Document Number: 461365

AGENDA Advisory Committee on Development Design

March 21, 2018 12:00 p.m.

2nd Floor Conference Room, City Hall

A. COMMENCEMENT

B. ADOPTION OF AGENDA

C. C.1

ADOPTION OF MINUTES Committee Minutes from the meeting held February 28, 2018

D. D.1

NEW BUSINESS DP100624 Location:1616 8th Avenue New Build Applicant: Bruce Johnston Presenter: Bruce Johnston

E. ADJOURNMENT

Please confirm your attendance by contacting Leslie Jackson at leslie.jackson@princegeorge.ca

Thank you.

Document Number: 459443 

ADVISORY COMMITTEE ON DEVELOPMENT DESIGN Minutes of the City of Prince George Advisory Committee on Development Design meeting, held in the, 2nd Floor Conference Room, City Hall, 1100 Patricia Boulevard, Prince George, BC, on February 28, 2018 at 12:00 p.m.

PRESENT:

Ms. Linda Parker <Chair>; Mr. Willy Baldwin; Ms. Kathleen Petrovic (Alternate for Ms. Ashley Elliott); Mr. Vincent Hosein; Mr. Bruce Johnston; Ms. Nancy Harris; Ms. Ginny Parsons; and Mr. Lars Lindstrom. IN ATTENDANCE: Ms. Nicole Fraser, Planner; and Ms. Leslie Jackson, Legislative Coordinator.

A. Commencement

The meeting was called to order at 12:00 p.m.

B. Adoption of Agenda

Moved by Mr. Baldwin, seconded by Ms. Parsons, that the agenda for the February 28, 2018 Advisory Committee on Development Design, BE ADOPTED.

Carried Unanimously

C.

C.1

Adoption of Minutes

Committee Minutes from the meeting held February 7, 2018 Moved by Ms. Parker, seconded by Ms. Harris, that the Advisory Committee on Development Design minutes from the meeting held February 7, 2018 BE ADOPTED.

Carried Unanimously

D.

New Business

D.1

D.2

Review and Approval of the 2017 Annual Report to Council The Committee reviewed the draft 2017 Annual Report to Council and proposed 2018 Work Plan. Discussion commenced regarding the parameters on how projects are chosen to receive the Certificate of Project Recognition. Ms. Fraser confirmed that so long as the permit has been issued the project can be considered for the award. It was further noted that the project does not need to be completed as many permits have up to two years before completion must be met.

Moved by Ms. Petrovic, seconded by Ms. Parker, that the 2017 Annual Report to Council from the Advisory Committee on Development Design, as attached to the agenda for the February 28, 2018 committee meeting, BE APPROVED.

Carried Unanimously

Ms. Parker and Ms. Fraser will work on a PowerPoint presentation and submit to Ms. Jackson before 12:00 p.m. on Friday, March 2, 2018. Recruitment for Committee Membership

Ms. Jackson reminded the Committee the application deadline to volunteer on the Advisory Committee on Development Design or Advisory Committee on Accessibility is 5:00 p.m. on Monday, March 19, 2018.

E. Adjournment

THE ADVISORY COMMITTEE ON DEVELOPMENT DESIGN MEETING ADJOURNED AT 12:18 p.m.

__________________________________ Ms. Linda Parker, Chair

__________________________________

Ms. Leslie Jackson, Legislative Coordinator

__________________________________ CERTIFIED CORRECT

UP

DN

MANHOLE

PRO

PER

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INE

108'

-0"

PROPERTY LINE 61'-3"

PRO

PER

TY L

INE

108'

-0"

PROPERTY LINE 61'-3"

1 6

7 8

9

S/C2 3 4 5

OFFSET LINE

CS

CS

ENTRANCE

VA

NC

OU

VE

R S

TRE

ET

8TH AVENUE

LANE

EX. SIDEWALK

EX.

SID

EW

ALK

TP

EXISTING FENCETO BE REPLACEDWITH NEW FENCEALONG P.L.

PEDESTRIAN GATE CO

NC

RET

E SI

DEW

ALK

PARKING

FLAT ROOFOVERHANG

PROPOSED BUILDING274.4m2 (2952 sq. ft.)

PARKING

MAIN ENTRYCONCRETEWALKWAY

COVEREDPATIO

SNOWSTORAGE

L.S.

L.S.

L.S.

