Design Guidelines Affordable Housing - Sheridan...

The Regional Municipality of Peel

Design Guidelines

Affordable Housing

Document #: 2007- 001

Date Issued: April, 2007

Design Guidelines – Affordable Housing of 71

Table of Contents The Regional Municipality of Peel Design Guidelines

1. General Information 1. General Information 1. General Information 1. General Information

1.0. Background 4

1.1. Introduction 4

1.2. Structure of the Guidelines 5

1.3. Key Objectives: Process and Product 5

1.4. Regulatory Requirements 6

2. Site Selection 2. Site Selection 2. Site Selection 2. Site Selection

2.0. Environmental 7

2.1. Planning Context 7

2.2. Regulatory Approvals 8

2.3. Servicing 8

2.4. Transportation 9

2.5. Smart Growth 10

3. Development 3. Development 3. Development 3. Development

3.0. Built Form 11

3.1. Exterior Space Definition 12

3.2. Landscaping 13

3.3. Parking 14

3.4. Storm Water 16

3.5. Signage 16

3.6. Circulation 17

4. Design 4. Design 4. Design 4. Design –––– Exterior Exterior Exterior Exterior

4.0. Safety 18

4.1. Security 18

4.2. Lighting 19

4.3. Windows and Doors 20

4.4. Balconies 21

4.5. Entries and Vestibules 21

4.6. Accessibility 22

4.7. Outdoor Storage 23

5. Technical 5. Technical 5. Technical 5. Technical –––– Exterior Exterior Exterior Exterior

5.0. Structure 24

5.1. Mechanical/Plumbing 24

5.2. Electrical 25

5.3. Foundations / Footings 25

5.4. Building Envelope 25

5.5. Roof 26

5.6. Windows and Doors 28

5.7. Materials 29


6. Design 6. Design 6. Design 6. Design –––– Interior: Public Areas Interior: Public Areas Interior: Public Areas Interior: Public Areas

6.0. Public Entrances / Public Corridors / Exits 30

6.1. Public Stairs / Elevators 31

6.2. Central and Common Areas 32

6.3. Support and Service Areas 33

6.4. Underground Parking 35

6.5. Room Relationships 36

6.6. Private Areas – Dwelling Units 37

7. Techni7. Techni7. Techni7. Technical cal cal cal –––– Interior Interior Interior Interior

7.0. Material / Finishes / Schedules 40

7.1. Mechanical 47

7.2. Electrical 50

7.3. Appliances / Furniture 52

7.4. Door / Finish Hardware 52

7.5. Architectural Woodwork / Case work 55

7.6. Acoustical 55

7.7. Specialties / Equipment / Furnishings 56

8. Design 8. Design 8. Design 8. Design –––– Unit Types and Requirements Unit Types and Requirements Unit Types and Requirements Unit Types and Requirements

8.0. General 58

8.1. Bachelor Integrated 58

8.2. One Bedroom Integrated 59

8.3. One Bedroom Independent 59

8.4. Two Bedroom Integrated 60

8.5. Two Bedroom Independent 60

8.6. Three Bedroom Integrated 61

8.7. Three Bedroom Independent 62

8.8. Four Bedroom Integrated 62

8.9. Four Bedroom Independent 63

9. Performance and Sustainability9. Performance and Sustainability9. Performance and Sustainability9. Performance and Sustainability

9.0. General 64

9.1. Energy Efficiency 64

9.2. Recycle Program 67

9.3. Waste Reduction 67

9.4. Health and Safety 68

9.5. Environmental Protection 69

9.6. Resource Efficiency 69

10. 10. 10. 10. DocumentsDocumentsDocumentsDocuments Submission Requirements and Standards Submission Requirements and Standards Submission Requirements and Standards Submission Requirements and Standards

10.0. Specifications 70

10.1. Drawings 71


1. General Information1. General Information1. General Information1. General Information

1.0. Background1.0. Background1.0. Background1.0. Background

The Regional Municipality of Peel is one of the forty nine (49) social housing providers in the

Region. Peel Living, also known as a Peel Housing Corporation is the largest landlord in Peel and

one of the largest in the Greater Toronto Area. Peel Region has been building social housing

since 1979. Its portfolio includes numerous apartments and townhouses on various sites across

the Cities of Brampton and Mississauga and the Town of Caledon.

Region of Peel is known for its unique approach to building strong communities through mixing

tenancies of various income levels, and commitment to building sustainable and environmentally

friendly developments. It has also received a number of urban design awards. Peel Living has

established a strong support system that includes partnerships with community agencies and

senior governments, to assist with their endeavours into stabilizing thousands of households in

need.

Peel Regional Council’s mandate is to provide, clean, safe, and affordable rental housing and

support services to combat homelessness. Its success has been proven time and again by Peel

Living residents as they manage to move from subsidized housing to market rental units and

others to home ownership.

1.1. Introduction1.1. Introduction1.1. Introduction1.1. Introduction

One of the mandates in building apartment type of buildings (high rise or low rise) and townhouse

developments is to provide quality housing that is affordable to low and moderate income

families, seniors and persons with disabilities, as well as, management programs to ensure that

the developments are well maintained and complement their communities.

In order to achieve this goal, Region of Peel, has developed these design guidelines of

requirements and recommendations. They are intended to guide the developer, consultants and

builder in the production of attractive, efficient, and functional housing.

Region of Peel is concerned with all aspects of the project, from site selection, to design,

development, construction and management. The guidelines are set up in convenient sections,

relative to the project’s process of site development and construction. It covers a broad range of

topics from urban design planning issues, the immediate surrounding environment, site, building

sustainability, built form and the individual unit requirements.

The implementation of the “Ontario Smart Growth Vision” principles is strongly encouraged. Also

some of the requirements from LEED (Leadership in Energy and Environmental Design) Green

building Rating System in Canada are incorporated in this document pertaining to Sustainable

Sites; Water Efficiency; Energy and Atmosphere; Materials and Resources, and Indoor

Environmental Quality. LEED, just as Region of Peel, aims to improve occupant well-being, both

concerned with environmental performance and economic returns of buildings by encouraging

use of established and innovative practices, standards and technologies.

Design and technical issues for both exterior and interior environments are addressed at a more

detailed level. LEED requirements are underlined for identification. Issues regarding

performance and sustainability are discussed and encouraged to explore. Finally, the subject of

drawing submission requirements and standards are defined.


1.2. Structure of the Guidelines1.2. Structure of the Guidelines1.2. Structure of the Guidelines1.2. Structure of the Guidelines

The Guidelines include both requirements and recommendations. They define the nature,

functions and elements which combine to form the built environment that Region of Peel aims to

create and maintain under Affordable Housing initiatives. Issues of urban design and built form

are of utmost importance, guidelines are not intended to curtail them but rather to enhance, in

order to produce an attractive, efficient and functional housing.

1.3. Key Objectives: Process and Product1.3. Key Objectives: Process and Product1.3. Key Objectives: Process and Product1.3. Key Objectives: Process and Product

1.3.1. Process

• Commitment to finding suitable local solutions that can be implemented effectively and

efficiently.

• Facilitate team approach with stakeholders.

• Development and building of housing units on schedule and on budget.

• Consider all aspects of design, development, construction and management while

recognizing the social and individual needs of the residents.

• Recognize and understand the diverse preferences and cultural variation within

communities.

• Acceptance of good quality proposals only.

1.3.2. Product

• Develop projects (including residential units) that are not only affordable but provide a

high quality of liveable space, amenity, finish and ease of maintenance that meet the

current and future needs of tenants.

• Support “Ontario Smart Growth Vision” principles through the development of compact

and efficient project(s); and sustainable design philosophy with convenient access to

such services as education, health care, shopping, public transit and recreation (ex.

Parks and recreation centres).

• Provide safe, secure, good quality, affordable rental housing within a healthy and safe

environment.

• Provide an adequate, universal, accessible environment that supports tenants and

visitors with disabilities.

• Complement and support the positive characteristics of the context in which the new

development is located and incorporate current and foreseeable needs and

requirements of both the residents and the community.

• Provide attractive and innovative housing incorporating efficient space design and

energy efficiency measures.

• Incorporate an appropriate mix of different types of units to be built under this RFP

(refer to the program requirements).


1.4. Regulatory Requirements1.4. Regulatory Requirements1.4. Regulatory Requirements1.4. Regulatory Requirements

Provide services, processes, products and workmanship as required under this RFP and which

shall conform to the currently applicable standards, codes and regulations. Consider all of the

references and documents such as standards, codes, specifications, forms (ex. Contract, legal,

municipal applications), manuals (incl. installation) and application instructions referred to in the

documents to be the latest published and/or issued editions at the date of submission of the

proposal unless otherwise stated in the document or as required by the authorities having

jurisdiction.

All of the standards, whether referenced to or not in the RFP and/or in the issued documents shall

be established as a minimum acceptable standards of services, materials, products and

workmanship. Ensure that materials, products and workmanship meet or exceed requirements of

the reference standards specified.

Where a service, material or product is specified in conjunction with a referenced standard, do

not supply the material or product if it does not meet the requirements of the standard.

In the event of conflict between documents specified herein, execute the work in accordance with

the most stringent requirements.

Where no standards are referred to, provide services, products, materials and workmanship

which meet or exceed the minimum requirements of the applicable standards in North America.

For reference purposes, applicable standards shall include, but not be limited to; Canadian

Standards Association (CSA), National Research Council (NRC), Canadian General Standards

Board (CGSB), American Standards for Testing Methods (ASTM) and ANSI, Standards Council of

Canada (SCC), Standard Drawings or Ontario Provincial Standard Specifications, National

Building Code of Canada (NBC), Ontario Building Code (OBC), etc.


2. Site Selection2. Site Selection2. Site Selection2. Site Selection

2.0. Environmental2.0. Environmental2.0. Environmental2.0. Environmental

Objective: To select environmentally sound sites to avoid incurring costs for site remediation

(environmental de-contamination) measures.

Requirements:

• The advantages of any given site would be measured against any liability that could accrue

due to environmental contamination, both past and present.

• Provide Site Analysis Report(s) encompassing: Soil, Geotechnical, Sound (Noise Study),

Water (Storm Water Management), Existing Structures, Equipment and Services.

- Proponent will be liable for the determination of the site's suitability for development and any costs associated with de-contamination.

- Environmental elements of an obtrusive nature, such as excessive roadway and/or railway noise, foul odours from non-residential uses or excessive airborne pollution shall render such site(s) unacceptable.

• Avoid development of inappropriate sites (with sensitive site elements and restrictive land

types). Consideration shall be given to the existing physical and environmental

characteristics of the site and any costs associated with site improvements.

• Building(s) location on site shall be carefully considered versus any negative impact on the

site’s environmental characteristics. Select a suitable building location, with minimal footprint

to minimize site disruption.

- Project should take into consideration the nature of adjacent lands and developments, requiring a careful review of fitting the building(s) into the proposed site while restricting the potential negative impact on the existing neighbourhood, roadways and sidewalks, parks and open spaces, and properties.

• Incorporation of an emergency power generator (if one is required), and its location within the

project, shall be carefully evaluated versus its impact on the surrounding environment. All

necessary approvals to be obtained from the Ministry of the Environment in the areas of its

location, operations and exhaust.

2.1. Planning Context 2.1. Planning Context 2.1. Planning Context 2.1. Planning Context

Objective: To promote developments that contribute to the long term planning vision of the Region of

Peel and best suited to the objectives of the Ontario’s Smart Growth Vision principals.

Requirements:

• Conformance to the Municipal Official Plan and Zoning By-laws.

- Provide a detailed planning analysis that describes the urban design objectives of the

project and highlights the degree of their compatibility with the Official Plan.


- Site should be appropriately zoned for the intended use. Resolve any issues (if

outstanding) in regards to Zoning By-laws Amendments.

- Obtain all necessary clearances regarding easements and/or consent to sever, if

applicable, to the proposed project’s site

.

• Identify existing uses in the areas surrounding the proposed development’s site and assess

the appropriateness and/or limitations that they might impose on the proposed project or

vice versa.

• Responsible for obtaining all necessary clearances and written approvals from Heritage and

Historical Society (HHC), if one is required. Assess the impact of the existing structure(s) that

would impose on the proposed project.

2.2. Regulatory Approvals 2.2. Regulatory Approvals 2.2. Regulatory Approvals 2.2. Regulatory Approvals

Objective: To determine the scope of required approvals by authorities having jurisdiction..

Requirements:

• Identify and provide a comprehensive list of all anticipated approvals required for the

development of the project.

- Approvals and/or permits could involve all three levels of government (Federal, Provincial and Municipal) and various utilities providers.

- All required planning and/or development approvals, demolition and/or building permit(s), utility agreements and charges, Provincial Ministries approvals such as the Ministry of Transportation (MTO) and Ministry of the Environment (MOE) shall be in place prior to start of construction.

• Responsible for obtaining all necessary approvals and permits to develop the project.

- Responsible for assuming any and all costs associated with securing approvals.

• Responsible for obtaining clearance and approval from the Regional Conservation Authority, if

one is required, in development of the proposed project.

2.3. Servicing 2.3. Servicing 2.3. Servicing 2.3. Servicing

Objective: To consider the adequacy of existing utilities and municipal services in concert with those

proposed to ensure the feasibility of providing a complete package of required services.

Requirements:

• Responsible for reviewing the adequacy and availability of municipal services and utilities.

- Responsible for all costs associated with any upgrades and/or relocation of existing, on site or off site, services if necessitated by the proposed development.


- Supply and pay for all off site services that do not exist but which are required to support the project.

• Provide all required supplementary equipment and services such as: gas, water and hydro

meters, cable, telephone, and other service appurtenances which are to be coordinated and

well integrated into the project.

• Provide and install individual hydro metering for each residential apartment unit.

• Responsible for all on site services (including connections to municipal lines off site).

• Responsible for providing facilities for loading and unloading, refuse collection, recycling and

snow removal; the design standards of the Region of Peel and Municipal requirements shall

be met as required.

