Partial Deep Energy Retrofit and Attic Remodel by Aaron Eisenberg

27-29 Brimmer St. Watertown ZONING

Attic Remodel and Partial Deep Energy Retrofit

Typical Wall Construction: INSIDE TO OUTSIDE: 1/2" Painted GWB 2x4 framing 1/2" sheathing Building wrap 4" (two layers of 2") Polyisocyanurate rigid foam insulation 3/4" strapping 1/2" plywood sheathing 5/8" shingle siding, paint to match existing

District: T (Two Family) Minimum Yard Setbacks: Front 15' Side 12/10' Rear 20'

SCOPE OF WORK 1) Build new partial shed dormer on south side of roof

Lot Coverage: No change Maximum Height: No Change FAR: No Change

2) Remodel existing finished attic space to include bedroom, full bathroom, laundry and children's play area 3) Insulate roof, dormer walls, existing attic-level walls, basement walls and slab

Attic Half-Story Calculation: 466 s.f. proposed attic over 7' in height 1,089 s.f. attic footprint at exterior wall 466/1089 = 42.8% Maximum Allowed = 49.9%

4) Existing chimney to be removed from top down to level of attic floor; exhaust pipes from mechanical equipment in basement to be re-routed through basement rim joist

Summary of R-Values (at affected areas): New Dormer Wall: 40 Existing Attic-Level Wall: 17 Foundation Wall: 20 Basement Slab: 12 Roof: 61

1,089 s.f. Attic Footprint

466GFIs.f. over 7'

Drawing List Sheet Name

Sheet # A0 A1 A2 A3 A4 A4.1 A5.1 A5.2 A5.3 A6 E1 M1 M2 S1

Title Sheet Existing & Demolition Plans Proposed Plan Proposed Elevations Sections & Details Sections & Details II Penetration Details Penetration Details Penetration Details Opening Schedules Electrical Layout Mechanical Layout Plumbing Layout Structural Plan and Details

Attic - Area Calcs 1" = 30'-0" 1,167 s.f. Property Line

4.3'

101 s.f. open porch

Floor 2 - Area Calcs 1" = 30'-0"

32.4' 15.6'

76 s.f. open porch

Garage

20.9'

101 s.f. open porch 1,089 s.f.

Adjacent Structure

6/21/2012 1:52:34 PM

Floor 1 - Area Calcs 1" = 30'-0"

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

VICINITY PLAN

Site Plan 1" = 20'-0"

Takahashi

No.

REVISIONS Description

Date

Title Sheet

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

Checked by

A0 Scale As indicated

Bedroom

Foyer DN

Patio

Sunroom

Living Room

Dining Room

Kitchen Bath

Floor 2 - Existing 1/8" = 1'-0"

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

Remove chimney down to attic floor (re-routed mech. exhaust in basement)

Remove all drywall, interior walls, insulation and subfloor in attic

6/21/2012 1:52:35 PM

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

Takahashi

No.

Attic - Demolition 1/8" = 1'-0" REVISIONS Description

Date

Existing & Demolition Plans

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

Checked by

A1 Scale 1/8" = 1'-0"

---

Dormer Addition

17' - 7"

BEDROOM

1' - 8 3/4" 10' - 7 1/2"

BATH

1' - 10 3/4"

2' - 10"

2' - 0"

7' - 3 1/4"

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

16' - 4 3/4"

2' - 9 1/4"

PLAYROOM

13' - 0"

7' - 3 5/16"

HALL DN

15' - 8 3/4"

7' - 4 1/2"

8' - 5 1/4"

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

4 3

3D - Proposed

10' - 10"

7' - 0"

2 A4

Attic 21' - 10"

6/21/2012 1:52:38 PM

South Section - Proposed 1/8" = 1'-0"

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

Takahashi

Transverse Section 1/8" = 1'-0" No.

5 REVISIONS Description

Date

3D - Proposed Rear

Proposed Plan

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

Checked by

A2 Scale 1/8" = 1'-0"

Dormer Addition New window

Attic 21' - 10"

Floor 2 12' - 10"

Floor 1 3' - 10" Grade 0' - 0" Basement -5' - 2" 2

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

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

Dormer Addition

Dormer Addition Dormer siding to match existing

Attic 21' - 10"

Floor 2 12' - 10"

Floor 1 3' - 10" Grade 0' - 0" Basement -5' - 2"

6/21/2012 1:52:43 PM

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

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

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

Takahashi

No.