NEW CITY LIGHTSSEE ELECTRICAL

BIKE RACK(2 SPACES REQ'D)

EXISTING ELM TREETREE DIA 600 MMTO BE RETAINED

MAIN ENTRY PORCH,BRUSHED CONCRETESURFACE

PLANTER FORSEASONAL GARDENINGOPPORTUNITES CW600MM DEPTH GROWINGMEDIUM. APPROX HEIGHT450MM OFF PATIO /DRAINROCK SURFACE

BOLLARD LIGHT

FLAT ROOFOVERHANG

24" x 24" PRECASTCONCRETE PAVERS

EXISTING ELM TREETREE DIA 750 MMTO BE RETAINED

ENTRANCE

47' - 0"

15' -

0"

73' -

0"

LANE

PRO

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108'

-0"

TELEPHONE POLE

TELEPHONE POLE

7 8

GATE

SID

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K

NEW FENCE ALONG P.L.

PATIO

TELEPHONE POLE

C.B.

NEW R.C.

C.B.

20' -

0"

LEGAL DESCRIPTION

PARCEL D (BEING A CONSOLIDATION OF LOTS 13 & 14 , SEE CA6324065) DISTRICT LOT 343, BLOCK 180, PLAN 1268, PID 030-272-131

CIVIC ADDRESS

1616 8TH AVENUE PRINCE GEORGE, B.C. ZONING C8

OCCUPANCY D - OFFICE & C - RESIDENTIAL

THIS BUILDING CONFORMS TO BRITISH COLUMBIABUILDING CODE 2012.

BUILDING DESIGNED UNDER PART 9 SECTIONS:

* SEE ATTACHED CODE ANALYSIS*

OCCUPANCY LOAD

OFFICE - 26 RESIDENCE -4

SQUARE FOOTAGES

SITE 609m2 (6555 sq. ft.) BASEMENT 70.1m2 (754 sq. ft.) MAIN FLOOR 274.41m2 (2953 sq. ft.) 2ND FLOOR 129.24m2 (1391 sq. ft.)

TOTAL COMMERICAL AREA: 234.95m² (2529 sq. ft.)

TOTAL RESIDENTIAL AREA: 238.83m² (2570 sq. ft.)(SECURITY OPERATOR UNIT)

SITE & BUILDING INFORMATION NUMBER OF STREETS 3 SITE COVERAGE 45% NUMBER OF STORIES 2 NUMBER OF EXITS 3 NUMBER OF W/C'S 2 COMBUSTIBLE CONSTRUCTION YES SPRINKLER SYSTEM REQUIRED NO STANDPIPE REQUIRED NO FIRE ALARM SYSTEM REQUIRED NO

FIRE RESISTANCE RATINGS FLOORS TYP. 1 HR EXTERIOR WALLS 1 HR EXIT STAIRS 1 HR SERVICE ROOM 1 HR STORAGE ROOF 45 min. ROOF N/A

PARKING:SECURITY OPERATOR UNIT - 1OFFICE 3.4/100m²x235m² = 7.99 => 8TOTAL STALLS = 9

LOADING:N/A (BUSINESS) - SEE TABLE 7.5 OF ZONING BL7850

BICYCLE PARKING:OFFICE 2 PER BLDG W/ < 500m² GFA

SITE & BUILDING INFORMATION

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1/8" = 1'-0"A01 Site Plan

Residential Area

Basement Storage 70.123 m² 755 ft²Storage Area 39.470 m² 425 ft²Suite Area 129.242 m² 1391 ft²

238.834 m² 2571 ft²

Commercial Area

Office Area 234.946 m² 2529 SF234.946 m² 2529 SF

0102

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FO

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OPM

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PER

MIT

- 1 3/4" GYPSUM CONC. TOPPING- 3/4" T&G PLYWOOD- 11 7/8" TJI JOISTS @ 16" O/C- RESILIENT CHANNEL @ 16" O/C- 2 LAYER 5/8" TYPE "X" GWB

FL1

FLOOR SCHEDULE

(F15a) FFR 1 HR STC 57

- 5/8" T&G PLYWOOD- 2x4 STRAPPING @ 16" O/C- 11 7/8" TJI JOISTS @ 16" O/C- BATT INSULATION- 1 LAYER 5/8" TYPE "X" GWB

FL2

(F10c) FFR 45 HR STC 51

R1

ROOF SCHEDULE

- 2 PLY SBS ROOF MEMBRANE- SLOPE KIT (FOR DRAINAGE)- 5/8" T&G PLYWOOD- 2x4 STRAPPING @ 16" O/C- 11 7/8" TJI JOISTS @ 16" O/C- BATT INSULATION- 1 1/2" SILVERBOARD (EPS)- VAPOUR BARRIER- 1 LAYER 5/8" GWB

