Group 6 house garfield by Wei-Li Cheng

HOUSE : GARFIELD

Garfield 10.14.2011 Wei-Li Cheng Jake Douenias Mike Jeffers Issac Kwon Johnson Pun

Governing Use Stipulations These documents are the copyrighted property and intellectual property of the Carnegie Mellon university school of architecture urban design build studio. the documents are not to be reproduced or utilized for any purpose other than originally intended and as stipulated on sheet in1.00. This restriction and ownership of intellectual property governs all sheets included in the index in1.01. use of the documents for any purpose, specifically stipulated or not, shall be granted only via authorized writing produced on Carnegie Mellon university school of architecture letterhead issued by the director of the urban design build studio. None of the documents included in the drawing index are intended to be considered in isolation of one another. All parties utilizing these documents for bidding, quantity survey, and/or construction shall consult the general notes and information located on this sheet and all “in” and “ca” series (governing use stipulations and code analysis) sheets for information and conditions governing work described in documents listed in the drawing index before proceeding with procurement and/ or construction. Governing use stipulation sheets and code analysis (“in” and “ca” series documents) provide code, procedural, and use guidelines governing all bid and/or construction documents. All bidders, sub-bidders, contractors and sub-contractors shall utilize complete sets of the bidding and/or construction documents in quantifying and constructing. Neither the owner or architect assumes responsibility for errors, omissions, or misinterpretations resulting from the use of incomplete sets of bidding and/ or construction documents.

IN 1.00

Credits, Acknowledgements, and Declarations

IN 1.01

Governing Use Stipulations

VERSO Overleaf IN 1.00 Credits, Acknowledgements, and Declarations IN 1.01 Index: Governing Use Stipulations IN 1.02 Index: table of contents IN 1.03 Index: table of contents SPP1.00 Six Percent Place Study Summary Narrative: Introduction, Overview SPP1.01 Six Percent Place Study Summary Narrative: Introduction, Overview ISN1.00 Incentive Summary Narrative: Introduction, Overview, Decision Making ISN1.01 Incentive Summary Narrative: Introduction, Overview, Decision Making IS1.00 Incentive Scope: Resident Demographic Characteristics/Data IS1.01 Incentive Scope: Resident Demographic Characteristics/Data IS1.02 Incentive Scope: Creative Class Demographic Characteristics/Data IS1.03 Incentive Scope: Creative Class Demographic Characteristics/Data IS2.00 Incentive Scope: Program Requirements and Desirable Physical Conditions IS2.01 Incentive Scope: Program Requirements and Desirable Physical Conditions IS2.02 Incentive Scope: Program Requirements and Desirable Physical Conditions IS2.03 Incentive Scope: Program Requirements and Desirable Physical Conditions IS2.04 Incentive Scope: Program Requirements and Desirable Physical Conditions IS2.05 Incentive Scope: Program Requirements and Desirable Physical Conditions IS3.00 Incentive Scope: Desirable Location(s)/Siting Conditions IS3.01 Incentive Scope: Desirable Location(s)/Siting Conditions IS4.00 Incentive Scope: Desirable Land Use and Zoning Requirements IS4.01 Incentive Scope: Desirable Land Use and Zoning Requirements IS5.00 Incentive Scope: Desirable Site Utilization Conditions and/or Requirements IS5.01 Incentive Scope: Desirable Site Utilization Conditions and/or Requirements IS6.00 Incentive Scope: Workable Land Use/Site Utilization Deviation(s) IS6.01 Incentive Scope: Workable Land Use/Site Utilization Deviation(s) IS7.00 Incentive Scope: Relevant Environmental Data and Considerations IS7.01 Incentive Scope: Relevant Environmental Data and Considerations IS8.00 Incentive Scope: Desirable Material and Construction Typologies/Requirements IS8.01 Incentive Scope: Desirable Material and Construction Typologies/Requirements IS9.00 Incentive Scope: Desirable/Required Environmental Control Systems IS9.01 Incentive Scope: Desirable/Required Environmental Control Systems IS10.00 Incentive Scope: Projected Operational Expenses and Targets IS10.01 Incentive Scope: Projected Operational Expenses and Targets IP1.00 Incentive Proposal: Site Context and General Site Modification Strategies IP1.01 Incentive Proposal: Site Context and General Site Modification Strategies Sheet IP2.00 Incentive Proposal: Exterior Pictorial/Perspective, Corner One; with two dimensional Plan and Section Information IP2.01 Incentive Proposal: Exterior Pictorial/Perspective, Corner Two; with two dimensional Plan and Section Information IP2.02 Incentive Proposal: Exterior Pictorial/Perspective, Corner Three; with two dimensional Plan and Section Information IP2.03 Incentive Proposal: Exterior Pictorial/Perspective, Corner Four; with two dimensional Plan and Section Information IP3.00 Incentive Proposal: Section Perspective One; with two dimensional Plan Information IP3.01 Incentive Proposal: Section Perspective One; with two dimensional Plan Information IP3.02 Incentive Proposal: Section Perspective Two; with two dimensional Plan Information IP3.03 Incentive Proposal: Section Perspective Two; with two dimensional Plan Information IP4.00 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.01 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.02 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.03 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.04 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.05 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.06 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.07 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.08 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.09 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.10 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.11 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.12 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.13 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.14 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation IP4.15 Incentive Proposal: Global Pictorial Assembly Sequence/Pictorial Depiction of Staged Implementation

IN 1.02 Table of Contents

IP5.00 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific IP5.01 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific IP5.02 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific IP5.03 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific IP5.04 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific IP5.05 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific IP5.06 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific IP5.07 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific IP5.08 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific IP5.09 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific IP5.10 Incentive Proposal: Pictorial Assembly Details, format and type intervention specific CA1.00 Code Analysis: Incentive Proposal CA1.01 Code Analysis: Incentive Proposal CA1.03 Code Analysis: Incentive Proposal CA1.04 Code Analysis: Incentive Proposal CA1.05 Code Analysis: Incentive Proposal CA1.06 Code Analysis: Incentive Proposal SP1.00 Specifications: CSI Designated Material Annotation Legend SP1.01 Specifications: CSI Designated Material Annotation Legend IMP1.00 Implementation Documentation: Logistics IMP1.01 Implementation Documentation: Logistics IMP1.00 Implementation Documentation: Permits IMP1.01 Implementation Documentation: Permits IMP2.00 Implementation Documentation: Contracts IMP2.01 Implementation Documentation: Contracts IMP3.00 Implementation Documentation: Critical Path Analysis IMP3.01 Implementation Documentation: Critical Path Analysis IMP4.00 Implementation Documentation: Hard Cost Analysis IMP4.01 Implementation Documentation: Hard Cost and Soft Cost Analysis

IN 1.03

Table of Contents

Pittsburgh has slowly been losing its population ever since the fall of the steel industry. Garfield is one of the neighborhoods that has experienced this downward trend. It suffers from high vacancy and poor public infrastructure. However, Garfield has assets that give it potential to revitalize. This includes convenient location and most importantly, affordability. cityLab believes that Garfield can change if it is populated with creative workers. Creative workers include artists, designers, engineers, architects, and other occupations involved with the media and arts. CEO for Cities research shows that creative workers make local economies stronger through their entrepreneurism. Entrepreneurs look for affordable places with potential to invest in. This plan is based around certain priorities. The Garfield community and cityLab hope that Garfield will become more visible, diverse, family friendly, clean and safe. cityLab has come up with sixteen different possible strategies to be implemented in order to reach their final experimental goal. One of the strategies is housing that sets Garfield apart. The current affordable housing in Garfield can be found in any other Pittsburgh community and is not distinctive. Garfield affordable housing should be distributed amongst the community to economically integrate the community and offer more choices to current and incoming residents. Through the use of the cohousing model, this plan will increase the residential density near Penn Avenue. The success of the plan will ultimately depend on the community of Garfield.

SPP 1.00

SIX PERCENT PLACE STUDY SUMMARY NARRATIVE: Introduction Review

SOURCE: 6% Place Report

SSP 1.01

SIX PERCENT PLACE STUDY SUMMARY NARRATIVE: Introduction Review

The Objective: To rehabitate Garfield by means of a residential development strategy that utilizes resources unique and native to Garfield. The Strategies: Site Selection Deconstruction Adaptable Modular Design Controlled Prefabrication Phased Implementation of Rehabitation Site Selection In selecting the ideal site, several environmental and contextual conditions need to be considered. Vacant lots are a necessity to begin the process. Adjacency or proximity to abandoned homes provides a source of local reclaimed materials through the deconstruction process. Beyond these general selection criteria more specific assets such as: distance to creative hotspots, solar access, drainage patterns, neighboring site conditions, etc. Deconstruction Deconstruction is the process of methodically disassembling a building with the primary goal of recovering any material in good enough condition to salvage. This recovered material can be recycled and then reused in future construction. Abandoned homes in proximity to selected sites can be deconstructed throughout the development process and the acquired materials will be recycled and stored for later use in the project. Although the initial cost associated with the deconstruction process (labor, training, facilities, repurposing, transportation) is high, minimizing the use of new materials and keeping old ones out of landfills leads to a lower environmental impact. Over time the business model of deconstruction may prove to be viable urban reclamation facility. Adaptable Modular Design Each occupant type and site condition calls for a unique placement and orientation of the programmatic pieces of a home. Each programmatic element acts as a module constructed from prefabricated panels. Through computational means, the needs of each modular space can be evaluated and placed upon the site to determine the organization of the final construction. Controlled Prefabrication Each module type can be broken into panels of distinct dimensions that are employed multiple times in other module types. The modularity of the design allows for the prefabrication of fewer unique panels per home. The limited variety and dimensions allows for a streamlined process of fabrication, that can take place off-site allowing for stricter dimensional tolerances, and more efficient material use. Phased Implementation of Rehabitation Garfield, in its current state, is prepared to accommodate an influx of creative workers. In the projectâ&#x20AC;&#x2122;s nascent state, creative workers are provided small modular homes close to Garfieldâ&#x20AC;&#x2122;s economic and creative hotbed. As Garfield is repopulated and becomes an attractive move for families, the modular homes can be augmented and new larger homes can be built further from Penn Ave. With this growth in population and development in occupancy so to the construction and prefabrication process would grow and become more efficient, reducing cost and permitting the construction modular homes.

ISN 1.00

INCENTIVE SUMMARY NARRATIVE: Introduction, Overview, Decision Making

ISN 1.01

INCENTIVE SUMMARY NARRATIVE: Introduction, Overview, Decision Making

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 



   

 



  

 

 

   



 

   

  

 

 

















IS 1.01

INCENTIVE SCOPE: Resident Deographic Characteristics/Data

 

                                       

 

          

                                             

 



                 

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 

 

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  

  

  

                    

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 

  

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                     

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

  

                



  

  



 

          





    Median Income Levels in Garfield                          Creative Worker Percentage in Garfield and Friendship 

IS 1.02

INCENTIVE SCOPE: Creative Class Demographic Characteristic

     





    



 









                   





  



  



  External Economic Indicators in Friendship and Garfield           



 

 

          

IS 1.03

INCENTIVE SCOPE: Creative Class Demographic Characteristic

DESIRABLE SITE CONDITIONS The housing strategy involves a modular assembly with unique programmatic spaces that can be switched out and augmented to respond to the occupants needs. Also, deconstruction is employed to utilize local materials that would otherwise go to the landfill. Due to this construction type, it is important to manage site selection. When evaluating physical conditions for potential sites, there are several factors that are essential in making a informed decision to either build or not build on that site. Some desirable physical conditions are:

B) Maximize Southern Exposure To take advantage of the southern sun, our program puts the most â&#x20AC;&#x153;liveableâ&#x20AC;? spaces along the face with the greatest southern exposure. In the composition we are approaching, our studio space takes full advantage of the southern exposure along with a concrete slab floor for thermal massing.

C) Adjacency to Demolition-Slated Home The construction of our building works in tandem with the process of soft stripping a home slated for demolition. The closer we are, the quicker we will be able to salvage materials from that site

IS 2.00

INCENTIVE SCOPE: Program Requirements and Desirable Physical Conditions

D) Clearance Consideration When on the construction site, its critical to make note of potential obstacles to the crane used for construction. These obstructions include foliage, telephone lines and / or electric poles. The span and reach of a crane must also be considered.

E) Water Collection Drainage is a vital component when it comes to site evaluations. To take advantage of the rain, by creating a building with a large roof surface area, water can be collected into the gutter system and directed into the cistern. It will become a grey water system where the water can be utilized for non-potable reasons.

A) Stable Soil Because our design calls for 12 concrete footers to go 40â&#x20AC;? deep and helical piers that go down to the frost line, a soil test from a geotechnical evaluation will reveal how stable the soil is and whether or not it is in a position to site the home

IS 2.01

INCENTIVE SCOPE: Program Requirements and Desirable Physical Conditions

IS 2.02

INCENTIVE SCOPE: Program Requirements and Desirable Physical Conditions

For the larger rehabitation strategy to address the vacancies in Garfield 5 common site types and 8 occupant types were identified. Of the vacant lots surveyed, there were many that were non-corner lots, having edge on the street facing either north or south. In addition, however there were several occurrences of 3 of the possible 4 corner conditions. The multitude of occupancy conditions were identified by looking at the entire potential scope of the incentive, starting with smaller single occupant units deployed in the early stages. As Garfield becomes more of a viable neighborhood for families, and the prefabrication process becomes more streamlined, larger units with more occupants can be generated. Each number of occupants, and their relationship to each other has a commuter and live/work variation integrated into the matrix. Given the modular design, residentâ&#x20AC;&#x2122;s behavior and occupation can be accommodated for. The live/work type assumes the resident needs a space to work at home and provides a studio module in each of the massings for live/work.

