HomeMy WebLinkAbout18 Bass River Approved PlanGeneral Notes:
1. The general contractor and all subcontractors
shall comply with state and local building codes
& any governmental agency having jurisdiction.
2. Contractor shall obtain all required permits.
Owners shall pay all permit fees.
3. Verify all dimensions in field. Report any
discrepancies in drawings and/or field conditions
to the architect
4. Do not scale drawings. If a dimension is not
shown consult architect.
List of Drawings:
A-1 Plot Plan & General Notes
A-2 Existing Plans w/ Demo. Notes
A-3 Existing Exterior Elevations
A-4 First Floor Plan
A-5 Basement & Roof Plans/Door & Window Sched.
A-6 Kitchen, Bathrooms Part-Plans
A-7 Reflected Ceiling Plans
A-8 Exterior Elevations
A-9 Wall Section/ Finish Schedule
A-10 Foundation & Framing Plans
A-1
Plot Plan & General Notes
Finish Schedule
ROOM FLOORWALLSCEILBASELEGEND
FLOORS
F-1 Existing floor to be patched & refinished
Kitchen F-2 W-3 C-3 B-2 F-2 New T&G 1/4 sawn oak plank; field fin.
Pantry F-2 W-3 C-3 B-2 F-3 Ceramic tile thin set
Laundry F-2 W-3 C-3 B-2 F-4 Clear seal coat over new concrete floor
Living Rm.F-2 W-3 C-3 B-2 F-5 composite decking
Screen Porch F-5 W-5 C-2 WALLS
Master Bedroom F-2 W-3 C-3 B-2 W-1 New Clapboard siding
Master Bath F-3 W-3 C-3 B-2 W-2 Existing wall finish patch & repair / Prep & PAint.
Common Bath F-3 W-3 C-3 B-2 W-3 New GWB w/ plaster skim coat.
Hallway F-2 W-3 C-3 B-2 W-4 New GWB w/ wood wainscot to 6' ht
Rear Bedroom F-2 W-3 C-3 B-2 W-5 exterior shingle siding.
front bedroom F-2 W-3 C-3 B-2 Ceiling:
C-1 Existing ceiling to remain undisturbed
C-2 PPVC beadboard
C-3 New GWB ceiling w/ skim coat plaster finish
Crown
CR New 4" crown Brosco #8009
BASE
B-1 Existing baseboard remains
B-2 1x8 w/ cap.
B-3 6" PVC flat stock
5. Coordinate locations to store all building
materials & equipment with the owner prior to
the start of work. Cover all materials stored
outside, especially wood composite products
and sheathing.
6. Coordinate the dumpster location with the owner
prior to installation.
7. The contract documents include these drawings
and a separate set of specifications. Consult both
for the conplete scope of work, especially HVAC.
B
A-8
Site Plan
1" = 40'
NOTE: Refer to Coastal Rengineering survey for the
zoning informartion & Septic system design
existing one
story residence
B A S S R I V E R R O A D
20'-0"
New paved
parking area
1155 sf +/-
Line of existing
driveway
2 A-8Enclose existing breezeway
Demolish and replace existing garage
Rebuild existing bulkhead
1
A-8
Electrical meter
Fence remains undisturbed
Remove existing stoop
Existing open front porch
to be partially screened-in
Area of proposed septic
system. refer to Coastal
Engineering drwgs.
Heat pump location.
1'= 10'
ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, Ma.
Gagne Residence
5/2/22 pricing set
8/2/22 reduced scope
A-2
Selective Demolition Notes:
Existing Basement PlanExisitng First Floor
Front Porch
Kitchen
Laundry
Living
rm.15'-3" Master bedroom
Bedroom
Garage
OpenBreezeway
16'-0 3/8"22'-2 1/4"7'-2 7/8"DN-9 DN-10
DN-1
DN-11
DN-2
DN-3
DN-7DN-8
DN-6
DN-4
Hall
DN-5
Existing Floor Plans & Demolition Notes
Full
Basement
Crawl
Space
Crawl
Space
water service
Oil
tank
Electrical
Service boiler
INTERIOR:
DN-1 Kitchen/Laundry bathroom:
- Remove all cabinets, countertops, appliances, electrical &
plumbing fixtures and rough-ins.
- Remove wall and ceiliing finishes, remove finish floors
- Remove the interior walls around the bathroom and between
the kitchen
and backhall/ laundry
- Remove the step into the living room.