R2

- 2 PLY SBS ROOF MEMBRANE- SLOPE KIT (FOR DRAINAGE)- 5/8" T&G PLYWOOD- 24" DP ENGINEERED TRUSSES

@ 24" O/C TYP.- BLOWN IN & BATT INSULATION- VAPOUR BARRIER- 1 LAYER 5/8" GWB

- 5/16" HARDIE PANEL OR LAP SIDING- 1X4 STRAPPING @ 16" O/C- BUILDING WRAP- 1 1/2" RIGID INSULATION (EPS)- 1/2" PLYWOOD SHEATHING- 2x6 STUDS @ 16" O/C TYP.- R24 BATT INSULATION- VAPOUR BARRIER- 1/2" GYPSUM WALL BOARD

- 5/16" HARDIE PANEL OR LAP SIDING- 1x4 STRAPPING @ 16" O/C- BUILDING WRAP- 1/2" EXTERIOR GWB- 6" CONC. ICF WALL R28 (11.25" THK)- VAPOUR BARRIER- 1/2" GYPSUM WALL BOARD

- 5/8" TYPE "X" GWB- 2x6 STUDS @ 16" O/C TYP.- ROCKWOOL SAFE n SOUND- 5/8" TYPE "X" GWB

- 1/2" GWB- 2x4 STUDS @ 16" O/C TYP.- ROCKWOOL SAFE n SOUND- 1/2" GWB

EW1

EW2

W1a

W2

- 1/2" GWB- 2x4 STUDS @ 16" O/C TYP.- 1/2" GWB

W3

WALL SCHEDULE

Roof Insulation- Standard Truss

Roof - Raised Heel Scissor TrussTruss Bottom chord dimensional lumber - 38mm x 89mm (2"X4") with RSI = 0.757m²K/WElementContinuous Material

DetailsRoof Sheathing

Table Effective RSIn/a 0.00

Continuous Material Vented Roof Air Space CM-1 0.03Continuous Material Blown -in insulation for attics, 268mm

at 0.025 RSI/mmCM-1 6.7

Frame Cavity Roof truss bottom chord dimensional lumber: 38 mm x 89 mm (2x4) spruce @ 610 mm (24") c/c, R-12 nominal cavity fill between trusses

CM-1 1.76

Continuous Material Gypsum board, 12.7mm (1/2") at 0.0063 RSI/mm

CM-1 0.08

Continuous Material Air Film interior, Ceiling (heat flow up) CM-1 0.11

Total: 8.68 > 4.67 Req'd

Continuous Material Polyethylene Vapour Retarder n/a 0.00

Typical Exterior Walls - 2x6 @ 16" c/c w/out HRVWall Above and Not in Contact with Ground - Lumber Studs

Wall Stud dimensional lumber - 38mm x 140mm (2"X6") with RSI = 1.19 m²K/WElementContinuous Material

DetailsAir Film Exterior

Table Effective RSICM-1 0.03

Continuous Material Siding - Fibre Cement CM-1 0.024

Continuous Material Plywood sheathing - 1/2" at 0.0087 RSI/mm

CM-1 0.11

Frame Cavity Stud dimensional lumber: 38 mm x 140 mm (2"x6"), 406 mm (16") on-centre, RSI 4.23 (R24) nominal cavity fill between studs

WA-2 2.66

Continuous Material Polyethylene Vapour Retarder n/a 0.00Continuous Material Gypsum board, 12.7mm (5/8") at

0.0063 RSI/mmCM-1 0.08

Continuous Material Air Film interior, Wall (heat flow up) CM-1 0.12

Total: 4.014 > 3.08 Req'd

Continuous Material Extruded Polystyrene (XPS)38mm at 0.026 RSI/mm

CM-1 0.99Continuous Material 3/4" Air space CM-1 0.00

Unheated Floor Above Frost Line - (XPS)Wall Below and in Contact with Ground

Concrete Slab ElementContinuous Material

DetailsAir Film interior, Floor (heat flow down)

Table Effective RSICM-1 0.16

Concrete Concrete floor slab 100mm (4") at0.0004 RSI/mm

CM-1 0.04

Insulation Extruded Polystyrene (XPS), 76mm (3") at 0.035 RSI/mm

CM-1 2.66

Total: 2.86 > 1.96 Req'd

Foundation Wall - 6" ICF Wall Below and in Contact with Ground

Element

Continuous Material

Details

Concrete - 152mm at 0.0004 RSI/mm

Table Effective RSI

CM-1 0.06Frame Cavity Type 2 EPS, 79mm at 0.028 RSI/mm CM-1 2.21Continuous Material Polyethylene Vapour Retarder n/a 0.00Continuous Material Gypsum board, 12.7mm (5/8") at