IS 2.03

INCENTIVE SCOPE: Program Requirements and Desirable Physical Conditions

5129 DEARBORN STREET BATHROOMMECHANICAL (2) BEDROOM (2) PATIO (1) ROOMSTREET (1) 5129LIVING DEARBORN STUDIO SPACE (1) KITCHEN (1) BATHROOMMECHANICAL (2) BEDROOM (2) PATIO (1) LIVING ROOM (1) 5129STUDIO DEARBORN STREET SPACE (1) KITCHEN (1) BATHROOMMECHANICAL (2) BEDROOM (2) PATIO (1) 5118 DEARBORN STREET LIVING ROOM (1) STUDIO SPACE (1) BATHROOM (2) KITCHEN BEDROOM(1)(1) PATIO (1) LIVING ROOM (1) 5118 DEARBORN STREET STUDIO SPACE (1) KITCHEN (1) (2) BATHROOM BEDROOM (1) PATIO (1) LIVING ROOM (1) SPACE (1) 5118STUDIO DEARBORN STREET KITCHEN (1) BATHROOM (2) BEDROOM (1) 5459 BROAD STREET PATIO (1) LIVING ROOM (1) BATHROOM/MECHANICAL (4) STUDIO SPACE BEDROOM (3) (1) KITCHEN PATIO (1) (1) (1) 5459LIVING BROADROOM STREET STUDIO SPACE (1) KITCHEN (1) BATHROOM/MECHANICAL (4) BEDROOM (3) PATIO (1) LIVING ROOM (1) 5459 BROAD STREET STUDIO SPACE (1) KITCHEN (1) BATHROOM/MECHANICAL (4) BEDROOM (3) PATIO (1) LIVING ROOM (1) STUDIO SPACE (1)

The modular assembly is comprised of prefabricated panels that form a set number of module types that are dimensioned, shaped, and oriented to cater to specific programmatic needs and performative requirements. The Living room module is the anchor of all of the combinations in the matrix. Its adjacency priorities begin with street frontage. It acts as the welcoming space, in addition to daily relaxation. Due to the thin nature of the lots and the need for the porch, having an entry directly into the living room is needed. Its association with other program takes into account relative activity and noise levels, so being far from the bedroom is ideal. Solar access for the living room is primarily concerned with minimizing glare and maximizing solar heat gain for the cold winter months. The Kitchen module not only includes a kitchen but built in facilities for laundry and water heater placement. The modular panels that comprise this piece contain all for the connectors for HVAC and plumbing systems needed for the home. The kitchen’s solar access and adjacency priorities are based on contextual and traditional notions of the programmatic function of the kitchen. The solar exposure priority is not only for solar heat gain but also to ensure it has views out to the yard or street, and has eastern sun light to begin one’s day when preparing breakfast. The Studio module is conceived as being a shop for those who make, and less of an office. Solar access with this space is especially important as it needs non-glare situations, but it is also the location of the thermal mass slab (an option for home-buyers). This works twofold. If given southern sun, it provides heat for the night when the resident might be creating artwork after her day job. The slab condition also allows for heavier loaded conditions, such as a CNC machine. The Bedroom is just like a typical bedroom. Its placement and orientation move it away from the public side of the home, and seek eastern light to wake the occupant each morning.

KITCHEN (1)

All of the factors described above are weighted and fed into a script that computes viable solutions the each cell in the matrix. It iterates and evaluates results based on the values assigned to each priority and seeks and optimal result according to the values given.

IS 2.04

INCENTIVE SCOPE: Program Requirements and Desirable Physical Conditions

IS 2.05

INCENTIVE SCOPE: Program Requirements and Desirable Physical Conditions

Garfield has over a hundred vacant lots and buildings. Our main site was chosen based solely on the fact that the adjacent site was to be slated for demolition. It was a good site to easily demonstrate our deconstruction and construction processes. The method of choosing the other top sites was based on several factors. After obtaining a list of vacancies on the Allegheny County website, the ones with existing buildings were eliminated first for finding desirable sites. The first factor was choosing based on the owner of the lot. We only looked at the ones owned by the City of Pittsburgh because the sale prices that the city set were more reasonable and closer to their actual market value prices. The second factor was the sale price and lot size ratios to help increase affordability. The third factor was feasibility of the site and adjacencies to it.

ADJACENT EMPTY LOT

IS 3.00

Parcel ID : 0050-K-00246-0000-00

INCENTIVE SCOPE: Desirable Locations(s)/Siting Conditions

LARGE LOT

5459 Broad Street Pittsburgh, PA 15206

Lot Area: 5,016 square feet Front Face: South Vacant Adjacency: Lot 290 Land Value: $2,500 Sale Price: $8,318 Current Owner: City of Pittsburgh

5129 Dearborn Street Pittsburgh, PA 15224 Lot Area: 2,000 square feet Front Face: South Vacant Adjacency: Lot 244 (Not available) Land Value: $8,800 Sale Price: $5,835 Current Owner: City of Pittsburgh

ADJACENT DEMOLITION SITE

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Garfield Vacancy Map

5118 Dearborn Street Pittsburgh, PA 15224 Lot Area: 2,000 square feet Front Face: North Vacant Adjacency: Lot K265 Land Value: $1,300 Sale Price: $20,000 Current Owner: Garfield Glen Housing Parcel ID: 0050-K-00266-0000-00

IS 3.01

INCENTIVE SCOPE: Desirable Locations(s)/Siting Conditions

The designated zone for all sites chosen as desired or potential lots for this incentive all fall under: R1D-H. R = Residential 1 = Single Unit D = Detached (Not sharing wall with adjacent structure) H = High Density As stated in City of Pittsburgh Code of Ordinances under Title Nine 903.03.D Minimum lot size: 1800sf, 40ft max height Minimum lot size per unit: 750sf Minimum front setback: 15ft. Minimum rear setback: 15ft. Minimum sideyard setback: 5ft. Max height: 40ft or 3 stories

20 ft. lot width

15 ft. rear setback

90 ft. lot length

15 ft. front [contextual] setback

0-3 ft. side [contextual] setback

As stated in City of Pittsburgh Code of Ordinances under Title Nine 925.06.B: “Regardless of the minimum front setback requirements imposed by the zoning district standards of this Code, applicants shall be allowed to use Contextual Front Setback. The Contextual Front Setback shall apply only to primary uses and structures. A Contextual Front Setback may fall at any point between the (zoning district) required front setback and the front setback that exists on a lot that is adjacent and oriented to the same street as the subject lot. If the subject lot is a corner lot, the Contextual Setback may fall at any point between the (zoning district) required front setback and the front setback that exists on the lot that is adjacent and oriented to the same street as the subject lot. If lots on either side of the subject lot are vacant, the setback that is required by the zoning district shall apply. This provision shall not be interpreted as requiring a greater front setback than imposed by the underlying zoning district, and it shall not be interpreted as allowing setbacks to be reduced to a level that results in right-of-way widths dropping below established minimums.” As stated in City of Pittsburgh Code of Ordinances under Title Nine 925.06.C: “Regardless of the minimum side setback requirements imposed by the zoning district standards of this Code, applicants shall be allowed to use a Contextual Side Setback. The Contextual Side Setback shall apply only to primary uses and structures. A Contextual Side Setback may fall at any point between the required side setback and the side setback that exists on a lot that is adjacent and oriented to the same street as the subject lot, but shall be a minimum of three (3) feet. If the subject lot is a corner lot, the Contextual Side Setback may fall at any point between the required side setback required by the zoning district and the side setback that exists on the lot that is adjacent and oriented to the same street as the subject lot, but shall be a minimum of three (3) feet. If lots on either side of the subject lot are vacant, the setback that is required by the zoning district shall apply. This provision shall not be interpreted as requiring a greater side setback than imposed by the underlying zoning district, and it shall not be interpreted as allowing setbacks to be reduced to a level that results in right-of-way widths dropping below established minimums. Regardless of the setbacks of adjacent structures, for any single-unit house on a recorded zoning lot that is less than sixty (60) feet in width, the side yards may be reduced according to the following: Lot width 37 or below has interior setback of 3ft. and street setback of 15ft.” As stated in City of Pittsburgh Code of Ordinances under Title Nine 925.06.C1: The applicant may reduce the side setback to three (3) feet on both sides only if adjacent properties have setbacks of three (3) feet or less on the sides abutting the applicant’s property. Statements B, C, and C1 allow for the discrepancies between what typical zoning code stipulates and what a given neighborhood with a long history and distinct massing typology to be maintained and meet code. Technically, the module design can satisfy these zoning conditions for a typical Garfield lot of approx 20’ by 90’.

IS 4.00

INCENTIVE SCOPE: Desirable Land Use and Zoning Requirements

As stated in City of PittsburghAs Code of Ordinances under Title Nineof925.06.A: stated in City of Pittsburgh Code Ordinances under Title Nine 925.06.A: “The following structures may“The be located within required setbacks: following structures may be located within required setbacks: 4. Railings not more than three one-half (3½) feet height 4. and Railings not more thaninthree andconstructed one-half (3½) feet in height constructed on any balcony, stairway, porch or landing platform on any balcony, stairway, porch or landing platform 7. Bay windows, architectural7.design embellishments, and cantilevered floor Bay windows, architectural design embellishments, and cantilevered floor areas of dwellings that do notareas project more than two (2) feet into the required of dwellings that do not project more than two (2) feet into the required setback; setback; 13. Open outside stairways or fireOpen escapes that do not project thanthat fourdo not project more than four 13. outside stairways or firemore escapes (4) feet into a required side or(4) rear yard; feet into a required side or rear yard; 14. Open structures such as porches, decks or landing whichdecks do not 14. Open structures suchplaces as porches, or landing places which do not extend above the first floor ofextend the building, railing noofmore than fortyabove with the first floor the building, with railing no more than fortytwo (42) inches high, and withtwo no roof construction measuring than four measuring more than four (42) inches high, and with nomore roof construction (4) feet from the under side of(4) thefeet supporting plate to the top of the roof, may from the under side of the supporting plate to the top of the roof, may be erected.” be erected.”

IS 4.01

INCENTIVE SCOPE: Desirable Land Use and Zoning Requirements

P.O

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P.O

PITTSBURGH OF TY CI

P.O

STATE OF P E N NSY L V AN IA GHENY COUNT ALLE Y

BGC

GGH

Properties:

All properties specified for this incentive fall within the 6% Place which is entirely contained within the bounds of the Garfield Neighborhood. All the properties shown except 5118 Dearborn are owned by the city. 5118 Dearborn Street is owned by Garfield Gen Housing LP.

Garfield Glen Housing LP:

A private real estate corporation with the sole directive of acquiring lots and developing single-family homes. Their existence in the scope of the community is akin to that of BGC, but even more distant in terms of awareness of unique dynamics of the Garfield community.

Morningside Church

Like most churches, Morningside is heavily invested in the community, but not just socially. It has large stocks of property being developed for community/public projects for the Garfield neighborhood. Also, being a church it is exempt from particular tax codes and other statutes as it is a religious institution, however this does not override things like use and building codes. However with the backing of the community this organization has extraordinary capacity to affect and augment the community in which it is so deeply rooted.

IS 5.00

INCENTIVE SCOPE: Desirable Site Utilizations and Conditions and/or Requirements

POWER DISTRIBUTION

Authority Having Jurisdiction, and Other Constituent Players

Bloomfield Garfield Corporation:

Primarily exists within the bounds of the city, but despite the name is not a significant player in the community, socially, or in terms of involvement. However they do own a large amount of land, wielding financial power over Garfield residents and potential residents.

Private Owner(s):

Vary; as an owner can be an absentee landlord, real estate speculator, or could be family owned property since electronic records have been made available for the property.

Garfield Jubilee:

A private real estate/community organization that owns properties but is very much engaged in the social, economic, and political spheres of Garfield very much to the extent of a churchâ&#x20AC;&#x2122;s involvement in a community.

TSBURGH F PIT O TY CI Y OF GARFIELD T I N MU M

MSC

STATE OF P ENN SYL VA NIA GHENY COUNT ALLE Y

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IS 5.01

INCENTIVE SCOPE: Desirable Site Utilizations and Conditions and/or Requirements

Vacant lots in Garfield have to be acquired to build affordable housing units in which the design will be based on the size and adjacencies of the lot. The land use code would change from vacant lot to single family. Our housing units are targeted for one or two residents and eventually for a single family. The smaller vacant lots that are approximately 2,000 square feet will be utilized for the one or two resident program. The larger vacant lots or two vacant adjacent lots together will be utilized for the single family program.

