Existing Home Gut Remodel, Addition & Deep Energy Retrofit by Aaron Eisenberg

South West View

Convert Unc. Unfin. to Cond. Finished

Basement

153

917

Remodel Exsg. Finished Conditioned

AREA CALCS (Square Feet)

Convert Unc. Unfin. to Cond. Unfinished

ZONING District: S-6 Half-Story Calculation: 547 / 1,126 = 0.4858 = 48.6% Dimensional Regulations: Required: Min. Setbacks: Front: 25' Side: 12'/10' Rear: 20' Max. Building Coverage (%): 25 Max. Impervious Coverage (%): 85 Max. Height (ft/stories): 35/2.5 Min. Open Space (%): 15

Existing: 25' 51'/19' 45' +/- 10 +/- 30 34/2.5 +/- 70

Totals by Space Type

Totals by Level 1,070

Level 1

1,126

722

1,848

Level 2

1,126

622

1,748

Attic

739

780

Total Cond. Finished

917

2,991

Total Uncond. Finished Total Cond. Unfinished

Drawing List Sheet Name

Sheet #

Proposed: 28' 46'/14' 20' +/- 16 +/- 45 No Work +/- 55 Proposed Addition Conditioned

Gut Rehab, Addition and Deep Energy Retrofit

1) Remove and dispose of existing free-standing garage 2) Gut remodel of existing structure to include Deep Energy Retrofit 3) New two-storey addition to include 2-car garage on first floor with master suite on second floor

Proposed Addition Unconditioned

119 Robbins Rd. Watertown, MA

SCOPE OF WORK

663

4,571

722

153

A0 A1 A2 A2.1 A2.2 A3 A3.1 A4.1 A4.2 A4.3 A5.1 A5.2 A6 E1 E2 S1 S1.1 S1.2 S1.3 S1.4 S1.5 S1.6

Title Sheet Site Plan Floor Plans - Bsmt and Level 1 Floor Plans - Level 2 and Attic Enlarged Plans Elevations Interior Elevations Level 1 Window Plan & Schedule Level 2 Window Plan & Schedule Bsmt & Attic Wdw Plan & Sched. Door Schedule - Lower 2 Floors Door Schedule - Upper 2 Floors Energy Data - HERS Stretch Code Basement & Level 1 Electrical Level 2 & Attic Electrical Foundation and Level 1 Framing Level 2 Floor Framing Plan Attic Floor & Roof Framing Plans Wall Framing Dimensions Garage Wall Framing (Enlarged) Master Suite Framing (Enlarged) Foundation Details

Lot Size: 11,777 sq. ft. Building Coverage: 1,861 sq. ft. Impervious Coverage: 5,309 sq. ft. Proposed conditioned unfinished

New Addition

722 S.F.

622 S.F.

New Addition 41 S.F.

153 S.F.

Proposed Conditioned Finished

Existing Remodel

Existing Remodel 1,126 S.F.

1,126 S.F.

Existing Remodel 739 S.F.

917 S.F.

Existing Basement

2/27/2012 10:48:07 AM

Driveway View

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

Level 1

Site Plan - Thumbnail 1" = 40'-0"

James and Paula Bass

1,748 S.F. Total

1,848 S.F. Total

unconditioned & unfinished 1,070 S.F. Total

Level 2

780 S.F. Total (547 S.F. at 7' high)

Attic

AREA PLANS No.

REVISIONS Description

Date

Title Sheet

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A0 Scale As indicated

Remove Existing Garage and Lean-to Sta ke

6' Wood fence

40' Wide - Pu blic Use

103.1x

19.0'

x101.3

Deck

x101.4

x 3 .1 10

33.3'

Lot area = 11,777 +/- S.F.

32.2'

2 1/2 Story Wood Frame #119

.9x 97

se t

Parking 9' x 20'

Patio

51.1'

103.0x

.9 04 x1

parking

Sill elev. =105.93

113.39'

Roof peak elev. =135.9' Building Height =33.6'

33.3' 7x 4. 10

Sta ke

Prop. Portico

32.2'

Sill elev. =105.93

S 71째37'19"

Concrete Sid ewalk

Bellevue

Bulkhead

20' Rear Setback Line

12' Sideyard Setback Line

Prop. Deck

Concrete Sidewalk

se t

Pool - Future Phase

26' - 3 1/4"

Plantings

Proposed Addition

2 5. 10

Sta ke

N 76째54'14" W

.9x 98

5' Setback Line for

18.5'

45.3'

20.5' x 2 .0 10

96.57'

Road

Wood Frame Garage

.0 02 x1

se t

36.0'

20.5'

Concrete Driveway 2x 5. 10

Property Line

10' Setback Line

.1 05

Re ba r

Lean-to

.9x 98

.3 00 x1

20' - 0"

