The building must contain some common passive and active amenity areas and have some capacity to provide a common meal service.

Design Principles The following basic principles underlie the ILBC Design Guidelines: accessibility for persons with disabilities, the provision of support services, creation of a residential environment and adaptability. With respect to accessibility, all areas of the project intended for tenant use must be accessible to persons with disabilities or the frail elderly. The site and the building interior must also comply with the design principles outlined in the CMHC publication Housing for Persons with Disabilities unless noted otherwise in the these guidelines. To this end, all dwelling units are required to be accessible and specific requirements are noted for each space in the unit. Depending on need, some units may be designated as accessible for tenants in wheelchairs and additional requirements are outlined for these units. Allowance for a wide range of physical abilities should be provided in the design of Independent Living housing. In general, the site and building should be designed for people that may have

Design Guidelines


reduced hearing, vision and mobility. Many at some point experience physical limitations, including the reduction of: • strength, stamina, balance – may require places to rest and the use of mobility aids (e.g.,

scooters, canes, walkers and handrails). • reach and flexibility - may find it difficult to bend or stretch to reach objects. • vision - may rely on changes in colour or texture for directional cues; may require higher

light levels. • hearing – special fire alarm provisions are required for the hearing impaired; sound rating

between units is critical as some tenants listen at higher volumes; some may find background noises to be frustrating.

• cognitive ability – some tenants may have mild cognitive impairment. Building circulation and layout should be clear and provide landmarks to help tenants orient themselves.

The co-ordination and planning for support service spaces (including hospitality, personal care and tenant amenity) should maximize efficiency of circulation for both tenants and staff. The amenity spaces should be located centrally and grouped for efficiency and to encourage social interaction. The quality of the building design (form, spaces and finishes) should be residential, not institutional.

1. LOCATION, BUILDING FORM AND SITE PLANNING 1.1 LOCATION AND SITE:

The optimum site criterion includes the following: • Within walking distance (preferred) or local bus route to services such as the post

office, public library, medical and dental offices, shopping and a community centre • Public transit services stop within one block. • Comfortable walking environment (e.g., sidewalks in good condition, crosswalks,

walkways clearly separated from vehicular traffic flows, flared curb cuts) • Flat or minimal slope • Site planning to allow for private and sunny outdoor space and promotion of social

interaction • Compatible land uses neighbouring the property • Acoustic considerations - Where road, rail or other sources of noise indicate a need

for review, an acoustic consultant should be engaged to recommend mitigation measures and confirm municipal bylaw requirements. Mitigation may include building location and orientation, landscaping berms or fences, review of window specifications and exterior wall design. The referenced standard shall be Road And Rail Noise: Effect on Housing, CMHC. Where required, the acoustic study should be commissioned early in the design development phase and relevant recommendations shall be incorporated in the project commitment stage documents.



1.2 BUILDING FORM 1.2.1 General A wood frame apartment building will be the typical form of development for ILBC projects. The building configuration should be simple, efficient and easy to build, without sacrificing a level of articulation and architectural expression consistent with the site context and neighbourhood identity. Exposed, exterior corridors are not acceptable. Minimize the number of unit types. Standardize kitchen and bathroom layouts within a project as much as possible. Avoid numerous small projections or recesses. Keep the foundation plan simple. Maintain continuity of load bearing walls between floors. Avoid or minimize designs that create heated space over unheated spaces (exposed floors). Provide simple roof designs that address the high levels of precipitation in coastal regions and snowfall in northern regions. Ensure that the roof drainage is designed to avoid ice damming and rainwater runoff or snow shedding onto pedestrian pathways. The following mandatory requirements will impact the building form: Corridors and Exit Stairs: • Corridors shall be a minimum of 1524 mm (5'-0") wide. • Dead end corridors shall be limited to 2 m (6’-9") in length. • Travel distance shall not exceed 30 m (98’-5”) from any suite entry door to the

nearest exit or to the zone fire separation described in 4.6.3 Egress and Exiting. The BC Building Code allows 45 m (147’-8”).

• Note that a wider corridor will be required at the horizontal fire separation to accommodate two 914 mm (3’-0”) wide doors required as per 4.6.3 Egress and Exiting.

• Exit stairs shall be a minimum of 1100 mm (3’-7”) wide. Riser heights shall be limited to 150 – 165 mm (6” – 6.5”)

Elevators:

• Elevators for residents, visitors and/or staff Passenger Elevators) should be located in

a central location within the main entrance lobby of the building and should be visible from the main entrance.

• Elevators for service to other areas such as kitchen facilities (Service Elevators) should be located in an area with convenient access to loading areas, storage and waste facilities in the building and access to these areas from the elevator should be restricted or secured in an appropriate manner.

• Passenger should be located in close proximity to the geometric centre of the building to allow balanced access to all parts of the building. The distance from the farthest suite or room to the elevator(s) should not exceed 40 m (131 ft). Refer to 4.4 Elevator Design for additional information regarding the number of elevators and the required lobby sizes.

Design Guidelines


1.3 SITE PLANNING

1.3.1 General

Projects should incorporate a centrally located sunny outdoor open space that is accessible from the main amenity rooms.

Site planning and unit design should consider basic defensible space principles, in particular, provision for informal supervision to prevent assault, break and enter and to promote tenant security. Unit plans should be designed so that living rooms overlook common outdoor spaces, including pedestrian and vehicular access routes.

Project design shall also take into consideration Crime Prevention through Environmental

Design (CPTED) strategies, e.g., territoriality, natural surveillance, activity support and access control as well as other recognised CPTED principles.

All exterior areas intended for tenant use shall be accessible to persons with disabilities including parking, landscaped open space and outdoor recreation areas. Refer to Housing for Persons with Disabilities, CMHC, Section 1 – Exterior Areas.

1.3.2 Pedestrian Approach to Building

Include the following features: • Easy to read building identification • 1524 mm (5’-0”) minimum wide pathway, with level or minimal slope to municipal

road system, clearly separated from vehicle traffic • Stairs and ramps to be easily usable by people with reduced mobility or vision • Handrails on ramps and steps • Hard (compact, stable) walking surface • Visual pathway cues and tactile information for people with reduced vision • Covered drop-off area at front door with level area and curb cut for access • Landscaping which supports easy orientation and way-finding • Adequate lighting for safety (Refer to Section 5 – Construction Standards, 16000

General Electrical Provisions, for minimum lighting levels.) 1.3.3 Outdoor Recreation Areas The exterior recreation area should permit tenants to participate in both active and passive activities such as outdoor exercise classes, gardening, watching outside street life, walking conveniently without encountering stairs, sitting in the sun or shade, out of the wind, in quiet spots or with a large group. To facilitate these activities provide the following: • a hard surface patio, with wheelchair access from the amenity area - minimum area

1.1 m2/unit (12 ft2) and not less than 46.5 m2 (500 ft2)



• weather protected areas at the common patio – through use of an awning, canopy or building overhang

• a walking path without stairs, in a closed loop configuration to facilitate orientation • accessible, raised planting beds for use by tenants 1.3.4 Snow Removal In areas with substantial snowfalls, the site plan must incorporate designated snow storage areas. These areas should be finished with “grass-crete”, asphalt, or a similar material. Soft landscaping, including sod, is not acceptable in these areas.

Do not provide curbs, planters or other snow plow obstructions in parking areas. Block heater outlets shall be mounted on steel HSS set in concrete, or equivalent, located outside of paved area. The fence style and fencing locations should be co-ordinated with the snow removal plan. Ensure that areas intended for tenant access to the building are protected from ice and snow accumulation or shedding from the roof. 1.3.5 Sustainability Sustainable Site Criteria include the following: • Where air conditioning is required, use prevailing summer winds for passive

ventilation. Protect the building from westerly sun exposure with deciduous trees. Use roof colors with a low heat gain, high reflectance.

• In cold climate zones (North and Interior regions) protect the building from winter winds with coniferous trees.

• Building orientation – minimize east/west exposures as much as possible. • Use on site storm water retention methods such as bio swales, natural percolation,

rock pits, etc as well as flow control measures.

1.4 PARKING 1.4.1 General Provide a minimum of one parking space per four units or as required by the municipality, whichever is greater. Adequate visitor and staff parking must also be provided. Where outdoor parking is provided, do not exceed 25 m (82’-0”) as the exposed walking distance from the parking lot to the building entrance.

Design Guidelines


1.4.2 Handy Dart and Vehicular Drop-Off Provide a vehicular drop-off point complete with a weather protected access route to the building, accessible by Handy Dart or equivalent vans. Note: Handy Dart vans can be up to 3.12 m (10’-3”) in height. A round about or turn around is required for Handy Dart drop off and pick up at the front entrance. 1.4.3 Handicapped Parking Spaces

In all projects, parking spaces equal to a minimum of 5% of the units shall be designed and designated for persons with disabilities. Handicap spaces should be 4.0 m (13’-0”) wide and identified with a symbol or sign. They should be located as close as possible to the unit entrance, or to the elevator in an underground parkade. At least one stall shall be designed for side load vans 4572 mm (15’-0”) wide and clear height of 2743 mm (9’-0”) minimum. For projects with surface parking, all handicapped parking spaces should be covered, with continuous weather protection to the building entrance. For all handicap parking spaces provide an accessible and visible path to the elevator lobby or building entrance. Locate on flat or near flat locations. All slopes in parking areas around handicapped parking and the access path to the building shall meet handicapped slope requirements. 1.4.4 Underground/Enclosed Parking Fully secure enclosed common parking areas for tenants, with a separate parking area for visitors. Access to visitor parking shall also be secured from the exterior. Underground parking areas should provide at least one stair with access to the interior of the ground floor near the lobby area. Provide weather protection for stairwells that exit to the exterior from underground parking areas. Design underground parking areas to maximize the building and occupant security. Considerations shall include safety provisions for stair and elevator lobby vestibules, including: • Maximize glazing with wired glass in steel frames in stair and elevator vestibules

within the requirements of the applicable codes • Light levels for the entrance roadway, traffic aisles, vestibules, stairwells and elevator

lobbies shall be as specified in Section 5 – Construction Standards, 16000 Electrical General Provisions.

• To maximize light levels in the parking area, paint all walls and columns with white paint.



1.4.5 Parking Space Identification All parking areas shall have painted lines, pedestrian restricted areas, speed bumps and numbered parking spaces.

1.5 LANDSCAPING

1.5.1 General Provide exterior landscape designs which are simple in nature with low maintenance and durability as the highest priorities. Provide interest in landscaped areas by providing a variety of colour, texture, height and massing. Provide a reasonable balance of hard and soft landscaped areas.

The landscaping of interior courtyards and suspended slabs over parkades requires particular consideration in order to avoid ongoing maintenance problems. Built-in planters, small areas of sod and large trees with aggressive root systems in these locations are not acceptable.

Slopes steeper than 1:3 shall be planted with a dense-at-planting ground cover and have a retaining wall at the bottom of the slope. The proposed treatment of areas having a significant slope must be based on a detailed topographical survey.

Grassed areas should be designed and located to minimize maintenance costs. Avoid small areas of sod in locations not readily accessible to a lawn mower (e.g., narrow fingers of sod between parking spaces and small areas on elevated concrete slabs or interior courtyards). Locate trees to avoid maintenance problems from falling leaves. Avoid proximity to gutters, catch basins and building perimeter. Carefully consider the treatment of areas under elevated decks. Ground cover, hard landscaping or perimeter screening may be appropriate. Use of bark mulch should be limited and shall not be used with black plastic sheeting. Bark mulch should not be used under deciduous trees, where removal of leaves is difficult, in windy locations, where there is heavy run-off or on grades greater than 1:3. Areas treated with bark mulch should have a border or other treatment to avoid “spill over” to adjacent areas. 1.5.2 Irrigation Provide a sprinkler irrigation system with programmable timers to all common landscaped areas including landscaped areas on suspended slabs, roof decks and in common area planters above grade.

Design Guidelines


Consider planting that requires little or no irrigation and incorporate naturally occurring local species. 1.5.3 Sidewalks and Curbs Provide concrete curbs to all interior roadways. Provide broom-finished concrete sidewalks to all interior roadways, building entrances and to common areas with exterior access such as the amenity rooms. Connect project sidewalks to the municipal road system. Main sidewalks must be 1524 mm (5’-0”) wide and secondary walkways must be at least 1219 mm (4’-0”) wide. All sidewalks shall meet accessibility requirements including slope, guard and handrail requirements and depressed curbs. Where frequent snow removal is required, provide low profile curb and gutter section. Do not slope drainage to centre of roadways. 1.5.4 Lighting Provide sufficient lighting for parking areas and all walkways to maximize the security of tenants and meet the needs of tenants with impaired vision. Note: Refer to Section 5 – Construction Standards, 16000 Electrical General Provisions for minimum lighting levels. 1.5.5 Fencing Provide fencing at the perimeter of the site and fencing or screening to protect tenants and visiting children from access to potentially dangerous areas such as gas meters, electrical transformers, dumpsters, roads and steep slopes. 1.5.6 Retaining Walls

All abrupt vertical changes in grade greater than 305 mm (1’-0”) shall be retained by a modular or poured in place concrete retaining wall designed to resist the lateral pressure of the retained material. Vertical grade changes greater than 610 mm (2’-0”) are required to have a 1070 mm (3’-6”) high guardrail. Adequate drainage is required behind all retaining walls. Concrete retaining walls are to be treated as foundations and will require the following: • Backfill – 19 mm (3/4”) clear compacted crushed gravel and filter cloth; material and

installation to be confirmed, specified and inspected by Geotechnical Engineer; refer to Section 5 – Construction Standards, 02315 Excavation, Backfill and Compaction.

• Footing drain - rigid perforated PVC piping to be installed with clean outs and drained to storm sewer, approved rock pit or in accordance with municipal requirements. “Big-O type flexible drain pipe is not permitted.



2. COMMON AREAS

2.1 FUNCTIONAL PROGRAM

The following functional program is generic and is provided as a model for the development of a project specific program. It has been developed through the review of several existing projects that provide a supportive environment for seniors. The actual mix of common amenity, administrative and support components provided in each project will vary, depending on a number of factors including proximity to existing amenity and support services, project size, location and budget constraints. The square foot areas noted are approximate and should be verified by the sponsor and the project’s design consultants. The following factors should also be considered in the development of a project specific program: • tenant needs in the dwelling unit and common areas • staffing model – in house and visiting staff and volunteer requirements • technical and regulatory requirements • operating relationship to other facilities and the community The following table of typical building functions is divided into five categories: residential units, administration and support services, amenity, hospitality and service rooms. A discussion of the design requirements for the individual common areas and residential unit areas follows the table.

GENERIC 75 - UNIT FUNCTIONAL PROGRAM

FUNCTION

sq. ft. /unit or room

no. units or no. rooms

(sq. ft.)

UNITS

1 bedroom1 550 71 39,050 2 bedroom1 750 4 3,000

COMMON AREAS Amenity Entrance Lobby 8.0 600 Lounge 10.0 750 Activity Storage 2.0 150 TV Room 4.0 300 Internet / Library 3.0 225 Craft 4.0 300 Sitting Areas2 120.0 4 480 Amenity Washrooms 1.6 120 Smoking Room 2.4 180

Design Guidelines


GENERIC 75 - UNIT FUNCTIONAL PROGRAM

FUNCTION

sq. ft. /unit or room

no. units or no. rooms

(sq. ft.)

Administration & Support Office3 120 Office3 120 Office3 100 Copier / Stationary 80 Staff Room 160 Staff Washroom 40 Bathing Room 150.0 3 450 Bathing Washroom 40.0 3 120 Hairdressing 120 Podiatry & Visiting Health Staff 120 Hospitality Kitchen 15.0 75 1,125 Kitchen Office 80 Food Storage4 2.4 75 180 Dining Room 22.0 45 990 Tenant Laundry 100.0 4 400 Staff Laundry 100 1 100 Service Rooms Elevator Shaft 150 Elevator Machine Room 100 Garbage / Recycling 5.0 75 375 Receiving 150 Equipment Storage 6.0 75 450 Maintenance Room 100 Janitor Closets 30.0 4 120 Scooter Storage5 25.0 15 375 General Storage6 28.0 38 1,064 Mechanical 5.0 75 375 Electrical 2.5 75 188 Total Common 10,857 Total Residential 42,050 Building Area Subtotal7 52,907 Circulation - 16 % of Subtotal 8,465 Total Building Area 75 61,372 Ratio - SF / DU 818

Notes: 1. Unit Mix - 95% one bedroom; 5% two bedroom 2. Sitting Areas - provided on typical floors adjacent to the tenant laundry. 3. Office areas - subject to staffing model.



4. Dining Room - to accommodate minimum 60% of tenants at one sitting. 5. Scooter Storage - assumes storage for 20% of units. 1. General Storage - for 50% of units as additional storage; in suite storage is mandatory. 2. Building Area Subtotal = Total Common Area + Total Residential Area (Units)

2.2 AMENITY AREAS

2.2.1 General Amenity rooms provided for individual projects may vary. In general, provision should be made for active and passive activities such as crafts, exercise, accessing the internet, reading and TV. The following spaces and requirements are proposed to meet these needs. Amenity areas, except for common dining areas, may be designed as multi-purpose. Cluster compatible amenity areas to maximize potential for socialization among tenants.

2.2.2 Entrance Lobby Provide the following features: • Level area at door both outside and inside. • Automatic doors are required; double bypass doors are recommended. See Section

5 – Construction Standards, 08410 Aluminum Entrances and Storefront for automatic door specifications.

• Waiting area with seating. • Building entry phone system with easy to use controls, installed at accessible location

and height. • Accessible mailboxes and shelf with adequate lighting levels and adequate font / label

sizes located at an accessible location and height. • Allow for informal sitting areas for tenants to observe activity at the entrance. • In cold climates such as the Interior and North regions provide a vestibule to prevent

heat loss and drafts to the lobby area. 2.2.3 Lounge / Activity Rooms Lounges and activity rooms are an important part of Independent Living BC developments. They provide space for meetings, social gatherings and recreation, and should be designed to incorporate the following features: • a minimum floor area of 0.9 m2 (10 ft2) per dwelling unit • centrally located, near other tenant amenity rooms • separate, sound rated rooms for active and passive functions • adjacent to the outdoor recreation area • located at grade; below grade amenity spaces are not acceptable • storage room for tables, chairs and equipment

Design Guidelines


The lounge should include a small kitchenette with: • cabinets with a minimum of 1219 mm (4’-0”) of work surface • full upper cabinet above base cabinet and refrigerator • a double bowl stainless steel sink • a 0.41 m3 (14.4 ft3) refrigerator • microwave outlet and shelf

2.2.4 TV Room

Provide the following features: • outlets and space for a large screen TV • sound rated walls STC 55 minimum • residential furniture and finishes – easy chairs, sofa, carpeted 2.2.5 Internet / Library Provide the following features: • high speed internet connection • space for individual work stations • bookshelves 2.2.6 Craft Room Provide the following features: • kitchen cabinets, sink and electrical outlets • space for craft tables • sheet vinyl or VCT floor finish 2.2.7 Sitting Areas Provide spaces adjacent to the elevator lobby on typical floors to serve as rest areas and small lounges for the floor. Provide the following features: • residential furniture and finishes • window to exterior desirable • separate from the corridor, out of the main path of circulation, but connected visually • sitting areas should form informal social areas for each floor and/or residential wing • refer to 2.4.4 Tenant Laundry Room for sitting areas adjacent to tenant laundry



2.2.8 Amenity Washrooms Wheelchair accessible washroom(s) shall be provided in accordance with the BC Building Code adjacent to the dining room. Provide the following: • an accessible sink • accessories as noted in Section 5 – Construction Standards, 10995 Miscellaneous

Manufactured Specialties • toilet with elevated bowl • grab bars, accessories and clearances shall be provided in accordance with Housing

for Persons with Disabilities (CMHC) requirements for public washrooms including a bolted tank and grab bars at the side and rear of the toilet

2.2.9 Smoking Area Designate outdoor smoking areas for tenants and staff. Consider not allowing smoking in the building.

2.3 ADMINISTRATION AND SUPPORT SERVICES 2.3.1 General The functional program has allowed for a variety of office staff and support spaces. The layout and spatial requirements should be developed to meet the needs of the individual project. 2.3.2 Offices The sponsor should review their operational requirements and prepare a staffing model appropriate to the project. The Sponsor and their architect may consider such positions as: • building manager • resident manager • administrative assistant • care aides or licensed practical nurse (LPN) • volunteer coordinator In each of the office spaces consider the following requirements: • security provisions, e.g., full height partition, door and deadbolt • acoustic privacy – STC rating for walls • spatial requirements – adequate space for desk, seating area for meetings, files • electrical - telephone, data communication and electrical outlets • location - proximity to lobby, support services, tenant amenity and visual contact with

building entry

Design Guidelines


2.3.3 Copier / Stationery Provide: • minimum 1829 mm (6’-0”) of base cabinet and upper cabinets complete with doors

for storage of stationery • outlets for a fax and copier • ventilation 2.3.4 Staff Room The staff room serves the personal care, property management and hospitality staff. It should be located on the ground floor near the administration offices. Sponsor to confirm project requirements. Provide the following: • lockers • space for dining table and chairs, notice board The staff room should include a small kitchenette including: • cabinets with a minimum of 1219 mm (4’-0”) of work surface • full upper cabinet above base cabinet and refrigerator • a double bowl stainless steel sink • a 0.41 m3 (14.4 ft3) refrigerator • microwave outlet and shelf 2.3.5 Staff Washroom Provide a staff washroom adjacent to the staff room with a toilet, sink, vanity, and accessories as noted in Section 5 – Construction Standards, 10995 Miscellaneous Manufactured Specialties, for public washrooms. 2.3.6 Assisted Bathing Room Assisted bathing rooms shall provide the following: • in-floor radiant heat or a radiant heat panel over drying area. This can be electric or

hydronic. • tub model as specified by the sponsor; refer to Section 5 – Construction Standards,

15400 Plumbing • a location on the ground or typical floors near the elevator to minimize travel distance • a floor drain • an accessible washroom adjacent to the bathing room; refer to 2.2.8 Amenity

Washroom for requirements • adequate manoeuvring room for lift



2.3.7 Hairdressing and Podiatry Rooms For visiting hairdresser, provide the following: • base cabinet, mirror, shampoo sink • door and lock For visiting podiatrist, provide the following: • adequate space and clearance for examining/treatment bed • sink • storage cabinets

2.4 HOSPITALITY 2.4.1 Kitchen For projects that require a commercial kitchen, it is recommended that the sponsor engage a commercial kitchen consultant early in the design process to determine the spatial, equipment and regulatory requirements and the estimated cost. Examples of typical kitchen space and equipment considerations include: • Receiving area – provide adequate space for the receiving of goods for the kitchen

operation. Ensure efficient access to the kitchen from the loading area. • Kitchen Office – provide a small office for the kitchen operator’s management

functions. Sponsor to confirm requirements with the proposed operator. • Food Storage – provide adequate space for the storage of dry goods – food and non-

food items. • Refrigerators and freezers – storage of refrigerated goods. • Preparation area - provide adequate space for the preparation of food. • Cooking/Final Preparation area - provide adequate space for the cooking/final

preparation of food for the kitchen operation. • Dishwashing area - provide adequate space for the pot and dishwashing requirements

of the operation. • Servery area – confirm with the operator the requirement for a servery area. • Janitor’s room or closet - provide adequate space for janitor’s sink and equipment. • Staff break room, locker room, and washroom - provide adequate space for

anticipated staff and confirm with the authority having jurisdiction on the location of the room(s).

• Ducts, fans and clean outs- to be located to facilitate access and minimize maintenance costs.

• Adequate finished ceiling height for the installation and operation of the kitchen equipment.

Design Guidelines


Confirm regulatory requirements (permit and licensing) with the environmental health officer. Refer to Section 5 – Construction Standards, 11400 Food Service Equipment for technical requirements. 2.4.2 Dining Room Dining room design criteria: • Locate on ground floor near the tenant amenity spaces and washroom. • Provide access for disabled, room for mobility aids and a view to the exterior. • Provide seating capacity for a minimum of 60% of tenants. • Consider creating smaller seating areas within the dining room to minimize noise and

create a more residential environment.

Note: if adjacent facilities or the community will be served, the space may be classified A2 assembly occupancy. Confirm regulatory requirements with the municipality. 2.4.3 Tenant Laundry Rooms Provide a tenant laundry on each floor to serve tenants. Locate centrally on the floor to minimize travel distance. The tenant laundry rooms shall provide the following: • a minimum of one washer dryer pair for each 20 units • front loading washers and dryers on a raised platform for ease of access • minimum 1219 mm (4’-0”) long table for folding laundry • stainless steel, single bowl sink with single lever faucet in base cabinet • access for disabled - including latch side clearance at door, low slope or no threshold,

914 mm (3’-0”) wide door, lever handles, electronic closer, 1524 mm (5’-0”) turning radius in from of washer/dryer

• adequate ventilation and dryer makeup air. Consider heat recovery through concentric exhaust and makeup air duct.

• floor drain • glazed door to corridor with maximum allowable glazed area A small sitting area located adjacent to the common laundry on each floor is recommended. The sitting area should have access to an exterior patio or balcony with a clear depth of 1524 mm (5’-0”). The sitting area layout should accommodate: • 1524 mm (5’-0”) turning radius at entry • seating for 3 people in easy chairs or love seats • 2 side tables with electrical outlets for lamps • glazed doors, sidelights and/or glazed screens with maximum glazed area allowed by

the building code between sitting area and laundry and sitting area and corridor



2.4.4 Staff Laundry Room Provide a staff laundry room area for tenant laundry service, kitchen and housekeeping staff. Provide the following: • commercial grade laundry equipment • table for folding laundry: 610 x 1829 mm (2’-0” x 6’-0”) including a base cabinet

complete with doors • stainless steel sink in base cabinet and upper cabinets for storage • adequate ventilation and dryer makeup air. Consider heat recovery through

concentric exhaust and makeup air duct. • floor drain

2.5 SERVICE ROOMS

2.5.1 Garbage / Recycling Rooms

Provide an enclosed garbage room with adequate room for garbage and recycling containers and tractor, if required for pick up. Include ventilation for odour control. Do not heat room or only provide minimal heat. 2.5.2 Receiving Provide a receiving area for kitchen and housekeeping supplies adjacent to the kitchen that does not conflict with the building entrance. 2.5.3 Equipment Storage and Maintenance Provide an insulated, finished space for maintenance and storage, appropriate to the project size, with direct access to the exterior for lawn and garden maintenance equipment. The storage space must be heated, well lit, and have a minimum of four separate duplex outlets located at bench height. 2.5.4 Scooter Storage Provide a scooter storage room with: • direct access to the exterior, located near the entrance to the building • keyed automatic door opener. Door to exterior and to front lobby • outlets for recharging • ventilation for battery fumes generated during charging. • storage for spare batteries

Design Guidelines


2.5.5 General Storage Provide a storage room for additional general storage or to supplement the tenants’ in suite storage. 2.5.6 Janitor Closets Provide a janitor closet on the ground floor, minimum 2.8 m2 (30 ft 2) in area with a mop sink, shelves, mop brackets, and floor drain. In projects with more than 50 units provide additional janitor closets on upper floors as required for efficient access. Locate close to elevators.

2.6 CIRCULATION AND ACCESS 2.6.1 Exit Stairs • Refer to 4.6.3 Egress and Exiting 2.6.2 Corridors Common corridors shall meet the following minimum requirements: • corridors shall be a minimum of 1524 mm (5'-0") wide • dead end corridors shall be limited to 2 m (6"-9") in length • travel distance shall not exceed 30 m (98-5”) from any suite entry door to the nearest

exit or to the zone fire separation described in this section. The building code allows 45 m (147’-8”).

• note that a wider corridor will be required at the horizontal fire separation to accommodate two 914 mm (3’-0”) wide doors required as per section 4.6.3 Egress and Exiting

• provide a handrail on each side; spacing from the wall, handrail radius and installation shall comply with part 3 of the BC Building Code for handrails.

• colour contrast floors and wall finish • different colour or visual cues for each elevator lobby to differentiate floors • refer to Housing for Persons with Disabilities (CMHC), Section 7, for signage system

design requirements • integrate hand rail design with parcel shelf at suite entry • minimize institutional feel of corridors by minimizing length and by use of lighting

and personalization at unit entrances • provide some visual interest to corridors using features such as articulation of wall

and ceiling surfaces, colour, outside views and well designed lighting

2.6.3 Attic Access

For security reasons, attic access shall be lockable and located in common areas such as corridors.



2.6.4 Roof Access Ensure easy access to all roof levels from within building for roof maintenance. Provide a lockable roof access hatch. Access to small roof areas by an exterior ladder is acceptable if access from the interior is not convenient and not more than 2 storeys from grade. Providing roof access from within suites is not acceptable. 2.6.5 Elevators Refer to Section 2 – Design Guidelines, 4.4 Elevator Design for design requirements and Section 5 – Construction Standards, 14200 Elevators for technical requirements.

3. DWELLING UNIT DESIGN The Dwelling Unit Design Guidelines are illustrated in Appendix E - Sample Unit Plans, Furniture Layout.

3.1 CIRCULATION AND ACCESSIBILITY

All standard Independent Living BC units will be designed to accommodate tenants that use mobility aids such as walkers and wheelchairs. The general approach to the design criteria for these units is to ensure that there is sufficient room to allow for easy movement within the unit. Particular attention must be paid to the bathroom to ensure that it will accommodate mobility aids and provide room for personal assistance. Due to the availability of meal service in ILBC projects however, disabled ILBC tenants will not need to prepare meals. As a result, the typical dwelling unit kitchen will not be designed with lowered counter heights and knee space but will provide the clearances required for mobility aids. Some general requirements for in suite accessibility include turning radii, latch side clearances and door hardware. A 1524 mm (5’-0”) turning radius, clear of all obstructions, is required in the following locations: • inside and outside of unit entrance doors • inside the bedroom (to provide access to the bedside and closet) • inside the bathroom, (radius to be clear of all cabinets and fixtures) • inside the kitchen (radius to be clear of all cabinets, fixtures, and over-hangs) • in front of the washer and dryer (for wheelchair accessible units only)

Provide lever handles on all doors. Latch side clearance and finish hardware requirements are described in 4.2 Doors.

Design Guidelines


Some units may be designated for tenants in wheelchairs, subject to confirmation of need and demand by the Sponsor. These units are referred to as wheelchair accessible units. The primary difference between these units and standard units are alterations to the kitchen and bathroom design, including lower cabinet heights, the provision for knee space under sinks and cooktop, a wheel in shower and an in-suite washer and dryer. Specific requirements for wheelchair accessibility are noted for each of the unit areas in the following sections. These requirements may exceed minimum regulatory requirements for accessibility. The Independent Living Design Guidelines have incorporated selected features from Housing for Persons with Disabilities (CMHC) for the typical and wheelchair accessible units. The requirements of the BC Building Code, and the City of Vancouver Building Bylaw and other municipal accessibility requirements should also be confirmed.

3.2 NET UNIT AREAS Design units within the following Net Unit Areas (NUA). NUA is the floor area calculated from the inside face of party walls, corridor walls and exterior walls, and includes in-suite storage.

Building Type: Apartment Net Unit Area Unit Type Sq. Metres Sq. Feet

Bachelor 37.2 400 1 bedroom 51.1 550 2 bedroom 69.7 750

The required areas and dimensions of rooms and spaces within the NUA shall be measured between finished wall surfaces. The distribution of unit types within a project is subject to the confirmation of need and demand by the sponsor. It is recommended that approximately 95% of the units be one-bedroom units. For new construction, consideration will be given to developing a small percentage, i.e., 5%, as either two bedroom or bachelor units. For conversion projects, the size of the units proposed should be a function of the existing building configuration and structure, as well as budget constraints.

3.3 SUITE ENTRY 3.3.1 General The suite entry must provide: • latch side clearance – 305 mm (1’-0”) door swing away; 610 mm (2’-0”) door swing

toward • 1524 mm (5’-0”) turning radius inside and outside the entry door



• a parcel shelf at corridor side of entry door integrated with the handrail design; parcel shelf to be minimum 203 mm (8”) deep

• an easy to read suite number • enhanced lighting level (200 lx recommended) for security, identification and ease of

access As well, entrances should not lead directly into the living room or dining room or have visual access to the private areas of the suite. 3.3.2 Coat Closet Provide a coat closet at the primary unit entrance, with the following minimum dimensions:

Unit Type Coat Closet

(Number of Bedrooms) Minimum Width (mm) Minimum Width (ft-in) 1 914 3’-0” 2 1219 4’-0”

The entry coat closet must have a minimum effective depth of 610 mm (2’-0”) and be equipped with a coat rod and a 305 mm (1’-0”) deep shelf. For wheelchair accessible units install supports to permit the rod to be mounted at 1219 mm (4’-0”) or 1372 mm (4’-6”) above the floor with the shelf at 1575 mm (5’-2”) maximum.

3.4. LIVING AREA

3.4.1 Furniture Requirements Living areas shall be designed to provide furniture and seating capacity in accordance with the requirements noted below. Seating capacity may be provided by any reasonable combination of sofas, love seats and armchairs. Furniture arrangements should be co-ordinated with baseboard heater locations. Typically this will not permit furniture to be placed under windows.

Unit Type Seating Capacity End Tables Bookcase Television One Bedroom 3 2 1 Small 1 Two Bedrooms 4 2 1 Medium 1

Furniture Dimensions

Armchair 813 mm x 914 mm 32” x 36” Loveseat (2 person) 1524 mm x 914 mm 60” x 36” Sofa (3 person) 2083 mm x 914 mm 82” x 36” End Table 457 mm x 660 mm 18” x 26”

Design Guidelines


Coffee Table 1067 mm x 508 mm 42” x 20” Television 813 mm x 508 mm 32” x 20” Small Bookcase 762 mm x 457 mm 30” x 18”

3.4.2 Circulation Space Avoid unit designs that include a circulation route through the living room. When through circulation is unavoidable, it should be confined to an area along the walls. Diagonal through circulation is not acceptable. Through circulation should be a minimum of 864 mm (2’ – 10”) wide. Clearance between furniture, and circulation within the living room, should be a minimum of 610 mm (2’- 0”) wide.

3.5 DINING AREA 3.5.1 General The dining area should be: • located adjacent to the kitchen • recommended to be screened from the kitchen by a pass through or peninsula • may be designed as contiguous to the living are in an open plan arrangement, but

separated by the required furniture clearances and circulation space 3.5.2 Furniture Requirements One and Two Seating on Round Bedroom Units Two Sides Table Table 914 mm x 914 mm

36” x 36” 914 mm Diameter

36” Diameter 2 Chairs 457 mm x 457 mm

18” x 18” 457 mm x 457 mm

18” x 18” 3.5.3 Circulation Space Between a table and a wall in a cul-de-sac circulation space 813 mm 32” Between a table and a wall in a through circulation arrangement 1067 mm 42” Between a dining table and living room furniture 914 mm 36”



3.6 KITCHEN

3.6.1 General The kitchen shall meet the following requirements: • be directly accessible from the unit entrance • connected directly with the dining area • provide a 1524 mm (5’-0”) turning radius • provide counter beside the range • provide counter beside refrigerator 3.6.2 Counter Frontage Provide minimum 1829 mm (6' - 0") of counter frontage. Counter frontage is calculated from the front edge of the base cabinet. It excludes range and refrigerator spaces and includes the sink base cabinet. 3.6.3 Circulation Space Provide the following minimum circulation spaces and clearances:

Clear turning radius to base cabinets, appliances or wall 1524 mm 60” Between a sink and an inside base cabinet corner or a wall 254 mm 10” Between a range and an inside base cabinet corner or a wall 254 mm 10” Between a range and a window 610 mm 24” Between a refrigerator and a range 305 mm 12” Between a refrigerator and an inside base cabinet corner 457 mm 18”

3.6.4. Kitchen Appliances and Plumbing Cabinet layout shall allow for the following appliances and features: • Refrigerator: 711 mm wide (28”) • Range: 762 mm wide (30”) • Rangehood: 762 mm wide (30”) vented to outdoors • Microwave shelf: provide a 610 mm wide (2’-0”) shelf and outlet for a 0.03 m3

(1.0 ft3) microwave • Sink: Single bowl stainless steel and single lever faucet • Separate breaker for stove which can be locked to prevent use

Wheelchair accessible units shall include the following appliances and features: • Refrigerator: 711 mm wide (28”) • Cooktop: 762 mm wide (30”) with 762 mm (30”) wide knee space under

Design Guidelines


• Rangehood: 762 mm (30”) wide with a fan and light controls at counter front vented to outdoors

• Sink: single bowl stainless steel sink with a single lever faucet • Microwave outlet: an outlet at counter level for a microwave • Separate breaker for stove which can be locked or removed to prevent use • in suite washer and dryer as noted in 3.10 In Suite Laundry 3.6.5 Kitchen Cabinet Design Pulls to be easily grasped D handles or equal. For base cabinets provide the following: • a 152 mm deep by 203 mm (6” x 8”) high continuous toe space • full-extension pull-out shelves with four sided, 38 mm (1.5”) raised edges or drawers

on free-rolling mechanical slides at bottom and mid shelf, except for corner cabinets • continuous counter layouts are preferred, e.g., straight, U or L shaped. A galley layout

is not recommended due to difficulty transferring objects between the work surfaces • a minimum of four sliding drawers in each kitchen • all base corner cabinets shall have full height doors equipped with wire swivel

baskets or lazy susan; doors to have a minimum leaf width of 229 mm (9”); inaccessible corners are not acceptable

• Optional - provide a full height pantry with separate top and bottom doors and adjustable shelves, minimum 305 mm deep x 610 mm wide (1’-0” x 2’-0”)

For upper cabinets provide the following: • upper cabinets to match the length of lower cabinets • a microwave shelf • under cabinet fluorescent lighting with a valance above all work surfaces and the sink

For wheelchair accessible units provide the following additional features: • 762 mm (30”) wide knee space under the sink • 762 mm (30”) wide knee space under the cook top • 838 mm (33”) counter height • 508 mm (20”) wide pull-out work board with hardwood or plastic laminate top below

counter in a location that could be accessed by a tenant in a wheelchair • upper cabinets: lowest shelf no more than 1295 mm (4’-3”) from the floor • insulated and offset drain at sink • counter mounted fan and light controls for the range hood • electrical outlets accessible from a seated position • all base corner cabinets shall have full height doors equipped with half-moon or

notched lazy susan make corners more accessible. Door leafs should be approximately 406 mm (16”).



Note: Refer to Section 5 – Construction Standards, 12320 Manufactured Casework for additional cabinet requirements.

3.7 BATHROOMS 3.7.1 General Provide a three piece bathroom located close to the bedroom and accessible from the living area of the unit without going through the bedroom. A second access from the bedroom is acceptable if other unit layout requirements are not compromised. Do not locate bathrooms over living areas. Pocket doors are preferred. Detail pocket doors such that the clear opening is 914 mm (3’-0”) and provide a stop in the pocket to ensure that the handle is 38 mm (1.5”) clear of the frame when in the open position; provide a heavy duty, freely operating track and a D handle. If a swing door is provided, it must be 914 mm (3'-0") wide and should swing out. If a lock is provided, it must be operable from the outside. For typical units provide a three-piece bathroom including: • a 1524 mm (5’-0”) turning radius clear of all obstructions • toilet - with standard height bowl; provide 1067 mm (3’-6”) in front and 762 mm (2’-

6”) clearance at one side of toilet for transfer space; toilet paper dispenser within easy reach and not in conflict with grab bar

• shower – 914 x 1524 mm (3’-0” x 5’-0”); pre-manufactured fibreglass with built in seat, grab bars, 152 mm (6”) curb and integral floor drain; telephone type shower with mounting bar with flexible mounting height; locate the controls and the mounting bar on the 914 mm (3’-0”) wall; slip-resistant base

• lavatory basin with a vanity; bathroom vanities should have a minimum length of 914 mm (3’-0”); provide a pull out drawer with a lock at base of vanity

• medicine/vanity cabinet –provide a recessed minimum 610mm (2’ 0”) wide mirrored cabinet

• wall and flooring colour to contrast with the plumbing fixtures • grab bars at shower and toilet to meet CMHC, Housing for Persons with Disabilities

requirements • provide a 914 mm (3’-0”) angled grab bar at the side wall of toilet, installed in

accordance with the BC Building Code 3.7.4.8 (4) and a 610 mm (2’-0”) long horizontal grab bar at the back of the toilet above the tank

• provide a two pronged stainless steel robe hook For wheelchair accessible units provide the following features: • vanity with counter top at 838 mm (2’-9”), 762 mm clear (2’-6”) knee space under;

provide a pull-out drawer with lock

Design Guidelines


• medicine cabinet – provide a recessed mirrored medicine cabinet with shelves • mount mirror at accessible height for standing and seated users; top at 1651 mm (5’-

5”) minimum • a wheel in shower – to a minimum 914 x 1524 mm (3 x 5 ft), confirm actual

dimensions of shower with manufacturer; slip resistant finish; pre-manufactured fibreglass with folding seat and integral floor drain; threshold maximum 13 mm high (1/2”); telephone type shower with mounting bar with flexible mounting height; locate the controls and the mounting bar on the 1524 mm (5’-0”) wall; grab bars as noted in CMHC, Housing for Persons with Disabilities

• floor drains – install a drain in the bathroom floor area; ensure that drain type is specified and detailed to coordinate with floor finish

3.8 BEDROOMS

3.8.1 General Bedrooms should meet the following requirements: • avoid furniture layouts that conflict with electric baseboard locations and access to

the clothes closet • locate beds and furniture to allow doors to open through a full 90 degrees • provide access to both sides and the foot of all beds • provide one or more windows with a total minimum glass area of 10% of the floor

area • provide one 1524 mm (5’-0”) turning radius in all bedrooms • provide ceiling light fixture near closet • consider pocket doors that open onto the living area 3.8.2 Bedroom Types The majority of new construction Independent Living BC units will be one bedroom. These units are designated as type "A". Some two bedroom units, designated as type “B” may also be developed. These units must comply with the following minimum areas and dimensions, furniture and circulation spaces as noted below. The required areas and dimensions shall be measured between finished wall surfaces. The required areas do not include closet areas or doors in recesses that do not comply with the minimum room dimension.

Bedroom Type

Minimum Bedroom Floor Area

Minimum Dimension

Minimum Closet Width

A 11.0 m2 (118 ft2) 2.84 m (9’-4”) 1829 mm (6’-0”) B 9.3 m2 (100 ft2) 2.84 m (9’-4”) 915 mm (3’-0”)



3.8.3 Furniture Requirements

Bedroom Type

Bed Bedside Table(s)

Dresser

A 1 double bed 2 1 double or 2 single B 1 single bed 1 1 single

3.8.4 Minimum Furniture Dimensions Single Bed 1016 mm x 2134 mm 3' – 4" x 7' - 0" Double Bed 1372 mm x 2134 mm 4' – 6" x 7' - 0" Bedside Table 457 mm x 508 mm 1' – 6" x 1' - 8" Single Dresser 457 mm x 914 mm 1' – 6" x 3' - 0" Double Dresser 457 mm x 1219 mm 1' – 6" x 4' - 0"

3.8.5 Circulation Spaces

Between a bed and a wall 711 mm 2’ - 4” Between a bed and a closet 762 mm 2’ - 6” Access between beds 610 mm 2’ - 0” Between a bed and a dresser 1016 mm 3’ - 4” Through circulation 864 mm 2’ – 10”

3.9 STORAGE

3.9.1 General Provide a minimum of 2.3 m2 (25 ft2) of self-contained general storage within the unit, equipped with three 406 mm (1’-4”) deep shelves along one wall. 3.9.2 Linen Closet Provide a linen closet with four shelves in a location readily accessible to the main bathroom and bedrooms. 3.9.3 Shelving Equip all clothes closets with one shelf and integral coat rods. Maximum spacing between shelf / rod supports is 991 mm (3’-3”). 3.9.4 Accessible Units All closet rods must be adjustable in height. Rod supports shall be installed at 1219 mm and 1422 mm (4’-0” and 4’-8”) height, with a shelf at 1575 mm (5’-2”) maximum height.

Design Guidelines


A shallow closet with adjustable shelving is preferable for storage rooms in accessible units.

3.10 IN SUITE LAUNDRY

Wheelchair accessible units only: supply and install a side by side washer and dryer; washer to be front loading. Provide a 1524 mm (5’-0”) turning radius in front of appliances. Install appliances on raised platform for access.