REVISIONS Description

Date

Proposed Elevations

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

Checked by

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

(3) layers of 2" polyisocyanurate rigid insulation, joints staggered and taped 2x4 sleepers on side to support new eave New architectural asphalt shingles over standard roofing underlayment 3/4" sheathing Fully-adhered membrane / 3M flashing tape on roofs, Tyvek Building wrap on walls (red dashed line) 2x4 outrigger to frame new rake trim New architectural asphalt shingles over standard roofing paper

Soffit 3/4" sheathing over framing

6" dense-pack cellulose in roof 2x6 roof framing for new dormer

1/2" GWB on 3/4" strapping 2x6 rafter with 6" Dense-pack Cellulose

4.5" CC spray foam between studs to fill wall cavity

Existing sheathing

2x6 wall framing for new dormer

(3) layers of 2" foil-faced Polyisocyanurate rigid insulation on roof and (1) layer on dormer walls, joints staggered and taped

Existing 2x6 roof framing for main roof

Attic Ceiling 28' - 4" Trim

1/2" GWB over 3/4" strapping 6" dense-pack cellulose in roof

2x4 sleepers on side to support new eave

Existing 2x4 wall framing for exterior walls Trim

4.5" CC spray foam between studs to fill wall cavity

3/4" plywood sheathing Soffit

2x4 fascia cut at angle to attach to 2x4 sleepers Trim 2x6 framing at new dormer wall with 4.5" CCSF between studs

2" foil-faced polyisocyanurate rigid insulation, joints staggered and taped

5/8" shingle siding

Rake Detail 1/2" = 1'-0"

Sheathing tape over head flashing Housewrap (red dashed line) installed over sheathing and extended into rough opening (air barrier system)

Flashing (blue line) 3 A4

3/4" furring / strapping 5/8" shingle siding Sloped metal drip edge over top of head trim fastened to furring strips

Continuous bead of sealant between extension box and houswrap (air barrier system)

Flashing over polyiso at intersection of all walls & roofs (blue line)

Self-adhered head flashing over flange Cladding vent between furring strips at window head

Self-adhered membrane on roofs (red line) 2x6 framing at new dormer wall 6" Dense-pack cellulose in existing roof rafters

Metal strap anchor

Existing 2x6 floor joists - to be reinforced by sistering additional 2x6 member on each existing joist

1/2" plywood/OSB extension box; caulk interior corners

(3) layers of 2" foil-faced Polyisocyanurate rigid insulation, joints staggered and taped New architectural asphalt shingles over standard roofing paper 2x4 sleepers on side to support new eave Provide blocking under full length of new wall

Continuous sealant between back dam of sill pan and extension box (air barrier system)

3/4" plywood sheathing over rigid insulation 2x4 outrigger installed at 24" o.c. Continuous soffit

Low expansion foam sealant at interior perimeter between window and extension box (air barrier system)

Low expansion foam sealant at interior perimeter between window and pan flashing (air barrier system)

Beveled siding sloped sill Pan flashing with back dam (blue line) Sealant between window and sill trim to minimize water penetration at sill joint

Continuous bead of sealant between extension box and housewrap (air barrier system)

Attic 21' - 10"

Plastic shim Sill trim

Housewrap (red dashed line) installed over sheathing and extended into rough opening

2x fascia cut at angle to attach to 2x4 sleepers Trim Tyvek Building Wrap on walls (red dashed line)

1/2" plywood/OSB extension box; caulk interior corners

1/2" GWB on stud

5/8" shingle siding

2x6 wall framing at new dormer wall with 4.5" CCSF

6/21/2012 1:52:44 PM

Wall & Roof Assembly Detail 1 1/2" = 1'-0"

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

3/4" furring / strapping

Window Head and Sill Detail at New Dormer 3 1 1/2" = 1'-0"

Takahashi

No.

REVISIONS Description

Date

2" foil-faced polyisocyanurate rigid insulation, joints staggered and taped

Sections & Details

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

Checked by

A4 Scale As indicated

+/- 12" OC Foam insulation at rim joist; face of OC foam to be approximately flush with face of CC foam; Apply intumescent paint for fire protection

CHIMNEY CHASE SHALL BE ABANDONED FOR THE PURPOSES OF EXHAUSTING MECHANICAL EQUIPMENT; RE-ROUT EXISTING EXHAUST PIPES THROUGH RIM JOIST PRIOR TO INSTALLING OC FOAM INSULATION; LOCATION OF EXHAUST SHALL COMPLY WITH CODE REQUIREMENTS FOR MINIMUM DISTANCES FROM GRADE, WINDOWS, ETC.

Explanation of Intent regarding air & water control mechanisms at foundation wall & rim/band joist areas: Hang mechanical equipment from above floor joists to clear slab for treatment. Install sump pump at the lowest point in the basement floor. Install radon vent from under slab (near center of basement) through abandoned chimney, across attic floor to nearest wall and up through roof.