4x 5. 10

4' Chain link fence

99.60'

7.4'

S 12째36'24" W

se t

BELLEVUE R O AD

se t

18.5'

Sta ke

Stone bound found

x10 1.5

102.7x

x101.3

Prop. Portico & steps

Plantings

25' Front Setback Line

35.2'

Plantings

5x 4. 10

R 15 4 2 A

.0 .9 0 4 ' '

N 13째05'46" E

93.55' 9x 0. 10

4x 2. 10

D83 x. NA

7 x9

Concrete Sidewalk

Robbins Appro

Plantings

Stone bound found

ROBBINS ROAD

Road

40' Wide - 1922 Town Layout

nd bou ne Sto found

2/27/2012 10:48:10 AM

Survey - Existing 1" = 20'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

Proposed Site Plan 1" = 20'-0" REVISIONS Description

Date

Site Plan

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A1 Scale 1" = 20'-0"

Verify 20' setback location prior to erecting formwork

26' - 2"

4' - 7"

11' - 6"

5' - 1"

7' - 4"

25' - 9"

2 Parking 9' x 20'

33' - 3"

9' - 4"

8' - 0 1/2"

REF Full-height Pantry/storage

Kitchen DW

20' - 8"

Mech Room

16' - 0"

Wall Oven

Rear Entry

20' - 11"

11' - 6"

24' - 11"

25' - 3"

Parking 9' x 20'

33' - 0"

32' - 3"

Proposed Workshop

Half Coat Bath Clos. Dining

14' - 1"

Playroom

6' - 0"

Foyer

10' - 0"

Living Room

11' - 11 3/4"

34' - 0" DN

2/27/2012 10:48:13 AM

Basement 3/32" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

Level 1 3/32" = 1'-0"

REVISIONS Description

Date

Floor Plans - Bsmt and Level 1

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A2 Scale 3/32" = 1'-0"

26' - 3"

Walk-in Closet

Master Bedroom Master Bath

D W

Laundry

Bath JD's Bedroom

Linen

Closet

Closet Office

Bedroom Junior Suite

2/27/2012 10:48:15 AM

Tyler's Bedroom

Level 2 3/32" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

Attic 3/32" = 1'-0"

REVISIONS Description

Date

Floor Plans - Level 2 and Attic

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A2.1 Scale 3/32" = 1'-0"

7' - 9 1/4"

Full-height Pantry

Wall Oven

1' - 0"

Full-height Pantry

Mudroom 5' - 6"

3' - 0"

2' - 6"

1' - 0"

Kitchen 2' - 0"

Rear Entry

12' - 3"

7' - 8"

10' - 8 1/2"

3' - 0"

3' - 6"

16' - 1 1/4" 2' - 6"

2' - 6"

1' - 0" 1' - 0"

2' - 0"

11' - 11 3/4" 2' - 0"

3' - 2 3/4" DN

1' - 4"

3' - 6 3/4" 2' - 8"

Half Bath

5' - 11 1/4"

5' - 10"

Coat Closet 10' - 2"

2/27/2012 10:48:17 AM

5' - 4"

Level 1 - Kitchen / Rear Entry (Enlarged Plan) 1 3/8" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

REVISIONS Description

Date

Enlarged Plans

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A2.2 Scale 3/8" = 1'-0"

Attic 18' - 9" Addition - Level 2 10' - 7" Level 2 9' - 7"

Level 1 0" Basement -7' - 10" 1

West Elevation 3/32" = 1'-0"

South Elevation 3/32" = 1'-0"

Attic 18' - 9" Addition - Level 2 10' - 7" Level 2 9' - 7"

Level 1 0"

2/27/2012 10:49:01 AM

East Elevation 3/32" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

North Elevation 3/32" = 1'-0"

James and Paula Bass

No.

REVISIONS Description

Date

Elevations

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A3 Scale 3/32" = 1'-0"

3' - 0"

3' - 6"

1' - 6" 3' - 0"

Level 1 0" 2

Kitchen East 1/4" = 1'-0"

Kitchen South 1/4" = 1'-0"

Attic 7-ft height 25' - 9" Attic 4-ft height 22' - 9" Attic 18' - 9" Addition - Level 2 10' - 7" Level 1 0"

2/27/2012 10:49:04 AM

Half-Bath / Mudroom Area 1/4" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

Master Suite 1/8" = 1'-0"

REVISIONS Description

Date

Interior Elevations

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A3.1 Scale As indicated

3' - 0" 4' - 3 1/4"

4' - 3 1/4"

7' - 7 1/2"

WS1A Level 1 5' - 0"

3' - 7 1/2"

7' - 7 1/2"

WS1B Level 1 6' - 0"

2' - 7 1/2"

7' - 7 1/2"

WW1A Level 1 8' - 4 1/2" 2' - 7 1/2" WW1B Level 1 8' - 4 1/2" 2' - 7 1/2"

7' - 7 1/2" 7' - 7 1/2"

WN1B

WN1A

WS1B

WW1B

2/27/2012 10:49:07 AM

31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

1' - 11 1/2"

8' - 4 1/2"

WW1A

Keep existing R.O., install new header

V.O. Design-Build, Inc.