0.0063 RSI/mmCM-1 0.08

Continuous Material Air Film interior, Wall (heat flow Horiz) CM-1 0.12

Total: 4.71 > 2.98 Req'd

Foundation Wall - 6" ICF Cast-in-place

Continuous Material Expanded polystyrene (Type 2 EPS) -79mm at 0.028 RSI/mm

CM-1 2.21Continuous Material Air Film Exterior CM-1 0.03

Roof Insulation- Cathedral Ceiling/ Flat Roofs - w/ HRVRoof - Cathedral Ceiling

Roof - Lumber Joists - 302mm I-joist (11 7/8" ) with RSI = 2.56m²K/W through webElementContinuous Material

DetailsRoof Sheathing

Table Effective RSIn/a 0.00

Continuous Material Vented Roof Air Space CM-1 0.03Frame Cavity Cathedral Ceiling - I-Joists :

302mm deep @ 406mm (16")c/cRSI 5.64 (R32) 8" nominal cavity fillthrough webs

R2-2 5.09

Continuous Material Polyethylene Vapour Retarder n/a 0.00Continuous Material Gypsum board, 12.7mm (1/2") at

0.0063 RSI/mmCM-1 0.08

Continuous Material Air Film interior, Ceiling (heat flow up) CM-1 0.11

Total: 6.3 > 4.67 Req'd

Continuous Material Silverboard Expanded Polystyrene (EPS)38mm at 0.026 RSI/mm

CM-1 0.99

NOTES1) Roof sheathing: is to the exterior of the vented roof air space, therefore excluded from calculation. 2) Polyethylene vapour retarder: negligible contribution to effective thermal resistance.

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11' - 10 3/4" 4' - 6 1/2"

12' -

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22' - 8"

4' -

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1' -

10"

14' -

2"

1' -

10"

6' - 0"

13' -

1 1

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14' -

2 1

/2"

24' -

2"

2' -

6"

17' - 4 1/2" 29' - 7 1/2"

2' - 0" 10' - 0" 2' - 0" 3' - 4 1/2"

47' - 0"

1' - 4 1/2" 8' - 0" 1' - 5" 8' - 0" 1' - 5" 8' - 0" 1' - 5"

10' -

0"

3' -

6"10

' - 0

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2' - 0" 8' - 0" 6' - 6" 8' - 0" 6' - 6" 8' - 0"

3' -

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7' -

8"

AA5.1

BA5.1

CA5.1

DA5.2

EA5.2

Suite Garage

Workstations

Layout Area

Waiting AreaReception

ACCESS W/C

Board Room

W/C

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

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Bruce Office

4' -

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9' - 10 1/2" 9' - 10 1/2"

OfficeOfficeOffice Office

ELEC.METERS

4' - 1 1/4"

4

5

321

14

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9

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7

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5

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4

14 13

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5' - 0"

9

6

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1' -

0"

5' -

2 1/

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2' -

0"

JAN.

MECH. ROOM

CLEANING

COATS

7

68' -

0"

2' -

0"

25' -

6"

24' -

8"

1' -

0"

3' -

6"

4' -

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1/4" = 1'-0"A2.11 Main Floor Plan

Window Schedule

Mark Sill Height Width Height Area

1 2' - 6" 8' - 0" 5' - 6" 44.000 SF2 2' - 6" 8' - 0" 5' - 6" 44.000 SF3 2' - 6" 8' - 0" 5' - 6" 44.000 SF4 2' - 6" 3' - 0" 5' - 6" 16.500 SF5 2' - 6" 3' - 0" 5' - 6" 16.500 SF6 1' - 6" 7' - 6" 6' - 6" 48.750 SF7 1' - 6" 3' - 0" 6' - 6" 19.500 SF8 2' - 6" 10' - 0" 7' - 6" 75.000 SF9 2' - 6" 10' - 0" 7' - 6" 75.000 SF10 2' - 6" 8' - 0" 7' - 6" 60.000 SF11 2' - 6" 8' - 0" 7' - 6" 60.000 SF13 2' - 6" 8' - 0" 7' - 6" 60.000 SF14 2' - 0" 6' - 0" 6' - 0" 36.000 SF15 6' - 0" 6' - 0" 1' - 4" 8.000 SF16 1' - 6" 8' - 0" 6' - 6" 52.000 SF17 1' - 6" 8' - 0" 6' - 6" 52.000 SF18 1' - 6" 3' - 0" 6' - 6" 19.500 SF19 1' - 6" 3' - 0" 6' - 6" 19.500 SF20 5' - 0" 3' - 0" 3' - 0" 9.000 SF21 1' - 6" 3' - 6" 6' - 6" 22.750 SF22 5' - 0" 2' - 0" 2' - 0" 4.000 SF23 5' - 0" 2' - 0" 2' - 0" 4.000 SF24 5' - 0" 2' - 0" 2' - 0" 4.000 SF25 1' - 6" 6' - 0" 6' - 6" 39.000 SF26 1' - 6" 3' - 0" 6' - 6" 19.500 SF27 1' - 6" 3' - 0" 6' - 6" 19.500 SF

