June 2018

BC HOUSING

Modular Design
Guidelines
Rapid Responses to
Homelessness Program
Contents
CONTENTS

Section 1 General Design Guidelines................................................... 1.1

1.1 Overview................................................................................................1.1
1.2 Building Design......................................................................................1.1
1.3 Finishes and Materials............................................................................1.4
1.4 Site Services and Site Planning...............................................................1.5
1.5 Accessibility Requirements.....................................................................1.6
Section 2 Building Systems Design Reference ...................................... 2.1
2.1 Regulatory Requirements & References .................................................2.1
2.2 Building Systems Design Criteria............................................................2.1
2.3 Energy Performance and Sustainbilty.....................................................2.2
2.4 Modular Design Requirements................................................................2.4
Section 3 Construction Requirements ................................................. 3.1
3.1 General...................................................................................................3.1
3.2 Modular Fabrication and Installation......................................................3.1
3.3 Structural Steel Framing.........................................................................3.2
3.4 Metal Fabrications..................................................................................3.2
3.5 Rough Carpentry....................................................................................3.3
3.6 Architectural Wood Casework.................................................................3.3
3.7 Exterior Walls/Cladding And Soffits.........................................................3.4
3.8 Roofing...................................................................................................3.4
3.9 Doors and Frames...................................................................................3.4
3.10 Windows.................................................................................................3.5
3.11 Door Hardware.......................................................................................3.6
3.12 Wall and Ceiling Finishes........................................................................3.7
3.13 Flooring..................................................................................................3.7
3.14 Bathroom Accessories............................................................................3.7
3.15 Residential Appliances............................................................................3.7
3.16 Kitchen and Laundry Equipment............................................................3.8
3.17 Bed Bug Room (Optional).......................................................................3.8
3.18 Elevators................................................................................................3.8
3.19 Fire Protection .......................................................................................3.9
3.20 Plumbing ...............................................................................................3.9
3.21 Heating, Ventilation and Air-Conditioning (HVAC).................................3.10
3.22 Electrical..............................................................................................3.12
3.23 Fire Alarm System.................................................................................3.13
3.24 Security Systems..................................................................................3.13
3.25 Furnishing ...........................................................................................3.14
3.26 Submittals ...........................................................................................3.14
Appendix 1 Sample Modular Drawings............................................... A1.1
Appendix 2 Commercial Kitchen........................................................ A2.1
Appendix 3 CCTV and DAC Standards ................................................. A3.1
Appendix 4 Sample Furniture and Appliances List............................... A4.1
SECTION
1 General Design Guidelines PAGE 1.1

1.1 OVERVIEW
The BC Housing Modular Design Guidelines are intended to guide the development of plans and specifications for
housing projects that use modular, pre-manufactured units that can be built within a reasonably short time frame to
meet the housing needs of street and sheltered homeless across the Province of BC.

Depending on the need within a community, housing that will be delivered through this program will consist of self-
contained housing units with supports, multi-bed emergency shelter units or a combination of both. The design and
functional programme will be defined for each project by BC Housing and other stakeholders involved in the project.

All modular projects will be developed on land permitted for this use. It is expected that the modular building process
will result in a shorter, accelerated construction period to deliver housing that is permanent and at least equivalent
in-service life to that of conventional stick frame buildings.

For temporary modular projects the building process should allow this form of housing to be demountable and
relocatable from one site to another as future requirements dictate. Although temporary in a specific location, these
modular structures shall be designed to meet the construction requirements and standards of Authorities Having
Jurisdiction and BC Housing, and shall have the resiliency and durability to be moved a minimum of 3 to 4 times
during their service life.

Housing delivered under this programme shall be robust and capable of meeting the demanding needs of this client
group; refer to BC Housing’s Emergency Shelter Design Guidelines. The BC Modular Design Guidelines complement
the BC Housing Design Guidelines and Construction Standards, which must be complied with as plans and
specifications are developed.

Design requirements may vary depending on available sites, housing needs and climate zone.

1.2 BUILDING DESIGN

.1 BUILDING USERS
These guidelines are intended for the more vulnerable clients on BC Housing’s housing continuum. The expected
occupants will be street homeless as well as those who are already in existing shelters. This housing model will
provide support to those in the self-contained units as they transition into permanent housing as well 24-hour
staffing support to the occupants of the shelter, if included as part of the building programme.

Building management and tenant support will be provided through non-profit housing operators. Health care for
shelter residents will be provided in coordination with the neighborhood health services programs of the local
health authority.

.2 BUILDING FORMS
Acceptable building forms are:

.1 Walk-up apartments up to 3 storeys.

.2 Four to six storey apartments; provision for elevators shall be confirmed by BC Housing on a project specific
basis.

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.3 TYPICAL BUILDING PROGRAMME

Develop the following minimum requirements. Actual functional requirements for each project will be confirmed
by BC Housing:

.1 Project Size: The size of the project will be typically 40 to 50 living units per project. However, this may vary
depending on the actual need and existing resources within the community.

.2 Unit Design: The type of living units will consist of either self-contained studios, shelter accommodations or
a combination of both.

.a Self-contained Studio Units – 30 - 33 sq.m (320 - 350 [Link]): intended for single occupant. Provide the
following:

.i Kitchen: 2 burner cook top with exhaust hood, single bowl sink with overflow feature, apartment size
fridge, microwave shelf and outlet.

.ii B
 athroom: a sink with minimum 610 mm (24") wide counter, water closet, with bolt down lid, one price
acrylic pre-fabricated shower units with rod and curtain, medicine cabinet with mirror, floor drain,
solidly-backed towel bar, paper towel holder, robe hook.

.iii Eating Area: a dining space for a table and two chairs.

.iv Sleeping Area: space for a single bed, and 1 nightstand.

.v Living area: sitting space for an easy chair, 1 heavy duty dresser, and TV/cable/data outlet. Allow
clearances at sides when furniture is set up.

.b Emergency Shelter Units: Either single occupant or multi-bed accommodations with shared or common
bathrooms. Refer to BC Housing Design Guidelines and Construction Standards for room dimensions. For
multi-bed configuration, provide a locker and small side table, and durable wall mounted light fixture, for
each bed.

.c Wheelchair Accessible Units: At least 5% of the totoal units/beds shall be accdssible and located on the
ground floor. Refer to Article 1.5 Accessibility Requirements.

.3 Common and Amenity Spaces: Provide the following:

.a Secured entrance – Provide with double entrance doors and vestibule. Both doors shall be separately
electronically controlled from front office/reception by 24/7 staff. Millwork for a transaction counter and fixed
glass in the vestibule area, and fixed glass panel and a dutch door between the reception and entry lobby.

.b Offices

.i F ront office/reception with oversight of street, main entry, elevator (if provided) and amenity spaces.
Provide millwork for a transaction counter and space for minimum 2 desks and 2 office chairs.

.ii Manager’s office with 1 standard office desk, 1 office chair and 2 visitor chairs.

.iii Tenant support worker office/counselling room with 1 standard office desk, 1 office chair, 2 visitor
chairs and 1 coffee table.

.iv S
 taff room with washroom. Provide millwork with sink, bar fridge and microwave shelf. Minimum 1
dining table with 4 chairs and lockers for minimum 4 staffs.

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.c Common dining room for tenants – Provide seating for minimum 75% of the residents. Allow a counter
with sink and space for microwave and coffee station. Provide set of dining tables (heavy duty, commercial
grade steel frame) with chairs of 4 people.

.d Commercial kitchen and storage pantry – Shall be Class 1 cooking operations. Provide with receiving/
loading area. Refer to Appendix 2: Commercial Kitchen for equipment, finishes, commercial kitchen hood,
fire suppression and pantry shelving. Provide slip-resistant resilient sheet vinyl flooring with integral flash
cove and floor drain with trap primer.

.e Lounge or multi-purpose activity space – This can be used for programmed activities. Provide space for
at least 30% of the total unit/bed count. Provide commercial grade, individual lounge chairs, 2 commercial
grade wood side tables, electric and cable outlets for wall-mounted TV and data outlets for computer
stations. This room can also be used for meeting, training classroom, social services programs, or temporary
bed spaces in extreme weather.

.f C
 ommon washrooms – Provide two separate gender-neutral washrooms for shelter-supported housing and
one gender-neutral washrooms for supported housing; at least one common washroom should be designed
as wheelchair accessible. Slip-resistant resilient vinyl flooring with integral flash cove and floor drain with trap
primer for all common washrooms.

.g W
 heelchair accessible laundry room – Provide one pair of washer and dryer for every 15 residents. In
addition, provide mechanical and electrical rough-in only for one pair in future. If space is an issue then
stackable pair(s) are acceptable with at least one pair side-by-side for wheelchair accessibility. Provide a
counter space for folding, sink, floor drain with trap primer and mechanical ventilation. Floor finish shall
be slip-resistant flooring with integral flash cove. Millwork heights, location of outlets and type of laundry
equipment must be suitable for use by persons with mobility or visual impairment. If requested by Operator,
provide a staff laundry room. One-shot automatic laundry detergent dispenser can be considered in staff
laundry for each washer (if requested by Operator).

 Common amenities shall be clustered and located on the main floor, preferably grouped around the staff
offices and elevator.

.4 M
 inimum-Barrier Emergency Shelter: Where the project is intended to provide minimum-barrier
emergency shelter services, provide the following in addition to the spaces noted above:

.a Medical room – Provide with a sink and lockable cabinet, space for examination bed and small desk.

.b Space for harm reduction supplies and needle disposal that can be easily accessed by the residents.

.c S
 ecure storage facilities for tenant’s belongings – including carts, bikes, etc. in the main floor or in a
secured exterior storage room.

.5 Security Systems: Provide a comprehensive security system including cameras, access control and exterior
lighting. Provide residents with fob or card access to their suites and common areas.

.6 CPTED Requirements: Ensure safety and security in accordance with Crime Prevention Through
Environmental Design (CPTED) guidelines. Refer to BC Housing Design Guidelines and Construction
Standards.

.4 SERVICES AND UTILITIES

.1 Janitor room: Provide a janitor closet area on the main floor and in every third floor of multi-storey building.
Provide floor mounted sink with wall-mounted fixtures, mop bracket, shelving, floor drain, slip resistant vinyl
flooring with flash cove, and mechanical ventilation.

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.2 M
 echanical and electrical room: Locate as close as possible to service entry points for efficient
distribution. Ensure adequate space for maintenance access. Provide floor drain in mechanical room.

.3 G
 arbage and recycling area: Provide a conveniently located area for collection and storage of garbage
and recyclable materials. Provide a floor drain and hose bib for clean-up. Ideally constructed on high impact
concrete pad.

.4 Storage: Provide rooms for staff storage for linen, furniture, mattresses, or maintenance materials. Provide
with shelving or racks appropriate for material being stored.

.5 H
 eat treatment room (Optional): Intended for bed bug treatment of shelter user’s belongings. Refer to
BC Housing Design Guidelines and Construction Standards. This can be provided within the building or
a separate unit outside of the building. Confirm with BC Housing. All regulations required by AHJ including
electrical capacity, sprinkler requirements, and size restriction if considered outside the building.

.5 BUILDING CIRCULATION
.1 Stairs: Design access or exit stairs with daylighting whenever possible. Maximize glazing areas to enhance
security. For fire exit doors, provide heavy duty panic exit device with provision for delayed egress and alarm
connection to staff office.

.2 Corridor: When design permits, provide windows or glazing areas in corridors to introduce natural lighting.

.3 Ramps: Provide ramps, preferable concrete, for wheelchair access to the building main entry and exterior
amenity areas.

.6 OUTDOOR SPACES
.1 Provide a smoking area located in accordance with local legislation.

.2 Provide a weather protected area with outdoor seating.

.3 If not provided inside the building, provide a secure outdoor area for storage of carts, buggies or bikes.

.4 Provide solid fencing as required by the Operator or BC Housing.

.7 EFFICIENCY IN DESIGN
.1 Building configuration, orientation, shape and geometry, space planning, and design of systems and
components shall be simple, efficient to construct and easy to maintain.

.2 Design building layout according to functional requirements of Owner and Operator, and as efficiently as
possible.

.3 Standardize module types and module sizes with minimal variations as possible in unit types, and kitchen
and bathroom layouts.

1.3 FINISHES AND MATERIALS

.1 Use of wood is required as the primary construction material in accordance with Wood First Act of BC. Wood
products are recommended to have certification according to the requirements of a third-party audited
certification system.

.2 The design and choice of materials, building systems and finishes should emphasize durability to meet the

BC Housing Modular Design Guidelines June 2018

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1 General Design Guidelines PAGE 1.5

demanding and challenging behaviors of the target residents as well as ease of maintenance to minimize long
term operating costs for the non-profit Operator.

.3 Consider the following:

.1 Flooring materials that are durable and easy to maintain.

.2 Wall surfaces that can be easily repaired.

.3 Door and closet hardware that are robust but easily operable by persons with limited strength and dexterity.

.4 Plumbing and electrical fixtures and accessories that are durable, tamper-proof and easily replaceable.

.5 Bathroom fixtures that are securely installed, easily replaceable and will prevent flooding.

.6 Furniture selection that is vandal and abuse resistant and bed-bug proof.

.7 Heating and ventilation systems that will involve minimal access to residents’ suites for maintenance and
servicing.

.8 Access control systems that are designed for ease of use by residents and operators. For example, card
readers, or electric strikes.

.9 Provide protection from rain and snow driven in by the wind with an overhang or a storm door. Overhangs
may extend beyond the face of the building or be provided by insetting the door from the face of the
modular unit.

.4 For factory finished or other materials that are likely to require replacement rather than repair and refinishing,
select from those materials that are a standard finish or pattern, that is more likely to be readily available and a
close match with remaining materials when replacement is needed in the future.

1.4 SITE SERVICES AND SITE PLANNING

.1 SITE SERVICING
.1 Verify and coordinate the availability and locations of utilities (water, gas, electric, telephone, and cable) and
service connections( storm, waste, and drainage) for the project site with local agencies and jurisdictions
prior to building design to ensure each required utility can be routed and installed to the correct location for
connection(s) to the building modules.

.2 Arrange the construction and provision of off-site utilities and services to the site at the earliest time possible
to avoid delay in utility hook-ups.

.3 Provide on-site drainage and/or storm connection as required by the Authorities Having Jurisdiction. The
contractor is to coordinate with all parties.

.2 SITE PLANNING
.1 Design for the safety and mobility of people of all ages and degrees of abilities.

.2 Provide a paved accessible walkway with a minimum width of 1500 mm (5'-0") from the municipal road to
the main entrance of new modular building.

.3 Provide on-site parking for staff and visitors as required by the municipality or local By-Laws.

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.4 Design site grading to slope away from the building area.

.5 Provide landscaping that is drought-resistant and easy to maintain.

.6 If requested, provide a finished exterior space for maintenance equipment storage.

1.5 ACCESSIBILITY REQUIREMENTS

.1 Comply with the BC Building code and Vancouver Building By-Law accessibility sections, as applicable, for work
areas, public spaces, common areas, accessible living units, and steps, stairs and ramps. Refer to BC Building
Access Handbook 2014.

.2 Design building access for persons with mobility impairments.