Red lines indicate new headers; refer to structural

6' - 0"

2' - 6"

Garage Garage Playroom double window Level 1 Half-bath window Kitchen double window (above countertop) Living Room double window Front 3-piece window Front 3-piece window

6' - 8"

4' - 1 1/2"

7' - 7 1/2" 7' - 7 1/2" 7' - 7 1/2"

3' - 11"

WN1B Level 1 2' - 6"

2' - 7 1/2" 2' - 7 1/2" 2' - 7 1/2"

3' - 0" 5' - 0"

WS1A DN

WE1A Level 1 3' - 0" WE1B Level 1 3' - 0" WN1A Level 1 6' - 8"

5' - 3 1/2" 3' - 3 1/2"

Comments

2' - 10 1/4" 6' - 0"

Level

2' - 8 1/2"

Mark

Level 1 Window Schedule Rough Head Width Height Sill Height

1' - 0"

3' - 0"

5' - 5 1/4"

8' - 0"

3' - 0"

1' - 8 1/4"

3' - 0"

9' - 2 1/2"

WE1B

8' - 0"

WE1A

Level 1 - Window Plan 3/32" = 1'-0"

James and Paula Bass

No.

REVISIONS Description

Date

Level 1 - R.O. Framing Dimensions 3/32" = 1'-0"

Level 1 Window Plan & Schedule

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A4.1 Scale 3/32" = 1'-0"

Comments

WS2A Level 2 2' - 6" 3' - 7 1/2"

WS2B Level 2 5' - 0" 2' - 7 1/2" WS2C Level 2 6' - 0" 2' - 7 1/2"

2/27/2012 10:49:09 AM

WW2A Level 2 6' - 8" 2' - 7 1/2" WW2B Level 2 3' - 0" 2' - 7 1/2" WW2C Level 2 6' - 8" 2' - 7 1/2"

WN2B

Junior Suite

Tyler's Bedroom

WN2A WS2C

8' - 7 1/2" Master Level windows (bathroom & closet) - heights are relative to Exstg Level 2 finished floor height (Master addition floor to be 1' - 0" higher) 7' - 7 1/2" Master Bedroom window (South side) heights are relative to Exstg Level 2 finished floor height (Master addition floor to be 1' - 0" higher) 7' - 7 1/2" JD's Bedroom (mimic R.O. width of Kitchen windows directly below) 7' - 7 1/2" Tyler's Bedroom (mimic R.O. of living room windows directly below) 7' - 7 1/2" Tyler's Bedroom West double window 7' - 7 1/2" Level 2 hallway arch-top window 7' - 7 1/2" Junior Suite West double window

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

4' - 8 1/4"

2' - 6"

5' - 0"

JD's Bedroom

James and Paula Bass

5' - 0"

6' - 0"

WN2E Level 2 5' - 0" 5' - 1 1/2"

8' - 7 1/2"

12' - 4 1/4"

WW2C

WW2B

WW2A

2' - 10"

Red lines indicate new headers; refer to structural

Level 2 - Window Plan 3/32" = 1'-0"

2' - 10" 6' - 8"

3' - 0"

6' - 8"

2' - 10 1/4"

WN2D Level 2 5' - 0" 5' - 1 1/2"

7' - 7 1/2"

WS2B WN2C

3' - 11"

WN2C Level 2 2' - 6" 4' - 1 1/2"

3' - 5 1/4"

3' - 3 1/2"

7' - 7 1/2"

6' - 11 1/4"

WN2B Level 2 2' - 6" 4' - 1 1/2"

5' - 7 1/2"

7' - 7 1/2"

WS2A

5' - 10 1/2"

WN2A Level 2 6' - 8" 2' - 7 1/2"

Master Bedroom

WN2D

2' - 6"

10' - 6"

2' - 6"

WE2B Level 2 2' - 6" 7' - 0"

Master Bedroom windows (East side) heights are relative to Exstg. Level 2 finished floor height (Master addition floor to be 1' - 0" higher) Master Bedroom windows (East side) heights are relative to Exstg. Level 2 finished floor height (Master addition floor to be 1' - 0" higher) Junior Suite (mimic R.O. width of playroom windows directly below) Level 2 Bathroom window (mimic R.O., sill & head heights of half-bath window directly below) Level 2 Bathroom window (mimic R.O., sill & head heights of mudroom window directly below) Master Level windows (bathroom & closet) - heights are relative to Exstg Level 2 finished floor height (Master addition floor to be 1' - 0" higher)

4' - 6"

6' - 8"

10' - 6"

D W

WE2A Level 2 2' - 6" 7' - 0"

1' - 9"

5' - 9 1/2"

WN2E

2' - 6"

6' - 0"

2' - 6"

WE2B

1' - 6"

Level

WE2A

5' - 0"

Mark

Level 2 Window Schedule Rough Head Width Sill Height Height

Level 2 - R.O. Framing Dimensions 3/32" = 1'-0"

NOTE: VERIFY THAT ALL WINDOWS IN BEDROOMS MEET EGRESS CODE PRIOR TO ORDERING No.