Door Schedule

Mark Width Height Fire Rating Comments

1 3' - 0" 8' - 0" No2 3' - 0" 8' - 0"3 4' - 0" 8' - 0"4 4' - 0" 8' - 0"5 3' - 0" 8' - 0"6 3' - 0" 7' - 0" Yes 45 Min. Rated Door & Frame7 2' - 8" 7' - 0"8 3' - 0" 7' - 0"9 2' - 8" 7' - 0"10 3' - 0" 7' - 0"11 3' - 0" 7' - 0"12 3' - 0" 7' - 0"13 3' - 0" 7' - 0" Yes 45 Min. Rated Door & Frame14 3' - 0" 7' - 0" Yes 45 Min. Rated Door & Frame c/w

Weather Stripping & Close15 10' - 0" 8' - 0"16 3' - 0" 8' - 0"17 3' - 0" 7' - 0" Yes C/W Weather Stripping & Closer18 4' - 0" 7' - 0"19 3' - 0" 7' - 0"20 2' - 6" 7' - 0"21 2' - 6" 7' - 0"22 2' - 6" 7' - 0"23 2' - 8" 7' - 0"24 4' - 0" 7' - 0"25 2' - 8" 7' - 0"26 2' - 6" 7' - 0"27 2' - 6" 7' - 0"28 2' - 2" 7' - 0"29 3' - 0" 7' - 0"

0102

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DN

DW

70.096 m²

Storage131

13' - 6" 14' - 0" 13' - 6"

9' - 4" 8' - 2" 14' - 10" 6' - 8"

17' - 6" 29' - 6"

47' - 0"

2' -

6"24

' - 0

"14

' - 6

"13

' - 0

"14

' - 0

"

68' -

0"

6' - 0" 41' - 0"

14' -

2"

12' -

6 3

/4"

14' -

9 1

/4"

26' -

6"

41' -

6"

68' -

0"

4' -

6"19

' - 6

"

8' - 0"

12' - 9" 4' - 9"

5' -

6 1/

4"8'

- 6"

3' -

5 1/

4"

3' -

1"3'

- 6

1/2"

7' -

6 1/

2"

AA5.1

BA5.1

CA5.1

DA5.2 E

A5.2

Bedroom

Patio

Lower Roof

38' - 11 1/2"

4' - 10"

15' -

4"

8' - 0" 10' - 10" 8' - 0"

3 1/

2"3'

- 0"

4' -

4 1/

2"3'

- 0"

10' -

0"

3' -

0"

5' - 11 3/4" 2' - 0" 8' - 1 1/2" 2' - 0" 9' - 6" 2' - 0" 8' - 7 1/4" 9"

BENCHW D

12' - 2"

4' - 0"

17

18

20

26

19

29

22

26

27

16 17

18

19

20

21

25

5' -

8 1/

2"6'

- 0"

4' -

0 1/

2"

15' -

9"

ON DEMANDHOT WATER

Mech.

23

22

21

25

3' - 6"

4' -

0"

21' - 3"

4' -

6 1/

2"

6"

244' - 0"

benchhanging

shoes

9' -

6 1/

2"

12' - 10" 8' - 5"

linen

2324

shower

4' -

6"

Walk-in Closet

Room

Ensuite

10" 2'

- 2

1/2"

1' -

6"

3' -

11"

5' -

7 1/

2"

27

28

14

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1714

1

Ow

ner

A2.2

Feb

6, 2

018

S. G

ibso

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John

ston

, P. E

ng.

Che

cker

1/4" = 1'-0"A2.21 Basement

1/4" = 1'-0"A2.22 Second Floor Plan

Residential Area

Garage Area 39.470 m² 425 ft²Storage 70.123 m² 755 ft²Suite Area 129.242 m² 1391 ft²

238.834 m² 2571 ft²

0102

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N 1

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1'-0

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Ref

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1714

1

Ow

ner

A3.1

Feb

6, 2

018

S. G

ibso

nBr

uce

John

ston

, P. E

ng.