- Where private contracting for the above listed services is permitted or required, the design standards of the Region shall apply.

• Incorporation of septic systems is not permitted unless is necessary. Proposal to use septic

system, its design and construction is to be approved by the Region.

• The visibility of services shall be carefully managed and be well integrated into the project by

means of concealment/camouflaging/or screening.

2.4. Transportation 2.4. Transportation 2.4. Transportation 2.4. Transportation

Objective: To support and promote the principles of Ontario Smart Growth Vision by selecting sites

which can support public transit, cycling and walking as alternatives to automobile use.

Requirements:

• Urban sites, close to various means of public transit, are preferred to suburban sites.

• Proposed development(s) shall be situated close to existing and proposed public transit

routes, pedestrian trails, bikeways and bicycle laneways.

• Internal, dedicated to the development, road(s) network should be designed in such a manner

that will enable vehicular traffic to enter and exit the site while travelling in a continuous forward

direction.

- This feature should extend to the entry/exit points at main roadway, and also to the drop off and parking area(s), where possible.

- Provide detailed traffic signage plan.

- The road network (existing and new) shall be designed in such a way that compliments the development. By its configuration, grading, screening, etc. Design roadways and flow of traffic to avoid the glare of cars headlights into the windows of ground and/or first floor units.


2.5. Smart Growth 2.5. Smart Growth 2.5. Smart Growth 2.5. Smart Growth

Objective: Development of project(s) by integration within existing urban infrastructure in order to create

vibrant, secure, healthy, and affordable communities.

Requirements:

• Development proposing to use “brownfield” sites (former industrial or commercial site(s) that

are contaminated) shall be considered as highly acceptable.

- Site remediation (de-contamination) of the proposed site, including all associated

costs, is to be covered by the proponent. Environmental de-contamination shall be

conducted as per the Ministry of the Environment, and any other applicable Provincial

and Municipal requirements and regulations.

- Provide a financial breakdown (pro-forma) identifying all financial incentives, including

but not limited to taxes savings rebates and property cost savings.

• Select urban areas with existing infrastructure to protect green fields and preserve habitat and

natural resources.

• Low rise development(s) should be compact and of high density. Any project which is to be

located within an urban setting and having a high density is desirable.

• Land previously used for farming is being discouraged for development.


3. Development3. Development3. Development3. Development

3.0. Built Form 3.0. Built Form 3.0. Built Form 3.0. Built Form

Objective: To create patterns of built form, densities and use distribution that are consistent with, but not

limited to, the principles of Smart Growth.

Requirements:

• Building(s) to be designed in compliance with all applicable codes, regulations and Municipal

By-laws, including but not limited to: the Ontario Building Code (OBC), Ontario Fire Code

(OFC) and Model National Energy Code of Canada for Buildings (MNECB).

• Development’s physical presence (scale) and its visual relationship to the surrounding built

environment should be emphasized where appropriate.

- Development, proposed building(s), should create a unique expressive identity and distinctive presence that will project to the neighbourhood.

- Highlight and capture views that emphasize the important characteristics of a neighbourhood (street façade, urban park, urban square, village green, boulevard, laneway, etc.,) which can create a strong sense of community.

- Design and orientation of the building, on site, shall take into consideration climatic factors where there are maximum benefits to be derived from natural lighting, energy efficiency (ex. solar heat gain) and protection from an inclement weather.

- Ground floor of building(s) should be designed to express the individuality of the residential/commercial units through architectural expression and the inclusion of entrance doors and windows addressing the street.

• Superfluous and fallible design gestures and fads are NOT acceptable.

- Strive to achieve superior performance standards of the development through an elegant, simple and effective design and detailing.

• Design of the building(s) should respect potential negative impacts on adjacent properties,

including; but not limited to, overshadowing, overlooking and wind-tunnel effects. Therefore,

building’s height and mass should be appropriate to the type and nature of adjoining

development.

• The building and/or dwelling units (ground related residential units) to have an identifiable and

distinguishable design delineation of "front" and "back", and "public" and "private".

• Mechanical equipment, elevator or telecommunications rooms located above the roof level

should be integrated with the architectural treatment of roofs and screened from view. All of

roof top mounted mechanical and/or electrical equipment which might be exposed to view

from ground level should be concealed and/or screened.


3.1. Exterior Space Definition 3.1. Exterior Space Definition 3.1. Exterior Space Definition 3.1. Exterior Space Definition

Objective: The design, configuration and detailing, of exterior (outdoor) spaces should be just as

significant as the interior of a building.

Requirements:

• Design of exterior spaces to be defined as "outdoor rooms", whenever possible. Utilize

existing site’s features in creating compatible and well defined amenity areas for adults and/or

child oriented activities.

• Design of private spaces, ground related dwelling units (ex. townhouses and row-houses), to

be clearly identifiable as territorial space.

- The exterior yard is particularly important as an extension of the indoor (apartment) environment to be used for recreational purposes.

• Avoid creating residual, unusable spaces.

• Create well defined public places (Street, Garden, Park, Walkway, Mews, Square, etc.)

through the massing of built-form.

• Provide and define the design intent of the exterior spaces re; layout, purpose, size, quality,

sequence and design features.

- Spaces should be designed for appropriate uses, for both active and passive activities, such as toddlers, pre-teens, teenagers and adults.

- The younger the age group served, the closer to the dwelling unit(s) it should be in order to allow monitoring of children by parents and adults.

• On site play area(s) should be designed to address particular needs of the tenants, based on

the population make up within the project.

- Recreational are(s), such as playground, tot lot, and hard play surface (ex. basketball court) are essential for a family oriented environment.

- All playground equipment shall be designed and installed in compliance with the CAN/CSA-Z614 Children’s Play-spaces and Equipment standards.

- Pre-school play area(s) should be located no further than 20m, walking distance, from building’s residential units (dwellings windows) and/or communal spaces. If possible, they should be located adjacent to communal laundry room, with good sight lines to play area.

• Minimize overshadowing of amenity (incl. recreational) spaces by buildings. Shading to be

created through natural means, ex. deciduous tree planting.

• Dwelling units at ground, with direct access from the street, should have an enhanced privacy

through the creation of a buffer zone(s). Provide separation spaces by incorporating private

outdoor amenity space, landscaping, and shifting grades.


3.2. Landscaping 3.2. Landscaping 3.2. Landscaping 3.2. Landscaping

Objective: Landscaping should compliment the development; provide amenity spaces, enhance the

image of the neighbourhood, and that which addresses practical considerations such as wind

protection, buffering and shade.

Requirements:

• Landscaping shall be developed (incl. review of existing site conditions), designed and

administered by a professional Landscape Architect.

• Conduct a Site Audit which would assess all the existing landscape and topographical

features of the site in terms of their potential merit of incorporation into the development.

- The proposed site plan should utilize and complement existing landscaping features and topography. Maintain part of the site in its natural state, whenever possible, practical and appropriate.

- Topographic features such as hills and valleys can be regarded as an asset and their merits should be carefully evaluated.

- Identify any site’s shortcomings from a pedestrian use and amenities location.

- During construction, ensure that all necessary precautions are in place to protect existing landscaping from damage.

• Proposed building’s site coverage shall be minimized. Consider reducing building footprint to

exceed local zoning’s open space requirement for site by approximately 25%.

• Landscaping elements are to be well planned and designed. Planted environment should be

created and situated purposefully.

• Use landscaping for practical benefits and solutions:

- Wherever possible create a colonnade of trees for protection from adverse weather

conditions such as sun, rain, and wind.

- If possible plant a grid of trees that would produce a ’roof canopy’ of foliage to create

a secluded sitting area for passive recreation.

- Consider incorporating a berm adjacent to an open sodded area, as a separator

between two outdoor spaces, and which could be used for an informal sitting.

- Plant trees and shrubs in order to define pedestrian traffic patterns (edges to

circulation) at sidewalks.

• Trees planting in proximity to building(s) shall be carefully considered in order to enhance

prospects for solar energy management and microclimatic moderation.

• Outdoor site areas should offer comfort and shelter.

- Create sitting areas with benches and trees which placed to provide shade.


- Benches to be designed and constructed with backs and their design to be ergonomically comfortable.

- Garbage receptacles; their design shall be consistent with outdoor furniture design, shall be provided at each amenity area.

• Site landscaping layout to accommodate and support all of the desired and/or required

outdoor activities.

- Consider maintenance of grounds (hard and soft surfaces) and snow removal. Areas which are to be designated for snow storage, consider snow drifting patterns; planting and screening to be designed accordingly.

- Design of landscape layout to support a motorized equipment maintenance program.

• Avoid small sodded areas; oddly shaped, difficult to reach corners.

• Site furniture to be durable; low maintenance; and design to complement the landscape

design and building.

• Provide 300-600 mm wide mowing strips between lawns, planting beds, buildings, retaining

walls, planters or steps in order to avoid the need for trimming the edge of grass areas.

• Make provisions for future high-efficiency irrigation system.

3.3. Parking 3.3. Parking 3.3. Parking 3.3. Parking

Objective: To provide adequate (the minimum required) and well designed parking facilities (parking

spaces) so as to encourage the use of public and alternative forms of transit.

Requirements:

• Provide a “parking strategy proposal” which includes provisions for tenants, visitors and

barrier free parking.

• Allocation, design (incl. location), and any specific project’s requirements should be properly

addressed in the “parking strategy proposal”.

- Tenants parking should be provided in an enclosed structure (ex. Underground parking for high rise buildings); visitors parking should be provided at grade.

- Surface tenant parking that is located in close proximity to the dwelling it serves is preferred.

- Avoid creating large parking area(s), parking spaces should be grouped or broken up by landscaped islands.

- Parking area(s) should not conflict with children’s play or outdoor private spaces.


• Region’s minimum acceptable Parking Standards (not withstanding Municipal requirements):

- Minimum standard of 0.75 per dwelling unit for tenant parking.

- Minimum standard of 0.25 per dwelling unit for visitors and barrier-free/accessible.

• On street parking is encouraged when possible (not withstanding municipal requirements).

• Consider snow storage and removal in design of parking area(s) and access routes.

- Provide a hard surfaced area(s) for snow storage based on min. of 5% of the total parking area.

- Location of snow storage area(s) to suit plough operation (pushing).

- Stored snow shall not be relocated.

• All outdoor parking areas to be well illuminated.

- Direct illumination towards the paved areas only and do not allow it to spill over to dwellings.

• Make provisions for pedestrian routes through parking area(s) with sight lines at intersections

of walkways and vehicular traffic.

- Route(s) to be well demarcated and lit; designed for easy use by wheelchairs, carriages and shopping carts.

• Parking spaces should be located at a minimum of 8m away from residential dwelling unit(s)

(windows and doors) to avoid exposure to noise, exhaust fumes and headlight glare.

3.3.1. Barrier-Free Access Parking Spaces

• Handicapped designated parking spaces should be located within 30m maximum

of the main entrance to the building.

- Provide a clear access route to the main entrance, designed to accommodate wheelchair traffic, by a sidewalk separated from vehicular traffic.

- Pavement cross slope shall be a maximum of 1:100.

• Locate and design handicapped parking spaces to accommodate project’s

requirements.

- Design shall be in conformance with the Ontario Building Code and CSA Standard CSA B 651-04, and Municipal regulations and requirements.

- Provide a 915mm wide access route (properly identified) at the head of parking stalls.


3.4. Storm3.4. Storm3.4. Storm3.4. Storm water water water water

Objective: To manage storm water runoff, in an environmentally responsible way, in order to minimize the

impact of polluting site’s natural water flow.

Requirements:

• The management of rain and snowmelt should respect the site’s existing (pre-development)

watershed.

- Consider an innovative design options which might incorporate detention ponds, emergency spillways and/or wetlands. Coordinate with the Regional watershed requirements.

- Limit the extent of impervious surfaces.

- Limit the amount of storm water runoff by encouraging on-site infiltration.

• Re-use storm water for irrigation, toilet flushing and washing where possible.

• Minimize the need for installation of storm sewers.

• Employ natural treatment systems to improve storm water before it exits the site, whenever

possible.

• Review the Ministry of the Environment March 2003 “Stormwater Management Practices

Planning and Design Manual”, comply with and implement a storm water management plan in

accordance to its requirements and recommendations.

3.5. Signage 3.5. Signage 3.5. Signage 3.5. Signage

Objective: Ensure that the project, including individual dwellings, can be readily identified and located.

Requirements:

• Provide a comprehensive signage proposal that takes into consideration the physical layout of

the project through a sense of orientation, location, direction and distance.

- Provide a clear and detailed identification, address and units numbering, system. Address system should be based on the traditional street model, where possible.

- All of the proposed signage (both exterior and interior) is to be submitted to the Region for review and approval.

• Signage shall be of good quality, durable, low maintenance and vandal proof.


• Dwelling(s) located within the direct access to the internal streets and walkways, within the

development, should be individually identified (named) and equipped with lit signs, clearly

visible at night-time.

- Grade related dwelling units should be clearly identified with a unit identification numbers, which are to be mounted at the front and rear entrance to each unit.

• Site identification and/or directional signs such as project identification, maps, and layouts to

be weather-resistant (weatherproof) and illuminated for night time visibility – use external,

direct light source.

• The following signage types are discouraged:

- Backlit sign boxes;

- Billboards (with removable lettering);

- Revolving signs (individually supported); and

- Roof signs.

• Project’s identification sign shall be designed by an Architect to ensure that it compliments the

building(s) design and exterior materials used.

3.6. Circulation3.6. Circulation3.6. Circulation3.6. Circulation

Objective: To design hierarchal circulation routes which address the movement in a practical, efficient,

comprehensive, coherent, and pleasant manner.

Requirements:

• Design of vehicular and pedestrian entrances should evoke a sense of arrival.

- Main entrance(s) to the building should be oriented directly to the street and be

accessible from public sidewalks.

- Provide a canopy, extending towards the street, which will provide weather protection

at principle entry to the building.

• Provide wide multipurpose pathways for different users: children on bicycles and pedestrians.