3.11 PATIOS AND BALCONIES

Unit balconies are not a mandatory requirement. Where provided, balconies and patios shall have a minimum area of 5 m2 (54 ft2) and a minimum clear depth of 1524 mm (5 ft). Balconies and patios shall have swing doors with barrier free thresholds on the ground floor (concrete slab), and low thresholds (that do not compromise the integrity of the building envelope) above the ground floor. All balconies shall be fully covered by a roof overhang or balcony above. Refer to Section 5 – Construction Standards, 07100 Dampproofing and Waterproofing for acceptable balcony membranes. If provided for wheelchair accessible units, balconies and patios should have a minimum clear depth of 1829 mm (6’-0”).

3.12 CEILING HEIGHTS AND PROFILES

Generally, ceiling heights are to be consistent throughout and not less than 2438 mm (8’-0”), except in very small areas, such as the entry area, kitchen and bathroom, where the ceiling height may be reduced to 2286 mm (7’-6”).

4. FINISHES, MATERIALS AND SYSTEMS 4.1 FINISHES

4.1.1 General Colour Schemes - Provide a minimum of two colour schemes and sample boards for suite interiors, for review by the Sponsor. Colour schemes and sample boards shall also be prepared for the building exterior and common areas.

4.1.2 Common Area Ceilings Acoustic panel ceilings are acceptable in common areas, in particular for access to building services. It must not be possible however, to use the ceiling space as a route from one area to another. All dividing partitions must be full structure height. A flat ceiling grid of 610 x 1219 mm (2’-0” x 4’-0”) is to be used if acoustic panels are used in common areas.



Ceiling at Corridor, Amenity Rooms – in selected areas where access is required for mechanical, t-bar and acoustical ceiling tile may be used in combination with suspended gypsum board. Large areas of uninterrupted acoustic ceiling tile are to be avoided. Do not use acoustic panels inside dwelling units, in poorly ventilated common areas or in spaces whose ceilings are used as air plenums. (Acoustic panels have been associated with “sick building” syndrome where used in these circumstances.) 4.1.3 Carpet and Resilient Flooring Generally, flooring colours shall be consistent throughout each unit. Floors for dwelling unit kitchen, dining, bathroom, laundry and storage rooms shall be sheet vinyl. Refer to Section 5 – Construction Standards, 09680 Carpet and 09650 Resilient Flooring for detailed requirements. 4.1.4 Finish Schedule The following generic finish schedule is provided to indicate recommended finishes. A finish schedule shall be developed that reflects project specific requirements. Refer to the Construction Standards sections for each of the finish materials for more detailed requirements.

GENERIC FINISH SCHEDULE TENANT SUITES –TYPICAL

Living Room, Bedrooms

Kitchen Dining Bathroom - Wheel in Shower or Tub

Interlocking level loop carpet with moisture impervious secondary backing

Sheet vinyl Sheet vinyl Sheet vinyl – slip resistant

FLOORS

Base: Painted wood

Base: Rubber

Base: Rubber

Base: Rubber

WALLS INT 9.2B G3 HP Acrylic Latex

INT 9.2B G5 HP Acrylic Latex



CEILING Spray Texture INT 9.2B G5 HP Acrylic Latex

Spray Texture INT 9.2B G5 HP Acrylic Latex

DOORS Raised Panel INT 9.2C G5 Alkyd

INT 9.2C G5 Alkyd

INT 9.2C G5 Alkyd

Raised panel, swing or pocket door INT 9.2C G5 Alkyd

Design Guidelines


Notes: 1. If the dining area sheet vinyl area conflicts with furniture layout, the living area carpet may

be extended into the dining area. 2. For wheelchair accessible units, the carpeting should have a direct glue down application.

COMMON AREAS Lobby and Corridor Amenity Common Dining Laundry FLOORS Lobby: Non-slip

ceramic tile Corridor: Level loop, direct glue-down carpet

Activity, Crafts - Resilient Floor (VCT Or Sheet Vinyl) Lounge - Level loop, direct glue-down carpet

Resilient Floor (VCT Or Sheet Vinyl) or

Sheet Vinyl, clampable / floor drain

Base: Rubber (6”)

Base: Rubber (6”)

Base: Rubber (6”)

Base: Rubber (6”)

WALLS CEILING INT 9.2A G1

HP Acrylic Latex INT 9.2A G1 HP Acrylic Latex

INT 9.2A G1 Latex


DOORS Automatic, Double Bypass at entrance

SUPPORT AREAS

Assisted Bathing Staff / Admin Offices

Commercial Kitchen

Utility / Service Areas

FLOORS Sheet vinyl – slip resistant, clampable / floor drain or; Non-slip ceramic mosaic tile

Level loop, direct glue-down carpet

Sheet vinyl – slip resistant, clampable / floor drain or, Non-slip ceramic mosaic tile

Resilient Floor - (VCT Or Sheet Vinyl)

Base: • Vinyl flash cove

base or; • Ceramic cove

base

Base: Painted Wood

Base: • Vinyl flash

cove base or;

• Ceramic Cove Base

Base: Rubber (2.5”)

WALLS Dado: Glazed ceramic tile or plastic laminate Wall:

INT 9.2C G5 Alkyd

INT 9.2B G3 Latex

Alkyd, INT 9.2C G5; Non-combustible/ heatproof material within 152mm (6”) of any cooking equipment




SUPPORT AREAS

Assisted Bathing Staff / Admin Offices

Commercial Kitchen

Utility / Service Areas

CEILING INT 9.2C G5 Alkyd

INT 9.2A G1 Latex

Alkyd, INT 9.2C G5; in areas where access panels required - Suspended T-bar ceiling panels. Acoustic panels to be smooth, easy to clean and light coloured. (Confirm required ceiling type adjacent to hoods required by code.)

INT 9.2A G1 Latex

DOORS Solid core wood, raised panel INT 6.2C G5

Solid core wood, raised panel or glazed where permitted INT 6.2C G5

Solid core wood, painted INT 6.2C G5 W.B. Acrylic

HM doors, painted INT 6.2C G5 W.B. Acrylic

4.2 DOORS

4.2.1 General • Width - all door leaf widths shall be 914 mm (3'-0"). • Thresholds - provide roll-over thresholds at all doors, including balcony doors. • Swing doors - provide swing doors for all suite patios and balconies and common

area exterior doors used by tenants. • Closers - install swing free electronic closers for all suite entry doors and common

area doors used by tenants. • Latch side clearance - provide latch side clearance for all doors used by tenants - 610

mm (2’-0”) if door swings toward; 305 mm (1’-0”) if door swings away. • Lever door handles - to be installed throughout except for service doors. • All exterior doors require weather protection consisting of a minimum 914 mm (3’-

0”) overhang within 914 mm (3’-0”) of the head of the door, extending a minimum of 610 mm (2’-0”) past both door jambs. Equivalent protection provided by a recess or balcony is acceptable.

• Refer to Section 5 – Construction Standards, 08710 Finish Hardware, for more detailed requirements.

4.2.2 Common Area Doors Maximize glazing in doors in public corridors including doors at fire separations, exit stairs and common areas as permitted by code, to enhance building security. 4.2.3 Suite Interior Doors All doors shall have a minimum leaf width of 914 mm (3’-0”).

Design Guidelines


Suite Entry - Provide two viewing holes, one at standard height 1626 mm (5’-4”) and a second hole at accessible height 1219 mm (4’-0”). Locks to be operated from inside suite without a key and outside suite only with a key to avoid locking key inside suite. Provide bypass doors for all closets 1219 mm (4’-0”) or wider. Provide bi-fold doors for all closets less than 1219 mm (4'-0") wide and for all washer/dryer closets. Pocket doors may be provided subject to the following conditions: the clear opening is 915 mm; a heavy duty, freely operating track is installed and the door is provided with a D handle; provide a stop in the pocket to ensure that the D handle is 38 mm (1.5”) clear of the frame when in the open position. Wheelchair Accessible Unit Suite Interior Doors - for all doors without closers, attach a minimum 102 mm (4”) “D” handle at 914 mm (3’-0”) height, 203 mm (8”) from the hinge edge, on inside face.

4.3 WINDOWS

4.3.1 Window Sizes and Locations Windows must be easily operable by persons with limited strength and dexterity. Provide casement or awning windows. For contiguous living/dining room arrangements, provide a minimum glass area of 20% of the combined floor area. For bedrooms, provide a minimum glass area of 10% of the floor area. Consider furniture layouts when locating and sizing windows. When design permits, provide windows in stairways and corridors, except at ground floor level for security reasons. Design windows in common areas to minimize glare. Do not locate windows in bathtub or shower enclosures. Window sill height shall be 762 mm (2’-6”) maximum above the floor. Provide a clear floor area not less than 762 mm wide along the full length of the window. Ensure that hardware for operable portions of windows is not more than 1219 mm (4’-0”) above the floor. 4.3.2 Acoustic Considerations Where road, rail or other sources of noise indicate need for review, an acoustic consultant should be engaged to make recommendations for window specifications and other mitigation measures. Refer to 1.1 Location and Site for the terms of reference for the acoustic study, if required.



4.3.3 Window Cleaning Windows shall be easily accessible for exterior cleaning. Where windows cannot be cleaned from inside, designers are to ensure that provision is made for windows that cannot be cleaned from grade level. Safety features such as roof top window washing anchors may be necessary for higher buildings. 4.3.4 Drapes and Blinds Provide drapes or blinds for all exterior and interior windows and glazed doors. Note: Refer to Section 5 – Construction Standards, 12500 Window Treatment for details.

4.4 ELEVATOR DESIGN 4.4.1 Type of Elevator The type of elevator(s) for any given building should be selected from the following table:

Elevator Selection Criteria Number of Floors

Above Ground Recommended Speed Type of Elevator

Equipment 4 or less 150 – 200 fpm Hydraulic or Traction

5 - 20 Floors 200 - 350 fpm Geared or Gearless Traction 21 - 30 Floors 400 - 500 fpm Geared or Gearless Traction

30 + Floors 500 or more fpm Gearless Traction Other types of elevating devices such as Lifts for Persons with Disabilities, Wheelchair Platform Lifts and Limited Use Limited Application (LULA) elevators shall not be used in place of a true elevator. The building shall be designed such that additional lifts of this nature would not be required.

4.4.2 Number of Elevators The following criteria shall be reviewed to confirm the number of elevators required for the project. A minimum of two elevators are required in ILBC projects to ensure that elevator service is available at all times for the safety and convenience of tenants. Elevators shall be conveniently located near the main entrance. All underground parking levels must be served by at least one elevator and all elevators in a group shall serve the same floor levels. The location of high traffic areas of the building such as dining rooms, lounges, laundry facilities, gardens, mail rooms and other amenity rooms must be taken into consideration

Design Guidelines


when calculating the elevator requirements. If these areas are present in the building, their impact on the elevator traffic patterns should be taken into consideration when calculating the elevator requirements. If secondary entrances from parking areas, walkways, tunnels or other areas are located at levels other than the main lobby level, the impact of such entrances on the elevator traffic patterns must be taken into consideration when calculating the elevator requirements. The number of elevators required shall be determined based on the anticipated traffic patterns and demand in the building, using generally accepted elevatoring principles. The buildings covered by this section will be predominantly residential in use and typically exhibit traffic patterns that are more intense than typical residential buildings. Population density varies depending on the anticipated tenancy and the following table shall be used as a guide when selecting the figures for calculating the elevator requirements. The peak traffic patterns are generally two-way and all analysis shall be based on this type of traffic peak. Due to the nature of the buildings and tenancy, the inefficiency in the use of the elevators may be somewhat greater than in typical buildings and the following inefficiency values shall be used in the calculations. The number of elevators shall be determined by first calculating the individual elevator round trip time based on the size, speed, number of floors served, population, rise, type of doors and the inefficiency factor applicable to the building. The number of elevators shall then be decided by determining the number of elevators necessary to provide a 5 minute handling capacity and average lobby interval to meet the following guidelines:

Building Population and Use Criteria

Type of Tenancy Population Density (persons per bedrooms)

Inefficiency Factor

Seniors 1.2 25%

Elevator System Performance Criteria

Type of Tenancy Minimum 5 Minute Handling Capacity as a Percentage of Total

Building Population

Maximum Lobby Interval

Seniors 5% 70 seconds

In buildings where dining rooms are provided and where meals may be provided to residents the peak traffic pattern will likely occur at meal times and the elevatoring analysis shall be based on meeting the anticipated demand during these peak traffic periods or the demand from normal residential use as described above, whichever is greater. Where dining rooms are provided the demand for elevator service at meal times shall be determined by the capacity of the dining room(s) and the assumption that all seats in the



dining room(s) would be filled in a 10 – 15 minute interval and that elevator service would be required to the dining room(s) floor for all residents that do not reside on the respective floor level.

4.4.3 Elevator Location Elevators should be located in a central location within the main entrance lobby of the building and should be visible from the main entrance. Elevators should be located in close proximity to the geometric centre of the building to allow balanced access to all parts of the building. The distance from the farthest suite or room to the elevator(s) should not exceed 40 m (131 ft). The elevator hoistway and machinery areas shall be isolated from residential rooms in the building with mechanical shafts, stairwells or corridors where possible. If the hoistway or machinery areas must be adjacent to residential rooms, then the wall shall have an effective minimum sound transmission rating of STC 55. This will require a wall assembly rated at STC 60. 4.4.4 Elevator Group Arrangement Elevators should be grouped, avoid single elevators in various parts of the building. If the maximum travel distance indicated elsewhere cannot be satisfied with a central core of elevators, two or more cores of grouped elevators must be provided. Where two or more cores of elevators are provided in separate parts of the building, then each group must have additional capacity to account for the possible imbalance in the traffic between the groups. Where a group of elevators is provided, the group must be arranged to minimize walking distance among or between the elevators. Where two elevators are provided in a group the cars should be arranged side by side with no separation between the hoistways. Where three elevators are provided in a group the cars should be arranged side by side in a row or two side by side opposite the third. 4.4.5 Lobby Size The size of the main lobby area must allow for the loading, unloading and queuing of passengers and other goods or materials that will be transported by the elevators. The lobby width should not be less than 3 m (10 ft) in width. Where a single elevator is provided, the lobby width at typical floors shall not be less than 1.5 m (5 ft).

Design Guidelines


Where a group of elevators is provided, the lobby width at typical floors shall not be less than 1.8 m (6 ft) where the elevators are side by side and not less than 2.7 m (9 ft) where the elevators are opposite. 4.4.6 Floors Served All elevators in a group shall serve the same floor levels including parking levels if applicable.

4.4.7 Machine Room Location Hydraulic elevator machine rooms shall be located adjacent to the elevator hoistway at the lowest level served by the elevator. Traction elevator machine rooms shall be located directly overhead of the hoistway unless Municipal zoning height restrictions apply. Machine-room-less traction configurations should only be used when the provision of a conventional machine room is impractical. 4.4.8 Capacity and Size of Elevator Elevators shall be of minimum dimensions to provide access for persons with disabilities and to accommodate a mobile stretcher in the prone position or as otherwise required by the governing codes and regulations. Many residents may require mobility aids such as walkers or wheelchairs and therefore a larger elevator cab size is essential to accommodate these needs. A standard 1590 kg (3500 lb) passenger elevator with a 1067 mm (42”) door opening is the minimum size of passenger elevator acceptable. The elevator shall have internal cab dimensions no less than 2032 mm (80”) wide by 1650 mm (65”) deep. Centre opening doors are preferred but would not satisfy the requirements of the applicable building code with respect to stretcher accessibility. Where another elevator in the facility is provided that satisfies the stretcher requirements then centre opening doors should be provided on passenger elevators, otherwise a side opening door arrangement should be provided. Service elevators where provided shall be sized to satisfy the anticipated service requirements of the facility, including the commercial kitchen, dining rooms and other anticipated service needs as applicable. Service elevators should be sized as a minimum to meet the building code stretcher requirements and shall have side opening doors of the single speed or two speed type. Elevator cabs shall have a clear height inside of not less than 2590 mm (8’-6”) below the cab ceiling or suspended light fixture.



4.4.9 Elevator Fire and Life Safety Features, Emergency Power Elevators shall be equipped with Firefighter’s Emergency Operation Phase I & II as defined by the B44 Elevator Safety Code and as a minimum regardless of whether these features are required by the building code or not. Elevator emergency power operation shall be provided for all elevators and the building emergency power generator shall be sized appropriately to provide adequate power to operate at least one elevator at a time at full rated load and full rated speed. Provide elevator emergency sequencing operation, emergency power indicators and selection switches as required to suit the emergency power arrangement and in accordance with the B44 Elevator Safety Code. The elevator(s) shall not be designated as a Firefighter’s Elevator as defined by the applicable Building Code unless required to meet “high” building requirements. Refer to Section 2 – Design Guidelines, 4.6 Fire and Life Safety Measures and Section 5 – Construction Standards, 14200 Elevators for technical requirements.

4.5 MECHANICAL AND ELECTRICAL 4.5.1 Plumbing Systems Water supply piping in outside walls is not permitted unless it is installed in a furred-out chase completely inside the exterior wall. Do not embed piping in the wall insulation.. Avoid plumbing within party walls. Provide STC 55 party walls. Follow Section 15400 “Acoustical Considerations” 4.5.2 Heating and Cooling Systems Buildings shall be heated using the most cost effective heating fuel, as shown in Table 1, broken down by region and building type. Cooling will be required in dwelling units based on climatic data and building characteristics. Refer to Section 5– Construction Standards, 15500 HVAC, for design criteria for heating and cooling systems, including the criteria for mandatory air conditioning of dwelling units.

Table 1: Cost Effective Heating Source by Building Type and Location Lower Mainland Vancouver Island Southern Interior Northern BC

(>4500 HDD) Single Detached Part 9 Building

Natural Gas Natural Gas Natural Gas Natural Gas

Row Style Building

Electricity Electricity Natural Gas Natural Gas

Multi Unit Low Rise Apartment

Electricity in Suite with Gas Make-up air



Natural Gas

Design Guidelines


Based on current pricing for equipment and energy, it is cost effective to install natural gas hydronic heat in Low-rise Apartment buildings in locations with greater than 4500 heating degree days. These locations are shown in Figure 1.

Figure 1: Heating Degree Days by Location3

Note: Shaded areas represent areas in BC of greater than 4500 heating degree days.

3 Ref; http://atlas.nrcan.gc.ca/site/english/maps/archives/5thedition/environment/climate/mcr4033?w=4&h=4&l=3&r=2&c=0#download



The following systems are permitted for dwelling units: • Hydronic baseboard or in floor hydronic heating • Electric baseboard heating • Packaged terminal air conditioners (PTAC) – combined heating and cooling Electric baseboard systems must be designed to ensure that baseboard locations do not adversely affect furniture placement. 4.5.3 Mechanical and Electrical Rooms Review the location, space and technical requirements with the mechanical and electrical consultants early in the design process to ensure the most economical design. Ensure that the mechanical and electrical rooms are located as close as possible to the entry point for utilities. Locate for efficient distribution, including space for servicing. 4.5.4 Metering Provide independent metering as follows: • gas – separate meters for residential, common areas and each separate lease space • water – separate meters for residential, common areas and each separate lease space • Revenue metering requirements to local utility standards must be provided. The

initial installation shall include a single utility revenue meter for the entire building. The design shall include provisions for utility revenue metering of each residential suite and provision for utility revenue metering of the “house” or common area. The provisions shall include all requirements including meter cabinets, meter sockets assemblies, etc.

• The intent is for a single utility meter on the entire service with the ability to change to individual utility metering in the future should the project parameters change.

4.5.5 Electrical Switches, Outlets and Controls Refer to Section 5 – Construction Standards, 16000 Electrical General Provisions for detailed requirements for electrical switches, outlets and controls, including the table: “Electrical Device Mounting Heights”. 4.5.6 Security Systems

The Consultant shall review security issues at the design development stage and incorporate cost effective security systems, subject to review by the Sponsor and BC Housing. The technical requirements for these systems shall be identified during the design stage to allow for coordination and inclusion in the contract documents. Measures such as proximity card access systems, closed circuit TV and security alarms should be considered and the related costs must be identified prior to project commitment.

Design Guidelines


4.6 FIRE AND LIFE SAFETY MEASURES

The ILBC Standards are based on the group C residential occupancy requirements of the BC Building Code (BCBC). The intended function of Independent Living buildings is consistent with the definition in the BC Building Code which defines residential occupancy as accommodation for persons who do not “receive medical care or treatment”. Independent Living tenants will not require “continuous nursing care” and Independent Living projects are not therefore classified as nursing homes or institutional occupancies (refer to BCBC A-3.3.3.5.(1). The following fire and life safety measures in some cases exceed the BC Building Code or Vancouver Building Bylaw minimum requirements for group C occupancy. These additional measures are proposed to address the requirements of typical Independent Living tenants who may require more time to evacuate the building in the event of an emergency. The Consultant shall review the following minimum requirements with the Authority Having Jurisdiction at the design development stage or earlier and incorporate them, or the alternatives they deem necessary, in the project design. Refer to Appendix E - Sample Unit Plans, Electrical Layout for an illustration of the measures noted under 4.6.2 Fire Detection and Alarm. The general intent of these additional fire and life safety measures has been to minimize reliance on any one measure in order to achieve adequate safety for tenants. The following measures, or an approved alternative, shall be provided:

4.6.1 Suppression and Fire Containment • Sprinkler protection for all projects shall comply with NFPA 13. Note: City of

Vancouver requires compliance with NFPA 13 for “Congregate Care Housing” with more than 16 units.

• Install attic sprinklers, or alternative allowed by NFPA 13 (e.g., fire retardant paint), in all projects.

• Provide listed “residential” sprinklers in all suites, adjoining corridors and common areas, except where prohibited by NFPA 13 / 13R or the sprinkler listing. NFPA 13 allows quick response sprinklers; residential types are considered to provide a greater level of safety.

• Firestopping of penetrations in fire separations shall use firestopping and smoke seal systems listed by Underwriter’s Laboratory of Canada (ULC) or an approved independent testing agency. Refer to Section 5 – Construction Standards, 07840 Firestopping and Smoke Seal Systems for detailed requirements.



4.6.2 Fire Detection and Alarm • Provide a two stage fire alarm system configured to operate as a one stage system.

This will allow for economical retrofit to a two stage system, if required. • Use “smart” smoke detectors for in suite smoke detectors. “Smart” detectors include

a self adjusting feature that compares the environment to the sensitivity settings and makes adjustments to the level of contaminants required to activate the detector. This feature is intended to minimize false alarms.

• Install audible alarms in bedrooms or adjacent to sleeping areas; audible alarms shall be speaker type and include a recorded message advising tenants to evacuate the building on activation of the fire alarm. The proposed location improves audibility for the hearing impaired and the recorded message reduces tenant confusion during evacuation.

• Install visual alarms (strobes) in common areas in addition to the audible alarm required by the building code.

• Install visual alarms in all suites in place of the minimum building code requirement for outlet boxes and power for 20% of the dwelling units.

• Smoke Alarm Silence Switch – a silence switch shall be provided for the in suite smoke alarm in compliance with the BC Building Code, 3.2.4.21 (8), subject to availability, mounted at 1067 mm (3’-6”) height.

• Fire Alarm Silence Switch – a silence switch shall be provided for the in suite fire alarm signal in compliance with the BC Building Code, 3.2.4.19 (9), mounted at 1067 mm (3’-6”) height.

• Elevator(s) shall have firefighter’s emergency operation automatic recall on activation of the fire alarm to prevent use of the elevator by tenants during a fire alarm. Provide emergency power for all elevators and size generator to operate at least one (1) elevator at a time. Elevators shall not be designated as “Fire Fighters” elevators for use by emergency personnel unless required to meet high building requirements.

• Provide individual annunciation of the suite smoke detector to assist staff and firefighters locate the origin of the alarm (the building code does not require suite alarm systems to be annunciated). Provide a display at the annunciator main panel or sub panel that identifies the suite, activated by the suite smoke detector. The suite detector signal is not required to be monitored by the fire department. Refer to electronic closer requirements in 4.6.3 Egress and Exiting.

• An additional, optional measure for annunciation is to monitor the suite smoke detector through the personal call system, if the system allows.

4.6.3 Egress and Exiting • Floor areas shall be separated into at least 2 zones by a fire separation with a ¾ hour

or one hour fire rating, equal to the required corridor or suite separation. The doors in the zone separation shall be weather-stripped, shall have the maximum allowable area of wired glass and shall be equipped with hold open devices connected to the fire alarm system. All corridor door hold open devices are required to release on activation of the fire alarm system. Note that a wider corridor will be required in this area to accommodate two 914 mm (3’-0”) wide doors.

Design Guidelines


• Corridor pressurization systems shall convert to 100% fresh air on activation of the sprinkler system. Corridor supply air fans shall be designed to operate in the event of a fire, unless a signal is received from a duct type smoke detector, in accordance with the BC Building Code, 3.2.4.12. Corridor pressurization will minimize the potential for smoke migration from the room of origin to the corridor. This will allow tenants to move from the compartment of fire origin to an area of relative safety until they can exit via the stairs.

• Electronic “swing free” closers are required for suite entry doors and for common area doors frequently used by tenants. Detectors required for these doors should be located on the ceiling just inside the suite entry. The in suite smoke detector shall only activate the electronic closer for that suite and is not required to activate the fire alarm or other hold open devices. This measure will prevent smoke migration to the corridor and will also minimize the difficulty that the frail elderly may have operating hydraulic closers. Electronic closers are also required to be activated by the corridor smoke detectors and other fire alarm detection devices in accordance with the BC Building Code, 3.1.8.12 – Hold Open Devices. Release of electronic closers by a signal from the fire alarm system may be limited to the floor or compartment where the signal originates, subject to acceptance by the Authority Having Jurisdiction. Refer to NFPA 72 and 80 for hold open device requirements.

• Lighting at exit stairs, corridors and primary egress routes shall be 100 lx average illumination at floor and tread levels. Emergency lighting shall provide minimum 50 lx at stair treads and 20 lx in level paths of travel. These light levels are double the minimum building code requirements to accommodate the high percentage of tenants with visual impairment.

• Corridors shall be minimum 1524 mm (5’-0”) wide. Handrails shall be provided on both sides of exit corridors. Dead end corridors shall be limited to 2 m (6’-9”) in length, or eliminated if possible.

• Travel distance shall not exceed 30 m (98-5”) from any suite entry door to the nearest exit or to the zone fire separation described in this section. (The building code allows 45 m (147’-8”).

• Exit signs shall be posted at all exits and the building entrance regardless of building height.

• Exit stairs shall be 1100 mm (3’-7”) wide minimum and shall have handrails both sides with handrail extensions at the top and bottom. Handrails shall have a circular section, 38 mm (1.5”) in diameter, and shall be mounted 914 mm (3’-0”) above the nosing. Riser heights shall be limited to 150 – 165 mm (6” – 6.5”); treads shall have nosings with high colour contrast.

4.6.4 Measures for Disabled Persons • Equipment and wiring for a personal call system shall be installed in the common

areas. Electrical outlets and telephone jacks shall be provided in the residential suites to allow the installation of a personal call system.

• User functions of fire alarms and fire extinguisher cabinets shall be installed at accessible height, e.g., not more than 1219 mm (4’0”) above the floor.



4.6.5 Fire Safety Plan

• Owner to engage a qualified consultant to prepare a fire safety plan and documents in accordance with the BC Fire Code or the Vancouver Fire Bylaw, most recent edition. Refer in particular to section 2.8 Emergency Planning.

• The Fire Safety Plan shall be submitted to the Consultant for review. • The BC Fire Code and the Vancouver Fire Bylaw require that the fire safety plan be

kept in a location designated by the Authority Having Jurisdiction (BC Building Code, 2.8.2.5 (1)). The Consultant shall review this requirement at the design development stage with the fire department to confirm if a secure location in the lobby will be required.

4.7 STRUCTURAL SYSTEMS

4.7.1 Differential Shrinkage The Consultant shall review the framing design to minimize differential shrinkage that may result from the use of steel, concrete or engineered wood framing in combination with sawn lumber. 4.7.2 Sound Transmission

The Consultant shall provide floor/wall details to minimize flanking noise transmission at STC wall assemblies. Refer to BC Building Code, Sentence 9.11.1.1. (1) and A-9.11.1.1.(1) Sound Transmission Class Ratings



SECTION 3

ENERGY PERFORMANCE STANDARD CONTENTS

• COMPLIANCE • MULTI UNIT RESIDIENTIAL BUILDING CASE STUDIES

• SMALL BUILDING ENERGY PERFORMANCE

STANDARD

Energy Performance Standard

October 2006

ENERGY PERFORMANCE STANDARD 1.0 General

Multi Unit Residential Buildings shall be designed to use 25% less energy than required by the Model National Energy Code of Canada for Buildings, 1997 (MNECB4), or in accordance with the Commercial Building Incentive Program (CBIP5).

COMPLIANCE Compliance shall be demonstrated by providing copies of one of the following:

• CBIP Screening Tool6 Summary printout • EE4 software model print-out7 • CBIP Wizard printout8 • DOE 2.1 or equivalent energy performance modeling summary

1.0 Exceptions For small buildings built in accordance with Part 9 of the BC Building Code, designs shall be constructed to meet an Energuide 809 rating. Compliance shall be demonstrated by providing the Energuide evaluation report. 2.0 References

• National Research Council, Model National Energy for Buildings, 1997 • CBIPScreen software is available at http://cbipscreen.nrcan.gc.ca/

4 The Model National Energy Code for Buildings (MNECB) is a model energy code developed by the National Research Council of Canada. It addresses building envelope, heating, ventilation and air conditioning systems, service water heating, lighting, and electrical systems. 5 The commercial Building Incentive Program is a Federal energy efficiency program that targets institutional and commercial buildings. The program provides modelling tools and a financial incentive to building owners who achieve a 25% reduction in energy use, compared to a building constructed in accordance with the MNECB. 6 The CBIP Screening Tool is a simple to use on-line software modelling tool used to quickly analyse energy performance and roughly assess compliance with the CBIP program requirements. 7 EE4 is a detailed software modelling tool used to analyse energy performance and assess compliance with the CBIP program requirements. 8 The CBIP Wizard is a web based energy modelling tool used to confirm CBIP compliance. It is expected to be available in the fall of 2006. 9 The Energuide for New Houses program is a Federal initiative to encourage enhanced performance in new Part 9 housing. The program provides modelling tools to encourage enhanced building performance. An Energuide 80 (EGH80) rating roughly corresponds to an R2000 level of performance.


October 2006

MULTI UNIT RESIDENTIAL BUILDING CASE STUDIES Three case studies are presented below that represent typical Independent Living BC multi unit residential building projects and the energy efficiency measures that could be used to achieve the requirement of 25% below the MNECB. One case study is presented to represent each of the following regions:

• Lower Mainland and Vancouver Island • Southern Interior • Northern BC


October 2006

Case Study 1: Lower Mainland and Vancouver Island

Project Description Location • Vancouver and Vancouver Island Project Description • Four storey wood-frame multi unit ILBC apartment

building • 50 Suites • 40,000 Sq ft of conditioned space • Electric resistance heat in suites. Gas fired make-up air

unit serving corridors and common areas Baseline Energy

Baseline Thermal Envelope

• R 20 walls • R-28 Roof • R14 exposed floor • Double glazed, clear vinyl window • 30% window area

Lighting and Equipment

• Lighting o 0.84 W/sq ft in suites, o 0.68 W/sq ft in common areas, o 0.2 W/sq ft in parkade

• Appliance Load 0.42 W/sq ft

Mechanical System • 80% efficient gas fired central make-up air • 80% efficient domestic hot water (DHW) boiler

In-suite • Electric resistance perimeter heat

Baseline Performance • Exceeds MNECB by 7%

MNECB minus 25% Upgrade Package

Energy Efficiency Measures

• R 40 Roof • Low-e argon fill vinyl frame windows (USI 1.5) • Exhaust air heat recovery (70% efficient) • Occupancy sensors on parkade lights • 92% high efficiency fully modulating gas fired DHW

boiler • Fully modulating gas fired central make up air unit • Low flow showerheads (6 L/min)

Proposed Performance • 25% savings in energy relative to the MNECB


October 2006

2.0 Case Study 2: Northern Interior Project Description Location • Prince George Project Description • Four storey wood-frame multi unit ILBC apartment

building • 50 Suites • 40,000 Sq ft of conditioned space • In floor radiant heat in suites, Gas fired make-up air

unit serving corridors and common areas Baseline Energy

Baseline Thermal Envelope

• R 20 walls • R-28 Roof • R14 exposed floor • Double glazed, clear vinyl window • 30% windows area


• Lighting o 0.84 W/sq ft in suites, o 0.68 W/sq ft in common areas o 0.2 W/sq ft in parkade

• Appliance Load 0.42 W/sq ft

Mechanical System • 80% efficient boiler serving in floor radiant heat and central make-up air unit

• 80% efficient domestic hot water (DHW) boiler

In-suite • In floor radiant heat

Baseline Performance • Exceeds the MNECB by 12%

MNECB Minus 25% Upgrade Package Energy Efficiency Measures

• R 40 Roof • Low-e argon fill vinyl frame windows (USI 1.5) • Occupancy sensors on parkade lights • 85% efficient fully modulating boiler serving in floor

radiant heat and central make-up air unit and • 85% efficient fully modulating DHW boiler • Low flow showerheads (6 L/min)



October 2006

3.0 Case Study 3: Southern Interior Project Description Location • Penticton Project Description • Four storey wood-frame multi unit ILBC apartment

building • 50 Suites • 40,000 Sq ft of conditioned space • Electric resistance heat in suites, Gas fired make-up air

unit serving corridors and common areas • Central air conditioning

Baseline Energy Baseline Thermal Envelope

• R 20 walls • R-25 roof • R14 exposed floor • Double glazed, clear vinyl window • 30% window area


• Lighting o 0.84 W/sq ft in suites, o 0.68 W/sq ft in common area, o 0.2 W/sq ft in parkade

• Appliance load 0.42 W/sq ft

Mechanical System • 80% efficient gas fired central make-up air • 80% efficient domestic hot water (DHW) boiler • Central air conditioning with COP 2.5

In-suite • Electric resistance perimeter heat

Baseline Performance • Exceeds the MNECB by 7%

MNECB Minus 25% Upgrade Package

Energy Efficiency Measures

• R 40 Roof • Low-e argon fill vinyl frame windows (USI 1.5) • COP 4 air conditioner (SEER 15) • Exhaust air heat recovery (70% efficient) • Occupancy sensors on parkade lights • 92% high efficiency fully modulating gas fired DHW

boiler • Fully modulating gas fired central make up air unit • Low flow showerheads (6 L/min)



October 2006

SMALL BUILDING ENERGY PERFORMANCE STANDARD Small buildings constructed in accordance with Part 9 of the BC Building Code shall be constructed to meet an Energuide 8010 rating. Compliance shall be demonstrated by providing the Energuide evaluation report. Prescriptive packages of energy efficiency measures that can generally achieve an Energuide 80 level of energy performance in single family style buildings are summarized in the following Table. All packages of energy efficiency measures are cost effective and positive on a lifecycle cost basis for electricity and gas heated homes in their respective regions of the province.

10 The Energuide for New Houses program is a Federal initiative to encourage enhanced performance in new Part 9 housing. The program provides modelling tools to encourage enhanced building performance. An Energuide 80 (EGH80) rating corresponds to an R2000 house.


October 2006

Energuide 80 Prescriptive Measures Sets

Electric Heat Natural Gas Heat Lower Mainland • R 12 full height basement

insulation • R 22 wall insulation with

advanced framing • Improved air tightness • Heat recovery ventilator • Double glazed low-e windows

with argon fill

• Condensing Furnace • Electric DHW • R 12 full height basement

insulation • R22 wall insulation with


with argon fill

Vancouver Island • R 12 full height basement insulation

• R 22 wall insulation with advanced framing

• Improved air tightness • Heat recovery ventilator • Double glazed low-e windows

with argon fill


insulation • R22 wall insulation with


with argon fill

Southern Interior • R 12 full height basement insulation & 38 mm extruded polystyrene

• R 22 wall insulation with advanced framing and 38 mm extruded polystyrene


with argon fill


insulation & 38 mm extruded polystyrene

• R 22 wall insulation with advanced framing and 38 mm


with argon fill

North • R 60 attic insulation • R 12 full height basement

insulation & 38 mm extruded polystyrene

• R 22 wall insulation with advanced framing and 38 mm extruded polystyrene


with argon fill

• R 60 attic insulation • Condensing Furnace • Electric DHW • R 12 full height basement

insulation and 38 mm extruded polystyrene to 600 mm

• R22 wall insulation with advanced framing and 38 mm extruded polystyrene


with argon fill


February 2003

SECTION 4

BUILDING ENVELOPE DESIGN GUIDELINES CONTENTS

• BUILDING ENVELOPE CONSULTANT • BUILDING ENVELOPE REFERENCED STANDARDS • ADDITIONAL REQUIREMENTS

Building Envelope Design Guidelines

February 2003

BUILDING ENVELOPE CONSULTANT 1. Requirement

All projects funded by BC Housing are required to engage a qualified professional building envelope consultant to ensure that the referenced standards noted below are incorporated in the project. In order to achieve this objective, a building envelope consultant acceptable to the Sponsor and BC Housing must be assigned to each project. Their responsibilities must include design and site inspections. It is preferred that the architect engage the building envelope consultant as a sub-consultant.

2. Qualifications

The building envelope consultant shall have the following minimum qualifications:

• a registered architect or engineer licensed to practice in the province of BC. • successful completion of the Architectural Institute of BC (AIBC) Building Envelope

Education Program (BEEP), including any exams and subsequent requirements that may be added to the program.

• Professional liability insurance - minimum coverage of $500,000 per occurrence / $1 million annual aggregate; submit confirmation of the terms and conditions including level of coverage and any limitations or exclusions.

• a minimum of five years of relevant local building envelope experience. If the site or building type requires specialized building envelope skills or experience, these requirements should be specified by the architect.

The architect or developer engaging the building envelope consultant will be required to submit written confirmation from the proposed building envelope consultant confirming compliance with the above requirements for review by BC Housing and the Sponsor prior to engaging the consultant.

3. Scope of Services

• The building envelope consultant will be required to provide services in accordance with AIBC Bulletin Number 34 – “Building Envelope Services: Appropriate Professional Practice”. The bulletin is available from the AIBC at: http://aibc.bc.ca/architects/member-info/library/lib-set.html.

• The scope of building envelope design and construction field review shall include, but not be limited to, the following components: walls, windows and glazed elements, roofs, balconies, decks, typical interface details between elements of the building envelope, air and vapour barrier, sheathing membrane, penetrations through the building envelope and all waterproofing membranes (e.g., membranes at below grade walls, slabs, podium decks, planters).


February 2003

BUILDING ENVELOPE REFERENCED STANDARDS All projects funded by BC Housing are required to incorporate the following standards in the design and construction of building envelope assemblies: • Part 5 of the BC Building Code (BCBC) or the City of Vancouver Building Bylaw (VBBL). • Wood Frame Envelopes in the Coastal Climate of British Columbia: Best Practice Guide,

Building Technology, CMHC, the most current edition. Noted hereafter as BPG: Wood Frame.

• Relevant CMHC Best Practice Guides, as appropriate to the project, e.g., Brick Veneer Steel Stud; Flashings.

• Model National Energy Code for Buildings (MNECB), most recent edition. Energy consumption shall be 25% less efficient than MNECB.

• Municipal Requirements – the architect and the building envelope consultant shall ensure that any requirements specific to the municipality are identified at the design development stage.

• Home Warranty provider review - all Independent Living BC projects will be required to obtain a home warranty in accordance with the requirements of the Homeowner Protection Act.

The standards noted above do not provide the designer with specific design details. There are many possible approaches to the design and coordination of the building envelope and these depend on careful consideration of building science principles, properties of materials and regulatory and design requirements. The building envelope consultant must ensure that the proposed assemblies have acceptable water management characteristics for the particular application and that the interfaces are designed in accordance with the intent and requirements of Part 5 of the BC Building Code and other applicable standards.

ADDITIONAL REQUIREMENTS In addition to the referenced standards noted above, the following section identifies additional requirements for the design of the building envelope. These requirements may exceed the referenced standards noted above.

1. Exposure and acceptable wall assemblies – Refer to the Chapter 5 of the BPG: Wood

Frame for a detailed discussion of exposure, overhang and wall assemblies. Only “Good” performance levels are acceptable for a proposed wall assembly. In coastal climate areas for example, a rain screen or pressure equalized rainscreen assembly will be required. The building envelope consultant shall outline recommendations and rationale for the proposed wall assemblies based on the BPG: Wood Frame criteria. Face sealed or concealed barrier stucco assemblies are not acceptable.

2. Roof Overhang - a minimum 610 mm (2’-0”) overhang measured from eave to face of

wall is recommended. Refer to the Chapter 5 of the BPG: Wood Frame for a detailed discussion of exposure, overhang and wall assemblies. See Table 5.1, Figure 5.1 and Table 5.4.

Building Envelope Design Guidelines

February 2003

3. Windows - shall comply with the rating and testing requirements as outlined in CSA

A440-00 Windows and CSA A440.1-00 User Selection Guide to CSA Standard A440-00. Building envelope consultant to calculate and specify A, B, and C ratings and Section 5 – Construction Standards, 08500 Windows.

4. Exterior Doors – shall comply with the same rating and testing requirements as outlined

in CSA A440-00 Windows and CSA A440.1-00 User Selection Guide to CSA Standard A440-00. Building envelope consultant to specify minimum A, B, and C ratings.

5. Balconies – the following requirements apply to the membrane and exposure conditions

for balconies:

• All balconies shall be protected by the balcony above or by a roof overhang. Where exposed balconies are unavoidable the measures noted below shall be applied.

• Balconies over habitable space shall have a protected membrane (2 ply SBS or equal) with concrete pavers on pedestals and clamping roof drain and scupper.

• Balconies not over habitable space that are not fully protected by an overhang shall have a protected membrane (2 ply SBS or equal) with concrete pavers on pedestals and clamping roof drain and scupper.

• Balconies not over habitable space that are fully protected by an overhang may have a PVC membrane in compliance with the requirements of Section 5 – Construction Standards, 07100 Dampproofing and Waterproofing.

6. Soffit Venting - attics in all Independent Living BC buildings shall be sprinklered or shall

be provided with equivalent protection. This may avoid the building code requirement for fire-rated cladding at the soffit and thereby facilitate adequate attic venting. Refer to the recommended details for Roof / Wall junctions in BPG: Wood Frame.

7. Air and Vapour Barrier, Sheathing Membrane – the building envelope consultant shall

include the selection and detailing of air barrier, vapour barrier and sheathing membrane materials and assemblies in the scope of their design and field review. The selection and design shall take into consideration the response to climatic and site conditions.

8. Window Testing – windows shall be tested in accordance with Section 5 – Construction

Standards, 08500 Windows, at the shop drawing, pre installation and construction stages. The architect and building envelope consultant shall specify the required testing, review the test results and verify compliance.

9. The building envelope consultant shall submit a memo to accompany the project

commitment and construction document stage submissions confirming review and acceptance of all building envelope elements noted under Scope of Services above and confirming compliance with these Guidelines.