Che

cker

1/4" = 1'-0"A3.11 Main Floor Reflected Ceiling

1/4" = 1'-0"A3.12 Basement Reflected Ceiling

1/4" = 1'-0"A3.13 Second Floor Reflected Ceiling Plan

0102

/6/1

8IS

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FO

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OPM

ENT

PER

MIT

Level 10"

Level 211' - 3 1/4"

u/s truss 320' - 4 3/8"

1 2 3

171626

Level 10"

Level 10"

Level 211' - 3 1/4"

u/s truss 320' - 4 3/8"

u/s truss 112' - 0"

18

4 5

19

20

6 7

21

8 9

14

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1

Ow

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A4.1

Feb

6, 2

018

S. G

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nBr

uce

John

ston

, P. E

ng.

Che

cker

1/4" = 1'-0"A4.11 8th Aveune Elevation

1/4" = 1'-0"A4.12 Vancouver St Elevation

A4.13 Perspective 1

A4.14 Perspective 2

0102

/6/1

8IS

SUED

FO

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OPM

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PER

MIT

Level 10"

u/s joist 210' - 0 7/8"

u/s truss 320' - 4 3/8"

u/s truss 112' - 0"

22

131110

23 24

Level 10"

Level 10"

u/s joist 210' - 0 7/8"

Level 211' - 3 1/4"

u/s truss 320' - 4 3/8"

u/s truss 112' - 0"

25

14

105

19

27

u/s Joists1-1' - 2 3/8"

15

14

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1714

1

Ow

ner

A4.2

Feb

6, 2

018

S. G

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nBr

uce

John

ston

, P. E

ng.

Che

cker

1/4" = 1'-0"A4.21 Lane Elevation

1/4" = 1'-0"A4.22 Side Elevation

A4.23 Perspective 3

A4.24 Perspective 4

0102

/6/1

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SUED

FO

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OPM

ENT

PER

MIT

Level 10"

Level 211' - 3 1/4"

u/s truss 320' - 4 3/8"

T.O. Ftg 2-8' - 8"

11' -

0 1

/2"

Suite Garage

Patio

Workstations

11 7

/8"

6' -

11 7

/8"

9' -

6 7/

8"

9' -

4"4'

- 0"

13' -

4"

u/s Joists1-1' - 2 3/8"

4' - 0"

1/8" / 1'-0"1/8" / 1'-0"

9' -

1"

Reception Waiting Area

Bedroom

Level 10"

u/s truss 112' - 0"

T.O. Ftg 1-4' - 0"

Board Room

10' -

1"

11' -

11

3/8"

ACCESS W/C

14

84

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1

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A5.1

Feb

6, 2

018

S. G

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nBr

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John

ston

, P. E

ng.

Che

cker

1/4" = 1'-0"A5.1A Section A

1/4" = 1'-0"A5.1B Section B

1/4" = 1'-0"A5.1C Section C

0102

/6/1

8IS

SUED

FO

R D

EVEL

OPM

ENT

PER

MIT

Level 10"

Level 10"

Level 211' - 3 1/4"

u/s truss 320' - 4 3/8"

u/s truss 112' - 0"

T.O. Ftg 1-4' - 0"

T.O. Ftg 2-8' - 8"

Patio

Suite Garage

Level 10"

Level 10"

Level 211' - 3 1/4"

u/s truss 219' - 4 3/8"

u/s truss 320' - 4 3/8"

u/s truss 112' - 0"

T.O. Ftg 1-4' - 0"

T.O. Ftg 2-8' - 8"

Bruce OfficeWorkstations Waiting Area

Bedroom

Board Room

14

84

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1/4" = 1'-0"A5.2E Section E

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11 7

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11 7

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5' - 0 1/4" 8' - 9" 8' - 9 7/8" 11' - 7 7/8"

13' -

8 3

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12' -

9 1

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29' - 6"17' - 6"

2' -

6"24

' - 0

"14

' - 6

"13

' - 0

"14

' - 0

"

68' -

0"

9' - 4" 8' - 2" 14' - 10" 6' - 8"

13' - 6" 14' - 0" 13' - 6"

14' -

2"

12' -

6 3

/4"

14' -

9 1

/4"

6' - 0" 41' - 0"

47' - 0"

26' -

6"

41' -

6"

68' -

0"