• Design layout of walkways should follow natural pedestrian traffic patterns to discourage

routing across lawns and play areas.

- Walkways to be a hard surface: concrete, unit pavers, natural stone pavers, or other

suitable material.

- Landscape elements such as trees should be used to define edges to circulation and

which will be beneficial in moderating microclimatic conditions.

• Design all circulation areas to accommodate persons in wheelchairs.


4. Design 4. Design 4. Design 4. Design ---- Exterior Exterior Exterior Exterior

4.0. Safety4.0. Safety4.0. Safety4.0. Safety

Objective: To create a residential environment that is safe and free of hazardous conditions. Incorporate

the principles of “Crime Prevention Through Environmental Design” (CPTED) into the design

of secure environment.

Requirements:

• Design the project (incl. site, building and units) to minimize potentially unsafe conditions.

- Incorporate an adequate amount of lighting which provides sufficient illumination both public and private in the secluded space(s) that could pose a threat to security.

• Avoid designing exterior circulation routes that create confusion and lack a sense of

orientation and direction.

4.1. Security4.1. Security4.1. Security4.1. Security

Objective: To provide a sense of security to residents and visitors through a comprehensive crime

prevention design.

Requirements:

• The project design to utilize Region’s specific requirements and features to reduce crime and

creation of safe and comfortable quality of life for the tenants and visitors.

- Strategize by adopting “Crime Prevention Through Environmental Design” (CPTED) principles as identified in the Region of Peel CPETD Policy; Resolution 98-1029.

- Incorporate CPTED principles in all phases of project’s design, review and approval.

• Design of the building(s) and dwelling units to create a sense of natural surveillance.

- Dwelling units (windows) to overlook public and semi-private outdoor spaces.

- Cluster dwelling units to create neighbour-to-neighbour surveillance.

• All building entrances to be equipped with entry systems controlled from individual suites.

• Install surveillance cameras and alarm signal devices at:

- Corners of building(s) that are remote areas.

- Hidden areas.

- Parking garage (entrances and corners).


• Provide adequate lighting at public and private secluded areas.

• Private area lighting belonging to dwelling unit to be controlled by resident.

• Dwelling entry doorways to be of solid construction. Refer to Section 5.6., Article 5.6.2. Doors.

• Dwelling entry to be well lit and with views to the exterior.

4.2. Lighting4.2. Lighting4.2. Lighting4.2. Lighting

Objective: To provide adequate and efficient lighting for visibility and security purposes.

Requirements:

• Design lighting to meet project’s requirements, within the principles of CPTED, by adopting

appropriate design features which can reduce crime and contribute to quality of life.

- Provide direct lighting over walkways, entrances, patios, and open balconies.

- Light fixtures should be vandal resistant, of sturdy construction and low maintenance. Designed to accommodate a long-life type of lamp(s) within an appropriate shielding protection from breakage.

- Design lighting (locations of light fixtures) to properly and adequately illuminate parking area(s), parking drop-offs and every location of entry to the building.

• Lights’ design (fixtures and lamping) and their installation to be used effectively.

• The max. candela value of all interior lighting to fall within the building (not out through

windows) similarly for the exterior lighting to fall within the property.

• Consider shielding exterior luminaries with more than 1000 initial lamp lumens and all

luminaries with more than 3500 initial lamp lumens meet the Full Cut-off IESNA Classification.

• Avoid casting shadows across walking areas, ramps, and stairs.

• Use fixtures that do not create shadows or excessive glare.

- Use illumination effectively; locating light fixture(s) on corners of building can illuminate two walls, thus reducing shadows.

- Glare from lighting fixtures should be avoided.

• Lighting levels to be even along pedestrian routes.

• Fixtures should be non-institutional in appearance.

• Avoid use of high intensity wall packs.

• Use light sensitive control devices (detectors, switches, etc.) to reduce electrical power

consumption. Consider using motion-sensitive controls where practical.


• Consider lighting open spaces for night time sports activities.

• Control light coverage through lighting accessories, (baffles, cut-off luminaries, shades, low-

reflective surfaces, etc.).

• Use “High Efficacy” light fixtures which are ENERGY STAR qualified. Refer to Section 9.1,

Article 9.1.3. Electrical

4.3. Windows and Doors4.3. Windows and Doors4.3. Windows and Doors4.3. Windows and Doors

Objective: To provide windows and doors which are attractive and energy efficient, and within openings

which maximize the amount of daylight penetration into the building’s dwelling units.

Requirements:

4.3.1. Window Design

• Consider the following;

- Design windows and incorporate them in the building elevation in such a way that they are complementary, by avoiding a “tacked-on” appearance.

- Recess windows into the building’s façade to create a more solid expression and increased shadow lines.

- Design windows with mullions as an architectural feature. Consider what impact the placement of horizontal and vertical dividers (mullions) have on views to the exterior, from both sitting as well standing positions.

• Windows which operate (to open) as awnings are preferred over sliders.

• Consider designing window heads flush with ceilings.

• Consider designing window jambs flush with walls.

• Size of window openings should be relative and adequate to room’s intended use.

• Windows to be designed to accommodate light and privacy control accessories.

4.3.2. Doors Design

• Consider the following;

- Design doors and incorporate them in the building elevation in such a way that they are aesthetically complimentary.

- Entry doors to dwelling units; include transom and/or sidelight(s) wherever possible.

• Exterior exit doors, in apartment type of buildings, shall open onto a concrete slab or

pre-manufactured concrete paving.


4.4. Balconies4.4. Balconies4.4. Balconies4.4. Balconies

Objective: To provide practical, well designed, safe and maintenance free balconies.

Requirements:

• Provide balconies to all suites above ground floor level (grade related patios). Balconies are

generally discouraged on high-rise buildings.

• Balcony guards (railings):

- Guards to be designed to minimize disruption of views whilst providing privacy to the occupants.

- Guards should be designed to incorporate a translucent type of glass to provide a visual screening to the exterior.

- Railings shall be designed in compliance with the OBC requirements and certified to meet ULC standards for railings installation.

- Metal panel continuous railings are not acceptable. Use non-corrosive materials only.

• Location of balconies and the design of guards shall be taken into consideration in order to

minimize disruption of natural light into unit.

• Anchorage systems for balcony guards and railings to be designed to minimize development

of corrosion and future maintenance problems.

• Balconies floor to have a protective, slip-resistant finish, coating over concrete such as traffic

deck waterproofing membrane.

• Balconies floor to slope outward (away from the building) and to have an adequate drainage.

• Recommended balcony size:

- Minimum 1.8m depth by 3.0m width for a total minimum area of 5m², unless otherwise dictated by Municipal By-laws and regulations. Design to comply with the OBC requirements.

• Provide canopies (cover) over the highest floor balconies. Extend to the full depth and width of

the balcony.

4.5. Entries and Vestibules4.5. Entries and Vestibules4.5. Entries and Vestibules4.5. Entries and Vestibules

Objective: Create a transitional space, protected from an inclement weather, between outdoors and

interior of the building (dwellings).

Requirements:

• Main entrance of building, or dwelling(s) directly at grade, to have an interior vestibule and a

covered entry for protection from wind and rain.


• Exterior door(s) of vestibule (Apartment Building) to be a heavy duty, commercial grade,

aluminum type of door, preferably a power operated slider with a motion detection sensor

system for its operation.

4.6. Accessibility4.6. Accessibility4.6. Accessibility4.6. Accessibility

Objective: To ensure that the project’s site and access to the building(s) is accessible and barrier-free for

all.

Requirements:

• Minimize level changes on pedestrian circulation routes.

• All amenities areas and access to them is to be accessible and barrier-free.

• Provide a drop-off area, suited to use by persons in wheelchairs, located in close proximity to

the main entrance to the building.

• Ramps to be designed to the OBC and CAN/CSA requirements and standards.

- Slope of 1:12 maximum.

- Provide handrails on both sides of ramp(s).

• Provide paving and curb cuts as required:

- Surface finish of paving, adjacent to curb cut, to be distinguishably different.

- Flare sides of curb cuts.

- Provide a minimum width of 915mm; preferred width is 1067mm.

- Provide textural change on curb cuts.

- Provide a lip flush with the pavement.

- Walkways should be adequately drained with a minimal number of drain gratings.

- Gratings should have not more than 13mm wide open spaces.

- Provide and create proper sub-base to prevent excessive settling and level changes.

- Avoid using rough or unstable materials for walking surfaces.

- Avoid creating hazardous surface and level conditions (ex. drops, tripping hazards, sudden edges).

- Bevel level changes between 5 – 13mm high and ramp changes greater than 13mm.

• Sloped concrete surfaces shall be constructed of a non-slip surface (sand float or broom

finished) with brushing perpendicular to slope.


• Exterior ramps to be weather protected or with an integral snow melting system. Region to

determine need.

• Provide 50mm high curbs on sides of ramps to act as wheel guards.

• Consider designing planters that will permit wheelchair uses to garden. Minimum planter

height 600mm; if deeper than 600mm than they should be accessible from both sides.

4.7. Outdoor Storage4.7. Outdoor Storage4.7. Outdoor Storage4.7. Outdoor Storage

Objective: To provide outdoor storage facility that is adequate, secure, and easily accessible.

Requirements:

• Consideration of other wood framing construction alternatives for townhouses and walk-up

apartments.

• Locate outdoor garden storage at grade residential units in their private garden space.

• Storage areas to be of a functional size (storage of strollers, tricycles, etc.); dry and

temperate; with shelving.

• Provide a holding facility for garbage and recyclables, where street pick-up service is

unavailable.

- Must have a roof and be secured.

- To have adequate natural ventilation to dissipate odours.

- Sized to accommodate garbage bins, recyclables containers, and large trash items such as furniture.

- Provide a concrete pad adjacent to storage (at front door opening) to facilitate garbage truck approach and bins/containers pick up.

- Provide protection bollards as required.

- Provide a snow and ice melting heating system for the concrete pad at both storage and pick up locations. Heating to be controlled by a snow sensor.

4.7.1. Smaller Projects

• Provide an exterior holding area in lieu of a roofed pavilion. To be determined by

the Region.

- Provide a paved, fenced in area, approximately 6m² adjacent to garbage pad to accommodate larger trash items.


5. Technical 5. Technical 5. Technical 5. Technical ---- Exterior Exterior Exterior Exterior

5.0. Structure5.0. Structure5.0. Structure5.0. Structure

Objective: To design a structurally sound building that will achieve longevity, be low maintenance, and

have a high performance standard.

Requirements:

• Other than wood framing construction for townhouses and walk-up apartments, consider

using alternative structural systems.

• Locate stairs away from demising walls to prevent transfer of impact, vibration, and sound.

• Adjoining dwelling units, party walls to be designed and constructed with appropriate sound

transmission ratings;

- Sound Transmission Class (STC) rating of 52 minimum, and/or to meet or exceed the OBC requirements.

• In masonry veneer construction use stainless steel ties for anchorage to substructure.

5555.1. Mechanical.1. Mechanical.1. Mechanical.1. Mechanical/Plumbing/Plumbing/Plumbing/Plumbing

Objective: To achieve a well designed, comprehensive, and integrated system(s) for Mechanical

services.

Requirements:

5.1.1. Mechanical

• Roof mounted Make-up Air system, use natural gas where available.

• Exhaust duct discharge/air supply;

- If discharging below any perforated soffit, locate exhaust grille at least 1m away from it, in each direction.

- All fresh intake openings shall be constructed of aluminum watertight louvers with insect screens.

5.1.2. Plumbing

• Provide non-freeze hose bibs at all outdoor spaces and service areas (and roof top

areas when window washing provisions are required).

• Provide an irrigation system for planting in public areas.


• Additional hose bibs required for landscape maintenance of communal spaces.

- To provide adequate coverage, space hose bibs at maximum 30m apart.

- Water supply to be separately metered to Peel Non-Profit Housing Corporation or as per Region’s directive.

- To be non-freeze type, with lockable covers and adequately sized for the landscaped area(s).

5.2. Electrical5.2. Electrical5.2. Electrical5.2. Electrical

Objective: To achieve a well integrated and comprehensive electrical services system.

Requirements:

• Integrate transformers into site plan creating minimal impact on the project.

• Locate transformers away from dwelling units.

• Provide weather proof general purpose receptacles for each private outdoor space; at each

exterior tenant parking space (for block heaters); service areas (waterproof receptacles);

accessible roofs.

• All electrical conduits to be hidden or buried (NOT surface mounted).

5.3. Foundations / Footings5.3. Foundations / Footings5.3. Foundations / Footings5.3. Foundations / Footings

Objective: To design foundations and footings that are structurally sound, contribute to energy

conservation, and maintain a comfortable interior environment.

Requirements:

• Insulate and waterproof foundation walls where there are basements.

• Avoid creating thermal bridging in designing of building envelope, foundations, footings,

balconies, and slabs on grade.

• Maintain continuity of air barrier, vapour barrier, and insulation from foundation to structure.


5.4. Building Envelope5.4. Building Envelope5.4. Building Envelope5.4. Building Envelope

Objective: To design an effective and durable building envelope (cladding systems) which achieves

maximum energy efficiency (limits energy use) and maintains a comfortable interior

environment.

Requirements:

• All exterior walls to be designed based on the “Rain-screen Principle” in accordance with the

NRC, CMHC, and OBC requirements and guidelines.

- Cladding materials may include brick, stone, metal, pre-cast concrete, stucco, vinyl siding or wood.

- Stucco should not be used as a principal wall material (wall finish) at the lower levels of a building.

- Materials used in wall construction are to be selected based on the best “Life Cycle” prognosis for these materials.

• Brick veneer (good quality clay brick) cavity wall, incorporating concrete block backup

construction, is preferred. Structural ‘Steel Stud Wall’ backup construction is to be considered

by the Region as an alternative for low-rise construction only.

• Minimum width for air/cavity space in masonry veneer walls to exceed OBC minimum

requirements. Design to comply with the CSA Standards.

- Minimum recommended air gap of the cavity is 40mm.