February 2003

SECTION 5

CONSTRUCTION STANDARDS

THESE STANDARDS ARE NOT INTENDED TO BE USED AS PROJECT SPECIFICATIONS


February 2003

CONSTRUCTION STANDARDS CONTENTS Page Introduction to Construction Standards .........................................................................................87 CONSTRUCTION STANDARDS DIVISION 0 – INTRODUCTORY INFORMATION 00800 Supplementary Conditions...........................................................................................89 DIVISION 1 - GENERAL REQUIREMENTS 01240 Evaluation of Alternatives ...........................................................................................90 01310 Project Meetings ..........................................................................................................91 01410 Referenced Standards...................................................................................................93 01450 Quality Control ............................................................................................................94 01505 Construction Debris and Waste Management..............................................................96 01780 Closeout Submittals .....................................................................................................97

DIVISION 2 - SITE CONSTRUCTION 02210 Subsurface Investigation............................................................................................109 02315 Excavation, Backfill and Compaction .......................................................................110 02740 Asphalt Pavement ......................................................................................................112 02900 Planting ......................................................................................................................114

DIVISION 3 - CONCRETE 03300 Basic Concrete Materials and Methods .....................................................................116

DIVISION 4 - MASONRY 04050 Basic Masonry Materials and Methods......................................................................119

DIVISION 5 - METALS 05050 Basic Metal Materials and Methods ..........................................................................121

DIVISION 6 - WOOD AND PLASTICS 06100 Rough Carpentry........................................................................................................122 06200 Finish Carpentry.........................................................................................................125 06600 Plastic Laminate Tub Enclosures...............................................................................126


February 2003

DIVISION 7 - THERMAL AND MOISTURE PROTECTION 07100 Dampproofing and Waterproofing.............................................................................128 07200 Insulation....................................................................................................................131 07300 Asphalt Shingles ........................................................................................................134 07460 Vinyl Siding ...............................................................................................................137 07500 Low Slope Membrane Roofing..................................................................................140 07700 Roof Hatch and Ladder..............................................................................................144 07840 Firestopping and Smoke Seals ...................................................................................145 07920 Joint Sealants .............................................................................................................148

DIVISION 8 - DOORS AND WINDOWS 08100 Metal Doors and Frames............................................................................................151 08210 Wood Doors and Frames ...........................................................................................153 08360 Overhead Parkade Doors ...........................................................................................154 08410 Aluminum Entrances and Storefront .........................................................................156 08500 Windows ....................................................................................................................160 08710 Finish Hardware.........................................................................................................164

DIVISION 9 - FINISHES 09220 Stucco.........................................................................................................................170 09250 Gypsum Wallboard ....................................................................................................172 09310 Ceramic Tile...............................................................................................................175 09650 Resilient Flooring.......................................................................................................178 09680 Carpet.........................................................................................................................182 09900 Painting ......................................................................................................................186

DIVISION 10 - SPECIALTIES 10995 Miscellaneous Manufactured Specialties...................................................................193

DIVISION 11 - EQUIPMENT 11400 Food Service Equipment............................................................................................196 11450 Residential Equipment ...............................................................................................199

DIVISION 12 - FURNISHINGS 12320 Manufactured Wood Casework .................................................................................201 12500 Window Treatment ....................................................................................................204


February 2003

DIVISION 13 - SPECIAL CONSTRUCTION NOT USED

DIVISION 14 - CONVEYING DEVICES 14200 Elevators ....................................................................................................................205

DIVISION 15 - MECHANICAL 15300 Fire Protection............................................................................................................211 15400 Plumbing Systems......................................................................................................215 15500 Heating, Ventilating and Air Conditioning................................................................226

DIVISION 16 - ELECTRICAL 16000 Electrical General Provisions.....................................................................................233 Technology Systems ..................................................................................................245

Introduction to Construction Standards

February 2003

INTRODUCTION TO CONSTRUCTION STANDARDS 1.0 Purpose

The purpose of the Construction Standards is to establish an acceptable level of quality for construction materials and assemblies that optimizes occupant satisfaction and minimizes annual ownership costs for the building. Annual ownership cost is defined as the sum of: • an annual charge based on the capital investment • annual costs for energy, operating costs, servicing and maintenance • annual allowance for major maintenance and periodic equipment replacement or

overhaul • annual taxes, insurance and miscellaneous costs

The Construction Standards identify the minimum standards that are expected within the constraints of the approved construction budget. One of the conditions for Project Commitment is that all relevant BC Housing Construction Standards must be incorporated in the construction documents. Compliance with these standards is mandatory unless specifically waived by BC Housing.

2.0 Scope

These Construction Standards apply to Group C residential buildings as defined by the BC Building Code or the Vancouver Building Bylaw, combustible, up to four storeys, and sprinklered. The design consultant, in consultation with BC Housing, must develop construction standards for buildings not falling within this category.

3.0 Construction Standards and Specifications

The Construction Standards are intended to be a reference from which full project specific specifications are compiled by the design consultant. The design consultant may not reproduce these standards for project specifications. A qualified construction specification writer should be engaged to prepare the project specifications. The Consultant is responsible for reviewing the Construction Standards and all applicable design and regulatory requirements and incorporating these into the project specifications. Clauses identified in “italics” are notes to the design consultant for action. All other clauses identify General, Product and Execution requirements to be incorporated in the project specifications.

4.0 Alternatives

Where Construction Standards list acceptable materials for a given application, the design consultant has the option of using any of the listed materials or obtaining acceptance from BC Housing for alternative materials that meet or exceed the specified requirements.


February 2003

BC Housing's written acceptance of alternatives must be received prior to commencement of construction (refer to Section 5 – Construction Standard, 01240 Evaluation of Alternatives). Where materials and assemblies are described by the performance method, the design consultant must select a product satisfying the performance requirements stated therein.

5.0 Building Envelope Guidelines

Design consultants must refer to Section 4 - Building Envelope Design Guidelines in conjunction with this section, during the development of the contract documents.

6.0 Organization

These Construction Standards are organized according to the 1995 edition of Masterformat, published jointly by Construction Specifications Canada and the Construction Specifications Institute. MasterFormat is a master list of numbers and titles for organizing information about construction requirements, products, and activities into the 16 Division format widely accepted as standard practice in Canada. BC Housing requires that project specifications follow MasterFormat numbering and titles.

7.0 Revisions

While the published Construction Standards will govern the evaluation of submissions, where emerging technology, code changes and experience indicates revisions are required, BC Housing may require these revisions be incorporated in a particular project.

8.0 Review by BC Housing

The checkboxes in the margin of the Construction Standards are included for the reference of the BC Housing reviewer. Missing or deficient project specifications will be noted in the construction document review. It is recommended that the design consultant undertake a similar internal review process to ensure their compliance with the Construction Standards.

9.0 Bidding and Construction Requirements (Design-Tender)

• Consultants are responsible for the preparation of bidding requirements in accordance with the BC Housing document Public Tendering Guidelines for Non-Profit Housing.

• Consultants are responsible for including the applicable BC Housing Supplementary

General Conditions in the contract documents.

END OF SECTION

SUPPLEMENTARY CONDITIONS Section 00800 BC Housing Construction Standard

Reviewed by February 2003

SUPPLEMENTARY CONDITIONS

The Consultant shall include the appropriate BC Housing Supplementary Conditions in the contract documents. Refer to: • Appendix A - Supplementary General Conditions to the Stipulated Price Contract

CCDC2 – 1994 Design-Tender Agreement contract

• Appendix B - Supplementary General Conditions to the Stipulated Price Contract CCDC2 - 1994 Design-Build Agreement Contract

END OF SECTION

Section 01240 EVALUATION OF ALTERNATIVES BC Housing Construction Standard

February 2003

EVALUATION OF ALTERNATIVES

BC Housing will consider alternative construction materials and assemblies that reduce or increase capital cost provided that:

• building performance and comfort criteria as described in the Construction Standards are

not compromised, and • the estimated overall “annual ownership cost” is decreased

“Annual ownership cost,” as noted in the Introduction, is defined as follows:

• an annual charge based on the capital investment • annual costs for energy, operating costs, servicing and maintenance • annual allowance for major maintenance and periodic equipment replacement or

overhaul • annual taxes, insurance and miscellaneous costs

Design consultants must submit the cost and performance data for review by BC Housing. Include the estimated increase or decrease to capital cost, “annual ownership costs”, estimated service life and quality and performance benefits as compared to the Construction Standard.

Acceptance of any alternative will be based on the value of the estimated cost savings and

relevance of the performance benefits to the project.

END OF SECTION

PROJECT MEETINGS Section 01310 BC Housing Construction Standard


PROJECT MEETINGS

The Consultant shall use the following criteria as a guide in preparing this section.

The Contractor shall schedule and administer a pre-construction meeting, regular progress meetings, and specially called meetings throughout progress of the Work. The Contractor’s representative shall prepare and distribute minutes.

Representatives of the Contractor, subcontractors and suppliers attending meetings must be

qualified and authorized to act on behalf of the party each represents.

Schedule a pre-construction meeting within fifteen (15) days of issuance of BC Housing “Notice to Proceed” letter (design-tender) or within fifteen (15) days of commencement of construction (design-build).

Attendance: • Owner's representative • BC Housing representative • Consultant and engineering consultants • Contractor's project manager • Contractor's superintendent

Schedule and hold regular meetings, as required to expedite Work, but not less than once

monthly.

Attendance: • Owner's representative • BC Housing representative • Consultant and engineering consultants • Contractor's project manager • Contractor's superintendent • Subcontractors as appropriate to the agenda • Suppliers as appropriate to the agenda

Agenda for pre-construction meeting – the following agenda items should be reviewed:

• Project description – civic address, site information, project statistics • Project team - roles and responsibilities – sponsor, consultants, contractor, BC Housing

team and Health Authority • Construction schedule • Pre-construction documents – see construction contract requirements, e.g., schedule of

values, construction schedule, insurance, bonds, WCB status

Section 01310 PROJECT MEETINGS BC Housing Construction Standard


• Contract documents – construction contract, construction drawings, as-built drawings • Contract administration procedures – progress claims, changes, alternates, submittals,

shop drawing reviews, reports, meetings, as built drawings • Building envelope – field review, mock ups, window testing • Project close out / substantial performance documents and procedures • Lien holdback – early release documents • Signage – BC Housing, Sponsor • Sponsor site access and display suite • Site security and safety • Municipal requirements – building inspectors, permits and offsite services • Home warranty – responsibilities of warranty provider, contractor, consultant, owner;

Homeowner Protection Office registration

END OF SECTION

REFERENCED STANDARDS SECTION 01410 BC Housing Construction Standard

Reviewed by Revised October 2006

REFERENCED STANDARDS In addition to the standards provided in this document, the design and construction of Independent Living BC projects must comply with the latest published editions of the following:

CMHC Best Practice Guides

Wood Frame Envelopes in the Coastal Climate of British Columbia, Flashings, and Brick Veneer / Steel Stud. In the case of conflict between the Independent Living Construction Standards and these standards, the more stringent requirement will govern.

Model National Energy Code of Canada for Buildings (MNECB) In general, ILBC buildings shall be designed to use 25% less energy than required by the Model National Energy Code of Canada for Buildings, 1997 (MNECB). Detailed requirements are noted in Section 3 Energy Performance Standard, and the following areas of Section 5 Construction Standards; 15400 Plumbing Systems; 15500 Heating, Ventilating and Air Conditioning; and 16000 Electrical General Provisions.

END OF SECTION

Section 01450 QUALITY CONTROL BC Housing Construction Standard


QUALITY CONTROL Inspections and Testing Of Materials

Unless alternate arrangements are made on a project specific basis, the Contractor must engage and pay for independent testing and inspections including but not limited to the following:

1. compaction testing of backfill road subgrade, underslab fill, service trenches 2. asphalt mix and testing 3. concrete mix design 4. concrete testing 5. masonry veneer wall mock-up inspection 6. roofing inspection 7. window pre-installation lab test 8. window mock-up inspection 9. window field test – water penetration 10. painting inspection

If any defects are revealed during inspection and testing, the appointed agency will

request additional inspection and/or testing to ascertain full degree of defect. The Contractor must correct defects and irregularities as advised by the design consultant at no additional cost to the Owner. The Contractor must pay all costs for re-testing and re-inspection.

Within fifteen (15) days of award of the Contract, the Contractor must submit to the design

consultant a list of the proposed independent inspection agencies for review and approval by the owner, the design consultant and BC Housing.

Mockups

Construct full-size mock-ups on site of the following conditions in locations directed by the design consultant. Make changes to the mock-ups as directed by the design consultant and building envelope consultant. Mock-ups, once accepted, may be used in the finished work and will serve as a standard against which other work will be judged. 1. Typical exterior wall construction: include exterior wall finish, backup walls, wall

cavities, flashings, air seal membranes, insulation, sealants, sheathing and sheathing membranes as applicable.

2. Balcony: include membrane installation and deck/wall, railing/wall and railing deck

interfaces.

QUALITY CONTROL Section 01450 BC Housing Construction Standard


3. Windows: include installed window frame, window anchors, glazing, flashing, air seal membrane connection and sealants as applicable.

See Section 08500 Windows.

4. Indicate mock-up inspections on the construction schedule. Coordinate with regular site meetings if possible. Inform the BC Housing Inspector and the Consultant at least two days in advance of mockup inspections.

END OF SECTION

Section 01505 CONSTRUCTION DEBRIS AND WASTE MANAGEMENT BC Housing Construction Standard


CONSTRUCTION DEBRIS AND WASTE MANAGEMENT

Construction Debris and Waste Management Goals for the Project

Consider a waste management plan for this Project. A process shall be employed by the Contractor to ensure the generation of as little construction waste as possible.

Code Of Practice

The waste management plan shall comply with the GVRD’s “3Rs Code of Practice for the Building Industry” and Job Site Recycling guide.

Regulatory Requirements

Conform to applicable codes and regulations for disposal and removal of common and hazardous waste. Handle and dispose of all hazardous and banned materials in accordance with the BC Waste Management Act and Special Regulation, and regional and municipal regulations. The hazardous and banned materials include but are not limited to asbestos, drywall (banned from disposal), underground storage tanks, polychlorinated biphenyls (PCBs), abandoned chemicals (gasoline, pesticides, flammable and combustible substances), freon from cooling equipment, lead-based paints, smoke detectors, and mercury containing switches.

Waste Management Plan

1. The following list, though not exclusive, itemizes the materials that are to be

recycled.

• Old corrugated cardboard. • Clean dimensional wood, palette wood. • Concrete/Brick/Concrete Block/Asphalt. • Scrap Metal. • Drywall. • Paint (return to Paint Depot). • Fluorescent tubes. • Landclearing debris.

2. All Contractors shall prevent contamination of materials to be recycled and

salvaged and handled materials consistent with requirements for acceptance by designated facilities. Where space permits, source separation shall be provided. Where materials must be co-mingled the Contractor shall arrange appropriate bins and also arrange for bins to be taken to a processing facility for separation offsite.

END OF SECTION

CLOSEOUT SUBMITTALS Section 01780 BC Housing Construction Standard


CLOSEOUT SUBMITTALS Closeout Requirements

Closeout requirements for Contractors are covered under CCDC2 (1994), in particular GC 5.4 to 5.7. Closeout requirements include:

As Built Drawings

The design consultant will provide one (1) set of white prints of all contract drawings for the sole purpose of recording all “as-built” conditions. The Contractor must clearly identify them as “as built drawings” and have them available at all times and at each regular project progress site meeting for inspection by the design consultant and BC Housing.

As work progresses, the Contractor must record clearly and indelibly in red pencil all

“as-built” deviations from the contract documents as a result of changed site conditions, various directives by addenda, correspondence, site clarifications, site instructions, change orders, shop drawings and changes required by authorities having jurisdiction.

Upon completion of the Work, the Contractor shall employ the design consultants to

produce two (2) sets of white prints and two (2) copies of CAD drawing files on CD that include all as built conditions noted on the Contractor’s as built drawings.

The title sheet shall include a complete list of all drawings. Each drawing shall include a

graphic symbol that identifies all as built revisions, cross referenced to a date in the drawing issue portion of the title block. All drawings shall be legible and suitable for microfiche reproduction.

The Contractor must sign each drawing and provide one Certificate of Record for the

drawing set, as illustrated in the following paragraph, signed by persons authorized to sign on behalf of the Contractor. Deliver two complete sets of signed and certified drawings for review by the Consultant and BC Housing to the Owner through the design consultant.

Acceptance of the as-built drawings shall be subject to the review and approval of the

Consultant and BC Housing.

The Certificate of Record shall be accompanied by a transmittal listing each drawing number, title and date.

Section 01780 CLOSEOUT SUBMITTALS BC Housing Construction Standard


Certificate of Record – As Built Drawings

I/We (name of Contractor) hereby certify that the set of as built drawings attached hereto, comprised of (-) sheets, is a complete and total record of the building(s) as constructed. I/We further certify that the drawings show accurately all structural details, all mechanical and electrical services, exposed or hidden and that the Owner may fully rely on their accuracy in any future contemplated repairs, modifications or additions to this work. Signed by Contractor: Name of Contractor per: Date: Witnessed by: Date:

Maintenance Manuals

Requirements

• Submit to the Consultant two (2) copies of maintenance, operating and instruction manuals.

• Operating and maintenance manuals shall be prepared by experienced and qualified staff or consultants. Acceptance of the maintenance manuals shall be subject to the review and approval of the Consultant and BC Housing.

• Submit a draft copy of the tables of contents for the manuals 30 days prior to the date of Substantial Performance of the Work, for review by the Consultant. Submit completed maintenance manuals with application for Substantial Performance, for review by the Consultant. Include a video tape of the systems demonstration required in Supplementary GC 5.4.1.3.

• Manuals are to contain pertinent care, maintenance, operational and installation information for the building. Instructions in the manuals to be in plain language so as to guide the Owner in the proper operation and maintenance of building materials, finishes, components, equipment and systems.

• Include all items covered by Change Orders. • Include equipment supplied by the Owner. • Bind manual contents into hard plastic coated three-ring binders, complete with

coloured plastic tabs organizing contents into applicable categories of Work, based on the specifications for the project. Label the cover and spine of the manuals with the name of the project and manual contents.



• Format:

1. Descriptions and lists are to be neatly typed or printed on 216 mm x 280 mm (8 ½” x 11”) heavy bond paper.

2. The maximum paper size for schedules and diagrams is 279 mm x 432 mm

(11” x 17”). Larger paper sizes will be accepted for diagrams only if a reduction to 11” x 17” is also provided.

3. Index tab separators are to be used in each manual to identify each information “Section”.

Organization of Manuals

Section 1.0 - Directory

Provide a directory listing the names, addresses, telephone and facsimile numbers of Consultant, engineering consultants, contractor, subcontractors and major equipment, product suppliers and service contract providers (e.g., alarm system, elevator). Include emergency contact names.

Section 2.0 - List of Drawings and Specifications

Provide a complete list of drawings, specifications, shop drawings and test reports for the project.

Section 3.0 - Architectural

• Provide care, cleaning and recommended maintenance instructions for finishes and

materials as specified. • Provide operation and maintenance instructions for equipment such as overhead

doors, landscape irrigation systems and elevators. Provide descriptive and technical data, maintenance and operating procedures, wiring diagrams, spare parts lists, name of service representative, suppliers for replacement parts, trouble shooting data and preventive maintenance program.

• Submit a backup copy of the elevator control system software. • Provide copy of finish hardware schedule and paint schedules, complete with the

manufacturer, supplier and identification names and numbers. • Provide inspection and approval certificates from authorities having jurisdiction. • Provide RCABC and MPDA Guarantee and documentation. • Provide a copy of warranty and guarantee certificates as specified. • Provide a complete set of reviewed shop drawings. • Submit a list of chattels, if any, including make, model and serial number provided by

the Contractor for the project.



Section 4.0 - Mechanical

Provide an index with the following headings:

1. Mechanical Drawing List 2. Description of Systems 3. Mechanical System Troubleshooting 4. Suggested preventative maintenance schedule, belt schedule, lubrication schedule 5. Subtrade and supplier list, equipment repair manuals 6. Chemical treatment certificates, hydrostatic and air test certificates 7. Balancing report 8. Valve tag schedule, piping colour code 9. Equipment start up reports 10. Guarantee certificate, final inspection certificates, warrantee certificates 11. Sprinkler Shop Drawings 12. Vibrations Isolation Shop Drawings 13. Air Handling Unit & A/C Unit Shop Drawings 14. Fan Shop Drawings 15. Grille Shop Drawings 16. Radiant Heating Shop Drawings 17. Sump Pump Shop Drawings 18. Plumbing Fixtures and Drains Shop Drawings 19. Controls “As Built” Drawings 20. WHMIS Information 21. Fire Protection Plan

Under each of the above headings, provide the following information, arranged under

separate tabs, for each system and major piece of equipment:

1. Descriptive and Technical Data

Include detailed description of the system and components, an explanation of how each component interfaces with others and the location of each thermostat and all controls.

2. Operating Procedures

• Provide complete and detailed operation of each major component. • Include starting procedure, exact switch and control location. • Describe operation of component controls, changes required for summer or

winter operation and method of making changes. • Describe trouble shooting sequence when settings can not be maintained. • Describe safe guards to check if equipment goes off line. • Describe fire protection and smoke control.



3. Maintenance and Lubrication

• Provide detailed preventive maintenance schedule for each of the major components including daily, weekly, monthly, semi-annual and yearly checks and tasks.

• Describe lubrication and maintenance procedures for equipment components such as bearings, drives, motors and filters. Include recommended lubricants.

• Compile this information for each typical piece of equipment. • Provide a belt schedule.

4. List of Equipment Suppliers and Subcontractors

• Provide a complete list of equipment Suppliers and Subcontractors and service

representatives including address and telephone numbers. • Outline procedures for purchasing parts and equipment. • Provide a detailed description including drawings, dimensions, parts list and

repair manual for each piece of equipment specified.

5. Certification and Test Results

• Include copies of the following:

1. Pre-operational cleaning reports and chemical treatment 2. Hydrostatic and air tests performed on piping systems 3. Equipment alignment certificates 4. Balancing reports for air and water systems 5. Valve tag identification schedule including location, service and normal position 6. Pipe colour code 7. Inspection and approval certificates for plumbing and gas systems and heating and ventilation systems 8. Equipment startup reports 9. Warranty certificates

6. Shop Drawings

Include copy of all reviewed shop drawings.

Section 5.0 - Electrical

Provide an index with the following headings:

1. Switch Gear and Distribution 2. Lighting Fixtures and Lamps 3. Fire Alarm System 4. Emergency Generator System



5. Mechanical Motor Control Equipment. 6. Communication Systems 7. Security System

Under each of the above headings, provide the following information, arranged under

separate tabs, for each system and major piece of equipment:

1. Descriptive and Technical Data 2. Maintenance and Operating Procedures 3. Wiring Diagrams 4. Spare Parts List 5. Service Representatives 6. Suppliers for Replacement Parts 7. Test Results 8. Certifications and warranties 9. Trouble Shooting Data 10. Preventive Maintenance Program Complete With Checklists

Shop Drawings

Include a copy of all reviewed shop drawings as noted in the Schedule of Maintenance Manual Submittals, or as requested by the Consultant.

Schedule of Maintenance Manuals Submittals

The following table is a checklist of typical Maintenance Manual contents. The Contractor shall ensure that all manufacturer product information required by the Owner to maintain the building is included in the Maintenance Manuals.



SCHEDULE OF MAINTENANCE MANUAL SUBMITTALS SPECIFICATION DIVISIONS: 0 – 12

TRADE (1) SECTION NO. (2) CONTACTS (3) SHOP DRAWINGS & PRODUCT

DATA (4)

INSTALLATION INSTRUCTIONS

(5)

WARRANTIES & GUARANTEES (6)

SUGGESTED MAINTENANCE INTERVALS (7)

CARE & CLEANING(8)

HARDWARE SCHEDULE (9)

PAINT SCHEDULE (10)

Irrigation System

02810 • • • • • • Playground Equipment

02880 • • • • • •

Planting 02900 • • Masonry Veneer (Connectors)

04200 • •

Rough Carpentry (Siding)

06200 • • • •

Plastic Laminate Tub Enclosures

06600 • •

Exterior Insulation and Finish System

07240 • • •

Asphalt Shingle & Cedar Shingle/Shakes

07300 • • •

Vinyl Siding 07460 • • • • Low Slope Membrane Roofing

07500 • • •

Roof Hatch and Ladder

07700 • • • Metal Doors & Frames

08100 • • • Wood Doors & Frames

08210 • • • Overhead Parkade Doors

08360 • • • •




TRADE (1) SECTION NO. (2) CONTACTS (3) SHOP DRAWINGS & PRODUCT

DATA (4)

INSTALLATION INSTRUCTIONS

(5)

WARRANTIES & GUARANTEES (6)

SUGGESTED MAINTENANCE INTERVALS (7)

CARE & CLEANING(8)

HARDWARE SCHEDULE (9)

PAINT SCHEDULE (10)

Aluminum Entrances & Storefronts

08410 • • •

Windows 08500 • • • • • Finish Hardware

08710 • • • • • • • Resilient Flooring

09650 • • • • • Carpet 09680 • • • • • Painting 09900 • • • • Miscellaneous Manufactured Specialties

10995 • • • •

Residential Equipment

11450 • • • • • Manufactured Wood Casework

12320 • • • • • •

Window Treatment

12500 • • • •



SCHEDULE OF MAINTENANCE MANUAL SUBMITTALS SPECIFICATION DIVISIONS: 0 – 12 - NOTES: (1) Trade listing. (2) Section listing in BC Housing Construction Standards. (3) Submit Subcontractor or Supplier’s name, address, telephone number and emergency contact. (4) Submit copy of reviewed shop drawings or Product data as specified. Submit engineered shop drawings where specified. (5) Submit installation instructions for products which BCH may be removing and reinstalling. (6) Submit warranties and guarantees as called for in the specifications. Warranties and guarantees to be signed by an

authorized signing authority. (7) Submit list of recommended maintenance intervals for materials covered under warranties and guarantees. (8) Submit manufacturer’s instructions covering the care, cleaning and maintenance of specified finishes. (9) Submit a complete copy of the hardware schedule in accordance with the specifications. (10) Submit a complete listing of paint products, colours, gloss levels and locations. (11) Submit descriptions and operation of major components and systems, including seasonal variations, interface with other

components, and operation of controls. (12) Submit a detailed preventative maintenance schedule, operating instructions and complete trouble shooting checklists.

Include schedules of tasks, frequency, tools required and task time. (13) Submit testing, adjusting and balancing reports as specified. (14) Submit inspection and test certificates issued by authorities having jurisdiction and equipment manufacturers. Submit

performance data sheets after commissioning is complete. (15) Submit wiring diagrams and schematics as specified. (16) Submit a complete list of equipment and fixtures installed as part of the Work complete with make and model numbers. (17) Submit a complete list of spare parts for equipment, and source.

END OF SECTION




TRADE (1) SECTION NO. (2) CONTACT (3) SHOP DRAWINGS (4)

WARRANTIES & GUARANTIES

(6)

DESCRIPTION OF OPERATION OF

SYSTEM AND TECHNICAL

DATA (11)

MAINTENANCE & OPERATING

INSTRUCTIONS (12)

INSPECTION & TEST

CERTIFICATES (14)

WIRING DIAGRAMS (15)

LIST OF SUPPLIERS AND

MODEL NUMBERS (16)

SPARE PARTS LIST AND

SOURCE (17)

Elevators 14200 • • • • • • Plumbing Systems

15400 • • • • • • • Heating, Ventilating & Air Conditioning

15500 • • • • • (13, 14)

• • •

Electrical 16000 • • • • • • • • NOTES: (1) Trade listing. (2) Section listing in BC Housing Construction Standards. (3) Submit Subcontractor or Supplier’s name, address, telephone number and emergency contact. (4) Submit copy of reviewed shop drawings or Product data as specified. Submit engineered shop drawings where specified. (5) Submit installation instructions for products which BCH may be removing and reinstalling. (6) Submit warranties and guarantees as called for in the specifications. Warranties and guarantees to be signed by an authorized signing authority. (7) Submit list of recommended maintenance intervals for materials covered under warranties and guarantees. (8) Submit manufacturer’s instructions covering the care, cleaning and maintenance of specified finishes. (9) Submit a complete copy of the hardware schedule in accordance with the specifications. (10) Submit a complete listing of paint products, colours, gloss levels and locations. (11) Submit descriptions and operation of major components and systems, including seasonal variations, interface with other components, and operation of controls. (12) Submit a detailed preventative maintenance schedule, operating instructions and complete trouble shooting checklists. Include schedules of tasks, frequency, tools required

and task time. (13) Submit testing, adjusting and balancing reports as specified. (14) Submit inspection and test certificates issued by authorities having jurisdiction and equipment manufacturers. Submit performance data sheets after commissioning is

complete. (15) Submit wiring diagrams and schematics as specified. (16) Submit a complete list of equipment and fixtures installed as part of the Work complete with make and model numbers. (17) Submit a complete list of spare parts for equipment, sources and approximate replacement costs.



Maintenance and Renewal Plan

The Contractor shall provide the specified maintenance manuals and project documents to allow the Owner to prepare a Maintenance and Renewals (M&R) Plan for the project.

The Owner shall engage qualified personnel to prepare the M&R Plan. The M&R Plan

shall be based on the maintenance manual and information supplied by the Contractor. The Plan shall include all necessary information to allow the Owner to conduct routine maintenance and meet the Owner’s obligations under the Home Warranty and other warranties provided for the Work. The Owner shall submit the following: 1. Draft M&R Plan to BC Housing within 30 business days after Substantial

Completion of the building for review by BC Housing and the Consultant.

2. Two hard copies (three ring binder format) along with an electronic (CD-ROM) version within 15 business days of written approval of the draft M&R Plan.

3. The M&R Plan shall include the following:

• contact list providing telephone numbers, fax numbers and addresses, for the Consultants, Contractor and all Sub-contractors

• overview of necessity and use of the M&R Plan • warranties for all materials, systems and equipment in the building, related

maintenance requirements and, if applicable, Maintenance Bonds or Letters of Credit issued to cover the performance of particular building components

• overview of building envelope principles utilized in the design of the building’s exterior walls, building envelope assemblies and components and associated maintenance requirements

• glossary of terms utilized in the documentation • as built drawings and specifications

4. Maintenance schedule including the following elements:

• 11”x17” format table with building element to be maintained or replaced

along with a description of the task to be carried out including architectural, elevator, mechanical and electrical elements

• note frequency of maintenance listing the specific year of maintenance over a minimum 20 year span along with the associated cost of maintenance

• note key dates from the Home Warranty or warranties for manufactured items and the level of expertise required for each inspection



5. Include an annual inspection checklist outlining items to be inspected, based on the Maintenance Schedule. Refer to Housing Provider Kit, Maintenance Guide, Sample Maintenance Checklist, page 53.

6. The following completed project documents shall be included:

• Substantial Completion Certificate • Document Six – Canadian Standard Form of Agreement for Architectural

Services • CCDC 2 - Contract between Owner and Contractor • Municipal Building Permit and Letters of Assurance • Copy of Performance Bond • Copy of Home Warranty

Fire Safety Plan

The Owner shall engage a qualified consultant to prepare a fire safety plan and

documents in accordance with the British Columbia Fire Code or the Vancouver Fire Bylaw, most recent edition. Refer in particular to section 2.8 Emergency Planning.

The Fire Safety Plan shall be submitted to the Consultant for review.

The British Columbia Fire Code and the Vancouver Fire Bylaw require that the fire

safety plan be kept in a location designated by the Authority Having Jurisdiction (BC Building Code, 2.8.2.5 (1)). The Consultant shall review this requirement at the design development stage with the fire department to confirm if a secure location in the lobby will be required.

END OF SECTION

SUBSURFACE INVESTIGATION Section 02210 BC Housing Construction Standard


SUBSURFACE INVESTIGATION

1.0 General Soils Investigation Report

For Design Tender:

1. The Owner will appoint and pay for a geotechnical investigation report for the project site to identify soils conditions and provide recommendations for excavation, dewatering, foundation design, pavement design, backfill and compaction requirements. Recommendations for pavement design shall consider loading from fire trucks and garbage trucks.

2. The report will be obtained for the Owner's use in design. The report and borehole

logs will be made available for the contractor's information as an appendix to the bid documents.

3. The report by its nature cannot reveal all conditions that exist or can occur on the site

and the contractor is assumed to be knowledgeable of the limitations of such reports. The report is provided for information only and no guarantee is made of the subsurface conditions other than at the exact borehole locations.

The Consultant must read and be familiar with the recommendations for excavation, dewatering, foundation design, backfill, compaction requirements, and pavement design contained in the soils investigation report obtained by the Owner and incorporate such recommendations in the excavation, backfill and compaction specifications as applicable. Refer to Section 02315 Excavation, Backfill and Compaction and modify based on site specific information.

The Contractor is required to visit the site and acquaint himself with all existing conditions and the geotechnical report included in the contract documents.

For Design Build Projects:

1. The Developer must appoint and pay for a geotechnical investigation report on the project site to identify soils conditions and provide recommendations for foundation design, pavement design, excavation, dewatering, backfill and compaction requirements; include also for site reviews and final report during foundation, excavation and pavement installations. Design should consider loading from fire trucks and garbage trucks.

2. Submit a copy of the geotechnical investigation report to BC Housing.

3. Submit progress and final reports from Geotechnical Consultant of field reviews

for excavation / backfill / fill and associated compactions and pavement installations, including base, sub–base and surface compactions.

END OF SECTION

Section 02315 EXCAVATION, BACKFILL AND COMPACTION BC Housing Construction Standard


EXCAVATION, BACKFILL AND COMPACTION 1.0 General

Comply with the following standards unless the Geotechnical Engineer specifically recommends otherwise.

Quality Assurance

1. Comply with municipal bylaws and applicable building codes. Comply also with the Master Municipal Construction Documents as appropriate for all subsurface and paving work.

2. Geotechnical engineer to specify compaction testing and submittal requirements. 3. Contractor to engage and pay for independent testing as specified by the

geotechnical engineer. 2.0 Products

General

1. Material must be free draining with no organic material and less than 5% silt or clay particles (i.e., less than 5% passing the 75µm sieve).

2. Materials shall be approved by the Geotechnical Engineer prior to the start of work.

Underslab Fill

1. 19 mm (3/4”) well graded base course with less than 5% passing the 75µm sieve.

2. A minimum of 70% one face fracture when tested in accordance with ASTM

D5821.

Granular Engineered Fill

Well graded granular mineral material with a maximum size of 75 mm and with not more than 5% passing the 75µm sieve.

Backfill To Foundation Drainage

1. 19 mm (3/4”) clear crushed gravel, free of sand, silt, and clay with a maximum size

of 25 mm (1”) and contain no material finer than 9.5 mm (3/8”).

2. A minimum of 75% crushed stone.

EXCAVATION, BACKFILL AND COMPACTION Section 02315 BC Housing Construction Standard


Backfill To Waterproofed Foundation Walls

Well graded granular free draining mineral material with a maximum size of 75 mm (3”) and with not more than 5% passing the 75µm sieve.

Foundation Drains

150 mm (6”) diameter rigid perforated PVC pipe to CSA B1800-02 and B182.1-02.

3.0 Execution

Foundation Drains

1. Provide foundation drains and gravel surround to perimeter foundation walls enclosing basements, parkades and stairs in these structures. Slope to drain. Provide cleanouts at changes in direction and in pipe runs longer than 15.2 m (50’-0”).

2. Provide foundation drains to perimeter foundation walls not enclosing basements or parkades.

Backfill

1. Underslab Fill:

Provide a 150 mm (6”) layer of 19 mm (3/4”) clear crushed gravel and compact to approval of Geotechnical Engineer.

2. Backfill waterproofed foundation walls with granular structural fill compacted to 93% Modified Proctor Maximum Dry Density (MPMDD) beneath areas which will receive soft landscaping and to 95% Modified Proctor Maximum Dry Density (MPMDD) beneath areas which will receive hard landscaping and paving (concrete, wood, unit pavers and asphalt type). On or adjacent to public property, backfill to conform to the above requirements or to those of the Authority Having Jurisdiction whichever is most stringent. Care shall be taken to prevent damage to dampproofing and/or waterproofing materials.

END OF SECTION

Section 02740 ASPHALT PAVEMENT BC Housing Construction Standard


ASPHALT PAVEMENT 1.0 General

Provide asphalt paving, base and sub - base courses as per requirements of Geotechnical consultant and subsurface investigation report.

Quality Assurance

1. Conform to Master Municipal Construction Document requirements and to

geotechnical engineer requirements.

2. Geotechnical or civil consultant to specify independent testing and submittal requirements for roadbase compaction, asphalt mix and installation.

3. Contractor to arrange and pay for all specified inspection and testing.

2.0 Products (minimum requirements)

Sub - base course 75 mm minus pit run sand and gravel with less than 5% fines passing 75µm sieve. Place and compact to 95% Modified Proctor Maximum Dry Density (MPMDD).

Base course 19 mm (3/4”) minus crushed gravel with less than 5% fines passing 75µm

sieve. Place and compact to 95% Modified Proctor Maximum Dry Density (MPMDD).

Asphaltic Concrete:

Hot mix, dense graded, penetration 80 – 100 conforming to Upper Course #1 of the MM CD or Class 1 medium mix of Ministry of Transportation or local municipal specification, if approved by geotechnical/civil engineer. Provide 9000N stability.

3.0 Execution

Unless noted otherwise the following minimum requirements shall apply:

1. At Parking Lot Areas

• lay sub-base course gravel to a minimum of 150 mm (6”) compacted thickness • lay base course gravel to a minimum of 100 mm (4”) compacted thickness • lay asphalt paving in one layer of 50 mm (2”) thickness

ASPHALT PAVEMENT Section 02740 BC Housing Construction Standard


2. At Fire Access Routes

• lay sub-base course gravel to a minimum of 152 mm (6”) compacted thickness • lay base course gravel to a minimum of 100 mm (4”) compacted thickness • lay asphaltic paving to a total of 75 mm (3”); lay paving in two layers –

bottom layer 25 mm (1”) thick and top layer 51 mm (2”) thick

END OF SECTION

Section 02900 PLANTING BC Housing Construction Standard


PLANTING 1.0 General

Quality Assurance

1. Workmanship and materials must conform to the following standards:

• Guide Specification for Nursery Stock as published by the Canadian Nursery Trade Association.

• Guide Specification for Landscape Construction as published by the BC Nursery Trade Association.

Warranty

Warrant that plant material will remain free of defects for period of one year from the date of Substantial Performance of the Work. Any plant material that is defective shall be replaced.

2.0 Products

Materials

1. Plant Material: Nursery grown stock. Grading, size and quality in accordance with BC Nursery Trade Association, legibly tagged using standardized plant names, free of disease, insects, defects or injuries and structurally sound with strong fibrous root systems and well developed branch systems. Trees must have straight trunks, well and characteristically branched for their species.

2. Sod: Canada No. 1 nursery grown turf from seed, free of diseases, clovers, stones, pests, debris and containing no more than two broadleaf weeds or ten other weeds per 42 m2 (50 yd2).

3.0 Execution

Maintenance

1. The contractor is responsible for plant maintenance, including watering, weeding, the removal and replacement of dead plants and plants not in healthy growing condition, including sod, for a period of sixty (60) days from the date of the Certificate of Completion for the landscape work or the date of Substantial Performance, whichever is later.

PLANTING Section 02900 BC Housing Construction Standard


2. Plant material will be accepted by design consultant sixty (60) days after the

Certificate of Completion is issued for the landscape work, provided that plant material exhibits healthy growing condition and is free from disease, insects and fungal organisms.

END OF SECTION

Section 03300 BASIC CONCRETE MATERIALS AND METHODS BC Housing Construction Standard


BASIC CONCRETE MATERIALS AND METHODS 1.0 General

Architectural and/or structural concrete specifications shall be prepared by the architect and/or structural engineer.

All concrete must conform to CAN/CSA A23.1 – 04 Concrete Materials and Methods of Construction /Methods of Test for Concrete.

Provide a 38 mm (1 1/2”) concrete floor topping over all wood sub-floors separating residential units.

The Contractor must appoint and pay for a CSA certified inspection agency to review concrete mix designs and perform concrete testing in accordance with CAN/CSA A23.1 -04 Submit copies of mix designs and test reports to the Consultant and the BC Housing Inspector.

2.0 Products

Concrete Topping

1. Compressive Strength: Design concrete mix to produce 25 MPa minimum compressive strength at 28 days.

2. Coarse Aggregate: Maximum aggregate size 12 mm (1/2”).

3. Slump: Initial slump of 65-75mm (2 ½ “ to 3”), use superplastizer additive to

produce maximum sump of 180 mm. Water additive will not be accepted.

4. Reinforcement / Admixtures: consider use of Polypropylene fibres or micro fibres to reduce cracking. Use fibre additive only with approval of BC Housing.

5. Bond Breaker: 6 mil polyethylene, or water based chemical bond breaker as

recommended by topping manufacturer that meets ULC requirements for inclusion in a rated assembly: Insulmastic 3407 Shieldkote ‘E’ or equal. Subject to approval of structural engineer.

Gypsum Concrete

1. Minimum compressive strength 22.1 to 26.2 MPa (3200 to 3800 psi) Provide written confirmation of compressive strength for each day’s pour. Test in accordance with modified ASTM C 472; dry density 115 lb/ft³ (1840 kg/m³); flame, fuel contributed and smoke developed – all ‘0’. Gyp-crete 2000/3.2k, Therma-Floor and Dura-Cap or equal.

2. Provide evidence that the floor assembly meets fire rating and STC rating.

BASIC CONCRETE MATERIALS AND METHODS Section 03300 BC Housing Construction Standard


3. Provide manufacturer’s 5-year warranty on material.

4. Do not use a bond breaker as is common with lightweight concrete. Apply

manufacturer’s recommended floor primer to the sub-floor prior to the installation of the gypsum underlayment.

5. Applicator to be authorized by the manufacturer and using manufacturer approved

mixing and pumping equipment.

6. With in-floor radiant heating, apply in two lifts.

7. Ensure that deflection is not greater than L/360.

8. Gypsum underlayment must provide a minimum 19 mm (¾”) coverage over piping.

9. No potable water piping allowed in topping when radiant in floor heating is installed. This is to prevent heating of potable water and cross over of piping.

10. Provide a double bottom plate in wood frame construction for wood baseboard

backing.

11. Gypsum Underlayments may be poured over expanded or extruded polystyrene (EPS) board only if the following conditions are met: EPS board must meet or exceed the physical properties of ASTM C-578-85 for Type IV or Type IX.

12. EPS board must be securely fastened to the sub-floor. This can be done by an

adhesive compatible to the EPS board, gypsum slurry or mechanical fastening. It is imperative that the insulation be properly secured.

13. Apply manufacturer’s recommended floor primer to the EPS board prior to the

installation of the gypsum underlayment.

14. Approved products: Gyp-Crete 2000. In radiant in-floor heating installations, use Therma-Floor underlayment as applicable.

15. The architect shall review compatibility with floor finish materials including

specification of moisture content requirements. Refer to 09650 Resilient Flooring.

Concrete Formwork

Formwork for concrete exposed to view: G1S Douglas Fir or Spruce plywood or medium density overlaid plywood.

Section 03300 BASIC CONCRETE MATERIALS AND METHODS BC Housing Construction Standard


Execution

Miscellaneous

1. Repair defective concrete as directed by the Consultant. Defective concrete includes honeycombing, rock pockets, chips, spalls, fins, and rust stains in exposed concrete surfaces. Establish the materials and methods for repair of defective concrete with the Consultant prior to executing the work. The repair must proceed as soon as possible after removal of forms. As a minimum, defective concrete must be repaired with a sack rub finish or sandblasting as applicable.

2. Steel trowel concrete slabs to be left exposed or to receive carpeting, resilient flooring, and sheet membrane waterproofing. Finish floors flat, free from defects which would telegraph through finish material. Conform to CAN/CSA A23.1 – 04 for floor finish, flatness ratio, curing and tolerances.

3. Provide concrete topping control joints in logical areas based on room sizes. Control

joints to also be placed at entry to each suite and at other such areas as necessary to control shrinkage cracking.

4. When using gypsum concrete topping, installation may take place before or after

drywall installation has taken place. The preferred method is after drywall has been completed. Spread and screed gypsum concrete to a smooth surface. Place topping in continuous operation. Provide continuous ventilation and adequate heat during drying. Perform dryness testing after 5 – 7 days.

Concrete Sidewalks 1. Exterior Sidewalks and Paving Concrete: standard grey sand and cement concrete

paving to the exterior areas. Slope paving to drain minimum 2%. Provide expansion and contraction joints to suit and at junction of paving and building. Expansion joints to be at maximum 4.57 m (15’) on center. Apply consistent broom finish to sidewalks and paving areas; all paving with broom finish to have tooled joints.

2. Concrete sidewalks and paving on Municipal property to be constructed,

reinforced and finished to suit municipal bylaws and engineering standards. 3. Concrete paving or sidewalks installed directly on top of base structure, shall be 75

mm (3”) thick minimum, reinforced with 152 x 152 mm (6” x 6”) - 4/4 welded wire mesh or 10M at 610 mm (24”) o.c. each way, adequately chaired to mid depth.

4. Concrete paving or sidewalks installed on 150 mm (6”) minimum gravel or sand

base, shall be 100 (4”) thick minimum, reinforced with 152 x 152 mm (6” x 6”) – 2/2 welded wire mesh or 10M at 457 mm (18”) o.c. each way, adequately chaired to mid depth.

END OF SECTION

BASIC MASONRY MATERIALS AND METHODS Section 04050 BC Housing Construction Standard


BASIC MASONRY MATERIALS AND METHODS 1.0 General

Conduct a pre-construction meeting with masonry contractor and consultant to review specifications, submittals and construction issues.

Prepare a site mockup of masonry veneer wall construction for review by the design

consultant and BC Housing Inspector.

Mockup to show use of units, jointing and coursing, flashing, connectors. Mortar and caulking colours to be confirmed.

Masonry work shall not proceed until mockup and submittals have been approved by the design consultant.

Submit shop drawings for masonry connector design prepared by a structural engineer

retained by the Contractor.

Installers shall be members in good standing of the Canadian Masonry Contractors Association, Masonry Institute of BC, and be qualified under the Technical Masonry Certification (TMC) program. (Effective January 1, 2003).