Eng Beam

R @ 7 11/16"13

Eng

Beam

F1 F1F1

F1F1 F1

F1F1F1

F1F1

F1

SF

SF

SF

SF

SF

SF

SF

SF

SFSF SFSF

SFSF

101

S1.1

100

S1.1

103

S1.1

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Level 10"

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4"

4 3/4" 7 1/2"

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4' -

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u/s Joists1-1' - 2 3/8"

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6' -

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LVL LEDGER C/WICFVL HANGERS

Level 10"

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u/s Joists1-1' - 2 3/8"

4"8'

- 4"

6"

Level 10"

u/s Joists1-1' - 2 3/8"

14

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1/4" = 1'-0"S1.11 Foundation Plan

3/4" = 1'-0"S1.1100 Detail 100

3/4" = 1'-0"S1.1101 Detail 101

3/4" = 1'-0"S1.1102 Detail 102

3/4" = 1'-0"S1.1103 Detail 103

3/4" = 1'-0"S1.1104 Detail 104

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11 7

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11 7

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Eng Beam

Eng Beam

Eng BeamEng Beam

Eng Beam

4' -

4"

Eng Beam

11 7

/ 8" T

JI J

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TS

11 7/8" TJI JOISTS

11 7

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11 7

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Eng Beam

12' - 10" 14' - 0"

8' - 8" 8' - 2" 14' - 10" 6' - 0"

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11 7

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Eng Beam Eng Beam Eng Beam

3' - 9" 13' - 5 3/4" 8' - 5 1/2"

17' - 6 7/8"

15' -

0"

12' -

6 3

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13' -

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202

S2.2

201

S2.2

203

S2.2POINT LOAD ABOVE

200

S2.2 ALL ENG. BEAMS TO BE SUPPLIED& ENGINEERED BY MANUFACTURED WOOD PRODUCTS SUPPLIER TYP.

Eng

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24" ENG. ROOF TRUSSBY SUPPLIER

Eng Beam

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11 7

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38' - 8"

15' -

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15' -

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204

S2.2

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1/4" = 1'-0"S2.11 Second Floor Framing

1/4" = 1'-0"S2.12 Top Roof Framing

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u/s joist 210' - 0 7/8"

Level 211' - 3 1/4"

u/s truss 112' - 0"

1' -

11"

11 7

/8"

1 1/

2"

u/s joist 210' - 0 7/8"

Level 211' - 3 1/4"

u/s truss 112' - 0"

Board Room

Reception

T-BAR CEILING

1' -

11"

1' -

8 3/

4"

8 7/

8"

1' -

0 7/

8"

LVL RIM JOIST

LVL LEDGER

u/s truss 112' - 0"

LVL RIM TYP.ALL FASCIA

I-JOIST BLOCKINGENSURE AIR PATH ABOVE i.e. AS SHOWN

u/s truss 320' - 4 3/8"

1' -

10"

9"

2' - 0"

TRUSS BLOCKING

LVL FASCIA

HARDIE SOFFITSMOOTH/PERFORATEDEXCEPT WITHIN 4'-0" OF PLON WEST SIDEi.e. GARAGE & MECH. ROOM

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1" = 1'-0"S2.2203 Detail 203

1" = 1'-0"S2.2201 Detail 201

1" = 1'-0"S2.2202 Detail 202

1" = 1'-0"S2.2200 Detail 200

1" = 1'-0"S2.2204 Detail 204

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ByRevisionsDate

Project

Sheet Title

Date

Drawing No.

Scale

Drawn By

Project No.

Copyright reserved. This drawing and the

design are, and at all times remain the

exclusive property of Jay Lazzarin and

cannot be used without the Landscape

Architect's written consent.

1616 8th AvenuePrince George, BC

Landscape Plan

January 31, 2018

1:75

LS

L 1

FEB. 1, 2018 DRAFT FOR REVIEW LS

1484 2ND AVENUE

V2L 3B6FAX: 563-4878

TEL: 562-9345

PRINCE GEORGE, B. C.

ENGINEERING CONSULTANTS LTD.

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UP

DN

ENTRANCE

PRO

PER

TY L

INE

108'

-0"

PROPERTY LINE 61'-3"

PRO

PER

TY L

INE

108'

-0"

PROPERTY LINE 61'-3"

VA

NC

OU

VE

R S

TRE

ET

8TH AVENUE

LANE

EX. SIDEWALK

EX

. SID

EW

ALK

TP

EXISTING FENCETO BE REPLACEDWITH NEW FENCE ALONG P.L.

1 6

7 8

9

PEDESTRIAN GATE CO

NC

RE

TE S

IDE

WA

LK

PARKING

OFFSET LINE

FLAT ROOFOVERHANG

PROPOSED BUILDING274.4m2 (2952 sq. ft.)

