Bc Housing Design and Construction Standards
Unformatted text preview: BC HOUSING Design Guidelines and Construction Standards 2019 1 Contents of 3 Table of Contents INTRODUCTION GLOSSARY OF TERMS SECTION 1 GENERAL DESIGN GUIDELINES General Site Investigation Building Design Principles Building Common Areas Dwelling Unit Design Kitchens and Bathrooms Finishes and Materials Wheelchair Accessible and Adaptable Dwelling Units Building Systems Landscape Design SECTION 2 ENERGY AND ENVIRONMENTAL DESIGN Sustainability Goals Building and Energy Performance Targets Passive Design Strategies Energy Efficient Products, Incentives and Energy Assessment Construction, Renovation and Demolition Waste Management Water Efficient Design Building Material Selection Sustainable Site Management Technical Bulletin No.1-2020 partner-services/assetmanagement-redevelopment/ construction-standards SECTION 3 CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN Description CPTED Principles CPTED Performance Objectives CPTED Performance Standard Checklist SECTION 4 CONSTRUCTION STANDARDS Introduction to Construction Standards Division 1 – General Requirements 01 23 00 – Alternatives 01 31 00 – Project Meetings 01 45 00 – Quality Control 01 74 19 – Construction Waste Management and Disposal 01 78 00 – Closeout Submittals 01 91 00 – Commissioning Division 2 – Existing Conditions 02 30 00 – Subsurface Investigation Division 3 – Concrete 03 30 00 – Cast-in Place Concrete May 2019 BC Housing Design Guidelines and Construction Standards Contents 2 of 3 Division 4 – Masonry 04 20 00 – Masonry Division 5 – Metals 05 50 00 – Metal Fabrications Division 6 – Wood and Plastics 06 10 00 – Rough Carpentry 06 20 00 – Finish Carpentry Division 7 – Thermal and Moisture Protection 07 05 00 - Thermal Bridging & Airtightness 07 10 00 – Dampproofing and Waterproofing 07 21 00 – Thermal Protection 07 31 13 – Asphalt Shingles 07 46 16 – Metal Siding 07 46 33 – Vinyl Siding 07 46 46 – Fiber-Cement Siding 07 50 00 – Membrane Roofing 07 72 00 – Roof Accessories 07 80 00 – Firestopping and Smoke Seals 07 92 00 – Joint Sealants Division 8 – Doors and Windows 08 11 00 – Metal Doors & Frames 08 14 00 – Wood Doors & Frames 08 33 23 – Overhead Parkade Doors 08 41 00 – Aluminum Entrances & Storefronts 08 50 00 – Windows, Side Hinged & Sliding Glass Doors 08 70 00 – Finish Hardware Division 9 – Finishes 09 24 23 – Stucco 09 28 00 – Gypsum Wallboard 09 30 00 – Ceramic Tile 09 65 00 – Resilient Flooring 09 68 00 – Carpet 09 91 00 – Painting Division 10 – Specialities 10 00 00 – Specialties 10 28 19 – Plastic Laminate Tub Enclosure Division 11 – Equipment 11 30 00 – Equipment Division 12 – Furnishings 12 20 00 – Window Treatment 12 32 00 – Manufactured Wood Casework Division 13 – Special Construction 13 20 00 – Heat Treatment Room Division 14 – Conveying Systems 14 20 00 – Elevators BC Housing Design Guidelines and Construction Standards May 2019 3 Contents of 3 Division 21 – Fire Protection 21 00 00 – Fire Protection Division 22 – Plumbing 22 00 00 – Plumbing Division 23 – Mechanical 23 00 00 – Heating, Ventilation and Air Conditioning Division 26 – Electrical 26 00 00 – Electrical Division 27 – Communications 27 00 00 – Communications Division 31 – Earthwork 31 23 00 – Excavation and Backfill Division 32 – Exterior Improvements 32 12 16 – Asphalt 32 90 00 – Planting SECTION 5 DRAWING AND DOCUMENT REQUIREMENTS Schematic Design Phase Design Development Phase Construction Document Phase APPENDIX A HAZARDOUS MATERIAL GENERAL INFORMATION Hazardous Material General Information WorkSafeBC Regulations Potential Locations for Asbestos Materials Owner and Employer Requirements Disturbing Hazardous Materials Additional Consideration APPENDIX B REDUCING AIR LEAKAGE BETWEEN SUITES Background Typical Air Leakage Areas Approach and Air Sealing Details References APPENDIX C HVAC STRATEGIES FOR BC HOUSING PROJECTS General Recommendations for Acceptable HVAC Systems APPENDIX D MODULAR CONSTRUCTION METHODS Background Modular Design Requirements Modular Fabrication And Installation Finishes and Furnishing BC Housing Approval Process BC Housing Inspection and Commissioning May 2019 BC Housing Design Guidelines and Construction Standards 1 Introduction of 2 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. 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 community 2. design projects that are cost effective, spatially efficient, easy to maintain 3. 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 costs 4. 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 efficiency 5. 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 cycle The 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 stages. 2. Energy and Environment Design — provides design guidelines to ensure projects are designed to meet BC Housing sustainability goals, greenhouse gas neutral strategies and energy requirements. 3. 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. 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 specifications. 5. Drawing and Document Requirements — identifies the level of detail required for drawings and specifications for each stage of the BC Housing project review process. ALTERNATIVES TO THE BC HOUSING DESIGN GUIDELINES AND CONSTRUCTION STANDARDS If there are any conflicts or discrepancies within the BC Housing Design Guidelines and Construction Standards, please contact BC Housing for clarification. May 2019 BC Housing Design Guidelines and Construction Standards 2 Introduction of 2 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 building. 