DN-2 Living Room:
- Remove the large window facing the porch and the front door.
-Remove the closet door & frame.
- Remove the carpet and finish fllor down to the subfloor.
- Remove the moulding around the firplace and the mantel shelf.
DN-3 Master Bedroom:
- Remove wall and ceiling finishes, remove finish floors
- Remove the interior walls around the closets.
- Remove the extrior wall facing the garage. Shore to remove.
- Remove the interior wall between the closets & bathroom/hallway.
DN-4 Common Bathroom:
- Remove and plumbing & electrical fixtures .
- Remove wall and ceiliing finishes, remove finish floors
- Note the plan is to replace the fixtures in the same locations.
Rough-ins remain unless compromised.
DN-5 Hall:
- Remove wall and ceiliing finishes, remove finish floors
- Remove the interior walls around the closets.
- Remove the wall between the hall and bathroom/ hall.
- Remove the interior walls around the closet against the master.
DN-6 Rear Bedroom:
- Remove wall and ceiling finishes, remove finish floors
- Remove the interior walls around the closets.
- Remove a portion of the wall between the bedroom & hallway.
See floor plan A-3
DN-7 Breezeway:
- Remove the roof assembly in its entirety including all framing.
- Remove the paving material between the garage and house.
- Remove light fixture and assoc. wiring.
DN-8 Garage:
- Remove the garage structure in its entirety including roof and
wall assemblies, foundation and floor slab.b
DN-9 Bulkhead
- Remove The bulkhead assembly entirely including wood door,
and concrete walls and stairs to be replaced.
DN-10 Rear Stoop:
- Remove the Rear masonry stoop in its entirety.
DN-11 Front Porch:
- Remove all wod plank decking
- Remove the trim around the columns; remoce the fascia & soffit.
- Remove the finish ceiling & lighting fixtures.
BASEMENT NOTES:
-Remove the basement windows (6) Openings to be infilled with CMU
-Remove the bulkhead interior door, to be replaced.
-Excavate and remove forst wall & retaining wall for new basement
area. Refer to structural drawings for notes and details.
GENERAL DEMOLITION NOTES:
- Protect the interior from moisture and weather when doors and
windows are removed. Cover openings with plastic or rigid board.
- Remove the interior GWB from all exterior walls and remove the
cavity insulation, to be replaced.
- Remove the existing AC system including the condenser, air
handling equipment and all ductwork and registers.
SALVAGE ITEMS:
Carefully remove the following items to be salvaged and donated to
Habitat for Humanity. Store and coordinate pick-up.
-Exterior 9 lite doors (2); Exterior 2 lite door ;
- Garage door w/ track & motor assembly
- 6 Panel interior doors & Frames & Louvered closet doors
- Surface mounted light fixtrues
- Bath tub; Drop-in sink & faucet.
- Microwave; Refrigerator, Dishwasher
- SS kitchen sink and faucet.
- Shower Sliding door assembly (plastic panel)
- Vanity w/ sink and faucet.
- Exterior light fixtures, wall mounted (3)
Crawl
Space
demolish the garage
and breezeway in
their entirety
1/16"= 1'0"
ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, Ma.
Gagne Residence
5/2/22 pricing set
8/2/22 reduced scope
Remove breezeway roof
assembly in its entirety
Remove roof face at
master where gable
extends over addition
Shore remaining ridge
and roof structure as
required. Remove garage structureExisting Elevations w/ Demolition Notes
Exterior Demolition Notes:
A-3
Side Elevation-Driveway Front Elevation- Street
Side Elevation-Yard Rear Elevation
Roof Plan
Tear down existing
garage to replace in
kind. Remove garage structure Remove garage structure
Remove garage
structure
Remove the masonry
landing under the
breezeway roof with
the slab below.
Remove the bulkhead
assembly in its entierty
Remove the arched trim and
colun trim & plank ceiling at
the porch.
Remove the breezeway
roof assembly
Remove the breezeway
roof assembly
Remove the arched trim and
colun trim & plank ceiling at
the porch.
Remove the entire garage
structure including foundation
- Remove all exterior doors and windows.
- Demolish the garage structure in its entirety including the slab and
frost wall. Note the structure is to be replaced in-kind in the same
footprint.
- Rmove the shingle & clapboard siding around the entire house down
to the wood plank sheathing.
- Remove the exterior casings at all doors and windows.