REVISIONS Description

Date

Level 2 Window Plan & Schedule

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A4.2 Scale 3/32" = 1'-0"

Mark Mech Room

Workshop

Level

Basement Window Schedule Rough Head Width Height Sill Height

WWBA

Basement

3' - 10"

4' - 8"

6' - 9"

WWBC

Basement

3' - 10"

4' - 8"

6' - 9"

WNBA

Basement

3' - 10"

4' - 8"

6' - 9"

WWBB

Basement

2' - 6"

5' - 0"

6' - 9"

Storage

WNBA

WWBC

WWBB

WWBA

Comments Basement window to fit into exstg window opening Basement window to fit into exstg window opening Basement window to fit into exstg window opening Basement window to fit into exstg window opening

(Basement windows) R.O. widths and heights are approximate. V.I.F.

Basement - Window Plan 3/32" = 1'-0" Mark

Level

Attic Window Schedule Rough Head Width Height Sill Height

WWAB

Attic

2' - 6"

2' - 10"

6' - 10"

WWAA

Attic

2' - 6"

2' - 10"

6' - 10"

WNAA

Attic

6' - 0"

2' - 1"

7' - 1"

WSAA

Attic

6' - 0"

2' - 1"

7' - 1"

Bath

Office

WSAA

6' - 0"

WNAA

6' - 0"

Bedroom

2' - 6"

WWAB

2/27/2012 10:49:11 AM

2' - 6"

Slim existing 6' 3 1/2" R.O. width down to 6' - 0" (keep centered). Keep existing head height while adjusting sill to create 5' - 0" R.O. height

WWAA

Attic - Window Plan 3/32" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

Attic - R.O. Framing Dimensions 3/32" = 1'-0"

James and Paula Bass

Slim existing R.O. width down to 2' - 6" (keep centered). Keep existing head height while adjusting sill to create 48" R.O. height

No.

REVISIONS Description

Comments Attic Level windows (dormers) Attic Level windows (dormers) Attic Level windows (gable ends) Attic Level windows (gable ends)

NOTE: VERIFY THAT ALL WINDOWS IN BEDROOMS MEET EGRESS CODE PRIOR TO ORDERING

Date

Bsmt & Attic Wdw Plan & Sched.

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A4.3 Scale 3/32" = 1'-0"

Mech Room

DIBA

Mark UP

DSBA

Basement - Door Schedule 1/16" = 1'-0"

24' - 11"

DN1D

Level

DIBA DSBA DI1A DI1B DI1C DI1D DI1E DI1F DN1A DN1B DN1C

Basement Basement Level 1 Level 1 Level 1 Level 1 Level 1 Level 1 Level 1 Level 1 Level 1

DN1D

Level 1

DS1A DS1B DS1C DW1A

Level 1 Level 1 Level 1 Level 1

DS1A DN1C DS1B DN1B

DN1A

DI1F

HMC

Full-height Pantry

DI1E DN

DI1D DI1C

Family

Door Schedule - Basement & Level 1 Manufacturer

Single-Flush Single-Entry 3 Sliding-2 panel Single-Flush Bifold-4 Panel Single-Flush Single-Flush Single-Pocket Single-Entry 3 Single-Entry 3 7-CarriageHouseDoor-Carriage House Door Company - Garage Door - Steel (8' Wide 301-C) 7-CarriageHouseDoor-Carriage House Door Company - Garage Door - Steel (8' Wide 301-C) Single-Flush Single-Entry 3 Sliding-2 panel Single-Raised Panel with Sidelights

Width

Height

Comments

3' - 0" 3' - 0" 5' - 0" 2' - 8" 5' - 0" 2' - 8" 2' - 8" 2' - 8" 3' - 0" 3' - 0" Overhead Door Company 8' - 0"

6' - 8" 7' - 0" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 7' - 0" 7' - 0" 7' - 6"

Mechanical Basement South Side Egress Playroom slider Interior Interior Closet Interior Interior Interior Rear Entry Garage North Side Entry Garage

Overhead Door Company 8' - 0"

7' - 6"

Garage

3' - 0" 3' - 0" 6' - 0" 3' - 0"

6' - 8" 7' - 0" 7' - 0" 7' - 0"