.3 At least 5% of total unit/bed count shall be wheelchair accessible.
.4 Accessibility shall consider the needs of persons using mobility aids (eg: walkers or canes), persons with visual
and auditory disabilities, and persons with ‘invisible’ disabilities (eg: mental and learning disabilities). Design
shall include the following:

.1 Exterior and interior common areas intended for resident use (including landscaped open spaces, outdoor
recreation areas, walkways and amenity spaces) shall be universally accessible to persons of all ages and
degrees of ability.

.2 Stairs and ramps shall be easily usable by persons with reduced mobility and impaired vision; modular and
moveable for temporary applications.

.3 Provide rough-in wiring in the building entry lobby for future automatic door opener.

.4 Provide 1500 mm (5'-0") turning circle inside the bathroom, at the suite entry and in the living space for all
accessible units and common accessible washrooms and showers.

.5 Accessible washrooms shall have resilient, slip-resistant floors, knee clearance under sinks, ADA-compliant
toilets with bolt-down lids, solidly backed grab bars, paper towel holder, robe hook, medicine cabinet with
mirror, and door openings with clear dimensions as specified in BC Building Code.

.6 Provide roll-in showers for wheelchair accessible units.

.7 All doors, faucets, and showers shall have lever handles.

.8 Equip shower heads with wall mounted hand control mounted at appropriate height.

.9 Light switches, thermostats, other controls, and storage shall be mounted at a height accessible for a person
in a wheelchair.

.10 Outdoor seating area is to be durable, low maintenance, and universally designed.

.11 Install low resistance, delayed action closers for doors on accessible routes, including suite entrance doors in
accessible units and public accessible washroom doors.

End of Section

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2.1 REGULATORY REQUIREMENTS & REFERENCES

.1 Construct work complying with applicable reference standards, and as defined in CSA A277 Procedure for Certification
of Prefabricated Buildings, Modules and Panels. All modules are to be inspected, certified and labelled by CSA A277.

.2 Require transportation and work to comply with the current editions of the following, and other provincial or
local codes, regulations or bylaws in force at the time of installation, and as follows:

■■ British Columbia Building Code (BCBC).

■■ Vancouver Building Bylaw (VBBL).

■■ BC Fire Code.

■■ Canadian Electrical Code.

■■ British Columbia Plumbing Code.

■■ Electrical Work and Electrical Materials: CSA certified.

■■ CSA Z240 MH series of standards, manufactured homes.

■■ BC Ministry of Transportation and Infrastructure’s load sizing guidelines.

■■ Sprinklers – NFPA 13R.

■■ Accessibility: BCBC and VBBL’s accessibility regulations.

■■ Canadian Wood Council’s “Engineering Guide for Wood Frame Construction”, as applicable.

■■ ANSI Z21.10.1/CSA 4.1 Gas Water Heaters – Volume 1.

■■ BC Housing Design Guidelines and Construction Standards.

■■ BC Housing Shelter Design Guidelines.

■■ HVAC - ASHREA, SMACNA, CSA B149.1–10 Natural Gas & Propane Installation Code.

■■ CSA A123.21 Standard test method for the dynamic wind uplift resistance of membrane-roofing systems.

■■ Roofing Contractors Association of BC (RCABC), Roofing Practice Handbook.

■■ ASTM E 779 – Standard Test Method for Determining Air Leakage Rate by Fan Pressurization.

2.2 BUILDING SYSTEMS DESIGN CRITERIA

.1 For each location and building site identified by BC Housing, provide the following climatic criteria in the
specifications which were used to calculate code-compliant design loads: (Note: BC Housing shall confirm
whether the structure shall be temporary modular or permanent):

■■ climate zone and heating degree days

■■ moisture index

■■ driving rain wind pressure

■■ hourly wind pressure

■■ snow load

■■ earthquake load
June 2018 BC Housing Modular Design Guidelines
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.2 Design Temperatures (Heating): Design heating systems to maintain indoor temperature of 21°C (70°F). Design
outdoor temperatures shall be based on applicable code climatic data for the 1% January design temperature for
the location.

.3 Design Temperatures (Cooling): For common areas (excluding corridors), design cooling and ventilation
systems to maintain maximum indoor temperature of 24 °C (75.2 °F) when outside air is 30.5°C (87°F). Maintain
a difference of 8.5 °C (15 °F), when outside temperature exceeds 30.5 °C (87 °F). For residential suites, design
systems to maintain indoor operative temperatures within 80% acceptable limits as per the current edition of
ASHRAE Standard 55 “Thermal Environmental Conditions for Human Occupancy”. Design outdoor temperatures
shall be based on BC Building Code climatic data for the 2.5% July design temperature for the location.

.4 The HVAC systems in multi-unit residential buildings more than three-storeys shall be designed to meet
all applicable requirements of ASHRAE Standard 90.1-2010 “Energy Standard for Buildings except Low-Rise
Residential Buildings” and the applicable code, for Part 3 buildings, including all additional re-zoning and energy
by-law requirements of the Municipalities Having Jurisdiction for Part 3 buildings.

.5 Multi-family buildings of three storeys or less shall be designed to comply with applicable requirements
of applicable code, for Part 9 buildings, including additional re-zoning and energy by-law requirements of the
Municipalities Having Jurisdiction for Part 9 buildings.

.6 Design of ventilation systems shall comply with the requirements of ASHRAE Standard 62-2001 “Ventilation
for Acceptable Indoor Air Quality” except Addendum N as referenced in the BC Building Code and Vancouver Building
By-law.

.7 Ventilation of residential suites shall comply with the requirements of Part 9 “Housing and Small Buildings”,
Section 9.32 “Ventilation” of the BC Building Code and Vancouver Building By-law. This applies to all Part 9 and
Part 3 buildings.

2.3 ENERGY PERFORMANCE AND SUSTAINBILTY

.1 Refer to BC Housing Design Guidelines and Construction Standards, Section 3 – Energy and Environmental
Design.

.2 Energy Performance Targets: Use the following BCH Step Code energy performance targets, based on
geographic location and building type. Following is the minimum energy performance target for the modular
projects:

Part 3 Projects:

■■ Climate zone 4 and 5: Step 3.

■■ All other zones: Step 2.

Part 9 Projects:

■■ For all Climate zones: Step 3.

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.1 Part 3 Projects

Climate Step Code Building Envelope Equipment and Systems – EALRn75 IPALRn50
Zone Level – Maximum TEDI Maximum TEUI (L/s*m2 @75 Pa) (l/s/m2 @50Pa)
(kWh/m2/yr) (kWh/m2/yr)

4, 5 Step 3 30 120
2.0 1.2
6, 7, 8 Step 2 45 130

.2 Part 9 Projects

Climate Step Code Building Envelope Equipment and Systems Airtightness

Zone Level Testing
(ACH @ 50pa)
TEDI ≤ 40 kWh/m2/yr 20 percent better than
4 OR EnerGuide Reference House, OR
PTL ≤ 30 W/m2 MEUI – 45 kWh/m2/year
TEDI ≤ 50 kWh/m2/yr 20 percent better than
5 Step 3 OR EnerGuide Reference House, OR ≤ 2.5
PTL ≤ 45 W/m2 MEUI – 75 kWh/m2/year
TEDI ≤ 60 kWh/m2/yr 20 percent better than
6, 7, 8 OR EnerGuide Reference House, OR
PTL ≤ 50 W/m2 MEUI – 85 kWh/m2/year

Verify through a mandatory building and energy modelling at schematic design, and as-built stages. Any changes
as the drawings and specifications progress that may impact energy performance shall be included in each stage.
As-built energy modelling should include actual airtightness testing result. The whole building airtightness shall
be confirmed through a mandatory testing performed in accordance with the requirements of the Provincial
Energy Step Code. In addition, at least 10% of total modules are to be tested for suite-level airtightness, and
demonstrate compliance as tested to ASTM E 779 or equivalent standard. The modules will be randomly selected
by the Owner; at least one per type – shelter units, studio, office/staff room/ medical/lounge; at least one from
each floor; at least one middle and one end unit.

Refer to BC Housing Design Guidelines and Construction Standards Appendix B Reducing Air Leakage between
Suits for typical air sealing details.

.3 Passive Strategies: The design, shape, geometry and space planning of the building shall consider solar
orientation and benefits of passive cooling or other approaches to increase energy efficiency, improve thermal
comfort and reduce operating costs.

Wherever possible, use passive design strategies and a better performing building envelope in preference to use
of complex and difficult-to-operate- and-maintain HVAC systems.

.4 HVAC Equipment: Use high-energy efficient types, ENERGY STAR® rated.

.5 Waste Management: Waste reduction and diversion from landfills shall comply with requirements of BC Housing
Design Guidelines and Construction Standards, Energy and Environmental Design. The Project must achieve a
total construction waste diversion (both off-site fabrication and on-site) target of 80% of the total waste generated
in the Lower Mainland and on Vancouver Island, and 60% for projects elsewhere in the Province. The completed

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Waste Management Tracking Form should be submitted at substantial completion.

.6 Sustainability Requirements: Include low VOC and formaldehyde free, high-recycled content products and
materials, low-flow faucets and shower valves, and low flush toilets in the project.

.7 Appliances: ENERGY STAR® rated.

.8 Lighting Fixtures: Energy efficient and low maintenance. Provide surface mounted light fixtures in the suites or
shelter sleeping areas.

2.4 MODULAR DESIGN REQUIREMENTS

.1 GENERAL
.1 Structural Design: Modules complexed together side-by-side and/or vertically stacked to form a multi-unit
housing structure, for either permanent or temporary use. Ensure exact vertical and horizontal alignment of
modules to ensure structural integrity of the building.

Confirm the form of modular construction (permanent or temporary) with BC Housing prior to overall
building design, including selection of materials, and types of Mechanical, Electrical and Plumbing (MEP)
systems used in the structure.

Design and fabricate with minimal construction and manufacturing waste. Supplier to track waste and
recycling separately for the factory/manufacturing process and for the site/assembly process. Refer to BC
Housing Waste Management target, BC Housing Design Guidelines.

.2 Fire Resistive Construction: Building modules shall incorporate any required fire resistive construction,
smoke barriers and fire stopping. Plans shall include details for how fire related construction is accomplished
across module mate lines (vertical and horizontal) with approved fire rated assembly listings.

.2 MECHANICAL, ELECTRICAL AND PLUMBING SYSTEMS

.1 Mechanical, Electrical and Plumbing Systems: Design MEP systems with simplicity, dependability and
operating efficiency in mind. Use centralized high efficiency heat recovery units for ventilation. Packaged
terminal air conditioner (PTAC) units not permitted. Provide access to MEP components from outside
individual dwelling units to allow for repairs and maintenance without entering the units.

.2 Chases: Modules shall incorporate vertical chases to accommodate MEP systems connecting from floor to
floor. Align chases vertically to greatest extent possible. Allow sufficient space in floors and ceiling spaces for
pipes and ducts.

.3 Module-to-Module Connections: locate and group crossovers in mechanical, closet, or plenum spaces
if possible. Minimize system crossover points to greatest extent possible; locate and group crossovers in
mechanical areas, closets, or plenum spaces when possible. Conceal MEP items accessible from tenant or
occupant areas, locked or tamper-proof to prevent damage or unauthorized access.

.4 Low Voltage Rough-in: Provide back boxes, conduit, and cable management in modular unit factory as
needed for site-installed fire alarm, security, data, phone and similar items; these systems are typically wired
with no junctions between devices and panels or termination points. Make provisions in unit design at
factory for their installation without opening or damaging finishes.

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.3 BUILDING ENVELOPE
.1 Thermal Bridging: Reduce or eliminate thermal bridging at individual modules and module-to-module
joints to greatest extent possible including at additional framing or structural connections. Thermal bridging
should be accounted for in the energy model.

.2 Vapor and Air Barriers: Provide details indicating continuity of building vapor and air barriers for modules
and across module-to-module joints on site. Air barrier shall be continuous and shall be identified as a
single unbroken line illustrated on drawings including interfaces between dissimilar materials and parts.
All buildings will need to be tested to determine Envelope Air Leakage Rates as airtightness of the building
envelope is critical to its performance. Refer to BC Housing Building and Energy Performance.

.4 TEMPORARY STRUCTURE
Design temporary structures to be removed and relocated a minimum of 3 to 4 times over the expected life of the
building. Design modules to minimize time and materials needed each time the building is moved.

.1 Module Design: Incorporate a planed gap or “growth allowance” between adjacent modules, sufficient to
allow for site adjustment to accommodate variances in foundations or module dimensions, and including
subsequent installations. Provide appropriately sized wooden sleepers between vertically stacked modules
to lifting crane straps between modules for lifting modules during relocating. Use of cutaway areas or
components that would prevent or hinder transporting or relocating of modules are not permitted. Do not
use site-built components.

.2 Structural Connections: Use bolts, removable pins, or screws; permanent or one-time use connections (eg:
welding) for securing module to module, or module to foundation not permitted.

.3 Exterior Trim at Module Joints: Use removable trim, siding panels and similar items at module joints
or intersections designed to allow access to structural connections without disrupting adjacent siding or
cladding.

.4 Interior Trim: Consider painted wood trim or other architectural feature at interior wall and ceiling joints
between modules designed to permit removal and separation of the modules without damage to adjacent
materials and finishes.

.5 Resilient Tile or Strip Flooring: Where permitted by BC Housing Design Guidelines and Construction
Standards, tile or strip flooring may be used at the module joint for disassembly; provide additional
matching flooring of same specification as adjacent flooring for one module relocation.

.6 Roofing: Design roof system with curbs or other features at the module joints as required to allow for the
roof to be cut or otherwise disconnected for relocation. Provide with sufficient slope, crickets and drainage
to prevent water from running over curbs. Roof must be capable of keeping water out of structure during the
relocation process or with provisions for a temporary roof or cover to be used during transportation.

.7 Mechanical, Electrical and Plumbing Systems: Design systems with plug and play features to greatest
extent possible, at module joints (eg: quick-connect fittings, access panels and similar items) to minimize
labour and materials required when relocating units.

.8 Foundation and Site: Consider future building relocation and site restoration when creating a foundation
design. Use components that are suited for easy removal and possible re-use when building is to be
relocated (eg. screw piles or pre-cast concrete pads and blocks at interior supports). Minimize depth and
quantity of soil excavation to reduce waste, trucking costs, and site disruption when building is removed;
allow for resulting increase in floor to grade height, and resulting in additional steps and longer access

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ramps. Provide on-grade foundation and use manufactured pre-treated wood or metal stair and ramp
systems, adjustable, easily re-used and relocated, solid and secure, and be compliant with accessibility
requirements.

.5 PERMANENT STRUCTURES
Design permanent structures for one-time installation, to remain at project location for their expected life. Design
structure to include concealing the appearance of modular construction to greatest extent possible.

.1 Module Design: Modules may contain elements or sections of the structure required for transport that are
later cut out or removed after the modules are lifted into place. Panelized wall sections may also be utilized
in areas of the building not conducive to standard modules.

.2 Structural Connections: Design structural connections to efficiently transfer loads without the need to be
conveniently separated for transport and re-use as in temporary structures.

.3 Exterior Trim: Provide siding materials and trim at module joints to greatest to create a homogenous
appearance to façade and reduce possibility of heat gain/loss thru module joints; where not possible use
other acceptable method. Sealing gaps and voids between modules with insulation, expanding foam, or
compressible gaskets, and with moisture/vapor/air barrier construction.