Single Housing units legally owned by a single family or person

The design of the units was contextual and based on the neighborhood of Garfield. Most of the houses are two-stories with pitched roofs. In order to achieve a similar contextual pattern, the bedroom module will be stacked on the other modules. The design would require a stair module that will be placed on the side of the modules. A pitched roof module was created to eliminate the flat top of the modules and adapt to the setting. The front porch is also an important aspect of the neighborhood because it encourages socializing among the people of Garfield.

Single Housing unit legally owned by more than one person

PITCHED ROOF

TWO FLOORS

FRONT PORCH

CONTEXTUAL IS 6.00

INCENTIVE SCOPE: Workable Land Use/ Site Utilization Deviations

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Exploded Compnents Diagram: Site Adaptation

Vacant Lot

IS 6.01

INCENTIVE SCOPE: Workable Land Use/ Site Utilization Deviations

Wind: On average for the year most wind comes from the west and maybe a little south. During the summer the wind comes more from the Southwest. One important note for skinny lots on a North-south oriented street grid is that the broad sides of these homes will be mostly in the wind shadow of neighboring houses. This however will force most of the cross winds from the west to be channeled down the streets. This will provide a nice cool breeze on the porch during hot summer days, and by breaking up the massing on the street front, wind can be slowed down. This is a case where the tight packing of lots and small setbacks help by creating a good wind shadow and slowing wind speed. The faster the wind is on the exterior surface the more infiltration an assembly will have. Temperature: 5968 heating degree-days 654 cooling degree-days Based on 5 degree winter design temperature Garfield homes will be primarily concerned with heating. These degree-days show how many degrees away from the design temperature for each day of the year the temperature is on average. The design temperature is the temperature that the heating system should be designed to maintain comfort temperatures inside. This is a ratio of more than 9:1 heating to cooling for a typical year. There are other behavioral that can be made to further offset extreme temperature differences and keep heating systems from running full tilt. Activity with high metabolic rates will increase the temperature of the individual as well as the ambient temperature of the space. Wearing more layers is also an easy way to offset heating costs, but these behavioral changes depend on the resident. Water/rain: The sites identified rest at the bottom of a significant hill, which means there will be a compounding effect of amount of rainwater the home will have to deal with. The footing strategy of the module framework will ensure most topography can be negotiated with little site work, and still be able to help water penetrate the soil. Having the building elevated decreases the percentage of impervious surfaces and provide a way for the water to drain. Further strategies involving strategic plantings, and land manipulation will ensure all rainfall is accounted for.

IS 7.00

INCENTIVE SCOPE: Relevant Environmental Data and Considerations

MPH 1.3 - 4 4-8 8 - 13 13 - 19 19 - 25

N 18%

15% 12% 9% 6% 3%

S Sun: Pittsburgh has relatively low solar exposure, and higher cloud cover than national averages. This makes solarheat gain strategies more difficult and less effective than in other situations, but not impossible. Sites selected take into considerations adjacencies to take advantage of any openings to the south. The narrow lots limit surface area facing the southern sky. The tight setbacks only compound the issue. For sites next to the home to be deconstructed, like 5118 Dearborn, solar access will emerge as part of the process of the (de)construction.

IS 7.01

INCENTIVE SCOPE: Relevant Environmental Data and Considerations

RECLAIMED RECLAIMED MATERIAL MATERIAL

INCENTIVE SCOPE: Desirable Material and Construction Typologies/Requirements

ORIENTED STRAND BOARD

IS 8.00

GRADE A 1 PLYWOOD

DIMENSIONAL LUMBER (DECKING)

ROOF TRUSS SYSTEM

TYVEK HOUSE WRAP

DIMENSIONAL LUMBER

BRICK

NEW MATERIAL NEW MATERIAL

NEW NEW MATERIAL MATERIAL

The materials included in the construction include both new, purchased materials as well as reclaimed materials from deconstructed homes. The new materials are mostly reserved for what needs to go into the fundamental prefabricated assemblies. Prefabrication offsite allows for higher tolerances, but that requires precise materials. Reclaimed materials will have more variables, but there are many uses and places that they can be successfully salvaged and re-utilized. The prefabrication process will not only tighten tolerances, helping reduce infiltration and heat loss, but will speed the construction process. The wall types arrive on site, with instructions of which wall goes where to setup the module/room language that all falls on a regularized foundation system to account for the lot dimensions, possible site issues, as well as provide enough structure to accept future modifications and additions.

DRYWALL

CONCRETE

VINYL SIDING

CORRUGATED STEEL ROOFING

STEEL C CHANNEL

STEEL PIPE

STEEL I-BEAM

The advantages of reclaimed materials is not just getting materials for cheap, but also is a very sustainable practice that needs to become an ubiquitous process to the design and philosophy of all buildings. All buildings will fall someday, it is important that as much of the original materials that went into the construction can be disassembled and integrated into newer construction. Also, by localizing the deconstruction process, an opportunity arises for a viable business model to provide local reclaimed materials to job sites down the street from deconstructed properties.

DRYWALL

For typical reclaimable materials: brick, corrugated steel, and drywall are usually a sure shot if present in a home. Wood requires some extra post process work depending on its condition and what its new use will be. Reclaimed woods, for the most part, will be siding or decking after being treated.

IS 8.01

INCENTIVE SCOPE: Desirable Material and Construction Typologies/Requirements

Thermal Mass: The floor of the studio space has an optional thermal mass concrete panel system integrated into the 5118 Dearborn design. The floor assembly differs in that it is topped with 6â&#x20AC;? deep 4ft by 9ft concrete painted black and directly exposed to the sun. The south wall of the studio incorporates a garage door assembly, which is largely glazed to sun temper the space, and fully utilize the solar mass properties of the panels. Insulation beneath ensures heat transfers back into the studio space at night to facilitate creative work after traditional workday hours, when the space will be primarily used. With the modular design of each wall panel and the ability to zone off a given room, excessive heat loss from the garage door operation can be mitigated by fully shutting down the doors to the studio space. Internal Heat Gains: By having wall, floor and ceiling assemblies prefabricated in a controlled environment, construction tolerances can be much tighter and can make for a tight assembly. Trapping heat generated from equipment and human activity is the easiest cheapest way to cut down on heating costs. A human generates 300 BTU per hour while at rest. Various metabolic rates change with different activities in different programmatic spaces. The layout of each home design is calibrated with these factors in mind. Passive ventilation: There are 1:9 cooling to heating degree days in Pittsburgh, which means the cooling system would be used 1/9th as much as the heating system. The gap from the hottest summer design temperatures to comfort level is close enough to justify simple active ventilation fixtures and recommendations for behavioral patterns. Clothing is the first and most obvious one. If its hot, there is no need to be in a full suit and tie if one is beating the heat in the house. Work done in the studio can be done with the garage door open, which will catch crosswinds through the back lots and alleyways of Garfield. Water Catchment: Channeling rainwater gutters and runoff from the surfaces of the home and other impervious surfaces is a simple way to save water for yard work later. Pittsburgh has no shortage of rainfall, which means there is no reason potable treated tap water should be used for yard work, exterior cleaning, and other activities. A simple water cistern allows for the homeowner to utilize the surfaces of the home to catch water for later use, all for free!

IS 9.00

INCENTIVE SCOPE: Desirable/Required Environmental Control Systems

Active conditioning systems:

Heating: Hot water natural gas boiler Lennox Natural Gas Boiler GWB8-37E/S: Price: $1500 Output: 30,000 BTUh Efficiency: 81.6% Notes: It is important to spec an appropriately sized boiler to handle the worst case scenario of heating loads so that comfort can be maintained. However, in the case of natural gas fueled boilers, efficiency typically drops with size, and sizes only get so small. A balancing of factors like up front cost, cost of operation (efficiency), and output capability takes place to determine the optimal system for a given home arrangement. Hot Water: Nortiz nr66 natural gas tankless water heater: Price: $750 Output: 6.6 GpM Efficiency: 83% Notes: A tankless (or instantaneous) water heater is perfect for an occupant who is not home all day, and/or lives alone and has few select times when hot water is required. The only short coming of tankless heaters is their ability to supply large amounts of hot water to several persons showering. 6.6 gallons per minute is more than enough. Also, since there is no tank, 50 gallons are not sitting around getting heated periodically maintaining 140 degrees for 90% of a given day. This is a huge cut off the gas bill that will pay off in a few years, easily. Active Ventilation/cooling: The Savoy (Hunter ceiling fans) 52â&#x20AC;? (3) Price: $209 Air movement: 5873 CFM Watts: 66 Efficiency: 89% Notes: Using something as simple as a high performance fan to circulate air in and out of a space can rapidly cool a space by dropping built up humidity and increasing the velocity of the air space, cooling the occupant. This in combination with open windows can avoid the use of AC altogether.

IS 9.01

INCENTIVE SCOPE: Desirable/Required Environmental Control Systems

Interior air film Wood floor OSB Unvented air space 8” Fiberglass insulation OSB Exterior air film

Material R-value Interior air film Wood floor OSB Unvented air space 8” Fiberglass insulation OSB Exterior air film

.68 1 .71 1 30 .71 .17

R-value Material Material R-value

erial R-value

film wall lass OSB ding film

rgy ne e l ica .68 yp ent t 1 h id wit res .71 . 48 me, at a 1 3 h s. $6 ho 30 is the age t taxe n .71 r y n g o ort ert .17 rbo ea load a m prop D , g t 8 s ge 11 eatin ount evan tga 5 r l o h am re n m g i lly ll the vin ctua sage nd a i l n a u y, a or yo e f on er arl ) ns sed l wat to pa e y e m p ba ca er ct ay ex i r th al cost , typ expe ill p e n w p o i t ces uld nt rat ea .25 ide pe ed h plian e wo $1 h) s o t e a g y lud ap er an arl g ( kW t th ye s inc ctric ice r d: tin per a a e h i n Th this n ele is pr spe or he ents fw lf o In ds o at th t will gas f .19 c a h is loa king iden ural ty (7 his T loo e res nat ctrici n s. Th 57 o ele ter. litie s. i t n u xe $6 90 o wa a all n or an t $6 54 o f h 1 t 1 0 $ 5 ore $1 t’s 00 m a R-value Material Th d $1 an .68 Interior air film

Material R-value

.68 .56 12 .71 .68 .17

Interior air film Drywall 3” Rigid Fiberglass OSB Vinyl Siding Exterior air film

.68 .56 12 .71 .68 .17

IS 10.00

INCENTIVE SCOPE: Projected Operational Expenses and Targets

.68 .56 12 .71 1 .44 .17

Interior air film Drywall 3” Fiberglass insulation OSB 2” air space Brick Exterior air film

.56 12 .71 1 .44 .17

Drywall 3” Fiberglass insulation OSB 2” air space Brick Exterior air film

wall w/brick 0.17 outside air 0.44 brick R-values 1 airgap 0.71 osb wall w/brick 12 3" fiberglass 0.56 0.17 drywall outside air 0.68 inside 0.44 brick air 15.56 1 airgap

wall vinyl w/studs

wall w/brick studs

0.17 outside air 0.68 vinyl siding

0.71 wall 12 0.56 0.17 0.68 0.68 14.8

0.71 wall 4.38 0.56 0.17 0.68 0.68 7.18

0.17 0.44 1 0.71 wall 4.38 0.56 0.17 0.68 0.44 7.94 1

wall vinyl

0.17 outside air 0.71 osb 30 8" fbglass osb 1 air space vinyl floor/ceiling 3" fiberglass 0.71 osb drywall air 1 woodfloor outside 0.17 outside air inside air 0.68 air vinyl siding 0.71 inside osb 34.27 30 8" fbglass

0.71 osb 0.71 Yearly Costs 12 3" fiberglass 12 0.56 drywall 0.56 Inside temp = 68 Design 0.68 Tempinside = 5 air 0.68 15.56 sqft R14.8 Floor Costs 684 34.27 Yearly Ceiling 684 34.27 Brick Wall 15.56 Inside temp = 68 900 Design Wall Temp = 5 Regular 1,452 14.8 Brick wall Studs 100 7.94 sqft R Wall 145 7.18 Floorstuds 684 34.27 Windows 156 2.5 Ceiling 684 34.27 Brick Wall 900 volume Regular Wall 1,452 Infiltration Brick wall Studs 11,853 100 Total 3,437 Wall studs 145 Windows 156

Infiltration Total

volume 11,853 3,437

Electric Load Water/Sewage Electric MortageLoad Water/Sewage Taxes Mortage Taxes

floor/ceiling

osb 1 air space 0.71 4.38 3" fiberglass 0.71 osb drywall 1 woodfloor 0.56 inside air 0.68 inside air 0.68 7.18 34.27 sqft/R Ti-To btu/hour

15.56 14.8 0.018 7.94 7.18 2.5

0.018

20 20 58 98 13 sqft/R 20 20 62 20 58 air98 changes 0.45 13 271 20 62 air changes 0.45 271

KWH/month 800 typ. Daily usage 45 KWH/month 800 at 4% $ 60,000 typ. Daily usage 45 County Municipality School District $ 60,000 Total at 4% County Municipality School District Total

63 63 63 63 63 Ti-To 63 63 63 63

osb w/studs vinyl stud drywall air outside insidesiding air vinyl osb stud drywall inside air

0.71 4.38 0.56 0.68 7.94

outside air brick airgap osb w/brick studs stud 3.5" drywall air outside inside air brick airgap osb stud 3.5" drywall inside air

1,257 1,257 3,644 6,181 793 btu/hour 1,272 1,257 3,931 1,257

Heating degree days 3,644 5968 6,181 Year heat loss BTU 6,049 btu/degreeday 793 52581415.04 23,128 8810.558821 1,272 3,931 yearly heating cost $1.25 per thermdegree naturaldays gas Heating $ 657.267688 5968 Year heat loss BTU 63 6,049 btu/degreeday 52581415.04 23,128 8810.558821

63 63 63 63 63 63

Rate

$ 0.07190 Cistern use 2

Yearly yearly $ 690 heating cost

$ 657.267688

Gallons/year 15768

$/Gallon 8.08

$1.25 per therm natural gas Meter charge $ 27.53

yearly $154.93544

Rate Yearly year of mortage payments $ 0.07190 $ 3437.4 monthly=$286$ 690 Cistern use 225 2

Gallons/year 15768

517 666 $286 monthly= 1,408 $/year

$/Gallon 8.08

Meter charge $ 27.53

yearly

$154.93544

year of mortage payments $ 3437.4

225 517 666 1,408 $/year

Total yearly operational expenses: $ 6,348

IS 10.00

INCENTIVE SCOPE: Projected Operational Expenses and Targets

Total yearly operational expenses: $ 6,348

<4% slope change

<4% slope change <4% slope change

Social Permeability: There are very few homes in Garfield which do not have porches. With porches, there is a strong opportunity to create relationships with other residents of the town.

