BC Housing Design Guidelines and Construction Standards …

1 BC HOUSINGD esign Guidelines andConstruction Standards 2019 ContentsBC Housing Design Guidelines and Construction Standards May 20191 of 3 Table of ContentsINTRODUCTIONGLOSSARY OF TERMS SECTION 1 GENERAL Design GUIDELINESG eneralSite InvestigationBuilding Design PrinciplesBuilding Common AreasDwelling Unit DesignKitchens and BathroomsFinishes and MaterialsWheelchair Accessible and Adaptable Dwelling UnitsBuilding SystemsLandscape DesignSECTION 2 ENERGY AND ENVIRONMENTAL DESIGNS ustainability GoalsBuilding and Energy Performance TargetsPassive Design StrategiesEnergy Efficient Products, Incentives and Energy Assessment Construction , Renovation and Demolition Waste ManagementWater Efficient Design Building Material SelectionSustainable Site ManagementSECTION 3 CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGND escriptionCPTED PrinciplesCPTED Performance ObjectivesCPTED Performance Standard ChecklistSECTION 4 Construction STANDARDSI ntroduction to Construction StandardsDivision 1 General Requirements01 23 00 Alternatives01 31 00 Project Meetings01 45 00 Quality Control01 74 19 Construction Waste Management and Disposal01 78 00 Closeout Submittals01 91 00 CommissioningDivision 2 Existing Conditions02 30 00 Subsurface InvestigationDivision 3 Concrete03 30 00 Cast-in Place

2 Concrete ContentsBC Housing Design Guidelines and Construction Standards May 20192 of 3 Division 4 Masonry04 20 00 MasonryDivision 5 Metals05 50 00 Metal FabricationsDivision 6 Wood and Plastics06 10 00 Rough Carpentry06 20 00 Finish CarpentryDivision 7 Thermal and Moisture Protection07 05 00 - Thermal Bridging & Airtightness07 10 00 Dampproofing and Waterproofing07 21 00 Thermal Protection07 31 13 Asphalt Shingles07 46 16 Metal Siding07 46 33 Vinyl Siding07 46 46 Fiber-Cement Siding07 50 00 Membrane Roofing07 72 00 Roof Accessories07 80 00 Firestopping and Smoke Seals07 92 00 joint SealantsDivision 8 Doors and Windows08 11 00 Metal Doors & Frames08 14 00 Wood Doors & Frames08 33 23 Overhead Parkade Doors08 41 00 Aluminum Entrances & Storefronts08 50 00 Windows.

3 Side Hinged & Sliding Glass Doors08 70 00 Finish HardwareDivision 9 Finishes09 24 23 Stucco09 28 00 Gypsum Wallboard09 30 00 Ceramic Tile09 65 00 Resilient Flooring09 68 00 Carpet09 91 00 PaintingDivision 10 Specialities10 00 00 Specialties10 28 19 Plastic Laminate Tub EnclosureDivision 11 Equipment11 30 00 EquipmentDivision 12 Furnishings12 20 00 Window Treatment12 32 00 Manufactured Wood CaseworkDivision 13 Special Construction13 20 00 Heat Treatment RoomDivision 14 Conveying Systems14 20 00 Elevators ContentsBC Housing Design Guidelines and Construction Standards May 20193 of 3 Division 21 Fire Protection21 00 00 Fire ProtectionDivision 22 Plumbing22 00 00 PlumbingDivision 23 Mechanical23 00 00 Heating.

4 Ventilation and Air ConditioningDivision 26 Electrical26 00 00 ElectricalDivision 27 Communications27 00 00 CommunicationsDivision 31 Earthwork31 23 00 Excavation and BackfillDivision 32 Exterior Improvements32 12 16 Asphalt32 90 00 PlantingSECTION 5 DRAWING AND DOCUMENT REQUIREMENTSS chematic Design PhaseDesign Development PhaseConstruction Document PhaseAPPENDIX A HAZARDOUS MATERIAL GENERAL INFORMATIONH azardous Material General InformationWorkSafeBC RegulationsPotential Locations for Asbestos Materials Owner and Employer RequirementsDisturbing Hazardous MaterialsAdditional ConsiderationAPPENDIX B REDUCING AIR LEAKAGE BETWEEN SUITESB ackgroundTypical Air Leakage AreasApproach and Air Sealing DetailsReferencesAPPENDIX C HVAC STRATEGIES FOR BC Housing PROJECTSG eneralRecommendations for Acceptable HVAC SystemsAPPENDIX D MODULAR Construction METHODSB ackgroundModular Design RequirementsModular Fabrication And InstallationFinishes and FurnishingBC Housing Approval ProcessBC Housing Inspection and Commissioning Introduction1 of 2BC Housing Design Guidelines and Construction Standards May 2019 Introduction The BC Housing Design and Construction Standards provide Standards and technical Guidelines for the Design and Construction of new buildings, conversions and renovation projects funded and financed by BC Housing .