.4 Interior Trim: consider holdback of interior wall and ceiling cladding with site installed infill after modules
are set in place or other means of fully concealing module wall and ceiling joints.

.5 Roofing: Roofing system shall be designed with as few seams and joints as possible. Simple slopes with as
few curbs, crickets, etc. as possible to create a low maintenance roof.

.6 Foundation and Site: For permanent modular projects, use standard concrete stem wall and footing
foundation with sufficient crawl space for access and service. Crawl space design shall be insulated, vented
and protected from moisture in accordance to code and required energy target for the project. Radon
mitigation measures must also be provided where required by code. Interior support and bearing points may
be isolated footings with post and beams, or strip footings with wood framed pony walls. Unless otherwise
specified, design foundation based on lowest finish floor height to grade possible, while maintaining
minimum clearances to wood framing and siding materials. Minimize number of steps and ramp length
to enter structure. Steps and ramps may be constructed of poured in place concrete to reduce future
maintenance needed.

End of Section

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3.1 GENERAL
Refer to BC Housing Design Guidelines and Construction Standards, Section 4: Construction Standards for material
and equipment selection and detail specifications. This section is intended to be the reference for the full project-specific
specifications prepared by the design consultant. The design consultant is responsible for reviewing this Construction
Requirements section, and BC Housing Design Guidelines and Construction Standards Section 4: Construction
Standards, all applicable design and regulatory requirements, and incorporating these into the project specifications.

3.2 MODULAR FABRICATION AND INSTALLATION

.1 Factory fabricate modular units in a factory designed for the assembly of modular structures. Complete each
module to greatest extent possible, including; interior and exterior finishes, MEP systems, casework and fixtures,
prior to shipping.

.2 The following items can be installed or finished on project site:

.1 Furnishing and equipment.

.2 Chimneys and flues.

.3 Foundations and anchors.

.4 Connection between units.

.5 Connections to existing or temporary utility services.

.6 Shared corridors/stairs/circulation paths between units.

.3 Modular manufacturer to maintain and adhere to a documented quality control program. At a minimum,
manufacturer shall conduct QC inspections of the individual modules at the following points in construction;
framing, rough-in of MEP, and final ready for shipping. Document any discrepancies found and their resolution
for each module. Provide a written QC report to the owner along with any third-party inspection agency
documentation. Reports to be provided with closing documentation unless requested otherwise.

.4 BC Housing or their authorized representative, shall at their discretion, conduct a factory inspection of the
modules in progress to confirm compliance with construction documents, and BC Housing standards.

.5 Deliver each module unit to project site or a secure staging area. Secure loose materials to prevent damage.
Protect modules from damage from inclement weather and during transportation, handling and storage. Inspect
modules frequently for damage and defects affecting performance. Repair or replace defective items immediately.
Store modules off ground on suitable supports with undersides sealed against intrusion by insects and rodents.

.6 Secure all appliances, wall, roof and overhangs during transportation to avoid displacement and movement from
vibration and road shock.

.7 Mark units to be craned with lifting strap locations, or provide a lifting manual with locations for lifting straps.
.8 Provide tags, marks, or other means to identify concealed mechanical, electrical, or plumbing connections or
crossovers on each module, readily locatable by installers at project site, and to prevent damage due to water
leaks from unconnected pipes or damage from exploratory holes cut after modules in place.

.9 At end of each work day during installation of modules, secure building from weather damage or intrusion.
.10 Maintain a clean work site, recycle and dispose of waste properly and leave a clean site, each day.

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.11 Materials, Products and Finishes, General:

.1 Durable, easy to maintain, and locally available.

.2 Use wood as the primary construction material in accordance with Wood First Act of BC. Wood products are
recommended to have certification according to the requirements of a third-party audited certification system.

.3 Use only new materials and components, except items that are used only for temporary bracing, support, or
transport of the modules, and that are removed before building occupancy.

.4 Use composite and agrifibre products that do not contain urea-formaldehyde.

.5 Provide a list indicating each material and Material Safety Data Sheets (MSDS), to BC Housing for review with
building submittal package.

3.3 STRUCTURAL STEEL FRAMING

Structural Steel assemblies must be welded by a welder that is certified to the CSA W47.1 “Certification of companies
for fusion welding of steel.” The manufacturer must be certified to the CSA A660 “Certification of manufacturers of steel
building systems.”

3.4 METAL FABRICATIONS

.1 Stairs/Ramps: provide pre-engineered, modular stairs and railings which are designed to be easily assembled
on site. Stairs may be required to address changes in grade elevation and to allow for circulation between floors
of stacked units.

.2 Provide pre-engineered ramps and guard rails as required to allow for a barrier-free path of travel from accessible
units, through common areas, to the exterior.

.3 Metal Flashing: provide flashings that are minimum 26 gauge and galvanized in accordance with ASTM A653/A
653M-09, Z275 coating prefinished with Stelcolour 8000 series, or equivalent.

.4 Exterior Guardrails/Handrails: Aluminum powder coated finish to AAMA 2603/2604/2605.

.5 Formed Roof-Drainage Sheet Metal Fabrications: 125 mm (5") gutter, 100 mm (4") downspouts. Provide splash pads.
.6 Bike Rack: hot-dip galvanized (or stainless steel) to ASTM A53/A500, powder coating finish with baked enamel
top coat for durability.

.7 Access Panels: provide lockable access panels for water shut-off valves for each suites in corridor. Prefabricated
modules in vertical stacked configuration which will be installed with EPDM transport roof cover in place shall be
provided with a lockable access panels in corridor ceiling spaces to allow inspection and/or maintenance in case
of flooding.

.8 Roof Hatch: ensure easy access to all roof levels from within the building for roof maintenance. Provide a
lockable, insulated 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. Refer to BC Housing Design Guidelines and Construction Standards, Division 07 72 00 – Roof
Accessory for product detail.

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3.5 ROUGH CARPENTRY

.1 Plywood shall confirm to CSA 0121 Douglas Fir Plywood (DFP), CSA O151 Canadian Softwood Plywood (CSP).
Panels shall be of an exterior type.

.2 Provide kiln dried studs, SPF # 2 or better.

.3 Provide exterior wall/roof sheathing DFS/CSP, sheathing grade.
.4 Wall Backing/Blocking shall be DFP/CSP, sheathing grade.
.5 Provide backing for washroom accessories, fixtures and fittings, mounting and anchoring cabinets, grab bars,
mechanical and electrical equipment, and hardware.

.6 Plywood for Telephone and Electrical Panel Back Boards: CSA-O121, APA Rated Sheathing; Exposure Durability 1,
fire retardant treated

.7 Roof Joists: Kiln dried, SPF #2 or better.

3.6 ARCHITECTURAL WOOD CASEWORK

.1 Quality Standard: Provide Premium grade for construction, finishes, installation, and other requirements
indicated, complying with the applicable requirements of Architectural Woodwork Standards (AWS) published
by Architectural Woodwork Institute (AWI), Architectural Woodwork Manufacturers Association of Canada and,
Woodwork Institute.

.2 Coordination: Millwork shop drawings must be coordinated with final selection of ranges, dishwashers,
refrigerators, washers, dryers and other appliances.

.3 Cabinets, Doors, Drawers and Shelves: Shop fabricated, high pressure decorative laminate on high density
particleboard, low VOC plywood or wheatboard core with PVC edge banding.

.1 Wall Cabinets: Standard full height hinged doors, minimum 762 mm (30") high.

.2 Base Cabinets: Hinged doors, and 1 or 2 drawers.

.3 Cabinet Backs: Hardboard, 3 mm (1/8") thick, painted to match inside of cabinet.

.4 Countertops: One-piece factory post formed high pressure decorative laminate, type HGS, 1 mm (0.040"), thick
bonded to a particleboard core; bullnose edge; 100 mm (4") high backsplash and endsplash.

.1 Kitchen Countertops: 648 mm (25.5") wide.

.2 Bathroom/Vanity Countertops: 572 mm (22.5") wide.

.3 Countertop Height: 865mm (34").

.5 Microwave Shelf: Provide a microwave shelf in kitchen for self-contained units, staff room, and provision to have
a small countertop area in common dining area for shelter users to heat up food.

.6 Medicine cabinet: Provide medicine cabinets in studio unit's bathrooms.

.7 Commercial Kitchen/Bathroom/Common Laundry: commercial kitchen, bathroom, and common laundry
cabinetry to be installed on legs so wet floors do not degrade the product.

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3.7 EXTERIOR WALLS/CLADDING AND SOFFITS

.1 Design: Employ rain screen or a drained cavity system, except in geographical locations, exposure conditions
and building form where not necessary.

Refer to the BC Housing Building Enclosure Design Guide, Woodframe Multi-unit Residential Buildings for best
practice guidelines.

.2 Thermal Insulation: In walls, roofs, and floors; compliant with applicable code and specified performance
requirements.

.3 Air and Moisture Barriers: Provide sealed continuous air and moisture barriers in building envelope. Detail
wall assemblies and openings to allow for vapour transmission and prevent air infiltration. Use self–adhering
weatherproofing membrane, with transition flashings at openings.

.4 Metal Siding: Minimum nominal thickness of 1.1 mm (0.044"). Use nails, staples or lock seams complying with
ASTM D 3679 and CAN/CGSB 41.33—M87.

.5 Fiber Cement Board: Engineered by the manufacturer, for applicable climate zone.
.6 Soffits: Ventilated.

3.8 ROOFING
.1 Roofing design and installation shall meet the requirements of the Five year Guarantee Certificate of the Roofing
Contractors Association of BC (RCABC).

.2 Roofing Felts: Fibreglass felt core; ASTM D 3462. Organic felts not permitted.
.3 Wind Uplift: Design roofs to prevent wind uplift, in accordance with CSA A123.21.

3.9 DOORS AND FRAMES

.1 EXTERIOR DOORS
.1 Provide exterior and suite entry doors, service and common area doors with a minimum clear opening of 914
mm (36").

.2 Provide fire rated doors at locations according to applicable code.

.3 Thermal Resistance: Not less than RSI 0.63 (R-3.55).

.4 Provide weather stripping for all exterior doors.

.5 Design a detail for door framing or forming that will provide a roll-over threshold (flush or beveled) at all
exterior and common area doors, and protect against water penetration.

.2 INTERIOR DOORS
.1 Suite Entry Doors and Wheelchair Accessible Doors: Minimum clear opening of 914 mm (36").

Latch side clearance minimum 600 mm (24") on pull side and 300 mm (12") on push side of suite entry doors,
and suite interior doors for wheelchair accessible units.

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.2 Suite Interior Doors: Minimum clear opening of 685 mm (30") except wheelchair accessible units. All suite
interior doors in accessible unit with clear opening 914 mm (36").

.3 Bathroom Doors: Swing out. Sliding pocket doors are acceptable.

Emergency Egress Doors to comply with requirements of NFPA 80 and applicable code for fire-rated door
assemblies.

.4 Exit Doors: Minimum 914 mm (36") wide.

.3 DOOR AND FRAME MATERIALS

.1 Solid core interior unit entrance doors and all interior doors in units: Particle Board or solid wood
stave core.

.2 Aluminum doors at building entrances: Air leakage, water penetration to comply with applicable code.

.3 Hollow metal doors and frames at exterior service rooms and exit doors: Commercial Steel, type B to
ASTM A 924; galvanized to ASTM A 653.

3.10 WINDOWS
.1 Refer to BC Housing Building Enclosure Design Guide, Woodframe Multi-unit Residential Buildings
(Homeowner Protection Office — HPO, current edition) for guidance on window and door installation detailing.

.2 Quality Standard: Provide window products, materials, components and assemblies complying with AAMA/
WDMA/CSA 101/I.S.2/A440 and CSA A440S1 for grade indicated.

.1 Performance Grade: Not less than PG35

.2 Water Penetration Resistance: Not less than 290 Pa, laboratory tested for water penetration resistance with
and without screens.

.3 Air Infiltration/Exfiltration Performance: A-3 for operable windows; “Fixed” for non-operable windows.

.4 Insect Screen: Provide for all windows.

The design of the fenestration products should consider the daily light exposure, building orientation,
overheating and passive strategies to meet BC Housing energy target.

Fenestration products shall be labeled to show an overall product U-value of 1.8 W/m2-K or less as required by
the BC Energy Efficiency Standards Regulation and depending on BC Housing energy target for that climate zone.
U-value labels shall bear the mark of a recognized certification agency.

All windows are to have a SHGC of 0.35 or lower. Windows with high exposure to summer sun can be considered
at 0.25 or lower. The consultant shall specify the SHGC in the construction documents for different exposures and
elevation of the building.

.3 Use awning or casement sashes.

.4 Provide at least one operable window in each unit. Placement in relation to door should maximize opportunities
for cross-ventilation. Provide for window restrictors. Where possible, operable portion of the windows shall be
located in the upper portion for security.

.5 Provide vinyl frame, insulating glass units of dual seal construction certified for durability and argon gas retention
in accordance with ASTM E 2190.

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.6 Design windows to be easily operable by persons with limited strength and dexterity.
.7 Provide window coverings: rod-operated vertical blinds.
.8 Provide restrictors for windows that are located within tenants units or sleeping areas.
.9 Selected installed fenestration products shall be tested for water penetration resistance in accordance with
ASTM E 1105. The pass/fail criteria for the test shall be as defined in CSA A440S1Clause 5.4. The minimum
number of products shall be tested is in accordance to the table provided in BC Housing Design Guidelines and
Construction Standards, Division 08 50 00 – Windows, Side Hinged and Sliding Glass Doors. Include cost of field
testing in the contract price. The Contractor will pay for any re-testing required as a result of failures.

3.11 DOOR HARDWARE

.1 LOCKS
Refer to BC Housing Design Guidelines and Construction Standards, Division 087000 – Finish Hardware for
approved products. Products to be approved by the Owner prior to installation. Provide electronic locks at main
entry doors that can be controlled by office staff. Provide suite access through fobs or card access as required
by the Owner. Where locksets are installed, provide master keys. Provide lever handles on locks and latch sets
accessible to residents.

.2 EXTERIOR DOORS
.1 Weather Stripping: all exterior doors, mechanically fastened, extruded aluminum with neoprene inserts
and adjustable sweep at sill.

.2 Thresholds: Roll-over threshold (flush or bevelled) at exterior and common area doors, and balcony doors;
sealed against water penetration.

.3 Locksets: (If lockset is provided for projects in lieu of digital card access) ANSI A156.2 Series 4000 Grade
1 c/w mortised faceplate bolt/latch and 6 pin cylinders type with commercial grade lever handles for all
exterior doors, unit entry doors, common areas, offices and service doors.

.4 Digital Access Control (DCA)/ Radio-frequency identification (RFID) Card Locking System: Heavy
duty electronic lockset with clutch mechanism and built-in contactless card reader (mortise or cylindrical),
ADA compliant lever, emergency override or specific staff keycards, and batteries last up to 3 years with low
battery indicator alerts staff. Refer to Appendix 3: CCTV and DAC Standards for detail.

.5 Door stops: Wall mounted convex/concave dome stop with concealed mounting. Provide backing to
prevent damage to finishes.