Minor Slope and Adjacencies Because the project will incorporate the method of deconstruction, siting a project within the vicinities of a home that is to be demolished is ideal. With minor slopes, the design can continue without much modification and avoid the costs of laying significant foundation, but with significant grade changes, it would need to either be redistributed amongst the site or a foundation will need to be laid.

Proximity The few feet that separates one home from another poses to be a fire code/setback problem which needs to be fully considered. The closer one home is to another, the more probable that a fire and/or situation could spread to the adjacent home.

Exposure Exposing the southern face of the building to the sun is a good way to increase solar exposure. By placing the most utilized parts of program against these faces, the more that space becomes activated.

IP 1.00

INCENTIVE PROPOSAL: Site Context and General Site Modification Strategies

Dedicated Porch Space: By creating this porch, this design is able to effectively blend with the surrounding environment. Because of the porch, conversation and daily interaction with the community is greatly encouraged.

Foundation Piles: With this method, we avoid many potential issues and not only save cost but time as well. This method will not require a complete slab on grade and will avoid the need to dig any sort of foundation. Because of the high flood rates, this will also help alleviate potential damages caused by flooding.

Zoning Setbacks: Both sides of our design requires a level of setbacks from its adjacent properties. While maintaining the zoning requirements, we are able to expand some more which gave room for our stairs. This penetratiion of the interior space gives an opportunity to utilize some more space for potential storage.

Maximizing Solar Exposure: In this scheme, the program is laid out for a single, live work user. The studio is located on the southern face in order to take advantage of as much sun as possible. The design takes advantage of the sunlight through an 8â&#x20AC;? thick concrete slab to store as much heat as possible in order to begin to be able to distribute heat throughout the building.

IP 1.01

INCENTIVE PROPOSAL: Site Context and General Site Modification Strategies

FIRST FLOOR 1/8”-1’- 00”

IP 2.00

SECOND FLOOR 1/8”-1’- 00”

INCENTIVE PROPOSAL: Exterior Pictoral/Perspective, Corner One with Two Dimensional Plan and Section Information

IP 2.01

INCENTIVE PROPOSAL: Exterior Pictoral/Perspective, Corner One with Two Dimensional Plan and Section Information

IP 2.02

INCENTIVE PROPOSAL: Exterior Pictoral/Perspective, Corner One with Two Dimensional Plan and Section Information

IP 2.03

INCENTIVE PROPOSAL: Exterior Pictoral/Perspective, Corner One with Two Dimensional Plan and Section Information

IP 3.00

INCENTIVE PROPOSAL: Section Perspective One; With Two Dimensional Plan Information

IP 3.01

INCENTIVE PROPOSAL: Section Perspective One; With Two Dimensional Plan Information

g 17

3 4

c i h 5

IP 3.02

INCENTIVE PROPOSAL: Section Perspective One; With Two Dimensional Plan Information

KEYNOTES

1. SECTIONAL PERSPECTIVE TAKEN THROUGHT LIVING ROOM,UPSTAIRS BATHROOM, AND STAIRS LOOKING NORTH. 2. DRAWING IS NOT TO SCALE

MATERIAL ASSEMBLY NOTES

1. ALUMINIUM GUTTER (DRAINS TO CISTERN) 2. RECLAIMED SHIP LAP or VINYL SIDING 3. PIPE RAIL FOR TOP PORCH 4. RECLAIMED FBX BRICK RAINSCREEN 5. W 4X8STEEL BEAM AT GRADE, PROTECTED BY BLACK TNMEC CORROSIVE RESISTANT PAINT 6. 30” DIA. X 48” DEEP CONCRETE PILE 7. HELICAL PILING. DEPTH 8’ 8. MASTIC RUBBER WATERPROOFING FOR UNVENTED CRAWLSPACE 9. OSB SHEATHING (TYPICAL CONDITION. EXISTS AS SUBFLOORING or EXTERIOR SHEATHING AT ALL LOCATIONS OVER MODULAR WALL/PLATFORMS 10. OWENS CORNING R19 FIBERGLASS BATT INSULATION 11. RECLAIMED WOOD FLOORING (REPLANED TO DESIRED CONDITION.DIMENSION) 12. STEEL STRINGER BEAM LAG BOLTED TO RAINSCREEN (NOT A STRUCTURAL CONNECTION) 13. GRADE A1 PLYWOOD TREATED WITH RESIN COATING 14. 3” RIGID INSULATION 15. FORWARD SLIDING DRAWER INTEGRATED INTO STEPS 16. 5”X5” STEEL ANGLE (HOLDS LOWER INSULATED WALL ASSEMBLY THROUGH BOLTED CONNECTION) 17. 1 5/8” NON STRUCTURAL 30MIL STEEL C CHANEL FOR BOTH HORIZONTAL AND VERTICAL CONDITIONS 18. CLIP TYPE MULLION AFFIXED DIRECTLY INTO STEEL 19. DOUBLE CELL POLYCARBONATE PANEL 20. DOUBLE 2X12 FLITCH BEAM SUPPORTING EXTENDED ROOF 21. PREFABRICATED ROOF TRUSS

IP 3.03

INCENTIVE PROPOSAL: Section Perspective One; With Two Dimensional Plan Information

5120 Dearborn Avenue, Garfield

IP 4.00

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

PORCH UNIT

2. GYPSUM BOARD

DOORS AND WINDOWS

OUTER SIDING/ FINISH

SHEAHING MATERIAL

ROOF

WALLS AND SIDING

FOUNDATION AND CHIMNEY

IP 4.00

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

1. PORCH UNIT

The porch unit is structurally independent from the main building. This allows the porch to be taken off first without compromising the integrity of the main structure.

1. DIMENSIONAL LUMBER a. 2” x 4” b. 2” x 6”

2. SCREEN BLOCKS a. 1’ X 1’UNITS

IP 4.02

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

2. GYPSUM BOARD

3. GYPSUM BOARD

Gypsum Boards, given that they are in good condition, can be one of the most valuable salvaged material. This is why it is important that it be taken off early, as to not damage it during the deconstruction.

a. 4’ X 8’ SHEETS

IP 4.03

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

3. DOORS AND WINDOWS

4. WINDOWS

Doors, Windows, Trim, Ext. Awnings, Floor, and Ceiling fans are only a couple of things that can be salvaged during the early deconstruction process. Doors and windows must be maintained as a complete package, and can be directly reused with little to no treatment.

a. 36” x 48” DOUBLE HUNG a. 24” x 48” DOUBLE HUNG a. 46” x 84” FIXED a. 16” x 24” FIXED 5. DOORS a. 36” x 80” b. 34” x 80”

IP 4.04

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

4. OUTER SIDING/ FINISH

6. MASONRY

Because a rain screen is not a structural unit, it is important that it comes off early in the process to both minimize risks on site and to expose the sheathing and dimensional lumber underneath.

a. 8” x 4” x 2.25” BRICK

5. 6.

IP 4.05

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

5. SHEAHING MATERIAL

Sheathing material on wall framing acts as lateral bracing. Without it, the wall frames loose their structural integrity. Therefore, it is at this point that the walls are also supplemented with additional structure.

SHEATHING a. 4’ x 8’ SHEET OSB

5. 6.

IP 4.06

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

6. ROOF

To significantly reduce the amount of risk and labor involved in a deconstructive process, a crane should be brought in to remove the roof and place it on grade for deconstruction. This is a much safer and quicker process.

8. SCREEN BLOCKS a. 1’ X 1’UNITS

9 DIMENSIONAL LUMBER . a. 2” x 4” b. 2” x 6”

IP 4.07

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

7. WALLS & SIDING

10. DIMENSIONAL LUMBER

All wall frames can now be taken down, stud by stud, wall by wall. This is also the time for the floor joists to be deconstructed. It is important to the deconstructive process that all dimensional lumber be kept organized by size.

a. 2” x 4” a. 2” x 6” a. 2” x 10”

9. 10.

5. 6.

IP 4.08

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

8. FOUNDATION AND CHIMNEY

11. MASONRY

Because Chimney bricks are structural, they can be free standing. This should be the last element to get deconstructed, and can become a great source to salvage brick in good condition.

a. 8” x 4” x 2.25” BRICK

9. 10.

11. 6.

IP 4.09

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

Prefabrication begins!

Insulate and Sheathe

Sitework begins!

Foundations

The floor and ceiling platforms are constructed first. Their structure only changes to allow for mechanical systems, windows and doors. Rough openings are made in these platforms after these elements have been selected and dimensioned.

Bulldozers and site crews clear the site of debri and unruly vegetation, paving the way for minimal grading to proceed, just enough to ensure the viability of the pier foundation system and the resulting crawlspace.

IP 4.10

Once the custom openings in the stuctural panels have been cut and each platform and wall section has been fully framed rigid and batt insulation is sealed inside of each exposed unit.

The pier system avoids the drawn out and costly process of conventional mat, slab, or shear wall foundations. The holes are dug, the helical pilings are driven and the concrete is poured. Southern facing spaces receive special attention and thick thermal mass slabs of concrete are poured using relaimed brick as â&#x20AC;&#x153;lost formworkâ&#x20AC;? and foundation.

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

Prefabricate roof trusses & Ship out modules

Finish roof fabricating roof trusses

Frame Steel

Connect ground floor platforms

Once the module prefabrication has completed, coordinated with the steel framing completion the panels can be delivered to site and fabrication of the roof trusses can begin.

Welders, riviters, and cranes are needed to erect the steel frame upon which the module platforms and eventually the entire house will rest.

Wrap them up, test them , and prepare them for shipment to site. It is at this time that the labor can shift to building module inventory or customizing existing panels for other porjects.

The prefabricated platforms are affixed to the steel structure.

IP 4.11

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

Ship out roof trusses

Raise the roof

Once the prefabricated trusses have been delivered they can be connected using telescoping steel ties and hoisted into place using a crane. Following this the trusses are capped with sheathing.

Frame Modules

Erect the prefabricated module walls and frame custom structural elements (porches & overhangs).

IP 4.12

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

Lay Brick Rainscreen

The brick rainscreen is constructed by a mason or masons and is composed of reconstituted materials obtained though local deconstuction.

Incorporate Reclaimed Materials & Exterior Finishes

Other reclaimed materials that have been processed and cleaned are employed throughout the house (wooden flooring, brick patio, decking, wood shiplap). When modern or fresh materials are better suited, or when there is a lack of reclaimed materials newly purchased materials are used.

IP 4.13

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

Special Construction

During this stage site specific design elements and those that require the completion of other parts of the structure, such as the stairs, are erected.

IP 4.14

Button Up

The final touches are made as the windows and doors (typically reclaimed from deconstruction) are installed and the last of the interior outfits are prepared.

INCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

IP 4.15

NCENTIVE PROPOSAL: Global Pictoral Assembly Sequene/Pictoral Dipiction of Staged Implementation

b. IP 5.04 a. IP 5.04 b. IP 5.04 a. IP 5.04 c. IP 5.04 c. IP 5.04

e. IP 5.04

Module A (living/studio)

e. IP 5.04 f. IP 5.04

Module A (living/studio)

f. IP 5.04 b. IP 5.04

b. IP 4.01 a. IP 5.04

b. IP 5.04

b. IP 4.01

a. IP 5.04

a. IP 5.04 c. IP 5.04 c. IP 5.04 a. IP 5.04 a. IP 5.04

Module B (living/studio)

b. IP 5.04

Module B (living/studio)

b. IP 5.04 b. IP 5.04 b. IP 5.04

a. IP 5.04 a. IP 5.04 c. IP 5.04 c. IP 5.04

a. IP 5.04

Module C (bathroom)

b. IP 5.04

Module C PROPOSAL:Pictoral (bathroom) INCENTIVE Assembly Sequence/ Pictoral Depiction of Staged Implementation

b. IP 5.04

IP 5.00

a. IP 5.04

End Wall Module A End Wall Module A

End Wall Module B End Wall Module B

d. IP 5.04 d. IP 5.04

i. IP 5.06 i. IP 5.06 h. IP 5.06 h. IP 5.06

Exterior Staircase Module Exterior Staircase Module

IP 5.01

INCENTIVE PROPOSAL:Pictoral Assembly Sequence/ Pictoral Depiction of Staged Implementation

a. IP 5.04

b. IP 5.04

a. IP 5.04

b. IP 5.04

c. IP 5.04 c. IP 5.04

Half bath/Mechanical Module a. IP 5.04 b. IP 5.04

Half bath/Mechanical Module

a. IP 5.04

b. IP 5.04

Roof Module g. IP 5.05

Roof Module

g. IP 5.05

j. IP 5.07 j. IP 5.07 k. IP 5.08 k. IP 5.08

Module Foundations

IP 5.02

Module Foundations

INCENTIVE PROPOSAL:Pictoral Assembly Sequence/ Pictoral Depiction of Staged Implementation

8’ 8’ 2

6’

14’ 8’

6’

12’ 8’ 12’

11.5’

KEYNOTES

1. MODULARITY DIAGRAM 2. THE PURPOSE OF THIS DRAWING IS TO ILLUSTRATE THE FULL VARIETY IN DIMENSION AND MATERIAL OF THE UNDERLYING MODULAR STRUCTURES 3. DRAWING IS NOT TO SCALE 4. REFERENCE DRAWINGS ON THE FOLLOWING PAGE FOR DETAILED WALL SECTIONS AND ASSEMBLIES

11.5’ 14’

11.5’

14.66’

11.5’ d

18’ 11.5’

8’

5 6

MATERIAL ASSEMBLY NOTES

1. OSB SHEATHING 2. 10” OSB WEB TJI 3. BLOCKING 4. 2 X 4 16“ O.C. 5. 8” REINFORCED CAST IN SITU CONCRETE SLAB. SLAB IS CAST LEVEL WITH BRICK “LOST” FORMWORK. THIS IS INTENDED FOR SOUTH FACING SPACES WHERE SOLAR STORAGE IS NEEDED 6. 4“ RIGID INSULATION 7. GRAVEL WITH FILL BELOW 8. RECLAIMED DOUBLE WYTHE BRICK FROM DECONSTRUCTION. CREATES RETAINING WALL FOR UNUSED FILL/FOUNDATION/LOST FORMWORK FOR SLAB POUR 9. SHALLOW CONCRETE FOOTING AT 42” BELOW GRADE

IP 5.03

INCENTIVE PROPOSAL:Pictoral Assembly Sequence/ Pictoral Depiction of Staged Implementation

KEYNOTES

1. COMMON DETAILS 2. THESE DRAWINGS ILLUSTRATE THE COMPOSITION OF TYPICAL WALLS, FLOORS, AND CEILINGS WITHOUT THE ADDITION OF EITHER INTERIOR OR EXTERIOR FINISHING MATERIALS 3. DRAWING (1.) ILLUSTRATES THE ASSEMBLY OF 2 LONGITUDINAL WALLS AND A LATERAL WALL (BISECTING)

1 2 3

1 4

MATERIAL ASSEMBLY NOTES

6 1

a. TYPICAL LATERAL WALL TERMINATION 3

b. TYPICAL FLOOR/CEILING SEAM (LONGITUDINALY)

1 8 1 7 5

6 1

c. TYPICAL LONGITUDINAL WALL TERMINATION

d. TYPICAL FLOOR/CEILING TERMINATION (LATERALLY) 10

11 12

(1.)

IP 5.04

e. SECTION THROUGH LOST FORMWORK SLAB

INCENTIVE PROPOSAL:Pictoral Assembly Sequence/ Pictoral Depiction of Staged Implementation

1. OSB SHEATHING (SUB FLOORING or SHEATHING) 2. 2X4 STUDS 3. 2 LAYERS OF 3” RIGID EPS INSULATION 4. 10“ OSB WEB TJI 5. 6” OWENS CORNING FIBERGLASS BATT INSULATION 6. 2X4 SOLE PLATE 7. 2X4 (X3) CORNER CONDITION 8. EDGING 9. DOUBLE WYTHE RECLAIMED BRICK 10. 8” REIFORCED CAST-IN-PLACE CONCRETE SLAB 11. 3” RIGID INSULATION (BELOW GRAD, COVER WITH WATERPROOF MEMBRANE) 12. 4” LOOSE GRAVEL FILL 13. FILL FROM EXCAVATION

(2)

KEYNOTES

1. ROOF CONSTRUCTION 2. DRAWING (2) ILLUSTRATES THE ROOF SYSTEM BROKEN INTO ITS COMPONENT PARTS WHILE 3. DRAWING (3) ILLUSTRATES THE CONSTRUCTION OF AN INDIVIDUAL SET OF TRUSSES

MATERIAL ASSEMBLY NOTES

(3)

1. CORRUGATED METAL ROOFING 2. OSB SHEATHING 3. PREFABRICATED TRUSS ASSEMBLY 4. TRUSS PLATE 5. SIMPSON STRONG TIE TRUSS SPACER BRACE 6. TRUSS 7. CORRUGATED METAL ROOFING 8. TYVEC HOUSEWRAP 9. OSB SHEATHING 10. TRUSS PLATE 11. FASCIA 12. VENTED SOFFIT 13. SIDING (VINYL/RECLAIMED) 14. OSB SHEATING 15. 2X4 (X2) AND 2X6 HEADER 16. 2X 2” RIGID EPS RIGID INSULATION

f. VENTED SOFFIT DETAIL SECTION

6 7 8 9 10 11 12 13 14 15 16

IP 5.05

INCENTIVE PROPOSAL:Pictoral Assembly Sequence/ Pictoral Depiction of Staged Implementation

KEYNOTES 1. STAIRS, CRITICAL KEYNOTES DRAWINGS

2. DRAWINGS 1. STAIRS, NOT TOCRITICAL SCALE DRAWINGS 3. AXONOMETRIC DRAWINGS (4) SCALE 2. DRAWINGS NOT TO ASSEMBLED 3. AND AXONOMETRIC (5) EXPLODED DRAWINGS (4) ILLUSTRATE THE TECTONICS OFEXPLODED THE ASSEMBLED AND (5) STRUCTURALLY ILLUSTRATE INDEPENDENT THE TECTONICS STAIR. OF THE STRUCTURALLY INDEPENDENT STAIR.

(4)

MATERIAL MATERIAL ASSEMBLY NOTES NOTES 1. DOUBLE ASSEMBLY CELL POLYCARBONATE

(5)

1. DOUBLE CELL POLYCARBONATE SHEET 2. RUBBERSHEET CLIP 2. RUBBER CLIP 3. STEEL MULLION CLIP 4. SELF TAPPING 3. STEEL METAL MULLION SCREW CLIP 4. SELF 5. 1 5/8” NON LOADTAPPING BEARINGMETAL LIGHT SCREW 5. 1 5/8” NON LOAD BEARING LIGHT GAUGE STEEL STUD 6. 3/4“ BALTIC GAUGE BIRCH STEEL PLYWOOD, STUD 6. 3/4“ BALTIC BIRCH PLYWOOD, MACHINE CUT, FINISHED WITH MINWAX POLYCRYLIC MACHINE CUT, FINISHED WITH MINWAX POLYCRYLIC 7. 6.75” X 10“ STORAGE DRAWER 6.75” X 10“ STORAGE DRAWER (FORWARD7.SLIDING) (FORWARD SLIDING) 8. 3/4“ BALTIC BIRCH PLYWOOD, 8. 3/4“ BALTIC BIRCH PLYWOOD, UNFINSHED 9. 3” RIGID UNFINSHED EPS INSULATION 9. 3” BIRCH RIGID EPS INSULATION 10. 1/2“ BALTIC SEALED WITH 10. 1/2“ BALTIC BIRCH SEALED WITH RESIN RESIN SLIDE 11. STEEL DRAWER 11. STEEL DRAWER 12. STEEL STRINGER PLATE SLIDE 12. STEEL STRINGER PLATE 13. 5”X5“ STEEL ANGLE 13.PLATE 5”X5“ STEEL ANGLE 14. 2X4 SOLE 14. 2X4 SOLE PLATE 15. RECLIAMED SHIP LAP SIDING (1/4”) 15. RECLIAMED SHIP LAP SIDING (1/4”) 16. 1/2” OSB SHEATHING 17. TYVEC HOUSE 16. 1/2” OSB WRAP SHEATHING 17. CORNING TYVEC HOUSE WRAP 18. 4” OWENS FIBERGLASS 18. 4” OWENS CORNING FIBERGLASS BATT INSULATION BATT INSULATION 19. 2X4 HEADER 19. 2X4 HEADER 20. ALUMINIUM FLASHING 20. ALUMINIUM FLASHING 21. DOUBLE CELL POLYCARBONATE 21. DOUBLE CELL POLYCARBONATE 22. 18MIL STEEL C-CHANEL 22. 18MIL STEEL C-CHANEL 23. 18MIL STEEL C-CHANEL 23. 18MIL STEEL C-CHANEL 24. EXTERIOR GRADE SILICONE EXTERIOR SILICONE CAULKING 24. AT ALL SEAMS GRADE NOT CLOSED CAULKING AT ALL SEAMS NOT CLOSED BY DETAIL g. BYCELL DETAIL g. 25. DOUBLE POLYCARBONATE 25. DOUBLE CELL POLYCARBONATE 26. 30 MIL STEEL C CHANELS PLACED 26. 30 MIL STEEL CHANELS PLACED AT EVERY RIGHT ANGLE OF C THE ATOF EVERY RIGHTTHESE ANGLE OF THE UNDERSIDE THE STAIR. UNDERSIDE OF THE CHANELS SUPPORT FIRST THE STAIR. THESE SUPPORTABOVE FIRST THE EXTERIOR CHANELS FACING PLYWOOD, EXTERIOR FACING PLYWOOD, ABOVE THIS, INSULATION THIS, INSULATION

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IP 5.06

INCENTIVE PROPOSAL:Pictoral Assembly Sequence/ Pictoral Depiction of Staged Implementation

23 22

21 20 19

18 17 16 15

14 13 12

g. MULLION CLIP DETAIL

IP 5.07

INCENTIVE PROPOSAL:Pictoral Assembly Sequence/ Pictoral Depiction of Staged Implementation

Steel tie

OSB sheathing

2 x 4 soleplate

OSB subflooring (finish materials not picutured)

Reclaimed brick rainscreen

6”Owens Corning Batt Insulation

1 x 6 edging

OSB 2 x 4 blocking bolted through beam Steel Angle/Drip 8 x 8 Steel Column

Vented Crawlspace

Grouted and J-bolted steel plate into concrete pier W 4 x 8 Steel beam bearing directly on concrete pier supports rainscreen Mastic Ground-cover

30” Dia. Concrete Pier

Gravel

k. Typical wall section through concrete pier

IP 5.08

INCENTIVE PROPOSAL:Pictoral Assembly Sequence/ Pictoral Depiction of Staged Implementation

Helical Piling

4 mm. PET transluscent corrugated sheet

2 x 12 furring aluminium gutter 2 x 4 purlin

2 x 6 inclined beam Brick rainscreen

2 x 10 flitch beam with 2 x 6 blocking

4 x 4 column

l.Porch awning terminating detail

IP 5.09

INCENTIVE PROPOSAL:Pictoral Assembly Sequence/ Pictoral Depiction of Staged Implementation

<5 ft fig. 1

<5 ft

Section 302: International Residential Code (IRC), 2009 Edition 302.1 As stipulated in section 302.1 of the International Residential Code 2009 Edition, all construction, projections, openings and penetrations of exterior walls within five feet from adjacent plots need to have fire-resistant exterior walls with minimum fire-resistance ratings. Our design is within the five feet bounds so our exterior walls are prepared in order to meet fire-resistance ratings. (See figure. 1) 302.10.1 As stipulated in section 302.10.1 of the International Residential Code 2009 Edition, all insulation materials within our assemblies: floorceiling, roof-ceiling, and wall, as well as crawl spaces and attics should have a flame spread index and smoke-developed index that meet code. In our design, all insulation is concealed and is installed in substantial contact with finished surfaces thus we are exempt from this code. Section 303: International Residential Code (IRC), 2009 Edition 303.1 As stipulated in section 303.1 of the International Residential Code 2009 Edition, each habitable room shall have a glazing area of no less than 8% of the floor area. There must be an operable area of at least 4% of the floor area for ventilation. In our design, our glazing area is 6% of the floor area which exceeds the requirements in code.

34”

303.3 As stipulated in section 303.3 of the International Residential Code 2009 Edition, bathrooms should have a total glazing area of no less than 3 square feet were at last half required to be operable. However, if artificial light and a mechanical ventilation system are applied, 11” this is disregarded. In our design, our window area is of at least 3 square feet and includes an artificial lighting system. 303.6 As stipulated in section 303.6 of the International Residential Code 2009 Edition, exterior stairways shall have an artificial light source located at the top landing of the stairs as does our design. 303.8 As stipulated in section 303.8 of the International Residential Code 2009 Edition, when temperatures reach below 60 degrees, every dwelling requires a heating unit which maintains a minimum temperature of 68 degrees at 3 feet above the floor and 2 feet from exterior walls. Our designs comply with stated code.