Installation to CAN3 A371-94 “Masonry Construction for Buildings”.

Consultants shall refer to the BC Masonry Guide Specification and incorporate relevant

material. 2.0 Products

Brick Veneer: To CAN/CSA A82.1- M87, Grade SW, Type FBS.

Concrete Block: To CSA – A165.1 - 04. Classification: H/15/A/M.

Connectors: To CSA A370-94 and CSA S 304.1-94, stainless steel.

Thru-wall Membrane Flashing: Shall be EPDM or S.B.S. modified bitumen peel and stick, minimum 1 mm (40 mils). Primers and mastics as recommended by the membrane manufacturer.

Metal Flashing: To ASTM A446, minimum 24 gauge, galvanized to ASTM A653/A

653M-03, ZF275 coating, prefinished with Stelcolour 8000 series. Submit sample for approval by Consultant.

Section 04050 BASIC MASONRY MATERIALS AND METHODS BC Housing Construction Standard


Mortar Mixes: Use mortar of type designated on structural drawings for loadbearing

masonry based on proportion specification in accordance with CSA-A179-04. Use Type N or S mortar for brick veneer and nonloadbearing masonry based on proportion specification in accordance with CSA-A179-04.

3.0 Execution

Install membrane flashing, sloped to drain, at base of cavity walls and where cavity is interrupted by horizontal members or supports. Turn flashing up the backup wall a minimum of 203 mm (8”). Form flashing “dams” at lintels, sills and at wall ends to prevent water from travelling horizontally past the flashing ends. Install vertical flashing where outer veneer returns at window or door jambs, to prevent contact of veneer with inner wall. Install a width of sheet metal flashing in horizontal joints to extend sufficiently beyond the outer face of the wall to prevent staining from drainage. Membrane flashing must lap over top of metal flashing within mortar joint.

Omit mortar from vertical joints above horizontal flashings to provide weep holes spaced at 610 mm (24”) on centre. Do not block weep holes with sealant.

Caulking colour for vertical and horizontal control joints shall be submitted for approval.

END OF SECTION

BASIC METAL MATERIALS AND METHODS Section 05050 BC Housing Construction Standard


BASIC METAL MATERIALS AND METHODS 1.0 General

Retain a structural engineer registered in the Province of British Columbia to prepare signed and sealed shop drawings for guardrails and handrails and other miscellaneous metal fabrication.

2.0 Products

Exterior Guardrails/Handrails: Aluminum, powder coat finish or wood.

Interior Guardrails/Handrails: Aluminum or steel, powder coat finish.

Roof Ladder: galvanized steel ladder, mounting brackets and connections. 3.0 Execution

Exterior balcony guard-rails are to be mounted vertically to the face of the balcony and / or walls. Do not attach through deck membrane.

Anchoring system to be vertically mounted aluminum base plates, with stainless steel

anchor bolts and neoprene gaskets.

All bolt holes and penetrations through fascia and / or walls shall be injected with sealant to prevent water penetration.

END OF SECTION

Section 06100 ROUGH CARPENTRY BC Housing Construction Standard


ROUGH CARPENTRY 1.0 General

As shown on structural drawings, lumber grades shall be according to NLGA 2004 Standard Grading Rules for Canadian Lumber, maximum moisture content 19%.

2.0 Products

Roof Sheathing: Plywood, Sheathing grade, Douglas Fir, or approved alternative, metal “H” clips to support edges: 13 mm (1/2”) for 406 mm (16”) o/c support; 16 mm (5/8”) for 610 mm (24”) o/c support

Interior Floor Sheathing: Plywood, Sheathing grade, Douglas Fir or Spruce. Use T & G

plywood, glue and screw or approved alternative.

Floor Underlayment: Three ply, 9 mm (11/32”) thick, Spruce plywood with the finish face double sanded and the back face lightly sanded. Prior to installing the flooring underlayment the Contractor shall confirm that it is acceptable to the resilient flooring manufacturer.

Exterior Deck Sheathing: Plywood, Sheathing grade, Douglas Fir, T & G. Use Select

Tight Face plywood under PVC deck waterproofing.

Exterior Wall Sheathing: Plywood, Sheathing grade, Douglas Fir / Spruce or approved alternative.

Fibre Cement Exterior Siding: Non combustible fibre reinforced cement horizontal siding

or panels.

Exterior Fascias and Trim: No. 2, S-P-F, textured (combed) finish, preprimed for solid colour stain, not less than 51 mm (2”) nominal thickness.

Exterior Heavy Timber Construction, Landscaping: No. 2, S-P-F, pressure treated,

rough.

Fencing: Cedar with Hem Fir treated posts set in concrete, stained.

Stair Treads: Plywood, sheathing grade, Douglas Fir or Spruce, 25 mm (1”) thick minimum.

Wire Mesh To Storage Lockers: 76 mm x 76 mm (3” x 3”) x 10 gauge welded wire

mesh, galvanized.

ROUGH CARPENTRY Section 06100 BC Housing Construction Standard


Sill Gasket: Closed cell polyethylene foam.

Cavity Furring: Cedar or pressure treated Hem Fir.

Grab Bar & Railing Blocking: 38 mm x 235 mm (2 x 10)

Wood Preservatives

1. Exterior wood in contact with concrete, masonry, or where moisture may occur, at roof up stands in flat roofs, planters, heavy timber construction, fence posts and cavity furring: Pressure treatment minimum 0.40 lb/ft2 to CSA 080-M89, Alkaline Copper Quaternary (ACQ) preservative. Pressure Preservative Treatment of Lumber & Timbers with Borates for use out of ground contact & continuously protected from liquid water may be used as an alternative. Material to bear Canadian Wood Preservers Bureau (CWPB) stamps. Bottom plates of frame walls with sill gaskets do not require pressure treating. Ensure appropriate protective fixings and hangers are used with ACQ treated lumber.

2. Use Hem-Fir or Pine incised lumber for treatment. 3. Treat cut surfaces with two brush coats of alkaline copper quaternary preservative or

liquid Borate as applicable. 3.0 Execution

Floor Sheathing: Glued and screwed.

Blocking: Provide wood blocking and backing in walls and partitions for:

• anchoring and mounting cabinets • hardware • equipment • fittings and fixtures not supplied with backing attachments • washroom accessories • all grab bars as per layout specified in Architect’s detail drawings.

Architect to refer to CMHC, Housing for Disabled Persons with Disabilities and BC Building Code, Section 3.8 for location of grab bars. Installation of grab bars should meet the load requirements of BC Building Code, 3.7.4.9. Indicate location of blocking (2 x 10) on washroom elevation drawings.

Exterior Wall Sill Plates and Bottom Plates: Set exterior wall sill plates and bottom

plates in contact with concrete or masonry on full width strip of polyethylene sill gasket.

Section 06100 ROUGH CARPENTRY BC Housing Construction Standard


Fascias, Window Trim, Trim: Install fascias and trims in longest practical lengths, end joints to be cut at 45 degrees and lapped. Fasten with hot dipped galvanized casing nails and countersink.

Fibre Cement Siding:

1. Install fibre cement siding in accordance with manufacturer’s printed instructions.

2. Use fibre cement prefabricated trims at inside/ outside corners and other trim

locations. Provide blocking at trim such that trim overlaps siding.

Tenant Storage Lockers: Design to meet municipal requirements for sprinklers and Owner’s requirements for security.

Construct storage lockers using 1 x 4 lumber S4S with ¾” spacing screwed and glued on wood framing anchored to floor and ceiling. Provide welded wire mesh at top of locker with clearance sprinklers as required by sprinkler standard. Provide 1 x 4 door with padlock hasp with non-removable hinge.

Prior to covering exterior sheathing or shear walls, request structural engineer to inspect nailing patterns. Provide confirmation report to BC Housing Inspector.

END OF SECTION

FINISH CARPENTRY BC Housing Construction Standard Section 06200


FINISH CARPENTRY 1.0 General

Workmanship must conform to Part 6 of the Quality Standards for Architectural Woodwork as published by Architectural Woodwork Manufacturers Association of Canada (AWMAC), 1991 edition.

2.0 Products

Baseboards for Carpet: 83 mm high x 11 mm thick (3 ¼” x 7/16”) thick with profile to top edge, primed Hemlock or Pine.

Door Casings: 57 mm wide x 11 mm thick (2-1/2” x 7/16”) thick with profile, primed

Hemlock or Pine.

Window Sills: 32 mm (1-1/4”) thick, primed Hemlock or Pine.

Interior Suite Entry Thresholds: 13 mm (1/2”) solid Oak, not less than 89 mm (3-1/2”) wide.

Shelving: Plastic coated wire shelving complete with wall and intermediate supports, full width between walls. Provide one 305 mm (12”) deep shelf in each closet, three 406 mm (16”) deep shelves in storage areas, four 406 mm (16”) shelves in linen closets.

Provide 19 mm (3/4”) thick primed Hemlock or Pine as protection for drywall in areas susceptible to damage such as on the top of pony walls or the top of open stairway walls. Kitchen pass-through surfaces should be protected with plastic laminate.

END OF SECTION

Section 06600 PLASTIC LAMINATE TUB ENCLOSURES BC Housing Construction Standard


PLASTIC LAMINATE TUB ENCLOSURES 1.0 General

Provide prefabricated one piece plastic laminate enclosures where bathtubs are specified in typical suite bathrooms. (Note: showers are the standard requirement for Independent Living BC units.)

Products

Plastic Laminate: To CAN3-A172.M79 or NEMA Class I, General Purpose (GP) grade.

Colour: As selected from manufacturer’s complete range.

Height of Enclosure/Surround: 1524 mm (5’-0”) high above tub lip.

Adhesives: As recommended by the manufacturer, water based.

Caulking: Tub and bath caulk – silicone conforming to ASTM C920-01, Type S, Grade NS, Class 25. Refer to Section 07920 Joint Sealants.

Accessories: 1.5 mm (1/16”) plastic “J” cap. Colour to match plastic laminate enclosure.

Soap Dish: Ceramic. Execution

Fabrication: Factory formed enclosures. Take exact site measurements for each bathroom. Form enclosure to extend 51 mm (2”) past the front face of the tub and down to floor level.

Installation:

1. Install contact adhesive over wall substrate and to back of enclosure, let dry. 2. Install a construction adhesive in ribbons over contact adhesive to permit “dry”

fitting of enclosure. Once placed in permanent position, press enclosure tight to wall to bond with contact adhesive.

PLASTIC LAMINATE TUB ENCLOSURES Section 06600 BC Housing Construction Standard


3. Install “J” trim at the exposed edges of enclosure and seal with silicon sealant as

specified under Section 07920 Joint Sealants. Seal joint between tub lip and enclosure. Seal behind plumbing escutcheons.

4. Install soap dish with hot melt adhesive and seal around edges with silicon sealant. 5. Completed enclosure must fit tight to wall surfaces without hollow areas or bubbles

behind enclosure.

6. Install shower rods a minimum 4” above shower arm.

7. Cleanup all excess adhesive and sealant from enclosure and adjacent surfaces.

END OF SECTION

BC Housing Construction Standard DAMPPROOFING AND WATERPROOFING Section 07100


DAMPPROOFING AND WATERPROOFING 1.0 General

Installers: Trained by the manufacturer for installation of their products.

Inspection to be provided by the building envelope consultant.

Dampproof all concrete foundation walls below grade enclosing basements and parkades.

Waterproof basement and parkade walls enclosing habitable spaces, storage areas, service rooms, stairs and bike storage rooms, and all below grade walls where deemed necessary by the Geotechnical Report.

Waterproof suspended concrete slabs over parkades. Extend membrane continuously under

planter walls and upstands.

Waterproof exterior balconies over habitable spaces. Refer to Products for membrane types acceptable for use on decks over habitable spaces.

Waterproof membrane assembly shall be designed to prevent penetration of the membrane

by root systems at planted areas.

Ensure compatibility of overlapping membranes or coatings. 2.0 Products

Dampproofing Materials

1. Emulsified Asphalt Mineral – Colloid Type unfilled, for Dampproofing and Waterproofing and for Roof Coatings: Conforming to CAN/CGSB-37.2-M88.

2. Filled, Cutback Asphalt for Dampproofing and Waterproofing: Conforming to

CAN/CGSB 37.16-M89 for use at temperatures below 4°C. (39°F).

Waterproofing Materials For Foundation Walls (where deemed necessary by Geotechnical Report)

1. Self-Adhesive Membrane: 1.6 mm (1/16”) thick, self-adhering membrane of rubberized asphalt integrally bonded to a high density, cross-laminated, polyethylene sheeting. 2. SBS Modified Membrane: 180 g/m2 non-woven polyester reinforcing,

polypropylene bottom surface for torch application to substrate, granular top surface

DAMPPROOFING AND WATERPROOFING Section 07100 BC Housing Construction Standard


is required where membrane terminates above grade level, conforming to CGSB 37-GP-56M.

Waterproofing Materials For Suspended Parkade Slabs And Decks Over Habitable

Spaces

1. 2 Ply SBS Modified Membrane: 95 g/m2 base sheet reinforced with non-woven fibreglass reinforcing, polypropylene bottom surface for torch application to deck, polypropylene top surface, conforming to CGSB 37-GP-56M-1985. 180 g/m2 cap sheet reinforced with non-woven polyester reinforcing, polypropylene bottom surface for torch application to base sheet, granular surface is required where membrane terminates above grade level, conforming to CGSB 37-GP-56M-1985. Where soils and plants with wood fibrous roots are to be placed over the membrane, separator sheet must be included incorporating an anti root repelling agent. Where applied under landscaping and unit paving provide with RCABC 5 year warranty. Refer also to Section 07500 Low Slope Membrane Roofing.

2. Hot Applied Rubberized Asphalt Waterproof Membrane: Hydrotech MM 6125 is an approved alternative for buildings where the suspended slab is complex in plan or section, subject to the following conditions:

• use of this alternative is accepted by BC Housing and approved by the architect

prior to the start of construction • a 2 ply fully spunbonded polyester reinforced assembly shall be provided • a 10 year manufacturer’s warranty shall be provided • membrane and applicable components shall conform to CGSB 37.50 – M89 &

CGSB 37.51 M90 respectively

Waterproofing Materials for Balconies: PVC Waterproofing: Not less than 60 mil polyvinyl chloride (PVC), conforming to CAN/CGSB 37.54-95 with an abrasion resistance of 12.6 @ 5000, with a heat set polyester fabric attached. For use over non-habitable spaces only.

Composite Drainage Mat: High impact, dimpled, polystyrene drainage core and a

non-woven, needle punched filter fabric adhered to the outward face of the core, suitable for use under soil or pavement as applicable. Use over waterproof membrane over parkades for protection and drainage of the membrane.

Protection Board: 4 mm (3/16”) asphalt glass laminate protection board for torched

based sheets; 11 mm (7/16”) asphalt impregnated fibreboard for mop application. Use over waterproof membrane installed on foundation walls.

Section 07100 DAMPPROOFING AND WATERPROOFING BC Housing Construction Standard


3.0 Execution

Ensure all substrates are prepared and primed in accordance with manufacturer’s printed instructions. Ensure that installation takes place only at required temperatures and weather conditions.

Membranes installed over parkades must extend a minimum of 203 mm (8”) up vertical

surfaces and extend down the face of foundation walls to cover the cold joint between the slab and foundation wall.

Protect completed suspended slab membrane installation with protection board.

Dampproofing Install dampproofing to CAN /CGSB – 37.3 M89 application of Emulsified Asphalt for Dampproofing & Waterproofing.

PVC Membranes at Decks and Walkways

1. Install PVC balcony membranes only when ambient air temperature is above 5° C and the substrate is below 19 % moisture content.

2. Install flashings at junctions of walls and deck and drip flashings at all exterior edges

of the deck.

3. All seams to be lapped a minimum of 51 mm (2”) and heat welded in place.

4. Lap membrane up adjoining walls a minimum of 102 mm (4”) except where door entrances do not allow. At doors lap over door threshold rough opening and up jamb rough opening 102 mm (4”). Caulk all transitions.

5. Membrane to be lapped over and heat welded to drip edge flashing.

6. Finished decks and walkway traffic coating assemblies are to be sloped away from

the building at 2% grade, smooth, fully adhered, neatly edged, and freely draining.

END OF SECTION

INSULATION Section 07200 BC Housing Construction Standard


INSULATION 1.0 General

Minimum thermal resistance values must comply with the latest edition of the Model National Energy Code for Buildings, the Model National Energy Code for Houses, or Part 9 of the BC Building Code or Vancouver Building Bylaw, whichever is greater.

2.0 Products

Foundation Insulation: Extruded Polystyrene, CAN/ULC-S701-01 Type 4.

Exterior Wood Stud Wall, Floor and Ceiling Insulation: Thermal batt insulation, CAN/ULC – S702-97, Type 1.

Sound Rated Partitions and Floors: Acoustic batt insulation, CAN/ULC- S702 –97,

Type 1.

Attic Insulation: Blown-in insulation - thickness as required to meet R value after settlement occurs.

Parkade Ceiling Insulation: Spray Applied Insulation - use where parkade ceiling has

heated space over.

1. Insulation: Non-combustible, inorganic, elongated glass fibre type, blended with adhesive or mineral fibre and portland cement binder.

2. Applied and cured insulation to conform to the following minimum requirements:

• K Factor: Minimum 0.26 to ASTM C518. • Flame Spread: 5 to ASTM E84. • Fuel Contributed: 0 to ASTM E84. • Smoke Developed: 0 to ASTM E84. • Thickness: As required to achieve required “R” value. • Colour: White or off-white. • Adhesive: As recommended by the insulation manufacturers

Insulation Clips: Use to fastening semi-rigid insulation to wall sheathing and soffits. Impale type, perforated 51 mm x 51 mm (2” x 2”) steel, 0.7 mm (0.030”) thick, adhesive back, spindle of 2.5 mm (0.098”) diameter annealed steel, 25.4 mm (1”) diameter self-locking washers, length to suit insulation thickness.

Section 07200 INSULATION BC Housing Construction Standard


Spray Polyurethane Foam Insulation: for floor joist header insulation or as specified by Consultant. CAN/ULC – S705.1-01 and CAN/ULC – S705.2-98. Provide contractor warranty and Energy Conservation Contractors Warranty Corporation (CWC) warranty.

3.0 Execution

Perimeter Insulation

1. Extend boards a minimum of 600 mm (24”) below grade. 2. Install perimeter insulation using mechanical fasteners or adhesive. Butt joints

tightly, offset horizontal and vertical joints. Use largest possible sheets to reduce number of joints. Do not use chipped or cracked insulation boards.

3. Protect insulation with pressure treated plywood and prefinished metal cap flashings,

top slope to drain.

Batt Insulation - Thermal

1. Install insulation full width and length between studs and framing members to fit snugly without buckling, creasing or crushing.

2. In walls, install lower batt first; upper batt installed to butt with the first and any

extra length of insulation trimmed at the top. 3. Fit insulation tight to electrical boxes, plumbing and heating pipes and ducts, around

exterior doors and windows and other protrusions. 4. Install insulation in continuous contact with interior sheathing.

Batt Insulation – Sound

1. Install acoustic insulation in sound insulated partitions. Tightly fit insulation

between studs to full height of partitions. Fit insulation tight to penetrations through wallboard.

2. Install a layer of RSI 2.45 (R-14) batt insulation around and under bathtubs.

Spray Applied Insulation

1. Install in strict accordance with directions and specifications of the manufacturer. 2. Apply material with specially designed nozzle using pressures recommended by the

manufacturer. 3. Maintain thermal continuity of insulation on entire area to be insulated.

INSULATION Section 07200 BC Housing Construction Standard


4. Apply in sufficient thickness to achieve R value as specified.

5. Spray-force material into all cracks, holes, seams; seal around electrical receptacles,

telephone and television jacks, ducts and plumbing. 6. Tamp insulation to a uniformly level and smooth surface without unsightly

projections or voids. 7. Apply a clear overspray sealer to the tamped sprayed insulation surface in

accordance with manufacturer's directions.

8. Completed installation must produce a uniformly smooth white or off-white surface.

Spray Polyurethane Foam Insulation: To be installed by trained and certified installers in accordance with the Canadian Urethane Foam Contractors Association (CUFCA).

Access Hatches: Insulate access hatches to the same R value as the assembly in which

they occur.

END OF SECTION

Section 07300 ASPHALT SHINGLES BC Housing Construction Standard


ASPHALT SHINGLES 1.0 General

Quality Assurance 1. Materials and workmanship must conform to the guarantee standards of the

Roofing Contractor's Association of BC (RCABC) as published in the RCABC Roofing Practices Manual, latest published edition and updates, for qualification for a five (5) year Guarantee Certificate.

2. The roofing installation must be inspected by an independent roofing inspection

agency paid for by the Contractor in accordance with the RCABC guarantee program. The Owner will select the inspection agency from the RCABC list of approved agencies.

Submittals

Provide to the Owner, the “RCABC Roofing System Record” upon completion of the work. Record to include guarantees, copies of inspection reports and roof maintenance guide.

Roof Guarantee 1. Provide standard RCABC five (5) year Guarantee Certificate upon completion of

the Work. 2. Provide the asphalt shingle manufacturer's standard material guarantee for

twenty-five (25) years minimum.

Maintenance Bond In areas where an RCABC member roofing company is not available, the following alternative to the Five (5) Year RCABC Guarantee may be accepted subject to BC Housing’s approval and the provision of the following documentation. This alternative shall be submitted prior to execution of the construction contract. 1. Inspection by an independent RCABC roofing inspector during installation to

ensure compliance with RCABC Standards.

2. A two (2) year Maintenance Bond with an option to renew for up to three (3) years.

ASPHALT SHINGLES Section 07300 BC Housing Construction Standard


3. Inspection by an independent inspector prior to the end of a two (2) year period, post substantial performance. The inspector will be appointed by the Owner and the cost will be borne by the Contractor.

4. A one (1) year Maintenance Bond to be issued at the expiry of the original two (2)

year Surety at the discretion of the Owner.

5. A five (5) year company guarantee.

6. A material guarantee from the manufacturer as specified in the Construction Standards.

2.0 Products

Asphalt Shingles Acceptable materials as listed in the RCABC Roofing Practices Manual. Shingle materials may be organic or fibreglass core product.

Metal Flashings 1. Base and counter flashing and coping metal to be sheet steel, minimum 26 gauge,

galvanized to ASTM A653/A653M-03, ZF275 coating, prefinished with Stelcolour 8000 series paint finish.

2. Step flashings must be 26 gauge in accordance with RCABC requirements.

Accessories Install zinc strips to asphalt and cedar shingle or shake roofs at all ridge locations. Installed zinc strip must have minimum 51 mm (2”) exposed to the weather.

Gutters & Downspouts

1. Prefinished, baked enamel, seamless one pieces aluminum gutters. Ogee design, 127 mm x 127 mm (5” x 5”), 8 mm (0.32”) thick. Downpipes of 51 mm x 75 mm (2” x 3”). Provide all accessories. Colour as selected by Consultant.

2. Downspouts that terminate at sloped low roofs shall be connected over the low

roof to the eavestrough; color of RWL section to be compatible with the shingles.

3. Downspouts shall be capped at storm drain pipe at grade with metal cap, finish to match downspout, secured to drain with sheet metal screws.

Section 07300 ASPHALT SHINGLES BC Housing Construction Standard


3.0 Execution

Workmanship 1. Provide slope to drains in all gutter applications. Waterproof linings for “hidden”

or “inboard” or “built-in” type gutters must be fully adhered 2 ply modified bitumen sheets and must have the base sheet installed up the slope of the roof a minimum of 457 mm (18”) higher than top of outboard side elevation of the gutter. The cap sheet is to provide UV protection and must be installed in all areas exposed to UV. Use self adhering base sheet whenever possible with second UV protective ply fully torched to first ply. Ensure drains discharge into downspouts that are kept above freezing.

2. Caulking compounds must not be used as the primary water seal for any roofing

application or roofing detail.

END OF SECTION

VINYL SIDING Section 07460 BC Housing Construction Standard


VINYL SIDING 1.0 General

Work in this section is to conform to the BC Building Code, Section 4 - Building Envelope Guidelines of these Standards, or as directed by the Building Envelope Consultant.

Submittals 1. Submit shop drawings of siding installation, material and accessories. Shop

drawings shall indicate thickness and dimension of parts; fastening and anchoring methods; detail and location of joints, including joints necessary to accommodate thermal movement.

2. Exterior vinyl siding system to be designed to meet BC Building Code (latest

edition) requirements for wind load and wind uplift. 3. Shop drawings to be complete with seal of a BC Registered Professional

Engineer; show all load calculations and conformity to codes and specifications herein.

Quality Assurance

1. Vinyl siding installation must comply with CAN/CGSB 41.33-M87, “Installation

of Rigid Vinyl Residential Siding, Soffits, and Fascia” ASTM D 4756-96.

2. Prepare vinyl siding mockups as directed by the Consultant. Mockups must incorporate starter strips, siding, soffits, all required finishing accessories and adjacent materials such as windows, doors and trim.

Coordination With Other Trades

All penetrations through the vinyl siding for the work of other trades must be fitted with a watertight sleeve.

2.0 Products

Accessories:

1. Solid extruded PVC; starter strips, window undersill trim drip caps, 203 mm (8”)

wide perforated / unperforated soffits, “F” channel, base flashing, inside and outside corner posts and “J” channel, all as required for a complete and finished installation so that there are no exposed unfinished edges.

Section 07460 VINYL SIDING BC Housing Construction Standard


2. Provide mounting blocks to ensure a watertight and finished installation for handrails, door bells, lights, gas and electrical connections, and other exterior fixtures.

Fastenings:

Corrosion resistant, concealed and size as recommended by the siding manufacturer. Exposed fasteners, where required, must match the surface in which they occur.

Penetration Fittings: As manufactured by VSA Enterprises Inc., Unit 306 – 20701 Langley Bypass, Langley, BC V3A 5E8, telephone: (604) 534-9951, or approved alternate.

3.0 Execution

Install siding in accordance with CAN/CGSB 41.33-M87, ASTM D4756-96 and as follows:

1. Install siding and accessories in accordance with manufacturer's printed

instructions and reviewed shop drawings.

2. Provide starter strip at the base of all walls including stepped wall locations. Do not use “J” channel in any horizontal application exposed to rain.

3. Lay out siding lengths to achieve a regular staggered joint pattern. Use longest

practical lengths and minimize joints where possible.

4. Install siding true to line and level with clean cut edges and joints.

5. Nails must penetrate the base by a minimum of 25 mm (1”).

6. Nail only in the centre of the nailing slot. Leave a space of 2 - 3 mm (1/16” - 1/8”) between the nail head and the siding surface, do not nail tightly. Pre-punch vinyl surface before nailing.

7. Overlap siding and accessories. Cut-outs for overlap should be 38 mm (1-1/2”)

long and overlap 1/2 of the cut-out width. Do not nail overlapping siding / accessories within 152 mm (6”) of the joint.

8. Where panels fit into accessories, leave 6 mm (1/4”) clearance for expansion.

9. Lift panels into the lock when nailing, but not pulled up tight. Panels must hang

in the lock without strain.

10. Provide watertight fitted PVC penetration fittings.

VINYL SIDING Section 07460 BC Housing Construction Standard


11. Install accessories so that junctions of siding with dissimilar construction will be

finished with trim members.

12. Use inside and outside corner posts at the junction of internal and external corners and ensure that all siding and accessories are overlapped, except where noted otherwise.

13. Provide “J” channel around the sides of window and door frames or trim and seal

with sealant.

14. Trim soffit openings with “F” channel or 9.5 mm (3/8”) aluminum “J” channel.

15. Provide drip cap above all window and door openings and extend on each side with the exposed leg of the siding “J” channel. Bend tab down over “J” channel on the sides and seal watertight.

16. Use undersill trim under windows and doors and at the top of walls adjoining

soffits.

17. Finished installation must be properly secured, free of rattles, distortions, waviness, protrusions, damaged or chipped components.

18. Provide downspouts connected to storm drains. Refer to Section 07300 Asphalt

Shingles.

END OF SECTION

Section 07500 LOW SLOPE MEMBRANE ROOFING BC Housing Construction Standard


LOW SLOPE MEMBRANE ROOFING 1.0 General

Quality Assurance

1. Materials and workmanship must conform to the guarantee standards of the Roofing Contractors Association of BC (RCABC) as published in the RCABC Roofing Practices Manual, latest published edition and updates, for qualification for a five (5) year Guarantee Certificate.

2. The roofing installation must be inspected by an independent roofing inspection

agency paid for by the Contractor in accordance with the RCABC guarantee program. The Owner will select the inspection agency from RCABC list of approved agencies.

3. Guarantee for 2 Ply Flexible Membrane Roofing Systems (SBS) - The product

manufacturer shall supply a written, signed document issued in the name of the Owner. The warranty will include for removal and placement of the defective membrane including labour, for a non pro-rated ten-year period starting from the date of substantial completion. The membrane warranty cannot be limited by other system components that are only available or manufactured by the membrane manufacturer. Letters modifying the manufacturer’s standard warranty will not be acceptable.

Submittals

Provide to the Owner, the “RCABC Roofing System Record” upon completion of the work. Record to include guarantee, copies of inspection reports and roof maintenance guide.

Delivery, Storage And Handling Comply with or exceed RCABC Safety Precautions - Torching for Modified Bituminous Systems as described in the RCABC Roofing Practices Manual (Tab 5.0.1). Failure to do so may result in the work being suspended by the Consultant for non compliance with this requirement.

Regulatory Requirements

Roof Covering Materials: Tested in accordance with CAN/ULC S107-03 to achieve a Class A, B, or C rating as required by local authorities having jurisdiction.

LOW SLOPE MEMBRANE ROOFING Section 07500 BC Housing Construction Standard


Roof Guarantee

1. Provide standard RCABC five (5) year guarantee upon completion of the Work. 2. In areas where an RCABC member roofing company is not available, the

following alternative to the Five (5) Year RCABC Guarantee may be accepted subject to BC Housing’s approval and the provision of the following documentation. This alternative shall be submitted prior to execution of the construction contract and will be paid for by the Contractor. • inspection by an independent roofing inspector during installation to ensure

compliance with RCABC Standards. • a two (2) year Maintenance Bond with an option to renew for an addition to

three (3) years. • inspection by an independent inspector prior to the end of a two (2) year

period. The inspector will be appointed by the Owner and the cost will be borne by the Contractor.

• a one (1) year Maintenance Bond to be issued at the expiry of the original two (2) year Surety at the discretion of the owner.

• a five (5) year company guarantee. • a minimum ten (10) year material guarantee from the manufacturer or as

specified in the Construction Standards.

3. Note RCABC guarantee will apply to 2 ply SBS membrane roofing under soft landscape area, unit paver areas and under paving slabs. RCABC will not guarantee the membrane under poured in place concrete. RCABC guarantee only covers the membrane (roofing) repair/replacement and only when the correct protection sheets are used in conjunction with the membrane system. It does not apply to removal and replacement of landscape or paver overburden.

2.0 Products

Roof Insulation Selection Notes

1. Batt insulation installed between roof joists or trusses: Refer to Section 07200 Insulation.

2. Acceptable Rigid Insulation: Rigid polystyrene and rigid polyisocyanurate.

3. Rigid Polystyrene Insulation: The expanded types Type 1 (low density) and Type 2 (medium density) are generally suitable for conventional roofing applications where the insulation is under the membrane and over the roof deck. The extruded Type 4 (high density) is suitable for conventional applications and is the only type acceptable for use in inverted or protected membrane applications.

Section 07500 LOW SLOPE MEMBRANE ROOFING BC Housing Construction Standard


4. Rigid Polyisocyanurate Insulation: Has the highest thermal resistance, but consider that the published thermal resistance may degrade or drift within a relatively short period of time. Published thermal resistance should be discounted approximately 30% for long term design purposes. Must conform to CAN/ULC – S704-03 Thermal Insulation, Polyurethane and Polyisocyanurate, Boards, Faced; using the Long-Term Thermal resistance (LTTR) in accordance with CAN/ULC –S 770.

5. Specify that all foamed plastic insulations be CFC & HCFC free and in compliance

with the Province of British Columbia Ozone Depleting Substance Regulations.

6. RCABC requires that all insulation installed over “nailable” decks be mechanically fastened. Specify that the fasteners be manufactured with corrosion resistant coatings, are of suitable length for the application, and be approved in writing by the insulation manufacturer and the membrane manufacturer.

7. Acceptable materials for each category as listed in the RCABC Roofing Practices Manual, Tab 2 - “Acceptable Materials List”, latest edition.

8. Confirm insulation types with membrane manufacturer.

Acceptable Membrane System

2 Ply Flexible Membrane Roofing Systems (SBS-Styrene Butadiene Styrene)

2 ply SBS membranes, conforming to CGSB 37-GP-56M-1985, must each have a minimum of 180 g/m2 of non woven polyester reinforcement. Base sheets must have a minimum thickness of 2.2 mm (3/32”) for mop applications and a minimum thickness of 3 mm (1/8”) for torch applications. Acceptable manufacturers include Soprema Inc., Monsey Baker, IKO and Siplast Canada. Cap sheets must have a minimum thickness of 3.0 mm (1/8”) exclusive of granules.

Roof Accessories

Use proprietary spun aluminum roof jacks and stacks. Lead roof jacks and stacks are not acceptable on flat or low slope roofing. Where flanged vents are used, mount on 203 mm (8”) curbs.

Metal Flashings

1. Base and counter flashing metal to be sheet steel, minimum 26 gauge, galvanized

to ASTM A653/A653M-03, ZF275 coating, prefinished with Stelcolour 8000 series paint finish.

2. Use standing seams where practical and S-lock seams where standing seams are impractical.

LOW SLOPE MEMBRANE ROOFING Section 07500 BC Housing Construction Standard


3. All exposed edges of flashings must be hemmed a minimum of 18 mm (3/4”) for

rigidity. 3.0 Execution

Install SBS membranes to the manufacturer’s written installation requirements and published details.

Caulking compounds must not be used as the primary water seal for any roofing

application or roofing detail. Specify sealants which are UV resistant and exhibit good adhesion with low modulus. One part urethane sealants are often ideal for general roofing applications. Silicone sealants should not be used for general roofing applications.

Apply two coats of bituminous paint on each contacting surface between dissimilar

metals.

All metal flashings must be installed to RCABC guarantee standards and standard RCABC flashing details. Form flashings square, true and accurate to size, free from distortion and other defects detrimental to appearance or performance. Ensure that wide girth flashings are adequately sloped to the inside of the roof area and do not pond water.

Metal flashings are to be securely anchored to continuous blocking or nailers using clips

and fasteners suitable for the purpose. All anchoring must meet or exceed RCABC guarantee requirements.

Use concealed fastening unless otherwise approved by the Consultant.

Flash copings, roof edges, openings and all items projecting through roofing. Ensure that

no flashings pond water and that all drain to the interior of the roof area.

Protect finished roof from damage and ensure that only authorized traffic and persons can access the finished roof. Install protective walkways when service personnel must access the roof to service equipment.

Comply with all safe work practices as required by the RCABC Guarantee program and

insurance providers.

END OF SECTION

Section 07700 ROOF HATCH AND LADDER BC Housing Construction Standard


ROOF HATCH AND LADDER 1.0 General

1. As required by the BC Building Code, or as directed by the Consultant. 2. Submit shop drawings for approval. 3. Consultant to ensure that specified fire resistance ratings meet regulatory

requirements. 2.0 Products

Roof Hatch

1. Cover: 14 gauge galvanized steel outer face, 25 mm (1”) rigid insulation core and 22 gauge galvanized steel cover liner, all welded.

2. Curb: 14 gauge galvanized steel outer face, 25 mm (1”) rigid insulation bonded

to outside, curb 305 mm (12”) high with 89 mm (3-1/2”) flange, all welded.

3. Operating Hardware: Heavy-duty hinges, telescoping or spring-loaded counterbalanced lifting mechanism, operating arm with automatic hold-open feature, inside and outside latch handles with interior, integral padlock hasp lock.

4. Accessories: Neoprene gasket around cover perimeter, curb flashing cap.

5. Size: 762 mm x 914 mm (30” x 36”)

6. Finish: Shop cleaned, degreased and given one (1) coat of primer.

Roof Ladder

Fabricate ladder from steel sections galvanized after fabrication. Provide brackets for permanent fastening to wall construction. Refer to Section 05050, Basic Metal Materials and Methods.

END OF SECTION

FIRESTOPPING AND SMOKE SEALS Section 07840 BC Housing Construction Standard


FIRESTOPPING AND SMOKE SEALS 1.0 General

Furnish and install all firestopping and smoke seals within fire resistive wall and floor assemblies.

All firestopping and smoke seals shall be listed by Underwriters’ Laboratories of Canada

(ULC) and shall form a draft tight barrier to retard the passage of smoke, flame and hose stream as noted in the appropriate ULC classification.

Mechanical and electrical penetrations through fire resistance rated floor, roof and wall

assemblies inclusive of cable trays, receptacles, conduits, pipes, sleeves and poke through devices are to be fully coordinated with Division 15 and 16 respectively.

Design Requirements

1. All installations and materials are to be to the satisfaction of the Consultant and

Authorities having jurisdiction. The following criteria must be considered. 2. Generally all firestopping for this project shall conform to 'F' rating as per the

B.C. Building Code, except areas of firewalls and parking (parkade) slab to ground floor to conform to ‘FT’ rating, unless noted otherwise on the drawings.

3. Fire protection ratings per CAN4-S115 in all seals. 4. FTH fire protection ratings per CAN4-S115 in cable (in excess of 20 mm O.D.)

and cable tray penetrations. 5. Minimum 10% operational movement of all joints and annuals of mechanical

piping and electrical bus duct penetrations. 6. Flexible seals for fire damper perimeters and mechanical piping penetrations. 7. Complete fire-tested (CAN4-S115) compatibility and operational compatibility

without stress corrosion and/or any weakening effects within the following materials and/or combinations thereof in their respective applications:

• Black Steel (Piping, Sleeving & Structural) • Copper (Piping) • Aluminum (Cable Tray) • Galvanized Steel • Cast Iron (Piping) • ASJ Vapour Barriers (Insulation, Jacketing) • Concrete • Masonry • Power Cables (Min. 40% tray fill area rating) • Communication Cables (minimum 40% tray fill area rating)

Section 07840 FIRESTOPPING AND SMOKE SEALS BC Housing Construction Standard


8. Inspection of installations must be simplified by using identifiable material colours such as orange or yellow.

9. 25 mm (1") Head (0.0025 kg/cm5) of water pressure resistance required for all

fire stop seals. 10. Non-slump ability in wall and overhead applications. 11. Re-enterability in cable and cable tray penetrations without use of power tools. 12. Minimum 250 psi (17.6 Kg/cm2) compression strength in cable and cable tray

penetration.

Submittals

1. Submit complete shop drawings (using architectural floor plans); show all locations of all firestop seals including Division 15 and 16 seals. Indicate applicable listed ULC system and design number as applicable. Show all fire rated walls and floor penetrations. Show all penetrations and develop an indexing (identification) system.

2. Shop drawings to be submitted and reviewed prior to forming of concrete

openings and placement of sleeves by Division 15 and 16. 3. Submit firestop seal details and confirmation of ULC system listings. Show any

variations, limitations or areas where listings are expected to be exceeded. 4. Provide copies of reviewed shop drawings to Division 15 and 16 subtrades. 5. Submit, upon completion, 3 copies of maintenance manuals for the Owners' future

use. Include product names, applicator, installation instructions, ULC listings, manufacturer's literature, etc.

Quality Assurance

1. All work to be of the highest quality according to best trade practice and in strict

accordance with manufacturer's printed trade specifications, by an approved specialist firestopping caulking firm employing only skilled tradesmen.

2. Submit upon completion, signed copies of letters of assurance confirming

conformity to reviewed shop drawings and complete firestopping and smoke seal system including Division 15 and 16.

2.0 Products

Firestop Caulking Compound: Minimum requirements - National Standards System specifications as applicable and as listed above.

FIRESTOPPING AND SMOKE SEALS Section 07840 BC Housing Construction Standard


Approved Firestop Caulking (Sealants) Compound: Only those products tested, approved and listed in the ULC - List of Equipment and Materials - Volume II - Building Construction may be used and only within specific firestop joint locations as listed.

3.0 Execution

Sequencing

1. No installation is to proceed unless review and return of shop drawings has been completed.

2. Firestopping to floor and roof slab penetrations must precede drywall track

installation. 3. Firestopping must precede fireproofing installation. 4. Firestopping at slab edge detail to exterior wall panels and at window panels must

be done with wall panel installations.

5. Firestopping must precede mechanical pipe insulation (vapour barriers must be continued along with FPI - ASJ jacketing).

END OF SECTION

Section 07920 JOINT SEALANTS BC Housing Construction Standard


JOINT SEALANTS 1.0 General

As required by the BC Building Code, Building Envelope Sections of these Standards, or as directed by the Building Envelope Professional.

2.0 Products

Polyethylene Foam Backup Rod

1. Closed cell polyethylene urethane, neoprene or vinyl foam backer rod as recommended by the sealant manufacturer.

2. Size: 30% oversize or as recommended by the manufacturer.

3. Shore: Shore “A” hardness of 20.

4. Tensile Strength: 138kPa. To 207kPa. (20 psi to 30 psi).

Polyurethane Sealant (2 & 3 part)

1. Conform to CAN/CGSB 19.24-M90; Type Class B, for 2 or 3 part polyurethane

sealant.

2. Colour: As selected by the Consultant from manufacturer's complete range of available colours.

3. Locations:

• exterior locations at joints between dissimilar construction • around penetrations through exterior walls and roofs • metal flashing • brick veneer control joints • metal roof cladding • aluminum doors • wood, vinyl and fibre cement siding • pressed steel door frames

Polyurethane Sealant (1 part)

1. Conform to CGSB CAN/CGSB 19.13-M87; classification MCG-2-25B - N for 1

part polyurethane sealant.

JOINT SEALANTS Section 07920 BC Housing Construction Standard


2. Colour: As selected by the Consultant from manufacturer's complete range of available colours.

3. Locations: between interior pressed steel frames and concrete and masonry;

sealing stud wall plates to surrounding construction in exterior walls; sealing penetrations through interior layer of gypsum wallboard where the “Airtight Drywall Approach” is used to control air leakage.

Silicone Sealant

Conforming to ASTM C920-01, Type S, Grade NS, Glass 25, use NT, G & A

1. One part mildew and mold-resistant silicone sealant.

2. Colour: White against white fixtures, clear in other locations.

3. Locations:

• junction of washroom fixtures to floors • junction of vanities to walls • behind plumbing escutcheons in tubs and showers • joints between tub enclosures and tubs • between finished resilient flooring and door frames • resilient floor/wall junction prior to installation of the rubber base • resilient floor/kitchen cabinet junctions

Acoustical Sealant

1. Nonhardening sealant for use in sealing sound-rated gypsum wallboard partitions

and all end and lap joints in polyethylene vapour barriers, conforming to CAN/CGSB 19.21-M87 and acoustically tested in drywall partition system.

2. Locations:

• stud plates top and bottom • junction of vertical studs with dissimilar materials • around penetrations in walls • lap and end joints in vapour barriers • as required by rated assembly specifications

Section 07920 JOINT SEALANTS BC Housing Construction Standard


3.0 Execution

Workmanship

1. Examine joint sizes and conditions to establish correct depth to width relationship for installation of backup material and sealants. Prepare and prime surfaces in accordance with the manufacturer's directions. Use joint backup material to control the depth of joint to the sealant manufacturer's recommended thickness.

2. Apply sealant in accordance with the manufacturer's directions with sufficient

pressure to properly fill all voids and seal the joint. Apply compounds in continuous beads, without open joints, voids, air pockets or embedded impurities.

3. The surface of all caulking must be smooth, free from ridges, wrinkles, sags and

air pockets. Tool exposed surfaces to give a slightly concave shape and ensure full contact with inner face of joint.

4. Remove excess compound promptly as work progresses and upon completion

using cleaners recommended by the manufacturer.

END OF SECTION

METAL DOORS AND FRAMES Section 08100 BC Housing Construction Standard


METAL DOORS AND FRAMES 1.0 General

As required by the BC Building Code, and Section 4 - Building Envelope Guidelines, or as directed by the Building Envelope Consultant.

Doors and frames to exit stairs and service rooms and suite entrance frames from public

corridors must conform to Canadian Steel Door and Frame Manufacturer's Association (CSDFMA), Manufacturing Specifications for Steel Doors and Frames.

Fabricate fire-rated doors in accordance with the testing agency’s requirements using

material not less than the thickness specified herein, unless a greater thickness is specified in the rating requirements.