Garage Storage Garage South Side Entry Patio Slider Main Entry

DS1C

DI1B UP

DI1A DW1A 34' - 0"

2/27/2012 10:49:13 AM

Level 1 - Door Schedule 1/16" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

REVISIONS Description

Date

Door Schedule - Lower 2 Floors

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A5.1 Scale 1/16" = 1'-0"

DI2P

DS2A

Master Bedroom DI2O DI2N

Mark

DI2M

Door Schedule - Level 2 & Attic Family Width Height

Level

Comments

DI2H DI2I

DI2G DI2F DI2E

JD's Bedroom

DI2J DI2K DI2L

DI2D

DI2C UP

Tyler's Bedroom

Junior Suite

DI2B

DI2A

Level 2 - Door Schedule 1/16" = 1'-0"

Bath

DIAE DIAF

DIAD

DIAG DIAH

DIAC DN DIAB Office Bedroom

DI2A DI2B DI2C DI2D DI2E DI2F DI2G DI2H DI2I DI2J DI2K DI2L DI2M DI2N DI2O DI2P DS2A DIAA DIAB DIAC DIAD DIAE DIAF DIAG DIAH

Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Level 2 Attic Attic Attic Attic Attic Attic Attic Attic

Single-Flush Single-Flush Single-Pocket Single-Flush Bifold-4 Panel Single-Flush Single-Pocket Single-Pocket Single-Flush Single-Flush Single-Pocket Single-Pocket Single-Pocket Single-Pocket Single-Flush Single-Flush Sliding-2 panel Single-Flush Single-Flush Single-Pocket Bifold-2 Panel Bifold-4 Panel Bifold-4 Panel Bifold-4 Panel Bifold-4 Panel

2' - 8" 2' - 8" 2' - 8" 2' - 6" 4' - 0" 1' - 8" 2' - 8" 2' - 8" 2' - 8" 2' - 8" 2' - 8" 2' - 8" 2' - 6" 2' - 8" 1' - 8" 2' - 8" 6' - 0" 2' - 8" 2' - 8" 2' - 6" 2' - 6" 5' - 0" 5' - 0" 5' - 0" 5' - 0"

6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 7' - 0" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 0" 6' - 0" 6' - 0" 6' - 0"

Closet Bi-fold Closet

Closet Patio Slider

Closet Bi-fold Closet Bi-fold Closet Bi-fold Closet Bi-fold Closet Bi-fold

DIAA

2/27/2012 10:49:16 AM

Attic - Door Schedule 1/16" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

REVISIONS Description

Date

Door Schedule - Upper 2 Floors

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A5.2 Scale 1/16" = 1'-0"

= Wall Type 1 - 2x8, no insulation

57' - 11 1/2"

= Wall Type 2 - 2x4, OC foam, 4" exterior polyiso = Foundation (Above Grade)

= Foundation (Below Grade) 34' -DN 0 1/4"

HERS Data - Key - Wall Types 1" = 20'-0"

HERS Data - Basement 1" = 30'-0"

HERS Data - Level 1 1" = 30'-0"

HERS Data - Level 2 1" = 30'-0"

HERS Data - Attic 1" = 30'-0"

HERS Data - Roof 1" = 30'-0"

57' - 11 1/2" 26' - 3 1/2"

2/27/2012 10:49:45 AM

HERS Data - Prop. North Elevation 1" = 20'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

HERS Data - Prop. South Elevation 1" = 20'-0"

James and Paula Bass

No.

HERS Data - Prop. East Elevation 1" = 20'-0" REVISIONS Description

Date

HERS Data - Prop. West Elevation 1" = 20'-0"

Energy Data - HERS Stretch Code

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

A6 Scale As indicated

GFI

S DN

Basement lights

C C UP

2/27/2012 10:49:48 AM

Basement - Electrical 1/8" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

Level 1 - Electrical 1/8" = 1'-0"

REVISIONS Description

Date

Basement & Level 1 Electrical

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

E1 Scale 1/8" = 1'-0"

GFI

Above door

S DN

2/27/2012 10:49:50 AM

Level 2 - Electrical 1/8" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

Attic - Electrical 1/8" = 1'-0"

REVISIONS Description

Date

Level 2 & Attic Electrical

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

E2 Scale 1/8" = 1'-0"

2x8 framing

Simpson tiedowns, typ.

1/2" GWB (or plywood if left unfin.) on stud

New 4" garage slab on grade

12" sitecast concrete foundation/retaining wall with #4 vertical rebar @ 48" O.C.

Post-in-wall up to header above garage doors

Level 1 0"

Crushed stone drainage layer

Slab on grade 2 S1 Grade at Yard (varies) Post up to support point load from LVL in Level 2 floor system

Post up to support point load from LVL in Level 2 floor system (2) 1 3/4 x 7 1/4 LVL (let-in to floor joists)

Sister existing timber beam with (1) 1 3/4 x 7 1/4 LVL on each side

Post up to support point load from steel beam in Level 2 floor system

#4 re-bar typ.