CA 1.00

Code Analysis: Incentive Proposal

fig. 3

7”

Section 304: International Residential Code (IRC), 2009 Edition 304.1 As stipulated in section 304.1 of the International Residential Code 2009 Edition, for each dwelling unit, the largest habitable room shall be not less than 120 square feet. Our design consists of a dwelling space which is 243 square feet which meets. (See figure. 1) 304.2 As stipulated in section 304.2 of the International Residential Code 2009 Edition, other habitable rooms should have a floor area of no less than 70 square feet except for the kitchen. Our bathroom is 70 square feet which meets code. (See figure. 1) 304.3 As stipulated in section 304.3 of the International Residential Code 2009 Edition, habitable rooms should not be less than 7 feet in any horizontal dimension except for the kitchen. In our design, our smallest horizontal dimension is 8 feet which meets code. (See figure. 1)

Section 305: International Residential Code (IRC), 2009 Edition 305.1 As stipulated in section 305.1 of the International Residential Code 2009 Edition, all habitable space heights should have a minimum ceiling height of 7 feet. In our design, our lowest ceiling height is 9’-9”. (See figure. 1) 311.7.1 As stipulated in section 311.7.1 of the International Residential Code 2009 Edition, shall be no less than 34 inches and no more than 38 inches. Our design of the railings is at 34 inches tall. (See figure. 3) 311.7.2 As stipulated in section 311.7.2 of the International Residential Code 2009 Edition, shall meet a minimum of at least 6’-8”. Our design meets height of 7 feet. (See figure. 3) 311.7.4.1-2 As stipulated in section 311.7.4.1-2 of the International Residential Code 2009 Edition, maximum riser heights are 7 ¾ inches and the minimum tread depths are 10 inches. The riser and tread depths of our stairs are 7 inches by 11 inches respectively. (See figure. 3)

13’-6” STUDIO

10’-00”

W.C BED ROOM

13’-6”

18’-00” SUPPORT

LIVING ROOM

fig. 2 Section 308: International Residential Code (IRC), 2009 Edition 308.2 As stipulated in section 308.2 of the International Residential Code 2009 Edition, glass in these windows shall be no thinner than a nominal 3/16” and no longer than 48 inches. Our design dimensions of windows are at a maximum of 48 inches wide and are 3/16” 7’-00” thick. Section 310: International Residential Code (IRC), 2009 Edition 310.1 As stipulated in section 310.1 of the International Residential Code 2009 Edition, every sleeping room should have at least one operable emergency escape and rescue opening with sill heights no more than 44” above the floor. Our design consists of a minimum of 36” above the floor.

44”

CA 1.01

Code Analysis: Incentive Proposal

fig. 1

<5 ft 310.1.1 As stipulated in section 310.1.1 of the International Residential Code 2009 Edition, all emergency escape and rescue openings shall have a minimum of 3.7 square feet. Our designs consist of a minimum of 9 square feet.

7’-00”

310.1.2 As stipulated in section 310.1.2 of the International Residential Code 2009 Edition, all emergency escape and rescue openings shall be a minimum of 24 inches in height. Our designs consist of a minimum height of 48 inches.

44”

310.1.3 As stipulated in section 310.1.3 of the International Residential Code 2009 Edition, all emergency escape and rescue openings shall be a minimum of 20 inches in width. Our designs consist of a minimum width of 24 inches.

fig. 3

Section 311: International Residential Code (IRC), 2009 Edition 311.2 As stipulated in section 311.2 of the International Residential Code 2009 Edition, there shall be at least one egress door that should be side hinged and be of a minimum width of 32 inches. Minimum height requires no less than 78 inches. The design of our doors is 80 inches. 311.3 As stipulated in section 311.3 of the International Residential Code 2009 Edition, should be a landing or floor on each side of each exterior door with a width of each landing being no less than the door itself. Each landing shall have a minimum dimension of 36 inches in the direction of travel. The design of our landings is 44 inches deep and has a floor on each side of the door. 311.7.1 As stipulated in section 311.7.1 of the International Residential Code 2009 Edition, stairway widths shall not be less than 36 inches wide, Handrails shall not project more than 4.5 inches from the wall. Our design consists of stairs with widths of 44 inches and appropriate handrail requirements.

7”

34” 11”

Section 313: International Residential Code (IRC), 2009 Edition 313.2 As stipulated in section 313.2 of the International Residential Code 2009 Edition, these systems are required to be installed since January 1st 2011. Our building has an automatic fire system. Section 314: International Residential Code (IRC), 2009 Edition 314.3 As stipulated in section 314.3 of the International Residential Code 2009 Edition, smoke alarms should be installed in each bedroom and outside of each bedroom within close vicinity. Our building abides by these codes. 314.4 As stipulated in section 314.4 of the International Residential Code 2009 Edition, smoke alarms should receive their power from building wiring and from battery if interrupted. Our building abides by these codes. Section 317: International Residential Code (IRC), 2009 Edition 317.1.4 As stipulated in section 317.1.4 of the International Residential Code 2009 Edition, these columns shall be approved wood of natural decay resistance or approved pressure-preservativetreated wood. The wood we will be using in our construction is plywood.

CA 1.02

Code Analysis: Incentive Proposal

fig. 2

Section 407: International Residential Code (IRC), 2009 Edition 407.2 As stipulated in section 407.2 of the International Residential Code 2009 Edition, all surfaces of steel columns shall be coated with a rust-inhibitive paint. Our steel columns will have a coat of rust-inhibitive paint applied.

40”

”

fig. 4 R 322.1.2 structural systems R 403.1.1 minimum size R 403.1.2 minimum depth R 403.1.3 frost protection

Section 322: International Residential Code (IRC), 2009 Edition 322.1.2 As stipulated in section 322.1.2 of the International Residential Code 2009 Edition, They should be designed, connected, and anchored to prevent against floatation, collapse and lateral movement from the effects of flooding, Our design anchors our building to 8 concrete footings that are securely placed below grade with additional helical piles. (See figure. 4) IRC CHAPTER 4 FOUNDATION Section 403: International Residential Code (IRC), 2009 Edition 403.1 As stipulated in section 403.1 of the International Residential Code 2009 Edition, all exterior walls should be supported on concrete footings that should be capable of accommodating all loads from the building and transmitting those loads into the supporting soil. Our design consists of twelve poured concrete footings each with 1250 PSI bearing capacity. (See figure. 4)

407.3 As stipulated in section 407.3 of the International Residential Code 2009 Edition, “The columns shall be restrained to prevent lateral displacement at the bottom end. Our design consists of W6 columns which meet code that requires 3” diameters. Section 408: International Residential Code (IRC), 2009 Edition 408.3 As stipulated in section 408.3 of the International Residential Code 2009 Edition, ventilation openings in under-floor spaces are not required because our design includes a sealed and continuous Class 1 vapor retarder. (See figure. 5) 408.4 As stipulated in section 408.4 of the International Residential Code 2009 Edition, access openings to under floor spaces shall be at least 18” x 24”. Our access points comply with the code requirements. (See figure. 5) 408.5 As stipulated in section 408.5 of the International Residential Code 2009 Edition, under-floor grades will be cleaned of all vegetation, organic material and construction materials before R 802.10.3 bracing fig.we 6 will abide by these occupancy. Throughout construction, conditions and clean out all unnecessary materials.

404.1.1 As stipulated in section 404.1.1 of the International Residential Code 2009 Edition, the minimum size for our concrete footings falls under the two-story conventional light frame construction category which calls for a 15 inch footing bearing 1,500 psf. Our design consists of 30” wide concrete footings. (See figure. 4) 403.1.4 As stipulated in section 403.1.4 of the International Residential Code 2009 Edition, all exterior footings should be at least 12 inches below the undisturbed ground level. Our exterior footings were placed 40 inches below grade. (See figure. 4) 403.1.4.1 As stipulated in section 403.1.4.1 of the International Residential Code 2009 Edition, permanent supports and buildings and structures shall be protected from frost by extending below the frost line. Our helical piles were extended 4 inches below the frost line. 403.1.5 As stipulated in section 403.1.5 of the International Residential Code 2009 Edition, the top surface of our footings shall be level and the bottom surface should not have a slope that exceeds one vertical unit in ten horizontal units. For our design, we leveled the slope of the ground by re-purposing the fill to even out the slope.

fig. 5

R 408.3 unvented crawl space R 408.4 access

CA 1.03

Code Analysis: Incentive Proposal ”

R 802.10.3 bracing

fig. 6

IRC CHAPTER 5 FLOORS Section 502: International Residential Code (IRC), 2009 Edition 502.1.4 As stipulated in section 502.1.4 of the International Residential Code 2009 Edition, prefabricated wood I-joists shall have approved structural capacities and design provisions. Our designs consist of LJI frames with OSB webs within the floor panels. 502.1 As stipulated in section 502.1 of the International Residential Code 2009 Edition, lateral forces shall be transferred in a load path between the floor framing and wall panels located above or below a floor. Our loads are collected amongst the W4x8’s which run the perimeter of our building and distributed amongst the W6’s and then transferred to the concrete footings. 502.2.2 As stipulated in section 502.2.2 of the International Residential Code 2009 Edition, decks should be anchored to the primary structure. Our deck is supported by perimeter beams welded between W6 columns coming out of the concrete footing. Section 503: International Residential Code (IRC), 2009 Edition

fig. 5

503.1.1 As stipulated in section 503.1.1 of the International Residential Code 2009 Edition, subflooring shall occur over supports unless endmatched lumber is used, in which case each piece shall bear on at least two joints. In our design, the subflooring sheets are 4x8’ dimensions which span over 5 TJI beams. IRC CHAPTER 6 WALL CONSTRUCTION

R 408.3 unvented crawl space R 408.4 access

Section 602: International Residential Code (IRC), 2009 Edition 602.3.1 As stipulated in section 602.3.1 of the International Residential Code 2009 Edition, when using a 2x4 construction, the bearing walls can have a maximum spacing of 16 inches when supporting one floor and a roof ceiling assembly. Our design uses 2x4 construction as the bearing walls that span a distance of 24 inches on center. 602.3.2 As stipulated in section 602.3.2 of the International Residential Code 2009 Edition, wood stud wall should have a double top plate to provide overlapping at corners and intersections with bearing partitions. End joints are offset 24 inches. The plates shall not be less than 2 inches thick and 4 inches wide. Our design consists of a double top plate made by 2x4s whose end joints are offset 24 inches.

40”

602.3.3 As stipulated in section 602.3.3 of the International Residential Code 2009 Edition, the joists are required to be spaced 16 inches on ” center and bearing studs below are spaced 24 inches on center. In our design, our joists are spaced 24 inches on center and bear load 30 directly on top of our stud framing which are also spaced 24 inches on center.

CA 1.04

Code Analysis: Incentive Proposal

fig. 4

Section 607: International Residential Code (IRC), 2009 Edition 607.3 As stipulated in section 607.3 of the International Residential Code 2009 Edition, the ends of wall ties should be embedded in mortar joints at least 1.5 inches in and should not be bent after being embedded. In our design, we have a single wythe brick rain screen which sits along a W4x8 sill beam. The bricks are connected to the ties in order to maintain a rigid rain screen. Section 612: International Residential Code (IRC), 2009 Edition 612.2 As stipulated in section 612.2 of the International Residential Code 2009 Edition, in dwelling units the openings of operable windows are required to be at a minimum of 24 inches above the finished floor of the room in which the window is located. IRC CHAPTER 8 ROOF-CEILING CONSTRUCTION Section 802: International Residential Code (IRC), 2009 Edition 802.1.3 As stipulated in section 802.1.3 of the International Residential Code 2009 Edition, wood products should contain chemicals that when tested, has a flame spread index of 25 or less and shows no evidence of significant progressive combustion when test is continued for an additional 20 minute period. Our wood roof framing will have fireretardant-treated wood through the pressure process which shall be performed in closed vessels under pressures greater than 50 psi gauge. 802.10.1 As stipulated in section 802.10.1 of the International Residential Code 2009 Edition, drawings should be provided to the building official to be approved before installation. Truss design should minimally include: slope, span, spacing, location of all joints, required bearing widths, design loads, adjustments to lumber, reaction forces and directions, joint connector type, lumber size, species, and grade, connection requirements, calculated deflection ratio, maximum axial compression forces, and required permanent truss member bracing location. (Diagram of roof truss with all requirements) 802.10.3 As stipulated in section 802.10.3 of the International Residential Code 2009 Edition, trusses should be braced to prevent rotation and provide lateral stability. Our design has thin metal braces in between the trusses to provide rigidity and lateral stability. (See figure. 6) Section 803: International Residential Code (IRC), 2009 Edition 803.1 As stipulated in section 803.1 of the International Residential Code 2009 Edition, 24 inch beams spacings requires a minimum of 5/8â&#x20AC;? thick sheathing. Our design consists of roof trusses spanning every 24 inches with a plywood sheathing that is 5/8â&#x20AC;? thick. 803.2.1.2 As stipulated in section 803.2.1.2 of the International Residential Code 2009 Edition, the allowable stresses for fire-retardant-treated plywood should be developed for an approved method. Our sheathing considers these code parameters. 803.2.3 As stipulated in section 803.2.3 of the International Residential Code 2009 Edition, wood structural panels for roof sheathing will be installed with joints staggered. Our installation method considers this method.