PARKINGS/C

MAIN ENTRYCONCRETEWALKWAY

COVEREDPATIO

MANHOLESNOW

STORAGE

L.S.

L.S.

L.S.

NEW CITY LIGHTSSEE ELECTRICAL

BIKE RACK(2 SPACES REQ'D)

2 3 4 5

EXISTING ELM TREETREE DIA 600 MMTO BE RETAINED

MAIN ENTRY PORCH,BRUSHED CONCRETE SURFACE

PLANTER FORSEASONAL GARDENING OPPORTUNITES CW600MM DEPTH GROWING MEDIUM. APPROX HEIGHT450MM OFF PATIO / DRAINROCK SURFACE

BOLLARD LIGHT

FLAT ROOFOVERHANG

AE

AE

24" x 24" PRECAST CONCRETE PAVERS

EXISTING ELM TREETREE DIA 750 MMTO BE RETAINED

400 MM

14890MM

To TRE

E C

EN

TER

420 MM

9060 MM

To TRE

E C

EN

TER

N

ENTRANCE

HOOP BIKE RACK BY DERO (OR APPROVED EQUIVALENT)TOTAL ONE (1) - HOLDS 2 BIKESCOLOUR STANDARD BLACK

AE

Property Line / LEED Boundary Line

Brushed Concrete Sidewalk - Refer to Civil Eng. Dwgs.

Proposed 24" x 24" Precast Concrete Pavers on Prepared Subbase

Planting Beds cw 70 mm Bark Mulch on Filter Fabric on Approved Growing Medium At Specified Depths(450 mm minimum For Shurbs & 750 mm minimum For Trees)

Lawn Areas Within ROW cw 150 mm Min of Approved Growing MediumOver Prepared Subgrade.

100 MM Depth, 3/4" - 2" Decorative Rock Groundcover onFilter Fabric Liner cw 2" x 6" Pressure Treated Wood Edger

1/8th x 4" Aluminum Edger (Lawn / Planting Seperation)

Proposed New 6' Wood Fence For Privacy Screening- Refer to Arch. Dwgs. For Details

Bollard - With Full Cut Off & Directional Lighting DSC ( 1 Total )

Catch Basin - Refer to Civil Engineers Drawings

Telephone Pole - Existing

Existing Mature Trees (2 Total) - To Be RetainedUlmus pumila - Siberian ElmSizes & Locations As Indicated On Drawing

CS

TP

ALL WORK AND MATERIALS SHALL BE TO BCSLA, CNLA STANDARDS

LEGENDDARK SKY COMPLIANT BOLLARD LIGHTSELUX INULA OR EQUIVALENT TOTAL ONE (1)COLOUR BLACK

1.8 METER HIGH WOOD PRIVACY FENCE - SIMILAR TO ABOVENATURAL WOOD STAIN TO COMPLEMENT BUILDING

PLANT LISTSYMBOL BOTANICAL NAME COMMON NAME COUNT SIZE

TreesMaR Malus x adstringens 'Spring Snow' 'Spring Snow' Flowering Crab Apple 3 6cm Cal. Typ.Sr Syringa reticulata Japanese Lilac Tree 1 6cm Cal. Typ.

Shrubs Ms Philadelphus x Galahad Galahad Mock Orange 7 #2 potpod Physocarpus opulifolius 'Donna May' Little Devil Ninebark 18 #2 potPm Pinus mugo pumilio Dwarf Mugo Pine 16 #5pot

Ppgg Picea pungens 'Glauca Globosa' Dwarf Globe Blue Spruce 6 #5potRp Rosa acicularis Prickly Rose 9 #2 potSgf Spiraea x bumalda Goldflame Spirea 19 #2 potSb Symphoricarpos albus Snowberry 4 #2 pot

Groundcovers / Grasses / Perennials / Fernsk Arctostaphyllos uva-ursi Kinnickinnick 13 #1pot

Ck Calamagrostis x acutiflora 'Karl Foerster' Feather Reed Grass 34 #1potH Helictotrichon sempervirens Blue Oat Grass 26 #1pot

Hpp Heuchera micrantha Purple Leaved Coral Bells 8 #1potlc Lilium lancifolium Tiger Lily 6 #1potO Matteuccia struthiopteris Ostrich Fern 4 #1potpn Potentilla tridentata 'Nuuk' Nuuk Cinquefoil 23 #1pot

FEB. 5, 2018 ISSUED FOR DEVELOPMENT PERMIT LS