- NOTE: The eave assembly and rakes may remain where the material
is not compomized
- Remove the gutters and downspouts. Facia boards may remain
- Remove the breezeway roof assembly in its entirety including all
trim, shingle and framing.
- Remove the bulkhead assembly including walls and stairs
- Remove the basemnet window wells (6).
- Remove the shrubbery around the base of the building.
- Remove the porch trim, ceiling and decking.
Remove the door assembly
and the masonry stoop in its
entirety.
1/16"= 1'0"
Remove window. Cut in
new window openings
ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, Ma.
Gagne Residence
5/2/22 pricing set
8/2/22 reduced scope
1/8" = 1'-0"
First Floor Plan
A-4
Screen Porch
Living room.
12'-7 1/4"19'-3"22'-6" Front
Bedroom
Rear
Bedroom
15'-5"Aluminum full ht. screen panels set in trimmed jamb.
Refer to post details
Master
Bedroom
2'-3 1/2"
Kitchen
5'-0 1/8"
3'x4'
islandpantry
Master bath
Linen
Common
bath
Frame floor platform in
garage & breezeway to
align with house. Finish
w/ T&G wooood plank
flooring
10'-5"2'-4"9'-4"12'-0"
field verify
13
1
field verify
7'-9 1/4"
addition
11'-0"
6'-8"
field verify
Existing porch posts remain. Remove existing trim including
arches between posts; New PVC trim. Refer to elevations.
New trim to accommodate alumin. screen panels.
Remove deck plank & replace with composite decking.
Frame infill at depressed landing to align new decking
with remaining porch
Reframe doorway to raise opening to
new floor height.
2'-9"2'-9"6'-8"
4
5'-5"2'-8"2'-8"5
11'-2"
Infill existing window & door openings
around new kitchen. Frame new
openmings as shown.
Build raised floor platform at kitchen,
laundry and pantry to living room ht.
Refer to structural sheet A-10
Infill existing window & door openings
around new kitchen. Frame new
openmings as shown.
89
10
11
12
Install outdoor shower w/ valve
for seasonal draining. 2'-0"7'-5"
3
Remove LR window , Frame opening for new 4 panel
sliding door. Shore to install new header
Frame new 4'6" finished
opening into exist wall;
partial infill exist. opening;
patch to match wall finish
and baseboard.
Remove & rebuild bulkhead. w/
concrete walls & floor slab; PT
open riser stair & Bilco metal door.
Frame stoop & step;
between walls: landing &
tread composite decking
20
24
24
14
6
6
1 1 25
25
25
15'-9"
22
Granite stoop 42" x 42" over
compacted base.
28
6'-5"
field verify
1
A9
3
A9
Heat pump location
Stone pavers over 6" crushed
stone base
Solid fence and gate by others
27
276'-0"verify in fielddn.2R
Laundry
1
NOTE: green shaded area
indicates the addition
Entry8'-10"9'-6"Remove section of wall
in hallway; patch to match
wall, ceiling & floor.
Frame stoop & step;
between walls: landing &
tread composite decking
Remove the existing exterior
door, remove hardware &
patch Jamb at framed opng.9'-0"Remove the exterior door & frame
Patch to match inside and out
12
13
2'-0"
21
17
6'-0"2'-0"22 dn.
2R
13
3'x6' tiled shower
stall w/ glass front
pitch tiled floor to
center drain
5' long vanity selected by
owners w/ mirror above
Remove and replace all the
fixtures and finishes in the
common bathroom
ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, Ma.
Gagne Residence
5/2/22 pricing set
8/2/22 reduced scope
Basement Plan/ Roof Plan
Door & Window Schedule
ROUGH OPNG.MFG.Light SILL
DESIG.ITEM LOCTION W X HT.QUANT.MFG.PRODUCT NUMBER Layout HT.