• Thermal values of exterior assemblies to be at least 15% above the minimum requirements of

what is required by the OBC.

- Do not include this increase in calculating the components requirements for the balance of the building’s systems.

• Thermal bridging conditions are NOT permitted.

• Continuity of air/vapour barrier retardant system within the walls is critical.

- Vapour barrier shall be continuous and installed on the warm side of the wall. Ensure that the location of the air/vapour barrier is not creating a vapour trap for concealed condensation.

• Avoid or minimize prospect of damage to air barrier and vapour retardant during construction.

• Perimeter framing of openings is not acceptable unless a continuous sealant is added.

• Thermal mass of wall insulation should align with thermal breaks in frames.


5.5. Roof5.5. Roof5.5. Roof5.5. Roof

Objective: To design and construct a roofing system which is durable, economical and easily

maintained.

Requirements:

• Roofing design (specifications) shall be in conformance to the recommendations and

requirements as stated in the Canadian Roofing Contractors’ Association (CRCA) Reference

Manual.

• Roof lines and slopes are to be designed in a most effective way; to accommodate proper

drainage, reduce snow build-up, and reduce possibility of snow slides and icicle build-up that

could threaten passers-by during winter months.

• Materials used in roof assemblies are to be selected for compatibility of physical and thermal

behaviour. Preference shall be given to the assemblies that are using material techniques

having proven records of long, maintenance-free life.

• Penetrations to accommodate mechanical/plumbing services and protection from roof-

mounted equipment and maintenance traffic should be addressed to the CRCA standards.

5.5.1. Sloped Roofs

• Design of sloped roofs to comply with the OBC requirements. Do not design roofs

with slopes lower than 4:12 ratio.

• Roofing specifications to CRCA Reference Manual;

- Generous soffits to maximize protection to the walls below. Provide at least 450mm soffit overhang.

- Ample venting of attic space. It’s recommended: 50% of the vents to be in the soffit overhang and 50% at the roof ridge.

• Insulation baffles at eaves.

• Consider more environmentally friendly alternatives to asphalt shingles.

• If asphalt shingles are used, minimum 25 years life span is acceptable.

5.5.2. Flat Roofs

• Provide adequate protection to exposed roofing systems (materials and surfaces) to

resist the following negative effects which might contribute to degradation:

- Exposure to sun, ultraviolet radiation;

- Uplift forces due to wind, flotation, etc.;

- Differential thermal movements; and

- Roof traffic due to servicing roof-mounted equipment, access to service room(s), window washing and maintenance.


• Recommended system: fully adhered protected membrane.

• Locate membrane below insulation to avoid freeze thaw cycle.

• Make suitable allowance for differential movement between insulation, membrane,

metal flashings, etc., due to temperature and moisture changes.

5.6. Windows and Doors5.6. Windows and Doors5.6. Windows and Doors5.6. Windows and Doors

Objective: To provide; best quality, cost effective, durable, energy efficient, and easy to maintain

windows and doors.

Requirements:

5.6.1. Windows

• Windows to be of aluminum, fibreglass, or vinyl construction.

- Framing (especially aluminum) should be thermally broken and have provisions for internal drainage to exterior.

- Windows to have above average ratings for the air filtration (A), water penetration (B), strength/wind load (C) and energy efficiency (ER).

• Sills to have drips clear of wall cladding and with sill deflectors.

• Provide proper weather seal between framing of opening and wall.

• All exterior windows shall be, at least a double-glazed, sealed units with 6mm thick

outer pane.

• Minimum standards: argon filled sealed units with Low-Emissivity (Low-E) glass;

location of Low-E glazing to be determined on the basis of highest cost benefit return

for the project.

• Colour of thermally improved spacers to match frame preferred.

5.6.2. Doors

• Grade related dwelling units: all exterior doors to be an insulated metal type of doors,

in compliance to CAN/CGSB standard.

- Doors to be at minimum RSI 2.36, equipped with a heavy duty weather-stripping and metal covered door sill.

• All doors shall be installed with a good quality weather-stripping, metal covered

threshold and heavy-duty kick plate.

• Emergency exit doors shall not have any exterior hardware or glazing.


• All hardware shall be heavy-duty meeting current CGSB standards. Doors in fire-rated

assemblies (openings) shall have a hardware that meets fire-rated standards of

certification.

- Hardware; including door closures, handles, etc., shall meet all current barrier-free design standards. Provide lever type handles to all exterior doors.

• Overhead doors, such as underground parking access door, shall be insulated metal

panels type door with formed steel guides, electrically operated (door opener), and be

weather tight.

• Ensure through design and implementation that air/vapour barrier systems are

continuous and integral to door frame assemblies.

5.7. Materials5.7. Materials5.7. Materials5.7. Materials

Objective: To use materials which are durable, low maintenance, sustainable, and as well aesthetically

pleasing. Be respectful of potentially negative impact on the environment.

Requirements:

• Clay brick for exterior cladding preferred.

• All cladding systems assemblies to incorporate ‘rain screen principle.’

• Avoid new materials with no proven construction industry record.

• Limit using an extensive variety of materials in order to reduce the complexity of future

maintenance.

• Any exterior metal, exposed directly to the elements, shall be corrosion resistant and

protected:

- Exposed steel (structural and non-structural) shall be galvanized with a factory applied zinc coating protection.

- Miscellaneous steel components such as railings, depending on application, can be made of good grade stainless steel.

- Exposed vents, grills, vent stacks, eaves-troughs, down-pipes, etc. shall have a factory applied finish.

• Metal chain link wire fencing shall be made of galvanized metal, minimum “G” gauge, with

exterior finish of plastic coating.

• Exterior concrete, exposed to weather elements, shall be air-entrained at min. 6.5% and with a

minimum compressive strength of 25Mpa.


6. Design 6. Design 6. Design 6. Design –––– Interior: Pub Interior: Pub Interior: Pub Interior: Public Areaslic Areaslic Areaslic Areas

6.0. Public Entrances / Public Corridors / Exits6.0. Public Entrances / Public Corridors / Exits6.0. Public Entrances / Public Corridors / Exits6.0. Public Entrances / Public Corridors / Exits

Objective: To create well defined, bright, visually interesting, and safe circulation spaces.

Requirements:

6.0.1. Main Entrance (Lobby)

• Provide an entry vestibule with protection from weather elements by recess or

canopy.

• Provide private telephone intercom system (refer to mechanical section). Rental is

NOT acceptable.

• To be well illuminated. Use energy efficient lighting.

• Drop off area should be entirely visible from lobby area.

• Create a sense of entry with distinctive identity.

• Provide floor mats for both exterior and interior.

• Power operated doors preferred over swing doors (for high rise apartments at exterior

door of vestibule).

• Provide built-in seating that is comfortable, durable, and vandal resistant.

• Minimal furniture to discourage loitering.

• Mail room to be easily accessible with convenient access to mail boxes.

• Maximize use of natural daylight for direct, exterior, lighting where possible.

• Locate windows/skylights in a manner that avoids creating glare.

• Locate a manager’s office within sight of front lobby area and elevator(s).

6.0.2. Dwelling Entrances

• Design to establish sense of arrival and personalization.

• To be safe, secure and well illuminated.

• To be recessed, away from the building’s exterior elevation. Recess to be a minimum:

300-400mm depth, 2.13m height, and 1.45m length from exterior building face.

• Maximize use of natural daylight for lighting where possible.



6.0.3. Public Corridors

• Design corridors to minimize blind spots.

• Refer to Finishes Schedule 7.0 herein.

• Provide visual relief through wall treatment, patterned flooring, and ceiling finishes.

• Maximize use of natural daylight for lighting where possible.


• Suites entry doors to be recessed 300-400mm.

• Suites entry door to be illuminated from above (ex. bulkhead, ceiling mounted light,

etc.) or with a wall sconce.

• Minimize blind corners, niches, possible hiding places.

• Long and monotonous corridors are NOT acceptable.

6.0.4. Exits

• To be well lit and defined.

• Minimize blind corners, niches, possible hiding places.

• Provide security mirrors.

• Long and monotonous corridors are NOT acceptable.

6.1. Public 6.1. Public 6.1. Public 6.1. Public Stairs / ElevatorsStairs / ElevatorsStairs / ElevatorsStairs / Elevators

Objective: To provide efficient, secure, and well maintained public spaces and elevators.

Requirements:

6.1.1. Public Stairs

• Railing type to be designed to meet OBC requirements. Confirm design with the

Region.

• Stairs to be Metal (pan) or Precast or cast-in-place Concrete. Non-slip finish.

• Provide natural daylight.

6.1.2. Elevator

• Elevators to be designed to the OBC and CAN/CSA requirements and standards.

- For building that is more than three storeys in height, provide at least one elevator. Provide at least two elevators for buildings that contain sixty (60) Units or more.


- Design of the elevator to be barrier-free and should accommodate people in wheelchairs. Two (2) wheelchairs minimum.

• Elevator design shall conform to CAN/CSA-B355 Standard “Elevating Devices for the

Handicapped”.

• Locate elevators in sight of manager’s office if possible.

• Cab (interior finish) to have removable decorative ceiling.

• Provide extended warranty / service agreement.

• Call buttons on all floors for upward and downward travel.

• Fit both sides of cab with jamb mount direction indicator lamps.

• Illuminated metal control call button (not plastic), flush mount, and vandal proof.

• Stainless steel inserts between decorative plastic laminate panels.

• Stainless steel throughout including railings.

• Door closure system to be confirmed. As per recommendations by an Elevator

Consultant and Region of Peel requirements.

• Service elevator to have key operated rear-access door to moving room and sized to

accommodate an ambulance stretcher (approx. 2.3m x 1.8m).

• Capacity 908kg passenger / 1,134kg service; speed 763m/min. or as determined by

an Elevator Consultant.

• Elevator lobby to sufficiently accommodate waiting and passage.

6.2. Central and Common Areas6.2. Central and Common Areas6.2. Central and Common Areas6.2. Central and Common Areas

Objective: To create centrally located spaces that are accessible, durable, comfortable, and flexible.

Requirements:

6.2.1. Entrance Lobby

• Glassed in bulletin board.

6.2.2. Activity Room (Lounge)

• Provide appropriate lighting.

• Provide small storage space adjacent to or part of activity room.

• Sound proofed.

• Air conditioned.


• Intercom (to be confirmed).

• Kitchen (or kitchenette).

• Small washroom (not to open directly into room).

6.2.3. Bicycle Room

• Locate on main floor with direct access to outside.

• Provide 1 spot for every 2 suites.

• Provide all hardware for hanging/securing/storing bicycles in specifications.

• Provide area to store maintenance trailers.

• To be ventilated.

• Motion sensor lighting.

• Lockable.

• Security camera.

6.2.4. Mail Room / Boxes

• Refer to Article 7.7.1.

6.2.5. Storage

• Wire partitioned lockers.

• Seasonal/bulk items.

• Refer to Article 7.7.1.

6.3. Support and Service Areas6.3. Support and Service Areas6.3. Support and Service Areas6.3. Support and Service Areas

Objective: To design Support and Service areas for the long term and thoughtfully consider their

location, proximity, and aesthetic (view, sight, noise, exhaust, odours).

Requirements:

6.3.1. General

• Provide adequate space and access.

• All areas (including service rooms) to be designed as a durable and easily

maintained, and well serviced, by the mechanical and electrical systems.

• All rooms with noise generating equipment to be constructed (walls, floors and

ceilings) with at least a 60 STC (Sound Transmission Class) rating.


• Mechanical and electrical equipment to be screened from view.

6.3.2. Laundry Room

• Locate at ground floor level with access to outdoor child secure area.

• Exhaust fan to outside, on humidistat control. Air conditioned if compatible with the

building’s mechanical system.

• Provide window(s).

• Washroom (not to open directly into room). To accommodate persons in wheelchair.

• Provide notice/bulletin board.

• Generous seating, permanent preferred. Arrange in conversation groupings allowing

for view to exterior.

• Floors to slope to floor drains.

6.3.3. Garbage Room

• Locate garbage room away from the building entrance(s) and reduce or eliminate its

exposure from public roads or main entrance.

• Walls and floor to be protected and designed to accommodate heavy equipment.

- Floor finish to be slip-resistant, preferably epoxy based floor coating. Provide wash downs to drain(s).

- Walls to be protected from damage, including corners guard protection.

• Locate the compactor and garbage chute in a location that will allow a convenient

access on both sides of the compactor.

• Provide easy access route for the garbage trucks and pick-up of garbage bins.

Garbage approach and pick-up area shall be a level, heavy duty concrete slab, large

enough for the placement of garbage bins (containers).

6.3.4. Recycling Room

• Preferably adjacent to garbage room.

• Provide direct access to outdoor for containers pick-up.

6.3.5. Garbage Chute Room

• Locate garbage chute room(s) centrally, within comfortable walking distance to the

residential units.

• Provide an adequate space for recycling. Shelving support for recycling containers,

for both paper and glass/metal.

• Do not locate opposite residential unit’s entrance door.

• Room is to accommodate person in wheelchair. Design to be barrier-free.


6.3.6. Moving Room

• Locate moving room away from the building entrance(s) and reduce its exposure

from the main entrance to the building.

• Locate at grade level and be adjacent to elevator (freight designated) for moving.

• Provide rear access door at grade level.

• Exterior doors to be heavy duty with heavy duty hinges, door closers, and hold-open

devices.

- Doors interior and exterior jambs to be protected with bollards.

• No outside corners in room.

• Provide adequate heating.

• Do not locate exterior doors near any obstructing building elements.

• Well illuminated.

6.3.7. Equipment Storage Room

• Janitor Room / Housekeeping closets:

• Locate near areas requiring the greatest amount of housekeeping.

• Provide a separate small closet in lobby area.

• Provide adequate room size for use but not conducive for lounging.

• Use of carts/provision – to be confirmed.

• Provide adequate lighting and ventilation.

• Slope floor to drain.

• Provide both floor sink and wall mount if area permits otherwise floor sink preferred.