S1.6

(2) New lally columns on new 36"x36"x12" deep concrete footings with #4 re-bar mat

Post up to support point load from steel beam in Level 2 floor system

S1.6

Garage Foundation Wall Detail 1/2" = 1'-0"

1 Existing timber beam to remain

Level 1 0"

Post up to support point load from LVL in Level 2 floor system

Existing lapped joists to remain

Level 1 - Floor Framing 3/32" = 1'-0"

2/27/2012 10:49:51 AM

31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

Basement Beam Detail (North) 1/2" = 1'-0" No.

REVISIONS Description

Level 1 0" Existing joists

New 1-3/4" x 9-1/2" LVL (1) on each side of existing beam. Stagger through-bolts with 1/2" bolts every 12"

V.O. Design-Build, Inc.

Lally column down to footing under new slab

Date

Existing joists

(2) 1-3/4" x 9-1/2" LVL Beam "let-in" to existing floor joists, stagger-bolted with 1/2" bolts every 12"

Basement Beam Detail (South) 1/2" = 1'-0"

Foundation and Level 1 Framing

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

S1 Scale As indicated

4" rigid polyisocyanurate 2x6 framed roof

2x4 framed wall (Master Suite)

1/2" sheathing

1/2" GWB on stud

2" open cell foam in-between studs existing 2x4 framed wall

2x4 framing (Master)

3/4" hardwood floor over 3/4" plywood subfloor

Addition - Level 2 10' - 7"

finished tread stringer 3/4" hardwood floor over 3/4" plywood subfloor

4" rigid polyisocyanurate

3/4" strapping

4" rigid polyisocyanurate over building wrap Garage

1/2" GWB on stud

NOTE: GARAGE WALL AND CEILING TO COMPLY WITH CODE FOR FIRE SEPARATION

existing 2x4 framing

1/2" GWB on 3/4" strapping

Level 2 9' - 7"

1x8 fascia

1/2" GWB on stud

5/8" Type X GWB on garage wall and ceiling Kitchen

Level 2 9' - 7"

Addition - Level 2 10' - 7"

14" TJI @ 16" o.c.

5/8" shingles

New 14" TJI floor framing

1/2 gwb on strapping

Addition - Level 2 10' - 7"

14" TJI Joists

open cell foam in-between joists existing Level 2 floor - 2x8 framing

open cell foam to cover rim joist and inbetween floor joists

Building wrap

Level 2 9' - 7"

2x4 thrust block

1/2" GWB on stud 3/4" hardwood floor over 3/4" subfloor

2x8 framing on Garage North and South walls

1/2" GWB on 3/4" strapping

1/2" sheathing

2x4 framed wall (Garage)

Garage-to-Master South Wall Detail 1/2" = 1'-0"

Garage-to-Master East Wall Detail 1/2" = 1'-0"

existing sheathing

W8X13

12' - 6"

4x6 PSL post down

Outside face of framing

(2)1 3/4x7 7/8 LVL

S1.1

Level 2 9' - 7"

Outside face of framing

3 S1.1 W8x13

2/27/2012 10:49:54 AM

Level 2 - Floor Framing 1 1/16" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

GWB ceiling

Steel Framing Detail N-S 1/2" = 1'-0"

12' - 6" Hardwood floor over plywood subfloor

Level 2 9' - 7" 2nd floor joist

Outside face of framing

W8x28 (beyond)

2nd floor joist GWB ceiling W8x13

4 Post-in-wall supporting point load from LVL down to foundation

(3) 1 3/4 x 7 7/8 LVL

W8x28

W8X28

A +/- 9' - 4 1/4" (V.I.F.)

Post-in-wall supporting point load from LVL down to foundation

Hardwood floor over plywood subfloor

S1.1

8' - 0 1/2"

(3)1 3/4x7 1/4 LVL

6 S1.1

(3)1 3/4x7 7/8 LVL

+/- 10' - 5 1/4" (V.I.F.)

Outside face of framing

7 S1.1

12' - 3"

Post-in-wall supporting point load from LVL down to foundation

(3) 1 3/4" x9 1/2" LVL

(2)1 3/4x7 7/8 LVL

Level 2 Master-to-Existing Connection Detail 1/2" = 1'-0"

14" TJIs @ 16" o.c.

Steel Framing Detail E-W 1/2" = 1'-0"

Level 2 - Floor Framing - Major Structural Members Detail 2 1/8" = 1'-0"

James and Paula Bass

No.