1 casement window master bedrm.2'-4 3/8"x 4'-0"three Andersen 400 Series Woodwright Casement CW 14 one 2'3"
2 OMIT
3 four panel slider living room 9'10" x 6'8"one Andersen Frenchwood Gliding Patio Doors FWG10068-4 one n/a
4 exterior door kitchen 3'0" x 6'8"one Simpson Exterior French Door - Fir #7001 one n/a
5 casement window kitchen 2'-4 3/8"x 4'-0"three Andersen 400 Series Woodwright Casement CW 14 one 2'3"
6 casement window kitchen 2'4 3/8"x3'0 1/2"five Andersen 400 series casement CW13 one 3'4"
7 OMIT
8,9,10,11 casement windows LR., Rear bedrm.2'-4 3/8"x 4'-0"four Andersen 400 Series Woodwright Casement CW 14 one 2'3"
12 exterior door hallway 3'0x6'8 one Simpson Fir 2 panel door / w 1/4 panel glass #165 one n/a
17 Ext. door & sidelight entry 3'0 dr; 2'0 sidelight one pair Simpson Fir 2 panel door 'Traditional Sash' / w 3/4 panel glass one n/a
13,14 casement window master bedroom 2'-4 3/8"x 4'-0"five Andersen 400 Series Woodwright Casement CW 14 one 2'3"
15 OMIT `
16 OMIT
20, 21 interior door master bed & bath 2'8 1/2" x 4'8 7/8"two Simpson 2 panr Flat panel door- Fir #782 n/a n/a
19 OMIT
22 closet doors master bedroom 3'0"x 6'8"two Simpson 2 panr Flat panel door- Fir #782 n/a n/a
23 Insulated metal door bsmt. bulkhead 3'0"x6'8"one Jeld-Wen Contours Collection Steel door none n/a n/a
24 pocket door laundry & Pantry 2'6" x6'8"Simpson 2 panr Flat panel door- Fir #782 n/a n/a
25 fixed window master, front bed, KIit 2'-4 7/8x2'-4 7/8"four Andersen 400 series casement CW 125 one TBD
26 OMIT
27 fixed window panel kitchen corner 2'0 1/8"x4'11 7/8"two Andersen 400 series casement- tempered.C15 one 1'3"
28 & 29 OMIT linen closet
Roof PlanBasement Plan
A-6
DS
DSDS
DS
DS
DS
DS
DS
DS
DS
DS
Crawl space area
under addition w/
slab
Crawl space area
under existing house
w/ new slab
GENERAL ROOF NOTES:
-Install Ice & Water shield at all eaves,
valleys & ridges.
-Coordinate downsout locations w/ architect
prior to installation.
-Re-flash existing chimney
-Replace shingle assembly over the entire roof.
Remove windows infill opening
w/ CMU Typical (6)
Remove & replace interior door;
weather seal HM door frame.
Remove & replace bulkhead concrete
walls and floor. enlarge to reduce the
slope of the stair. Build stair from
PT 2x stock. Install Bilco Steel door
assemly.
Existing bioler and oil tank to
remain to supplement heat
pump system
New air handler w/
ductwork distribution
in crawl spaces
Existing crawl space w/ new slab
23
DS DS
Extend full basement into
the existing crawl space.
see structural sheet A-10
Crawl space area
under existing house
w/ new slab
s/c
F7 F7 F7 F7
F7
F7
F7
s ss
1/16"=1'0"
DS
ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, Ma. Gagne Residence
5/2/22 pricing set
8/2/22 reduced scope
A-6
3/16" = 1'0"
Kitchen & Bathroom Part Plans dishwasher sinkcabinet cornercabinetrefrigeratorBase Cab.Base Cab.Base Cab.Base Cab.Upper Cab range w/
hood abv.
Kitchen Part-PlanA
Mud set shower stall,
slope to drain w/ tiled
walls & ceiling & one
piece curb cap. Install
shower niche as per
owner
Master Bathroom part-plan& upper cab.B 3/16" = 1'0"
Kitchen Master bath11'-0"4'-0"3'-0"2'-0"3'-0"2'-0"15'-6"
1'-0"
3'-0"2'-0"2'-0"3'-0"
1'-6"3'-0"2'-0"2'-0"3'-0"2'-0"3'-9"4'-0"3'-4"3'-9"3'-0"Base
Cab.
corner
cabinet
tray cab.
corner
cabinet
cornercabinetBase
Cab.
Base Cab.
2'-0"2'-0"
Drawer unit
pantry 3'-0"Three- 2'4" wide upper cabinets
4'-0"VIFLocate walls gainst
masonry chimney
w/ req'd clearance
Full ht pantry cabinet
with open shelving
16" deep. (no wall
behind).
W/D
5'-4"Vent dryer through the exterior
wall
Countertop/. w/ Upper CabinetPrep & refinish existing
bookshelves facing LR
Laundry
Mortar a one piece
1" thick Bluestone
hearthstone over
existing raised
brick heath
New casings at
exist. framed
opening millwork end
panel at refrig.
Raise floor in kitchen area
to align with LR. Refer to
framing plans A-10: Remove
existing step.