6.4. Underground Parking6.4. Underground Parking6.4. Underground Parking6.4. Underground Parking

Objective: To provide adequate, secure, efficient, and cost effective parking with minimal land

development impact.

Requirements:

• Consider placing min. 50% of the required parking spaces in the underground parking or

covered by structure parking (Heat Island Effect: Non-Roof).

• The points of entry/exit (ramps and doors) to the underground parking garage should be

located in close, convenient, proximity to the drop-off zones.


• Design to provide an adequate headroom clearance. Provide at minimum 2.5m of headroom

between the underside of the lowest sprinkler head and the highest point of floor (concrete

slab).

• Design parking with double-loaded aisles and where possible without dead ends.

• Entire parking garage must be sprinklered as per the OBC and OFC requirements.

• Provide two-way drainage.

• Floor catch basins at the base of all ramps.

• Protect all suspended and vertical surfaces within 900mm of splash zones from chloride

induced corrosion.

• Provide adequate sight line distances, at reasonable speeds, for all manoeuvres.

• Provide adequate, energy efficient, lighting throughout the parking areas. Meet or exceed

OBC minimum requirements and comply with Municipal guidelines and By-laws.

• Parking entrance(s) shall be located within sight lines of the building’s main entrance and be

well lit.

• Use colour coding and graphics to identify floors, stairwells, and elevators.

• Refer to Finishes Schedule 7.0 herein.

6.5. Room Relat6.5. Room Relat6.5. Room Relat6.5. Room Relationshipsionshipsionshipsionships

Objective: To create room relationships that will contribute to the development’s goals.

Requirements:

6.5.1. General

• Create clear separation between public and private areas.

• Limit amount of circulation.

• Do not locate, if possible, residential units next to service areas (including

mechanical and electrical rooms).

• Provide direct views for building occupants in 90% of all regularly occupied areas.

- Areas with perimeter windows must have a glazing to floor area ratio of at least 0.07.

6.5.2. Units

• Dining room may be combined with living room.


• When living room and dining room are combined, provide a window at a maximum

5.0m from edge of dining area.

• Design space to accommodate the placement of various furniture types and

arrangements.

• No overlap with circulation space.

6.5.3. Bedrooms

• Avoid access directly onto stair landing.

6.5.4. Bathrooms

• No overlap with circulation space.

• Avoid direct access (and view) from the main living areas.

6.5.5. Kitchen

• Provide direct access from main entry area.

• Provide a pass-through when kitchen is separate from dining room.

• Provide direct natural light whenever possible.

6.5.6. Washroom

• Units which are three (3) bedrooms or larger shall contain en-suite washroom,

accessible from Master Bedroom.

- Whenever possible; provide a shower stall.

• Provide exhaust fan, ceiling mounted, with exhaust air quantity of at least 25L/second.

6.6. Private Areas 6.6. Private Areas 6.6. Private Areas 6.6. Private Areas –––– Dwelling Units Dwelling Units Dwelling Units Dwelling Units

Objective: To provide an attractive, comfortable, safe, and well designed environment.

Requirements:

6.6.1. Hallways

• Minimum 1.0m in width.

• Avoid creating long hallways.

• Provide direct natural light when possible.

6.6.2. Stairways

• NO windows.

• Avoid creating two 90 degree turns in one run.


6.6.3. Living Area

• To have a view and convenient access (by sliding glass doors) to private outdoor

space (patio or balcony.

• Provide window(s), preferably not with direct sightlines onto balcony.

6.6.4. Bedrooms

• Designed not only as sleeping areas but also serve other activities (study and play).

• Room sized adequately to accommodate furniture. Make provisions for storage.

6.6.5. Kitchen

• Provide eating areas within kitchens.

• Kitchen of two (2) bedroom unit designed to accommodate three (3) persons.

• Kitchen of three (3) bedroom unit designed to accommodate four (4) persons.

• Kitchen upper cabinets to be installed to underside of bulkhead(s) above.

• Stoves NOT to be adjacent to doorways or in corners.

• Provide minimum 350mm wide counter between stove and adjacent wall or

appliance.

• Exhaust Fan to be ducted to the exterior, refer to Section 7.1.3.

• Provide direct natural light whenever possible.

6.6.6. Bathrooms

• Spacious, to allow for two (2) persons occupancy simultaneously.

• Provide space for:

- Laundry storage (hamper);

- Storage for bassinettes; and

- Chair or children’s step stool (not under sink).

• To contain:

- Water Closet, equipped with lined (insulated) water tank;

- Bathtub, 1525mm long, with non-slip surface and equipped with concealed drain. Provide pressure balancing mixing valve for diverter spout and shower. Shower head to be low flow water saving type;

- Lavatory/basin, mounted in a min. 900mm long vanity unit;

- Recessed or semi-recessed medicine cabinet; and


- Mirror, wall hung type or being part of medicine cabinet.

• Provide natural light whenever possible.

• Mildew-resistant silicone caulking throughout.

• Exhaust Fan: refer to Section 7.1., Article 7.1.4. Exhaust Fans.


7. Technical 7. Technical 7. Technical 7. Technical ---- Interior Interior Interior Interior

7.0. Material / Finishes / Schedules7.0. Material / Finishes / Schedules7.0. Material / Finishes / Schedules7.0. Material / Finishes / Schedules

Objective: To use products which are safe, energy efficient, and respectful of the Environment and of the

building’s occupants (tenants and staff). To promote use (incorporation in specifications) of

products which are environmentally accountable, durable, aesthetically pleasing and resilient.

Requirements: Outlined in ‘Finishes Schedule 7.0.’ herein;

7.0.1. General

• Enclose pipes and ducts in units and public areas.

• Coordinate access panels.

• Apply sufficient paint coats to achieve adequate coverage and uniform sheen:

- Unit Interiors: use minimum two (2) colours.

- Public Areas: use minimum four (4) colours.

- Neutral colours within a limited range of accent colours.

• Region to inspect and approve first completed model unit before proceeding with

remainder of project.

7.0. Interior Finishes Schedule7.0. Interior Finishes Schedule7.0. Interior Finishes Schedule7.0. Interior Finishes Schedule

RoomsRoomsRoomsRooms FloFloFloFloorororor BaseBaseBaseBase WallWallWallWall CeilingCeilingCeilingCeiling NotesNotesNotesNotes

6.0.2.

Dwelling Entrance/Dwelling Entrance/Dwelling Entrance/Dwelling Entrance/VestibuleVestibuleVestibuleVestibule

Quarry Tile or Ceramic Tile (slip

resistant finish)

Quarry Tile Glazed and anodized

aluminium / Drywall –

Painted

Drywall - Painted (no

texture) OR Acoustic Tile

with prefinished t-bar,

clips

Engineered unit -all components

6.0.1. / 6.2.1.

LobbyLobbyLobbyLobby

Quarry Tile Quarry Tile Vinyl wall covering OR

Drywall - Painted


texture) OR Acoustic

Tile with prefinished t-bar

Refer to reflected ceiling plans for

detail and relief in wall and ceilings @

Lobbies.

6.1.2.

Elevator LobbyElevator LobbyElevator LobbyElevator Lobby

Quarry Tile or Ceramic Tile (slip

resistant finish)

Quarry Tile or Ceramic Tile Vinyl wall covering OR

Drywall - Painted


texture)

Refer to reflected ceiling plans for

detail and relief in wall and ceilings @

Lobbies.

6.0.3. Public CorridorsPublic CorridorsPublic CorridorsPublic Corridors

Carpet (28 oz. nylon patterned)

4” Hardwood Clear or Stained

Drywall -Painted with selective vinyl wall

covering.

Drywall - Painted (no texture) OR Acoustic

Tile with prefinished t-bar

Provide abuse resistant drywall on walls up to 1200 AFF . Provide corner

guards.

6.0.2.

Recessed Suite EntryRecessed Suite EntryRecessed Suite EntryRecessed Suite Entry

As adjacent floor material and

finish

As adjacent floor material

and finish

As adjacent floor

material and finish

As adjacent floor

material and finish, lowered soffit with

integrated lighting.

Provide abuse resistant drywall on

walls up to 1200 AFF

6.0.4.

Exit StairsExit StairsExit StairsExit Stairs

Concrete, Clear sealed None Conc. Painted Conc. Painted Painted Metal Handrail

---

Rental OfficeRental OfficeRental OfficeRental Office

Carpet 4” Hardwood Clear or

Stained

Drywall -Painted Drywall - Painted (no

texture)

Side light @ entry

6.2.2.

Activity Activity Activity Activity

(Lounge, Recreation)(Lounge, Recreation)(Lounge, Recreation)(Lounge, Recreation)

Prefinished parquet hardwood

flooring (maple/oak) -Commercial

Duty

4” Wood to match Drywall -Painted with

selective vinyl wall

covering.


texture)

All paint shall be washable. Consider

engineered or wood laminate.

Parquet flooring. Chair Rails as

required.

6.3.2.

LaundryLaundryLaundryLaundry

Ceramic Tile 8” x 8” slip -resistant

or Quarry Tile

4” Ceramic Tile or Quarry

Tile to match

Drywall with Ceramic

Tile


texture)

All paint shall be washable.

Waterproofing membrane if space

below. All corners to be finished with

tile accessories NOT sealant

"DensArmor Interior Guard" manufactured by G -P Gypsum Corp

(mold and mildew resistant)

6.2.4.

MailMailMailMail

100% Vinyl Tile or Sheet 4” Hardwood Clear or

Stained

Drywall -Painted Drywall - Painted (no

texture) OR Acoustic Tile with prefinished t-bar

All paint shall be washable

6.3.6.

MovingMovingMovingMoving

Concrete, Clear sealed OR epoxy

coated (6mm “Duochem 9400”)

If epoxy coated then

continue 150mm (4”) up

all perimeter surfaces/walls otherwise

4” rubber (not vinyl)

Epoxy painted

concrete


texture) OR Concrete

structure - Painted

Exposed services must be jacketed

(PVC) and painted. Provide wall

bumper for containers and stainless steel corner guards to 1800mm on all

outside corners

7.0. Interior Finishes Sche7.0. Interior Finishes Sche7.0. Interior Finishes Sche7.0. Interior Finishes Schedule dule dule dule

Room Room Room Room FloorFloorFloorFloor BaseBaseBaseBase WallWallWallWall CeilingCeilingCeilingCeiling NotesNotesNotesNotes

6.3.7. Central StorageCentral StorageCentral StorageCentral Storage

Concrete, Clear sealed or epoxy coated (6mm “Duochem 9400”)

If epoxy coated then continue 150mm (4”) up all

perimeter surfaces/walls

otherwise 4” rubber (not

vinyl)

Epoxy painted concrete

Drywall - Painted (no texture) OR Concrete

structure - Painted

Exposed services must be jacketed (P VC) and painted.

Provide wall bumper for containers

and stainless steel corner guards

to 1800mm on all outside corners

6.2.3.

Bicycle StorageBicycle StorageBicycle StorageBicycle Storage

Concrete, Clear sealed or epoxy

coated (6mm “Duochem 9400”)


continue 150mm (4”) up all perimeter surfaces/walls


vinyl)

Epoxy painted

concrete


texture) OR Concrete structure - Painted

Exposed services must be

jacketed (PVC) and painted. Provide wall bumper and stainless

steel corner guards to 1800mm on

all outside corners

6.3.5.

Garbage ChuteGarbage ChuteGarbage ChuteGarbage Chute

Vinyl Tile 4” integrated vinyl cove Drywall -Painted /

Ceramic Tile to

1200mm AFF

Drywall – Painted

(no texture)


6.2.2.

Washrooms Washrooms Washrooms Washrooms

(Activity, Laundry)(Activity, Laundry)(Activity, Laundry)(Activity, Laundry)

8” x 8” non -slip/slip -resistant

Ceramic Tile

4” Ceramic Tile to match Drywall -Painted Acoustic tile with

prefinished t-bar


Polyethylene waterproofing

membrane. All corners to be finished with tile accessories NOT

sealant "DensArmor Interior Guard"

manufactured by G -P Gypsum

Corp (mold and mildew resistant)

6.4.

Garage (Underground)Garage (Underground)Garage (Underground)Garage (Underground)

Concrete with sealant/wear surface

(black) as required. Spaces to be

marked and numbered

None Painted concrete

(white)

Painted concrete

( white)

Walls and Columns to be painted

white. Provide protection and

jacketing to all exposed services.

Exits and lobby areas to be clearly

identified.

7.0. Interior Finishes Schedule7.0. Interior Finishes Schedule7.0. Interior Finishes Schedule7.0. Interior Finishes Schedule

RoomRoomRoomRoom FloorFloorFloorFloor BaseBaseBaseBase WallWallWallWall CeilingCeilingCeilingCeiling NotesNotesNotesNotes 6.3.3.

Garbage/CompactorGarbage/CompactorGarbage/CompactorGarbage/Compactor

Concrete, Clear sealed OR

epoxy coated (6mm “Duochem

9400”)


continue 150mm (4”) up all



vinyl)

Epoxy painted

concrete

Concrete structure -

Painted


(P VC) and painted. Provide wall

bumper for containers and stainless

steel corner guards to 1800mm on all

outside corners. Hot /cold supply

and floor drain.

6.3.4.

RRRRecyclingecyclingecyclingecycling



9400”)





vinyl)

Epoxy painted

concrete

Concrete structure -

Painted


(PVC) and painted. Provide wall

bumper for containers and stainless

steel corner guards to 1800mm on all

outside corners

6.3.7.

Janitor's Closet (HousekeepingJanitor's Closet (HousekeepingJanitor's Closet (HousekeepingJanitor's Closet (Housekeeping)

100% Vinyl Tile or Sheet or

Ceramic Tile

4” Ceramic Tile to match or

integrated vinyl cove

Drywall -Painted AND

Ceramic Tile to

1200mm AFF

Drywall -Painted (no

texture)

All paint shall be washable. Curbed

floor drain area comes with Hot/Cold

water supply

7.2.

