DRAWING DESIGN GUIDELINES

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1 City of Powell River DRAWING DESIGN GUIDELINES RESIDENTIALCONSTRUCTION The purpose of these guidelines is to provide assistance to the homeowner in order to prepare acceptable design drawings for the building permit application to get the project underway as soon as possible. All construction design drawings will be reviewed by the Building, Engineering and Planning Divisions to verify that your project meets the standards of construction required by the BC Building and Plumbing Codes as well as City zoning, and infrastructure design and construction bylaws. Typical Plans Required: Site Plan Foundation Plans Floor Plans Building Elevations Cross Sections Structural Details City of Powell River Page 1

2 Table of Contents 1. Typical Site Plan...3 List of Items to Include...3 Drawing: Site Plan Typical Design Foundation Plans...4 List of Items to Include...4 Drawing: Foundation Plan Typical Design Floor Plans...5 List of Items to Include...5 Drawing: Basement/Crawl Space...5 Drawing: First Floor/Second Floor Typical Elevation Plans...7 List of Items to Include...7 Drawing: North/South Elevations...7 Drawing: East/West Elevations Typical Cross Section Plans...9 List of Items to Include...9 Drawing: Cross Sections Typical Design Accessory Structure...10 List of Items to Include Elevations...10 Drawing: Elevations...10 List of Items to Include Floor Plan & Cross Sections...11 Drawing: Floor Plan & Cross Sections...11 City of Powell River Page 2

3 1. Typical Site Plan List of Items to Include North Arrow Street names and location, including lanes Dimension of site Dimension of all setbacks measured from the property line, including front, side and rear yards Dimensions of all existing buildings and/or proposed buildings, including any accessory buildings Location of proposed additions to existing building(s) Dimensions of limiting distances Location of existing and/or proposed driveways from the street, including grade Measurement of slab elevation and all floor elevations of principal building Existing and finished grade levels at each corner of existing and/or proposed principal building Existing and finished grade levels at the four corners of any proposed accessory building Location of storm, sanitary and water service lines, if available Location of steep banks, setbacks to natural boundary of any lake, pond, swamp or watercourse Location of any easements, right of ways or covenant areas Drawing: Site Plan If you cannot locate the legal survey pins bounding your property, you may have to obtain a legal survey unless you can prove the proposed siting of the building will conform to the zoning bylaws, eg. measurements for another property pin, or allowing extra side yard and rear lot line distances in the siting. Note: In the case of new construction, the surveyor will be required to be onsite to mark footing location prior to concrete pouring. A final survey will be required for the Occupancy Permit. City of Powell River Page 3

4 2. Typical Design Foundation Plans List of Items to Include Dimensions showing layout of foundation footings, walls, concrete slab, size, and thickness Dimensions of independent footing size, spacing under posts and method of attachment of post to girder Dimension and location of point loads Dimensions of cross section of footing with foundation Drawing: Foundation Plan City of Powell River Page 4

5 3. Typical Design Floor Plans List of Items to Include Floor plan of each level, fully dimensioned Proposed and/or existing uses of all rooms shown on floor plan Size and location of crawlspace, attic access hatches and fire rating Total square footage for each floor and total square footage of garage or other accessory spaces Stair details (rise/run, width, handrails, landing dimensions, headroom, etc.) Door, window, skylight locations, dimensions and direction of swing Construction of wall assemblies and fire separations Direction, location and size of all joists, beams, lintels, girders, girder supports and trusses Locations of all smoke alarms on all floors Location of plumbing fixtures Location of hardwired smoke alarms Cross sections showing all structural details and finishes, ie. size/location of footings, posts, beams, vents, access holes, etc. Clearly indicate proposed work if adding to the building (highlight) Drawing: Basement/Crawl Space City of Powell River Page 5

6 Drawing: Typical First Floor/Second Floor City of Powell River Page 6

7 4. Typical Elevation Plans List of Items to Include Label drawings East, West, North, and South Indicate types of exterior wall materials (ie. rain screen, framing sizing, sheathing) and roof coverings Indicate building height measured vertically from average grade to top of roof Indicate roof slope as well as spatial separation calculations; must conform to slope on truss plan Indicate location of finished grade; verify roof peak elevation Indicate height of porches, balconies with railing heights and decks above finished grade Indicate basement elevations and individual floor elevation heights Location and dimensions of any chimneys, venting, windows, air conditioning units and/or condensing units Drawing: North/South Elevations City of Powell River Page 7

8 Drawing: East/West Elevations City of Powell River Page 8

9 5. Typical Cross Section Plans List of Items to Include Indicate roof and wall materials, including sheathing and insulation(thickness, type and R-value), vapour barrier Indicate types of exterior wall and roof coverings Indicate height of crawlspace, interior rooms, tall walls Indicate floor to ceiling heights and confirm height average grade to roof peak elevation Indicate roof slope Drawing: Cross Sections City of Powell River Page 9

10 6. Typical Design Accessory Structure List of Items to Include - Elevations Label drawings East, West, North, and South Indicate types of exterior wall materials (framing sizing, sheathing) and roof coverings Indicate building height measured vertically from average grade to top of roof Indicate roof slope Indicate location of finished grade Location and dimensions of garage doors and windows Drawing: Elevations City of Powell River Page 10

11 List of Items to Include Floor Plan & Cross Sections Foundation plan with dimensions showing layout of foundation walls, concrete slab, and size and spacing of reinforcement Floor plan fully dimensioned Construction of wall assemblies Direction, location and size of all joists, beams, lintels, girders, girder supports and trusses Location of plumbing fixtures, if proposed Cross sections showing all structural details and finishes, ie. size/location of footings, posts, beams, vents, access holes, etc. Drawing: Floor Plan & Cross Sections City of Powell River Page 11

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