5'-0"3'-1"6'-0"12'-0"
as noted
ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, Ma.
Gagne Residence
5/2/22 pricing set
8/2/22 reduced scope
A-7 Reflected Ceiling Plan
Electrical Notes:
-Install jamb switch for closet fixtures.
-Vent bathroom exaust fans up through the roof.
-Refer to Basement plan on sheet A-5 for:
Install combo smoke/ carbon mono. detector
Lighting in basement & crawl space.
-Refer to plan to determine two and three way switches.
-Owners to select dimmer switch.
-Use timer switches on the bathroom fans. Refer to the
specifications.
-All electrical boxes on exterior walls or ceilings shall be
gasketed and air sealed.
-Provide lighting to light all areas of the attic; switch at
top of pull down ladder.
sSmoke Detector
c
s
s/c
Carbon Monoxide detector
Combination smoke/ Carbon monoxide detector
Fire Protection Legend
Cable TV signal line
Duplex outlet ( install in adition to code reqmts.)
Dimmer Switch
Electrical Legend
Heat DetectorH
s
d
LIGHT FIXTURE SCHEDULE
FIX.TYPE DIMEN.MOUNTING MFG.MODEL NOTES
F-1 LED downlight 4" dia.recessed Nicor DC R4 new construction; 106; 120 v; 2K; white trim; 644 lumens; 8.4 watts
F-2 Room fan surf. mtd.Onwer to provide fan; contractor to install.
F-3 Exhaust fan/light Onwer to provide fan; contractor to install.
F-4 pendant surface Onwer to provide fan; contractor to install.
F-5 Bathrm. fixture -wall mtd.Provide $150 fixture allowance per fixture
F-6 Exterior wall sconce Provide $250 fixture allowance per fixture
F-7 LED surface mtd.closet fixture contractor to select
F-8 wall sconce surface mount Provide $250 fixture allowance per fixture
F-9 under cabinet undershelf contractor choice
F-10 LED downlight-exterior 4" dia.recessed Nicor DC R4 damp location. ; 106; 120 v; 2K; white trim; 644 lumens; 8.4 watts
F-10 2 head flood light contractors choice
At closet fixtures F7 provide jamb swithing.
Provide LED lamps to downlights shown; Provide dimmers for downlight locations with 'd' designation.
s
s
s
s
sssssdssdddd
1/8" = 1'
F1 F1
F1 F1
F1
F1F1
F1
F1
F10
F1 F1F1
F1 F1 F1
F10 F10
F10F10F10F10slocate flood
under eave
F9
F9
F6
F4F4
d F4
Shaded area
indicates raised
coffer ceiling- see
section details 3
A9
Locate home-runs
for audio/visual
systems to cabinet
in the living room
F10sssssssNOTE: Existing ceilings
in bedrooms, bathroom,
hallway and living room
are to remain
s
sF1
F1
F1
F1 F1 F1
F1
F3
F5
F10
F5
F6
F6
Replace wood ceiliong with
PVC Bead board sheet stock
cover butt joints with 1x3 PVC
flat stoclk maligned with posts
PVC Bead board
sheet stock ceiling
2
A9
Shaded area
indicates raised
coffer ceiling- see
section details
ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, Ma.
Gagne Residence
5/2/22 pricing set
8/2/22 reduced scope
A-816" = 1'-0"
Exterior Elevation
North (rear) Elevation
South (front) Elevation
East (yard) ElevationWest (side) Elevation
New entry replaced garage
New door in new wall at existing breezeway
New PT stoop & stair w/ composite decking
& skirt bd.
Kitchen windows in new openings
in existing wall
1x4 PVC corner boards (typ.)
Remove siding to install Hardi-board
cladboard w/ 4" exposure (typ.)
Strip existing roof membrane;
Install asphalt shingle over 30#
building paper; Copper drip edge.
Replace chimney flashing as needed.
prep and paint brick chimney
Existing windows
to remain. Replace
casings & refinish
the wood sill
New gable Replace chimney
flashing as needed.
