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HomeMy WebLinkAbout5183 50 Powers Ln All Plans 06.17.25 REVISED50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA 2 0 2 5 . 0 6 . 1 7 ISSUED FOR ZONING BOARD OF APPEALS OPEN DECK215-S1SECTION DETAILINTERIOR ELEVATION & SHEET NUMBERPARTITION TAGSPOT ELEVATIONSREVISION BUBBLE AND TAGDOOR LOCATIONROOM NAME & NUMBERPLAN DETAILNEW / ALTERED CONSTRUCTION-SEE PARTITION SCHEDULEEXISTING WALL TO BE REMOVEDEXISTING WALL TO REMAINA3.12O.H.SIM.A3.120.00"1.115DOOR TAGPWINDOW TAGA3.1 41EXTERIOR ELEVATION& SHEET NUMBERGWBMATERIAL TAGWC-1FIXTURE/ EQUIPMENT TAG23A3.12& SHEET NUMBER& SHEET NUMBERTHE ARCHITECT AND HIS CONSULTANTS DO NOT WARRANT OR GUARANTEE THE ACCURACY AND COMPLETENESS OF THE WORK PRODUCT THEREIN BEYOND A REASONABLE DILIGENCE. IF ANY MISTAKES, OMISSIONS, OR DISCREPANCIES ARE FOUND TO EXIST WITHIN THE WORK PRODUCT, THE ARCHITECT SHALL BE PROMPTLY NOTIFIED SO THAT THEY MAY HAVE THE OPPORTUNITY TO TAKE WHATEVER STEPS NECESSARY TO RESOLVE THEM. FAILURE TO PROMPTLY NOTIFY THE ARCHITECT OF SUCH CONDITIONS SHALL ABSOLVE THE ARCHITECT FROM ANY RESPONSIBILITY FOR THE CONSEQUENCES OF SUCH FAILURE. ACTIONS TAKEN WITHOUT THE KNOWLEDGE AND CONSENT OF THE ARCHITECT, OR IN CONTRADICTION TO THE ARCHITECT'S WORK PRODUCT OR RECOMMENDATION, SHALL BECOME THE RESPONSIBILITY NOT OF THE ARCHITECT, BUT OF THE PARTIES RESPONSIBLE FOR TAKING SUCH ACTIONS.O/O OWNER PROVIDED / OWNER INSTALLEDT&GTONGUE AND GROOVEA.F.F.ABOVE FINISHED FLOORGALV.GALVANIZEDADJ.ADJUSTABLEE.J.EXPANSION JOINTSIM. SIMILARU.N.O.UNLESS NOTED OTHERWISETYP.TYPICALO/C OWNER PROVIDED / CONTRACTOR INSTALLEDOWNER CONTRACTORVALK REAL ESTATE TRUST C/O Melanie Tseng / Laura Tseng24 Banks Rd. Simsbury, CT 06070 215.498.1736XXXXARCHITECT88 WEST ARCHITECTURE LLC -Matthew Snoap3540 N. WOLCOTT CHICAGO MSNOAP@88WEST.ART 312.505.7453STRUCTURAL ENGINEERMichele Cudilo, PE Centerville, MA 508.737.8521CIVIL ENGINEERStrong Tree Engineering -Justin LamoureuxMarstons Mills, MA 774.559.3942THESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTSNO. 954627 -AR -RProject Number8 8 W E S T ARCHITECTURE L L C8 8 w e s t / 4 2 n o r t hc h i c a g o i l . 6 0 6 5 7p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3h t t p : / / w w w . 8 8 w e s t . a r t88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE.NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS.© 2025Reserved for Authority Having JurisdictionG 1.0TITLE PAGE,INDEX & PROJECTNOTES24-1150 POWERS LANERENOVATIONS,ADDITION ANDFLOOD CONTROLWEST YARMOUTH, MAStrongTree EngineeringSurveyor / Civil EngineersMarstons Mills, MA 774.559.3942Michele Cudilo, PEStructural EngineerCenterville, MA 508.737.8521ISSUED FOR ZONING BOARD OF APPEALS2 0 2 5 . 0 6 . 