CA 1.05

Code Analysis: Incentive Proposal

CSI Designation

Material Description

061110400110

Wall framing, door buck, king studs, jack studs, header and accessories, 2" x 4" wall, 4' wide, 8' high

061636100840

Sheathing, oriented strand board, 7/16" thick

072113100120

Wall Insulation, Rigid, fiberglass, unfaced, 3" thick, R12.4, 1.5#/CF

061110182202

Wood framing, joists, 2" x 10"

061110402007

Wall framing, headers over openings, 2" x 6", pneumatic nailed

061110402106

Wall framing, headers over openings, 2" x 10", pneumatic nailed

061110402157

Wall framing, headers over openings, 2" x 12", pneumatic nailed

061110140101

4" x 4" wood, column framing

061110182252

Wood framing, joists, 2" x 12"

061110183000

Wood framing, composite wood joists, 9-1/2" deep

064813102700

Exterior wood door frames, colonial, custom birch frame, 3' opening, incl. trim and door

064313200110

Prefabricated wood stairs, box stairs, oak treads, no handrails, 3'-0" wide x 2' high

061636102852

Sheathing, gypsum, weatherproof, 1/2" thick

061636103600

Sheathing, wood fiber, regular, with vapor barrier one side, white, 1/2" thick

061636104000

Sheathing, OSB, on roof, 1/2" thick

060523500020

Wood screws, steel, #8 x 1"

060523500200

Wood screws, steel, #8 x 2"

060523500800

Wood screws, steel, #10 x 3"

060523501000

061733101200

Wood screws, steel, #12 x 2" Structural steel member, beam, 10-ton project, W6x9, A992 steel, shop fabricated, incl shop primer, bolted connections Structural steel member, beam, 10-ton project, W8x10, A992 steel, shop fabricated, incl shop primer, bolted connections Steel plate, structural, for connections & stiffeners, 1/2" T, shop fabricated, incl shop primer Roof Trusses, common wood, 2" x 4", metal plate connected, 24" O.C., 4/12 slope, 1' overhang, 12' span Wood I Joists, fabricated "I" joists with wood flanges, plywood webs, 24" O.C., 15' to 24' span, 50 psf live load, includes bridging & blocking

022113090020

Topographical survey, conventional, minimum

022113130400

042113132020

Boundary & survey markers, lot location and lines, for small quantities, maximum Subsurface investigation, boring and exploratory drilling, initial field stake out & determination of elevations, for borings Structural concrete, in place, spread footing (3000 psi), 1 C.Y. to 5 C.Y., includes forms, reinforcing steel, concrete, placing and finishing Structural concrete, in place, slab on grade (3000 psi), 8" thick, includes concrete, placing and textured finish, excludes forms and reinforcing Brick veneer masonry, red brick, running bond, T.L. lots, 6.75/S.F., 4" x 2-2/3" x 8", includes 3% brick and 25% mortar waste, excludes scaffolding, grout and reinforcing

262713100100

Meter socket, single position, 4 terminal, 100 A

051223790050 051223790100 051223650400 061753105010

023213100020 033053403825 033053405020

262713102600 SP1.00

Meter center, basic meter device, 4 jaw 125A socket, 1P 3W 120/240 V, 3 meter

Specifications: CSI Designated Material Annotation Legend

265113700400

Fluorescent fixtures, residential, interior, surface mounted, circline, 32 watt & 40 watt

033053403825 033053405020

CSI Designation 042113132020

Structural concrete, in place, spread footing (3000 psi), 1 C.Y. to 5 C.Y., includes forms, reinforcing steel, concrete, placing and finishing Structural concrete, in place, slab on grade (3000 psi), 8" thick, includes concrete, placing and textured finish, excludes forms and reinforcing Material Description Brick veneer masonry, red brick, running bond, T.L. lots, 6.75/S.F., 4" x 2-2/3" x 8", includes 3% brick and 25% mortar waste, excludes scaffolding, grout and reinforcing

224136100050 099123202500

Fluorescent fixtures, residential, interior, surface Meter socket, single position, 4 terminal, 100 A mounted, shallow under cabinet, 2-20 watt Meter center, basic meter device, 4 jaw 125A socket, 1P 3W 120/240 V, 3 meter Material Description Water heaters, tankless, on-demand, natural gas/propane, 3.2 GPM, includes vent Fluorescent fixtures, residential, interior, surface mounted, circline, 32 watt & 40 watt Water heater, residential, gas fired, foam lined tank, 10 year, 30 gallon, excludes vent Fluorescent fixtures, residential, interior, surface mounted, shallow under cabinet, 2-20 Sink, kitchen, counter top style, porcelain enamel on cast iron, single bowl, 24" x 21", watt includes faucet and drain Shower, stall, baked enamel, moldedstone receptor,square, 36", includes drain only, Water heaters, tankless, on-demand, natural gas/propane, 3.2 GPM, includes vent excludes valve control and door/curtain Laundry sink, porcelain enamel on cast iron, single compartment, 24" x 21", includes trim Water heater, residential, gas fired, foam lined tank, 10 year, 30 gallon, excludes vent and tray stand Sink, kitchen, counter top style, porcelain enamel on cast iron, single bowl, 24" x 21", includes faucet and drain Gypsum wallboard, on walls, mold resistant, 1/2" thick, finish excluded Shower, stall, baked enamel, moldedstone receptor,square, 36", includes drain only, excludes valve control and door/curtain Paints & Coatings, cabinets & casework, primer coat, oilbase, brushwork Laundry sink, porcelain enamel on cast iron, single compartment, 24" x 21", includes trim and tray stand Paints & Coatings, cabinets & casework, paint, oil base, brushwork, 2 coats

092910300500 081416094160

Gypsum wallboard, on walls, mold resistant, 1/2" thick, finish excluded Doors, wood, exterior, flush, solid core , walnut faced, 3'-0" x 6'-8" x 1-3/4"

099123201000 085313200130

Paints & Coatings, cabinets & casework, primer coat, oilbase, brushwork Windows, vinyl single hung, 25" x 41", including grill, J finish, low E, exterior jambs

099123202500 085313200210

Paints & Coatings, cabinets & casework, paint, oil base, brushwork, 2 coats Windows, vinyl single hung, 33" x 41", including grill, J finish, low E, exterior jambs

081416094160 085313200270

Doors, wood, exterior, flush, solid core , walnut faced, 3'-0" x 6'-8" x 1-3/4" Windows, vinyl single hung, 37" x 57", including grill, J finish, low E, exterior jambs

085313200130 072113101960

Windows, vinyl single hung, 25" x 41", including grill, J finish, low E, exterior jambs Wall Insulation, Rigid, extruded polystyrene, 25 PSI compressive strength, 3" thick, R15

085313200210 072126101100

Windows, vinyl single hung, 33" x 41", including grill, J finish, low E, exterior jambs Fiberglass insulation, ceilings, with open access, 8.8" thick, R19, blown-in Weather barriers, building paper, housewrap, exterior, spun bonded polypropylene, small Windows, vinyl single hung, 37" x 57", including grill, J finish, low E, exterior jambs roll

262713100100 265113700700 262713102600 CSI Designation 223413109410 265113700400 223430132040 265113700700 224116302000 223413109410 224123201530 223430132040 224136100050 224116302000 092910300500 224123201530 099123201000

085313200270 072510100470 072113101960 074633104005 072126101100 083613200050 072510100470 074633104005 083613200050

Wall Insulation, Rigid, extruded polystyrene, 25 PSI compressive strength, 3" thick, R15 Vinyl siding, clapboard profile, woodgrain texture, .048 thick, single 8" Doors, residential, garage, hinged, wood, custom, double, 9' x 7', incl. hardware, excl. Fiberglass insulation, ceilings, with open access, 8.8" thick, R19, blown-in frame Weather barriers, building paper, housewrap, exterior, spun bonded polypropylene, small roll Vinyl siding, clapboard profile, woodgrain texture, .048 thick, single 8" Doors, residential, garage, hinged, wood, custom, double, 9' x 7', incl. hardware, excl. frame

SP1.01

Specifications: CSI Designated Material Annotation Legend



    











 





  

   



   







 

      

    

      

IMPLEMENTATION DOCUMENTATION: Logistics

 

IMP 1.00













    









   





      

                        

         



     

                           

      

         





      

         

















                        



















      



 





        



 



            

          

       

 

   



    





      



      

           

            



   





        

    

      



     

        

     

        

               

   

        

          

      

              

              

         

           

         

  

               

          

 

 

IMPLEMENTATION DOCUMENTATION: Logistics

IMP 1.01

PERMIT FEES

IMP 1.02

IMPLEMENTATION DOCUMENTATION: Permits

IMP 1.03

IMPLEMENTATION DOCUMENTATION: Permits

  



  

 

   

IMP 2.00

IMPLEMENTATION DOCUMENTATION: Contracts

 

 

   

 

  

             

 

                                                 



                              

 

            

 

   

IMP 2.01

IMPLEMENTATION DOCUMENTATION: Contracts

STAR T

IMP 3.00

IMPLEMENTATION DOCUMENTATION: Critical Path Analysis

GATHER GATHER INTEREST INTEREST

[4 weeks+] [4 weeks+] Gathering Gathering community community Pitch Pitch project project to the to the community community Find Find potential potential buyers buyers

ACQUIRE ACQUIRE PROPERTY PROPERTY

[2 weeks] [2 weeks] City/Private City/Private Owner/Side Owner/Side yard yard

DESIGN DESIGN PHASE PHASE Pre-design Pre-design Phase Phase [6 weeks+] [6 weeks+] Design Design modules modules before before obtaining obtaining land land Schematic Schematic Design Design Phase Phase [6 weeks] [6 weeks] Programming Programming modules modules SiteSite Analysis Analysis Code Code Analysis Analysis Specifications Specifications Cost Cost Estimate Estimate Review/Approval Review/Approval

GATH ER GATH ING INT ERE ERIN ST G IN TER EST ACQ UIRE PRO ACQ PER UIRE TY PRO PER TY DES IGN P HAS DES E IGN CON PHA STRU SE CTIO CON N DO STRU CU CTIO N DO MENTS CUM ENT CON S STRU C CON TION STRU PHA S CTIO N PH E PRE ASE -DEC ON PRE -DEC STRUCT ION ONS TRU CTIO N DEC ON DEC STRUCT ION ONS TRU CTIO N

CONSTRUCTION CONSTRUCTION DOCUMENTS DOCUMENTS [6 weeks] [6 weeks] Creating Creating documents documents Specifications Specifications Cost Cost Estimate Estimate Review/Approval Review/Approval by by CityCity of Pittsburgh of Pittsburgh

EN ED ND

CONSTRUCTION CONSTRUCTION Pre-fabrication Pre-fabrication Phase Phase [4 weeks] [4 weeks] Make Make modules modules off-site off-site (can (can occur occur before before on-site on-site construction construction occurs) occurs) On-Site On-Site Construction Construction Phase Phase [5 weeks] [5 weeks] Assemble Assemble module module pieces pieces on-site on-site AddAdd deconstruction deconstruction materials materials to building to building

PRE-DECONSTRUCTION PRE-DECONSTRUCTION [4 weeks] [4 weeks] Obtaining Obtaining Permits Permits First First land land survey survey Second Second land land survey survey

DECONSTRUCTION DECONSTRUCTION [5 weeks] [5 weeks] Hire Hire Workers Workers Deconstruct Deconstruct exterior exterior materials materials Deconstruct Deconstruct sheathing sheathing Deconstruct Deconstruct windows windows & doors & doors Clean Clean thethe sitesite Deconstruct Deconstruct roofroof Brace Brace walls walls Take Take outout walls walls 1 by 1 by 1 1 Remove Remove decking decking & insulation & insulation Take Take outout floor floor & ceiling & ceiling support support Salvage Salvage lumber lumber Chimney Chimney & foundations & foundations STORE STORE MATERIALS MATERIALS AND AND REPEAT REPEAT

IMP 3.01

IMPLEMENTATION DOCUMENTATION: Critical Path Analysis

CSI #

Description

Cost

061110400110

Wall framing, door buck, king studs, jack studs, header and accessories, 2" x 4" wall, 4' wide, 8' high

Ea.

$ 2,827.55

061636100840

Sheathing, oriented strand board, 7/16" thick

S.F.

072113100120

Wall Insulation, Rigid, fiberglass, unfaced, 3" thick, R12.4, 1.5#/CF

S.F.

$ 273.36

061110182202

Wood framing, joists, 2" x 10"

L.F.

$ 265.00

061110402007

Wall framing, headers over openings, 2" x 6", pneumatic nailed

L.F.

$ 378.53

061110402106

Wall framing, headers over openings, 2" x 10", pneumatic nailed

L.F.