Exterior Doors – shall comply with the same rating and testing requirements as outlined

in CAN/CSA A440-00 Windows and CSA A440.1-00 User Selection Guide to CSA Standard A440-00. Provide minimum A, B, and C ratings as specified by the building envelope consultant.

2.0 Products

Exterior Service Room, Exit Doors

1. Thickness: 45 mm (1-3/4”)

2. Door Construction: 20 gauge galvanized steel

3. Style: Flush panel design

4. Core: Polyurethane insulation

5. Finish: Prime painted for site finishing

6. Sill: extruded aluminum

7. Weatherstripping: mechanically fastened, extruded aluminum with neoprene inserts and adjustable sweep at sill

8. Frame: hollow metal frame

8. Rain Drip: aluminum rain drip at head of door frame

Section 08100 METAL DOORS AND FRAMES BC Housing Construction Standard


Service/Mechanical Rooms, Interior Exit Doors

1. Door and frame product shall be manufactured from tension leveled steel to ASTM A924-97 (M-97). Galvanized to ASTM A653/A 635M-03, Commercial Steel (CS) dry passivated, coating designation A40 (ZF 120), known commercially as painted galvanneal.

2. Door frames for concrete and concrete block walls: Fully welded, 16 gauge steel

to ASTM A525 prepared to ASTM A527, Class ZF075, wiped zinc coated.

3. Metal door frames in wood frame construction shall be “knock down” or welded frametype. Note Welded frames to be used for exterior doors.

4. Fire-Rated Frames: Fabricate fire-rated frames as per underwriter's requirements

using material not less than the thickness specified herein unless a greater thickness is stipulated by the labelling authority.

5. For doors in elevator vestibules and stairs at parking garages, provide maximum

glazing allowed by the applicable building code.

6. For corridor fire doors, provide weather stripping and maximum area of wired glass permitted by the applicable building code. Door installation shall include hold open device activated by the fire alarm.

Refer to Section 2 - Design Guidelines, 4.6.3 Egress and Exiting, Fire and Life Safety Measures.

Exterior Patio Doors (Swing)

1. Thickness: 45 mm (1-¾”) 2. Door Construction: double glazed stile and rail insulated (polyurethane core)

with prefinished baked enamel sheet steel of minimum 24 gauge wipe coat galvanized steel. Colour to be approved by Architect.

3. Sealed glazing units to have double seals and be minimum 5 mm (3/16”)

tempered clear float glass on interior and exterior, separated by 6 mm (1/4”) air space.

4. Sill: low profile aluminum.

5. Weatherstripping: Vinyl wrapped foam to head and jambs, adjustable door

sweep at sill.

6. Frame: Prehung using wood frame. END OF SECTION

WOOD DOORS AND FRAMES Section 08210 BC Housing Construction Standard


WOOD DOORS AND FRAMES 1.0 General

Wood doors must conform to the Quality Standards for Architectural Woodwork as published by the Architectural Woodwork Manufacturers Association of Canada (AWMAC), residential grade.

2.0 Products

Interior Unit Entrance Doors (Solid Core)

1. Door Faces: Raised panel hardboard, primed for a paint finish. 2. Door Core: Particle board or solid wood stave core, fully glued and bonded. 3. Frames: Finger joined PSF primed for a paint finish.

Interior Doors, Passage/Bi-Pass and Bi-Fold (Hollow Core)

1. Door Faces: Raised panel hardboard, primed for a paint finish.

2. Door Core: Expanded honeycomb.

3. Frames: Finger joined PSF, primed for a paint finish.

Note: Provide bi-fold doors for closets less than 1219 mm (4’-0”) wide and all

washer/dryer enclosures. Provide bi-pass doors for all other closets.

Pocket Doors

1. Consultant shall ensure that pocket doors walls do not support vertical or lateral loads (such as wall-hung fixtures, grab bars, etc) unless appropriate design measures are taken to support such loads.

2. Provide for tri-wheel track and hardware system, with accessories necessary to

assure a smooth, warp-free and quiet operation. Refer to Section 08710 Finish Hardware for detailed description.

3. Provide D-pulls or easily graspable door handles. 4. Door Face: Raised panel hardboard, primed for a paint finish.

END OF SECTION

Section 08360 OVERHEAD PARKADE DOORS BC Housing Construction Standard


OVERHEAD PARKADE DOORS 1.0 Products

Gate

1. Type: Open grille, aluminum, sectional, upward acting. 2. Construction: Two (2) horizontal sections comprising of 51 mm x 75 mm (2” x 3”)

tubular aluminum frame with 16 mm (5/8”) square aluminum pickets spaced at 127 mm (5”) o.c. vertically with closer spacing as required for security at attachment points.

3. Finish: Standard colour baked enamel finish.

Gate hardware: 75 mm (3”) heavy-duty, low headroom, double track hardware.

1. Tracks: 75 mm (3”) x 12 gauge commercially galvanized formed steel with double

horizontal track and continuous angle for vertical stiffening.

2. Rollers: 75 mm (3”) in diameter with 178 mm (7”) long axles. Rollers must be nylon long life precision bearing type.

3. Roller brackets and hinges: Fabricated from 12 gauge commercially galvanized steel.

4. Counterbalance mechanism: Torsion springs mounted on 25 mm (1”) diameter

solid steel shaft, grooved precision drums and flexible aircraft cables. Springs must be designed for 200,000 cycles.

5. Rubber pads: Rubber pads to be mounted between ceiling slab, track supports and motor operator supports. Track supports must incorporate Mylar strips to further reduce noise.

Operation

1. Operation: Electrically operated by means of a 1/2 hp, 240-V, single phase,

60-cycle motor.

2. Entry: Controlled by a radio transmitter using the AccessPro system Controller Model AP-3 (transmitter to match), or approved equal. Controller module to allow for add, suspend or deletion of an individual transmitter through programming mode, so as to eliminate the need to change all transmitter dipswitch codes. Provide one (1) transmitter per residential unit.

OVERHEAD PARKADE DOORS Section 08360 BC Housing Construction Standard


3. Closing: Activated by an adjustable timer from 0 to 3 minutes.

4. Exiting: Activated by a magnetic loop detector located in floor slab.

5. Safety: Provide a pneumatic door reversing safety edge with a highly sensitive air switch Model AIR-WAVE to reverse the door to the full open position if the door comes in contact with an obstruction. Provide an infrared door reversing safety device to reverse the door to full open position if an obstruction or vehicle is detected within the opening.

6. Ensure that infrared beam can not be covered from the exterior.

7. Power Failure: In the event of a power failure, operator must be capable of being released from door by use of a quick release door arm for manual operation.

8. Ensure that the clearance between the moving parts of a gate and adjacent surfaces

shall prevent injury or entrapment of anyone attempting to intrude between the gate and the adjacent surface, but in no case shall the clearance be greater than 102 mm (4”).

END OF SECTION

Section 08410 ALUMINUM ENTRANCES AND STOREFRONT BC Housing Construction Standard


ALUMINUM ENTRANCES AND STOREFRONT 1.0 General

Submit shop drawings of aluminum entrances and storefront work.

Warrant sealed units for a period of five (5) years against failure of glazing unit seals and deposits on interior glass faces detrimental to vision.

Quality Assurance

1. Air Infiltration to ASTM E283. Air Infiltration rate max. 0.06 cfm/ft² at a static air

pressure different of 6.24 psf. 2. Water Resistance to ASTM E331. Leakage at a minimum static air pressure

different of 8 psf as defined in AAMA 501.

3. Uniform Load: A static design load of 20 psf applied in the positive and negative direction in accordance with ASTM E 330. No deflection in excess of L/175 of the span of any framing member. At a structural test load equal to 1.5 times the specified design load, no glass breakage or permanent set in the framing members in excess of 0.2% of their clear spans shall occur.

2.0 Products

Swing Door Hardware – Secondary Entrances:

• Closer - overhead, exposed, single acting, parallel arm, fully adjustable for barrier free opening, full metal cover, sized to suit door opening width, door weight and service application, finish to match door finish.

• Offset top and bottom ball bearing pivots, Adams Rite latchlock. • Provide top and bottom flush bolts on inactive leaf of double doors. • Provide stainless steel push/pulls and wheel chair accessible threshold. • Refer to Section 08710 Finish Hardware for detailed requirements.

Automatic Door Openers – Main Building Entry:

Automatic door openers shall be provided for the main building entry doors with operating devices located in accessible locations. Sliding doors are preferred but double swing doors are acceptable.

ALUMINUM ENTRANCES AND STOREFRONT Section 08410 BC Housing Construction Standard


Automatic, Power-Operated Sliding Doors

Equipment:

• Automatic sliding doors operated by an electric motor and mechanical gear assembly. • Door control to be microprocessor controlled with electro-mechanical operator

consisting of a DC permanent magnet motor and a mechanical drive assembly. Operation: • Exterior entry - provide exterior mounted operating switch, with tamperproof key or

card reader. Coordinate operation of automatic opener with entry phone for visitor access.

• Interior – provide “Acusensor” or equivalent 3-dimensional motion and safety sensor with 4 mode key switch.

Features:

• The control shall include an adjustable time delay. • Weatherstripping - provide at interface between doors, frame and sidelight panels. • Locking - provide an automatic locking system, “Ultralock” or equal. • Swing out emergency access during fire alarm and power failures. • Firefighter operation to allow door to be held open continuously.

Referenced Standards • Comply with all applicable standards including, but not limited to, ANSI 156.10.

Acceptable Manufacturers:

• Gyro Tech GT System 1175 Whisper Slide series. • Stanley, Besam, Door-O-Matic or other approved alternative.

Automatic, Power-Operated Swing Doors

Equipment:

• Power operated automatic double swing doors operated by an electric motor and

mechanical gear assembly. • Door control to be microprocessor controlled with electro-mechanical operator

consisting of a DC permanent magnet motor and a mechanical drive assembly. • Housing - extruded aluminum fully enclosed housing, surface mounted to the door

frame.

Section 08410 ALUMINUM ENTRANCES AND STOREFRONT BC Housing Construction Standard


Operation:

• Exterior - provide exterior mounted operating switch with tamperproof key or card reader. Coordinate operation of automatic opener with entry phone for visitor access.

• Interior – provide stainless steel push plate switch, minimum 114 mm (4.5”) diameter with wheelchair symbol.

• Manual operation - in the event of a power failure the door shall close as if equipped with a manual door closer and shall open with a force in accordance with ANSI 156.19.

Features: • The control shall include an adjustable time delay. • Provide an electric strike connected to operating devices. • Provide interface relay to coordinate auto opener with electric strike. • Provide an automatic locking system. • Weather stripping - provide at interface between doors, frame and sidelight panels. Referenced Standards: • Comply with all applicable standards including, but not limited to, ANSI 156.19.

Acceptable Manufacturers:

• Gyro Tech GT system 500. • Stanley, Besam, Door-O-Matic or other approved alternative.

Glazing Materials

1. Exterior and Interior Glazing Gaskets: Dense, EPDM Durometer 50 (Shore A)

to ASTM C509, 00 (Standard Specification for Elastomeric Cellular Preformed Gasket and Sealing Compound) keyed into stops and frame.

2. Glass Setting Blocks: Compatible with glass edge seals, with a durometer hardness

of 80 to ASTM D2240 – 02 (Standard Test Method for Rubber Property – Durometer Hardness).

Glass And Glazing

1. Conform to CAN/CGSB 12.20 – M89 Structural Design of Glass for Buildings.

Heat strengthened and tempered glass to conform to CAN/CGSB 12.1 – M90. 2. Exterior Storefront - Sealed Units:

• Exterior lite: Minimum 5 mm (3/16”) clear, tempered float glass. • Interior lite: Minimum 5 mm (3/16”) clear, tempered float glass.

ALUMINUM ENTRANCES AND STOREFRONT Section 08410 BC Housing Construction Standard


• Airspace: 13 mm (1/2”); use 6 mm (1/4”) air space at doors (swing and sliding) • Use a sealed unit consisting of two (2) lites of clear, 5 mm (3/16”) tempered or

laminated glass in storefront doors, sliding doors and sidelites. • Provide a 3 mm (1/8”) face clearance between the frame and the glass. Glazing

units over 190 cm (75 united inches) must be shimmed. • Manufacture sealed units to Insulating Glass Manufacturers of Canada

(IGMAC) guidelines and to CAN/CGSB 12.8-97.

Sealants

Refer to Section 07920 Joint Sealants; use 2 part urethane to exterior and 1 part urethane to interior.

Air Barrier

Maintain continuity of air barrier at junction with entrances and storefront.

Finish

Factory applied thermo-setting acrylic enamel coating in accordance with Architectural Aluminum Manufacturer's Association Specification AAMA 2603 or clear anodized to AA – M12C22A31 as selected by Design Consultant.

END OF SECTION

Section 08500 WINDOWS BC Housing Construction Standard


WINDOWS 1.0 General

References 1. CAN/CSA-A440-00, Windows, including A440.1-00, User Selection Guide to

CSA Standard A440-00, Windows. 2. CSA-A440.2-04, Energy Performance of Windows and Other Fenestration

Systems; CSA A440.3-04 User Guide to CSA Standards A440.2-04. 3. ASTM E1105, Field Determination of Water Penetration of Installed Exterior

Curtain Walls and Doors, by Uniform or Cyclic Static Air Pressure Difference, by using AAMA 502-90, Voluntary Specification for Field Testing of Windows Test Method B.

4. The Consultant shall refer to Wood Frame Envelopes in the Coastal Climate of

British Columbia: Best Practice Guide Building Technology, CMHC (BPG: Wood Frame), most recent edition.

Design And Performance Requirements

1. Windows shall conform to CSA A440-00 with minimum ratings as follows:

• Air tightness: A-3 • Water tightness: B-3 • Wind load resistance: C-3

In specifying windows and the required ratings for air and water tightness and wind load resistance, the Consultant shall complete the Checklist for Selecting Window Performance Levels (contained in CSA A440.1-00 User Selection Guide to CSA A440-00). Ratings higher than A3, B3 and C3 shall be specified if indicated by the User Selection Guide or if recommended by the Consultant.

2. Design operable windows that, when tested in accordance with CAN/CSA A440-00,

will meet or exceed the requirements for sash strength and stiffness and ease of operation.

3. Windows shall be provided, labelled as EnergyStar Rated Windows for the

appropriate BC climate zone.11

11Approved products are listed at: http://oee.nrcan.gc.ca/energystar/english/consumers/windows-search.cfm?text=N&printview=N

WINDOWS BC Housing Construction Standard Section 08500


4. Aluminum windows are acceptable only if non-combustible glazing is required for building code compliance reasons. Aluminum windows must incorporate a rigid thermal break.

5. Window details should provide sub-sill drainage to provide a secondary or back-up

drainage path to prevent water ingress into the wall framing below in case of leakage through the windows.

Submittals

1. The Consultant shall ensure that the Checklist for Selecting Window Performance

Levels has been completed, that the required A, B, C ratings have been included in the specifications and that ratings are submitted with the shop drawings. The Consultant shall also specify a pre-installation laboratory test and field testing as noted in this section.

2. Shop Drawings - submit signed and sealed shop drawings for review. Shop

drawings shall include confirmation of compliance with the CSA A440-00 minimum specified A, B, C ratings. Shop drawings and calculations must be prepared under the supervision of a professional engineer registered in British Columbia.

3. Pre-installation Laboratory Test - submit certified copies of test results from an

approved independent testing agency to confirm compliance with the CSA A440-00 minimum specified A, B, C ratings. Laboratory tests shall be conducted on at least one full size sample taken from each batch of windows manufactured for the project, including operable components. Additional windows may be specified for testing at the discretion of the Consultant. The test data shall be submitted to the Consultant for review and approval prior to installation. Include cost of testing in the contract price.

Mock-up

Erect a window mock-up, complete with tie-ins to adjacent materials and assemblies to demonstrate the required sequence of installation, for the Consultant’s approval.

Field Testing

1. Window specifications shall include a requirement for water penetration testing in accordance with ASTM E1105 to confirm the specified CSA A440-00 B rating.

2. The minimum number of windows specified for field testing shall comply with

the BPG: Wood Frame, Table 7.9, Number of Recommended Field Tests. For example, for a building with 100 – 200 windows, a minimum of two windows shall be tested before 5% of the windows are installed and one more window when 50% of the windows are installed.

Section 08500 WINDOWS BC Housing Construction Standard


3. Where modifications are necessary to the window assembly or wall interfaces to

achieve the required performance, the contractor shall undertake required modifications to the manufacturing or installation process to the satisfaction of the building envelope consultant.

4. Include cost of testing in the contract price.

Warranty: warranty sealed units for a period of five (5) years against failure of glazing

unit seals and deposits on interior glass faces detrimental to vision. 2.0 Products

Vinyl Window Assemblies: To comply with the provisions outlined in Section 5.4 and 8.5 of CAN/CSA A440-00.

1. Window Operation - awning or casement. Sliding windows are not acceptable. 2. Operable windows must be designed to resist forced entry to CAN/CSA A440-00.

3. Provide screens on operable windows in accordance with Section 7.3 of CAN/CSA

A440-00. Screen shall be glass fibre mesh in an aluminum frame, finished to match window frame, and when tested must meet clause 10.10 of CAN/CSA A440-00. Screens must not interfere with operation of window hardware.

4. Window designs must provide a flange around the frame perimeter to accept an air

seal membrane.

5. Machine all joints, corners, mitres accurately to flush hairline joints. Corner of sash and window frames to be welded for vinyl frames.

Glass And Glazing

1. Conforming to CAN/CGSB 12.20 – M89 Structural Design of Glass for Buildings.

Heat strengthened and tempered glass to conform to CAN/CGSB 12.1 – M90.

2. Sealed Units: To CAN2-12.8-97. Manufacture sealed units using dual seal or as specified by the Consultant. Provide minimum 12.7 mm (1/2”) air space. Consultant to review BPG: Wood Frame “Insulated Glazing Units” for discussion of edge seal options.

3. Provide a 3 mm (1/8”) face clearance between the frame and the glass. Glazing

units over 190 cm (75 united inches) must be shimmed.

4. Manufacture, handle and install sealed units in accordance with Insulating Glass Manufacturers of Canada (IGMAC) guidelines to CAN/CGSB 12.8 - 97 guidelines.

WINDOWS BC Housing Construction Standard Section 08500


Sealants

Refer to Section 07920 Joint Sealants; use 2 part urethane to exterior and 1 part urethane to interior.

Air Barrier Maintain continuity to of air barrier at junction with entrances and storefront.

Finishes

Factory applied thermo-setting acrylic enamel coating in accordance with Architectural Aluminum Manufacturer's Association Specification AAMA 2603 or clear anodized to AA – M12C22A31, as selected by Consultant.

3.0 Execution

Installation must comply with contract documents, reviewed shop drawings and approved window mock-up.

Seal anchor penetrations in glazing channels with sealant.

Correctly locate and install flashings, deflectors and weep holes to ensure proper drainage

of moisture to exterior. Provide flashing with end dams over window heads and sill flashing with end dams at window sills. Slope sills and sill flashing to the outside.

Does not block or seal weep holes.

Ensure that sealants are appropriate for the particular application; ensure proper surface

preparation. Avoid any discontinuity in sealant application.

Ensure proper fit, sizing and continuity of gaskets and glazing tapes.

Adjust all hardware for proper functioning and ease of operation

END OF SECTION

Section 08710 FINISH HARDWARD BC Housing Construction Standard


FINISH HARDWARE 1.0 General

Submit a detailed finish hardware schedule prepared by an Architectural Hardware Consultant (AHC) showing each separate type of item including make, model, material, function, size, finish, and other pertinent information.

Provide two (2) copies of maintenance data, manufacturer's parts list, manufacturer's

instructions for door closers, lock and latch sets, door holders, panic hardware, and three (3) sets of wrenches for door closers, lock and latch sets.

Deliver tagged and indexed keys and key cylinders directly to Owner and obtain a signed

receipt from Owner's authorized receiver.

Provide a one (1) year guarantee for all finish hardware except for exit devices which must have a three (3) year guarantee, and closers which must have a five (5) year guarantee.

Alternatives to the recommended products can be accepted if it is demonstrated that the

alternatives meet the minimum requirements, and are accepted by BC Housing. 2.0 Products

Deadbolts: Minimum requirements - ANSI A156.2 Series 4000 Grade 1 c/w mortised faceplate bolt and 6 pin cylinders.

Locks: Minimum requirements – ANSI A156.2 Series 4000 Grade 2 c/w mortised

faceplate latch and 6 pin cylinders.

Latchsets: Minimum requirements - ANSI A156.2 Series 4000 Grade 2 c/w mortised faceplate latch and 6 pin cylinders.

Approved deadbolts, locks, latch set series, and designs are as follows: 4. Exterior Doors

• Schlage AL Series Saturn levers • Weiser SPS Series DG levers • Sargent 7 Line LL levers • Corbin CL 3900 NZD levers

FINISH HARDWARE Section 08710 BC Housing Construction Standard


5. Unit Entry Doors

• Schlage B660 Deadbolts x AL Series Saturn lever • Weiser WD 4471x Deadbolt x SPS Series DG lever • Sargent 485 Deadbolt x 7 Series LL lever • Corbin DL 3113 Deadbolt x CL 3900 NZD lever

6. Interior/Public Corridors/Common Utility/Service Doors

• Schlage AL Series Saturn levers • Weiser SPS-Series DG levers • Sargent 7 Series LL lever • Corbin CL 3900 NZD levers

7. Interior Doors Within Units

• Schlage F Series Elan levers • Weiser WLA Series Dane lever • Yale Heritage Series Citadel lever

5. Lever handles are required on all lock and latch sets accessible to tenants. 6. Suite entry and patio locks should be specified to be locked and operated with a

key only from the outside.

8. Exterior Doors or Gate Hardware: Hardware for exterior doors or gates shall have stainless steel finish and corrosion resistant parts when exposed to weather.

Exit Devices

All Exit Devices must be ULC listed for Accident Hazard and Fire Exit (as required by the door), and must be tested in accordance to ANSI A 156.3, Grade 1. 1. Von Duprin 99 Series x 992L-06 trim (where required) 2. Dorma 6000 Series x lever trim 3. Sargent 8000 Series x ETL trim

9. Corbin ED 5000 Series x Newport trim

Closers

Minimum requirements: All closers must be ULC listed and certified under ANSI Standards A156.4, Grade 1. All closers to meet barrier free requirements.



1. Fire Door Closers

• LCN 1461 c/w Slimline cover • Dorma 7601 Series x cover • Sargent 1431 Series • Norton 8501 Series

2. Exterior Door Closer

• LCN 4040 or equivalent Dorma, Sargent or Norton model. 3. Suite Entry Door Closer (swing free type with ceiling mounted smoke detector)

• LCN Sentronic 4310 ME • Rixson Smoke Chek VI

Automatic Swing Door Opener – Garage Elevator Lobby Doors

Equipment: • Automatic swing doors operated by an electric motor and mechanical gear assembly. • Door control to be microprocessor controlled with electro-mechanical operator

consisting of a DC permanent magnet motor and a mechanical drive assembly. • Housing - extruded aluminum fully enclosed housing, surface mounted to the door

frame. Operation: • Garage side - provide exterior mounted operating switch with tamperproof key or card

reader. If access is provided from visitor parking, coordinate operation of automatic opener with entry phone.

• Lobby side – provide stainless steel push plate switch minimum 114 mm (4.5”) diameter with wheelchair symbol.

• Manual operation - in the event of a power failure the door shall close as if equipped with a manual door closer and shall open with a force in accordance with ANSI 156.19.

Features: • The control shall include an adjustable time delay. • Provide an electric strike connected to operating devices. • Provide interface relay to coordinate auto opener with electric strike. • Locking – provide an automatic locking system. • Weather stripping - provide at interface between doors, frame and sidelight panels.



Referenced Standards: • Comply with all applicable standards including but not limited to ANSI 156.19.

Acceptable Manufacturers: • Gyro Tech GT System 500. • Stanley, Besam, or other approved heavy duty alternative.

Ball Bearing Hinges

For all fire protection rated doors, provide ball bearing hinges with five knuckles and two sets of bearings. Approved manufacturers and part numbers include:

• Hager BB1279 (Ferrous Steel); Hager BB 1191 (Non-Ferrous) • Stanley BB179 (Ferrous Steel); Stanley BB 191 (Non-Ferrous) • M McKinney #TA 2714 (Ferrous Steel); McKinney #TA 2314 (Non-Ferrous) • or approved alternate

Non ferrous hinges shall be used on all exterior doors.

Hinges - Suite Interior Doors

• 89 x 89 mm (3½” x 3½”), 2 GD finish, 3 pair. • Approved manufacturers include Stanley 821, or approved alternate.

Sliding Pocket Doors

• Crowdenframe Type ‘C’ – 400 track assembly (use privacy or passage set as

applicable), or approved equivalent.

Door Stops

• Gallery Hardware • Floor #200 Lo Rise; Floor #218 High Rise • Wall #231 Convex; Wall #233 Concave

Peep Holes

Viewing hole to be provided below standard height; provide a second hole at accessible height.

Kick Plates Minimum 254 mm (10”) high, full width of door, 1.6 mm (1/16”) thick, aluminum, C-28 finish, secured with corrosion resistant screws.



Push Plates

102 mm x 580 mm, 1.6 mm thick (4” x 20” x 1/16”), aluminum, C-25 finish.

Pull Plates

Same as push plates, with 305 mm (12”) “D” handles.

Door Pulls for Pocket Doors, Cabinets, and Closets

Should be easily graspable by people with limited dexterity; minimum 102 mm (4”) D pulls.

Thresholds

Extruded aluminum, mill finish, bevelled, with no more than 13 mm (1/2”) floor offset; Pemko Barrier Free systems or equivalent. Set on two continuous beads of sealant and secure with at least three corrosion resistant fasteners.

Weatherstripping

Fully weatherstrip doors using heavy-duty bulb type weatherstrips (not foam type). Weatherstripping must restrict air infiltration to not more than 0.05 m3 (1.76 ft3) per minute per 1.0 m (3’–4”) of joint. Hollow steel and wood doors must have heavy duty weatherstripping as manufactured by AK Drafseal #D SS66 or Pemko #588.

Labelled Doors

Hardware used in fire rated openings must bear Underwriter’s Laboratory of Canada (ULC) label.

Keying

• All locks to be supplied with a 6 pin factory generated masterkey system. Keying to be determined in consultation with architect and Owner

• All locks to operate on one common masterkey • Allow for factory construction keying of all locks • Allow for two keys per lock (unless specified otherwise) • All keys to be stamped “Do Not Duplicate”



Finish

1. Generally BHMA 626 Satin Chromium, unless otherwise noted. 2. Door Closers: factory powder coated to match other hardware, unless otherwise

noted. 3. All finishes, on hardware of like kind, shall match throughout the project.

Finishes shall be #626 Satin Chromium, #630 Satin Stainless Steel, #628 Anodized Satin Aluminum, or powder coated #689 Aluminum.

Schedule

Provide finish hardware as follows:

1. Exterior Outswing Doors: Threshold, three ball bearing butts, lockset or exit

device, deadlock, door stop, door sweep, weatherstripping, door closer.

2. Building Entrance: Wheel chair accessible threshold, three ball bearing butts, deadlock, push plate, pull handle, kick plates, closer with 90 degree hold-open arm, door sweeps, weatherstripping, power-operated door opener.

3. Suite Entry Door: Three ball bearing butts, latchset, deadlock, door stop, peep

hole, knocker, unit number, kick plate, electronic closer accessible threshold.

4. Patio Door: Three ball bearing butts, latchset, deadlock, door stop.

5. Unit Interior Doors: Three butts, latchset, door stop.

6. Service Room: Three butts, lockset, dead bolt, door stop.

7. Public Rooms and Corridors: Three ball bearing butts, lockset, kick plate, push plate, pull handle, closer.

8. Stairwells: Three ball bearing butts, latchset, kick plate, closer. 3.0 Execution

Install hardware to standard hardware location dimensions in accordance with the Door & Hardware Institute Guide.

END OF SECTION

Section 09220 STUCCO BC Housing Construction Standard


STUCCO 1.0 General

Materials and workmanship must conform to the BC Building Code and the Specification Standards Manual, latest edition, as published by the Association of Wall and Ceiling Contractors of British Columbia (AWCC).

Construct an on-site mockup. Mockup to show vertical control joint, cavity furring, cross

cavity flashing, membrane flashing, metal flashing, building paper, stucco mesh, base and finish coats. The approved mockup may remain as a finished part of the work and will serve as a standard upon which other work will be judged.

Stucco should be designed using the drained cavity wall approach. Face-sealed stucco is not

acceptable. 2.0 Products

Base Coat Materials: In accordance with AWCC Specification Standards Manual.

Finish Coat: A 100% acrylic based compound with enhancements to reduce dirt pickup and staining. Custom colour. Texture: Medium sandfloat finish.

Stucco Lath: Paper backed, standard type welded wire lath or expanded metal or rib lath.

Metal Flashing: Sheet steel to ASTM A446, minimum 24 gauge, galvanized sheet steel

and to ASTM A 653/A 653 M-03, ZF275/G90 coating, prefinished with Stelcolour 8000 series, white.

Membrane Flashing: Self-Adhered Membrane: 1.0 mm (1/32”) thick composite sheet

consisting of rubberized asphalt cross-laminated to polyethylene sheet.

Sheathing Membrane: As specified by Consultant.

Stucco Accessories: Casing beads and corner beds, galvanized metal or zinc.

Fasteners: Fastener specifications shall consider cladding weight, imposed lateral loads (wind and earthquake), strapping size and spacing, sheathing type and thickness, in addition to the various types of fasteners available. 1. Stucco Lath Attachment to Strapping: Must be attached to carry designed

loading and not disengage when subject to required loads. May require 51 mm (2”) stainless steel staples at 152 mm (6”) o/c with strapping at 406 mm (16”) spacing.

STUCCO Section 09220 BC Housing Construction Standard


2. Strapping Attachment to Framing: Must be attached to the sheathing and stud

framing so that it effectively transfers vertical and lateral loads.

Additional corrosion protection of fasteners, lath and accessories may be necessary in assemblies incorporating a drainage cavity. Consultant to review design requirements and specify fasteners as required.

3.0 Execution

Do not install materials during inclement weather unless means to protect installation are taken. Acrylic coats must be protected from moisture for a minimum of 24 hours following application.

Drainage Cavity

Provide a rainscreen or drainage cavity where required by wall design. Install a horizontal cross-cavity flashing at every floor level.

Control Joints

1. Provide vertical control joints at maximum 3048 mm (10’-0”) intervals and in

areas where there is potential for differential settlement. 2. Control joints should extend through the lath and other accessories to eliminate

restraint at the panel edges. 3. Vertical control joints must be sealed with sealant under Section 07920 Joint

Sealants.

Curing

1. Ensure that stucco will fully cure by keeping it moist throughout the curing period.

2. When a drainage cavity is incorporated into the assembly, water will evaporate

from both sides of the stucco. Additional methods of moist curing may be required to prevent cracking.

END OF SECTION

Section 09250 GYPSUM WALLBOARD BC Housing Construction Standard


GYPSUM WALLBOARD 1.0 General

Materials and workmanship must conform to The Specification Standards Manual as published by the Association of Wall and Ceiling Contractors of BC (AWCC).

Finish walls within living units with gypsum wallboard to receive a paint finish.

Finish ceilings with gypsum wallboard to receive a spray texture finish. Kitchens and

bathroom ceilings must have a painted drywall finish.

Specify wall, floor and ceiling assemblies with a minimum rating of STC 55 when tested in accordance with ASTM E90-04, “Laboratory Measurement of Airborne Sound Transmission Loss of Building Partitions and Elements”. Specify assemblies with a minimum rating of STC 60 adjacent to an elevator shaft or refuse chute. Refer to BC Building Code, 9.11.1.1.(1) and Appendix.

Where fire and sound rated gypsum wallboard assemblies are required, construct to

applicable BC Building Code, NBC, ULC, WHI or other pre-approved testing agency construction details pertaining to the assembly.

The Consultant should note, in the assembly schedule, the number of the rated assembly and the authority or agency responsible for the rating.

Provide a prefinished PVC “J” bead at window/gypsum board junctions.

2.0 Products

Standard Gypsum Board: to CAN/CSA A82.27-M91 and ASTM C36/C 36M-03, 13 mm (1/2”) and 16 mm (5/8”) thick.

Fire-resistant Gypsum Board: Fire-resistant Type X to CAN/CSA A82.27-M91 and

ASTM C36/C 36M-03, 13 mm (1/2”) and 16 mm (5/8”) thick.

Moisture-resistant Gypsum Board: to CAN/CSA-A82.27-M91, ASTM C630/C 630M-03; gypsum (non-combustible) core with hydrophobic treatment, or fire-resistance performance as required. Westroc Aquaguard or approval equal.

Water-resistant Gypsum Tile Backer Board: to ASTM C630/C 630M-96A, 13 mm

(1/2”) thick standard and/or 16 mm (5/8”) thick Type X water resistant board with siliconized gypsum core and faces bonded to an inorganic fibreglass mat wrapping treated with one face coated with a heat cured copolymer water and vapour retardant coating. Den-Shield Tile backer board by Georgia- Pacific Corporation.

GYPSUM WALLBOARD Section 09250 BC Housing Construction Standard


Abuse-Resistant Drywall

Protection of drywall from damage from wheelchairs and mobility aids in high-traffic corridors and hallways: 1. Abuse-resistant drywall: Abuse Resistant Gypsum Board – Type X by Westroc or

similar by Georgia Pacific; conforming to ASTM D1037 Indentation Resistance 45N for use in lieu of standard drywall, and/or

2. Vinyl wall protection systems, corner guards. Refer to Section 10995 Miscellaneous

Manufactured Specialties.

Cementitious Tile Backer Board: Asbestos and formaldehyde free, non-combustible composite board of Portland cement, ground sand, cellulose fibre, selected additives and water, thickness and length to suit. Wonder-Board, Westroc PanaRoc or Hardibacker 500 by James Hardie Building Products.

Fasteners: Use drywall screws for fastening gypsum wallboard in accordance with AWCC

Manual.

Spray Texture Ceiling Finish: Fine to medium finish, polystyrene free, paintable.

Thermal and Acoustic Insulation: To CSA CAN/ULC S 702-97.

Acoustical Sealant: In accordance with Section 07920 Joint Sealants.

Corner Bead: Use tape-on corners with an abrasion resistant finish.

Tub/ Shower Surround:

1. For use behind one-piece plastic laminate surround: Use 13 mm (½”) moisture resistant gypsum wallboard, Westroc Aquaboard or approved equal.

2. Ceramic tile shower/tub surround: Cementitious backer board type to be Wonder-

Board, Westroc Pana Roc or Hardibacker 500.

Section 09250 GYPSUM WALLBOARD BC Housing Construction Standard


3.0 Execution

Do not close in ceiling and soffit spaces or walls until all services have been completed, tested and approved.

Seal underside of wood stud plates with acoustical sealant in accordance with Section 07920

Joint Sealants, and as required by the Specifications for the rated assembly. Seal around penetrations in sound-rated walls including joints between dissimilar construction.

Provide fire extinguishers in recessed enclosures in corridor walls. User functions of fire

extinguisher cabinets shall be installed at accessible height, e.g., not more than 1219 mm (4’-0”) above the floor. Do not compromise required fire separation or rating.

Finish gypsum wallboard surfaces in accordance with the Levels of Finish as prescribed in

Section 9.6 of the AWCC Manual and as follows:

1. Level 1 Finish: Use this finish in areas where the assembly will be completely concealed from view such as in ceiling spaces and behind solid wall and ceiling finishes.

2. Level 3 Finish: Use this finish in areas that will receive a spray texture finish.

3. Level 4 Finish: Use this finish in areas that will receive a GL1,GL3 and GL5 paint

finish.

END OF SECTION

CERAMIC TILE Section 09310 BC Housing Construction Standard


CERAMIC TILE 1.0 General

Furnish labour, materials, for the complete supply and installation of all ceramic wall and floor tile, to areas and surfaces as shown.

Quality Assurance

All tile work in accordance with recommendations as set out in the latest edition (2002) of the Tile Specification Guide 09300 Tile Installation Manual as prepared by the Terrazzo, Tile and Marble Association of Canada (TTMAC) and to ANSI 108.1 & 108.5.

Submittals

1. Provide Owner with cleaning and maintenance instructions for tile and grouts

used upon completion of the work. 2. Provide the Owner with a minimum of 2% of each type and color of tile used in

the work for Owner's later use or maintenance. 2.0 Products

Materials

1. Cement: Type 10 Portland Cement conforming to CAN/CSA-A 3000-98, A5-98, colour grey.

2. Sand: conforming to ASTM C144. 3. Water: fresh, clean, potable, free from deleterious matter, acids or alkalis. 4. Latex Additive: enriched latex emulsion additive conforming to ANSI A118.4-

1992 for use in thin set mortar.

• Keracrete by Mapei Inc. or other pre-approved. 5. Acrylic Grout Additive: acrylic liquid for use with Portland Cement grout in

lieu of water to ANSI A118.6-1992.

• Plastijoints by Mapei Inc. or other pre-approved.

Section 09310 CERAMIC TILE BC Housing Construction Standard


6. Shower Base Waterproof Membrane:

• provide pre-manufactured sheet or trowelled membrane as required by applicable codes and authority having jurisdiction.

• The Plumbing Officials Association of BC (POABC) allows trowelled membrane at slab on grade installations only. Confirm approved manufacturers and comply with the POABC, manufacturer and TTMAC requirements. POABC currently approves Laticrete 9235, Mapei PRP 315 and Flextile WP 980.

7. Reinforcing Mesh: to all flooring incorporating thickset mortar bed and

waterproof membrane. Reinforcing mesh, as per TTMAC detail 309F-2002, to be 51 mm x 51 mm (2” x 2”) 16 gauge galvanized welded wire mesh.

8. Wall Tile Edge Trim: Extruded aluminum trim for use at exposed washroom

wall tile edges.

• Rondec-AE profile trim by Schluter Systems. 9. Floor Tile Edge/Transition Trim: Extruded aluminum trim at all exposed floor

tile edges.

• Schiene profile edge trim and Reno transition trim by Schluter Systems.

Tile

1. Tile: to CAN/CGSB-75.1-M88 complete with cushioned and bull nosed edges and necessary shapes as required. Provide floor tile with matching coved base and internal and external corners.

2. All ceramic used at floor areas to meet static co-efficient of friction of 0.60 or

greater conforming to CGSB 75.1 – M88/P&. 2.7. 2. The following tile, and sizes are suggested:

Material Type/Style Finish Ceramic Tile WC wall

152 mm x 152 mm (6”x 6”) porcelain tile

Matt or glazed finish

Ceramic Tile Shower walls

102 mm x 102 mm (4” x 4”) porcelain tile

Glazed-finish

Ceramic Tile Shower floor/cove base

25 mm x 25 mm (1”x 1”) porcelain mosaic tile

Matt finish

Ceramic Tile Lobby Floors and high Traffic areas

152 mm x 152 mm, 203 mm x 203 mm or 305 mm x 305 mm

(6” x 6”, 8” x 8” or 12’ x 12’) porcelain tile with matching RE & RX fittings

Matt or unglazed

CERAMIC TILE Section 09310 BC Housing Construction Standard


Mixes

1. Thin Set Mortar: to be Portland Cement with modified latex or acrylic additive.

2. Latex Grout: to be factory prepared mixture for use with Portland Cement and sand mortar.

3. Grout Colour Additive: Grout colour as selected.

3.0 Execution

Installation

1. Thin Set Method:

• Shower Walls: TTMAC detail 305W-2002A & B; allow for a �ibreglas coat to uneven water resistant cementitious backing board, concrete block and surfaces to receive tile; tape joints of backer board with �ibreglass mesh set into acrylic modified motor bed. Apply mortar; minimum 5 mm (3/16”) thick.

. • Floor Areas & Base: Dry areas; use thin set mortar bed on concrete floor

surfaces; all tile over 152 mm x 152 mm (6” x 6”) to be fully back buttered with acrylic modified mortar for a full mortar bed without hollows or non – bonded ceramic tile areas. Level tile joints for even surface. Provide divider strips and edge trim at termination of tile floor to other surface. Divider strips and edge trim to have top width of 3 mm (1/8”).

2. Thick Set Method: (Shower floor areas)

• Install ceramic tile according to the TTMAC, using details similar to 309F-

2002 using a cleavage membrane/reinforced mortar bed and bond coat. • Provide thick set mortar bed of type specified over cleavage membrane.

Install galvanized reinforcing mesh. Set mortar bed thickness as required so that floor finish elevation to top of ceramic tile will match adjacent finish floor elevations.

• Install the ceramic tile to thick set mortar bed using an acrylic modify bond coat.

• In shower areas, install waterproof membrane below tile mortar bed in accordance with manufacturer’s directions. Carry membrane minimum 305 mm (12”) up backer board on walls and over shower curb. Install floor tile in accordance with TTMAC Detail No. 319SR-2002 A & B using reinforced mortar bed and thickset bond coat. Slope mortar bed to drain as indicated.

END OF SECTION

BC Housing Construction Standard RESILIENT FLOORING Section 09650


RESILIENT FLOORING 1.0 General

Workmanship and materials must conform to the Specification Manual as published by the National Floor Covering Association, latest edition.

Provide resilient flooring based on the following general areas:

1. Tenant Suites

• Kitchen / Dining Inlaid sheet vinyl with 64 mm (2 ½”) rubber base

• Bathrooms / Wheel in bathroom/shower Slip resistant sheet vinyl with 64 mm (2 ½”) rubber base

2. Tenant Common Areas

• Amenity areas Vinyl composition tile or inlaid sheet vinyl with 152 mm (6”) rubber base

• Common Dining Area Vinyl composition tile or inlaid sheet vinyl with 152 mm (6”) rubber base

• Laundry Inlaid sheet vinyl flooring with 152 mm (6”) rubber base

• Elevator Cab Textured rubber flooring

3. Support Areas

• Assisted Bathing Area Slip resistant sheet vinyl with 152 mm (6”) flash cove base

• Commercial Kitchen Area Slip resistant sheet vinyl with 152 mm (6”) flash cove base Note: option for non-slip ceramic tile may be considered

• Utility/Service Areas Vinyl composition tile or inlaid sheet vinyl with 152 mm (6”) rubber base

Provide a minimum of five percent of each type and colour of resilient floor covering supplied, for the Owner's maintenance requirements. Neatly package, mark and leave on site in a location as directed by the Consultant.

Submit samples of all resilient flooring, accessories and seam layout to Consultant and

Owner for review prior to installation.

RESILIENT FLOORING Section 09650 BC Housing Construction Standard


2.0 Products

Rubber Base

1. Standard: To U.S. Federal Specification SS-W-40a, Type 1 Rubber, Style B Cove.

2. Height: 64 mm (2-1/2”) & 152 mm (6”); Thickness: 3 mm (1/8”)

Location: as noted above, and in all common areas finished in carpet. See Section 09680 Carpet.

Vinyl Composition Tile Flooring

1. Standard: ASTM F1066-99a, “Vinyl Composition Floor Tile”, Composition 1

without Asbestos, Class 2 through Pattern Tile. 2. Size: 305 mm x 305 mm (12” x 12”); Thickness: 3 mm (1/8”).

Inlaid Sheet Vinyl

1. Standard: ASTM F1303 “Sheet Vinyl Floor Covering with Backing”.

2. Type: Type II Binder Content 34% minimum.

3. Wear Layer Minimum Thickness: Grade 1, 1.2 mm (3/64”)

4. Overall Thickness: 2.0 mm (5/64”)

5. Acceptable product: The Constellation Series / Lyra by LG Chem or approved

equivalent.

6. All seams to be heat welded with matching welding rods.

Slip-Resistant Sheet Vinyl for Bathrooms/ Shower Rooms/ Assisted Bathing Rooms/ Commercial Kitchens

1. Standard: ASTM F 1303-99, Standard Specification for Sheet Vinyl Floor

Covering with Backing, Type 2, Grade 1, Class A backing. 2. Static coefficient of friction of .60 or greater for level surfaces and .80 or greater

for dry ramps, ASTM D 2047-99.

3. Overall Thickness: 2.0 mm to 3.0 mm 4. Provide heat welded seams. Provide flash cove base in assisted bathing rooms to

provide a monolithic, watertight floor.

BC Housing Construction Standard RESILIENT FLOORING Section 09650


5. Acceptable products for bathing areas: products shall be appropriate for

barefoot use: Altro Marine 20, Tarkett Multisafe Granite, Marley Safetred Aqua, Armstrong Safeguard Hydro.

6. Acceptable products for commercial kitchen: Altro Designer 25, Marley

Safetred Universal, Armstrong Safeguard.