REVISIONS Description

Date

Level 2 Floor Framing Plan

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

S1.1 Scale As indicated

Provide Simpson rafter tie-downs at existing and new rafters

NOTE: ALL LVL's TO BEAR DIRECTLY ON PSL POSTS

2x12 Ridge board Cut rafters from existing roof where indicated by yellow rectangle Where indicated by purple shade, new addition roof to be framed on top of existing roof

(2) 1 3/4 x 7 7/8 LVL

4x6 PSL post from LVL down to LVL in Level 2 floor system

2x10 @ 16" O.C.

New LVL header to carry cut rafters in existing roof DN

Install (2) new LVLs to support new LVL header to provide necessary headroom in bathroom

Existing Roof

4x6 PSL post from LVL down to W8x28 beam

existing ridge board

Sister rafters on either side of existing dormers

2/27/2012 10:49:55 AM

Attic - Floor Framing 3/32" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

Install extra rafters opposite new LVL rafters to provide support at ridge board (if necessary)

Roof Framing 3/32" = 1'-0"

No.

REVISIONS Description

Date

Attic Floor & Roof Framing Plans

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

S1.2 Scale 3/32" = 1'-0"

11' - 0"

11' - 5"

Sill Height: 4' 1 1/2"

19' - 0"

Basement - Wall Framing 3/32" = 1'-0"

4' - 1 1/4"

6' - 4 1/2"

5' - 2"

3' - 0 1/2"

2' - 10 1/2"

Existing Opening in floor

6' - 5 1/4"

20' - 6 1/4"

14' - 10"

3' - 1 1/2"

5' - 3 1/2"

3' - 4"

8' - 6 1/4"

3' - 7 3/4"

3' - 0"

12' - 0"

5' - 9 1/4"

4' - 4 1/4" 3' - 0"

13' - 4 3/4"

11' - 11 3/4"

14' - 10"

4' - 0 3/4"

3' - 2 1/2" 6' - 5 3/4" 5' - 5 1/2"

Exstg opening below Exstg opening above

2/27/2012 10:49:58 AM

Level 1 - Wall Framing 3/32" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

Level 2 - Wall Framing 3/32" = 1'-0"

James and Paula Bass

No.

2' - 11 1/4"

10' - 4 1/4"

6' - 7"

5' - 11 1/2"

2' - 6" 4' - 6 1/2"

4' - 5 1/2"

2' - 1" DN

4' - 4 3/4"

3' - 4" EQ

14' - 5" 3' - 4 1/4"

5' - 10"

7' - 9"

12' - 0 3/4" 4' - 6"

3' - 2 1/2"

13' - 0 1/4"

5' - 1 1/4"

11' - 2"

3' - 5 3/4"

12' - 2 1/4"

3' - 4"

1' - 7 3/4"

5' - 7"

2' - 11 1/4" 2' - 11 1/4"

16' - 2 1/2"

16' - 2 3/4"

3' - 2 1/2"

10' - 4 3/4"

6' - 4 1/2"

5' - 3 3/4"

4' - 0 3/4" 2' - 2 1/4"

2' - 7 1/2"

1' - 10" 14' - 6 3/4"

+/- 8' - 10 1/2" V.I.F.

9' - 4 1/2"

4' - 7"

4' - 1 3/4" 2' - 8 3/4"

2' - 1"

20' - 1 1/4"

2' - 11 3/4"

14' - 2"

8' - 5 3/4"

1' - 10"

5' - 6 3/4" 3' - 1 3/4"

6' - 2"

3' - 2"

New window in existing window hole

23' - 4 1/2"

2' - 6" 2' - 6" 2' - 8"

8' - 4"

5' - 11"

Exstg Opening above

4' - 4 1/4" 3' - 0"

7' - 3 1/2" 3' - 4" 5' - 7"

3' - 1"

Sill Height: 3' 7 1/2"

half-wall to support peninsula

4' - 8 1/4"

1' - 5" 1' - 8"

10' - 4 1/4"

2' - 6"

6' - 10 1/2"

4' - 6 1/2"

11' - 1 1/4"

+/- 9' - 9" V.I.F.

6' - 5 1/2"

4' - 1"

10' - 1 1/2"

1' - 8" 12' - 0 3/4"

2' - 11 1/4" 2' - 11 1/4"

8' - 4 3/4"

2' - 9"

2' - 8"

10' - 9 1/2"

12' - 11"

Sill Height: 4' 1 1/2"

1' - 1"

Sill Height: 4' 1 1/2"

5' - 5"

1' - 0 1/4" 8' - 7 1/2"

8' - 2 1/4"

12' - 10"

6' - 3"

15' - 9 1/2"

2' - 9" 3' - 3 3/4" DN 1' - 8"

5' - 9"

4' - 3"

Sill Height: 4' 1 1/2"

4' - 3 1/4"

24' - 9" 1' - 1"

1' - 9 3/4"

25' - 0 1/2"