Kitchen windows in
new openings in
existing wall
Remove and replace porch trim;
enclose with screen panels
wooden screen door at porch
enclosure
Granite stoop stone set over
compacted base.
replaced garage
Typical window Trim:
5/4 flat stcok w/ backband;
1" sill w/ horns
Build cricket between between roofs;
sheath crricket in Ice & Water Shield
beofr roofing
replaced garage new entry
New vestibule w/ entry door & sidelight
set back from the front; built within the
existing porch
windows in new openings in existing walls
Remove and replace porch trim;
enclose with screen panels
1
2
4
3
1x6 PVC Beveled T&G vertical plank panel
w/ 1x4 & Rake Crown AZM at the top and
Crosshead Pediment AZM- 6216 at the bottom
at gable ends 2'-8"ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, Ma.
Gagne Residence
5/2/22 pricing set
8/2/22 reduced scope
A-9
2x6 wood stud 16" OC wall assembly w/
wet application Cellulose insulation in the walls
10" x 20" reinf. concrete footing w/ key slot under wall.
Set over undisturbed or compacted base.
Install 2x blocking between roof rafters; air seal
around joints between framing members before
covering w/ wall sheathing.NOTE: Exterior insulated
wall sheathing extends up to the underside of the
roof sheathing. Air seal before enclosing w/ fascia
& soffit
Aluminum drip edge under double
starter course asphalt shingle.
Install 24" width Ice & Water Shield
across roof eaves, ridge & walls;
Aluminum 'K' style gutter pitch to
leaders.
1x8 PVC facia board; 3/8" PVC
sheet stock soffit. PVC Barge
board between to match existing trim.
1'-3"
1/2 GWB ceiling w/ skim coat plaster finish
over 1x strapping; 2x6 ceiling joists 16"OC
3" 'mud' concrete slab over 2" rigid insulation over
compacted soil in existing crawl space ans 3" crushed
stone in addition.
Typical Wall Sectcion
New Asphalt shingles to match exisitng
over 30# bldg. paper; over existing
roof deck
PT 2x sill plates fastened to foundation w/
1/2" dia. anchor bolts 5' OC. over compress
foam seal.
Insulate floor of addition w/ netted cellulose
between joists; and in knee wall
8" concrete foundation wall; enclose Tie new walls to
existing concrete corner pier w/ rebar or wire mesh. 4'-0"9"8'-3"Align w/ existing
main floor
2'-6"3" closed cell spray foam insulation over foundation
& up into the rim joist. Apply fire retardant coating.
Factory primed wood shingle
siding exposure to match existing
Double starter course of wood
shingle & plywood sheathing
overlap top of concrete. No
water table trim; install termite
guard. Air seal framing at
concrete, before sheathing.
1 1/2" Zip insulated panel exterior .
sheathing. Use mfg. recommended
fasening. Tape all joists & air seal top
and bottom.
16" = 1'-0"
Exterior Elevation
Building Section at Kitchen10'-0"Building Section at Side Bedrm.10'-0"1
3
1
6'-6"
ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, Ma.
Gagne Residence
5/2/22 pricing set
8/2/22 reduced scope
A-10
1" = 16'
FOUNDATION NOTES:
1. 8" 3000 psi concrete foundation walls:
Top of foudation to match existing.
Reinforced as follows:
1-#5 top & bott. continuous bars
w/ #5 corner bars w/ 30" legs to
lap w/ t&b bars.
2. 10" deep x 20" wide 3000 psi concrete
footings over compacted or undisturbed
soil with assumed allow. bearing value of
2 tons/sf. Bott. of footing 48" below grade.
3. Forms shall remain a FULL 24 hrs. min.
after pours for wet cure concrete.
4. Tie new concrete foundation walls to exist.
foundation w/ #5 16" OC x 30" long dowels
set 6" into existing founda. walls w/ epoxy
grout.
5. 3" thick concrete slab over compacted
grade grade over 3" rigid insulation board.
6. ZONING REQUIRES THE ADDITON
REPLACING THE GARAGE BE LOCATED
EXACTLY OVER THE EXISTING GARAGE
FOOTPRINT.
ROOF FRAMING NOTES:
1. Install 2x12 roof rafters 16" OC (depth
of insulation). Tie rafters to the top of
wall w/ metal hurricane ties
2. 5/8" 'Zip ply" roof sheathing.
3. Strip roofing down to wood roof deck
where new construction build-overs
existing assemblies
4. Provide all blocking, bracing, nailers etc.
as required to complete job and meet
code requirements. Provide fire stopping
in voids between floors and as required
by code.
5. Hardware: Use Teco type connectors
and hangers at joists framing, roof
framing and post & beam connections.