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, and other operators, will bring to the projects being developed or renovated. For these reasons, BC Housing will support proposals for alternatives to these standards from nonprofit societies, or others, and their development teams. BC Housing Design Guidelines and Construction Standards May 2019 1 Glossary of 2 Glossary of Terms Assisted 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 housekeeping. At-risk: clients/tenants who are at risk of losing their accommodation or becoming homeless. Commissioning (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 systems. Commissioning 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. This is an independent 3rd party personnel working under a separate contract directly with the Owner or BC Housing. Contractor'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 Team. Family Housing: Independent housing for low to moderate income households with a minimum of two people including at least one dependent child. Group 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. BC Housing provides administration and property management support for group homes on behalf of other provincial ministries and health authorities. Independent 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 older. Owner'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 Owner. PRHC: The Provincial Rental Housing Corporation is BC Housing's land-holding company. It holds provincially owned social housing properties, and leases residential properties to non-profit societies and co-operatives. May 2019 BC Housing Design Guidelines and Construction Standards 2 Glossary of 2 Second Stage Housing: Housing for women and children at risk of violence who have completed a stay in a transition house or safe home. Stays can be up to 18 months. Self-contained Housing: A dwelling unit that includes a kitchen, bathroom, living, sleeping, and dining area within the unit. Single Room Occupancy (SRO): These provide long-term accommodation in single rooms, typically without private bathrooms or kitchens. Social Housing: Includes both public housing and housing that is owned and managed by non-profit and co-operative housing providers. Supportive Housing: Housing that provides ongoing supports and services to residents who cannot live independently and are not expected to become fully self-sufficient. Transitional Housing: Housing that is provided for a minimum of 30 days and up to two or three years, which includes the provision of on- or off-site support services to help people move towards independence and self-sufficiency. BC Housing Design Guidelines and Construction Standards May 2019 section 1 General Design Guidelines General Site Investigation Building Design Principles Building Common Areas Dwelling Unit Design Kitchens and Bathrooms Finishes and Materials Wheelchair Accessible and Adaptable Dwelling Units Building Systems Landscape Design SECTION 1 General Design Guidelines 2 of 58 General 1.1 OBJECTIVES .1 The BC Housing Design Guidelines and Construction Standards provide basic guidance on design and performance which will influence the form, layout and specifications of buildings delivered under the various programs of BC Housing. The Guidelines are intended to assist the Project Team to design and develop safe, affordable, stable and sustainable housing. .2 The BC Housing Design Guidelines are a combination of performance guidelines and prescriptive standards. Project teams should use these guidelines and standards to prepare a design program that reflects the Owner's specific requirements, the characteristics and opportunities presented by the building site, and the framework of the funding program under which the project is being delivered. .3 In all cases, project design is expected to comply with the requirements of federal, provincial, municipal governments, and all authorities having jurisdiction over the project. .4 Buildings are expected to achieve a high level of energy efficiency and sustainability using a building envelope first design approach and passive design strategies. 1.2 APPLICABILITY OF THE GUIDELINES .1 Unless otherwise specified in this document, the recommendations included in these guidelines are intended to apply to housing developments whose capital and/or operating budgets are funded or financed by BC Housing regardless of project type. .2 For renovation/capital improvement or conversion projects, it is recognized that existing conditions or user considerations may override the recommendations contained in these Guidelines. If such is the case, approval from BC Housing should be obtained at the schematic or preliminary design stage. 1.3 PROJECT TYPES Projects delivered under the various housing programs of BC Housing are generally classified as new construction, renovation/ capital improvement or conversion projects. .1 New Construction Projects New construction projects are designed primarily as residential in occupancy but may also include secondary uses associated with support services provided to the residents. Some developments may also include commercial or leased spaces. The scope, size and target clients for a project should be based on a need and demand analysis for a particular location or region and should be designed to meet the needs of the clients within the cost and funding framework established for the project. Analyzing the number of subsidized housing units in the community or within the regional district, average rents and rental vacancies should also be considered for understanding market conditions. .2 Renovation/Capital