5 This document is intended to be a reference and baseline from which full project specifications are to be developed by the Design Team. The goals of the BC Housing Design and Construction Standards are: 1. provide safe and secure Housing that responds to needs of the residents and fosters a sense of community2. Design projects that are cost effective, spatially efficient, easy to maintain3. pursue sustainable Design and Construction practices that balance environmental responsibility, the well-being of the users and efficient use of resources while considering economics of building Construction and life cycle costs4. construct buildings which are durable and meet BC Housing s life expectancy for the building structure and considers the service life of all building components from the perspective of life cycle costs and long-term operational efficiency5.

6 Optimize project outcomes relating to user satisfaction, timelines, and cost through a Design approach which considers the needs of all stakeholders in an integrated manner throughout the project development cycleThe BC Housing Design Guidelines and Construction Standards are currently organized into five sections:1. General Design Requirements provides the site planning and building Design requirements, primarily applicable to the Schematic Design and Design Development Energy and Environment Design provides Design Guidelines to ensure projects are designed to meet BC Housing sustainability goals, greenhouse gas neutral strategies and energy Crime Prevention through Environment Design summarizes the strategies used to influence environmental Design decisions that will be incorporated to deter criminal behavior and nuisance activities.

7 4. 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 Drawing and Document Requirements identifies the level of detail required for drawings and specifications for each stage of the BC Housing project review TO THE BC Housing Design Guidelines AND Construction STANDARDSIf there are any conflicts or discrepancies within the BC Housing Design Guidelines and Construction Standards , please contact BC Housing for clarification. Introduction2 of 2BC Housing Design Guidelines and Construction Standards May 2019 The purpose of this document is to establish an acceptable level of quality for Construction materials and assemblies that optimizes occupant satisfaction and minimizes annual operating costs for the 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, and other operators, will bring to the projects being developed or renovated.

8 For these reasons, BC Housing will support proposals for alternatives to these Standards from non-profit societies, or others, and their development teams. GlossaryBC Housing Design Guidelines and Construction Standards May 20191 of 2 Glossary of TermsAssisted Living: Assisted living units are self-contained apartments for seniors or people with disabilities who need some support services to continue living independently, but do not need 24-hour facility care. Services provided include daily meals, social and recreational opportunities, assistance with medications, mobility and other care needs, a 24-hour response system and light : clients/tenants who are at risk of losing their accommodation or becoming (Cx) Plan: Document that outlines and specifies the commissioning processes, roles and responsibilities, resources required, schedule and sequence, for new or renovated building projects and Provider (CxP): The entity identified by the Owner or BC Housing who leads, plans, schedules and coordinates the commissioning team to implement the commissioning process.

9 This is an independent 3rd party personnel working under a separate contract directly with the Owner or BC s Commissioning Agent (CxAg): Individuals, each having authority to act and report on behalf of the entity they represent, explicitly organized to implement the commissioning tasks required for within their respective contracts (such as mechanical, electrical, etc. ) and aiding in the overall Cx process through coordinated actions, within the Cx Housing : Independent Housing for low to moderate income households with a minimum of two people including at least one dependent Home: A small, community-based development, usually under 10 beds/units, that provides affordable Housing with supports to those with special needs including individuals with severe mental and physical disabilities, youth, and women with their children fleeing abuse.

10 BC Housing provides administration and property management support for group homes on behalf of other provincial ministries and health Seniors: Housing for seniors where minimal or no additional services are provided. Seniors are usually defined as individuals who are 65 years of age and s Project Requirements (OPR): A stand-alone document that details the functional requirements of the building systems installed as part of the project. The OPR document is critical to the Commissioning Process because it forms the foundation for the Design , Construction , and occupancy and operation of the facility and is the standard that will be used for verification. The Owner will create the OPR at conceptual Design stage and the document may evolve as decisions are made to reflect the current project requirements of the : The Provincial Rental Housing Corporation is BC Housing s land-holding company.