1 7 SYMBOLSPROJECT LOCATION MAPSHEET INDEXTYPICAL ABBREVIATIONSGENERAL CODE NOTESGENERAL PROJECT NOTESPROJECT DESCRIPTION1 ALL WORK SHALL CONFORM TO APPLICABLE STATE ANDLOCAL CODES AND ORDINANCES INCLUDING BUT NOTLIMITED TO MA 780 CMR (9TH EDITION, BASED ON THEINTERNATIONAL RESIDENTIAL CODE 2015), MA 225 CMRSTRETCH CODE AND YARMOUTH ZONING ORDINANCE.2 THE PROJECT IS LOCATED IN A COASTAL DUNE BUFFERAND IS SUBJECT TO APPLICABLE PROVISIONS OF 310CMR 10a (Wetland Protection) AND 310 CMR 15 (TITLE 5)3 THE PROJECT IS LOCATED IN FEMA FLOOD ZONE AE(NON WAVE ACTION) WITH A BASE FLOOD ELEV. OF +11.04 OTHER GENERAL CODE NOTES:• ALL EXIT DOORS SHALL BE OPERABLE WITHOUT A KEYOR SPECIAL KNOWLEDGE.• THE MANUAL PULL OR PUSH OF A DOOR SHALL NOTEXCEED 10 LBS IN ORDER TO OPERATE THE DOOR.• WHERE REQUIRED, GLASS DOORS, PANELS & LITESSHALL BE TEMPERED GLAZING• ALL INTERIOR WALL AND CEILING FINISHED SHALL HAVEA CLASS 1 FLAME SPREAD RATING.• UNLESS AN ALLOWANCE IS INDICATED, THE CONTRACTOR SHALL PROVIDEAND INSTALL ALL MATERIALS AND PERFORM ALL SERVICES, SKILLED ANDUNSKILLED, AS PART OF THE ACCEPTED BID. ALLOWANCES ARE FORMATERIAL ONLY, BEFORE TAX, SHIPPING AND HANDELING. ANY REMAINDER OFALLOWANCE SHALL BE APPLIED TO ANOTHER ITEM AS DETERMINED BY THEOWNER. ALLOWANCE DOES NOT INCLUDE INSTALLATION WHICH SHALL BEPERFORMED BY THE CONTRACTOR.• THE CONTRACTOR WILL USE LICESED WORKERS AND SUBCONTRACTORSWHERE REQUIRED BY THE MUNICALITY• THE CONTRACTOR SHALL PERFORM ALL WORK AS INDICATED IN THECONTRACT DOCUMENTS. UPON COMPLETION, THE HOME SHALL BE IN "MOVEIN " CONDITION. ALL TRASH AND CONSTRUCTION DEBRIS SHALL BE REMOVED• THE CONTRACTOR SHALL PROVIDE A COMPLETE PROJECT; WHERE DESIGNINTENT IS NOT CLEARLY DEFINED, CONTRACTOR SHALL PROVIDE MATERIALSAND FINISHES OF A SIMILIAR QUALITY TO ADJACENT CONSTRUCTION,WHETHER EXISTING OR NEW• ALL WORK SHALL CONFORM TO APPLICABLE STATE AND LOCAL CODES ANDORDINANCES AS SET FORTH IN GENERAL CONDITIONS OF THE CONTRACT.• THE CONTRACTOR SHALL VISIT THE SITE AND FAMILIARIZE HIMSELF/ HERSELFWITH EXISTING CONDITIONS PRIOR TO SUBMITTING A PROPOSAL.• THE GENERAL CONTRACTOR SHALL CHECK AND VERIFY ALL MEASUREMENTSIN THE FIELD AND REPORT ANY DISCREPANCIES TO THE ARCHITECT BEFORESTARTING. IN THE CASE OF DISCREPANCIES BETWEEN THE CONTRACTDOCUMENTS, THE CONTRACTOR SHALL SECURE INSTRUCTIONS FROM THEARCHITECT BEFORE PROCEEDING WITH THE WORK AFFECTED BY OMISSIONSAND DISCREPANCIES. THE CONTRACTOR SHALL ASSUME FULLRESPONSIBILITY FOR PROCEEDING WITH SUCH WORK WITHOUT APPROVAL IFSUCH WORK RESULTS IN A CHANGE IN THE CONTRACT DOCUMENTS.• THE CONTRACTOR SHALL TAKE ANY AND ALL MEASUREMENTS NECESSARY TOVERIFY THE DRAWINGS AND PROPERLY LAY OUT THE MATERIALS AT THE JOBAND BE RESPONSIBLE FOR THE ACCURACY OF THE SAME. EXCEPT ASOTHERWISE SPECIFICALLY AGREED, ALL MATERIALS SHALL BE NEW AND ASSPECIFIED. ANY SUBSTITUTE MATERIAL MUST FIRST BE APPROVED BY THEARCHITECT. ANY MAJOR DISCREPANCY AFFECTING THE LAYOUT OF THEWORK SHALL BE CALLED TO THE ARCHITECT'S ATTENTION BY THECONTRACTOR. NO WORK SHALL PROCEED UNTIL THE DISCREPANCY ISRECTIFIED.