.3 INTERIOR DOORS
.1 Sliding Pocket Doors: D profile pulls.

.2 Latchset: Privacy set (without a key) for doors to bathrooms.

.3 Doorstops: Wall mounted convex/concave dome stop with concealed mounting. Provide backing to prevent
damage to finishes.

.4 Peep Hole: At unit entry doors.

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.5 Digital Access Control (DCA)/ Radio-frequency identification (RFID) Card Locking System: Provide fob
or card access for tenants access to the building, inside units and common areas. Refer to Appendix 3: CCTV
and DAC Standards for detail.

.4 EMERGENCY EGRESS DOORS

.1 Exit Devices: Where required by applicable code, provide exit hardware that releases the locking/latching
mechanism upon the application of a force in the egress direction. For all exit stairs at ground level, provide
heavy duty panic exit device with delayed egress and security alarm connection to staff office. No entry from
any exit doors from outside except main reception area.

.2 Electromechanical Hardware: Rough in wiring at building entry for future automatic door opener. Include
future automatic door button locations on as-built drawings.

3.12 WALL AND CEILING FINISHES

.1 Finish walls and ceilings within dwelling units and common areas in drywall with washable high performance
paint finish. Vinyl coated drywall is not recommended due to issues with future repair.

.2 Ceilings shall be painted gypsum board or other type of hard ceiling material; suspended tile ceilings or T-bars are
not permitted.

.3 To prevent insects and bed bugs from getting behind the baseboard and wall, place a continuous full bead of
sealant along the joint between the drywall/wall sheathing and the floor finish. After installation of the wood
baseboard, install provide a continuous full bead of sealant along the joint between the floor finish and the
baseboard and at the top edge of the baseboard.

3.13 FLOORING
.1 Use of a very low maintenance floor product, with a long life expectancy and no wax finishes which maintains an
even luster for the life of the product.

.2 Provide minimum 2.0 mm (0.080") thick homogeneous sheet vinyl with 89 mm (3.5") wood base throughout.
Provide a slip-resistant sheet vinyl floor with minimum 2.0 mm (0.080") thickness and flash code base in unit
bathrooms, common bathrooms, laundry, pantry, janitorial closet and common kitchen areas.

.3 Provide clamping floor drains in all bathrooms in the living/dwelling units, shelter units and common laundry and
commercial kitchen.

3.14 BATHROOM ACCESSORIES

.1 Provide vandal resistant, commercial quality materials and accessories in common, shared or individual
bathrooms.

.2 Refer to BC Housing Design Guidelines and Construction Standards, Division 10 00 00 Specialties for accessories.

3.15 RESIDENTIAL APPLIANCES

.1 Appliances: High-efficiency electric, Energy Star rated, from well-established manufacturers. Provide each self-
contained studio unit with apartment-size refrigerator and cooktop with exhaust fan.

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.2 Installation:
■■ At factory or at project site.

■■ Secured to unit floor or wall, free of movement from vibration, and displacement during transportation.

.3 Refer to BC Housing Design Guidelines and Construction Standards, Division 11 30 00, Residential Equipment
for studio units. Refer to Appendix 4: Furniture and Appliance List for small wares and small appliances for
common kitchen and dining room.

3.16 KITCHEN AND LAUNDRY EQUIPMENT

.1 Unit Kitchen Exhaust Fans: Two-speed, maximum sound rating of 7 sones, 180 cfm with a covered light. In
accessible units, mount light and fan controls on the front of the kitchen countertop.

.2 Commercial Kitchen Equipment: Commercial kitchen shall be designed as per NFPA 96 for class 1 cooking
operations unless required otherwise by BC Housing and have the capacity to serve at least one hot meal per
tenant per day. Fire suppression system and make up air unit shall be designed in accordance to code and AHJ
to operate this space. Refer to Appendix 2: Commercial Kitchen for equipment list, sample layout and basic
requirements. Provide a lockable roll-down shutter at the food service counter. The Operator of the facility shall
contact with the local Environmental Health Office at early design stage for approval of the operation.

Commercial Laundry Equipment: Commercial grade, front loading, and on raised platform. Owner or Operator
to confirm the type of operation required for the laundry equipment (e.g. coin operated, card access). Common
laundry shall be provided either through a lease/ maintenance contract or through provision of permanent
washers and dryers as part of the building construction contract.

Provide one pair of washer /dryer per 15 residents from which one pair shall be side by side for wheelchair
accessible residents. All mechanical and electrical rough-ins, ductwork and connections shall be provided as part
of the building construction contract.

If required by Owner, one-Shot automatic laundry detergent dispenser for each washer can be considered in staff
laundry and allow space beside the washer for storage of detergent.

3.17 BED BUG ROOM (OPTIONAL)

.1 Refer to BC Housing Design Guidelines and Construction Standards, Division 13 00 00 – Heat Treatment Room,
for room construction.

.2 Light Fixture: Metal-wired, vandal and high temperature resistant; heat at ceiling between 60 °C (140 °F), and
approved for application.

3.18 ELEVATORS
.1 If provided, elevators shall be designed to be located close to the main entrance lobby of the building and visible
from the front reception office. Elevator controls and buttons are to be heavy duty and abuse-resistant.

.2 Refer to BC Housing Design Guidelines and Construction Standards, Division 14 20 00 – Elevators

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3.19 FIRE PROTECTION

.1 All projects are required to provide fire sprinkler system. Provide recessed sprinkler heads in residential units,
hallways, and common washrooms for tenants. Provide regular sprinkler heads for the rest of building.

.2 Provide secure locking plugs for building fire department connections; Knox FDC plugs or equivalent.
.3 Refer to BC Housing Design Guidelines and Construction Standards. Division 21 00 00 – Fire Protection

3.20 PLUMBING
.1 DOMESTIC HOT WATER SYSTEM
.1 For permanent modular projects, it is preferred to have a centralized boiler and storage tank system. For
temporary modular projects, an individual hot water tank can be provided on a per module basis provided
that access is lockable and maintenance can be performed from the corridor.

.2 Seismic restraints: Provide for mechanical equipment and accessories including attachment to structural
members where required by code.

.3 Hot water temperature must not exceed 49°C (120 °F) at points of use by residents. Hot water storage
tank shall not be below 60 °C (140 °F) to control the propagation of Legionella bacteria. Provide hot water
distribution to common kitchen areas and for janitor sinks at 60 °C (140 °F).

.4 Provide all showers with thermostatic mixing valves. Provide bathroom and kitchen faucets with temperature
limit stops. The shower valves and faucets shall be set to maximum hot water temperature of 49 °C (120 °F).

.5 Use type L copper pipe for hot and cold water supply and Type K on hot water recirculation piping. Non-
metallic pipe and fitting systems, i.e. cross linked polyethylene (PEX), chlorinated polyvinyl chloride (CPVC),
polypropylene (PP-R) shall be accepted as alternates for potable hot and cold water mains and risers
applications as per the BC plumbing code 2012 Division B – Appendix A.

.6 Require Contractor to provide a 25-year manufacturer’s warranty on piping, in line fittings and domestic
water distribution manifolds which includes coverage for consequential damage.

.7 Provide frost free hose bib c/w automatic draining vacuum breakers/backflow preventer at exterior garbage
enclosure, main entry and near landscape area.

.8 Place lockable wall access panels in easily accessible locations for maintenance.

.9 Use heat tracing or insulate as necessary to protect piping from freezing.

.10 Protect above-ground piping from damage from vehicles, pedestrians and vandalism

.11 Install drain pipe or piping at a minimum slope of 1 in 50. Where it is impractical due to the modular unit’s
structure to achieve a greater slope, provide drain piping with a minimum slope of 1 in 100.

.12 Unless noted otherwise by BC Housing, a centralized meter for gas, electricity and water shall be provided.
Electrical panels within the residential units shall be lockable.

.13 Provide a shut-off valve for each unit. Provide a prefabricated, keyed metal access panel. Shut offs to be
easily accessible.

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.2 PLUMBING FIXTURES
.1 Provide fixtures of same make, model and colour throughout project.

.2 Provide CSA approved single lever, aerated low flow faucets for the bathroom, kitchen sink and showerhead.

.3 Provide Vitreous China, ADA compliant water closets with free standing elongated rim, wash-down bowl,
china bolt caps, bolted down toilet tank lid, single flush, min. 54 mm (2-1/8") fully glazed trapway and
maximum Performance (MaP) testing rated at 1000 gram of waste per flush.

.4 Provide tamper proof toilet tanks with bolt-down [Link] supply fittings and individual shower heads
which limit the maximum water flow rate to:

Supply Fittings Max. Flow Rate, L/min

Lavatory (bathroom sink) 2.0
Kitchen Sink 5.7
Shower Head 5.7
Low flush water closets, Single flush 4.8

.5 Kitchen/Laundry Sink: Kitchen sink shall be grade 18-8 stainless steel counter mounted, 521 mm x 508 mm
x 178 mm (20-1/2" x 20" x 7") deep complete with back ledge, self-rimming, sound deadening, mounting kit,
strainer, and 89 mm (3-1/2") crumb cup and 38 mm (1-1/2") tailpieces, with overflow drain. For wheelchair
accessible consider 127 mm (5") deep. Laundry sink shall be single compartment 560 mm x 651 mm x 305
mm (22-1/16" x 25-5/8" x 12") deep.

.6 Janitor Sink: Provide with precast terrazzo floor mounted, mop sink, 610 mm x 610 mm x 254 mm (24" x 24"
x 10") deep, and Integral Cast Brass Drain with stainless steel strainer 75 mm (3") outlet.

.7 Pre-fabricated Shower Unit: One piece, acrylic, to minimum 914 mm x 914 mm (36" x 36") for studio unit.
Includes wall hook and low curb at floor. Provide single lever, non-scalding thermostatic mixing valve with
integral stops set not to exceed 49°C (120°F) hot water temperature. For accessible units provide 914 mm x
1524 mm (36" x 60") with folding seat, and rollover threshold to maximum 13 mm (1/2"). In lieu of acrylic grab
bar install 32 mm diameter, 914 mm long stainless steel grab bar (1-1/4" x 36").

.8 Refer to BC Housing Emergency Shelter Guidelines for common washrooms for newly arrived and existing shelter
clients.

.9 For common washrooms in the emergency shelters, provide one washbasin, one shower stall and one toilet
for each four beds. Urinals for men's common washroom should be provided.

.3 DRAINAGE SYSTEMS
.1 Floor drains shall be provided in all bathrooms in dwelling units and shelter spaces, common and staff
laundry, public washrooms, commercial kitchen areas, janitorial rooms, and mechanical rooms.

.2 Floor drains for sheet vinyl flooring shall be dura-coated cast iron body with bottom outlet, combination
invertible membrane clamp and adjustable collar with polished nickel bronze strainer and complete with trap
primer connection.

3.21 HEATING, VENTILATION AND AIR-CONDITIONING (HVAC)

.1 GENERAL
.1 Consider passive design strategies as outlined in BC Housing Design Guidelines and Construction
Standards, Energy and Environmental Design, before considering complex mechanical systems.
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.2 The HVAC systems in multi-unit residential buildings more than three-storeys shall be designed to meet
applicable requirements of ASHRAE Standard 90.1-2010 “Energy Standard for Buildings except Low-Rise
Residential Buildings” and the BC Building Code or Vancouver Building By-law for Part 3 buildings, including
additional re-zoning and energy by-law requirements of the Municipalities Having Jurisdiction for Part 3 buildings.

.3 Multi-family buildings of three storeys or less shall be designed to meet applicable requirements of the BC
Building Code or Vancouver By-law for Part 9 buildings, including additional re-zoning and energy by-law
requirements of the Municipalities Having Jurisdiction for Part 9 buildings.

.4 Refer to BC Housing Design Guidelines and Construction Standards, Division 23 00 00 – HVAC.

.2 HEATING
.1 Heating shall be selected to suit the building construction, Energy Performance Targets, system operation
and maintenance with the aim of simplicity.

.2 The units shall preferably be heated using electric baseboard. Provide energy model to ensure energy targets
are met. Consult with BC Housing and Owner if alternate heating system is proposed.

.3 For buildings where boilers are considered the main source of heating, the boiler shall be high-efficiency
appliances with minimum 94% Annual Fuel Utilization and ENERGY STAR® rated.

.3 VENTILATION
.1 Design of ventilation systems shall comply with the requirements of ASHRAE Standard 62-2001 “Ventilation
for Acceptable Indoor Air Quality” except Addendum N as referenced in applicable code.

.2 Ventilation of residential suites shall comply with the requirements of Part 9 “Housing and Small Buildings”,
Section 9.32 “Ventilation” of the BC Building Code and Vancouver Building By-law. This applies to Part 9 and
Part 3 buildings.

.3 Heat Recovery Ventilation system shall be provided to the building with a minimum sensible heat recovery
effectiveness of 75% to allow for heat recovery and balanced ventilation in each room, including bathroom
exhausts.

.4 HRV shall be centralized or a hybrid floor by floor system. The central heat recovery ventilation air handling
units shall include supply and exhaust fans, enthalpy heat recovery energy wheel with variable speed
controls, heating coil or a combination heating/cooling coil, filters and motorized dampers on outdoor air
and exhaust intakes. Supply and exhaust ducts should be distributed to all units, corridor and common
areas, preferably, distributed in the corridor ceiling plenums. Refer to BC Housing Design Guidelines and
Construction Standards, Division 23 00 00 – HVAC.

.5 For temporary modular buildings, HRV can be provided per module provided that access is lockable and
maintenance can be performed from the corridor.

.4 COOLING
.1 Unless addressed by implementing passive design strategies, provide mechanical cooling for the amenity
/ office areas in the Lower Mainland, Vancouver Island, Northern Interior and North Regions, and provide
mechanical cooling for the amenity / office areas and residential suites in the Southern Interior Region.
These regions are as per the climate zones defined in BC Building Code.

.2 Window mounted air conditioning or packaged terminal air conditioners (PTAC) units are not permitted.

June 2018 BC Housing Modular Design Guidelines

SECTION
3 Construction Requirements PAGE 3.12

3.22 ELECTRICAL
.1 Measures shall be implemented to reduce energy consumption in association with the requirements outlined in
BC Housing Design Guidelines and Construction Standards, - Energy and Environmental Section.

.2 Material and/or equipment installed must bear evidence of CSA approval.

.3 Wiring: copper, except for main distribution feeders 100 amps or larger and residential suite panel feeders sized
60 amps or larger where aluminum conductors of the same ampacity may be utilized.

.4 Surge protective devices (spd): as a minimum, must be provided on the service entrance main distribution (category
c). Provide a complete system of grounding in accordance with applicable code.

.5 MOUNTING HEIGHTS:
DEVICE DESCRIPTION HEIGHT ABOVE FLOOR

Light switches — to centre 1067 mm (42 inches)

Duplex receptacles — to centre 455 mm (18 inches)

Thermostats and control devices — to centre; align vertically with light switch 1067 mm (42 inches)

.6 ELECTRICAL SERVICE
.1 Provide one rough-in data jack for telecommunications and one television outlet with a combined cable TV
and phone jack in the living area of the studio units. Common lounge shall have outlets for TV and Internet
connections. Review electrical requirements with Operator for commercial kitchen, medical room and offices.