3" CC Spray Foam over entire height of wall (NOTE: dimplemat and slab insulation installed first; CC foam to create tight seal to rigid foam at base of foundation wall; Apply intumescent paint for fire protection

Install dimpled plastic sheet membrane "Dimpleshield" on top of the existing basement slab. Turn dimple sheet up onto foundation wall 12" (fold single sheet at base of wall). Ensure clear path for water in airspace to spill into sump pump.

3" CC Spray Foam over entire height of wall (NOTE: dimplemat and slab insulation installed first; CC foam to create tight seal to rigid foam at base of foundation wall

Install XPS rigid insulation over "DimpleShield" to edge of slab, tight to vertical section of dimplemat.

Turn dimple-mat up +/- 12" onto foundation wall 3/4"plywood (T&G)

Apply Closed Cell spray foam on interior of foundation wall taking care to form a tight seal at the bottom where insulation meets dimplemat as a water barrier.

2" Extruded Polystyrene Rigid Insulation (no facers) Airspace

Install +/- 12" of Open Cell spray foam at rim/band joist to serve as air barrier. Since the scope of work on this project does not include any changes to above grade walls on Level 1 or 2, siding will act as the primary water barrier at the rim/band joist area (current condition).

Dimpled plastic sheet membrane (air tight and gas tight)

Apply intumescent paint as required by local building code over the spray foam to provide a layer of fire protection. Install 3/4" plywood subfloor over XPS. Existing Slab

6/21/2012 1:52:44 PM

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

Slab Detail 1 1/2" = 1'-0"

Takahashi

No.

REVISIONS Description

Date

Sections & Details II

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

Checked by

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

6/21/2012 1:52:45 PM

"Outie" Exterior Electrical Box Plan Detail 3" = 1'-0"

"Outie" Exterior Electrical Box Section Detail 3" = 1'-0"

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

Takahashi

No.

REVISIONS Description

Date

Penetration Details

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

BSC

Checked by

A5.1 Scale 3" = 1'-0"

"Outie" Exterior Light Fixture Section Detail 3" = 1'-0"

6/21/2012 1:52:45 PM

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

Takahashi

No.

"Outie" Exterior Light Fixture Plan Detail 3" = 1'-0" REVISIONS Description

Date

Penetration Details

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

BSC

Checked by

A5.2 Scale 3" = 1'-0"

6/21/2012 1:52:46 PM

"Outie" Vent Pipe/Duct Plan Detail 3" = 1'-0"

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

"Outie" Vent Pipe/Duct Section Detail 3" = 1'-0"

Takahashi

No.

REVISIONS Description

Date

Penetration Details

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

BSC

Checked by

A5.3 Scale 3" = 1'-0"

Mark 2 3 4 5 6 7 8 9 10

Level

Window Schedule Height Comments

Width

Basement Basement Basement Basement Basement Attic Attic Attic Attic

2' - 9 1/2" 2' - 9 1/2" 2' - 10" 2' - 10" 2' - 10" 3' - 0" 3' - 0" 3' - 0" 3' - 0"

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

Awning - triple glazed U=.15 Awning - triple glazed U=.15 Awning - triple glazed U=.15 Awning - triple glazed U=.15 Awning - triple glazed U=.15 Awning - triple glazed U=.15 Awning - triple glazed U=.15 Awning - triple glazed U=.15 Awning - triple glazed U=.15

Intus Intus Intus Intus Intus Intus Intus Intus Intus

Grade

2' - 6"

6' - 6"

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

Comments Steel or fiberglass insulated door with small 1/4 lite at top U=.18

Level

Window to be closed up during construction

Door Schedule Width Height

Manufacturer

Note: Window width and height are rough opening dimensions.

Mark

6/21/2012 1:52:47 PM

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

Takahashi

No.

Attic - Openings 1/8" = 1'-0" REVISIONS Description

Date

Opening Schedules

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

Checked by

A6 Scale 1/8" = 1'-0"

Surface Area Calculations (S.F.) Roof (main house) Roof (2nd floor sunroom) Above Grade Wall Type 1 (R-13) Above Grade Wall Type 2 (R-20) Above Grade Wall Type 3 (R-40) Above Grade Foundation Wall Below Grade Foundation Wall Basement Slab Floor (2nd floor sunroom overhang) Windows (Attic) Windows (Basement) Windows (Untreated area) Doors (Attic) Doors (Basement) Doors (Untreated area)