• DURING THE PERIOD OF CONSTRUCTION THE CONTRACTOR SHALL CARRY ANDMAINTAIN INSURANCE. THE OWNER AND ARCHITECT SHALL BE NAMED AS"ADDITIONALLY INSURED" ON THE COMPREHENSIVE GENERAL LIABILITYPOLICY OF THE GENERAL CONTRACTOR AND/OR SUBCONTRACTOR OF ANYTIER. THE GENERAL CONTRACTOR, WITHIN TEN (10) DAYS AFTERNOTIFICATION OF ACCEPTANCE OF BID AND PRIOR TO SIGNING A CONTRACTWITH THE OWNER, SHALL SUBMIT A CERTIFICATE OF INSURANCE COVERAGE.• THE GENERAL CHARACTER OF THE DETAILED WORK IS SHOWN ON THEDRAWINGS. ANY DETAILS SHALL BE WORKED OUT IN RELATION TO THEIRLOCATION AND CONNECTION TO OTHER PARTS OF THE WORK. WHERE ONANY DRAWINGS A PORTION OF THE WORK IS DRAWN OUT, ALL SIMILARCONDITIONS SHOULD BE TREATED SIMILARLY UNLESS OTHERWISE NOTED.• THE RESPONSIBILITY FOR THE SAFE WORKING CONDITIONS AT THE SITE SHALLBE THE CONTRACTOR'S, AND THE ARCHITECT AND OWNER SHALL NOT BEDEEMED TO HAVE ANY RESPONSIBILITY OF LIABILITY IN CONNECTIONTHEREWITH. CONFORM TO ALL APPLICABLE OSHA RULES AND REGULATIONS.• THE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO INSUREAGAINST FIRE DURING CONSTRUCTION AND BE RESPONSIBLE THAT THE AREAWITHIN CONTRACT LIMITS IS KEPT ORDERLY AND CLEAN AND THATCOMBUSTIBLE RUBBISH IS PROMPTLY REMOVED FROM THE SITE.RevSheet #Sheet NameG 1.0 TITLE PAGE, INDEX & PROJECT NOTES 3C 0.1 ENGINEERED SITE PLAN - EXISTING & PROPOSED 3C 0.2 CIVIL DETAILS3C 0.3 ORDER OF CONDITIONS 3A 0.1 PROPOSED ARCHITECTURAL SITE PLAN 4A 0.1x EXISTING ARCHITECTURAL SITE PLAN 4A 1.1 PROPOSED CRAWL & FIRST FLOOR PLAN 4A 1.1x EXISTING FIRST & SECOND FLOOR PLAN 4A 1.2 PROPOSED SECOND & THIRD FLOOR PLAN 3A 1.2x EXISTING SECOND FLOOR & ROOF PLAN 3A 2.1 PROPOSED BUILDING ELEVATIONS 4A 2.1x EXISTING BUILDING ELEVATIONS 3A 2.2 PROPOSED BUILDING ELEVATIONS 4A 3.1 BUILDING SECTION3A 3.2 BUILDING & EXTERIOR WALL SECTIONS 4A 3.3 EXTERIOR DETAILS3A 4.1 L01 INTERIOR ELEVATIONS 3A 4.2 L01 & L02 INTERIOR ELEVATIONS 3A 4.3 INTERIOR DETAILS3A 5.0 SCHEDULES3S 1.1 FOUNDATION & FIRST FLOOR FRAMING PLANS 4S 1.2 SECOND & THIRD FLOOR & ROOF FRAMING PLANS 3S 1.3 STRUCTURAL NOTES AND DETAILS 3M 1.1 MECHANICAL PLANS - CRAWL & FIRST FLOOR 3M 1.2 MECHANICAL PLANS - SECOND & THIRD FLOOR 4E 1.1 ELECTRICAL PLANS - CRAWL & FIRST FLOOR 3E 1.2 ELECTRICAL PLANS - SECOND & THIRD FLOOR 3P 1.1 PLUMBING PLANS - FIRST & SECOND FLOOR 3P 1.2 PLUMBING WASTE / SUPPLY RISER DIAGRAMS 3LIMITATION OF WARRANTYPERMIT APPLICATION:#50 POWERS LANE RENOVATIONS,ADDITION AND FLOOD CONTROLWEST YARMOUTH, MARehabilitation and Addition to Existing R-3, Type 5A, Single-Family Vacation Home in W. Yarmouth, MA. The existing property is in FEMA Flood Zone AE, and will be substantially improved as defined in 780 CMR Massachusetts Building Code 9th edition, and brought into compliance with Flood Control Requirements therein, including lifting the home to BFE 11.0 + 1'-0" freeboard. The