.2 Receptacles in residential units shall be tamper proof type.

.3 Provide a ground fault current interrupter (GFCI) electrical outlet at all damp and wet areas. Provide
weatherproof GFCI duplex receptacles for exterior building maintenance at common area patios.

.4 Install jacks and receptacles such that the integrity of the fire separation is maintained. (No back to back
boxes in same stud bay on fire rated walls)

.5 Provide receptacle for microwave in the kitchen for studio units, staff room and common dining.

.6 Provide vandal resistant thermostats within the unit and multi-bed sleeping areas.

.7 Electrical panel inside the suite shall be lockable.

.8 All exit doors with delayed egress and security alarms shall be connected to the reception.

.7 LIGHTING
.1 Whenever practical utilize lighting controls like occupancy sensors, vacancy sensors, day lighting sensors etc.

.2 Use LED type light sources. Where fluorescent luminaires are specified, use compact fluorescent (CFL) or
standard linear fluorescent units (T8 or T5).

.3 Provide exterior light fixtures that are energy efficient, low maintenance controlled by sensors. Do not create
shadows, excessive glare, and light pollution.

.4 Surface mounted light fixtures inside the units or shelter sleeping areas.

BC Housing Modular Design Guidelines June 2018

SECTION
3 Construction Requirements PAGE 3.13

.5 Lighting Products: Types readily available from well-established manufacturer’s and Energy Star labeled
(refer to NRCAN), and/or listed in the BC Hydro e-catalogue.

.8 EMERGENCY LIGHTING
.1 Emergency lighting shall be provided in accordance with code.

.2 Emergency battery packs and remote heads shall be utilized where generator is not provided.

.3 Each pack must be sealed lead acid type with a minimum 5 year manufacturer’s warranty, wall mounted with
approved bracket supports. Remote heads must be 12 Volt seal beam style.

3.23 FIRE ALARM SYSTEM

.1 Provide a complete and operational Fire Alarm system as required by the BC Building Code and Authority Having
Jurisdiction.

.2 The building shall be provided with an addressable fire alarm system with the Fire Panel located in close
proximity to the main entrance to the building for ease of emergency personnel response.

.3 The fire alarm system shall be designed to automatically transmit separate independent signals for fire alarm,
supervisory, sprinkler flow, and trouble signals to the Fire Department via an independent central station (ULC
listed central station).

.4 Audible signal devices are required to be installed throughout the project. Visual signaling devices shall be
provided through public and service spaces in accordance with good design practice and the requirements of
applicable code.

.5 Each living unit (suites and shelter units) shall be provided with a smoke alarm located as per code as well as
a smoke detector. The smoke detector shall be connected to a secondary annunciator (LED panel) in the 24/7
reception office and to the main annunciator panel.

Once smoke is generated in a specific suite or if the smoke detector is vandalized or detached, the in-suite
smoke detector connected to the fire alarm system will activate and will notify the supervisory staff through
the LED panel in the 24/7 reception office. The supervisory staff can then verify the situation and if necessary,
activate the fire alarm system. If there is no response for a specific period of time, the system shall automatically
send the signal directly to fire department or fire alarm monitoring agency. The system shall be designed so
that unnecessary notification or false alarms to the fire department are avoided and safety of the units are
maintained.

.6 Installation of the smoke detector shall be tamper-proof to prevent removal. If required by the project and
allowed by code, provide a wire mesh or cage to protect the smoke detectors in residential units from abuse.

3.24 SECURITY SYSTEMS

.1 Provide a video surveillance system that addresses the Owner's security requirements. Security Systems include
Digital Access Control (i.e. DAC), Intrusion Detection and Video Surveillance (i.e. CCTV) Systems. Consult with
Owner at the design development stage for project need and incorporate cost effective security systems.

.2 Connect security systems to an un-interruptible power supply (UPS) which provides at least 30 minutes of
continuous power.

June 2018 BC Housing Modular Design Guidelines

SECTION
3 Construction Requirements PAGE 3.14

.3 Provide at minimum:
.1 Cameras at main entry points into the building, including all exit and entry doors, all common hallways,
staircase, elevator, exterior parking area, common rooms, and any exterior storage areas. The camera
monitors should be located in the front entry office.

.2 The front entrance will be monitored 24 /7 by staff. The Owner/Operator needs the ability to control opening/
closing of both sets of entry doors from the front office for residents and visitors. The residents shall have
fobs, card reader (depending on Operator's preference) that will allow them to access their suites, and
common areas permitted for residents' access.

.3 DVR (digital video recorder), located in a secured space, with storage capacity at least fourteen and no more
than ninety days at 15 fps recording on motion activation for required cameras.

.4 Install cameras at pre-approved camera locations as agreed by Owner and based on the sample drawings
attached in Appendix 3.

.5 Back end components shall be stacked on racks that to be either bolted to the floor or strapped in place to
prevent tipping over.

.6 Interior cameras are to be mounted at a height of 2.3m (7.5') above floor and cameras above front door
intercom panels at 1.7m (5.8') above floor unless otherwise specified.

.7 It is Operator's preference to have network access to the site or have the staff monitor the CCTV and DAC
systems locally on the servers themselves.

.8 Training for site staff to be completed at completion of project.

.4 All exterior doors shall have alarm connection to the front reception office.
.5 Refer to Appendix 3: CCTC and DAC Standards for detail specifications for camera, back end equipment and
sample layout for camera locations.

3.25 Furnishing
Provide furniture inside the suites, common dining room, common lounge and offices, unless otherwise specified.
In-suite and common area furniture shall be built for durability and resistance to bed-bugs and incontinence. Provide
furniture list and specifications for Owner’s approval. A sample furniture list is provided in Appendix 4: Sample
Furniture and Appliance List. The furniture requirements noted above are preliminary and should be confirmed with
the Operators and BC Housing. This list should be provided to the Design Builder for pricing.

3.26 SUBMITTALS
.1 DRAWINGS
.1 Provide specifications and drawings at the following stages for approval by BC Housing:

.a Schematic Design documents.

.b Design Development documents.

.c 98% complete Construction documents.

BC Housing Modular Design Guidelines June 2018

SECTION
3 Construction Requirements PAGE 3.15

.2 Provide the following as a minimum requirement at each stage:

.a Site plan.

.b Demolition plans when applicable.

.c Typical floor plans.

.d Typical unit plans including furniture layouts.

.e Building sections and details.

.f Interior and exterior elevations.

.g Structural and foundation plans, with details.

.h Mechanical, electrical and plumbing drawings.

.3 Specifications: 3-part, CSI/CSC Section Format, current edition; Include outline specifications for both
mechanical and electrical systems in schematic and design development. Include the complete package of
specifications for all disciplines at 98% construction document stage.

.4 Provide energy modelling report at schematic design stage, and at completion. The modelling shall be
performed by an approved energy modeller and meet the energy requirement targets as specified. The
report shall be shared with the Owner and BC Housing.

.5 Provide certified copies of pre-installed laboratory testing results for all fenestration products to confirm
compliance with the minimum specified AAMA/WDMA/CSA 101/I.S.2/A440 Performance Class and Grade. Also
include the field testing results.

.2 CLOSEOUT PROCEDURES
.1 BC Housing Design Guidelines and Construction Standards, Division 01 78 00 – Closeout Submittals, outline
the closeout requirements for the Contractor.

.2 Upon completion of project, provide an owner’s manual to BC Housing no later than thirty (30) business
days after the certificate of completion is issued. Submit one (1) set of final hardcopy maintenance, operating
and instruction manuals and two (2) sets in high quality indexed electronic format (e.g. CD, USB) PDF to the
Owner. Include at a minimum:

.a As-built drawings showing site construction and modifications that have been made to factory-built units.

.b Fire Safety plan and documentations in accordance with applicable code.

.c Maintenance and Operating manual that outlines the preventative maintenance time scale, warranty
information/contact of all systems, equipment and appliances service contact information, and also all
construction document, contracts and bonding information.

.d Evidence of certifications and test results.

.e Consultant sign-off for all disciplines.

.f For temporary modular projects, provide a Relocation Manual to BC Housing which includes; detailed
instructions for disassembly of modules and re-assembly on new site. Manual shall include the following
information at a minimum:

.i Drawings, details and photographs clearly indicating locations of module structural connections, trim
and other materials requiring removal to separate modules.

June 2018 BC Housing Modular Design Guidelines

SECTION
3 Construction Requirements PAGE 3.16

.ii Temporary bracing, straps, or supports to be installed prior to craning or shipping modules.

.iii Location of mechanical, electrical, or plumbing crossovers and connections requiring separating or
disconnecting.

.iv Weights of each module and separate components (i.e. HVAC equipment) requiring lifting by crane.

.g Provide training on mechanical and electrical systems.

.h Provide energy modelling report, completed waste diversion form and all 3rd party testing report including
air tightness.

.3 SCHEDULE
.1 Provide a schedule for review by BC Housing, indicating the time required for design, approvals by
Owner and Authorities Having Jurisdiction, fabrication, transportation, erection on site, site servicing and
occupancy.

.2 Provide an estimate of the number of units that can be fabricated and delivered to each site, every week.

.4 COMMISSIONING
Upon completion of each modules at the factory and ready to transport at site ensure the following documents
are available:

.1 Signed production checklist by the quality assurance manager/production manager

.2 Signed plumbing, electrical, and gas test forms

.3 All 3rd party balancing reports that includes all HVAC, plumbing and fire protection systems

.4 Signed and approved non-conformance forms (if any)

.5 Signed copy of the CSA A277 certification label and the specification nameplate applied on the module

At completion, ensure the MEP systems and equipment are commissioned and all systems are working properly
as part of building handover process. Provide an electronic copy of all 3rd party balancing reports for the whole
building that include HVAC, plumbing, fire protection systems, etc. Ensure all site service connections for water,
sewer, storm, drainage and landscape; and utility connections for electricity, gas, communication and data are
complete and documented.

Within 2 months prior to expiry of warranty, conduct a warranty walkthrough meeting with Owner/Operator to
address deficiencies noted after building occupancy. Correct all deficiencies noted in the warranty inspection
report prepared by Owner/Operator or their authorized representative and establish a reasonable date for
correcting and completing all deficiencies and inform the Owner/Operator in writing.

End of Section

BC Housing Modular Design Guidelines June 2018

APPENDIX
1 Sample Modular Drawings PAGE A1.1

62'-6"

Electrical Storage

FRIDGE
FRIDGE

LAUNDRY
PANTRY

desk
refrig . freezer
FRIDGE

sandw .
FRIDGE
MEDICAL

dw

unit

Cooking
Dish & Pot Wash

range unit

griddle
table
STAFF

KITCHEN
Service Prep
coffee toaster hot wells

refrig .

LOUNGE DINING 1
128'-0 1/2"

ENTRY DINING 2
LOBBY
Outdoor elements to
be confirmed
including covered
MEETING entry or patio,
RECEPTION OFFICE smoking area
3'x3'
3'x3'

Separate Module
considered for
3'x3'

additional storage,
Recycling Storage and
Refuse Storage
3'x3'

LAUNDRY
HEAT TREATMENT STORAGE
JAN.

Ground Floor:
3 Accessible Units
Mech. 16 Shelter Beds
7,702sf (715.5sm)
0 4 8 12 16 20 FT

A. SHELTER-SUPPORTED HOUSING CONCEPT 55 BEDS

TITLE: JOB No: DATE:
BONI•MADDISON Ground Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s A. Shelter-Supported Housing Concept SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: A1

June 2018 BC Housing Modular Design Guidelines

SECTION
APPENDIX
1 General
Sample Design
Modular
Guidelines
Drawings PAGE A1.2

28'-9" 5'-0"

Mech. or Storage

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

Typical Floor:
Mech. or Jan. 18 Standard Units
Stor. 7,702sf (715.5sm)

0 4 8 12 16 20 FT

A. SHELTER-SUPPORTED HOUSING CONCEPT 55 BEDS

TITLE: JOB No: DATE:
BONI•MADDISON 2nd & 3rd Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s A. Shelter-Supportive Housing Concept SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: A2

BC Housing Modular Design Guidelines June 2018

SECTION
APPENDIX
1 General
Sample Design
Modular
Guidelines
Drawings
62'-6"
PAGE A1.3

Electrical Storage

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

STAFF
LAUNDRY
PANTRY
desk
JAN.
140'-2 1/8"

STOR.
refrig . freezer
FRIDGE

sandw .

STOR. dw unit

Dish & Pot Wash Cooking Outdoor elements to

range unit

griddle
TENANT be confirmed
table

SUPPORT MEDICAL KITCHEN

coffee toaster
Service
hot wells
Prep including covered
refrig .
entry or patio,
smoking area
ACC.
ENTRY W/C DINING 1
LOBBY

Separate Module
considered for
OFFICE LOUNGE
additional storage,
RECEPTION DINING 2
Recycling Storage and
Refuse Storage
Heat Treatment
FRIDGE
FRIDGE

FRIDGE

Ground Floor:
4 Accessible Units
8 Standard Units
FRIDGE

8,469 sf (786.7sm)

Mech. 0 4 8 12 16 20 FT

B. SUPPORTED HOUSING CONCEPT 1 - 52 UNITS

TITLE: JOB No: DATE:
BONI•MADDISON Ground Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s B. Supported Housing Concept 1 SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: B1

June 2018 BC Housing Modular Design Guidelines

SECTION
APPENDIX
1 General
Sample Design
Modular
Guidelines
Drawings
28'-9" 5'-0"
PAGE A1.4

Mech. or Storage

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE

Typical Floor:
20 Standard Units
FRIDGE

8,469 sf (786.7 sm)

Mech./ Jan.
Stor. 0 4 8 12 16 20 FT

B. SUPPORTED HOUSING CONCEPT 1 - 52 UNITS

TITLE: JOB No: DATE:
BONI•MADDISON 2nd & 3rd Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s B. Supportive Housing Concept 1 SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: B2

BC Housing Modular Design Guidelines June 2018

SECTION
APPENDIX
1 General
Sample Design
Modular
Guidelines
Drawings PAGE A1.5

62'-6"

Mech. Storage

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
115'-10 1/8"

Outdoor elements to
FRIDGE

be confirmed
including covered
STAFF entry or patio,
LAUNDRY
PANTRY smoking area
desk

JAN.
STOR.
refrig . freezer
FRIDGE
sandw .

STOR. dw
unit

Cooking

Dish & Pot Wash

range unit

griddle
table

OFFICE MEDICAL KITCHEN Separate Module

coffee toaster
Service
hot wells
Prep
considered for
refrig .

additional storage,
Recycling Storage and
Refuse Storage
RECEPTION DINING 1
Heat Treatment
TENANT
SUPPORT

ENTRY
LOBBY DINING 2 LOUNGE
ACC.
W/C

Ground Floor:
4 Accessible Units
Elect. 4 Standard Units
6,838.5sf (635.3sm)
0 4 8 12 16 20 FT

C. SUPPORTED HOUSING CONCEPT 2 - 40 UNITS

TITLE: JOB No: DATE:
BONI•MADDISON Ground Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s C. Supported Housing Concept 2 SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: C1

June 2018 BC Housing Modular Design Guidelines

SECTION
APPENDIX
1 General
Sample Design
Modular
Guidelines
Drawings PAGE A1.6

28'-9" 5'-0"

Jan. Mech.