Existing ( - openings) 1355 75 2844 (2353) 0 0 386 (331) 703 949 75 25 36 372 0 19 94

Proposed ( - openings) 1279 75 2596 (2130) 248 (203) 121 (89) 386 (337) 703 949 75 45 30 372 33 19 Window may become 94 "treated" with R-5 replacement. Current calculations assume existing window to remain "untreated"

Key - SA Calculation Types_______________________________________________

= Existing Above Grade Wall (R-13)

= Foundation Below Grade Wall

= Proposed Above Grade Wall (R-20)

= Floor / Slab

= Proposed Above Grade Wall (R-40)

= Opening (existing / untreated)

= Foundation Above Grade Wall

= Opening (new / treated)

Basement - (DER calcs) 1" = 20'-0"

Floor 2 - (DER calcs) 1" = 20'-0"

Attic 21' - 10"

West Elevation - Existing (DER calcs) 1/16" = 1'-0"

North Elevation - Existing (DER calcs) 1/16" = 1'-0"

West Elevation - Prop (DER calcs) 1/16" = 1'-0"

North Elevation - Prop (DER calcs) 1/16" = 1'-0"

Floor 2 12' - 10" Floor 1 3' - 10" Grade 0' - 0" Basement -5' - 2"

Attic 21' - 10"

6/21/2012 1:52:50 PM

South Elevation - Existing (DER calcs) 1/16" = 1'-0"

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

East Elevation - Existing (DER calcs) 1/16" = 1'-0"

Takahashi

South Elevation - Prop (DER calcs) 1/16" = 1'-0" No.

REVISIONS Description

9 Date

Floor 2 12' - 10" Floor 1 3' - 10" Grade 0' - 0" Basement -5' - 2" East Elevation - Prop (DER calcs) 1/16" = 1'-0"

DER Calcs

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

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Checked by

A7 Scale As indicated

At bottom of stair

ERV

Access panel to eave space

Access panel to eave space DN

GFI

Fan / light combo

Access panel to eave space

6/21/2012 1:52:51 PM

Attic - Proposed Electrical 1/4" = 1'-0"

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

Takahashi

No.

REVISIONS Description

Date

Electrical Layout

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

Checked by

E1 Scale 1/4" = 1'-0"

New power vent

Existing boiler with new power vent to exterior Existing DHW with new power vent to exterior

Gas boiler to be removed

Chimney exhaust abandoned

New sump pump to drain to dry well in back yard

Basement - Proposed HVAC 1/8" = 1'-0" Condenser at grade level

ERV

6/21/2012 1:52:52 PM

Attic - Proposed HVAC 1/8" = 1'-0"

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

Takahashi

No.

REVISIONS Description

Date

Mechanical Layout

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

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Checked by

M1 Scale 1/8" = 1'-0"

Vent

Shower DN

Riser

Washer

Double sink vanity Toilet Drain (to 2nd floor)

Attic 21' - 10"

Sanitary Drain

Main stack (above 2nd floor kitchen & bathroom)

Hot & Cold water supply from 2nd floor

6/21/2012 1:52:52 PM

Riser Diagram 3/8" = 1'-0"

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

Takahashi

Attic - Proposed Plumbing 1/8" = 1'-0"

No.

REVISIONS Description

Date

Plumbing Layout

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

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Checked by

M2 Scale As indicated

16' - 4"

14' - 9"

10' - 8"

Ridge LVL Clear Span

LVL over central bearing wall

LVL Clear Span

Post down from LVL to window header

Top of new shed dormer to match existing ridge; rafters framed over LVL

Existing 2x6 rafters to be sistered with new 2x8

Post down from LVL to window header (2)1-3/4"x14" LVL under existing ridge- 42'-0" Long

(2) 1-3/4"x12" LVL spread over 3 studs on each side of window

New 2x8 rafters @ 16 O.C. (3:12 pitch)

Existing 2x6 rafters to remain

Frame new wall with studs nailed to existing rafters; Cut existing rafters at inside face of new wall after wall and roof are framed

Roof and Dormer Framing Plan 1/8" = 1'-0"

Lap joists over bearing wall

Existing 2x6 joists to be sistered with new 2x8

Provide blocking below new dormer wall

Existing 2x6 joists to be sistered with new 2x8

6/21/2012 1:52:53 PM

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

Attic - Proposed Floor Framing 1/8" = 1'-0"

Takahashi

No.

REVISIONS Description

Date

Structural Plan and Details

27-29 Brimmer St. Watertown, MA 02472

Project number Date

1115 6/21/2012

Partial Deep Energy Retrofit & Attic Remodel

Drawn by

Checked by

S1 Scale 1/8" = 1'-0"