Exit Stairs

1. Tread, Riser and Landing: inlaid sheet vinyl with 2 mm (5/64”) thickness; Section 5– Construction Standards, 09650 Resilient Flooring, 2. Products, Inlaid Sheet Vinyl for detailed requirements.

2. Nosing: Johnsonite VDL-XX-Sq. profile, or approved alternate; highly

contrasting colour to tread, riser and landing. 3. Tactile Warning Strip: Johnsonite TW-XX or approved alternate; same colour

as nosing; size and location as per applicable building code.

Floor Underlayment

Will be required where plywood subfloor is provided. See Section 06100 Rough Carpentry. 3.0 Execution

Consultant shall ensure that specifications for environmental conditions, products, surface preparation, installation, and maintenance requirements are specified in the contract documents.

The flooring installer shall be competent in the installation of the resilient flooring products

specified for the project.

Prior to installation, the Contractor, flooring installer, flooring manufacturer’s representative and Consultant shall meet on-site to establish procedures for inspections, approval of product samples, patterns, colours and accessories, procedures for acceptability of the substrate, environmental conditions, installation procedures, and protection of finished work.

Install flooring wall to wall before the installation of floor-set cabinets, casework,

equipment, movable partitions, etc. Extend flooring into toe spaces, door recesses, closets and similar openings as shown on drawings.

Lay flooring to provide a minimum number of seams. Avoid seams in bathrooms. Seams in

kitchens are permitted only under fridges, stoves, or in closets.

RESILIENT FLOORING Section 09650 BC Housing Construction Standard


Floor drains in areas finished with sheet goods should be provided with a clamping system

that will ensure positive water flow and a watertight flooring installation. Sheet vinyl required in these areas.

In wheelchair accessible prefabricated shower units, the joint between the edge of the

shower and the resilient floor shall be sealed with caulking and the caulking protected by an ‘F’ transition strip, to ensure a watertight flooring installation. Exposed caulked joints are not acceptable. Contractor to prepare mock-up (Consultant to provide detail).

Radiant heated concrete floors shall not exceed the temperature of 30C (85F) when

covered with vinyl flooring.

END OF SECTION

BC Housing Construction Standard CARPET Section 09680


CARPET 1.0 General

Workmanship and materials must conform to the Specification Standards Manual as published by the National Floor Covering Association, latest edition.

Low pile, level-loop carpet is recommended for all suites and in common areas. Direct

glue-down installation is recommended in common areas and wheelchair accessible units. Level loop carpet with high-density underlay may be installed in tenants’ suites.

Within the suites, provide wood base to all areas finished in carpet. Provide rubber base

to carpeted areas in common areas.

Provide trims and accessories that will not pose a hazard to persons with mobility aids.

Submit samples of all carpet, accessories and seam layout to Consultant and Owner for review prior to installation.

Provide a minimum of five percent of each type and colour of carpet supplied, for the

Owner's maintenance of floors. Neatly package, mark and leave on site in a location as directed by the Consultant.

2.0 Products

Carpet For Wheelchair Accessible Suites and Common Areas Kraus, Montreaux 28 or approved alternative. 1. Pile Fibre: Strudon IV olefin

2. Construction: Interlocking level loop

3. Pile Weight: 28 oz/sq. yd.

4. Pile Height: 5.0 mm (0.19”)

5. Machine Gauge: 2.5 mm (1/10”)

6. Stitch Count: 11.7 spi

7. Density Factor: Minimum 10.5 kilotex

8. Yarn Construction: 100% bulked continuous filament

9. Pre-finish Treatment: Hot water scoured and extracted

CARPET Section 09680 BC Housing Construction Standard


10. Colouration: Solution dyed

11. Average Tuft Bind: Exceed CGSB standards

12. Flammability: CGSB 4-GP-129

13. Static Generation: Under 3.0kV to AATCC Method 134

14. Light Fastness: L6

15. Resistance to Change on Wet Cleaning: Grey Scale 5 to AATCC 16E

16. Primary Backing: Woven synthetic

17. Secondary Backing: Tufbac- Woven synthetic

18. Warranty Classifications:

• Class III Heavy Commercial • 10 year wear warranty • 10 year no zipper warranty • 10 year stain free warranty • 10 year anti-shock warranty

19. Installation: In wheelchair accessible units and common areas: Direct glue-down

Carpet For Suites

Kraus, Montreaux 28 or approved alternatives such as Tandus Explorer. 1. Pile Fibre: Olefin/Polypropylene Minimum 80%

2. Construction: Interlocking level-loop

3. Pile Weight: Minimum 814 g/m² (24 oz/sq. yd.)

4. Pile Height: 4.0 mm (0.16”)

5. Machine Gauge: 39.4 rows/10cm (1/10)

6. Stitch Count: Balanced within 20% of gauge

7. Yarn Construction: 100% bulked continuous filament

8. Anti-Soil Treatment : Pre-wash or fluorochemical treatment

Section 09680 CARPET BC Housing Construction Standard


9. Colouration: Solution dyed, minimum 80%

10. Average Tuft Bind: Meets CGSB 4-GP-129 requirements

11. Flammability: CGSB 4-GP-129

12. Static Generation: Maximum 3.5kV to AATCC 134

13. Light Fastness: L5

14. Resistance to Change on Wet Cleaning: Grey Scale 5

15. Primary Backing: Woven synthetic

16. Secondary Backing: Moisture impervious. Minimum density 384.4 kg/m³ (24lb/ft³) polyurethane cushion chemically and mechanically bonded to the carpet

17. Warranty Classifications:

• Lifetime Commercial Warranty • Lifetime no-zipper • Lifetime Stain free • Lifetime anti-shock warranty

3.0 Execution

Lay carpeting with as few seams as possible. Do not place seams in heavy traffic areas.

Lay all carpet in the same direction. All pile must have the same directional fall and run as that of adjacent pieces.

Seams which are perpendicular to doorways and entries will not be permitted. Seams

occurring at doorways shall be parallel to the door and centered directly under it. Where seams occur at corridor change of direction, follow wall line parallel to carpet direction.

Cut and fit carpet for floor outlets, cover plates, and other projections. Cut openings neat,

to a minimum size, and thoroughly secured around all edges. Cut carpet evenly along walls and butt tight with no raw edges showing.

Install edge strips at all intersections of carpeting with finish floors of other materials. Edge

strips shall provide a smooth transition to avoid tripping hazard. Round metal edges should be avoided.

Inspect carpet closely and remove any soiled spots or excess adhesive with the proper spot

remover or solvent. Remove all loose pieces of face yarn with sharp scissors.

CARPET Section 09680 BC Housing Construction Standard


Provide protection against damage to the carpet by closing off the area or room to all

unauthorized traffic or by covering the carpet with protective covering.

Vacuum and clean the carpet just prior to Substantial Performance to the satisfaction of the Consultant.

END OF SECTION

Section 09900 PAINTING BC Housing Construction Standard


PAINTING 1.0 General 1.1 Description: .1 Section Includes: All labour, materials, tools and other equipment, services and

supervision required to complete all exterior and interior painting and decorating work as indicated on Finish Schedules and to the full extent of the drawings and specifications.

.2 The Work shall also include, but not necessarily be limited to surface preparation of

substrates as required for acceptance of painting, including cleaning, small crack repair, patching, caulking, making good surfaces and areas, pre-treatment, priming and back-priming to the extent / limits defined under MPI preparation requirements.

1.2 Quality Assurance: .1 This Contractor shall have a minimum of five (5) years proven satisfactory experience

and shall maintain a qualified crew of painters throughout the duration of the work. .2 Only qualified journeypersons, as defined by local jurisdiction shall be engaged in

painting and decorating work. Apprentices may be employed provided they work under the direct supervision of a qualified journeyperson in accordance with trade regulations.

.3 All materials, preparation and workmanship shall conform to requirements of the latest

edition of the Architectural Painting Specification Manual by the Master Painters Institute (MPI) (hereafter referred to as the MPI Painting Manual) as issued by the local MPI Accredited Quality Assurance Association having jurisdiction.

.4 All paint manufacturers and products used shall be as listed under the Approved Product

List section of the MPI Painting Manual. .5 All painting and decorating work shall be inspected by a Paint Inspection Agency

(inspector) acceptable to the specifying authority and the local MPI Accredited Quality Assurance Association. The painting contractor shall notify the Paint Inspection Agency a minimum of one week prior to commencement of work and provide a copy of the project painting specification, plans and elevation drawings (including pertinent details) as well as a Finish Schedule.

.6 All surfaces requiring painting shall be inspected by the Paint Inspection Agency who

shall notify the Consultant and General Contractor in writing of any defects or problems, prior to commencing painting work, or after the prime coat shows defects in the substrate.

.7 The painting contractor shall receive written confirmation of the specific surface

preparation procedures and primers used for all fabricated steel items from the fabricator

PAINTING Section 09900 BC Housing Construction Standard


/ supplier to ascertain appropriate and manufacturer compatible finish coat materials to be used before painting any such work.

1.3 Regulatory Requirements: .1 Conform to work place safety regulations and requirements of those authorities having

jurisdiction for storage, mixing, application and disposal of all paint and related hazardous materials.

1.4 Submittals / Mock-Up: .1 Submit consent of surety with Bid Submission as proof of ability to supply a 100% two

(2) year Maintenance Bond, if an MPI Accredited Quality Assurance Association’s guarantee option is not used.

.2 If requested, submit an invoice list of all painting materials ordered for project work to

Paint Inspection Agency indicating manufacturer, types and quantities for verification and compliance with specification and design requirements.

.3 Submit two sets of Material Safety Data Sheets (MSDS) prior to commencement of work

for review and for posting at job site as required. .4 At project completion provide an itemized list complete with manufacturer, paint type

and color-coding for all colors used for Owner’s later use in maintenance. .5 When requested by the Consultant or Paint Inspection Agency, prepare and paint a

designated surface, area, room or item (in each color scheme) to requirements specified herein, with specified paint or coating showing selected colors, gloss/sheen, textures and workmanship to MPI Painting Specification Manual standards for review and approval. When approved, surface, area, room and/or items shall become acceptable standard of finish quality and workmanship for similar on-site work.

1.5 Product Delivery, Storage, and Handling: .1 Deliver and store all painting materials in sealed, original labelled containers bearing

manufacturer’s name, brand name, type of paint or coating and color designation, standard compliance, materials content as well as mixing and/or reducing and application requirements in strict accordance with manufacturer and MPI requirements.

1.6 Environmental, Waste Management and Disposal Requirements: .1 Perform no painting or decorating work when the ambient air and substrate temperatures,

relative humidity and dew point and substrate moisture content is below or above requirements for both interior and exterior work.



.2 Apply paint only to dry, clean, properly cured and adequately prepared surfaces in areas where dust is no longer generated by construction activities such that airborne particles will not affect the quality of finished surfaces.

.3 Ensure adequate continuous ventilation and sufficient heating and lighting are in place. .4 Paint, stain and wood preservative finishes and related materials (thinners, solvents,

caulking, empty paint cans, cleaning rags, etc.) shall be regarded as hazardous products. Recycle and dispose of same subject to regulations of applicable authorities having jurisdiction.

.5 To reduce the amount of contaminants entering waterways, sanitary/storm drain systems

or into the ground retain cleaning water and filter out and properly dispose of sediments. .6 Set aside and protect surplus and uncontaminated finish materials not required by the

Owner and deliver or arrange collection for verifiable re-use or re-manufacturing. 1.7 Guarantee: .1 Provide and pay for either the local MPI Accredited Quality Assurance Association’s two

(2) year guarantee, or, alternatively, a 100% two (2) year Maintenance Bond - both in accordance with MPI Painting Manual requirements. The Maintenance Bond shall warrant that all painting work has been performed in accordance with MPI Painting Manual requirements.

.2 All surfaces requiring painting shall be inspected by the Paint Inspection Agency who

shall notify the Consultant and General Contractor in writing of any defects or problems, prior to commencing painting work, or after the prime coat shows defects in the substrate.

2.0 Products 2.1 Materials: .1 Only materials (primers, paints, coatings, varnishes, stains, lacquers, fillers, etc.) listed in

the latest edition of the MPI Approved Product List (APL) are acceptable for use on this project. All such material shall be from a single manufacturer for each system used.

.2 Other materials such as linseed oil, shellac, thinners, solvents, etc. shall be the highest

quality product of an MPI listed manufacturer and shall be compatible with paint materials being used as required.

.3 Where required, use only materials having a minimum MPI “Environmentally Friendly”

[E2] [E3] rating based on VOC (EPA Method 24) content levels. Where indoor air quality (odour) is an issue, use only MPI listed materials having a minimum [E2] [E3] rating.



.4 Where required to meet LEED (Leadership in Energy and Environmental Design) program requirements, use only MPI listed materials having an “L” rating designation.

2.2 Mixing and Tinting: .1 Unless otherwise specified herein or pre-approved, all paint shall be ready-mixed and

pre-tinted. Re-mix all paint in containers prior to and during application to ensure break-up of lumps, complete dispersion of settled pigment, and color and gloss uniformity. Where thinner is used, addition shall not exceed paint manufacturer's recommendations.

2.3 Finish, Color, Gloss / Sheen: .1 Unless otherwise noted, all painting work shall be in accordance with MPI Premium

Grade finish requirements. .2 Colors shall be as selected by the Consultant from a manufacturer’s full range of colors.

Refer to Finish Schedule for identification and location of colors. The schedule will be furnished after award of the Contract, except general requirements shall be as noted herein.

.3 Color selections will be based on five (5) base colors and three (3) accent colors with a

maximum of one (1) deep or bright color. No more than eight (8) colors will be selected for the entire project and no more than three (3) colors will be selected in each area. Note that this does not include pre-finished items by others, e.g. flashings, windows, etc.

.4 Gloss level ratings of all painted surfaces shall be as noted on Finish Schedule. Refer to

MPI Painting Manual for gloss level definitions and requirements. 3.0 Execution 3.1 Condition and Preparation of Surfaces: .1 The condition and preparation requirements for all surfaces shall be in accordance with

MPI Painting Manual requirements. 3.2 Application: .1 Do not paint unless substrates are acceptable and/or until all environmental conditions

(heating, ventilation, lighting and completion of other subtrade work) are acceptable for applications of products.

.2 Apply paint or stains in accordance with noted MPI finish Grade requirements. .3 Painting coats specified are intended to cover surfaces satisfactorily when applied at

proper consistency and in accordance with manufacturer’s recommendations. Apply a



minimum of four coats of paint where deep or bright colors are used to achieve satisfactory results.

3.3 Exterior Finish / Coating Systems:

Paint exterior surfaces in accordance with the following MPI Painting Manual requirements: (Refer to generic finish schedule at the end of this section.)

EXTERIOR 1. Woodwork (Dimension Lumber) - Painted

EXT 6.2A Latex Finish, Premium Grade, GL1

2. Woodwork - Stained EXT 6.2B Latex Solid Colour Stain Finish, Premium Grade

3. Wood Trim (Dressed Lumber) – Painted EXT 6.3B Alkyd Finish, Premium Grade, GL5 4. Wood Trim - Stained

EXT 6.3E Semi-Transparent Stain & Varnish Finish, Premium Grade

5. Masonry Veneer - Sealed EXT 4.2H Water Repellent Clear Finish (not painted in the future)

5. Masonry Veneer - Sealed XT 4.2H Water Repellent Clear Finish (not painted in the future) 6. Pavement Marking EXT 2.1B Zone Marking Alkyd Finish 7. Structural and Miscellaneous Steel EXT 5.1D Alkyd Finish, Premium Grade, GL5 8. Galvanized Metal EXT 5.3B Alkyd Finish, Premium Grade, GL5 INTERIOR 1. Woodwork - Painted INT 6.2C Alkyd Finish, Premium Grade, GL5 2. Woodwork - Stained INT 6.3E Semi-Transparent Stain Polyurethane Varnish Finish, premium

Grade, Satin Gloss



3. Drywall - All Areas Except As Specified Below INT 9.2A Latex Finish, Premium Grade, GL3

4. Drywall - Suite Bathrooms, Kitchens, and Common Laundry Areas INT 9.2B High Performance Acrylic Latex, Premium Grade GL5, including

ceilings

5. Drywall - Common Washrooms INT 9.2C Alkyd, GL5

6. Concrete Block INT 4.2A Latex Finish, Premium Grade, GL5

7. Structural And Miscellaneous Steel INT 5.1E Alkyd Finish, Premium Grade, GL5

8. Galvanized Metal INT 5.3C Alkyd Finish, Premium Grade, GL5

3.5 Mechanical / Electrical Equipment and Related Surfaces: .1 Unless otherwise specified or noted, paint all “unfinished” conduits, piping, hangers,

ductwork and other mechanical and electrical equipment with color and texture to match adjacent surfaces, in the following areas:

.a where exposed-to-view in all exterior and interior areas. .b in all interior high humidity interior areas. .c in all boiler room, mechanical and electrical rooms. .2 In unfinished areas leave exposed conduits, piping, hangers, ductwork and other

mechanical and electrical equipment in original finish and touch up scratches and marks. Do not paint over nameplates.

.3 Paint the inside of all ductwork where visible behind louvers, grilles and diffusers beyond

sight line with primer and one coat of matt black (non-reflecting) paint. Paint the inside of light valances gloss white.

.4 Refer to Mechanical and Electrical specifications for painting, banding, stencilling of

other surfaces / equipment. 3.6 Field Quality Control: .1 Painted surfaces shall be considered to lack uniformity and soundness in accordance with

defects noted in the MPI Painting Manual. Refer to long form specification item 3.7 - Field Quality Control / Standard of Acceptance.



.2 Painted surfaces rejected by the inspector shall be made good at the expense of the Contractor in accordance with MPI Painting Manual requirements.

3.8 Protection and Clean-Up: .1 Protect all newly painted exterior surfaces from elements condensation and

contamination until paint coatings are completely dry. Erect barriers or screens and post signs to warn of or limit or direct traffic.

.2 Remove all spilled, splashed, splattered or over sprayed paint as work progresses, remove

waste materials and keep area free from an unnecessary accumulation of tools, equipment, surplus materials and debris.

END OF SECTION

MISCELLANEOUS MANUFACTURED SPECIALTIES Section 10995 BC Housing Construction Standard


MISCELLANEOUS MANUFACTURED SPECIALTIES 1.0 General

Ensure that all equipment and material supplied to the site is installed in accordance with manufacturer’s printed instructions.

Provide vandal resistant, commercial quality washroom accessories in public washrooms.

2.0 Products

Residential Units

1. Toilet paper holder: Chrome finish, mounted within 610 mm (24”) of water closet.

2. Shower Rod: 25 mm (1”) diameter shower rod complete with mounting flanges

and nylon curtain hooks.

3. Mirrors: Frameless plate glass mirrors mounted with “L" shaped steel clips. Mirrors must be the full width of the vanity, no more than 102 mm (4”) above washbasin.

4. Grab Bars: To be provided in the toilet and bathing areas in accordance with

CMHC’s “Housing for Persons with Disabilities”. All grab bars shall withstand a vertical and horizontal force of 1.3kN. Provide structural backing.

5. Towel bars: 610 mm (24”) long, chrome finish; shall be specified to grab bar

loading requirements, including structural backing. 6. Lockable Drawer: Provide one lockable drawer in the vanity in each main

bathroom.

Public Washrooms

1. Toilet paper holder: Single roll, chrome plated, controlled flow delivery.

2. Paper towel dispenser: Surface mounted, multi-fold towel dispenser, chrome plated finish.

3. Mirror: 457 mm x 610 mm (18” x 24”) aluminum frame mirror, centered over

lavatory, tilt design where used in accessible washroom.

4. Waste Disposal: Wall mounted, 30 litre (6.6 imperial gallons), white enamel finish.

BC Housing Construction Standard MISCELLANEOUS MANUFACTURED SPECIALTIES Section 10995


5. Soap Dispenser: Provide a wall mounted chrome plated, soap dispenser.

6. Grab Bars: Located as per recommendations in CMHC’s “Housing for Persons

with Disabilities”. All grab bars shall withstand a vertical and horizontal force of 1.3kN. Provide structural backing.

Mail Boxes

1. Provide front or rear loading gang type mail boxes. 2. Finish: Aluminum. 3. Quantity: One per suite plus at least two parcel boxes and one office box. 4. All boxes to be located not more than 1219 mm (4’-0”) above the floor.

Signage Requirements:

1. Locations: Individual suites, service rooms and exit stairs, fire safety signage,

parking lot signs, building signage, project entry road signs.

2. Signage Type: Provide individual metal numbers for suite entries, plastic signs for service rooms and exit stairs, steel painted parking lot signs and sandblasted cedar or similar project entry signs at all site entrances.

3. All lettering shall provide easy identification and maximum legibility.

Wall and Cover Guards (Refer also to Section 09250 Gypsum Wallboard for abuse

resistant drywall): Locations as specified by the consultant; recommended in high traffic common areas such as the main floor corridor and elevator lobby.

1. Corner Guards: manufactured from rigid PVC extrusions, nominal wall

thickness 2 mm (0.078”), with matte pebble grain surface and chemical and stain resistance.

• Colour selection from the manufacturer’s standard colour range. Lengths of

corner guards shall be as detailed, complete with matching end caps. • Retainer Clips: continuous extruded aluminum complete with attachment

hardware, secured at 457 mm (18”) o. c. maximum. • Approved Manufacturer: Acrovyn, Balco Inc. or Pawling Corporation.

2. Wall guards: manufactured from rigid PVC. Nominal wall thickness 0.110”,

with matte pebble grain surface and chemical and stain resistance.

MISCELLANEOUS MANUFACTURED SPECIALTIES Section 10995 BC Housing Construction Standard


• Retainer Clips: 51 mm (2”) wide aluminum spaced at 610 mm (24”) o. c. maximum with continuous aluminum retainer and vinyl cushion at centre point of guard.

• Approved Manufacturer: Acrovyn, Balco Inc. or Pawling Corporation. 3.0 Execution

Fasteners must be concealed wherever possible and to suit the intended use, compatible with all surfaces. Exposed fasteners must be tamperproof.

Secure accessories to blocking or studs in the wall. Washroom accessories must be rigid, square and flush to wall surface, plumb, level and in alignment with other work.

Install wall and corner guards using manufacturer’s recommended anchoring devices as shown on the drawings to effectively secure retainers to walls and corners. Hand pressure lock wall and corner guards over retainers to provide for a free floating action to absorb heavy impact without damage to guard, retainer or adjacent wall. Install corner guards straight and true to lengths detailed, from top of base. Do not remove protective coating until guards are installed and after final clean up.

END OF SECTION

BC Housing Construction Standard FOOD SERVICE EQUIPMENT Section 11400


FOOD SERVICE EQUIPMENT General

Provide kitchen equipment as required by the BC Building Code and as directed by the Food Licensing Authority and the commercial kitchen consultant.

Commercial kitchen consultant to review and approve shop drawings prior to fabrication.

Provide equipment and services as required for the installation of a commercial kitchen operation.

Provide shop drawings and manufacturer’s specifications and submittals for all

equipment specified for the kitchen operation to the foodservice consultant for review/approval prior to fabrication.

Provide fire rated enclosure in accordance with code requirements at ventilators and

grease exhaust ducts. 2.0 Related Work

Fire Suppression- Sprinklers

1. Supply and install gas shut-off solenoid valves that are readily accessible in gas supply lines to cooking equipment. Valves to be interlocked with the Fire Suppression System furnished by the kitchen equipment contractor to shut off gas supply when fire suppression system discharges.

2. Provide fire extinguishers in the kitchen area to be located according to local

code.

3. Sprinkler head temperature settings in kitchen to be 120oC (250oF) unless otherwise directed by the authority having jurisdiction.

4. Provide area fire sprinkler system – confirm requirement of fire sprinkler heads

within walk-in cooler or freezer; if required provide dry sprinkler heads.

5. Provide a fire suppression system for the hood and exhaust ductwork as required over the cooking operation that meets NFPA96 and, UL-300 as required.

FOOD SERVICE EQUIPMENT BC Housing Construction Standard Section 11400


Mechanical – Plumbing

Provide a complete plumbing system to serve the kitchen. The system shall include the following: 1. Provide floor drains, and/or floor sinks to accommodate the drainage

requirements.

2. Provide grease and solids interceptors, as required by plumbing code. Units are to be set flush with floor. Verify locations with foodservice consultant prior to installation. Size units per ASPE Data Book, Chapter 35 and manufacturer’s recommendations. Verify requirements with the authority having jurisdiction.

3. Provide water supplies and gas supplies to the kitchen equipment as required.

4. Provide the required number of hand sinks per authority having jurisdiction.

5. Clear lines of debris prior to connection of all foodservice equipment.

6. General water pressure in kitchen area not to exceed 345 Kpa (50 psi) maximum.

Verify all water pressure requirements for applicable foodservice equipment and provide pressure regulators where needed.

7. Building supply hot water to be 60oC (140oF) to the kitchen area.

Mechanical- HVAC System

Provide a complete HVAC system to serve the kitchen. The system shall include the following: 1. Provide exhaust air ductwork system exclusively for the foodservice cooking

equipment in accordance with the requirements of NFPA 96 latest edition or as required by Authority Having Jurisdiction. Ensure that adequate clearance is provided between the exhaust ductwork and shaft materials as outlined in NFPA 96.

2. Duct work or plenums for cooking equipment exhaust hoods shall be constructed

with all joints and seams made with a continuous grease-tight weld on the external surface in compliance with NFPA 96 and current codes. Duct system clean-out openings to have tight fitting doors equipped with a latching mechanism to hold the door tightly closed.

3. Provide general room exhaust to all areas as required.

4. Provide adequate access for cleaning and inspection of interior surfaces of

ductwork and fan in accordance with the requirements of NFPA 96. Ensure

BC Housing Construction Standard FOOD SERVICE EQUIPMENT Section 11400


access to exhaust fans is within 914 mm (3’-0”) of both sides of the fan. Access panels must conform to NFPA96 and be installed in accordance with manufacturer's instructions.

5. Provide a makeup air system for the kitchen. The makeup air system shall supply

heated outdoor air to the kitchen in sufficient volume to offset the exhaust volumes. Consider the use of a direct-fired makeup air unit for energy conservation if CO2 levels can be maintained at acceptable levels. Consider the use of the hydronic heating system boiler to heat make up air.

6. Where the common dining area is adjacent to the kitchen, provide a negative

pressure in the kitchen relative to the dining and other surrounding areas to prevent odors from entering the surrounding areas. Ensure that pressurization does not affect the operation of through doors or cause excessive air flow over food in pass through’s etc.

7. Distribute the makeup air throughout the kitchen in a draft-free manner.

8. Supply air ceiling grills should be designed and positioned to avoid soiling of

ceiling and walls.

9. Provide adequate room ventilation or a separate exhaust fan system for the dishwash area as recommended by the foodservice consultant.

Electrical

1. Provide electric services and final connections/interconnections for all kitchen

equipment.

2. Confirm electrical requirements with the operator for the office area (i.e. dedicated outlets and telephone services).

3. Provide service, interconnection wiring and conduit to fire suppression and

building system as required.

4. Provide adequate lighting to the areas – approximate range between 323-538 lux/m2 (30 – 50 footcandles) for the kitchen work area.

5. Provide a separate circuit breaker panel for the kitchen area/equipment. Verify

the location of the panel with the foodservice consultant to avoid conflict with kitchen equipment.

END OF SECTION

RESIDENTIAL EQUIPMENT Section 11450 BC Housing Construction Standard


RESIDENTIAL EQUIPMENT 1.0 General

All appliances throughout the building must be the same make and model type, chosen from a manufacturer's regular stock run.

All appliances to be readily available from well established manufacturers and Energystar

labelled when available12.

Coordinate size, location, and services to appliances with kitchen cabinet manufacturer and confirm opening sizes and clearances prior to ordering equipment. Coordinate work with mechanical and electrical for location and installation of water supplies, drains, vents, and power supplies. Confirm power requirements and service capacities with affected trades.

2.0 Products

Appliances - Standard Units

1. Refrigerators: 711 mm (28”), 100% frost free, with slide-out wire shelves, vegetable crispers, ice cube trays, dairy compartment, freezer compartment. 0.41 m3 (14.4 ft3) capacity.

2. Electric Range: 762 mm (30”) wide, self-cleaning, freestanding with four

surface elements three 152 mm (6”) coils and one 203 mm (8”) coil elements, timer, broiler, appliance outlet, surface element signal lights and oven light.

3. Range Hoods: 762 mm (30”) 2 speed, minimum 180 cfm, 7.0 sone rating, ducted

directly to the exterior, colour to match range, covered light.

Appliances - Wheelchair Accessible Units

1. Refrigerators: 711 mm (28”), 100% frost free, with slide-out wire shelves, vegetable crispers, ice cube trays, dairy compartment, freezer compartment. 0.41 m3 (14.4 ft3) capacity.

2. Cook Top: 762 mm (30”) ceramic cooking surface with bevelled edge, four

surface elements, surface element signal lights, front controls.

12 A list of Energystar products is available at: http://oee.nrcan.gc.ca/energystar/english/consumers/appliance.cfm?text=N&printview=N

BC Housing Construction Standard RESIDENTIAL EQUIPMENT Section 11400


3. Range Hoods: 762 (30”) speed, minimum 180 cfm, 7.0 sone rating, ducted directly to the exterior, colour to match range, covered light. Provide remote switches at counter front for fan and light.

Appliances – Staff Laundry

Commercial washer and dryer.

Appliances – Tenant Laundry

1. Front- loading commercial washer, raised. 2. Front- loading commercial dryer, raised.

Owner to confirm if staff and tenant laundry appliances are to be supplied under a lease arrangement. Contractor to supply and install all mechanical and electrical rough-in, and millwork.

3.0 Execution

Coordinate size, location, and services to appliances with millwork supplier. Confirm opening sizes and clearances prior to ordering equipment. Coordinate work with mechanical and electrical for location and installation of water supplies, drains, vents, and power supplies. Confirm power requirements and service capacities with affected trades.

Set equipment in place, level and make necessary adjustments. Connect appropriate

utilities, water, drains, venting, gas and electrical.

Clean equipment, ready for use and test for proper operation immediately prior to Substantial Completion of the Work.

END OF SECTION

MANUFACTURED WOOD CASEWORK Section 12320 BC Housing Construction Standard


MANUFACTURED WOOD CASEWORK 1.0 General

Submit shop drawings of kitchen cabinets and bathroom vanities to the Consultant and BC Housing for review prior to fabrication. Shop drawings must show construction details of all architectural woodwork, general arrangements, locations of all service outlets, typical and special installation conditions, the material being supplied and all connections, attachments, anchorage and location of exposed fastenings, as applicable.

Confirm all dimensions at site prior to fabrication.

Shop drawings must be coordinated with final selection of ranges, dishwashers,

refrigerators, washers, dryers and other appliances.

In addition to standard one-year warranty, provide a five (5) year warranty against delamination of finishes and two years on hardware.

2.0 Products

Modular Units

1. Cabinet and vanity units must be the manufacturer's standard modular units comprising base cabinets, wall cabinets, to layout as indicated on the drawings.

2. Style: Frameless, flush face.

3. Upper Cabinets: Standard full height doors, 762 mm (30”) high.

4. Base Cabinets: Drawers and swing out doors to arrangement as shown on the

drawings. Sink cabinet to have two fixed panels across top. Provide a minimum of four sliding drawers.

5. Roll-Out Shelf: All base cabinets to include two roll-out shelves with 38 mm

(1-1/2”) raised edges on all four sides.

6. Doors and Drawers: Thermo Foil membrane on high density particleboard core. Fix drawer front to drawer body with mechanical fastenings.

7. Pass Through: Provide a plastic laminate finish to match kitchen counters.

8. Lazy Susan: Provide manufacturer's standard lazy susan to base corner cabinets

in each kitchen.

9. Pulls/Handles: 102 mm (4”) nylon, “D” pulls.

BC Housing Construction Standard RESIDENTIAL EQUIPMENT Section 11400


10 Wheelchair Accessible Units: In addition to the above items, provide 2 pull out

work surfaces with surface mounted pulls.

11. Provide one lockable sliding drawer in the bathroom vanity of each unit.

Cabinet Case Construction

1. Cabinets must have fully laminated high density particleboard cases, with interior and exterior of gables, both sides of shelves and upper cabinet bottoms covered with melamine. The back must be 3 mm (1/8”) hardboard painted, finished to match inside of cabinet. The upper cabinet top and lower cabinet bottom must be high density particle board finished on interior with melamine.

2. All cabinets over 813 mm (2’-8”) wide must have mullion installed adding a fifth

support for the adjustable shelves.

3. Front edges of gables and shelves must be PVC edge banded.

4. Masonite base kicks with plastic moldings at outside corners must be fitted to all base cabinets. Toe space at all base cabinets shall be 152mm deep by 203 mm high (6” x 8”).

5. Cabinets must be assembled with dowels and bolts.

6. Cabinet Hanging Rails: High-density particle board, concealed.

8. Drawer Construction: Sides, backs, and subfronts high density particle board

finished with melamine. Bottom must be 3 mm (1/8”) hardboard, paint finished. Finish exposed edges of drawers with plastic edging.

9. Drawer Slides: Drawers must be fitted with metal slides on tandem runners with

safety stops to prevent tipping, minimum 40 kg (88 lb) capacity, finished in white epoxy.

10. Door Bumpers: Provide plastic door bumpers for sound absorption. 11. Screw Caps: Provide colour coded screw caps over screw heads exposed to view.

12. Kick Space Heater Access: Where kick space heaters are provided in bathrooms

or kitchens, install an access panel for servicing of the heater. Access panel to fully cover bottom of base cabinet. Contractor shall coordinate with other trades involved for location and sizing of grill opening and access panel.

13. Lighting Valance: provide valance to match cabinet finish for under cabinet

lighting.

MANUFACTURED WOOD CASEWORK Section 12320 BC Housing Construction Standard


Counter Tops

1. Plastic Laminate: American National Standards Institute/National Electrical

Manufacturer's Association (ANSI/NEMA), LD 3-1995, “High Pressure Decorative Laminate”, Type HGS, 1 mm (0.040”) thick.

2. Counter tops must be one-piece factory “postformed” type with bullnosed edges

and 102 mm (4”) high backsplash, composed of high pressure laminate bonded to a particleboard core.

3. Unless otherwise shown on the drawings, kitchen tops must be 648 mm (25-1/2”)

wide. Vanity tops must be 572 mm (22-1/2”) wide.

4. Provide cut-outs in tops for all sinks and plumbing fixtures to templates supplied by plumbing subcontractor at the time of installation.

3.0 Execution

Supply and install all filler panels, back panels or scribe moulding, etc., to make a complete and finished installation.

Apply a bead of silicone sealant to junctions of plastic laminate and wall surfaces and at

the cabinet base/floor junction.

Apply a bead of silicone sealant around the base of plumbing fixtures penetrating the countertop.

END OF SECTION

Section 12500 WINDOW TREATMENTS BC Housing Construction Standard


WINDOW TREATMENT 1.0 General

Provide horizontal or vertical louvered blinds to all exterior windows and doors.

Drapes may be considered as an alternate window treatment, if specifically requested by the Owner.

2.0 Products

Vertical Louvered Blinds: 89 mm (3 1/2”) wide x length to suit window opening, light stable polyvinyl chloride vanes, one piece, full length extruded aluminum 6063-T5 alloy head rails. Levelor, Hunter Douglas, Abbey or approved equal.

1. Brackets: Sized to support weight of blinds plus forces applied to operate blind

and designed to facilitate installation and removal of top rail, complete with hardware to secure attachment of brackets to adjoining construction and to headrails.

2. Operation: Traversing with louvres revolving 180° with positive mechanical

control, without binding louvres at any angle. When traversed, blinds shall stack uniformly and tightly to allow maximum clear window openings.

Horizontal Louvre Blinds: 25 mm (1”) width spring-tempered aluminum alloy, with rounded corners and rough edges and burrs removed. Levelor, Hunter Douglas, Abbey or approved equal. 1. Headrails: One-piece steel channel with rolled edges, formed to provide

sufficient strength to support blind without sagging, twisting or distorting. Metal 24 ga minimum.

2. Finish: Factory–applied coating capable of withstanding 5% of salt spray

solution of 35° C for 100 hours without blistering and corroding after a 30 minute recovery period; capable of withstanding 300 hours exposed in humidity cabinet without blistering and corroding after a 30 minute recovery period.

Valence: Same material and color as blinds. 3.0 Execution

Locate controls as directed by the Consultant.

Install blinds square, true-to line, with operable parts adjusted for smooth operation. Include centre brackets where necessary to prevent deflection of headrail.

END OF SECTION

ELEVATORS Section 14200 BC Housing Construction Standard


ELEVATORS 1.0 General

Related Work by Other Trades

Elevator hoistways must be constructed of poured concrete or reinforced concrete block.

Elevator pits must be constructed of poured reinforced concrete and designed to withstand the static and dynamic loading imposed by the equipment. Pits must be waterproofed and have a drain complete with a backcheck valve or other means to prevent water or other liquid to enter the elevator pit. Where provided or necessary, sumps and/or sump pumps shall not be located or accessed from the elevator pit. Machine rooms must be provided with a poured concrete floor, reinforced to withstand the static and dynamic loading imposed by the equipment and the anticipated occupant load. A three phase power supply and fused, lockable disconnecting means must be provided in the elevator machine room for each elevator with feeder wiring to the elevator control system. Connection of all elevators to an emergency power system. The emergency power system shall be capable of delivering continuous power to operate at least one (1) elevator at a time. Provide a transfer switch for switching between normal power and emergency power and a status signal from the transfer switch to the elevator control system. Energy efficient design and operation should be considered in the specification of elevator equipment. Pipes, ducts and other equipment not used in connection with the elevator must not be installed in any elevator hoistway, machine room or machinery space. Ensure elevator shafts are fully insulated at the attic level. Provide fire alarm signals from the building fire alarm system to each elevator machine room to activate emergency recall operation of the elevators. Fire alarm signal requirements shall be provided from the following devices and as applicable to the particular installation: 1. A signal representing smoke detectors located in each elevator lobby or the

building fire alarm system. 2. A signal representing the smoke detector(s) located in the elevator lobby at the

designated recall level for alternate floor recall as required by the applicable building code.

Section 14200 ELEVATORS BC Housing Construction Standards


3. A signal representing the smoke detector located in the elevator machine room, hoistway and/or pit areas. Where the elevator machine room is located at the designated recall level a distinct signal from the elevator machine room smoke detector may be required.

Provide a dedicated telephone line and jack in each elevator machine room for use by the elevator emergency communication system.

Maintenance Manuals and Service

Provide complete operating and maintenance data and record drawings showing as-built wiring diagrams. Furnish maintenance on elevator described herein for a period of twelve (12) months commencing on the date of Substantial Performance of the Work. This maintenance must include systematic examination, adjustment and lubrication of all elevator equipment.

Referenced Standard

All elevators are required to comply with the latest version of the CSA B44-00 Safety Code for Elevators in effect for the jurisdiction of the work, including any applicable supplements.

2.0 Products

Passenger Elevators shall have a minimum capacity rating of 1590 kg (3500 lb) Refer to Section 2 – Design Guidelines, 4.4.8 Capacity and Size of Elevator

Elevators shall have a minimum clear cab height beneath the suspended ceiling or not

less than 2590 mm (8’-6”) Refer to Section 2 – Design Guidelines, 4.4.8 Capacity and Size of Elevator.

Microcomputer control systems and energy efficient drives must be provided for all

elevators.

Provide one backup copy of the control system software for the exclusive use of the Owner. The Owner agrees that the software must be used for archival purposes only and will not be sold or given to any other party or individual and will not be used for any other purpose.

Provide elevator control systems with non-proprietary diagnostics which will permit on going maintenance and service by any qualified elevator contractor. Parts and technical support shall be available directly from the control system manufacturer to a third party elevator contractor and/or the Owner on a fair and expedient basis



The elevator equipment shall be provided with the following finishes:

Elevator Finishes – Description

Cab Front Finish Finish the cab front return panel, header, door posts, and car door panel in #4 finished brushed stainless steel.

Cab Side, Rear Wall Panels

Finish the cab side and rear wall panels with raised fire rated plastic laminate faced panels with stainless steel or plastic laminate reveals. Provide color contrast between cab walls and floors.

Cab Floor The cab floor must be finished in a non-slip raised rubber floor tile (e.g., Mondo).

Handrails Minimum 38 mm (1 ½”) diameter stainless steel handrails on all non-access walls or other approved graspable design. Handrails shall be installed and mounted 813 mm (32”) above the finished floor and 38 mm (1 ½”) clear of finished walls.

Cab Ceiling & Suspended Ceiling

The cab ceiling should be finished with a white baked enamel paint finish or fire rated plastic laminate and shall be equipped with a suspended ceiling. Suspended ceiling to consist of aluminum T-bar frame complete with aluminum eggcrate light diffuser panels.

Cab Lighting Lighting should consist of energy efficient fluorescent lighting with power factor corrected ballasts mounted to the cab ceiling above the suspended ceiling to provide ample and consistent lighting in all areas of the cab. Lighting level in elevators and adjacent lobbies should be at least 100 lux measured at floor level.

Accessories Provide stainless steel protective pad hooks for all walls except the entrance. One complete set of fire retardant protective pads of quilted canvas duck must be provided at other than entrance walls.

Hoistway Entrance Frames

Hoistway entrance frames must be of standard profile suitable for the finished wall dimensions. All hoistway entrance frames and door panels must be finished with prime coat paint suitable for finish painting on site.



The elevator equipment shall be provided with the following features:

Elevator Features – Description Barrier Free Design All elevator equipment shall be provided in conformance with

Appendix E of the B44 Elevator Safety Code “Elevator Requirements for Persons with Physical Disabilities”

Voice Communication

Provide each elevator with a vandal resistant, autodialing, hands free speaker/microphone type telephone mounted in a stainless steel plate and flush mounted into the elevator front return panel.

Door Operation Elevators must be provided with a high speed heavy duty variable speed door operator and related equipment. The door operator must be capable of operating the doors smoothly and quietly at the time indicated in the performance requirements specified herein. Elevator doors should remain open for at least 5 seconds and should close slowly to allow extra time for people with disabilities.

Door Re-Opening Device

An infrared multi-beam 3- Dimensional door re-opening device must be provided to monitor the door opening and protect passengers from the closing doors. The device shall scan the area between the entrance frames in addition to the area directly in the path of the car doors for obstructions and shall stop and reopen the doors should a person or other obstruction be detected.

Operating Buttons – Illumination & Size

Illumination of all operating buttons must be provided from a long life LED source rated for 100,000 hours operation and must be clearly visible in the ambient lighting levels.

Position Indicator-Car

Each elevator car must be provided with a digital position indicator with an LED or Vacuum Fluorescent Segment or Dot Matrix display. The indicator must be mounted a minimum of 1980 mm (6’-6”) above the finished floor level in the cab for easy viewing. The position indicator display shall contain a segment which displays the direction or intended direction of the travel of the car.

Position Indicator – Hall

Each elevator must be provided with a hall position indicator located at the ground floor level. The indicator display must be the same as the indicator provided in the elevator cab.

Hall Lanterns Provide hall lanterns at all levels with double stroke electronic chime with an adjustable volume control to visually and audibly indicate the direction of travel. Hall lanterns shall provide advanced warning of the arrival of an elevator at a landing and shall illuminate and sound approximately 3 seconds prior to the arrival of the car and door opening.



Hydraulic elevator drives must be equipped with an in-rush current limiting electronic soft start device to reduce the peak starting current to 150% of the full load running current or less.

Hydraulic elevator pumps, motors, piping and other components must be sized and suitably rated for a duty of no less than 80 motor starts per hour.

All elevators are required to meet the following Performance Criteria:

Individual Elevator Performance Criteria

Performance Criteria

Hydraulic Elevators

Traction Elevators

Levelling Accuracy +/- 6 mm (¼”) +/- 3 mm (1/8”)

One Floor Run Flight Time 14.0 seconds 10 seconds

Door Open Time 2.5 seconds 2.5 seconds

Door Close Time 3.5 seconds 3.5 seconds

Maximum Rate of Acceleration

0.6 m/s2 (2.0 ft/s2) 1.0 m/s2 (3.5 ft/s2)

Maximum Rate of Change of Acceleration

3.0 m/s3 (10.0 ft/s3) 2.4 m/s3 (8.0 ft/s3)

Sound Isolation: The machine room equipment, including controllers, hydraulic pumping units and traction machines must be mounted securely to the machine room walls or floors and be sound isolated to prevent the transmission of sound to the building structure. An acoustic and vibration specialist must be consulted when selecting the equipment.

Provide for independent service operation by a designated attendant to facilitate tenant moves and other service use of the elevator.