Electrical ClosetElectrical ClosetElectrical ClosetElectrical Closet

Telephone, IT, CabTelephone, IT, CabTelephone, IT, CabTelephone, IT, Cable Closets,le Closets,le Closets,le Closets,

CACF RoomCACF RoomCACF RoomCACF Room



9400”)

Ceramic Tile





vinyl)

Ceramic Tile

Epoxy painted

concrete (block)

Drywall - Painted

Concrete structure –

Painted

Acoustic tile with

prefinished t-bar

Provide wall and corner protection

7.0. Interior Materials/Finishes Schedule7.0. Interior Materials/Finishes Schedule7.0. Interior Materials/Finishes Schedule7.0. Interior Materials/Finishes Schedule RoomRoomRoomRoom FloorFloorFloorFloor BaseBaseBaseBase WallWallWallWall CeilingCeilingCeilingCeiling NotesNotesNotesNotes

7.2.

Transformer Transformer Transformer Transformer VaultVaultVaultVault

(as required)



9400”)



perimeter surf aces/walls


vinyl)

Epoxy painted

concrete


Painted


7.1. / 7.2.

Mechanical, ElectricalMechanical, ElectricalMechanical, ElectricalMechanical, Electrical


epoxy coated (6mm “Duochem 9400”)

If epoxy coat ed then

continue 150mm (4”) up all perimeter surfaces/walls


vinyl)

Epoxy painted

concrete


Painted


6.3.7.

Emergency GeneratorEmergency GeneratorEmergency GeneratorEmergency Generator



9400”)





vinyl)

Epoxy painted

concrete


Painted


WorkshopWorkshopWorkshopWorkshop



9400”)





vinyl)

Epoxy painted

concrete


Painted


7.0. Interior Materials/Finishes Schedule7.0. Interior Materials/Finishes Schedule7.0. Interior Materials/Finishes Schedule7.0. Interior Materials/Finishes Schedule

Suite AreasSuite AreasSuite AreasSuite Areas FloorFloorFloorFloor BaseBaseBaseBase WallWallWallWall CeilingCeilingCeilingCeiling NotesNotesNotesNotes

4.5.

Entry Foyer Entry Foyer Entry Foyer Entry Foyer

100% Vinyl Tile or Sheet 4” Hardwood Clear or

Stained

Drywall -Painted Drywall - Painted (no texture) All paint shall be washable

6.6.3.

Living RoomLiving RoomLiving RoomLiving Room

Prefinished parquet

hardwood flooring

(maple/oak)

4” Wood to match Drywall -Painted Drywall - Painted (no texture) All paint shall be washable Consider engineered

or wood laminate. Parquet

6.5.

Dining RoomDining RoomDining RoomDining Room

Prefinished parquet

hardwood flooring

(maple/oak)

4” Wood to match Drywall -Painted Drywall - Painted (no texture) All paint shall be washable Consider engineered

or wood laminate. Parquet

6.6.5.

KitchenKitchenKitchenKitchen

100% Vinyl Tile or Sheet

or 8” x 8” non -slip/slip -

resistant Ceramic Tile or

Linoleum

4” Wood Clear or

Stained

Drywall -Painted Drywall - Painted (no texture) All paint shall be washable Ceramic Tile Sub

flooring Full mortar bed or thin -set over glass -

fibre mesh board Provide 300mm (12”) ceramic

tile above backsplash

6.6.6. / 6.5.6.

BathroomBathroomBathroomBathroom. Washrooms. Washrooms. Washrooms. Washrooms

8” x 8” non -slip/slip -

resistant Ceramic Tile

4” Ceramic Tile to

match

Drywall -Painted

Wall tile in tub area to

ceiling. Cementitious

backer board for all tile applications.

Drywall - Painted (no texture)

All gypsum board to be

water and mildew resistant.

All paint shall be washable Polyethylene

waterproofing membrane. All corners to be

finished with tile accessories NOT sealant

"DensArmor Interior Guard" manufactured by G -P Gypsum Corp (mold and mildew resistant)

7.0. Interior Finishes Schedule 7.0. Interior Finishes Schedule 7.0. Interior Finishes Schedule 7.0. Interior Finishes Schedule

Suite AreasSuite AreasSuite AreasSuite Areas FloorFloorFloorFloor BaseBaseBaseBase WallWallWallWall CeilingCeilingCeilingCeiling NotesNotesNotesNotes 8.0.

Closets and W.I.C.’sClosets and W.I.C.’sClosets and W.I.C.’sClosets and W.I.C.’s

100% Vinyl Tile 4” Wood to match or clear or

stained

Drywall -Painted Drywall -Painted (no texture) All paint shall be washable

8.0.

Storage RoomStorage RoomStorage RoomStorage Room

100% Vinyl Tile or Sheet Vinyl cove to match Drywall -Painted Drywall -Painted (no texture) All paint shall be washable

6.6.2. StairsStairsStairsStairs

Hardwood treads 4” Wood Clear or Stained Drywall -Painted, abuse resistant bottom 4’

Drywall -Painted (no texture) All paint shall be washable

4.4.

Balcony (Exterior)Balcony (Exterior)Balcony (Exterior)Balcony (Exterior)

Concrete, Clear sealed OR epoxy coated As building As building Painted structure (no texture) if

independent or EIFS

If ceramic tile is used install

polyethylene waterproofing

membrane with a grid

structure to appropriate

drainage

6.6.1.

HallwayHallwayHallwayHallway

Prefinished parquet hardwood flooring

(maple/oak)

4” Wood Clear or Stained Drywall -Painted Drywall - Painted (no texture) All paint shall be washable

Acceptable MaAcceptable MaAcceptable MaAcceptable Material/Manufacturersterial/Manufacturersterial/Manufacturersterial/Manufacturers:

Paint (Alkyd /Latex/Epoxy)

Concrete Sealer

General notesGeneral notesGeneral notesGeneral notes:

Perform paint work to Master Painters’ and Decorators’ Association (MPDA) requirements for premium grade.

Paint colours and gloss (sheen) will be selected at a later date. Material colours /patterns will be selected at a later date.

Allow for colour selection beyond manufacturer’s standard colour range.

No vinyl base

No pine

No white grout No Carpet (although good to control noise)

7.1. Mechanical7.1. Mechanical7.1. Mechanical7.1. Mechanical

Objective: Provide a high level of individual occupant control of thermal (heating and cooling), ventilation,

and lighting systems to support optimum health, productivity and comfort conditions.

Requirements:

• Design mechanical systems in compliance to the American Society of Heating, Refrigeration

and Air Conditioning Engineers Standards (ASHRAE) and Heating, Refrigerating and Air

Conditioning Institute (HRAI), their most recent standards.

• Specify and install mechanical equipment that is energy efficient, which meets or exceeds

existing codes and standards.

• Do not combine mechanical room with any other service room(s) unless is necessary and

allowed. Combined mechanical and electrical within one room is acceptable.

- Locate mechanical room(s) in one area, adjacent to other service rooms, and preferably accessible by a service corridor. Locate as far away as possible from residential dwelling units.

7.1.1. General

• Materials and equipment should be selected from major reputable manufacturers with

the ability to provide competent and thorough technical services through local

representatives and expeditiously deliver spare parts.

• Zero use of halon gas in fire suppression equipment.

• High output exhaust to combat mould and mildew, natural ventilation preferred.

7.1.2. Mechanical (HVAC)

• Specify energy efficient ‘Heating Ventilation and Air Conditioning’ (HVAC) equipment

that is in compliance with the efficiency levels of ASHRAE 90.1-2001.

- Building(s) to be Air Conditioned where required due to adverse

environmental condition(s) and as approved by the Region.

- Air Conditioning equipment shall not use fully halogenated CFCs

(Chlorofluorocarbons). Only energy efficient equipment that meets or

exceeds Natural Resources Canada energy efficiency ratio (EER) should be

used.

- Equipment must carry a performance energy verification certificate.

Certification must be issued by organization that is accredited by the

Standards Council of Canada.

• In-suite (Low-rise or Townhouses) gas fired high efficiency furnaces shall have an

Annual Fuel Utilization Efficiency (AFUE) rating of 90% or higher.

- Consider implementation of furnaces that use a variable-speed, direct

current (DC), motor to run the air circulation fan.


• Hydronic type of heating: Consider implementation of high efficiency, condensing

type, boilers for hydronic space heating. Boilers, up to 300,000 BTU/h shall meet

ENERGY STAR designation and specifications.

• Radiant heating systems preferred.

• Hydronic type of heating system(s) preferred over forced air, with integrated domestic

hot water (DHW) delivery whenever possible.

• Gas-fired Chillers/Heaters (Double-effect (two-stage) (absorption).

• Senior’s buildings (high-rise apartment) - provide back-up DHW pump.

• Supply DHW individually in a townhouse type of development (can include row

housing and walk-up apartments). (tank in unit 30 gal/2bdrm, 40 gal/3bdrm +)

• Use of Building Automation Systems (BAS) to optimize the start-up (scheduling) and

performance (adjustment, monitoring and reporting) of HVAC equipment and alarm

systems utilizing computerized Direct Digital Control (DDC).

• All equipment shall be properly identified and tagged. Affix nameplates to remote

control equipment (starters, switches, etc.) indicating equipment function and

systems served.

7.1.3. Plumbing

• All copper piping, up to 65mm in diameter, to be a hard temper Type ‘L’ copper pipe.

Piping larger than 65mm in diameter to be Type ‘K’ hard copper.

- Allow for thermal expansion of piping and equipment. Provide

expansion loops or joints on all main runs and all risers.

- Provide a pre-manufactured expansion joint(s) for all piping when

crossing building’s expansion joints.

- Isolate pipes for control and noise vibrations.

• All piping to be insulated with an appropriate type of insulation for each application

(thermal protection, etc.).

- Insulate with 12mm thick premolded sectional pipe insulation of

88kg/m3 density fibreglass insulation minimum.

- All insulation to be supplied with a factory applied vapour barrier

wrap jacket or foil-back wrapping as applicable to each application.

- Piping insulation to be finished with a protective cover, painted, and

labelled for identification.

• All of valves, unions and equipment (pumps, etc.) to be tagged and labelled;

everything documented.

• All heating & cooling systems supply and return lines that pass through

unconditioned space to be insulated.


• Provide rough-in for dishwasher(s) where required and/or identified as a requirement.

• NO sprinkler heads over bathtubs/showers.

• All plumbing fixtures to be heavy duty type, metal finish. Plastic finishes are not

acceptable.

• Kitchen and bath faucets: lever-type / washer-less / single-lever.

• Flush valve/low-flush six-litre (6 l/1.5 gal.) toilets, insulation lined tank and installed

with sponge floor gaskets. Toilets should contain the CSA label.

• Adjustable (by superintendent) mixing water valves to laundry facilities.

• Hot water and commercial-grade slop sinks in janitor/housekeeping rooms.

• Garbage chute wash downs.

• All wall hung sinks with manufacturer specified mounting brackets (concealed-

preferred) and leg(s) support.

• Floor drains in bathrooms.

• Non- porous, scratch resistant bathtubs with integrated drain stops.

• Water shut off values - provided in each dwelling unit (for all plumbing fixtures on the

water supplies).

• Non-scalding type, low flow shower heads with shut-off for water conservation.

• Kitchen: two-basins type sink in kitchen, stainless steel with nickel plating (20 gauge

min.), self-rimming, with undercoating of 40mil and insulated (100% coverage for

sound deadening).

• Anti-siphon freeze-free exterior hose bibs (separate meter).

7.1.4. Exhaust Fans

• Storage Room(s) to be ventilated and exhausted directly to exterior. Fans Exhaust Air

Quantities (Litres/second) to comply with the applicable Codes requirements and/or

at least 2.5 L/s per m² of floor area.

- Fans to be a direct drive type, mounted in a wall duct, complete

with louvers and automatic shutters. Louvers to be of aluminum

construction and flush mounted to the outside wall.

• Bathroom Exhaust Fans: ceiling mounted energy efficient, high volume, quiet type,

motion/timer/automatic operation. Fan’s capacity to be at least 50 L/s (100cfm) and

sound rating of 1.5sones or less.

- Provide wall mounted dedicated switch (toggle type).


• Kitchen Range Hood - Provide one (1) high quality 760mm (30"), white finish, ducted

to exterior, range hood exhaust. Fan’s capacity to be at least 80 L/s (180cfm) and

sound rating of 5.0sones or less. Hood to be equipped with removable/washable

filter and integrated light above each stove.

• Only quiet type of ‘Fans’ will be considered (permitted).

• Only ENERGY STAR rated ventilating fans, including utility and inline fans, to be

specified and installed.

7.1.5. Ducts

• Design all ducting with straight, short runs, with few turns and a maximum efficiency

of air flow.

- Design supports of strength and rigidity to suit loading and services, and prevent undue stress to the building’s structural systems.

- For bathroom fans, use duct of at least 100mm diameter. For longer runs use 150mm diameter duct to improve air flow.

- Seal all duct joints to prevent air, moisture and noise leakage.

• Any duct running through unheated areas (mechanical space) should have all of its

joints sealed and to be insulated.

• Identify function of all ducts with stencilled lettering (50mm high) spaced at no more

than 3.0m apart.

7.1.6. Piping

• Any metal type piping (copper, steel or cast iron) which is going to be passing

through and/or be concealed in masonry or concrete shall be insulated and wrapped

with a fire retardant material to prevent metal to masonry contact.

• Provide supports to secure pipes, prevent pipe vibration, maintain required slopes by

proper adjustment, allow for expansion and contraction and avoid pipe to pipe

contact.

- Design supports of strength and rigidity to suit loading and services, and prevent undue stress to the building’s structural systems.

• Vertical pipe supports: at minimum support at intermediate floors, or as directed by

consultant, using steel expansion pipe clamps.

7.1.7. Miscellaneous

• Extraction (inline blower) for washer and dryer vents.

• Easily accessible lint traps (dryers - to facilitate use).

• Rooftop mechanical systems installations to permit re-roofing in the future.