6' - 11 1/4"

Parking 9' x 20'

10' - 9"

10' - 3"

5' - 8 1/4" 15' - 7 1/4"

Parking 9' x 20'

8' - 7 1/2"

Sill Height: 5' 7 1/2"

14' - 7 1/4"

5' - 9 1/4" 4' - 9 1/4"

5' - 9 1/4"

REVISIONS Description

Date

Attic - Wall Framing 3/32" = 1'-0"

Wall Framing Dimensions

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

S1.3 Scale 3/32" = 1'-0"

5' - 9 1/4"

5' - 8 1/4"

5' - 0 3/4"

1' - 5 1/4"

20' Rear Setback Line

2x8 framing

15' - 7 1/4"

9' - 2 1/2"

10' - 8 1/2"

2x4 framing

7' - 6 1/4"

25' - 4"

25' - 0 1/2"

10' - 9"

SIMPSON STRONG-TIE SHEAR PANELS

6' - 11 1/4"

9' - 2 1/2"

2x8 framing

4' - 3 1/4"

NOTE: GARAGE WALL AND CEILING TO COMPLY WITH CODE FOR FIRE SEPARATION

24' - 9"

7' - 5 1/4"

Leave 5 1/2" space between end of framed wall and outside of sheathing on existing structure to allow for 4" rigid insulation and (1) 2x8 at end (to be installed after insulation)

1' - 1" DN

2/27/2012 10:49:59 AM

Level 1 - Enlarged Framing Plan - Garage 1/4" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

REVISIONS Description

Date

Garage Wall Framing (Enlarged)

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

S1.4 Scale 1/4" = 1'-0"

25' - 3 1/2"

2' - 9"

Sill Height: 4' 1 1/2"

Sill Height: 5' 7 1/2"

8' - 7 1/2"

5' - 9" 4' - 3"

1' - 0 1/4"

14' - 7 1/4"

2' - 6"

5' - 6 3/4"

6' - 3"

3' - 2"

6' - 4 1/2"

8' - 2 1/4"

3' - 8 1/4"

3' - 1 3/4"

6' - 2"

12' - 10"

8' - 7 1/2"

23' - 8"

Sill Height: 4' 1 1/2"

23' - 4 1/2"

2' - 6"

1' - 9 3/4"

10' - 3"

8' - 4 3/4"

15' - 9 1/2"

5' - 2"

12' - 4 1/4" DN

8' - 5 3/4"

2/27/2012 10:50:00 AM

Level 2 - Enlarged Framing Plan - Addition 1/4" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

James and Paula Bass

No.

REVISIONS Description

Date

Master Suite Framing (Enlarged)

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

S1.5 Scale 1/4" = 1'-0"

2" Polyiso rigid insulation attached to fnd wall with plastic anchors 1/2" GWB over new 2x4 framing with blown fiberglass insulation

Remove existing slab

Basement -7' - 10"

3/4" hardwood flooring over 3/4" subfloor over new 4" concrete slab New 20"x20" footing poured in alternating 8' sections (see foundation details)

Garage footing may be poured with first pour of basement footing 4' - 0"

+/- 8'-4"

Top of New Slab -8' - 9"

New 4" concrete slab 2" EPS rigid insulation over 6-mil poly vapor barrier

Bottom of New Footing -9' - 10"

6" Granular capillary break and drainage pad

4' - 0"

Pour 2

4' - 0"

New perforated drain pipe to dry wells

+/- 8'-0"

Foundation Wall Detail 1/2" = 1'-0"

Steel insulated exterior door

+/- 8'-0"

Concrete footings shall be poured in alternating sections in two pours as shown to avoid compromising structural integrity of foundation wall

Pour 1

Foundation wall with opening cut for new door

3/4" plywood over 2x framing for 3'x3' landing

Stone pavers

Remove existing slab

Basement -7' - 10"

+/- 8'-0"

New 20"x20" Footing

Top of New Slab -8' - 9"

New 4" concrete slab 2" EPS rigid insulation over 6-mil poly vapor barrier

6" Granular capillary break and drainage pad

4' - 0"

3/4" hardwood flooring over 3/4" subfloor over new 4" concrete slab

Bottom of New Footing -9' - 10"

New perforated drain pipe to dry wells

2/27/2012 11:07:57 AM

Basement Footing Plan 1/8" = 1'-0"

V.O. Design-Build, Inc. 31 Elton Avenue Watertown, MA 02472 www.vodesignbuild.com (617)600-8111

Basement Egress Detail 1/2" = 1'-0"

James and Paula Bass

No.

REVISIONS Description

Date

Foundation Details

119 Robbins Road, Watertown, MA 02472

Project number Date

1116 2/27/2012

Gut Rehab, Addition and Deep Energy Retrofit

Drawn by

Checked by

S1.6 Scale As indicated