FRIDGE
FRIDGE

FRIDGE
12'-3 1/2"

FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

Typical Floor:
Mech. 16 Standard Units
6,838.5sf (635.3sm)

0 4 8 12 16 20 FT

C. SUPPORTED HOUSING CONCEPT 2 - 40 UNITS

TITLE: JOB No: DATE:
BONI•MADDISON 2nd & 3rd Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s C. Supported Housing Concept 2 SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: C2

BC Housing Modular Design Guidelines June 2018

SECTION
APPENDIX
12 General
Commercial
Design
Kitchen
Guidelines PAGE A2.1

BC Housing ‐ Modular
Kitchen Requirements

KITCHEN REQUIREMENTS

Basic Requirements

Provide a commercial kitchen area with equipment manufactured for the specific purposes
intended and installed in strict accordance to the manufacturers’ standards and directions.

Performance Criteria

Provide commercial kitchen equipment as required for the kitchen operation of the facility for
the residents.

Functional Areas
Provide areas for the following functional requirements; refer to Indicative Design – Dwg K‐1:

 Administration  Cooking
 Dry Storage  Washing
 Refrigerated/Frozen Storage  Service
 Preparation

Equipment Criteria

Provide commercial kitchen equipment as set out in the Equipment Schedule – Appendix A.

All kitchen equipment is to be fabricated and installed to the current codes and requirements
and the requirements of the Authority Having Jurisdiction at the time of installation including
but not limited to SMACNA Guidelines for Seismic Restraint of Commercial Kitchen Equipment;
Canadian Hydro Electrical Code, the Electrical Inspection Department Bulletins, the British
Columbia Hydro Electric Safety Code; Canadian Gas Association, the Gas Utilization Code of the
Department of Energy and Resources Management, British Columbia; BC Plumbing Code; and
the Canadian Standards Association.

Equipment is to be in compliance, but not limited to, the current applicable section of NSF/ANSI
Standard for Foodservice Equipment and the local Environmental Health Office.

Equipment is to meet or exceed the current energy saving guidelines in effect at the time of
installation, including but not limited to EnergyStar certified, EnerGuide rating.

Equipment is to be installed as such to provide for adequate servicing and cleaning per current
codes and requirements and the requirements of the Authority Having Jurisdiction at the time
of installation.

Materials for fixed surfaces will be impervious to moisture, corrosion resistant, smooth and able
to withstand regular cleaning and sanitizing.
1
June 2018 BC Housing Modular Design Guidelines
SECTION
APPENDIX
12 General
Commercial
Design
Kitchen
Guidelines PAGE A2.2
BC Housing ‐ Modular
Kitchen Requirements

All service lines will be concealed within building walls or ceiling wherever possible; exposed
lines to be covered with service chases.

Finished work must be perfectly true and plumb with no warping, buckling or open seams. All
edges, hidden or exposed, must be ground smooth and rounded. Rivet heads, weld marks, or
other imperfections are not acceptable.

Manufactured Equipment:

Equipment is to be from a recognized manufacturer of commercial kitchen equipment with local

service representation.

Cabinet type equipment to have locks.

Refrigeration equipment to have integral digital thermometers and alarm systems.

Equipment is to be on casters with brakes where possible.

Gas equipment to have quick disconnects with swivel and integral shut‐off valves and restraining
cords.

Custom Millwork:

Custom fabricated millwork equipment to be from a company specializing in commercial kitchen

millwork cabinetry.

Cabinet type equipment to have commercial grade plastic laminate finish; swing doors,
concealed hinges with locks; drawers with locks; internal adjustable plastic laminate or
melamine shelves; kickbase’s to have stainless steel finish.

Custom Stainless Steel work:

Custom fabricated stainless steel equipment to be from a company specializing in commercial

kitchen equipment with local service representation.

Cabinet type equipment and drawers to have locks.

Stainless steel will be ASTM‐A167‐81A, (18‐8 Analysis) type 304 cold rolled and annealed, No. 4
finish one side, 180 grit finish, and free of buckles, pits, warps and imperfections. Ensure the
direction of grain matches throughout the units.

The gauge of metal and methods of construction will in all cases be adequate for the intended
purposes of the equipment or structure. Refer to Equipment Schedule – Appendix A.

Finished equipment will be rigid when assembled and installed.

Faucets are to be low water consumption fixtures and from the same manufacturer.
2
BC Housing Modular Design Guidelines June 2018
2
SECTION
APPENDIX
12 General
Commercial
Design
Kitchen
Guidelines PAGE A2.3
BC Housing ‐ Modular
Kitchen Requirements

Exhaust Hood:

Provide ULC listed low air volume hood with demand ventilation (control) system and integral
fire suppression system as required by current codes and requirements and the requirements of
the Authority Having Jurisdiction at the time of installation, including but not limited to City of
Vancouver K2 form requirements.

Provide a hand held fire extinguishing unit(s) as required for area.

Equipment Schedule

Provide commercial equipment as outlined in Equipment Schedule – Appendix A.

Services and space to be allocated for the equipment listed in the Equipment Schedule –
Appendix A which is to be supplied by the Owner or Operator.

Small wares and tools‐of‐the‐trade are to be supplied by the successful Operator.

Area Architectural Criteria

All surfaces are to meet the current codes and requirements of a commercial kitchen
establishment and the Authority Having Jurisdiction at the time of installation.

Area to be vermin resistant.

Floor: Fully sealed, water‐impermeable, acid resistant, slip resistant heavy duty floor material
i.e. slip resistant epoxy or sheet vinyl; with integral coved wall base – rated for a commercial
kitchen application. Installation as to provide for no pooling of water under equipment.

Walls: smooth, water tight, washable. Fiberglass Reinforced Panels (FRP) at all exposed building
walls and stainless steel insulated panels from the underside of the hood to the wall base.
Painted wall in dry storage area. All exposed wall corners are to be protected with stainless steel
corner guards.

Ceiling: ‘T’‐bar type as rated for a commercial kitchen application; smooth, washable, acoustic
consideration. Provide for access to ceiling area for service to service lines/ducting.

Light levels: to meet all work environment conditions for area.

Room Ventilation: area to have sufficient efficient artificial ventilation / make‐up air, air
movement, and cooling for use of area and the number of staff working in the area.

Door(s): access doors/doorways are to be adequately sized for the installation and removal of
equipment; with locks.

Security: area to be fully secured from adjacent areas.

3
June 2018 BC Housing Modular Design Guidelines
3
SECTION
APPENDIX
12 General
Commercial
Design
Kitchen
Guidelines PAGE A2.4

BC Housing Modular Design Guidelines June 2018

 SECTION

June 2018
APPENDIX

Appendix A BC Housing ‐ Modular Kitchen (Commercial Kitchen)

12
Kitchen Equipment List November 30, 2017
Equipment Name Category QTY Manufacturer Model Specification Electrical Plumbing Gas Exhaust Sizing (mm dimension in brackets) Alternate Manufacturer
Hot Cold Direct Ind. Gas MBTU CFM MUA
Load Volts Phase Direct Plug Length Width Height A B C
Water Water Drain Drain size load est. est.
Millwork or stainless steel cabinet; top boxed edges,
36" 27" 42"
DESK ‐ STANDING CSCI 1 Custom Fabricated backsplash; 2 drawers with lock; swing doors with locks;
(915) (685) (1065)
solid bottom shelf; adjustable intermediate shelf

Millwork or stainless steel cabinet; boxed edges; swing

36" 12" 24"
OVERCUPBOARD CSCI 1 Custom Fabricated doors with locks; solid bottom shelf; adjustable
General

(915) (305) (610)

intermediate shelves; mounted above desk
Standard wall mounted; sealed to wall; Gooseneck faucet;
Eagle Group/Metal wrist handles, p‐trap and tail piece; basket drain; end 1/2" 1/2" 1.5" Custom
HAND SINK CSCI 1 HSA‐10‐FAW EFI Polar
Masters splashes; antimicrobial protection (13) (13) (38) Fabricated
Obtain approvals as required
SOAP & TOWEL
Commercial

CSCI 1 (refer to other section) (units to match others in facility)

DISPENSER
Standard with Epoxy coated finish; 4 posts, 74P, per unit or
Super Erecta min. 36" min. 18" 74"
SHELVING ‐ DRY CSCI LOT Metro common posts permitted where units are end to end, with Nexel Olympic Cambro
Design

Shelf (915) (457) (1879)

floor plates; 5 shelves per unit
REACH‐IN Standard with one additional shelf per door; HD casters, True Food
CSCI 2 Beverage Air HBR49‐1 8.8A 120 1 X Delfield Continental
REFRIGERATOR two with brakes Service
Standard with one additional shelf per door; HD casters, True Food
REACH‐IN FREEZER CSCI 1 Beverage Air HBF49‐1 11.9A 120 1 X Delfield Continental
two with brakes Service
Stainless steel table construction; backsplash up 8"
(200mm) and splayed, closed ends and back; bracing as
Kitchen

required; allow space for waste bin; 2 required sinks to suit 30" 36"
PREP SINKS CSCI 1 Custom Fabricated 13 13 2 @ 50
approximately 16" x 18" x 12" deep (410 x 457 x 305 mm design (760) (900)
deep), all welded, all coved with lever wastes; solid bottom
shelf; backsplash mounted swing faucet
Stainless steel construction; boxed edges; table or wall
to suit 12"
OVERSHELVES CSCI LOT Custom Fabricated mounted; stainless steel brackets; double shelves where
Guidelines

design (305)
possible, high‐shelf over high equipment on counter

SLICER CSCI 1 Globe GC512 Standard gear driven 4.8A 120 1 X Hobart Berkel
Standard gear driven with stainless steel bowl; flat beater;
MIXER ‐ 8QT CSCI 1 Globe Food Equipment SP8 5A 120 1 X Hobart Berkel
stainless steel wire whip; spiral dough hook; bowl guard

Stainless steel construction; insulated, from underside of

hood to wall base (back and sides at building walls), width
to meet NFPA and site requirements for limited
minimum ‐ to
combustible coverage, at minimum to be width of exhaust underside of
STAINLESS STEEL WALL suit hood
CSCI 1 Custom Fabricated hood; service lines and connections to come through 1" hood to wall
FLASHING width (side to
flashing as close as possible to connection location; (25) thick base
side)
exposed lines to be covered with stainless steel chase;
penetrations through flashing are to be covered with
stainless steel cover plates
Unit(s) to be integral with Mechanically designed HVAC
system;
Box, taper or island type high efficiency low air volume
exhaust hood; if required by AHJ with integral make‐up air
plenum and demand control system, control panels, etc.
Sized to suit equipment below (ensure minimum 8"/
200mm overhang on all sides); ULC listed; Fabricated and
installed to meet all governing codes and in compliance
FN‐B‐MJ with latest ULC & NFPA‐96 requirements, Authority Having 1200 to suit to suit to suit
EXHAUST HOOD CSCI 1 Spring Air as req'd 120/208 1 X Halton Quest
series Jurisdiction and City of Vancouver K‐2 compliant; Stainless est. design design design
steel liquid tight construction; Easy access to all
components;
Fire dampers if required, Fire dampers activated by
thermostatic or mechanical detection,
Mechanical gas valve; Interconnection to building
automation and/or fire systems;
Hanging brackets – full length and continuous – seismically
restrained
PAGE

1 of 3
A2.5

BC Housing Modular Design Guidelines

 SECTION
APPENDIX

Appendix A BC Housing ‐ Modular Kitchen (Commercial Kitchen)

Kitchen Equipment List November 30, 2017
12
Equipment Name Category QTY Manufacturer Model Specification Electrical Plumbing Gas Exhaust Sizing (mm dimension in brackets) Alternate Manufacturer
Hot Cold Direct Ind. Gas MBTU CFM MUA
Load Volts Phase Direct Plug Length Width Height A B C
Water Water Drain Drain size load est. est.

Wet chemical; Fabricated and installed to meet all

governing codes and in compliance with latest regulations
and authority having jurisdiction
Standard with Capacity for coverage of all cooking
equipment under hoods, plenum and ducts as required by
code and authority having jurisdiction; Provide shut‐off
General

BC Housing Modular Design Guidelines

valves and solenoids, coordinate installation of same with
applicable sub‐trade; remote fire pull; Conceal all piping
where possible, exposed piping to be chrome plated,
FIRE SUPPRESSION Wet
CSCI 1 Kidde exposed horizontal piping not acceptable; Activation of 6A 120 1 X Ansul
SYSTEM Chemical
system by globe fusible links, mechanical detection;
Integral with Exhaust Hood(s); provide all applicable
Commercial

certifications, letters of assurance, letters of compliance

and other documents/drawings as requested by AHJ
(Authority Having Jurisdiction) for a complete certified
Design

operational system; coordinate operation of the system as

it relates to the building systems; and requirements of the
AHJ; Line work to remote pull to be concealed in wall
1 required hand held ‘K’ class fire extinguisher

Standard with 4 burners, 36" (915mm) grill; two convection

RANGE ovens; heavy duty casters, front casters c/w brakes;
Kitchen

GFE60‐
W/CONVECTION OVEN CSCI 1 Garland standard backguard with removable high shelf; safety shut‐ 10A 120 1 X 19 234 US Range Quest Montague
4G36CC
(Gas site service) off; quick disconnect and restraining cord; positional
brackets
Standard with 4 elements, 36" (915mm), two convection
RANGE
SS684‐36G‐ ovens; heavy duty casters, front casters c/w brakes;
W/CONVECTION OVEN CSCI 1 Garland 34KW 208 3 X US Range Quest Montague
RC2 standard backguard with removable high shelf; positional
(Electric site service)
Guidelines

brackets
Stainless steel construction; boxed edges; bracing as to suit design
WORK TABLE with 30" 36"
CSCI 1 Custom Fabricated required; bottom shelf with boxed edges; stainless steel 42" min
OVERSHELVES (760) (900)
double overshelf with up and hemmed back (1070mm)
Standard with casters (front with locks); double overshelf;
SANDWICH STATION CSCI 1 True Food Service TSSU‐27‐08 5A 120 1 X Beverage Air Delfield Continental
flat lid; pan dividers; door lock
Super Standard with Metroseal 3 finish or equivalent; 4 posts per
Adjustable unit; 4 HD casters with donut bumpers each unit 2 with 36" 18" 54"
POT RACK CSCI 1 Metro Nexel Olympic Cambro
Super Erecta brakes; 4 shelves per unit (915) (457) (1370)
Shelf
Stainless steel construction; edges up and rolled; back/end
splash up 10" (250mm) and splayed to wall, closed ends;
space for waste bin; bracing as required; drainboards slope
to sinks; 3 sinks 20" X 26.5" X 14" deep (510 X 675 x
1/2" 1/2" 3 @ 2" to suit 30" 36"
SINK UNIT CSCI 1 Custom Fabricated 355mm); all welded, rolled front and back; 1 required
(13) (13) (50) design (760) (900)
backsplash mounted faucet swing spout; lever wastes as
specified
Stainless steel trim at back of dishwasher to wall to close
gap
Standard with 48" (1220mm) hose length; wall bracket;
vacuum breaker; in‐line dual check valve; wrist style 1/2" 1/2"
PRE‐RINSE UNIT CSCI 1 Fisher 34398 T&S Encore
handles; add‐on‐faucet; spray valve with designed flow (13) (13)
restrictor to meet Energy Star
Stainless steel construction; boxed edges; table or wall to suit
OVERSHELF CSCI 2 Custom Fabricated 12" (305)
mounted; stainless steel brackets; single high shelves design
Standard undercounter high temperature operation unit;
DISHWASHER 3/4" 1.5"
CSCI 1 Moyer Diebel 501HT with integral 70F rise booster; 17" (432mm) high stand; 43A 120/208 1 X Hobart Jackson
W/BOOSTER (19) (38)
stainless steel trim from back of unit to wall; 2 racks
PAGE