WALL & FLOOR FRAMING NOTES:
1. 2x6 wood stud exterior wall framing 16" OC
double top and bottom plates; treated sill
plate fastened to foundation wall w/ cast-
in-place anchor bolts. 2x4 interior partitions.
2. Use double 2x10 headers at window and
door openings w/ 1" Rigid insulation board
between at exterior walls
3. Fasten joists to top of wall w/ metal anchor
ties.
4. Use double 2x10 headers for all openings
under 6'0" where load bearing. When framing
new headers in existing partitions install new
jack studs to support headers.
5. Strip siding down to exterior sheathing
around entire building.
6. Exterior sheathing: 1 1/2 " ZIp panel with
integrated rigid insulation Board. Fasten as
per mfg. recmmendations. Box out window
& door openings w/ 3/4" pywood around
openings. at new and existing exterior walls.
Foundation plan
First floor framing planRoof framing plan
9'-6"17'-6"field verify9'-0" existing
basement
Build new floor
plateform above
existing dropped
floor w/ 2x8 16"
OC; bearing on
2x sleepers at
midspan 14'-8"+/- VIFBuild new floor plateform
above crawl space slab
w/ 2x10 16" OC
11'-2"
+/- VIF
8'-1"span
Exterior landing & stair stringers
use PT lumber; joists 2x8 16" OC;
2x12 stringers
11'-2"+/- VIF
2X12 16" OC
roof rafters
w/ 2x6 collar ties
at every pair; see
section detail
Breezway roof:
2x10 16" OC;
Over build crickets
above adjacent
roofs; bear on the
roof sheathing w/ 2x
sleepers.
Existing roof
structure to
remain
Foundation & Framing Plans
Align
22'-4"field verifyNew slab in exist crawl space
New slab in exist crawl space
New slab in exist
crawl
space
New slab
in new
crawl
space
8'-1"
field verify
5'-6"5'-8"Remove/ replace bulkhead
walls & floor w/ poured
conc. walls & 3" conc. slab
12'-3"
field
verify
existing
existing
existing existingRemove the decking and
expose existing deck struc.
Consult w/ owner & architect
to develop remdiation where
structure is compromised.
Existing roof structure
over the kitchen remains.
Install new 2x6 coloar ties
10' ht. for cathedrel ceiling
refer to sections A-9
Pin new frost walls to existing
foundation walls
New 8" frost walls under existing
garage & breezeway 48" below
grade; Align top of wall with house;
footings- 10" deep x 20" wide.
Build new floor plateform
above crawl space slab
w/ 2x10 16" OC
Existing crawl spaces:
rake smooth the soil;
remove all debris or
large stones; pour
1 1/2" 'rat slab' over
1"rigid insuilation bd;
seal perimeter.
Install a structural ridge
under the existing ridge
1-12 1/4" LVL span 15'-9"
bear on solid posr
Double 12 1/4" LVL
structural ridge 22'
span.
12" x12" x12" conc. pier
to support post under the
end of the structural ridge
Bring solid post
supporting ridge
through floor
framing to conc.
pier below
ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, Ma.
Gagne Residence
5/2/22 pricing set
8/2/22 reduced scope
A-10
1" = 16'0"
FOUNDATION NOTES:
1. 8" 3000 psi concrete foundation walls:
Top of foundation to match existing.
Reinforced as follows:
1-#5 top & bott. continuous bars
w/ #5 corner bars w/ 30" legs to
lap w/ t&b bars.
2. 10" deep x 20" wide 3000 psi concrete
footings over compacted or undisturbed
soil with assumed allow. bearing value of
2 tons/sf. Bott. of footing 48" below grade.
3. Forms shall remain a FULL 24 hrs. min.
after pours for wet cure concrete.
4. Tie new concrete foundation walls to exist.
foundation w/ #5 16" OC x 30" long dowels
set 6" into existing founda. walls w/ epoxy
grout.
5. 3" thick concrete slab over compacted
grade grade over 3" rigid insulation board.
6. ZONING REQUIRES THE ADDITION
REPLACING THE GARAGE BE LOCATED
EXACTLY OVER THE EXISTING GARAGE
FOOTPRINT.
ROOF FRAMING NOTES:
1. Install 2x12 roof rafters 16" OC (depth
of insulation). Tie rafters to the top of
wall w/ metal hurricane ties
2. 5/8" 'Zip ply" roof sheathing.
3. Strip roofing down to wood roof deck
where new construction build-overs
existing assemblies
4. Provide all blocking, bracing, nailers etc.
as required to complete job and meet
code requirements. Provide fire stopping
in voids between floors and as required
by code.