$ 909.68

061110402157

Wall framing, headers over openings, 2" x 12", pneumatic nailed

L.F.

$ 1,066.84

061110140101

4" x 4" wood, column framing

L.F.

$ 232.47

061110182252

Wood framing, joists, 2" x 12"

L.F.

$ 1,456.84

061110183000

Wood framing, composite wood joists, 9-1/2" deep

M.L.F.

$ 2,595.00

064813102700

Exterior wood door frames, colonial, custom birch frame, 3' opening, incl. trim and door

Ea.

$ 553.00

064313200110

Prefabricated wood stairs, box stairs, oak treads, no handrails, 3'-0" wide x 2' high

Riser

061636102852

Sheathing, gypsum, weatherproof, 1/2" thick

S.F.

$ 2,380.00

061636103600

Sheathing, wood fiber, regular, with vapor barrier one side, white, 1/2" thick

S.F.

$ 2,560.00

061636104000

Sheathing, OSB, on roof, 1/2" thick

S.F.

$ 588.80

060523500020

Wood screws, steel, #8 x 1"

$ 375.00

060523500200

Wood screws, steel, #8 x 2"

$ 580.00

060523500800

Wood screws, steel, #10 x 3"

$ 537.50

060523501000

$ 442.50

L.F.

$ 3,184.00

L.F.

$ 3,424.00

S.F.

$ 127.50

Ea.

$ 1,460.00

061733101200

SF Flr.

$ 2,520.00

022113090020

Topographical survey, conventional, minimum

Acre

$ 428.00

022113130400

Acre

$ 1,827.00

Day

$ 1,753.00

C.Y.

$ 3,276.00

S.F.

$ 1,965.00

S.F.

$22,575.00

051223790050 051223790100 051223650400 061753105010

023213100020 033053403825 033053405020 042113132020

IMP 4.00

IMPLEMENTATION DOCUMENTATION: Hard Cost Analysis

118.44

114.00

262713100100

Meter socket, single position, 4 terminal, 100 A

Ea.

$ 742.00

262713102600

watt Meter center, basic meter device, 4 jaw 125A socket, 1P 3W 120/240 V, 3 meter

Ea.

$ 1,625.00

UMEa. UMEa.

Cost$ 2,025.00 Cost$ 800.00

Ea. Ea. Ea. Ea. Ea. Ea. Ea. Ea. Ea. Ea. Ea. Ea. Ea. Ea. Ea. Ea. S.F. Ea. Ea. S.F. Ea. Ea. S.F. Ea. Ea. Ea. Ea. S.F.Ea. S.F. S.F.Ea. S.F. S.F.Ea. S.F. Ea. S.F. Ea. Ea. S.F. Ea. Ea. S.F. Ea. Ea. S.F. Ea. S.F.Ea. S.F. S.F. S.F. S.F. S.F. S.F. S.F. Ea. Ea.

$ 742.00 $ 821.00 $ 742.00 $ 1,625.00 $ 1,216.00 $ 1,625.00 $ 2,025.00 $ 432.00 $ 2,025.00 $ 800.00 $ 2,573.00 $ 800.00 $ 821.00 $ 649.00 $ 821.00 $ 1,216.00 $ 3,200.00 $ 1,216.00 $ 432.00 $ 3,000.00 $ 432.00 $ 2,573.00 $ 5,250.00 $ 2,573.00 $ 649.00 $ 657.00 $ 649.00 $ 3,200.00 $ 742.50 $ 3,200.00 $ 3,000.00 $ 517.00 $ 3,000.00 $ 5,250.00 $ 1,162.00 $ 5,250.00 $ 657.00 $ 5,325.00 $ 657.00 $ 742.50 $ 1,720.00 $ 742.50 $ 517.00 $ 700.00 $ 517.00 $ 1,162.00 $ 4,005.00 $ 1,162.00 $ 5,325.00 $ 907.00 $ 5,325.00 $ 1,720.00 $98,862.50 $ 1,720.00 $ 700.00 $ 700.00 $ 4,005.00 $ 4,005.00 $ 907.00 $ 907.00 $98,862.50 $98,862.50

265113700400 Fluorescent fixtures, residential, interior, surface mounted, circline, 32 watt & 40 watt UM Cost CSI # Description Fluorescent fixtures, residential, interior, surface mounted, shallow under cabinet, 2-20 CSI # Description 265113700700

262713100100 Meter socket, singleEa. position,on-demand, 4 terminal,$100 A gas/propane, 3.2 GPM, includes vent 742.00 223413109410 Water heaters, tankless, natural 262713100100 Meter socket, single position, 4 terminal, 100 A watt center, basicresidential, meter device, 4 jaw $foam 125A socket, 1P10 3Wyear, 120/240 V, 3 meter socket, 1P262713102600 3W223430132040 120/240 V, 3 meterMeter Ea. 1,625.00 Water heater, gas fired, lined tank, 30 gallon, excludes vent watt 262713102600 Meter center, basic metertop device, 4porcelain jaw 125Aenamel socket,on 1Pcast 3W iron, 120/240 V, bowl, 3 meter Sink, kitchen, counter style, single 24" x 21", and tray stand 265113700400 residential, interior,$surface mounted, circline, 32 watt & 40 watt ace mounted, circline, 32 watt & 40Fluorescent watt 2,025.00 224116302000 includes fixtures, faucet Ea. and drain Fluorescent residential, mounted, cabinet, 2-20 ace mounted, shallow under cabinet, 2-20 265113700400 Fluorescent fixtures, residential, interior,surface surface mounted,shallow circline, 32 watt &drain 40 watt Shower, fixtures, stall, baked enamel,interior, moldedstone receptor,square, 36",under includes only, 265113700700 Ea. $ surface 800.00mounted, shallow under cabinet, 2-20 Fluorescent fixtures, residential, interior, 224123201530 excludes valve control and door/curtain 265113700700 Laundry sink, porcelain enamel on cast iron, single compartment, 24" x 21", includes trim 223413109410 Water heaters, tankless, gas/propane, 3.2 GPM, includes vent gas/propane, 3.2 GPM, includes vent Ea. on-demand, natural $ 821.00 224136100050 223413109410 Water heaters, tankless, on-demand, natural gas/propane, 3.2 GPM, includes vent 223430132040 Water heater,wallboard, residential, fired, foam tank, year, 30 gallon, excludes vent d tank, 10 year, 30 gallon, excludes vent Ea. ongas $ lined 1,216.00 092910300500 Gypsum walls, mold resistant, 1/2"10 thick, finish excluded Sink, kitchen, top style, porcelain on cast iron,30 single bowl, 24" x 21", amel on cast223430132040 iron, single bowl, 24" and xWater 21", heater, residential, gas fired, foamenamel lined tank, 10 year, gallon, excludes vent tray standcounter 224116302000 includes faucet andEa. drain $ 432.00 Sink, kitchen, counter top style, porcelain enamel on cast iron, single bowl, 24" x 21", 099123201000 Paints & Coatings, cabinets & casework, primer coat, oilbase, brushwork and tray stand baked ceptor,square, 36", includes drain Shower, only, 224116302000 includesstall, faucet and enamel, drain moldedstone receptor,square, 36", includes drain only, 224123201530 excludes control and door/curtain Ea.enamel, $ 2,573.00 Shower, stall, baked moldedstone receptor,square, 36", includes drain only, 099123202500 Paintsvalve & Coatings, cabinets & casework, paint, oil base, brushwork, 2 coats Laundry porcelain on cast iron, single compartment, 24" x 21", includes trim single compartment, 24" x 21", includes trimsink, 224123201530 excludes valve control enamel and door/curtain 224136100050 Ea. enamel $iron, Laundry porcelain on cast singlefaced, compartment, 24"xx1-3/4" 21", includes trim 081416094160 Doors,sink, wood, exterior, flush, solid core ,649.00 walnut 3'-0" x 6'-8" 224136100050 092910300500 Gypsum wallboard, on walls, mold 1/2" thick, excluded 1/2" thick, finish excluded $ 3,200.00 085313200130 Windows, vinyl S.F. single hung, 25"resistant, x 41", including grill,finish J finish, low E, exterior jambs 092910300500 Gypsum wallboard, on walls, mold resistant, 1/2" thick, finish excluded 099123201000 Paints & Coatings, cabinets & casework, coat,grill, oilbase, brushwork mer coat, oilbase, brushwork $ primer 3,000.00 085313200210 Windows, vinyl S.F. single hung, 33" x 41", including J finish, low E, exterior jambs 099123201000 Paints & Coatings, cabinets & casework, primer coat, oilbase, brushwork Paints & Coatings, cabinets & casework, oil base, coats nt, oil base, 099123202500 brushwork, 2 coats $ paint, 5,250.00 085313200270 Windows, vinyl S.F. single hung, 37" x 57", including grill, brushwork, J finish, low2E, exterior jambs 099123202500 Paints & Coatings, cabinets & casework, paint, oil base, brushwork, 2 coats roll 081416094160 Doors, exterior, flush, solid core , $walnut faced, x 6'-8" x 1-3/4" ut faced, 3'-0" x072113101960 6'-8" x 1-3/4" Ea. 657.00 Wallwood, Insulation, Rigid, extruded polystyrene, 25 PSI3'-0" compressive strength, 3" thick, R15 081416094160 Doors, wood, exterior, flush, solid core , walnut faced, 3'-0" x 6'-8" x 1-3/4" 085313200130 Windows, vinylinsulation, single 25" x 41", grill, J8.8" finish, lowR19, E, exterior jambs ng grill, J finish, low E, exterior jambs Ea.hung, $ 742.50 072126101100 Fiberglass ceilings, with including open access, thick, blown-in 085313200130 Windows, vinyl singlebuilding hung, 25" x 41", including grill, J finish, low E, exterior jambs Weather barriers, paper, housewrap, exterior, spun bonded polypropylene, small frame 085313200210 Windows, vinyl single grill, J finish, low E, exterior jambs ng grill, J finish, low E, exterior jambs Ea.hung, 33" x 41", including $ 517.00 072510100470 085313200210 Windows, vinyl single hung, 33" x 41", including grill, J finish, low E, exterior jambs 085313200270 Windows, vinyl single 37" x 57", including grill, J.048 finish, lowsingle E, exterior ng grill, J finish, low E, exterior jambs Ea.hung,profile, $ 1,162.00 074633104005 Vinyl siding, clapboard woodgrain texture, thick, 8" jambs 085313200270 Windows, vinyl single hung, 37" x 57", including grill, J finish, low E, exterior jambs excl. Doors, residential, garage, hinged, wood, custom, double, 9' x 7', incl. hardware, roll 072113101960 WallR15 Insulation, Rigid, 25 PSI compressive strength, 3" thick, R15 25 PSI compressive strength, 3" thick, S.F.extruded polystyrene, $ 5,325.00 083613200050 roll 072113101960 Wall Insulation, Rigid, extruded polystyrene, 25 PSI compressive strength, 3" thick, R15 072126101100 Fiberglass insulation, ess, 8.8" thick, R19, blown-in S.F.ceilings, with open$ access, 1,720.008.8" thick, R19, blown-in Weather building paper,with housewrap, exterior, polypropylene, small exterior, spun bonded polypropylene, smallbarriers, 072126101100 Fiberglass insulation, ceilings, open access, 8.8" spun thick,bonded R19, blown-in frame 072510100470 $ 700.00 Weather barriers, S.F. building paper, housewrap, exterior, spun bonded polypropylene, small frame 072510100470 074633104005 Vinyl siding, clapboard texture, .048 thick, single 8" ture, .048 thick, single 8" S.F. profile, woodgrain $ 4,005.00 Doors, residential, garage, hinged, wood, custom, 9' xsingle 7', incl. stom, double,074633104005 9' x 7', incl. hardware, excl.siding, Vinyl clapboard profile, woodgrain texture, double, .048 thick, 8"hardware, excl. 083613200050 $ custom, 907.00 double, 9' x 7', incl. hardware, excl. Doors, residential,Ea. garage, hinged, wood, 083613200050 $98,862.50 A

Soft Costs

Total

Soft Costs contractor fee 20% Design fee 25% Mgmt. fee 5% Legal fee Tax/Levy Insurance Interim Financing

$19,772.50 $24,715.63 $4,943.13 $600 $1400 $1200 $1950 $54581.25

$153,443.75

Total

Total $19,772.50 contractor fee 20% Design fee 25% $24,715.63 Mgmt. fee 5% $4,943.13 Soft Costs Legal fee $600 Soft Costs Tax/Levy $1400 contractor fee 20% $19,772.50 Insurancefee $1200 contractor 20% $24,715.63 $19,772.50 Design fee 25% Interim $1950 Design feeFinancing 25% $24,715.63 Mgmt. fee 5% $4,943.13 Mgmt.fee fee 5% $600 $4,943.13 Legal Legal fee $600 Tax/Levy $1400 $54581.25 Tax/Levy $1400 Insurance $1200 Insurance $1200 Interim Financing $1950 Interim Financing $1950

TOTAL

Total

TOTAL TOTAL

$153,443.75 $54581.25 $54581.25

IMP 4.01

$153,443.75 $153,443.75

IMPLEMENTATION DOCUMENTATION: Hard and Soft Cost Analysis