2 of 3

June 2018
A2.6
 SECTION

June 2018
APPENDIX

Appendix A BC Housing ‐ Modular Kitchen (Commercial Kitchen)

12
Kitchen Equipment List November 30, 2017
Equipment Name Category QTY Manufacturer Model Specification Electrical Plumbing Gas Exhaust Sizing (mm dimension in brackets) Alternate Manufacturer
Hot Cold Direct Ind. Gas MBTU CFM MUA
Load Volts Phase Direct Plug Length Width Height A B C
Water Water Drain Drain size load est. est.
Stainless steel cabinet construction; stainless steel top with
boxed edges; backsplash up and boxed; stainless steel
30" (760) min
removable kickplates; openings and recesses as required
counter
for equipment; solid bottom shelves with access panels as
to suit kitchen side 36" (915)
SERVICE COUNTER CSCI 1 Custom Fabricated required to access drain & service lines; solid adjustable
design + pass‐thru site working height
General

intermediate shelves; integral section thru‐ pass thru with

dimension
rolled front edging; integral utility chase, with removable
to suit design
access panels as required for access to service line runs,
plastic laminate finish on customer side

HOT WELL UNIT MOD‐300‐ Standard with drain valve extension kit; drain screens;
CSCI 1 Wells 3.72KW 208 1 X 1" (25) Delfield Vollrath Hatco
(3 Wells) TDM individual infinite wells controls
Commercial

Stainless steel construction with sloped front, stainless

steel top sized to accommodate heat lamp, tempered glass
SNEEZEGUARD / to suit pass‐ 12" 16"
CSCI 1 Custom Fabricated front and sides sneezeguard edge to be beveled with
Design

OVERSHELF thru opening (305) top (435)

chrome/stainless steel anchoring brackets, 1" (25mm)
square stainless steel support tubing
HEAT LAMP CSCI 1 Hatco GRAH‐36 Standard; mounted in sneezeguard/overshelf 800W 120 1 X Merco Gann
Stainless steel construction; boxed edges; table or wall to suit
OVERSHELF CSCI 1 Custom Fabricated 12" (305)
mounted; stainless steel brackets; single high shelves design
TOASTER CSCI 1 Hatco TQ‐10 Standard 8.8A 208 1 X Toastmaster Waring Star
Millwork cabinet construction; top with boxed edges; 36" 24" 36"
Kitchen

CONDIMENT STATION CSCI 1 Custom Fabricated

swing doors with locks; heavy duty casters with locks (900) (610) (900)
MICROWAVE OVEN OpSOpI 1 (dedicated outlet) 15A CIRC 120 1 X
1/2"
COFFEE BREWER OpSOpI 1 (Operator Supplied; services allowance ‐ verify) 23A 208 1 X
(13)
WASTE CAN OpSOpI LOT
TELEPHONE OpSOpI 1 (refer to other section)
Guidelines

dedicated
COMPUTER OpSOpI 1 (refer to other section) 120 1 X
circuit

CATEGORIES CSCI Contractor Supply Contractor Install

OpSOpI Operator Supply Operator Install

Utilized for all free‐standing sinks, dishtables, countertops, overshelves, single pan doors, stainless steel
Stainless steel slides, stainless steel grids and undershelves over 48" (1220 mm) long. Hat sections/channels; unexposed
16 gauge
fabrication criteria galvanized, exposed stainless steel. Exposed shelf brackets Sheet material for counter tops, tables, shelves
and similar forms will be straight lengths in one continuous sheet (unless over 3 meters long)

Utilized for all undershelves less than 48" (1220 mm) long, stainless steel bins (fixed or mobile), counter top
16 gauge
sinks and vertical surfaces.

18 gauge Utilized for the chassis of all fixtures, double pan doors and drawer fronts
Utilized for all drawer bodies and door linings, refrigerator linings, drawer pans with 2B finish, dishwasher
20 gauge
ducts
Tables and counters over 70" (1800mm) in length will have a minimum of 4 legs
For pot sink or dish tables, work tops to slope toward the sinks or dishwasher as required at a slope of 8mm per metre.
The front edge to be level with the floor
Backsplashes to be an integral section of table or counter top turned up on a 3/4" (19mm) radius to the height
specified, then boxed or splayed. Enclose, fill and weld all exposed ends and back. Exposed backs at upturns and
splash backs to be closed with stainless steel back panel to the bottom of the backsplash. Panels to be removable as
required for access to mechanical and electrical work. Backsplashes to be sealed to the wall with food safe clear
silicone
Legs and bracing to be industry standard 1‐5/8" (41mm) O.D. stainless steel tubular. Leg spacing to be a maximum of
63" (1600mm) apart, 30" (760mm) front to back with adjustable bullet feet
Sink bowls to be 16 gauge stainless steel integrally welded into the table or counter. All welded, all coved, radiused
3/4" (19mm) both vertically and horizontally and polished. Slope sink bottom to drain. Multiple sinks to have 18 gauge
stainless steel apron to conceal gap between bowls
PAGE

3 of 3
A2.7

BC Housing Modular Design Guidelines

SECTION
APPENDIX
13 General
CCTV andDesign
DAC Standards
Guidelines PAGE A3.1

1.0 OVERVIEW:
These specifications have been developed to guide the project team about the requirements of close-circuit television
(CCTV) and digital access control (DAC) systems for Rapid Response Modular Housing program. As these sites, either
will or could be directly managed by BC Housing during their lifespan, the equipment and installation must be
compliant with BC Housing’s existing specifications for CCTV, except where specified in this document. To that end,
3xLogic equipment and Vigil software will be used to ensure interoperability with existing BC Housing systems.

2.0 STANDARD APPROVED CAMERAS:

Find below the specifications for cameras and examples of suitable cameras currently in use with BC Housing:

Indoor/ IP or
Resolution Lens Infrared Protection Examples
Outdoor Analog

Outdoor 4mp IP 2.8-12mm varifocal Yes Vandal-proof dome VX-4PV-B-RI

Indoor 3mp IP 2.8mm fixed Yes Vandal-proof dome VX-3S28-OD-I-3

3.0 STANDARD APPROVED BACK END EQUIPMENT:

Find below the specifications for backend equipment and examples of suitable equipment currently in use with BC
Housing:

CCTV or DAC Item Description Example

Digital Video VIGIL NDVR Series, 16/32 cams, Tower mount case,
CCTV NDVR-16/32LT-2/4TB
Recorder (DVR) 2/4TB storage

CCTV Software License VIGIL Server IP camera license (16) VGL-SW-SVR-IP16

CCTV/DAC Monitor Acer 24" Wide UM.UV6AA.C02

Power over
DLINK WEB SMART 24-PORT 10/100, POE SWITCH, 2
CCTV/DAC Ethernet (POE) NP-DL-DES1210-28P
COMBO
Switch

CCTV/DAC Router ROUTER WIRLS AC1200 DUAL BAND GIG NP-DL-DIR-850L

Uninterruptible
CCTV/DAC power supply APC BACK-UPS RS, 1000VA/600W UP-AP-BR1000G
(UPS)

CCTV/DAC Surge Protector Surge Protector

CCTV/DAC Patch panel PANDUIT 24 Port Modular Faceplate Patch Panels CPPL24WBLY

CCTV/DAC UPS UPS SRT1500RMXLA-NC

UPS battery back-

CCTV/DAC UPS Battery Backup SRT48RMBP
up

Keyboard/Video/
CCTV/DAC Mouse (KVM) 2 Port KVM Switch CS1732B
switch

June 2018 BC Housing Modular Design Guidelines

SECTION
APPENDIX
13 General
CCTV andDesign
DAC Standards
Guidelines PAGE A3.2

CCTV or DAC Item Description Example

CCTV/DAC APC network card APC Network Card AP9630

CCTV/DAC APC outlet APC Power Distribution Outlet SRTRK3

CCTV/DAC Component rack 2 Post Server Rack TO2P42U

Rack keyboard
CCTV/DAC 2U Keyboard Tray TOKTM
tray

CCTV/DAC Rack shelves 2 post shelf - 3 per server rack TO1923

Wall mounting
CCTV/DAC Extendable wall mount bracket HA4UWB
bracket
Lockable server Lockable server rack (alternate to 2 post rack if space
CCTV/DAC RS12UC
rack is an issue)
Access control server, IntelliM Essentials, up to 300
DAC Server S-SVR300-R3
doors, 3 year warranty

Mini metal surface mount reader Weigand output

DAC Card Reader R-MPW-CHAR-AH
Charcoal

Intelli-M Single Door Add Kit - Wiegand HID prox

DAC Door controller S-DOOR-KIT-WH-ST
reader with Strike and Sensors

DAC Prox Cards HID Compatible 125khz keytag S-ACC-AKT

DAC Door organizer CX-12

DAC Door opener Button at reception to unlock the front door FA200

DAC Front Door Button To call reception CM9080

DAC Reception Chime Front door reception chime OE-1GANGCHIM

Maintained panic button – strobe is silenced when

Panic Alarm
Safety button reset. One for the reception area and one for CM4050
hardware
the medical room

Lamacoid Label
Safety PRESS FOR EMERGENCY ASSISTANCE N/A
above button
Red Strobe for Reception and Staff area. Include
Safety Panic Alarm SL401R
lamacoid labels identifying panic button zone

Kitchen Call
DAC Doorbell for Kitchen service delivery door CM9080
Button

DAC Kitchen Chime Doorbell for Kitchen service delivery door OE-1GANGCHIM

DAC Aiphone Reception Intercom Call Station GT-MKB-N

DAC Intercom Expanded Bus Controller GT-BCXB-N

DAC Intercom Audio Bus Controller GT-BC

DAC Intercom Audio Voice Tenant Station GT-1A

BC Housing Modular Design Guidelines June 2018

SECTION
APPENDIX
13 General
CCTV andDesign
DAC Standards
Guidelines PAGE A3.3

4.0 SCOPE OF WORK REQUESTED:

1) Power and ISP requirements by site.

2) Install cameras at pre-approved camera locations as agreed by Owner and based on the sample drawings
attached in this Appendix.

3) Back end components shall be stacked on racks that to be either bolted to the floor or strapped in place to
prevent tipping over.

4) Interior cameras are to be mounted at a height of 2.3m (7.5') above floor and cameras above front door intercom

5) panels at 1.7m (5.8') above floor unless otherwise specified.

6) It is Owner/Operator's choice to have BC Housing network access to the site or have the staff monitor the CCTV
and DAC systems locally on the servers themselves.

7) NO ceiling or sky is to be visible in ANY camera install.

8) NO goose neck or wall-mount style camera mounts to be utilized.

9) 5FPS on all cameras, full resolution, 1000 kbp.

10) DVRs to be configured to retain at least 14 days and no more than 90 days of footage.

11) Cabling at head end to be clearly labelled, (camera labeling to coincide with the camera numbers to the network
patch panel, POE switch input and NDVR input) neatly configured and secured in place.

12) Training for site staff to be completed at completion of project.

13) User permission: A sample list of permissions broken down by site appointment is attached in this appendix. It is
recognized as most sites will not be networked or will be operated by non-profits, some staff may be occupying
more than one of these appointments. It is quite possible that a Building Manager may fulfill all the roles
outlined in the form.

14) IP cameras to be configured as per the settings below:

IP CAMERA SETTINGS
VX-3S28-OD-I-3 Res(2048x1536) FPS: 5, Bit Rate: 1000kbps, I Frame: 1, Use Audio NO

VX-4PV-B-RI Res(1280x1024) FPS: 5, Bit Rate: 1000kbps, I Frame: 1, Use Audio NO

June 2018 BC Housing Modular Design Guidelines

 SECTION
APPENDIX

VPN Site IT Data Rack Layouts

13
Tower Type Servers Tower/Rack Type Servers Rack Type Servers

38 38 38 38 38 38

37 Telus ADSL 37 37 Telus ADSL 37 37 Telus ADSL 37

Modem Modem Modem
OK PPP F E4 LIN K 2.4 GHZ OK PPP F E4 LIN K 2.4 GH Z
OK PPP F E4 LIN K 2.4 GHZ
BCH Site VPN Router & BCH Site VPN Router &
W N WLA FE LAN POE FE LAN POE
Cisco 800 S eries
36 F E LAN POE
36 BCH Site VPN Router & 36 36 0
36 36
LAN WLAN
VPN 0 1 2 3 0 1 VPN 0 1 2 3 0 1
TELUS ADSL modem
Cisco 800 S eries
VPN 0 1 2 3 0 1
Cisco 800 S eries
TELUS ADSL modem
35 35 TELUS ADSL modem 35 35 35 35

34 34 Patch Panel 34 34 Patch Panel 34 34 Patch Panel

General

MAST R Cataly st 37 5 0 SER IES

Cataly st 3 7 5 0 SER IES ST AT
1 3 5 7 9 11 13 15 17 19 21 23
Ca taly s t 37 5 0 SERIES 1 2 3 4 5 6 7 8 9 10 1 1 1 2
2 4 6 8 10 12
13 14 15 1 6 17 18 19 20 2 1 22 23 24
33 PoE SW 01 33
1X
1 2 3 4 5 6
11X
7 8 9
3310 11 12
13X
PoE SW 01 23X
33
SYST
1X 13
33 14
PoE SW 01
15 16 17 18 19
11X 20 14
21 2216 23 18
24
13X
20 22 24
23X

BC Housing Modular Design Guidelines

SYS SYST
RPS RPS
T 1X 11X 13X 23X MASTR
STAT
RPS DUPLX DUPLX
33 SPEED
SPEED
MAS STACK 1 2
STACK 1 2
MODE 2X 12X 14X 24X
MODETR MODE 2X 12X 14X 24X
Cataly st 37 5 0 SER IES
STA 1 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
ST AC K Ca ta ly s t 3 7 5 0 S E RIE S
T 1X 11X 13X 23X 1 2 3 4 5 6 7
SPEED8 9 10 11 12 13 14 15 16 17 1 8 19 20 2 1 22 23 24
2X 12X 14X 24X
DUP
PoE SW 02 SYST
PoE SW 02 PoE SW 02
R PS 1X 11 X 13 X 23 X
LX Ca taly s t 37 5 0 SERIES SYST
MASTR
STAT RPS
32 SPE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 1 8 19 20 2 1 22 23 24
DUPLX MASTR
ED
32 32 32 32 32
1X 11X 13X 23X
CCTV and

SPEED STAT
MODESTA 1 2 DUPLX
CK 2X 12X 14X 24X
MODE STACK 1 2

1 2 MODE 2X 12X 14X 24X

31 2X 12X 14X 24X

SYS
T
RPS
31 31 31 31 31
MAS
TR
30 STA
T
DUP
LX 30 30 30 30 30
SPE
ED
STA
CK
29
29 29 29 29 29
28
28 28 28 28 28
27
Design