Provide emergency power sequencing operation when the emergency power generator is not capable of providing adequate power to operate all of the elevators simultaneously. On receipt of a signal from the emergency power automatic transfer switch that indicates that power is being provided from the emergency power generator the elevators shall be returned to the designated floor level, one (or more) at a time. Once all elevators have sequenced to the designated floor level a pre-selected elevator shall continue to operate on emergency power.

Firefighter’s Emergency Operation Phase I & II for all elevators. Provide Automatic Emergency Recall operation for all elevators initiated by the building fire alarm system. Provide Automatic Recall operation to an Alternate Level where required by the local building code. Provide Phase II emergency in-car operation for each elevator. These



features shall be provided regardless of building height and when provided voluntarily shall meet the requirements of the B44 Safety Code for Elevators.

Elevator(s) shall not be designated as “Fire Fighters” Elevators unless required to meet “high” building requirements of the applicable building code.

Door Nudging operation is not suitable for use on elevators in Independent Living BC projects and shall be disabled as permitted by the B44 Safety Code for Elevators when Automatic Emergency Recall operation is provided. Do not provide door nudging operation in normal use.

END OF SECTION

FIRE PROTECTION Section 15300 BC Housing Construction Standards


FIRE PROTECTION 1.0 General

Provide a complete sprinkler system for the building in accordance with the requirements of NFPA 13, edition as required by Authority Having Jurisdiction and the Authority Having Jurisdiction.

Refer to Section 2 - Design Guidelines, 4.6 Fire and Life Safety Measures, for a summary of all fire and life safety system requirements. Note that these requirements may exceed the requirements of the BCBC and the Authority Having Jurisdiction.

Quality Assurance

Sprinkler systems and all equipment shall be installed by qualified contractors licensed and regularly engaged in the installation of automatic fire sprinkler equipment. All pipe, sprinklers, valves, fittings, gauges, pipe hangers, and other accessories to be of a type which is listed or labelled by Underwriters Laboratories of Canada (ULC). Use of such materials and equipment shall conform to all requirements and limitations of their listings. If suitable ULC listed or labelled products are not available, products listed by other testing agencies (FM, UL, Warnock Hersey, etc.) may be used subject to the prior written approval of the Consultant, Owner, BC Housing and Authority Having Jurisdiction.

Submittals Sprinkler system shop drawings shall be sealed by the design engineer.

Commercial Kitchen – See Section 11400 Food Service Equipment for requirements.

2.0 Products

Piping Piping to be new schedule 40 standard weight, Allied XL threadable lightwall pipe, Victaulic style grooved pipe and fittings and shoulder rolled light wall pipe and fittings or type L copper if ULC approved as indicated above . Blazemaster PVC pipe may be used if installed in accordance with the ULC listing, NFPA 13 and applicable fire codes.

Sprinkler Heads Sprinkler heads within residential suites, corridors and common areas shall be “residential” type sprinklers except where prohibited by NFPA 13 / 13R or the sprinkler listing.

Section 15300 FIRE PROTECTION BC Housing Construction Standard


Provide quick-response heads where required by NFPA 13. Provide standard brass upright or pendant heads for unfinished areas (mechanical rooms, ceiling spaces, etc.). Provide dry heads, standard brass upright or pendant, for cold concealed areas.

Valves All valves to be Underwriter’s Laboratories Canada listed for 1200 kPa (175 psi) working pressure on sprinkler and standpipe systems.

Alarm Check Valves Alarm check valves to be complete with 51 mm (2”) diameter drain, excess pressure pump, pressure switch and water pressure gauges. If double check assembly is installed on fire protection water service alarm check may be deleted and flow switches used for flow detection and alarm purposes. Dry System alarm check valve to be iron body, bronze trim, complete with quick opening device if needed, and all accessories, interconnecting piping and subassembly valves and other necessary appurtenances required for complete installation.

Sprinkler System Zoning Provide zoning in accordance with the NFPA 13 and in accordance with the requirements of the Authority Having Jurisdiction. As a minimum, provide separate zones for each floor and the attic.

Siamese Connections Provide appropriately labelled wall type Siamese fittings consisting of rough brass body with polished swivels, caps and chains. Units to have 64 mm (2-1/2”) B. C. Fire Marshall threads and shall be ULC listed and approved. Ensure thread pattern matches local fire department hose connections.

Pressure Gauges Furnish and install ULC approved pressure gauges on both the upstream and downstream side of all pumps.

FIRE PROTECTION Section 15300 BC Housing Construction Standards


Air Compressors Supply and install air compressors, approved for use in sprinkler systems and ULC approved for the dry sprinkler systems. Compressors to be sized in accordance with the requirement of NFPA 13. The air compressor shall be an oil lubricated, belt-drive unit designed for quiet operation.

3.0 Execution

Installation Use materials that bear the manufacturer's identification mark in addition to all other markings required by the specifications. All tests and adjustments required by NFPA 13 shall be performed. Copies of completed Aboveground and Underground Contractor’s Material and Test Certificates shall be delivered to the consultant at least two full working days prior to the building takeover inspection. Supply and install cabinet containing spare sprinkler heads corresponding to the types and temperature ratings as installed in the building. Cabinet to be located as indicated on site and shall include sprinkler wrench suitable for each head type. Provide a minimum of six spare heads for each type of head installed. Avoid installing wet sprinkler system piping in cold attics and exterior wall. Provide furred out drops and wall mounted heads in top floor units. Fire extinguisher cabinets shall be installed at not more than 1219 mm (4’-0”) above the floor. Provide fire extinguishers in recessed enclosures in corridor walls. Do not compromise required fire separation or rating. Fire extinguishers to comply with NFPA 10 and the BC Fire Code

Earthquake Protection

Provide seismic bracing in accordance with the requirements of NFPA 13.

Performance The construction documents shall indicate the location of sprinkler heads and suggested layout of piping. The Contractor shall be responsible for the final layout of the sprinkler system and submission of shop drawings for review by the Consultant and approval by the Authority Having Jurisdiction.

Section 15300 FIRE PROTECTION BC Housing Construction Standard


The Contractor shall provide the hydraulic design for the system in accordance with the following: • Mechanical Rooms, Commercial Kitchen, Common Laundry, Maintenance Shop:

Ordinary Hazard Group 1 • Other Areas: Light Hazard Hydraulic calculations are to include for 20% more in volume than the total sprinkler demand and 10% more pressure at the base of the riser than required by Authority Having Jurisdiction. Hydraulic calculations and working drawings to be presented in a manner acceptable to NFPA 13. Contractor to note and confirm compliance with all requirements of NFPA 13 including which edition of NFPA 13 was used in the design. The Contractor shall test the system flow to provide the final data for the sprinkler system design and shall report the results of the flow test to the Consultant.

END OF SECTION

PLUMBING SYSTEMS Section 15400 BC Housing Construction Standards


PLUMBING SYSTEMS 1.0 General

Energy consumption for the building shall be 25% less efficient than MNECB.

Provide complete sanitary and storm drainage systems, including clean-outs, manholes, catch basins, piping, pumps, sumps, fixtures and all other equipment connected to local drainage. Avoid sump pumps for storm and sanitary wherever possible. If pumps are needed, route only that drainage through the pump that cannot be drained by gravity. Design, construct and install storm and sanitary drainage systems to conform to applicable codes and good engineering principles. Permanent structures must not be located over any underground services.

Insulate all plumbing system components including, but not limited to, hot water mains,

recirculation and run outs to comply with MNECB. Insulate all cold domestic mains complete with vapour barrier to prevent condensation.

Low water consumption plumbing fixtures shall be specified, e.g., toilet, sink and

lavatory faucets, and shower heads

Potable water system

1. Street pressure system is to be used whenever possible. If the following conditions apply, install a booster system:

• minimum street water pressure, discounted 35 kPa (5 psi) for future

unknowns, does not meet all building requirements or, • if the street pressure is below 276 kPa. (40 psi). Install a pressure reducer if the street pressure is greater than 551 kPa (80 psi).

2. Provide an approved double check valve backflow preventer for all sprinkler

systems if combined water is supplied for domestic water and the sprinkler system. Backflow preventer shall also be provided for irrigation systems.

3. Water supply piping in outside walls is not permitted unless it is installed in a furred-out chase completely inside the exterior wall. Do not embed piping in the wall insulation.

4. Avoid drainage piping in outside walls. If unavoidable, ensure that the exterior

wall insulation is between the pipe and the exterior wall, so that the pipe is not embedded in the insulation and that the R value of the insulation complies with

Section 15400 PLUMBING SYSTEMS BC Housing Construction Standard


the required value for the assembly. Use EPS or polyisocyanurate insulation if the pipe must be installed in an exterior wall stud space.

5. Provide a shut off for each riser in apartment buildings. Valves 57 mm (2”) and

less in diameter must be ball valves. Shut offs to be easily accessible

6. Provide a shut-off valve for each unit. Provide a prefabricated, keyed metal access panel. Shut offs to be easily accessible.

7. Provide pre-manufactured water hammer arrestors as per BC Building Code (Sentence 7.6.1.9. and at the termination of all hot and cold water branch lines serving groups of fixtures or any fixture with a solenoid valve such as a dishwasher or clothes washer. Field fabricated arrestors are not permitted.

8. Provide plastic sleeves for pipes through concrete 25 mm (1”) larger than pipe,

packed with insulation and smoke seal per code.

9. Provide frost free hose bibs c/w automatic draining vacuum breakers/ backflow preventer at the following locations:

• garbage enclosures • main entry • near landscaped areas – provide minimum one per building face; maximum

spacing 30.5 m (100’-0”) • locate hose bibbs to avoid conflict between hose and sidewalks

10. Provide individual curb shut-offs to each building and a main water shut off

within each building. Provide a curb stop and key.

11. Provide independent water metering for common areas, for the collective residential suite area and, where applicable, for areas with separate lease agreements.

Domestic hot water systems

1. Hot water temperature must not exceed 43oC. (110oF) at faucet used by tenants.

Hot water distribution to the commercial kitchen and laundry facilities shall be at 60ºC (140ºF). Hot water storage shall not be below 60ºC (140ºF) to control the propagation of Legion Ella bacteria.

2. On central domestic water heating systems provide hot water recirculating system.

3. Boiler and Storage Tank System – the use of a boiler and storage tank system is

required.



Drainage Systems

1. Locate roof drains to minimize number of stacks from roof to storm sewer. Balance this requirement with the need to provide minimum 2 way drainage to roof drains.

2. Provide floor drains with trap primer in common laundry.

3. Provide floor drains with trap primer in assisted bathing rooms.

4. Floor drains for use with sheet vinyl flooring shall be equal to Zurn ZN-415-RP or

“Ancon” (or “Watts) model FD-100-C-FC, complete with top floor membrane clamping system. Floor drains for use with ceramic tile floor shall be equal to Zurn ZN-415-Y.

5. Provide a membrane under any ceramic tiled shower areas and clamp the

membrane into the membrane clamp of the floor drain. The membrane shall be in accordance with Part 7 of the B. C. Building Code.

6. Provide a bi-level drain in suite or common area bathing or shower areas if

required by Authorities Having Jurisdiction. Coordinate with other trades for provision of waterproofing membrane under the concrete topping and/or resilient flooring subtrade for installation of clamping drain.

7. Utilize cast iron DWV piping for all vertical drainage risers, horizontal drainage

over areas with noise sensitivity and for all drainage in parkade areas.

Commercial Kitchen

See Section 5 – Construction Standards, 11400 Food Service Equipment for commercial kitchen plumbing requirements.

Tenant Laundry / Staff Laundry

Contractor to provide plumbing rough-in for tenant and staff laundry equipment.

2.0 Products

Potable Water Piping

1. Use Type L copper pipe for all hot and cold water supply piping.

2. Use Type K copper pipe on hot water recirculation piping when recirculation system is used.

3. Use only lead free solder in copper piping systems.



4. Cross linked polyethylene (PEX) may be used for potable water piping for in-suite run outs subject to the following conditions:

• Approved PEX piping systems are acceptable in lieu of copper for in-suite run-outs to fixtures. The PEX piping and fitting system shall conform to CSA B137.5-02 and shall be approved for potable water use. Acceptable manufacturers: Wirsbo, REHAU, Vanguard or approved alternate.

• The Consultant shall coordinate specifications and detailing for the

installation of the system and confirm that all components meet the local authority’s requirements including referenced standards, fire resistance rating, firestopping and STC rating.

• The Consultant shall submit written confirmation of approval for the specified

system from the authority having jurisdiction and, where applicable, a copy of the approved equivalency, to BC Housing prior to approval of the construction documents.

• Distribution manifolds shall be manufactured of brass or copper, approved for use in the system by the piping manufacturer and covered by the manufacturer’s 25 year warranty.

• In-line fittings shall be approved for use in the system by the piping manufacturer and covered by the manufacturer’s 25 year warranty.

• Installation shall comply with the manufacturer’s specifications and be carried out by a trained installer, certified by the manufacturer.

• The Contractor shall provide a 25 year manufacturer’s warranty on all piping, in line fittings and domestic water distribution manifolds which includes coverage for consequential damage.

• Potable water piping distribution outside the suite, such as risers and mains, shall be copper. PEX shall not be used for recirculation piping. Provide home run distribution from fixture to manifold.

• The potable water system shall be designed to ensure that the maximum design temperatures and pressure of the piping material are not exceeded. Provide pressure reducing valves and controls if required to ensure that approved pressures and temperatures are not exceeded.

• Where PEX potable water piping is installed in structural slabs, a larger diameter polyethylene sleeve is required. Polyethylene bags are not acceptable.

• PEX potable water piping is only permitted to be installed with radiant in-

floor systems when measures are implemented to eliminate heat gain in the DCW piping system. BC Housing to approve measures.



• PEX piping shall not be exposed to UV prior to or during installation and must be warranted for a minimum of 30 days exposure.

• Protect piping and manifolds from entry of contaminating material by installing suitable plugs in all open ends until installation. Where possible, connect pipes to assembled manifolds to eliminate possibility of contaminants.

• The Contractor shall submit the following for review and acceptance by the Consultant prior to installation: specifications for all components of the system, confirmation of compliance with referenced standards, confirmation of municipal approval, confirmation in writing from the manufacturer that the installer is trained and approved to install the system and a copy of the manufacturer’s warranty.

• Provide lockable metal access covers for all manifold locations.

Fixtures

1. Provide fixtures of same make, model and colour throughout project. 2. Provide low flow fixtures. All faucets shall meet the American Disabilities Act

Guidelines and ANSI A117.1 requirements for the physically disabled.

Water Closets

1. Ultra Low Flush Water Closets: Vitreous China, free standing elongated rim, wash-down bowl, complete with pressure assisted close-coupled vitreous china tank with bolt-on cover, and china bolt caps, not to exceed 6 LPF in water consumption. Acceptable manufacturer/model Crane 3834”Economiser” with 407 mm high bowl nd American Standard 2168.162 “Cadet 410 mm High PA Elongated 6L," pressure assisted, with 4086 700 tank, or approved alternate.

2. Seat shall be Olsonite No. 44 SSTL commercial, closed front with cover, or

equivalent.

3. Chrome-plated supply line, escutcheon plate and ball-valve type fixture stop.

4. Ultra low flush pressure assist water closet units (6 LPF) are recommended.

Kitchen Sinks: Single-tub stainless steel, minimum 20 gauge 18-8 stainless steel, stainless steel strainer and stopper, chrome deck type single lever washer-less faucet with ceramic disc cartridge and temperature limit stop. Acceptable manufacturer/model Kindred Steel Queen QSL 2020/7 520 mm x 510 mm x 180 mm (20.5” x 20” x 7”) deep with American Standard 2021.600 "Ceramix" single lever kitchen faucet without spray and with escutcheon, and water economy aerator limiting water flow to 8 LPM (2.0 GPM). For wheelchair accessible applications, use Aristaline ALBS 6805-1, 520 mm x 510mm x 130 mm (20.5” x 20” x 5.1”) deep with corner wastes.



Recreation Area: Double-tub stainless steel with spill-over recessed centre partition, minimum 20 gauge 18-8 stainless steel, stainless steel strainer and stopper, chrome deck type single lever washer-less faucet with ceramic disc cartridge. Acceptable manufacturer/model Kindred Steel Queen QDL2031/7 with American Standard 2021.600 "Ceramix" single lever kitchen faucet without spray and with escutcheon and water economy aerator limiting water flow to 6 LPM (1.5 GPM) or less.. For wheelchair accessible applications, use Aristaline ALBD6405-1, 520 mm x 790mm x 130 mm (20.5” x 31.1” x 5.1”) deep with corner wastes.

Common Laundry: Single stainless steel sink with a deep bowl, strainer, chrome deck type single lever washer-less faucet with ceramic disc cartridge. Acceptable manufacturer/model Kindred Steel Queen QSL2225/12, 560 mm x 650 mm x 300 mm (22” x 25.6” x 12”) deep with American Standard 2021.600 "Ceramix" single lever kitchen faucet without spray and with escutcheon and water economy aerator.

Janitor Rooms: Molded stone mop service sinks and suitable fixtures. Acceptable manufacturer/model Powers-Fiat MSB-2424 or MSB-3624 with vinyl bumper guard, faucet with vacuum breaker, wall brace, pail hook, 19 mm (3/4”) hose thread on spout, 16 mm (5/8”) diameter hose (hose must not extend further than 1” above sink rim level)and holder, mop hanger, and stainless steel wall guard.

Bathtubs: Bathtubs must be non-slip, stain resistant, porcelain enamelled steel with plug and chain drain, sound deadening, overflow, over-rim spout and cast brass trap. Fibreglass tubs are not acceptable. Provide tub spout with diverter and pressure balanced single lever, non-scalding type valve with integral stops and high temperature limit safety stop.

Pre-fabricated Shower Unit - For typical tenant’s suites: One piece, Gelcoat finish, reinforced with fibreglass, to minimum 914 mm x 1521 mm (36” x 59.9”). Includes three grab bars, wall hook and low curb at floor. In lieu of acrylic grab bar install 32 mm diameter, 914 mm long stainless steel grab bar (1 ¼” x 36”). Approved manufacturer/model Hytec – Model S601, Maxx GS6040or approved alternative. Provide pressure balanced single lever, non-scalding type valve with integral stops, and high temperature limit safety stop.

Pre-fabricated Shower Unit - For Wheelchair accessible suites: One piece barrier

free fibreglass or custom non-slip showers for wheelchair accessible suites, to minimum 974 mm x 1586 mm (38 3/8” by 62 1/2”). Includes three grab bars, folding seat or portable seat, and rollover threshold to maximum 13 mm (1/2”). Conform to recommendations of CMHC publication Housing for Persons with Disabilities. Approved manufacture/model Hytec - Barrier Free 6236 or approved alternate. Provide pressure balanced single lever, non-scalding type valve with integral stops, and high temperature limit safety stop.



Shower Heads: Provide a combination stainless steel slide/grab bar with 1778mm (5’ 10”) long hose, push button hand showerhead and vacuum breaker. Shower heads shall be low flow, limiting water flow to 6 LPM (1.5 GPM) or less. Oxygenics or Rada SH-15 approved low flow shower heads. Confirm with tub/shower supplier that reinforcing or backing is provided behind the tub/shower wall to support the installation of the slide/grab bar.

Assisted Bathing Tubs:

Owner to select assisted bathing tub based on requirements and budget. The following models illustrate some of the equipment available: 1. Fixed Height Bathing Unit: free standing 1524 mm (60") long x 711 mm (28")

wide moulded fibreglass reinforced polyester tub unit, colour (beige, white), with hydrosound (ultrasonic) cleaning function, computer controlled water and dispensing/injection systems, shower spray/treatment hose with clamp, adjustable support and legs of electrostatic epoxy coated steel, foot controlled electro-hydraulic seat lift device.

• Approved manufacturer: Century model 60XR (CE158205) tub with Century

Saf-Kary frame, and Century Saf-Lift with low back seat or other approved alternative.

2. Adjustable Height Bathing Unit: freestanding 1900 mm (75") long x 740 mm

(29") wide molded fiberglass reinforced polyester tub unit, colour (beige, white), with finished skirt, (rim) height adjustable from 610 to 1054 mm (24" to 41.5") by means of panel controlled water hydraulic lift, complete with hydrosound (ultrasonic) cleaning function, computer controlled water and dispensing/injection systems, shower spray/treatment hose with clamp, adjustable support and legs of electrostatic epoxy coated steel.

• Approved manufacturer: Arjo Adjustable Height Bath or other approved

alternative.

3. Bathing Unit Lift and Transport Equipment: 534 mm (21") low back seat/transport unit of stainless framing and enjection molded fiberplass with polyester foam padding covered with PVC coated fabric and foot controlled electro-hydraulic seat lift device.

Approved manufacturer: Arjo Hygiene Lift Chair as supplied by Arjo-North or other approved alternative.

Lavatories: 1. Vitreous china self-rimming lavatory basin with rear overflow. Acceptable

manufacturer/model Crane 1287V Sonnet or American Standard 9494 001 Cadet Universal Access for single hole faucet, or approved alternate.



2. Chrome single lever washerless faucet with ceramic disc cartridge and temperature limit stop. Acceptable manufacturer/model American Standard Ceramix GV-2000.

3. Low-Flow faucet aerators must be provided for bathroom sinks and any faucet

used primarily for hand washing, limiting water flow to 6 LPM (1.5 GPM) or less.

Manhole Covers and Catch Basins:

1. Provide manhole covers and catch basins with circular precast sewer cover sections with top sections having eccentric cone or flat slab top type with opening offset for vertical ladder installation. All bolt down applications must have pentagon style heads.

2. Provide light duty type manhole and catch basin frames and covers for landscape

service and heavy duty traffic type for all other applications. 3. Castings to be coated with two applications of asphalt varnish after being sand

blasted or cleaned and ground to eliminate surface imperfections. 4. Set frame and cover to required elevation on no more than 4 courses of brick.

Bricks to be jointed and bonded to frame with cement mortar. Parge brickwork and make smooth and watertight.

3.0 Execution

Damaged or repaired bathtubs will not be accepted.

Penetrations through exterior walls must be sealed to the water barrier of the wall assembly using self-adhesive bituminous membrane and/or expanding foam sealant suitably applied to protect from weather penetration.

Caulk plumbing fixtures where fixture contacts wall, floor or vanity. Refer to Section

07920 Joint Sealants, for acceptable products.

Piping

1. Insulate all domestic hot cold and recirculation piping with preformed glass fibre type insulation. Insulate all domestic hot and recirculation piping as required by MNECB. PEX piping in slab is not required to be insulated.

2. Provide supports for pipes. Maintain required grading by adjustment; allow for

expansion and contraction and produce a neat appearance. Design supports to suit loading and services. Prevent undue stress to structural members. Supports must secure pipe and prevent vibration.



3. For all copper horizontal piping use wrought clevis hangers 25 mm (1”) larger than pipe diameter suitable for vertical adjustment, isolated from pipe with plastic tape.

4. Provide access panels to concealed valves and clean-outs. ULC rating required in

rated assemblies.

5. Install escutcheon plates at piping penetrating wall and at exterior hose bibs.

6. Provide a metal access panel for all hose bibbs with concealed isolating valves.

Seismic Restraint

1. Seismic restraint must be provided for all mechanical equipment and accessories including attachment to structural members where required by code.

2. Letter of Assurance from Structural Engineer on commencement of design and

completion of field review must be provided where required.

Acoustical Considerations

Consultant to review acoustic requirements and incorporate or revise the following standards to achieve required STC ratings:

1. Plumbing (including RWL's) shall be installed without direct contract to drywall

or studs. Position risers/wastes in centre of wall chase to meet this requirement. Where concrete penetrations (cans) are not centred on plumbing chase, advise site superintendent.

2. Oversize sleeves through structure. Use firestopping and smoke seal in

accordance with Section 5 – Construction Standards, 07840 Firestopping and Smoke Seals. Support plumbing at floor level only.

3. Where risers serve suites on each side, provide individual take-offs from riser.

Do not service two suites through single "T" connection off riser. Minimum size for end of riser is 19 mm (3/4") for 13 mm (1/2") takeoffs on each side. Provide Zurn Shoktrol Z 1700 series arrestor at all riser terminations and at appliances with solenoid activated valves.

4. To avoid contract with studs and drywall, orient all pipe clamps parallel to walls.

Only use plastic pipe clamps on 13 mm (1/2") diameter supply piping with suite being served. Attach wing back elbows, shut off valves, faucets, etc., to separate wood plates in separate rows of studs in party walls. Provide clearance and use resilient (fire) caulking where piping passes through party walls and floors. The intent of these requirements is to minimize bridging of wall by plumbing system.



5. Where supply pipes serve suites above, suspend piping from hangers from the floor above. On supply piping, use oversized hangers/straps and include layer of resilent pipe insulation between hanger and pipe (e.g., ‘Armaflex’ neoprene, 13 mm (1/2") thick), with metal shim to distribute load (20% maximum compression). Fibreglass pipe insulation is also acceptable provided manufacturer's loading criteria are met.

6. Where main wastes are offset, isolate pipe clamp at offset floor using 6 mm thick

60 durometer neoprene pads. Cut pads to size of clamp with clearance on each side, e.g., about 51 mm x 75 mm (2” x 3”) Load pads evenly not exceeding 4140 kPa (600 psi). If necessary, provide trowel finish topping under pads if concrete floor is not smooth. Provide 13 mm (1/2") Armaflex in oversize pipe clamps for first two hangers after bend.

7. Maintain minimum 13 mm (1/2") clearance between pipes and studs, electrical

conduit, or other pipes. If clearance is minimal, use resilient insulation (Armaflex) to avoid contact. This requirement is to avoid rattling between pipes.

8. Do not use foam spray-on products for insulation.

9. Approval of the plumbing system is required before insulation and drywall work

is started. Do not commence final boarding until plumbing has been reviewed for clearance.

10. Submit shop drawings showing equipment and installation details to isolate

equipment. Supplier to visit site as necessary to ensure an acceptable installation.

11. Isolate pumps and other equipment which may generate vibration on Mason BC neoprene isolators of Mason HD neoprene hangers, unless otherwise specified. Immediately upstream and downstream of all 3500 rpm pumps, provide Mason Superflex connectors. Provide shut-offs to allow replacement of connectors without draining system.

12. Isolate piping for 10 m (32’-10”) upstream and downstream of all pumps and

other equipment generating vibration. Isolate main water supply pipe from street supply to 10 m (32’-10”) downstream of booster pump using thermal insulation of neoprene hangers (Mason HD). Use oversize clevises outside insulation with ICA Inc., H-Block pipe support insulation (Steels Ind., 604-291-7321). Do not use rigid ceramics, etc. Where pipes pass through walls, avoid rigid contact and provide continuous insulation. If fire rating is necessary do not grout. Use soft fireproof caulking.

13. Isolate all vibrating equipment, pumps and piping in mechanical rooms as

described above. In penthouses, isolate boilers, hot water tanks, etc. on Mason Super-W pads with hold down bolts and Mason Hemi-grommets.

14. Use cable restraints only on isolated piping and equipment. Do not bridge

isolation elements.



15. Avoid all contact between plumbing and framing/drywall. Frame all plumbing

chases and drop ceiling plumbing cavities at least 25 mm (1") larger than the maximum insulated collar size of the piping in the cavity. Loosely insulate cavity with R8 or R10 Fiberglas Home Insulation on each side of pipe. Avoid compression of the insulation between piping and drywall. Where plumbing chases are in bedrooms or living rooms, provide two layers of drywall.

16. Where bathrooms/kitchens occur above critical spaces such as bedrooms/living

rooms, provide suspended ceiling consisting of framing spanning between walls and two layers of drywall with R10 insulation in cavity. To avoid rigid connection of metal framed walls to kitchen/bathroom floors above, include deflection header detail in wall framing incorporating interlocking tracks with isolating tape between flanges 5 mm x 25 mm (3/16" x 1") Perma-stick 122x standard tape, Rainbow Products (604-984-3184). Ensure no contact of any drywall/framing to plumbing and do not compress insulation under pipes.

END OF SECTION

Section 15500 HEATING, VENTILATING AND AIR CONDITIONING BC Housing Construction Standard


HEATING , VENTILATING AND AIR CONDITIONING 1.0 General Multi Unit Residential buildings shall be designed to use 25% less energy than required by the Model National Energy Code of Canada for Buildings, 1997 (MNECB13), or in accordance with the Commercial Building Incentive Program (CBIP14).

Quality Assurance

1. All heating, ventilating and air-conditioning systems must be designed and inspected by a professional mechanical engineer.

2. Installation must be by skilled tradesmen holding a valid TQ license of

apprentices under the supervision of a licensed tradesman. As required, installers must be trained and certified by system and equipment manufacturers to conform to warranty provisions.

3. Refer to Section 2 - Design Guidelines, 4.6 Fire and Life Safety Measures, for a

summary of all fire and life safety system requirements.

4. Reference the Residential Hot Water Heating Association Guidelines latest edition, published by the Residential Hot Water Heating Association of BC, where applicable.

Design Requirements

1. Provide positive pressurization in all common corridors. 2. Insulate pipes and ducts to MNECB requirements. 3. Avoid duct liners where possible. If used, provide as a minimum, cloth lined type

similar to “Linacoustic”. 4 Design Temperatures (Heating): Design to indoor design temperature of 21°C

(70°F). System design shall be based on BC Building Code climatic data for the 2-1/2% January design temperature for the location.

13 The Model National Energy Code for Buildings (MNECB) is a model energy code developed by the National Research Council of Canada. It addresses building envelope, heating, ventilation and air conditioning systems, service water heating, lighting, and electrical systems. 14 The commercial Building Incentive Program is a Federal energy efficiency program that targets institutional and commercial buildings. The program provides modelling tools and a financial incentive to building owners who achieve a 25% reduction in energy use, compared to a building constructed in accordance with the MNECB.

HEATING, VENTILATING AND AIR CONDITIONING Section 15500 BC Housing Construction Standard


5. Design Temperatures (Cooling): Design for maximum indoor temperature of 24°C (75.2°F) when outside air is 30.5oC. (87°F.) Maintain a difference of 8.5°C (47.3°F), when outside temperature exceeds 30.5°C (87°F).

6. Provide base connections to enable independent gas metering of residential suites,

common areas and, where applicable, for areas with separate lease agreements. 7. Radiant heated concrete floors shall not exceed the temperature of 30C

(85F) when covered with vinyl flooring.

Air Conditioning

1. Air Conditioning is required for all projects as noted below (refer to the BC Building Code, Appendix C, for climatic data):

• in all areas of the building (e.g., dwelling units and common areas) - in

municipalities where the July 2.5% design temperature is equal to or exceeds 30.5° C dry bulb and where the indoor temperature would exceed 25º C at the above design temperature.

• Based on the BC Building Code data, cooling is required in all areas of the

building in municipalities such as: Agassiz, Alberni, Ashcroft, Cache Creek, Carmi, Castlegar, Cranbrook, Crescent Valley, Grand Forks, Greenwood, Hope, Kamloops, Kelowna, Kimberley, Lillooet, Lytton, Merritt, Montrose, Nakusp, Nelson, Osoyoos, Penticton, Port Alberni, Princeton, Revelstoke, Salmon Arm, Trail, Vernon, Youbou.

• in common areas only, but not including corridors (e.g., amenity,

administration and support, and hospitality) - in municipalities where the July 2.5% dry bulb temperature is less than 30.5° C, unless factors noted below indicate a need for cooling in the residential suites.

2. The Consultant shall take into consideration project specific factors such as

climatic data, microclimate conditions, building envelope thermal resistance, orientation, glazing area and other relevant factors that affect heat gain to determine cooling requirements for the project and to ensure compliance with the Design Temperature (Cooling) performance requirements noted in this section.

Commercial Kitchen

Refer to Section 11400 Food Service Equipment for commercial kitchen mechanical requirements.

2.0 Products

Heating System – Energy Source



See 4.5.2 in Section 2- Design Guidelines

Electric Heating: refer to Section 16000 General Electrical Provisions, 2. Products.

Air Conditioning – Suites:

1. All air conditioning units shall be Energy Star rated. 2. All units shall have electronic, remote mounted thermostat.

3. Chassis shall be slide-in, plug-in type; ready to operate after installation.

Hermetically-sealed refrigerant system with external vibration isolated rotary type compressor, condenser and evaporator coils and capillary refrigerant control.

4. Warranty: Provide full 1st year warranty. Manufacturer shall repair or replace

any part which proves to be defective due to workmanship or materials, free of charge. This includes parts and labor.

5. 2nd - 5th Year Warranty: Provide full 2nd - 5th Year sealed system warranty.

Manufacturer shall repair or replace the evaporator, condenser, compressor or connecting tubing which proves to be defective due to workmanship or materials, free of charge. This includes parts and labor.

6. Noise Rating: Supplier to submit sound power levels for unit operation and allow

for field review of an operating system prior to ordering equipment. Unit suitability is dependant upon the outcome of the field review.

7. Installation: Install to Manufacturer’s recommendations. Secure unit rigidly to

chassis, seal around chassis, mount true to wall frame.

Ventilation

1. Fresh air intakes must be galvanized steel or aluminum watertight hood type or weatherproof louver type with insect protection. Wall type grills are not acceptable. All exhaust hoods must have a backdraft damper. Intakes must be designed to prevent rain penetration at design wind pressure for the location. Connections must be sealed to the weather barrier of the wall assembly. Each hood must be connected to the duct it serves by durable airtight connections. Screens must be removable for cleaning, without seal damage.

2. Exhaust and fresh air intakes must connect directly with the exterior. Venting through a soffit is not acceptable. Provide a minimum 3048 mm (10’-0’) separation between exhaust vents and fresh air intakes.



Suite Ventilation

1. Suite ventilation to comply with the requirements of ASHRAE Standard 62.2 edition accepted by Authority Having Jurisdiction "Ventilation for Acceptable Indoor Air Quality" and BCBC. Supply air ducted directly to each suite is recommended.

2. Suite ventilation systems shall have heat recovery with a minimum sensible heat recovery effectiveness of 60%. Heat recovery exhaust fans shall run continuously. One recommended approach is to duct bathroom exhaust into central vertical duct(s) and pass exhaust air through a central heat recovery unit that may be used to pre-heat central supply/makeup air. Heat recovery shall be equipped with a by-pass to limit overheating during the summer.

3. Provide kitchens with 2 speed, 180 cfm range hoods ducted to outdoors. Maximum sound level 5.0 sones, covered light.

4. Non centralized bathroom exhaust systems shall utilize ultra-quiet exhaust fans equal to Broan S50U, 0.5 sone at 50 cfm or S80U, 1.0 sone at 80 cfm.

Corridor Ventilation

1. Provide a corridor ventilation system that has sufficient air volume to make up exhaust air volumes.

2. The supply air to the corridors shall be through sidewall diffusers that provide a

quiet, draft-free air flow.

Common Laundry Rooms

1. Provide lint traps, accessed by hatch.

2. Provide make up air supplied directly from the exterior or other means as required by the mechanical consultant. Include provision for adequate make up air. Make up air shall be in equal volume to the exhausted air volume. The make up air must be heated to room temperature with fully modulating controls. Transfer of excess air from surrounding rooms may be used. Consider concentric supply and exhaust duct wit exhaust in centre duct and makeup air in external ring to back of dryer with sufficient heat provided behind the dryer to finish heating the makeup air.

3. Exhaust dryers directly to building exterior (outside).

4. Provide dryer exhaust duct(s) to 102 mm (4”) from floor level.

5. Consultant to ensure that adequate space is provided to service commercial

equipment.



Parking Exhaust: Provide mechanical exhaust ventilation for common underground or

enclosed parking areas, controlled by CO and combustible gas sensors. Locate parking exhaust louvers a minimum of 3048 mm (10’-0”) clear of any operable window or fresh air intake.

Temporary use of systems 1. Obtain the Owners’ permission prior to using any permanent heating or

ventilation systems during construction. 2. Prior to approval, the Contractor shall confirm in writing that use of heating

equipment during construction does not void warranty. If approved, the Contractor must ensure that all filters are in place prior to use of the equipment.

3. The Contractor must also overhaul any mechanical equipment used for temporary

heating or ventilation, prior to completion of project as follows:

1. Replace all filters. 2. Clean all pipes and ducts. 3. Inspect and lubricate all equipment.

Labelling 1. In projects with a central distribution system, identify main valves, pipes and

devices. In individual units identify each hot water heating zone indicating room, area of service and length of each loop if system is radiant in-floor heating.

2. Band main piping with 51 mm (2”) wide pressure sensitive self-adhering plastic

coated tape, colour-coded. Provide colour code and arrows and words to identify pipe or duct function and flow direction.

3. Provide colour-coded piping in boiler and equipment rooms complete with flow

indication. Provide to each valve in these rooms a brass tag, embossed with valve number. Install charts listing these valves and their purposes, together with remarks concerning operation, in glassed-in frames fixed to the walls of rooms.

4. Provide a directory of these valves.

3.0 Execution

Connect natural gas supply lines to equipment with proper approved flexible connectors.



Construction assembly penetrations: 1. Fit wall finishes and cabinet backs neatly around openings for supply and waste

piping where pipes are hidden in cabinetry.

2. Caulk gaps between wall finishes and pipes where the gap is less than 13 mm (1/2”). For gaps greater than 13 mm (1/2”), provide escutcheon plate.

3. Where escutcheon plates are too small to cover the gap, neatly patch with the

prefinished material used for cabinet backs or with the same wall finish as the pipe surround.

4. All openings through fire separations shall be repaired to maintain the integrity of

the fire separation. Any openings around piping or ductwork shall be sealed with a ULC listed fire-stop and smoke seal system. Refer to Section 07840 Firestopping and Smoke Seals. Openings greater than 129 cm2 (20 in2) are not permitted by the BC Building Code.

5. Provide vibration and acoustic isolation treatment for mechanical equipment, to

prevent vibration and noise transference to adjacent living spaces.

Piping

1. Insulate heating and cooling piping with preformed glass fibre type insulation. Insulate all supply and return piping as required by MNECB.

2. Provide supports for pipes. Maintain required grading by adjustment; allow for

expansion and contraction and produce a neat appearance. Design supports to suit loading and services. Prevent undue stress to structural members. Supports must secure pipe and prevent vibration.

3. For all copper horizontal piping use wrought clevis hangers 25 mm (1”) larger

than pipe diameter suitable for vertical adjustment, isolated from pipe with plastic tape.

4. Provide access panels to concealed valves and clean-outs. ULC rating required in

rated assemblies.

5. Install escutcheon plates at piping penetrating wall.

Ducts

1. All duct joints must be sealed with a water-based duct sealant to ensure no air leakage into surrounding space. Where a duct passes through cold space, it must be insulated with glass fibre wrap to prevent condensation within the duct.



2. Ducts which penetrate the weather barrier of the exterior wall assembly must be sealed to the weather barrier using self-adhesive bituminous membrane, expanding foam sealant, and/or an accessory specifically designed to provide a water and air tight connection to the weather barrier of the exterior wall assembly.

4. Make up air duct to be insulated to appliance if it passes through a heated space.

Seismic Restraint

1, Seismic restraint must be provided for all mechanical equipment and accessories including attachment to structural members where required by code.

2 Letter of Assurance from Structural Engineer on commencement of design and

completion of field review must be provided to confirm that seismic restraint meets regulatory requirements.

END OF SECTION

ELECTRICAL GENERAL PROVISIONS BC Housing Construction Standard Section 16000


ELECTRICAL GENERAL PROVISIONS 1.0 General

Energy Consumption for the building shall be 25% less efficient than the MNECB.

All material and/or equipment installed must bear evidence of CSA approval or special CSA certification acceptable to the Chief Inspector of Electrical Energy for the Province of British Columbia, and/or the authority having jurisdiction.

All equipment must be cleaned during construction and thoroughly cleaned to “as new” condition prior to Substantial Performance.

Where, in the following clauses of the criteria, reference is made to the "Canadian Electrical Code (or CEC)" it must refer to the latest edition and addenda to the British Columbia Electrical Code Safety Act and Regulations as stated above

Execute all work in a workmanlike manner, to present a neat mechanical appearance. Co-ordinate and arrange equipment in proper relation with other apparatus, ducts, pipes, etc. and with building construction and finishes.

Refer to General Requirement section for details regarding project closeout deliverables such as As-Built Drawings and Maintenance Manuals.

Project design shall incorporate sustainable technologies similar to those found in projects following the LEED™ Building Rating System. LEED™ Certification is not a requirement.

Refer to Section 2. Design Guidelines, 4.6 Fire and Life Safety Measures, for a summary of all fire and life safety system requirements.

Commercial Kitchen – See 11400 Food Service Equipment for commercial kitchen electrical requirements.

Elevators – See 14200 for elevator requirements. Insure provisions for all related infrastructure is included in the electrical/telecommunication systems.

2.0 Products

Utility Services

1. Provide termination for incoming Hydro, Telephone and CATV ducts and cables. Obtain service connection point and locations of all ducts with Supply Authorities before installation. Provide nylon pull cord for Hydro, Telephone, and CATV ducts. Include all Hydro utility, Telephone utility and CATV charges. Include secondary conductors where required by the local Hydro utility.

Section 16000 ELECTRICAL GENERAL PROVISIONS BC Housing Construction Standard


2. All service connections to utility networks must be underground unless prohibited.

Main Distribution and Metering

1. Main service voltage must not exceed 250 unless specific approval is received from the Electrical Consultant, Owner and BC Housing. This condition is imposed to limit maintenance costs associated with services of higher voltage.

2. All revenue metering requirements to local utility standards including meter cabinets, meter sockets assemblies, etc., must be provided. Arrange with local utility for supply and installation of meters.

3. Revenue metering requirements to local utility standards must be provided. The initial installation shall include a single utility revenue meter for the entire building. The design shall include provisions for utility revenue metering of each residential suite and provision for utility revenue metering of common areas. The provisions shall include all requirements including meter cabinets, meter sockets assemblies, etc. The intent is for a single utility meter on the entire service with the ability to change to individual utility metering in the future should the project parameters change.

4. Each residential unit must be provided with provisions for a separate utility power meter. Include provisions for independent electrical metering for common areas and, where applicable, areas with separate lease agreements. Meters and disconnecting means must be located in a dedicated lockable service room or closet.

5. Communal power and lighting for laundry equipment, parking lighting, corridor lighting, etc., must be metered independent from the residential suites. Common area distribution equipment and metering may be located in the main distribution room with main switch, etc.

6. A complete system of grounding must be provided in accordance with code requirements. Provide a ground for telephone system equipment.

Emergency Power

1. Provide Emergency Generator for operation of a minimum of one (1) elevator, all emergency lighting, all EXIT signs, all power to sprinkler equipment, power to fire alarm equipment, power to central heating and hot water system (boiler control circuit and circ pumps where provided) and power to a minimum of two (2) microwaves, one (1) fridge, and three (3) counter plugs in common dining area.

This requirement exceeds code. The intent is to provide a level of power during utility power outages to allow the facility to meet basic residents’ needs. In



addition it is to insure residents can be moved throughout the building regardless of their mobility needs.

Heating needs within the building are intended to a minimum level to sustain the common areas of the building during power outages. The minimum needs of the facility are anticipated as being a central area where residents can congregate and receive a basic level of services such as warm refreshments.

2. The generator installation shall conform to CAN/ULC C282 Emergency Electrical Power Supply for Buildings. The generator shall provide a minimum of 12 hours of backup power at full load

Branch Circuit Panelboards

1. CSA approved panels must be provided. All common area Panelboards must be bolt on (or equal) moulded case circuit breaker type, with copper mains, rated for the available interrupting capacity.

2. Residential suite panels must be provided with main disconnecting means (main breaker) and must incorporate a means to lock out range branch circuit.

3. All two and three pole breakers must have common trip type with single handle.

4. A minimum of 20% spare capacity must be provided for all common area Panelboards.

5. Locate suite electrical panel board in an accessible location.

Wiring Methods

1. All wiring must be copper, except for main distribution feeders size #3 or larger where aluminum wiring of the same ampacity may be substituted. Copper tails or high compression lugs on aluminum feeders must be provided.

2. NMD 90 (Loomex) cable in stud partitions may be used where permitted by code.

3. Minimum conductor size must be #12 AWG except for 15 Amp branch circuits within suites, where #14 AWG may be used.

4. Distribution and Panelboard feeders must use either multiple conductor in conduits or multi conductor cables.

5. Conduits must be EMT type except where susceptible to mechanical damage, where rigid threaded galvanized steel conduit must be used. Exposed conduits must run parallel or at right angles to building lines and must be painted to match surroundings.



6. Underground conduits for branch circuit wiring and conduits in slab must be heavy wall Rigid PVC or ENT where permitted by code.

7. All conduit must be installed concealed in slabs, ceiling space or partitions except where permission is specifically obtained for running on the surface.