7.2. Electrical 7.2. Electrical 7.2. Electrical 7.2. Electrical

Objective: Maximize the use of natural light, and minimize the use of light fixtures. To provide well defined

and distributed lighting with residential high-quality fixture types.

Requirements:

• Do not combine electrical room with any other room(s), including mechanical room.

- Locate electrical room(s) in one area, adjacent to other service rooms, and preferably accessible by a service corridor. Locate as far as possible from dwelling units.

• Use of Incandescent type of lighting is discouraged and overall unacceptable, unless there

are special circumstances or need..

• Standardize on limited lamp types and sizes (lengths) to facilitate simplified stocking and

maintenance.

• Provide high quality, high impact, and heat-resistant, non-yellowing plastic fixtures lenses in

appropriate fixture types.

• Design lighting as an architectural element; use of coves, bulkheads or indirect lighting alone

or in combination is desirable, for a warm and well distributed effect.

• Fixtures: Exterior and Public areas (especially corridors) – MUST be vandal resistant.

• Units to have overhead and wall mounted fixtures to illuminate all areas with individual

controls.

• "Toggle" type switches preferred to "rocker" type.

• Every stairway (each level and landing) shall be lit to Code requirements.

• Timers for site lighting.

• Recessed (NOT ceiling mounted) lighting in public corridors.

• GFI outlets/circuits as required by codes.

• Three-way switching in Stairs and Public Corridors.

• Locate Kitchen receptacles above back splash.

• Provide integrated task lighting over Kitchen counter that is glare free, switched separately.

• All common areas to have rough-ins for Telecommunications Equipment (computer,

telephone, cable, etc.) and Audio-Visual (A/V) equipment.

• Motion sensors, for lighting control, in Garbage rooms (other areas as required).

7.2.1. Life Safety

• All Smoke Alarms hardwired with battery backup.


• All Exit lights ‘LED’ type, securely mounted on walls above exit doors, where required.

7.2.2. Security

• Security Cameras, if not provided, rough-in locations for future installations.

• Communications systems.

• All residential units pre-wired for telephone service with one outlet in each room.

7.2.3. Cable TV

• Provide pre-wired outlets in living/dining room and master bedroom.

7.2.4. Entrance Intercom Unit

• Independent or through telephone.

• Video camera at entrance for identification. Individual connection to each unit or on cable

TV.

7.3. Appliances / Furniture 7.3. Appliances / Furniture 7.3. Appliances / Furniture 7.3. Appliances / Furniture

Objective: To supply products and equipment, and to provide labour and services for appliances and

furniture Work.

Requirements:

7.3.1. Appliances

• Four-burner electric range with self-cleaning oven. ENERGY STAR rated.

• Refrigerators with top mounted freezer. Side by side refrigerator or freezer at bottom

to meet accessibility standards. ENERGY STAR rated.

• Doors must open wide enough to permit drawer removal for cleaning.

• NO "communal" refrigerators - Utilize individual lockable small unit refrigerators as

required.

• Provide bigger capacity refrigerators in three (3) or more bedroom units.

• Dishwasher, for communal use (ex. Recreation Room), ENERGY STAR qualified with

an Energy Factor (EF) of 0.65 or greater, as per CAN/CSA C373.

• Laundry Room: ENERGY STAR rated commercial type washers and dryers;

- Washers should meet a minimum Modified Energy Factor (MEF) of 1.72 and WF/8.0 when tested to CAN/CSA C360-03.

- Dryers should be ENERGY STAR qualified as per CAN/CSA standard.


7.3.2. Furnishings

• Furnishings shall be ordered directly by the Region and delivered to the project.

Proponent is responsible for receipt, storage, placement and installation.

• Specify window coverings (communal/private).

7.4. Doors / Finish Hardware 7.4. Doors / Finish Hardware 7.4. Doors / Finish Hardware 7.4. Doors / Finish Hardware

Objective: To provide labour, products, equipment and services for doors and finish hardware Work.

Requirements:

7.4.1. Doors

• Construction (steel/hollow core/fully stiffened/gauge/wood).

• Thermally broken for exterior installation.

• Lights/louvers/undercutting.

• Exterior solid core: paint or stain grade, metal clad or hardwood faces, all six faces

factory primed.

• Full weather-stripping.

7.4.2. Units

• Front entry door: Recommended width of 915mm.

• With integrated stainless steel kick plate - Placement and operation in compliance

with barrier-free requirements.

• Peek-o-viewer in door

• Outward opening bathroom door, preferred.

• Interior doors, semi-solid core or solid core only.

• NO decorative laminate finishes.

7.4.3. Finish Hardware

• All door preparation in factory, limit site preparation (co-ordination).

• Construction keying (NO cylinder exchange).

• Commercial grade in common/public areas where applicable.

• Heavy duty, best quality door stops.

• Sliding doors for closets: hardware to be medium duty min., Preferred - NO mirrors

on doors.


• Security pins and Charlie bars for ALL Patio Doors and Windows - first 3 storeys.

• Low profile thresholds (i.e. lower than OBC requirements).

• Fixed shelving vs. adjustable.

• Door pulls on Kitchen cabinets (do not install knobs).

• Provide variable speed door closures (spring type hinges NOT acceptable).

7.4.4. Keying System

• Provide as per “Peel Housing Design Guidelines”, revised January 1984 or as

directed by the Region.

• Supply the following:

- Suite Entrance locks: 4 keys

- Tenant Suites: 2 keys

- Staff Master keys for each group: 6 keys

- Construction Master keys: 12 keys

- All stamped for identification and delivered in a coded file type cabinet with

index binder.

• Provide a keying system and cabinets as determined by and approved by the

Region and/or Peel Housing Corporation.

- Register keys to Peel Housing Corporation or as directed by the Region.

• Consider a keyless entry system using cards.

• Removal Tool and Master Keys to be delivered by registered mail to Peel Housing

Corporation.

• All Suite Entrance keys are to remain in factory sealed envelopes in possession of

construction superintendent.

• Provide all Suite Entrance lock keys differently and master keyed to a recorded

system by the lock manufacturer.

• Provide keyed alike group 1AA to operate all public or tenant activity rooms (e.g.

activity room, storage locker room, laundry room, etc.), all entrance rooms to building

and garage, and all other rooms requiring tenant access.

• Provide a separated keyed alike 2AA to operate all building service rooms. (e.g.

entrances, janitor’s rooms, machine rooms, mechanical rooms, electrical rooms,

store rooms etc.) and to all rooms which require lock-out during servicing or off

periods (i.e. recreation room/activity rooms, laundry etc.).

• Tenant’s laundry room key same as main entry key and laundry washroom.


• Recreation/activity rooms to be keyed differently and Master keyed.

• Where applicable, Hydro meter room shall comply with local Hydro keying

regulations. Otherwise provide a separate key and include on service master.

• Building Entry key shall open any side entry doors.

• Provide two (2) parking garage keys per number of suites and 5 spares.

• Mail room entry door lock shall be provided and installed by the contractor, as

supplied by Canada Post.

7.4.5. Key Control Cabinets

• ALL key control cabinets to be lockable.

• A lockable coded file cabinet with index binder.

• One cabinet to accommodate all Suite keys plus 10% extra.

• Cabinets to be as manufactured by Lund Mooretel-kee or a proved equal.

7.4.6. Unit Entry Door Bells/Chimes

• Specify either electric OR manual.

• Some glazing vs. peep hole – to be determined.

7.5. Architectural Woodwork / Casework 7.5. Architectural Woodwork / Casework 7.5. Architectural Woodwork / Casework 7.5. Architectural Woodwork / Casework

Objective: To provide labour, products, equipment and services necessary for the finish carpentry work

typically detailed under Division 6 - Wood and Plastics of the CSC MasterFormat, and to be in

accordance with this Request for Proposal (RFP).

Requirements:

7.5.1. General

• Mock-ups required.

• Warranty extended to two (2) years, complete replacement including affected

adjacent work.

• Provide testing and inspection services in accordance with the guidelines of the

Architectural Woodwork Manufacturers Association of Canada (AWMAC).

7.5.2. Materials

• NO plastic laminate counter tops for Communal Kitchens.

• Plastic laminate fronts - allow for six (6) types

- Sides and top with hardwood trim


- Melamine interior facing

- 19mm thick, high density MDF back-up board (NO ½" thickness), use

plywood (water resistant) for sinks

- Materials to be AWMAC premium quality standard.

• NO wood window sills.

7.6. Acoustical7.6. Acoustical7.6. Acoustical7.6. Acoustical

Objective: To provide an adequate sound isolation/separation between all areas and residential units.

Provide privacy between dwelling units and other spaces.

Requirements:

• Sound Transmission Classes to meet or exceed the OBC requirements:

- Between Residential Units: Min. STC 52

- Between Residential Units and other (no-residential) spaces: Min. STC 55

- Between Residential Units and Mechanical or Electrical Rooms, Emergency Generator Room, Elevator Room and/or Elevator Shaft (Hoist way), any Service Room, and Refuse Chute: Min. STC 60

• Do not use party walls for mechanical or plumbing chases.

• Design layout to minimize conflicts between Public, Service and Private areas, both interior

and exterior.

• Party Walls construction type - Masonry or Concrete.

• Floor Minimum Requirement – ‘Gypcrete’ type of sub-flooring.

• All drains (especially roof drains) to be isolated.

• Demising walls between dwelling units - Concrete or Concrete Block.

7.7. Specialties / Equipment / Furnishings 7.7. Specialties / Equipment / Furnishings 7.7. Specialties / Equipment / Furnishings 7.7. Specialties / Equipment / Furnishings

Objective: To provide labour, products, equipment and services necessary for miscellaneous specialties

work typically detailed under Division 10 Miscellaneous Specialties of the CSC MasterFormat

Specifications, in accordance with the Request for Proposal (RFP).

Requirements:

7.7.1. Specialties:

• Washroom Accessories.


• Plastic is unacceptable.

• Mailboxes.

• Bicycle Racks.

• Security Mirrors in Elevator and Corridors.

• Corner guards in Laundry and Garbage rooms (other areas, Corridors/Hallways).

• Seating (lobby and exterior).

• Toilet partitions.

• Snow/ice guards.

• Interior Screens/Glazing.

• Tenant Education/Posted Housekeeping Instructions.

• Door Numbers and Plates.

• Wire partitioned lockers.

7.7.2. Equipment:

• Window Washing Systems (roof anchors).

• Garbage Chutes.

• Garbage Compactors.

• Garbage Containers.

• Parking Control.

• Clotheslines.

• Food Service Equipment.

• Parking Control (as required).

• Pest Control - Passive solutions best:

- Fix leaking pipes; caulk any cracks, vacuum frequently, and trash collection.

- Management cannot force tenants to use chemicals.

- Have a vacuum available for tenant use (part of tender)/annual inspections).

7.7.3. Furnishings:

• Window coverings for public areas.

• Allowance for furniture (public areas), supply and install.


8. Design 8. Design 8. Design 8. Design –––– Unit Types and Requirements Unit Types and Requirements Unit Types and Requirements Unit Types and Requirements

8.0. General 8.0. General 8.0. General 8.0. General

Objective: To provide an easily maintainable environment with a high level of amenity, function, durability,

and quality.

Requirements:

• Unit’s design (rooms’ sizes) to exceed min. requirements of OBC.

• All units to be designed for maximum use efficiency, with a well defined areas (Individual

rooms) and a minimal amount of circulation.

• Provide day light and quality air with individual control of environment.

- Design the units to provide a generous amount of light (from exterior) to make the units bright and inviting.

- Every unit is to be equipped with a programmable thermostat.

• Views: retain privacy but also a connection to the public realm.

• Units identified as “Independent” are part of Townhouse (Row housing) or similar type of

developments.

• NET FLOOR AREA (NFA): Inclusive all in-suite storage and closets, balconies excluded

• Imperial measurements (in brackets) are provided for information only.

8.1. 8.1. 8.1. 8.1. BachelorBachelorBachelorBachelor In In In Integratedtegratedtegratedtegrated

Requirements:

• Max. Net Floor Area (NFA) for the Unit: 41.8 m² (450sq.ft.)*

• Min. NFA: 40.0 m² (430sq.ft.), combined Living/Dining/Kitchen/Bedroom

8.1.1. Minimum Room Sizes:

• Combined Living/Dining/Kitchen - 22 m² (approx. 238sq.ft.)

• Bedroom (combined with Living/Dining/Kitchen) - 11 m² (approx. 119sq.ft.)

• Bathroom (combined with Living) - 3.2 m² (approx. 35sq.ft.)

• Closets / Storage (total) - 3.8 m² (approx. 41sq.ft.)

*Includes all internal circulation within the Unit


8.2. One Bedroom Integrated8.2. One Bedroom Integrated8.2. One Bedroom Integrated8.2. One Bedroom Integrated

Requirements:


• Min. NFA: 43.5 m² (468sq.ft.), combined Living/Dining, or

Min. NFA: 45.1 m² (486sq.ft.), separate Living/Dining


• Living Room - 14.0 m² (approx. 151sq.ft.)

• Dining Room (separate from Living) - 7.4 m² (approx. 80sq.ft.)

OR

• Dining Room (combined with Living) - 5.8 m² (approx. 62sq.ft.)

• Kitchen (next to/with Living/Dining) - 7.5 m² (approx. 81sq.ft.)

• Bedroom - 11.0 m² (approx. 118sq.ft.)

• Closets/Storage (total no shelving) - 5.2 m² (approx. 56sq.ft.)

* Includes all internal circulation within the Unit

8.8.8.8.3333. One Bedroom In. One Bedroom In. One Bedroom In. One Bedroom Independentdependentdependentdependent

Requirements:







OR







8.48.48.48.4. Two Bedroom Integrated. Two Bedroom Integrated. Two Bedroom Integrated. Two Bedroom Integrated

Requirements:







OR



• Bedroom (Master) - 11.0 m² (approx. 118sq.ft.)

• Bedroom (Additional) - 8.0 m² (approx. 7sq.ft.)

• Bathroom (with vanity) - 3.7 m² (approx. 40sq.ft.)