27 27 27 27 27
26
26 26 26 26 26
25
25 25 25 25 25
24
24 24 24 24 24
23 K K
K 23 23 23 23
22
V V23
V 22 22 M 22 M 22
22
21 M Monitor Shelf Monitor Shelf
Monitor Shelf
21 21 21 21 21
20
20 Keyboard Tray 20 20 Keyboard Tray 20 20 Keyboard Tray
19
19 19 19 19 19
18
18 18 18 18 18
DAC Standards

17
17 17 17 17 17
Guidelines

16
16 16 16 16 16
15 VIGIL or DAC Tower Server
15 15 15 15 15
14
14 14 14 14 14
13 VIGIL DVR &
13 13 13 13 13
12 DAC Servers DAC Server
12 12 12 12 12
11 Server Shelf
11 11 11 11 11
10
10 10 10 10 10
9
9 9 9 9 9
Server Shelf VIGIL/MESH Rack Mount Server VIGIL Server
8
8 8 8 8 8
7
7 7 7 7 7
6
6 6 6 6 6
5 Reserved UPS Extended Battery Reserved UPS Extended Battery Reserved UPS Extended Battery
5 5 5 5 5
4
4 4 4 4 4
3 UPS Extended Battery UPS Extended Battery UPS Extended Battery
3 3 3 3 3
I
2 I

AVR Trim Overload

2 2 Test
2 2 AVR Trim Tes t Overload
2
Smart-U PS Smart-U PS

I On Li ne On Batter y
1 5 0 0 O 1 5 0 0
AVR Trim Test Overload On Li ne On Batter y
Smart-U PS
O
1
UPS Load Batter y
Charge
UPS Load Batter y
Charge
UPS
On Li ne O On Batter y
1 5 00 Load
Charge
Batter y
AVR Boos t R e pla c e Batter y AVR Boos t R e pla c e Battery
AVR Boos t R epl ac e Batter y
[Link] [Link]
1 1 1 1 1
[Link].c om

Revision: Approved By: Description: Date (mmm dd, yyyy)

1.1 Rack Layout for VPN Sites May 15, 2014

Title: Rack Layout for VPN Sites

Directory:

Confidentiality Warning: This message and any attachments are intended only for the use of the intended recipient(s), are confidential, and may be privileged. If you are File Name: DATACTR_DWG_Site Rack [Link]
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June 2018
A3.4
SECTION
APPENDIX
13 General
CCTV andDesign
DAC Standards
Guidelines PAGE A3.5

DIGITAL VIDEO RECORDER – VIGIL CLIENT SOFTWARE PERMISSIONS

USER GROUPS SITE RECORDING PASSWORD FULL ADMIN

MANAGER MANAGER
Monitor equip Protect and Support users; Set-up sites &
and Review Export image administer Govern equip
PRIMARY TASKS images to be recordings user use, change
recorded passwords and processes

Building Building IT Rep IT/ Security

Manager Manager (if applicable) Manager (if
or staff applicable)
POSITION/TITLE or Building
Or Building
Manager, CCTV
Manager
Contractor

RECORDER SETTINGS
Administrative Settings Dialog Full
- Camera Setup Settings Tab Full
- DVR Settings Tab Full
- Media Drives Settings Tab Full
- COM Ports Settings Tab Full
- User Management Tab *** Full Full
- Relay/Alarms Settings Tab Full
- Data Settings Tab Full
- Audio Settings Tab Full
CODEC Settings Full
Recorder Controls Full Full Full Full
Allow Video Playback Full Full Full Full
Allow Video Export *** Full Full Full
Allow Live View Full Full Full Full
Allow Live Feed Speeds Over 1 frame/sec Full Full Full Full
Socket Actitivity Form Full
Allow Export File Browsing Full Full Full Full
Audio Recorder Controls Full Full Full Full
Allow Audio Live Full Full Full Full
Allow Audio Playback Full Full Full Full
Allow Audio Export Full Full Full Full
Allow Access to Custom Help Application Full Full Full Full
Exit DVR Application Full
Shut Down DVR (Kiosk Mode) Full
Camera (view cameras) Full Full Full Full
Camera: Build Full Full Full Full
Allow Camera Control Full Full Full Full
Auto Reply Chat Audio Request Full Full Full Full
Allow Update Configuration Full

June 2018 BC Housing Modular Design Guidelines

SECTION
APPENDIX
13 General
CCTV andDesign
DAC Standards
Guidelines PAGE A3.6

62'-6"

Electrical Storage

FRIDGE
FRIDGE

LAUNDRY
PANTRY

desk
refrig . freezer
FRIDGE

sandw .
FRIDGE
MEDICAL

dw

unit

Cooking
Dish & Pot Wash

range unit

griddle
table
STAFF

KITCHEN
Service Prep
coffee toaster hot wells

refrig .

LOUNGE DINING 1
128'-0 1/2"

ENTRY DINING 2
LOBBY
Outdoor elements to
be confirmed
including covered
MEETING entry or patio,
RECEPTION OFFICE smoking area
3'x3'
3'x3'

Separate Module
considered for
3'x3'

additional storage,
Recycling Storage and
Refuse Storage
3'x3'

LAUNDRY
HEAT TREATMENT STORAGE
JAN.

Ground Floor:
3 Accessible Units
Mech. 16 Shelter Beds
7,702sf (715.5sm)
0 4 8 12 16 20 FT

A. SHELTER-SUPPORTED HOUSING CONCEPT 55 BEDS

TITLE: JOB No: DATE:
BONI•MADDISON Ground Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s A. Shelter-Supported Housing Concept SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: A1

BC Housing Modular Design Guidelines June 2018

SECTION
APPENDIX
13 General
CCTV andDesign
DAC Standards
Guidelines PAGE A3.7

28'-9" 5'-0"

Mech. or Storage

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

Typical Floor:
Mech. or Jan. 18 Standard Units
Stor. 7,702sf (715.5sm)

0 4 8 12 16 20 FT

A. SHELTER-SUPPORTED HOUSING CONCEPT 55 BEDS

TITLE: JOB No: DATE:
BONI•MADDISON 2nd & 3rd Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s A. Shelter-Supportive Housing Concept SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: A2

June 2018 BC Housing Modular Design Guidelines

SECTION
APPENDIX
13 General
CCTV andDesign
DAC Standards
Guidelines PAGE A3.8

62'-6"

Electrical Storage

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

STAFF
LAUNDRY
PANTRY
desk
JAN.
140'-2 1/8"

STOR.
refrig . freezer
FRIDGE

sandw .

STOR. dw
unit

Outdoor elements to
Cooking
Dish & Pot Wash range unit

griddle be confirmed
TENANT
table

SUPPORT MEDICAL KITCHEN

coffee toaster
Service
hot wells
Prep including covered
refrig .
entry or patio,
smoking area
ACC.
ENTRY W/C DINING 1
LOBBY

Separate Module
considered for
OFFICE LOUNGE
additional storage,
RECEPTION DINING 2
Recycling Storage and
Refuse Storage
Heat Treatment
FRIDGE
FRIDGE

FRIDGE

Ground Floor:
4 Accessible Units
8 Standard Units
FRIDGE

8,469 sf (786.7sm)

Mech. 0 4 8 12 16 20 FT

B. SUPPORTED HOUSING CONCEPT 1 - 52 UNITS

TITLE: JOB No: DATE:
BONI•MADDISON Ground Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s B. Supported Housing Concept 1 SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: B1

BC Housing Modular Design Guidelines June 2018

SECTION
APPENDIX
13 General
CCTV andDesign
DAC Standards
Guidelines PAGE A3.9
28'-9" 5'-0"

Mech. or Storage

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE

Typical Floor:
20 Standard Units
FRIDGE

8,469 sf (786.7 sm)

Mech./ Jan.
Stor. 0 4 8 12 16 20 FT

B. SUPPORTED HOUSING CONCEPT 1 - 52 UNITS

TITLE: JOB No: DATE:
BONI•MADDISON 2nd & 3rd Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s B. Supportive Housing Concept 1 SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: B2

June 2018 BC Housing Modular Design Guidelines

SECTION
APPENDIX
13 General
CCTV andDesign
DAC Standards
Guidelines PAGE A3.10

62'-6"

Mech. Storage

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
115'-10 1/8"

Outdoor elements to
FRIDGE

be confirmed
including covered
STAFF entry or patio,
LAUNDRY
PANTRY smoking area
desk

JAN.
STOR.
refrig . freezer
FRIDGE
sandw .

STOR. dw
unit

Cooking

Dish & Pot Wash

range unit

griddle
table

OFFICE MEDICAL KITCHEN Separate Module

coffee toaster
Service
hot wells
Prep
considered for
refrig .

additional storage,
Recycling Storage and
Refuse Storage
RECEPTION DINING 1
Heat Treatment
TENANT
SUPPORT

ENTRY
LOBBY DINING 2 LOUNGE
ACC.
W/C

Ground Floor:
4 Accessible Units
Elect. 4 Standard Units
6,838.5sf (635.3sm)
0 4 8 12 16 20 FT

C. SUPPORTED HOUSING CONCEPT 2 - 40 UNITS

TITLE: JOB No: DATE:
BONI•MADDISON Ground Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s C. Supported Housing Concept 2 SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: C1

BC Housing Modular Design Guidelines June 2018

SECTION
APPENDIX
13 General
CCTV andDesign
DAC Standards
Guidelines PAGE A3.11

28'-9" 5'-0"

Jan. Mech.

FRIDGE
FRIDGE

FRIDGE
12'-3 1/2"

FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

FRIDGE
FRIDGE

Typical Floor:
Mech. 16 Standard Units
6,838.5sf (635.3sm)

0 4 8 12 16 20 FT

C. SUPPORTED HOUSING CONCEPT 2 - 40 UNITS

TITLE: JOB No: DATE:
BONI•MADDISON 2nd & 3rd Floor Plan 17-40 Dec.8,2017
A r c h i t e c t s C. Supported Housing Concept 2 SCALE: DRAWING No:
3732 West Broadway, PROJECT: 1/16"=1'-0"
Vancouver, B.C., V6R 2C1
T: 604 688 5894 F: 604 688 5899
BCHousing Modular Concepts
ISSUES:
DRAWN: C2

June 2018 BC Housing Modular Design Guidelines

SECTION
APPENDIX
14 General
SampleDesign
Furniture
Guidelines
and Appliances List PAGE A4.1

1.0 FURNITURE AND APPLIANCE LIST FOR SUITES, COMMON AREAS AND
OFFICES
(to be provided as part of construction contract)

Room / Area Required Comments

Resident Suite 1 standard twin 7" high Tight top mattress covered with heavy duty, fluid proof, fungal
mattress and 9" box resistant and bed bug resistant fabric cover (5 year warranty).
spring with 14" high Platform base to be sag free and squeak free; heavy duty
anodized steel platform anodized steel construction that can support 3,500 lbs (Based
base frame on BC Housing procurement specs for bed bug proof beds and
mattresses)
1 dining table and 2 30" square table, steel frame with high pressure laminate
chairs (Arborite or equal) table top finish; chairs to be polypropylene
fiberglass reinforced seat and back; stackable; with foot glides
or rubber cap

1 armchair Wood or steel frame with padded seats covered with fluid
proof, fungal resistant and bed bug resistant fabric

1 dresser Heavy duty wood construction; high pressure laminate finish;

48" W x 20"D x 30" H; 3 drawers with durable metal slides

Fridge Standard top-mount freezer unit, capacity 9.5-13.0 CF,

maximum 24"Wx 61"H x 32” D.

2 burner cooktop

Range hood Match with the size of the cooktop. Remote switch at counter
for fan and light for accessible units. CSA approval is required.

Microwave oven

Tenant Support Office 1 standard office desk 30" D x 48" to 60" W; laminate finish; provide lockable drawers

Office chair

2 visitor chairs

1 coffee table

Building Manager 1 standard office Desk 30" D x 48" to 60" W; laminate finish
Office
1 office Chair

2 visitor chairs

June 2018 BC Housing Modular Design Guidelines

SECTION
APPENDIX
14 General
SampleDesign
Furniture
Guidelines
and Appliances List PAGE A4.2

Room / Area Required Comments

Reception Office Custom reception High pressure plastic laminate millwork finish with pedestal
counter with lockable drawers
roll-down aluminum
shutter
Or
Custom open counter
with lockable Dutch
doors
2 desks

2 office chairs

Medical Room Medical Examination bed

Stool

1 Office desk

1 Office chair

1 Visitor chair

Common Dining 36" square dining tables Heavy duty, commercial grade steel frame with laminate table
and chairs for 4 top finish; Numbers dependent on site requirement

Common Lounge Individual lounge chairs Commercial grade, individual lounge chairs; firm padded seats
with fluid proof, fungal resistant and bed bug resistant fabric
cover;
Numbers dependent on site requirement

2 Side tables Wood, commercial grade, laminate finish 24" x 24"

Wall-mounted flat screen

TV
Shelter Units 1 twin bed and mattress Number of residents per room dependent on site
per resident (same specs
as resident suite)

1 Locker per Resident 12" Wide Single Tier Standard Metal Lockers, 16 gauge steel,
60" H x 18" D

Staff Room 1 dining table 4' x 2.5' table

4 chairs

Lockers #s to be confirmed

Microwave Oven

• F urniture requirements noted above are preliminary and should be confirmed with the Operators and BC Housing.
This list should be provided to the Design Builder for pricing.

• Design Builder shall provide furniture list, specifications and cut sheets for Owner’s approval prior to delivery

BC Housing Modular Design Guidelines June 2018

SECTION
APPENDIX
14 General
SampleDesign
Furniture
Guidelines
and Appliances List PAGE A4.3

2.0 LAUNDRY EQUIPMENT

Room/Area Equipment / Fixtures Comment

Tenant Laundry Room Minimum 3 pairs washers and dryers- Operator shall confirm the type of
Commercial grade, front loading on raised laundry operations for each site.
platform Common laundry shall be provided
(1 pair W/D per 15 residents) either through a lease/ maintenance
contract or through provision of
permanent washers and dryers as part
All mechanical and electrical rough-ins, of the building construction contract.
ductwork and connections shall be provided
as part of the building construction contract.

Optional: To be provided only if specifically Shall be arranged as part of a lease /

required by the Operator. maintenance contract arranged by the
Operator.
One-Shot automatic laundry detergent
dispenser for each washer; allow space beside
the washer for storage of detergent
[Link]

3.0 COMMERCIAL KITCHEN EQUIPMENT AND APPLIANCES

Items Equipment / Fixtures Comment

Commercial Kitchen Equipment including As listed in Attachment Part of construction

commercial kitchen hood, fire suppression and A (Commercial kitchen contract scope
pantry shelving equipment list)

Small wares and small appliances for common Pots and pans Shall be arranged as part
kitchen and dining room Utensils for food prep, of a lease / maintenance
cooking and serving contract arranged by the
Operator.
Common dining dishes and
cutlery
Microwave oven
Coffee brewer
Toaster
Blender
Waste and recycling
receptacles
Etc

June 2018 BC Housing Modular Design Guidelines