Wiring Devices

1. Outlet boxes must be sized to suit the number of conductors. Boxes in concrete must be PVC. Plates must be either white or as approved by Electrical Consultant, Owner and BC Housing, plates in service areas and where susceptible to damage must be unbreakable or stainless steel.

2. Line voltage switches in service areas must be specification grade, rated for 120 Volt, 20 Amp operation with quiet, quick make/break toggle movement and totally enclosed case. Mounting height must be 1067 mm. (42”.) above finished floor to centre of box.

3. Receptacles in non-residential areas must be specification grade, duplex, polarized type complete with parallel and U-grounding slots and rated at 15 Ampere, 125 Volt. Mounting height must be 508 mm. (20”) above finished floor to centre of box.

4. All wiring devices in residential areas may be residential grade white finish, “Decora” style or as approved by Electrical Consultant, Owner & BC Housing. Mounting heights to conform to Section 2, Design Guidelines.

5. Receptacles for recharging of mobility aids must be provided in scooter storage or designated area. These receptacles to be provided in addition to receptacles referred to herein, and in addition to receptacles required by code.

6. Receptacles, telecommunications and television outlets on common or party walls shall be installed such that the continuity of the fire separation is maintained. All communication outlets must be provided with backboxes.

7. Weatherproof receptacles for block heaters must be provided in Zone 2 cold climate areas, such as the Interior and the North.

8. Weatherproof GFCI duplex receptacles for exterior building maintenance must be provided. These receptacles to be located to minimize potential damage and misuse.

9. Weatherproof GFCI duplex receptacles must be provided at each unit balcony or patio and at all common area patio or balcony.

10. Provide dimmable light switch in dining room, compatible with light fixture.



11. In bedrooms, provide a ceiling mounted fixture(s) with a switch at the entry to the room. In addition, provide a three-way switched wall outlet near the head of the bed with one switch at the door to the room and one at the bed.

12. Provide a ground fault current interrupter (GFCI) electrical outlet at each bathroom vanity in all residential suites, in a location accessible from a seated position.

13. Accessible units – Provide convenience outlets, light, fan and range hood controls at locations accessible from work or seated positions. Refer to CMHC, Housing for Persons with Disabilities.

14. Provide ARC Fault breakers for all bedroom receptacles as per CEC requirements.

Table: Electrical Device Mounting Heights

Device Description Height above floor (mm)

Height above floor (ft - in)

Light switches - to centre 1067 mm 3’-6” Duplex receptacles - to centre 508 mm 1’-8” Thermostats – to centre; align vertically with light switch

1219 mm 4’-0”

Lighting

1. Adequate illumination must be provided in all areas. Lighting must conform to the requirements of ASHRAE 90.1, and other applicable Federal, Provincial & Municipal regulations

2. Fluorescent luminaires may be compact fluorescent (PL) or standard fluorescent units (T8). Standard length units must be utilized wherever possible and units must be hardwired. Use of compact fluorescent lamps with medium base sockets, which fit standard fixture lamp holders, is not acceptable.

3. High Intensity Discharge (HID) lighting may be used for interior lighting were noise considerations are adequately addressed and the source is appropriate.

4. Incandescent lamps should be avoided, replaced with compact fluorescent or other more energy efficient lighting.

5. Fluorescent luminaires must incorporate either compact or linear style lamps for common areas. Energy efficient technology must be integrated into the chosen luminaire. Ballasts must be high power factor, rapid start, sound rating “A”, energy saving electronic type where appropriate. Energy efficient hybrid style electronic/magnetic ballasts may be used for underground parking areas.



6. Compact fluorescent sources are preferred for exterior applications at building entries, exits and patios in Lower Mainland, Vancouver Island areas. The use of fluorescent luminaires outdoors in areas of colder climates should be avoided.

7. Exterior area lighting must be High Intensity Discharge and must be designed to limit light trespass onto adjacent properties and into adjoining rooms and to reduce glare from luminaire “hot spots”. Luminaires must be located to provide easy maintenance.

8. A ceiling mounted luminaire must be provided in each bedroom. Switch must be located at entry door.

9. Crawl spaces and accessible attic spaces must be illuminated utilizing luminaires with mechanical protection of lamps. Lighting design must incorporate means to adequately locate and service equipment, ducting, etc.

10. Ensure that all light fixtures are selected to minimize glare.

11. Light fixtures in bedrooms and suite corridors must contain two or more bulbs.

12. Lighting levels must conform to the following minimum requirements:



Minimum Lighting Levels

Room or Space Description

Light level Average in Lux

(lm/m2) (Foot-candles)

(lm/ft2)

W/m2 (W/ft2)

(watts /sq. ft.)

Preferred Lighting source CRI (Colour Rendering Index)

Lamp Colour Temp in °K

Underground Parkade Traffic Aisles 110

(10) 3.2

(0.3) Fluorescent, 85 CRI, 4100°

Pedestrian access, vestibules, stairwells, elevator lobbies

220 (20)

3.2 (0.3)

Fluorescent, 85 CRI, 4100°

Entrance from Roadway into parking, (first 15 meters min.)

550 (51)

5.4 (0.5)

Fluorescent, 85 CRI, 4100° Metal Halide, 75 CRI, 4000º

Remaining Areas 55 (5)

1.6 (0.15)


Common Areas Storage Rooms 55

(5) 3.2

(0.3) Fluorescent, 85 CRI, 3500°

Service Rooms, Laundry 550 (51)

11 (1.0)


Commercial Kitchen 550 (51)

11 (1.0)


Public Washrooms 110 (10)

8.6 (0.8)


Public Corridors and Stairs, including service stairs and halls.

110 (10)

11 (1.0)


Recreation Rooms 110 (10)

11 (1.0)


Exterior Walkways 55 (5)

1.1 (0.1)

High Intensity Discharge

Exterior Entrances 110 (10)

11 (1.0)

High Intensity Discharge

Emergency Lighting - Stair 50 (5)

Emergency Lighting – Stair Landing 20 (2)

Residential Units Dining Room 325

(30) 27

(2.5) Incandescent-Dimmable

Kitchen - General 325 (30)

22 (2)


Kitchen - Stove/Sink 550 (51)

24 (2.2)


Bathroom - General 325 (30)

22 (2)

Incandescent or Fluorescent, 85 CRI, 3500°

Bathroom - Sink 550 (51)

22 (2)


Bathroom - Shower 325 (51)

22 (2)

Recessed, Incandescent or Fluorescent, 85 CRI, 3500°

Bedrooms (Lighting to be at task, i.e. Closet and bed head, table lamps should be considered as a component of the installed lighting)

325 (30)

13 (1.2)




Emergency Lighting and EXIT signs

1. Emergency generator must be utilized for supply of power to emergency lighting. All luminaires used for emergency lighting must immediately illuminate on actuation of emergency power source. This precludes the utilization of HID lamps for emergency lighting due to lamp re-strike times. HID luminaires incorporating auxiliary quartz re-strike lamps are acceptable. Refer to Minimum Lighting Levels for Emergency light levels. Note Emergency Lighting levels exceed code requirements.

2. Emergency battery packs and remote heads must be utilized in generator room, electrical rooms, mechanical rooms and machine rooms. Each pack must be sealed lead acid type with a minimum 5-year manufacturers warranty, wall mounted with approved bracket supports. Remote heads must be 12 Volt seal beam style.

3. The total load (lighting heads connected) connected to the battery must operate for time required by the BC Building Code with a minimum of 87.5% of rated battery voltage output. Note the required emergency lighting levels exceed BC Building Code minimum requirements.

4. EXIT signs must be located to clearly indicate the direction of travel and be clearly visible. EXIT signs shall be posted at all exits and the building entrance regardless of building height. All EXIT signs must be connected to both normal power source and approved emergency power source. Separate raceways must be provided for each source. Use of self-powered EXIT signs is acceptable.

Fire Protection – Fire Alarm System

1. Provide a complete and operational 2-stage Fire Alarm system configured initially to operate as a single stage system, unless otherwise directed by the Owner and Consultant.

The intent is to provide wiring infrastructure and control panel for a 2-Stage fire alarm system in the initial installation. Should the system need to be changed to 2-stage operation in the future this can be achieved with minimal disruption and cost, by replacement of fire alarm manual pull stations and programming changes to the control panel to conform to 2-stage operation.

2. The Fire Alarm must also include Voice Communication system capable of transmitting announced messages advising residents to evacuate the building on activation of the fire alarm. The system must include all required components including amplifiers, paging speakers, paging microphone at the Fire Alarm Annunciator, speaker system zoning per floor and per fire compartment. The paging speakers may be utilized to provide simulated bell tones in lieu of installation of fire alarm bells and/or buzzers.



The intent is to provide the complete system to permit integration of the Voice Communication ability into each project based on the needs of the Operator. Initial operation of the Fire Alarm System could maintain only the simulated bell tone as the audible alarm signal. Operating parameters for each facility must be reviewed during the design development phase and the Sequence of Operation of the entire fire alarm system must be clearly defined and reviewed with the Operator. All projects must be provided with Voice Communication System. Note: The above requirements exceed Building Code.

3. In Suite Fire Alarm Signals - The BC Building Code requires provisions for visual fire alarm signals in each room of each suite for persons with hearing impairment. To comply with fire alarm signal requirements, audible and visual signals interconnected to the fire alarm system shall be installed in each suite and clearly labelled as fire alarm (e.g., in the entry, in each bedroom and living area). Combination style strobe / buzzers (speakers) mounted in single gang wall boxes at 2280 mm (7’-6”) must be installed in each bedroom sleeping area and a strobe only in the living and entry. (Refer to BC Building Code 3.2.4.20 (4) for visual signal requirements).

4. In-suite audible fire alarm signal silence switch, as required by BC Building Code 3.2.4.19. (9), shall be located at accessible height and shall be clearly labelled.

5. Common Area Fire Alarm Signals - Audible and visual signals shall be provided in all common areas throughout the building. Provision of visual signals in common areas is consistent with the BC Building Code, 3.2.4.18. (4).

6. All fire alarm interlocks with other equipment (re-circulating air equipment, magnetic door holders, commercial cooking fire suppression systems, etc.) must be provided.

7. Fire alarm verification must include verification of the transmitted signal between the fire alarm system and the remote monitoring facility. A letter documenting the type of signal received by the monitoring facility must be submitted prior to occupancy. Fire Alarm monitoring facility must receive separate signals for Fire Alarm, Fire Alarm Trouble and Sprinkler Supervisory. The letter must be received prior to Substantial Performance.

8. The fire alarm system must comply with the ULC S524-01 and the Canadian Electrical Code. Inspection must comply with the ULC Standards S537 M and be carried out by an approved organization other than the installing company doing the work or the manufacturing company supplying the fire alarm system. Sprinkler system flow switches (alarm) and valve switches (supervisory or tamper) must be connected to the Fire Alarm Panel and indicated on the annunciator panel.



9. Provide in-suite smoke detectors for door locations as specified in Electro-mechanical Closers in this section. Detectors shall comply with the requirements of the BC Building Code, 3.1.8.12 and NFPA 72 and 80 for hold open devices and the following requirements:

• In-Suite Detectors for these doors are not required to be part of the fire alarm system and should be located on the ceiling just inside the room or suite entry.

• Corridor smoke detectors shall be used to operate closers only on the floor and in the fire alarm compartment associated with the initiation of an alarm signal from the corridor smoke detectors.

The objectives are;

to maintain operation of door closers outside of the area where smoke is detected.

to avoid activating the fire alarm system but still activate the suite entry door closer to prevent smoke migration to the corridor.

to provide visual remote annunciation of in-suite smoke detectors to provide early warning and facilitate action by the Operator.

• Provide a display at the annunciator main panel or sub panel that identifies the suite or room, activated by the smoke detector. The suite or room smoke detector signal is not required to be monitored by the fire department.

• Specify “smart” smoke detectors to minimize false alarms. Smart detectors are devices that are self-adjusting to changes in the atmosphere in the area they are covering.

10. User functions of fire alarms shall be installed at accessible height, e.g., not more than 1219 mm (4’0”) above the floor.

Fire Protection – In-Suite Smoke Alarms

1. 120 Volt Smoke Alarms conforming to BC Building Code 3.2.4.21 must be installed in all suites and must carry a minimum 5-year warranty.

2. Smoke Alarms should be provided with a silence switch integral with the device.

3. Visual signals, (“Smoke” strobe lights), connected to, and activated by the sounding of the Smoke Alarm in conformance to BC Building Code 3.2.4.20. (4), must be installed in all rooms within the suite as required by the BC Building Code (e.g., entry, each bedroom and living area) and in all common



areas. Note this exceeds the BC Building Code requirement of outlets and power for strobes in 20% of residential suites.

Electric Heating

1. Where electric heat is installed the following must be provided:

• The equivalent of RSI 3.5 (R20) insulation above, below and behind the heating unit.

• Locate heaters in bedrooms and living rooms under windows (if necessary, provide approved units). Blank walls should be left clear of heaters to allow for furniture installation. Location coordination with furniture installation may require heating units to be split into multiple units.

• Mount heaters 44 mm. (1-3/4”) above floor in living rooms and bedrooms and a minimum of 25 mm. (1”) above floor in other areas including bathrooms. Ensure carpet installation does not block intake.

• Avoid installation of heaters in kitchens due to cleaning problems and lack of wall space.

• All electric heaters must be equipped with anti-ticking guides to eliminate expansion/contraction ticking. (Chromalox heaters with nylon jacket meet the intent of this provision.)

2. Electric heating must be controlled by wall-mounted thermostats installed at 1200 mm. (48”) above the finished floor, directly above room light switch (same centre line). Built-in thermostats are not permitted on heating appliances. Thermostats must not be installed in locations susceptible to drafts, direct sunlight or near heat sources. All thermostats must provide sensitivity to -16.6°C. (2°F.). Night set back thermostats must be provided for rooms exceeding 2000 watts of electric heat.

Auto Opener at Entry, Lobby Doors: Supply, install and connect a complete and operational system at building entry and garage lobby for automatic door opener and where disabled access is required. The auto door opener installation shall be coordinated with the Entryphone panel and shall ensure security while permitting access to residents. Security components must not impede free travel of required exits.

Electro-mechanical Closer: Provide wiring, control devices and smoke detectors to operate electro-mechanical closers for all suite entry doors and all common area doors frequently used by residents (e.g., lounges, laundry rooms, etc.). Refer to Fire Protection – Fire Alarm System, 8. Suite Smoke Detector, in this section, for detailed requirements for suite smoke detectors. Refer to Section 08410 Finish Hardware for electronic closer requirements.



Suite Entry Door Electric Operator (rough-in): Include provision for connection to electrically operated suite entry door for designated wheelchair accessible suites, where applicable. Provisions to include access to an electrical circuit, adjacent to the door frame, capable of accepting the load and provision for conduit to facilitate wiring to a future electric strike. Access to conduit shall be provided without significant cutting and/or patching of drywall. An acceptable termination location for the circuit and conduit from the doorframe may be in the entry closet provided the routing to the power operator, typically located above the door frame, will not significantly impact the finishes in the area. Alternatively the provisions may be incorporated to outlet boxes with blank covers at the door head.

Corridor Fire Doors: Each corridor shall be separated into at least two zones by fire rated doors equipped with hold open devices connected to the fire alarm system. Provide all wiring, equipment and connections to the fire alarm system in accordance with requirements for hold open devices.



TECHNOLOGY SYSTEMS 1.0 General

Personal Call System

1. A resident activated, wireless personal call system shall be installed in all common areas complete with wall mounted call communicators capable of voice communication or receiving signals from pendant transmitters.

2. All calls must be monitored 24 hours a day, 7 days a week. The system shall be connected to a remote monitoring agency.

3. Systems that permit local signals transmitted via pager to staff should be considered.

4. As noted in Fire Protection - In-Suite Smoke Alarms in this section, central annunciation of the 120-Volt Smoke Alarm by interconnection of the Smoke Alarm to the Personal Call System should be considered.

5. All suites shall have an In-suite Personal Call communications jack (CA38A) to support a personal call system (e.g. Lifeline) within each suite. The In-suite Personal Call communications jack shall form a part of the telecommunications Cable Plant.

6. Provide an electrical outlet adjacent to the communications jack.

7. The Owner will supply the In-suite Personal Call system receiver/communicator.

8. Acceptable manufacturers: Lifeline or approved alternate.

Telecommunications Cable Plant

1. A complete telecommunications Cable Plant shall be provided. The Cable Plant includes all components to support telecommunications services from the service provider demarcation point to the telecommunications outlet.

2. The Cable Plant, as a minimum, shall support all systems mentioned herein (e.g. Personal Call System, Entryphone System, Telus TV, telephone, ADSL Internet access etc.).

3. Cable plant design and installation shall meet or exceed the recommendations outlined in the following standards:

• BC Building Code (including variance by local authorities)

• Canadian Electrical Code (including variances by local authorities)



• TIA/EIA 570 Residential Telecommunications Cabling Standard

• Telus TV Cabling Requirements

• TIA/EIA 568B Telecommunications Cabling Standards

• TIA/EIA 607J-STD-607A Telecommunications Grounding Standard

2. The telecommunications cable plant and all of its components shall meet or exceed TIA/EIA standards for Category 5e performance.

3. Telecommunication Rooms

• There shall be one Main Telecommunications room/area. This room shall be the location for service provider demarcation points as well as other base building system equipment. The Main Telecommunications Room a security sensitive room and the overall location and door hardware shall be designed to mitigate potential threats.

• Sub-telecommunications rooms or closets shall be provided as required by TIA/EIA standards to service the building/facility.

• Plywood backboard for the telephone distribution equipment and wiring must be provided in the main distribution room. Sub distribution closets must be provided throughout in accordance with Telus and TIA/EIA requirements.

4. Backbone Cabling

• Backbone cabling shall be provided to provide connectivity from the Main Telecommunications Room to the Sub-Telecommunications Room/Closets to support service provider services from the demarcation point to each telecommunications outlet.

• Voice tie cables shall have at least 50% spare capacity.

• Provide data backbone cabling if required to support voice and data applications. If fibre optic cabling is required, provide 50 micron, multimode fibre.

• Cabling run in conduit under slab for in areas that are susceptible to water penetration shall be rated for such installation.

• Cabling routed between buildings shall have copper protection.

5. In-suite Telecommunications Cabling

• Each suite shall have a Suite Demarcation Point.



• All in-suite cabling shall have at least Category 5e performance.

• Telephone jacks shall be RJ11/12.

• Data jacks shall be RJ45.

• Each suite shall be provided with a CA38A jack for provision of Personal Call System installation. The intent of the CA38A jack is to provide override for the Personal Call System to maintain top priority over other telecommunications components such as fax machines and modems. Ensure that plug receptacles are included near all telecommunication outlets.

• Resident suites – each resident suite shall be provided with a minimum of 2 telephone outlets. An outlet shall be provided in each bedroom and the living room.

• For each Television Outlet shall also have a Telus TV jack (refer to Telus TV standards).

6. Telecommunications Pathways

• Main Telecommunications shall have conduits to all Sub-telecommunications Room/Closets.

• Sub-telecommunications Room/Closets shall have conduits to each Suite Demarcation Point.

• Telecommunications outlets (for voice, data or CATV) in common spaces shall have a minimum 1” conduit to the telecommunications room serving that area.

7. Data Communication – telecommunications outlets in common areas shall meet or exceed Category 5e performance for both voice and data applications. Provide data backbone as required (see Backbone Cabling herein). Data jacks shall be Category 5e RJ45 type.

8. Telephone home runs, horizontal cable, from main or sub-distribution rooms or closets to designated common areas such as offices, resident library/internet and resident lounges shall be minimum 4 pair UTP category 5e via 1” conduit.

Cable Television System

1. A complete outlet and wiring system for cable television service must be provided. All work must be in accordance with the recommended standards of the local Cable Television Provider.



2. Plywood backboard for the television distribution equipment and wiring must be provided in the main distribution room. Sub distribution closets must be provided throughout in accordance with Cable Television Provider requirements.

3. All cabling for television must be provided from demarcation point (main distribution room) to television jacks within the suite.

4. Each residential suite must be provided with a minimum of 2 television outlets. An outlet must be provided in the master bedroom and one outlet in the living room.

Entryphone System

1. Entryphone system must be provided at the main entrance to buildings with a common entrance and other visitor access points such as underground visitor parking. The Entryphone master panel must be located in an area protected from the weather.

2. The Entryphone system must be a non-subscriber line type c/w call waiting capable of interrupting an active call and shall be an Enterphone 2000 series or approved equal. The master panel must be complete with a microphone, built in speaker and directory panel adequately sized to accommodate all residents.

3. Each residential unit must have the capability of receiving calls from the Entryphone master panel and releasing the door via the system. Each resident must be able to operate the system without the need for a residential phone line from the local utility.

Security System

1. Security Systems include Access Control, Intrusion Detection and Video Surveillance (i.e. CCTV) Systems.

2. Security System Requirements vary significantly with varying threats due to factors such as location, what other facilities are around the building etc. For this reason, the Consultant shall review security issues at the design development stage and incorporate cost effective security systems subject to the review of the Sponsor and BC Housing. The site specific technical requirements for these systems shall be identified during design stage to allow for coordination and inclusion in the contract documents. Measures such as proximity card access systems, closed circuit TV and security alarms should be considered and the related costs must be identified prior to project commitment.

3. As a minimum, the following Security Systems shall be provided:

• Access Control System



1. There shall be a proximity reader at the main entrance to allow residence entry into the building. The proximity card reader should be located on the Entryphone panel.

2. There should be proximity readers to amenities and common areas where accessible by general public or other user groups.

3. If there is an underground parkade, there should be a RF system to allow residents entry and exit.

4. Combination RF and proximity key tags should be used to avoid carrying a keyfob and RF “clicker”.

• Intrusion Detection System

1. The mailboxes shall be monitored. The door position switch on the mailboxes (i.e. used by mail delivery persons) is to be bypassed during regular mail delivery times and armed otherwise.

2. A local peizo shall sound a local alarm if the mailboxes are breached while armed.

3. The intrusion detection shall have the capability of being monitored.

4. Each emergency exit only doors shall have a proximity request to exit device (REX). The request to exit device shall monitor door held open and door forced open occurrences and sound a local peizo when these occurrences are detected.

• Video Surveillance System

1. There shall be one camera (not integral with entryphone panel) mounted on or above the entryphone panel to allow residents to view visitors for visual confirmation before allowing entry.

2. Where a parkade exists, provide a camera viewing visitors parking areas and cars entering the residents parking.

3. Cameras shall be dome-type and vandal proof.

4. Video Signals shall be modulated and combined into the CATV distribution system. Coordinate modulated channel with CATV provider. This is to allow residents to view video signals from a regular TV connected to the CATV cabling. There shall be no more than 4 video signals sent out.

5. Video signals shall also be recorded. Video recorder shall be a DVR-type with at least 1 week capacity.



3.0 Execution

Labelling And Identification

1. All panels to be c/w a typewritten circuit directory which must be set in a metal holder complete with a plastic cover on the inside of the panel.

2. Other equipment and apparatus including all switchgear, transformers, disconnects, contactors, junction boxes, fire alarm components, communication equipment, motors, instruments, control devices, incoming service and communication cable must be labelled, using 118 mm. x 31 mm. (¾” x 1-1/4”) adhesive lamicoid nameplates.

3. A lamicoid label must be provided naming the Consulting Electrical Engineer. This label must be located on the main distribution equipment.

4. All common area receptacles and switch cover plates to be c/w label indicating panel name and circuit number.

5. All recessed junction boxes to be labelled in indelible ink indicating function of junction box (equipment name, fire alarm, emergency or exit) and panel name and circuit number. Labels to be located on the side of the junction box and on the cover plate.

6. All conduits, conductors, wires to be labelled in indelible ink at panel and all junction boxes indicating device being fed, panel name and circuit number.

7. Labels must identify all electrical equipment mounted or connected. Colour coding of conduit, junction boxes, etc. shall be provided.

Fire, Sound And Vapour Barriers

1. Openings around electrical wireways passing through sound rated walls must be filled with soundproofing materials.

2. Fire stops as required by the current edition of the BC Building Code or Vancouver Building By-Law must be provided. Fire stop and smoke seal material must be used to seal any penetration of compartment separation in concealed spaces. Refer to Section 07840 Fire Stopping

3. Weather and Vapour barriers must be maintained. All penetrations must be sealed and made weather and airtight.

Drip Shields 1. Where a sprinkler system is installed, all electrical equipment must have drip

shields to protect equipment against water from the sprinkler heads.



Seismic Restraint

1. Seismic restraint must be provided for all electrical equipment and accessories including attachment to structural members where required by code.

2. Letter of Assurance from Structural Engineer on commencement of design and completion of field review must be provided where required.

Wireguards And Polycarbonate Guarding Boxes

1. All equipment and wiring devices, in areas susceptible to damage, including light fixtures, pull stations, exit lights, etc., must be protected by approved wire guards or polycarbonate boxes. These locations include but are not limited to, storage, janitorial, mechanical, electrical and similar places.

Master Lock 1. All lockable Panelboards, boxes, sub-distribution panels, etc., must have common

master lock c/w a total of 20 keys.

Plywood Backing

1. All telecommunication and telephone rooms or closets and rooms or areas must have plywood backing installed on all walls. Plywood backing must cover walls from the floor up to 1.83 m. (6 ft.-0 in.) A.F.F. and be firmly secured. Plywood must be minimum 18 mm. (¾ in.) thick Good 1 Side and be fire retardant treated.

END OF SECTION


February 2003

SECTION 5

INSPECTION STANDARDS

• CONSULTANT INSPSECTOR – TERMS OF REFERENCE • SAMPLE SITE VISIT REPORT

Inspection Standards

February 2003

CONSULTANT INSPECTOR - TERMS OF REFERENCE General The Consultant Inspector (Inspector) is engaged by BC Housing on behalf of the Sponsor for the general purpose of reviewing the construction contract documents for compliance with Independent Living BC Non-Profit Housing Design and Construction Standards (ILBC Standards) and reviewing the construction work for compliance with the approved construction documents. The Inspector also advises BC Housing and the Sponsor on the extent to which the Contractor’s progress claim is consistent with the progress of construction as observed on site. In this role, it is not intended that the Inspector assume any of the contractual or professional responsibilities of the design consultants or Contractor. The Inspector may, however, request verification from the design consultants or the Contractor to confirm that they are meeting their contractual obligations. Responsibilities 1. Pre-construction

Read and understand the ILBC Standards. Be familiar with the applicable codes and bylaws affecting the assigned project, including, but not limited to, the BC Building Code or Vancouver Building By-Law and referenced supplements. Obtain copies of the contract documents for the assigned project from BC Housing and prepare a report based on the following tasks:

• Consider submitted contract documents for compliance with ILBC Standards. • Identify any material variances from the ILBC Standards, in particular, Section 5 -

Construction Standards. • After visiting the site, consider the contract documents and report on any observed

site conditions which may not have been taken into consideration in preparing the contract documents.

• Recommend any additional field reviews or submittals required by the design team, given the particular project site and design.

• Consider the design team's response to the above report and recommend acceptance or any further actions/revisions if warranted.


February 2003

2. Construction Start-Up

The Inspector is required to meet with the Architect, the Engineering Consultants and the Contractor to: • agree on a progress claim format, copies of which are to be provided by the

Contractor to BC Housing, the Architect, the Society and the Inspector; • receive a construction schedule, prepared by the Contractor; • review mandatory field review and submittal requirements; and • establish a regular site meeting schedule and communication procedures.

3. Construction Phase

Attend site meetings with the Project Architect, Engineering Consultants and Contractor, once a month, to: • verify the accuracy of the Contractor's progress claim based on a mutual assessment

of work completed. Where there is a disagreement about the value of work completed which cannot be resolved on site, refer recommendations and reasons to BC Housing.

• verify that the mandatory field reviews and submittals, and relevant requirements from the ILBC Standards, Section 5 - Construction Standards, applicable to the assigned project, are being performed and provided by the design team consultants. The Inspector is to receive site reports from all Consultants prior to signing off on the progress draw.

Do periodic field reviews of the project as required by its size and complexity. Where the Inspector is of the opinion that reviews will be required more than twice monthly, review the proposed inspection schedule with BC Housing's Manager of Technical Services. The purpose of the field reviews is to enable observation of any material variations from the contract documents and record those variations in regular site visit reports (see Sample Site Visit Report in this section). The Inspector, while using all reasonable efforts to observe and report on deficiencies in the construction of the project, is not responsible, pursuant to these standards or in contract, for deficiencies resulting from any breach of the contractual or professional obligations of the Contractor, Project Architect or other consultant. Provide written reports of all field reviews, by courier or fax, to the Contractor, the Architect, the Sponsor and BC Housing, as soon as possible after the field visit. Outline and discuss any observed deficiencies and concerns with the Contractor's representative and the Architect, as appropriate, and note in the report items which have not been resolved.


February 2003

Obtain copies of submittals and consider for compliance with the contract documents. Provide a written report of these observations to the Architect and Contractor; and report any apparently non-compliant submittals to BC Housing. Review on-site as built mark up set on a monthly basis for inclusion of all changes. Maintain a running list of observed project deficiencies and/or unresolved issues, and update it on a regular basis, recording their resolution. These observed deficiencies shall be noted in the site visit reports under “Quality Items” until they are resolved. Attend on-site window tests and mock up inspections and review site visit reports prepared by the Building Envelope Consultant and Home Warranty provider. Note that it is the responsibility of the Architect to interpret the construction contract documents and to advise the Contractor, other consultants, the Sponsor and BC Housing with respect to relevant deficiencies or concerns. Any deficiencies or concerns observed by the Inspector shall be referred to the Architect to review and provide advice and direction as required.

4. Substantial Performance/Occupancy Phase

Obtain a copy of the Architect's deficiency list and consider its accuracy by performing some selective reviews on site. Such reviews shall not be deemed to be conclusive. Report any material variances in reported versus observed deficiencies to the Architect, the Contractor and BC Housing. Review correction of the deficiencies, confirming in writing when they have been satisfactorily addressed. When requested by BC Housing, verify appropriate deficiency holdbacks as recommended by the Architect. Perform a final inspection with the Sponsor and the Contractor prior to the end of the one year warranty period, approximately 10 months after Substantial Performance. Report any observed items of defective construction and monitor the remediation of the defects.

5. Administrative Responsibilities

Provide BC Housing with a written estimate of expected fees and disbursements for the duration of the project. When invoicing BC Housing, note: the assigned project's Cost Centre Number; General Ledger Number; Service Contract Number; Project File Number; Project Address; number of hours billed; hourly rates; dates of site visits and meetings; mileage costs; and other approved reimbursable expenses, on the invoices. Submit separate original invoices for each project on a monthly basis (faxed or photocopied invoices will not be processed). Perform assigned work on an hourly rate during normal business hours.


February 2003

6. Service Contract

The inspector will be required to execute a standard BC Housing Service Contract. General Liability insurance coverage in the amount of two million dollars is a minimum requirement of the contract, to be paid for by the Inspector. The standard service contract will be amended with the following clause: 1(q) Add, in the last line, after “Contractor”:

“except that the Inspector (in the service contract: “Contractor”) will not be liable to the Commission for services provided to the Commission under other contracts or agreements to which the Inspector is not a party and, without limiting the generality of the foregoing, the Inspector is not liable for damages or deficiencies resulting from the failure of any Architect, Engineer or other Consultant or any Building Contractor to perform their obligations under their respective contracts or professional obligations. The Inspector is acting only as an advisor to the Commission and is not liable for the design or construction of the Project.”

The purpose of this clause is to confirm that the Inspector does not assume any of the contractual or professional responsibilities of the design consultants or Contractor, nor does the Inspector assume the risk associated with those responsibilities.


February 2003

SAMPLE SITE VISIT REPORT (Consultant Inspector Letterhead) Site Visit Report Number: Project Name: BC Housing: Service Contract Number

Project File Number

Cost Code Centre

GL Code

Project Address Date: Time: Weather: Inspected by: (Consultant Inspector) Report Forwarded to: (BC Housing Technician) Copy to: (Architect, Contractor, Sponsor) 1. Workforce on Site: (Note trades on site.) 2. Progress: (Document progress by MasterFormat division or trade where

applicable.) 3. Quality Comments: (Maintain a running list of observed deficiencies until resolution

and note date of occurrence. Discuss any deficiencies with Contractor's representative prior to leaving site. Direction on resolution is to be provided only by Architect.)


February 2003

4. Schedule Comments: (Note progress in relation to Contractor's schedule.)

Note: Items 5 and 6 to be included only after monthly progress claim meeting. 5. Site Meeting/Issues: (Note any material issues from monthly progress claim meeting

that require review.) 6. Progress Claim: (Note any recommended revisions to the progress claim and attach

annotated progress claim.) 7. Photos: (Note any photos attached to report.) 8. Next Site Meeting: Prepared by: (Consultant Inspector and Company Name)



APPENDIX A

SUPPLEMENTARY GENERAL CONDITIONS TO THE STIPULATED PRICE CONTRACT CCDC2 – 1994

DESIGN-TENDER AGREEMENT

The supplementary general conditions may be revised periodically as required by changes to regulatory requirements or to coordinate with other changes in the construction industry. For this reason, a current version of the supplementary general conditions can be located on the web page, Guidelines for Developers, on BC Housing website at: http://www.bchousing.org/programs/independent/developers

Independent Living BC Page 262


APPENDIX B

SUPPLEMENTARY GENERAL CONDITIONS TO THE STIPULATED PRICE CONTRACT CCDC2 - 1994

DESIGN-BUILD AGREEMENT

The supplementary general conditions may be revised periodically as required by changes to regulatory requirements or to coordinate with other changes in the construction industry. For this reason, a current version of the supplementary general conditions can be located on the web page, Guidelines for Developers, on BC Housing website at: http://www.bchousing.org/programs/independent/developers


February 2003

APPENDIX C

BC HOUSING REVIEW LETTERS

• REVIEW PROCESS • SAMPLE LETTERS

1. DOCUMENT RECEIPT 2. PLAN REVIEW 3. SCHEMATIC DESIGN ACCEPTANCE 4. DESIGN DEVELOPMENT ACCEPTANCE 5. CONSTRUCTION DOCUMENT ACCEPTANCE

Appendix C: BC Housing Review Letters

February 2003

REVIEW PROCESS Drawings for Independent Living BC projects are required at the three stages in the BC Housing development review process listed below. These stages correspond to the phases in the Canadian Standard Form of Contract for Architectural Services - Document 6. Document 6 phases are noted in brackets. • Expression of Interest (Schematic Design Phase) • Project Commitment (Design Development Phase) - prior to development permit application

and proceeding to Construction Documents • Construction Documents (Construction Documents Phase) - prior to tendering (design

tender) or proceeding with construction (design build) A Plan Review Covering Letter will be issued with the plan review prepared by BC Housing at each stage of project development: e.g., at the schematic design, design development and construction documents stages. An acceptance letter will be issued at each stage, after all major review issues are addressed. The following sample letters will be used to document the BC Housing development review process. BC Housing will issue: • a Schematic Design Acceptance Letter at the conclusion of the Expression of Interest stage. • a Design Development Acceptance Letter at the conclusion of the Project Commitment stage. • a Construction Document Acceptance Letter at the conclusion of the Construction Document

stage. Please note the following: - For design-tender projects, documents shall not be issued for tender prior to issue of the

Construction Document Acceptance Letter. - For design-build projects, construction shall not commence prior to issue of the

Construction Document Acceptance Letter. During the review process the sponsor and their design consultant should meet with BC Housing to discuss and agree on the issues raised in the plan review.

SAMPLE LETTERS

The following sample letters are included for the project team’s reference:

1. Document Receipt Letter – all stages 2. Plan Review Covering Letter – all stages 3. Schematic Design Acceptance Letter 4. Design Development Acceptance Letter 5. Construction Document Acceptance Letter


February 2003

1. SAMPLE DOCUMENT RECEIPT LETTER Issued at each stage of project development.

Date: File: file number - 09 Sponsor Contact Sponsor name Sponsor Address Dear Sponsor Contact: RE: Project name and address This letter is to confirm receipt on date documents received of the following documents: • list of documents received BC Housing will review these documents and provide comments to you by date review will be returned. Should you have any questions about the progress of this review, please contact the undersigned at Project Officer telephone number. Yours truly, Project Officer Name Senior Project Officer pc: Architect Development Consultant Development Technician


February 2003

2. SAMPLE PLAN REVIEW COVERING LETTER Issued at each stage of project development.

Date: File: file number - 09 Sponsor Contact Sponsor Name Sponsor Address Dear Sponsor Contact: The attached BC Housing Plan Examination lists deficiencies and discrepancies noted by us in the Schematic Design / Design Development / Construction Documents submission for your project at Project address, Municipality. Please rectify these items and supply two (2) sets of revised drawings and specifications to BC Housing. A Plan Examination list items required or recommended for revision by BC Housing. The 2003 edition of the Independent Living BC Non-Profit Design and Construction Standards governed our review. As the sponsor, you are responsible for ensuring that your project conforms to these standards. Please contact the undersigned if you have any questions regarding our comments, and to confirm when a response to this review will be submitted. Yours truly, Project Officer Senior Project Officer Attachment pc: Architect Developer (design build) Development Consultant Development Technician


February 2003

3. SAMPLE SCHEMATIC DESIGN ACCEPTANCE LETTER Date: File: File number – 09 Contact Name Sponsor Sponsor Address Dear Sponsor Contact: Re: Schematic Design Acceptance for project address BC Housing has reviewed and accepted the drawings noted below for compliance with the criteria contained in Sections 1 – 3 of the 2003 edition of the Independent Living BC Non-Profit Housing Design and Construction Standards. Schematic Design Drawings/Documents accepted:

• List of drawings You may now instruct your project architect to commence the preparation of design development drawings. Please submit two complete sets of design development drawings to BC Housing as soon as they are available. BC Housing will then conduct a plan review to verify compliance with the relevant Sections of the Independent Living BC Non-Profit Housing Design and Construction Standards. Yours truly, Project Officer pc: Architect Developer (design build) Development Consultant Development Technician


February 2003

4. SAMPLE DESIGN DEVELOPMENT ACCEPTANCE LETTER Date: File: File number - 09 Contact Name Sponsor Sponsor Address Dear Sponsor Contact: Re: Design Development Acceptance for project address BC Housing has reviewed and accepted the drawings noted below for compliance with the criteria contained in the 2003 edition of the Independent Living BC Non-Profit Housing Design and Construction Standards. Design Development Drawings/Documents accepted:

• List of drawings You may now instruct your project architect to commence the production of construction drawings and specifications. Please submit two complete sets of construction drawings and specifications to BC Housing as soon as they are available. BC Housing will conduct a plan review to verify compliance with Section 5 - Construction Standards, of the Independent Living BC Non-Profit Housing Design and Construction Standards. Approval of the construction documents is required prior to:

• Design tender – issue of tender documents for the project • Design build – proceeding with construction

Optional: The following outstanding issues must be resolved at the construction documents stage:

• outstanding issues from the design development stage, if relatively minor and few in number; attach list.

Yours truly, Project Officer pc: Architect Developer (design build) Development Consultant Development Technician


February 2003

5. SAMPLE CONSRUCTION DOCUMENT ACCEPTANCE LETTER Date: File: file number - 09 Contact Name Sponsor Sponsor Address Dear Sponsor Contact: Re: Construction Contract Document Acceptance for Project Address BC Housing has reviewed and accepted the drawings and documents noted below for compliance with the criteria contained in the 2003 edition of the Independent Living BC Non-Profit Housing Design and Construction Standards. Working Drawings/Documents accepted:

• List of drawings You may now instruct your architect / developer to proceed with the issue for tender for / construction of your project. Yours truly, Project Officer pc: Architect Developer (design build) Development Consultant Development Technician



APPENDIX D

BLADERUNNERS PROGRAM

• PROGRAM DESCRIPTION • PROGRAM REQUIREMENTS • PROGRAM CONTACT

Appendix D: BladeRunners Program


PROGRAM DESCRIPTION BladeRunners is a youth employment program administered by the Ministry of Community, Aboriginal and Women’s Services. The objective of the BladeRunners program is to provide entry level work experience and training in the construction industry for individuals who are employment disadvantaged.

PROGRAM REQUIREMENTS The Contractor and Subcontractors for Independent Living BC projects must participate in the BladeRunners Program. The Contractor will be required to contact the BladeRunners Provincial Coordinator prior to the start of construction. The level of involvement in the program will be developed in consultation with the BladeRunners Provincial Coordinator and the program’s local Project Coordinator. The individuals selected for placement by BladeRunners will become employees of each Contractor or Subcontractor and may be registered as apprentices if working in a trade area. BladeRunners will make training allowance assistance available to the employer and ongoing support will be provided by the BladeRunners coordinator to employers and BladeRunners-placed participants during the term of their work on the Project. Please refer to Appendix A - Supplementary General Conditions, Design-Tender Agreement, Article A.1, Item 1.7 and Appendix B - Supplementary General Conditions, Design-Build Agreement, Item 1.9 for the contractual requirements for Contractors participating in the program.

PROGRAM CONTACT Further information on the BladeRunners Program may be obtained by contacting the BladeRunners Provincial Coordinator:

Darcy Castaneda Telephone: 604-913-7933 ext. 26

Facsimile: 604-913-7938


February 2003

APPENDIX E

SAMPLE UNIT PLANS - DWELLING UNIT DESIGN GUIDELINES

• ILLUSTRATIONS - DWELLING UNIT DESIGN GUIDELINES

• SAMPLE ONE BEDROOM UNIT PLAN –

FURNITURE LAYOUT

• SAMPLE ONE BEDROOM UNIT PLAN – ELECTRICAL LAYOUT

Appendix E: Sample Unit Plans

February 2003

SAMPLE UNIT PLANS ILLUSTRATIONS - DWELLING UNIT DESIGN GUIDELINES The following sample one bedroom unit plans are intended for illustration purposes only, to clarify the intent of the Independent Living BC Non-Profit Housing Design Guidelines and Construction Standards. Unit plans for a specific project shall be developed by the architect in consultation with the Sponsor, the engineering consultants and the authority having jurisdiction. The following illustrations are included: 1. Sample One Bedroom Unit Plan – Furniture Layout This unit plan illustrates a one bedroom unit that generally complies with the furniture

layout requirements, room sizes and clearances described in Section 2 - Design Guidelines, 3. Dwelling Unit Design.

2. Sample One Bedroom Unit Plan – Electrical Layout This unit plan uses the generic one bedroom unit plan to illustrate the electrical

requirements as noted in Section 2 - Design Guidelines, 4.6 Fire and Life Safety Measures. The plan also illustrates the requirements noted in Section 5 - Construction Standards, 16000 Electrical General Provisions.


February 2003

Sample One Bedroom Unit Plan – Furniture Layout

LIN.KITCHEN

LIVING/DINING

BEDROOM

BATHROOM

STORAGE

LIVING/DINING

Appendix E: Sample Unit Plans

February 2003

Sample One Bedroom Unit Plan – Electrical Layout

LIN.KITCHEN

LIVING/DINING

BEDROOM

BATHROOM

STORAGE

A

B

C

C

D

E

F

G

G

S

S3

S3S3

S3

S

S 3

S3

T c

LIGHTING AND ELECTRICAL SYMBOLS

ELECTRICAL PANEL

15 AMP, 125 VOLT WALL MOUNTED RECEPTACLE

15 AMP, 125 VOLT WALL MOUNTED RECEPTACLE - GROUND FAULT INTERRUPTER

15 AMP, 125 VOLT WALL MOUNTED

SPECIAL RECEPTACLE

CABLE TV OUTLET

TELEPHONE OUTLET

TELEPHONE DISTRIBUTION BOX

CABLE TV DISTRIBUTION BOX

SINGLE POLE LINE VOLTAGE SWITCH

T

C

SMOKE ALARM

VISUAL ALARM (STROBE)

FIRE ALARM BUZZER

SMOKE DETECTOR

FIRE AND LIFE SAFETY SYSTEM SYMBOLS

EXHAUST FAN

S

S

S

S

F

TELEPHONE OUTLET FOR

OUTLET FOR PERSONAL CALL SYSTEM

ELECTRONIC CLOSER

ACCESSIBLE RESET SWITCH

PERSONAL CALL SYSTEM

TO

S

SPLIT DUPLEX RECEPTACLE

NOTE: FOR LIGHTING FIXTURE TYPES, REFER TO

ANNUNCIATOR PANELCENTRAL TIME CLOCKTO

PC

PC

PC

PC

AR

AR

A LIGHT FIXTURE TYPES 'A' - 'G'

3 WAY

SECTION 16000 ELECTRICAL GENERAL PROVISIONS

fridge

mic

PC PC

ARS