• Entrance Foyer - 1.6 m² (approx. 17sq.ft.)

• Closets/Storage (total, no shelving) - 5.2 m² (56sq.ft.)


8.58.58.58.5. Two Bedroom . Two Bedroom . Two Bedroom . Two Bedroom IndependentIndependentIndependentIndependent

Requirements:


• Min. NFA: 62.2m² (669sq.ft.), combined Living/Dining, or





OR





• Bedroom (Additional) - 8.1 m² (approx. 87sq.ft.)



• Closets/Storage (total, no shelving) - 3.2 m² (approx. 33sq.ft.)


8.68.68.68.6. Three Bedroom Integrated. Three Bedroom Integrated. Three Bedroom Integrated. Three Bedroom Integrated

Requirements:

• Max. Net Floor Area (NFA) for the Unit: 92.9 m² (1,000sq.ft.)*






OR


• Kitchen (next to/with Living/Dining) - 9 m² (approx. 97sq.ft.)


• Bedroom (2 Additional) - 16.0 m² (approx. 173sq.ft.)


• Washroom (with basin) - 1.5 m² (approx. 16sq.ft.)





8.8.8.8.7777. Three Bedroom Independent. Three Bedroom Independent. Three Bedroom Independent. Three Bedroom Independent

Requirements:







OR









8.88.88.88.8. Four Bedroom Int. Four Bedroom Int. Four Bedroom Int. Four Bedroom Integratedegratedegratedegrated

Requirements:







OR











8.98.98.98.9. Four Bedroom Independent. Four Bedroom Independent. Four Bedroom Independent. Four Bedroom Independent

Requirements:







OR


• Kitchen (next to/with Living/Dining) - 9 m² (approx. 97sq.ft.)




• Washroom (with basin) – 1.5 m² (approx. 16sq.ft.)





9. Per9. Per9. Per9. Performance and Sustainabilityformance and Sustainabilityformance and Sustainabilityformance and Sustainability

9.0. General9.0. General9.0. General9.0. General

Objective: To improve environmental and economic performance through sustainable building design;

based on established principles, practices, materials and standards.

Requirements:

• Assess/audit building performance and compliance with the latest Energy Codes and

Requirements (CBIP, NRC, MEC, ASHRAE 91-2001, etc.).

• Performance should exceed minimum requirements without unwarranted constraint on other

areas.

• Carefully evaluate Building envelope design and, as well, perform a detailed review of the

proposed distribution of energy, systems and equipment for auxiliaries, heating ventilation and

air conditioning system, service water heating, lighting and energy management.

• Balance effective practices and emerging concepts.

• Construct a project checklist from LEED Rating System Version 2.0 for low or high-rise

residential buildings.

• Although many of the LEEDS standards are not required for Low-rise residential buildings, the

benefits of their consideration could produce substantial performance improvements.

9.1. Energy Efficiency 9.1. Energy Efficiency 9.1. Energy Efficiency 9.1. Energy Efficiency

Objective: To reduce the amount of energy that will be consumed as a result of new development and to

capture energy savings through the use of energy efficient products and systems.

Requirements:

9.1.1. Architectural

• Explore passive and active solar possibilities.

• Building orientation to maximize winter solar gain.

• Configure the building or incorporate shading devices to reduce solar gain during

summer.

• Provide insulation values that exceed ASHRAE standards by at least 25%, when

applicable.

• Consider incorporating a “green” (vegetated) roof for at least 50% of the roof area (to

moderate heat in summer and to insulate in winter).


• Consider using ENERGY STAR compliant (highly reflective), and high emissivity type

of roofing for a min. of 75% of the roof surface.

9.1.2. Windows

• Windows should be tested to the Canadian Standard Association’s (CSA) A440

standard and be certified by CSA.

• Windows to meet minimum recommended standards:

- Proportion windows according to building orientation (maximize natural light / minimize need for artificial lighting).

- Windows to be at least double-glazed units (minimum requirement) with

13mm spacing between window panes.

- Sealed argon-filled units with Low-E, low emissivity coating.

- Must have a good air infiltration rating (A2 or A3).

• Cross ventilation should be incorporated, where possible.

9.1.3. Mechanical

• Consider exploring and implementation of active solar technology in mechanical

systems design.

• Consider heating systems such as:

- heat pumps and high efficiency boilers (both domestic hot water and

heating) for high life cycle efficiencies.

• Consider implementation of ENERGY STAR qualified “air-source” or “ground-source”

heat pumps that meet or exceed NRC recommended Energy Efficiency Ratios (EER)

and the Coefficient of Performance (COP).

• Consider high efficiency (90%) domestic hot water tanks with back-up pumps.

• Use ventilation heat recovery as part of the Heating Ventilation and Air-Conditioning

(HVAC) system in all dwelling units.

• Avoid use of window air conditioning units.

• Provide individual metering for energy consumption on a per unit basis.

9.1.4. Plumbing

• Use high efficiency fixtures.

• Consider reuse of storm water and grey water recycling systems (used bath water

collected for toilet use, rainwater collected for irrigation or toilet use).

• Specify the installation of water conservation devices including low flow plumbing

fixtures (shower heads and water closets).


• Implement a long-term maintenance and replacement program for all plumbing

fixtures to avoid leakages and malfunctions

9.1.5. Electrical

• Specify and use ENERGY STAR qualified low power lighting options for interior and

exterior fixtures and lighting;

- In-Units and Common areas: High Efficacy luminaries with screw-in Compact

Fluorescent Light Bulbs (CFLs), covered or reflector style for indoor or exterior

applications as appropriate.

- Indoor Lighting for Common Areas: Install T8/T5 fluorescent lights in

accordance with Power Light Density (PLD) according to 2004 ASHRAE 90.1

requirements. Fixtures to be equipped with electronic ballasts.

- Exterior Lighting: Install High Efficacy luminaries equipped with Exterior

Hardwired Fluorescent Fixtures.

- Parking Garage: Install High Efficacy luminaries, above >60 lumens/watt,

which could include a ‘high pressure sodium’ or ‘metal halide’ type of

fixtures.

• Utilize limited solar power systems for energy conservation and cost savings

(photovoltaic exterior lighting).

• Provide motion detector activated or timer controlled lighting for security and energy

conservation.

• Implement energy efficient appliances (energy star compliant) for cost savings and

lower energy consumption.

• Make provisions for outlets and switches to accommodate future ceiling fan

installations.

9.1.6. Overall Development System

• Submit Life Cycle Costing Scenarios with proposal;

- Evaluate various options for systems, devices, features and building

components in terms of the benefits offered, the initial cost premium, and

the payback period.

• Provide a Building Automation System (B.A.S.) for load and energy management

through individual metering and control.

9.1.7. Efficiency Measures

• Promote:

- Minimal automobile parking.

- Maximum bicycle storage.

- Convenient access to public transit.


• Consider use of thermal "buffer zones" through the provision of winter

"conservatories" or "Florida rooms".

• Provide vestibules at all grade related dwelling units.

9.2. Recycle Program 9.2. Recycle Program 9.2. Recycle Program 9.2. Recycle Program

Objective: Use building materials and products that are made in part or in whole of recycled material to

reduce waste.

Requirements:

• Re-use, to the extent possible, existing materials situated on the site and/or from off site

locations.

• Use to the extent practical, "low embodied energy" products.

• Use products that contain recycled material.

• Use products with a projected high performance standards, long life-cycle, high efficiency,

and potential for recycling.

9.3. Waste Reduction 9.3. Waste Reduction 9.3. Waste Reduction 9.3. Waste Reduction

Objective: To encourage recycling of waste products generated by both; during construction and future

building occupants.

Requirements:

• Consider the implementation of grey water recycling systems:

- Used bath water collected for toilet use,

- Rainwater collected for irrigation or toilet use.

• Provide space in each kitchen to manage recycling.

• Provide ample number of recycling rooms in proximity to dwellings plus a large central

communal recycling room for collecting and sorting.

• Consider indigenous plants to reduce or eliminate irrigation requirements and maintenance

throughout the year.

• Use captured rain or recycled site water run-off for site irrigation.

• Create water retention (holding) ponds to manage storm water influxes.

• Provide composting facilities on site.


• Create an easily accessible, purpose built, area to accommodate the collection, sorting and

storage of recyclables generated by the residents.

- Materials would include: paper, corrugated cardboard, plastic, metal and glass,

- Waste handling technologies that enhance the prospect of a successful

recycling program are encouraged.

• Impose a program to reduce waste from construction and demolition (if applicable) activities.

• Contractor to develop and implement a waste management plan, quantifying material

diversion goals for construction materials both on and off site use.

- Implement and conform to the CCA-81 “A Best Practices Guide to Solid Waste Reduction” practice in accordance with the Federal, Provincial and Municipal waste guidelines.

• Recycle and/or salvage at least 50% of construction, demolition and land clearing waste.

• A specific area for the collection of construction recyclables should be designated on site.

• Overall design to incorporate building materials efficiently to minimize waste.

9.4. Health and Safety 9.4. Health and Safety 9.4. Health and Safety 9.4. Health and Safety

Objective: To avoid using materials or methods of construction that jeopardizes the health and well being

of the residents.

Requirements:

• Must use low emissivity type of construction adhesives, sealants, and finishes (paints, carpet,

composite wood)

• Zero use of volatile organic compounds (VOC), carbon-containing gases and vapours, or

formaldehyde.

• Avoid products containing asbestos, lead, and other potentially harmful materials.

• Provide High efficiency fresh make-up air ventilation to public areas and to be tempered via

heat recovery or cooling methods.

• Storage rooms are to be ventilated to the exterior.

• Use easy cleaning flooring materials and that don't absorb contaminant's (hardwood or tile

preferable).


9.5. Environmental Protection 9.5. Environmental Protection 9.5. Environmental Protection 9.5. Environmental Protection

Objective: To sustain biological balance and diversity within the neighbourhood; to minimize

microclimatic changes and preserve habitats for humans and wildlife.

Requirements:

• Conserve existing natural areas; restore damaged areas and incorporate new ones to provide

habitat and promote biodiversity.

• Existing wildlife habitats that are destroyed to be replaced with natural areas of similar

vegetation, scale and character.

• Consider the implementation of vegetated flat roofs to reduce the amount of solar gain.

• Consider the use of landscaping elements to provide maximum shade for hard surface areas,

where possible.

• Existing significant and healthy trees to be preserved, when possible.

• Relocate or replace (if necessary) existing significant/healthy trees with new trees of same or

similar scale and species.

• Provide Garden plots for residents who do not have private outdoor spaces (gardens).

• Landscaping plans should promote the planting of hardy, water saving, indigenous species.

• Use low maintenance plant material, especially in passive areas, to reduce the demand for

irrigation and maintenance.

9999.6. Resource Efficiency .6. Resource Efficiency .6. Resource Efficiency .6. Resource Efficiency

Objective: To replace the use of finite materials and those that require a long cycle with renewable ones.

Requirements:

• Wood species that grow rapidly are preferred.

• If imported wood is used, rapid growth species such as bamboo - preferred.

• Use materials with recycled content.

• Consider rapidly renewable materials and products for 5% of the total value of all building

materials and products used in the project:

- Bamboo (flooring), linoleum (flooring), wool carpet, poplar OSB, sunflower

seed board, straw board, cotton batt insulation, wheatgrass cabinetry.

• Design should favour locally produced materials in order to support regional economic

growth.


10. 10. 10. 10. DocumentsDocumentsDocumentsDocuments Submission Requirements and Standards Submission Requirements and Standards Submission Requirements and Standards Submission Requirements and Standards

10.0. Specifications10.0. Specifications10.0. Specifications10.0. Specifications

10.0.1. Guidelines for Specifications

• Microsoft WORD format, latest version;

- Letter size paper (8½” by 11”)

- PDF format is not acceptable

• Formatting Instructions:

- Font: Times New Roman

- Font Size: 10pt

- Margins: L (1.25); R (1.25); T (1.0); B (1.0)

- Paragraph: Justified Indentation at .5 intervals

• Numbering should be as follows:

1. MAIN HEADINGMAIN HEADINGMAIN HEADINGMAIN HEADING

1.1. Sub Sub Sub Sub----HeadingHeadingHeadingHeading

1.1.1. Text

- Type to indent ½” from number

10.0.2. Construction Specifications

• Shall conform to the most recent version of the Construction Specifications Canada

(CSC) and Specifications Institute (CSI) Uniform ‘MasterFormat’, either 16 Divisions or

49 Divisions standards – Master list of Sections, Titles and Numbers.

• Consultant’s Company Name and/or Logo to be excluded from the specifications’

headers and footers.

• Other attachments or appendices to be compatible with the aforementioned

formatting instructions.

10.0.3. Submission Requirements

• Specifications to be submitted to the Region’s project manager via email or CD Rom.


10.1. Drawings10.1. Drawings10.1. Drawings10.1. Drawings

10.1.1. Guidelines for Drawings

• Region of Peel drawing standards will be provided to the successful Vendor

electronically via CD for copy purposes.

• The CD will include the following Region of Peel drawing standards:

- Metric drawing templates ( imperial drawing templates can be included)

containing:

� Text standards

� Symbols

� Dimension standards

� Layers

� Line types

- Metric (and imperia)l title blocks, as appropriate,

- Plot style files (CTB files), and

- Master layering list in PDF format

• The Vendor is not to stray from the Region of Peel’s drawing standards.

10.1.2. Drawing Submission Requirements

• Drawings that do not follow the Region of Peel’s drawing standards will not be

accepted. Drawings will be returned to the Vendor for correction and resubmission.

• Drawings submitted for project records are to be submitted in PDF or “TIF” formats

with professional stamps to be protected.

• Where “As Built” drawings are to be submitted by the Consultant, they are to be

submitted:

- On CD Rom,

- To the Project Manager,

- Within five (5) weeks following the substantial completion of the project,

- Including all X-References,

- Indicating a revision line(s) and date,

- Without protection,

- With professional stamps removed, for the use of the Region of Peel.

Design Guidelines Affordable Housing - Sheridan...

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