Improvement Projects Renovation/capital projects involve major or minor capital improvements or changes in the BC Housing Design Guidelines and Construction Standards May 2019 SECTION 1 General Design Guidelines 3 of 58 design, layout, materials or systems of an existing building which do not typically involve a change of use or building occupancy. BC Housing has developed a provincially-based capital planning process that includes assessments of buildings to determine the required capital renewal needs. All renovation/ capital improvement projects that are initiated have been identified as high priority on the provincial priority list and are undertaken based on a full analysis of Facility Condition Index (FCI), service life and impact to residents. .3 Conversion Projects Conversion projects involve a change in building use and occupancy. A rezoning process may be required to meet new occupancy requirements. A zoning bylaw and building code review as part of an overall project feasibility study should be undertaken to determine the extent of any changes or retrofits to the building arising from the change in use. 1.4 MAIN HOUSING CLIENT GROUPS The following are the client groups for which these design guidelines are intended: • Homeless or Persons at Risk • Low Income Families • Youth • Seniors (independent seniors and assisted living) • Persons with physical disabilities and mental health conditions • Indigenous people • Women and children at risk of violence 1.5 BUILDING FORM .1 Housing provided under BC Housing programs may take the following building forms: • Emergency shelters • Transition/second stage housing • Medium-density housing such as townhouses and motel-type accommodations. • Low-rise apartment buildings • High-density housing such as medium to high-rise apartment buildings • Licensed group homes or licensed residential care facilities .2 Subject to BC Housing approval, other housing forms may be considered depending on the specific needs of the client group and location of the project. .3 BC Housing has developed design guidelines for Emergency Shelters and Women's Transition/ Second Stage Housing that are available at the BC Housing website. These documents shall be used as a reference in the design of these buildings. The building design and layout for vulnerable client groups with self-contained units as well 24-hour staffing support to the occupants are outlined in this section. May 2019 BC Housing Design Guidelines and Construction Standards SECTION 1 General Design Guidelines 4 of 58 1.6 CONSTRUCTION METHODS .1 For new buildings up to six storeys in height, wood frame construction should be the standard form of construction. The Wood First Act of BC requires provincially funded projects to use wood as the primary construction material. .2 Where required by Code or determined to be more cost effective, concrete or structural steel framing can be considered. .3 Alternative forms of construction, such as modular pre-manufactured or panelized systems could be considered to improve the cost-efficiency, and reduce construction timelines of a project. For additional construction standards and information for modular construction, please refer to Appendix D Modular Construction Methods .4 A proposal for an alternative construction method shall be submitted at the schematic stage of the project and must take into consideration the life cycle cost of the system as well as the local skills available for the maintenance and future upgrades to the building. Refer to Construction Standards, Division 01 23 00 Alternatives. 1.7 DESIGN SERVICE LIFE New Construction The target design service life for BC Housing buildings, based on CSA S478 Guideline on Durability in Buildings, are as follows: Long Life category – 60 Years. This is the category that most BC Housing funded projects fall under. The BC Housing Design Guidelines and Construction Standards are intended to address this target design service life. Permanent Building category – 100 Years. If this is the intended service life of the building, consult BC Housing as additional requirements beyond these guidelines may apply. Renovations For renovation projects, any variances from the target service life of components and assemblies will be defined by the Owners Project Requirements provided by the BC Housing project representative. The target design service life should also consider the broader plans for development or redevelopment of the project site. If the target design service life is 60 years and over, then BC Housing Design Guidelines will apply. 1.8 DESIGN PROCESS To facilitate successful project development, it is important that the project team be engaged at the start of a project to work collaboratively to meet the Owner's Project Requirements (OPR) and budget. Refer to BC Housing Building Commissioning Guidelines for OPR requirements. An integrated approach to building design seeks to attain high performance on a wide variety of specific environmental and social goals while staying within budgetary and scheduling limitations. The specific phases associated with the process are directly related to the project's design intent. In addition to extensive collaboration, integrated design involves a "whole building design" approach as opposed to an accumulation of separate components (site, structure, systems, and BC Housing Design Guidelines and Construction Standards May 2019 SECTION 1 Genera...
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Bc Housing Design and Construction Standards
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