5. Hardware: Use Teco type connectors
and hangers at joists framing, roof
framing and post & beam connections.
6. Unse Simpson Strong-Tie hurricane ties
#H2.5A at each roof rafter connection to
the wall top plate.
WALL & FLOOR FRAMING NOTES:
1. 2x6 wood stud exterior wall framing 16" OC
double top and bottom plates; treated sill
plate fastened to foundation wall w/ cast-
in-place anchor bolts. 2x4 interior partitions.
2. Use double 2x10 headers at window and
door openings w/ 1" Rigid insulation board
between at exterior walls
3. Fasten joists to top of wall w/ metal anchor
ties.
4. Use double 2x10 headers for all openings
under 6'0" where load bearing. When framing
new headers in existing partitions install new
jack studs to support headers.
5. Strip siding down to exterior sheathing
around entire building.
6. Exterior sheathing: 1 1/2 " ZIp panel with
integrated rigid insulation Board. Fasten as
per mfg. recommendations. Box out window
& door openings w/ 3/4" plywood around
openings. at new and existing exterior walls.
7. Use Simpson Stong-Tie strap- 71E holdown
#S7HD10RJ on either side of each corner
of the floor deck to connect to the concrete
8 total.
Foundation plan
First floor framing planRoof framing plan
9'-6"17'-6"field verify9'-0" existing
basement14'-8"+/- VIFBuild new floor platform
above crawl space slab
w/ 2x10 16" OC
11'-2"
+/- VIF
8'-1"span
Exterior landing & stair stringers
use PT lumber; joists 2x8 16" OC;
2x12 stringers
11'-2"+/- VIF
2X12 16" OC
roof rafters
w/ 2x6 collar ties
at every pair; see
section detail
Breezeway roof:
2x10 16" OC;
Over build crickets
above adjacent
roofs; bear on the
roof sheathing w/ 2x
sleepers.
Existing roof
structure to
remain
Foundation & Framing Plans
Align
22'-4"field verifyNew slab
in exist
crawl
space
New slab in exist
crawl
space
New slab
on grade
in new
crawl
space
8'-1"
field verify
5'-6"5'-8"Remove/ replace bulkhead
walls & floor w/ poured
conc. walls & 3" conc. slab
12'-3"
field
verify
existing
existing
existing existingRemove the decking and
expose existing deck struc..
Consult w/ Owner & Architect
to develop remediation where
structure is compromised.
Existing roof structure
over the kitchen remains.
Install new 2x6 collar ties
10' ht. for cathedral ceiling
refer to sections A-9
Pin new frost walls to existing
foundation walls
New 8" frost walls under existing
garage & breezeway 48" below
grade; Align top of wall with house;
footings- 10" deep x 20" wide.
Build new floor platform
above crawl space slab
w/ 2x10 16" OC
Existing crawl spaces: rake smooth the soil;
remove all debris or large stones; pour
1 1/2" 'rat slab' over 1"rigid insulation bd;
seal perimeter.
Install a structural ridge
under the existing ridge
1-12 1/4" LVL span 15'-9"
bear on solid posts
Double 12 1/4" LVL
structural ridge 22'
span.
12" x12" x12" conc. pier
to support post under the
end of the structural ridge
Bring solid post
supporting ridge
through floor
framing to conc.
pier below
1
A9
1
A9
1A9
Pantry/laundry/landing
platform 1 riser below LR
3A9
2A9
4'-7"4'-0"
A9
4
Cut back roof truss framing to build
cove for transom light 4' wide x 4'6"+/-
deep. See section.
Build platform over exist.
floor structure w/ 2x6
16" OC; support on
sleepers
New slabon grade in new crawlspace
Drop top of founda. wall
between crawl spaces
for access & duct runs
Use Simpson Strongtie Hurricane ties to
connect eact rafter to the top plate
Install strap hold-downs
at each corner 8 total
ENTASIS PC Jay C.Walter AIA
83 Pembroke Street Newton, Massachusetts 02458
e-mail:entasis@rcn.com telephone: (617) 527-8383
SKETCH NO.
SCALE:
DATE:
Gagne Residence Addition & Remodeling
18 Bass River Road South Yarmouth, MA
Gagne Residence
8/2/22 reduced scope
8/12/22 detail clarification
10/28/22 const. contract
3/6/23 struc. ties added.