existing home will be further improved with a new entrance ramp, a ground floor addition of 201 sf, 2nd floor dormers and partially occupied attic story of 290 sf (total addition 491 sf). Level 2 Alterations to the existing structure include reconfiguration of the interior to include 3 bedrooms & 3.5 baths.NLOCATION MAP: 50 POWERS LANE W. YARMOUTH, MANOT TO SCALENo. Description Date1 NOI - FOR REFERENCE 03/24/252 IN PROGRESS (50% CD) 05/05/253 ISSUE FOR PERMIT 06/02/25 GGGGGGGGGGUGEUGEUGEUGEWWWWWWWWWWWGMETVWVSSSW WW W DDDDDDDSSSSSSSSSSSSFLOOD ZONE AE BFE: 11.0FLOOD ZONE VE BFE: 13.050' BUFFER TO DUNE100' BUFFER TO DUNEPOWERS LANEISLAND ROAD BENCHMARKPK NAIL EL:6.19BENCHMARKPK NAIL EL:5.9452 POWERS LANEN/FRICHARD B. ARONSON TRUSTEESMAP 15 LOT 1549 DOHERTY LANEN/FJAMES JUMESMAP 15 LOT 1247 DOHERTY LANEN/FCHARLES P. FRANKMAP 15 LOT 1350 POWERS LANEN/FTSENG TRUSTEESMAP 15 LOT 140.199 AC6777878 76669 7EXISTING DECK ON NEWSUBSTRUCTURE EL:11.70NEW ADDITION7LIMIT OF WORK5,000 SF ±N67° 31' 06"E88.89'N28° 01' 14"W95.36'N25° 00' 19"W 95.00'N67° 31' 06"E93.93'IPFNDRETAINING WALL75 LF ±EXISTING STRUCTURE TOBE RAISED TO FFE:12.00 ±16.0'SIDE10.7'SIDE30.5'FRONT6.5512.0011.709.106.298.006.756.7511.70TW:8.50BW:6.758.15TW:8.25BW:6.508.759.156.536.905.815.846.26TW:7.35BW:6.608.155.006.606.506.50TW:8.50BW:6.758.15TW:8.00BW:7.758 RINSING STATIONTO REMAINSTORM CHAMBERTOP EL:8.00BOTTOM EL:6.50STORM CHAMBERTOP EL:5.50BOTTOM EL:4.00EXISTINGLEACH FIELDTO REMAINTANK ANDD BOX TOREMAINMINIMIZEDISTURBANCETO EXISTINGVEGETATION6.758.75811.707.657.0010.007.5011.7012.5% ±12.5% ±CRAWLSPACEENTRANCE TOREMAIN41.0'FRONTRAMP LANDINGMINIMIZEDISTURBANCETO EXISTINGVEGETATIONREPLACE VEGETATIONDISTURBED DURINGWALL CONSTRUCTIONPERVIOUSPAVERSSTEPSCONNECTCHAMBERS TOROOF DRAINS31.7'FRONTTW:8.50BW:6.758.508.752.0'MITIGATION PLANTINGAMERICAN BEACH GRASSAmmophila breviligulata7.50STEPS 8SILT SOCK ORSTRAW WATTLEGGGGGGGGGGUGEUGEUGEUGEWWWWWWWWWWWGMETVWVSSSWWWWFLOOD ZONE AE BFE: 11.0FLOOD ZONE VE BFE: 13.050' BUFFER TO DUNE100' BUFFER TO DUNEPOWERS LANEISLAND ROAD RSDECKDECKWALKWAYSTAIRSTAIRSTAIRSEPTICTANKD BOXLEACH FIELDESHGW EL:1.20(PER DESIGNTEST PITS)GRAVEL DRIVEBENCHMARKPK NAIL EL:6.19BENCHMARKPK NAIL EL:5.94#50 RESIDENCEWITH CRAWLSPACEFFE:9.70 ±TOF:8.90 ±21.7'10.7'7.3'41.0'30.5'52 POWERS LANEN/FRICHARD B. ARONSON TRUSTEESMAP 15 LOT 1549 DOHERTY LANEN/FJAMES JUMESMAP 15 LOT 1247 DOHERTY LANEN/FCHARLES P. FRANKMAP 15 LOT 1350 POWERS LANEN/FTSENG TRUSTEESMAP 15 LOT 140.199 AC6777878 7666 N67° 31' 06"E88.89'N28° 01' 14"W95.36'N25° 00' 19"W95.00'N67° 31' 06"E93.93'IPFNDNATIVEBEACHGRASSNATIVEBEACHGRASSProject Number8 8 W E S T ARCHITECTURE L L C8 8 w e s t / 4 2 n o r t hc h i c a g o i l . 6 0 6 5 7p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3h t t p : / / w w w . 8 8 w e s t . a r t88 WEST ARCHITECTURE EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANYDRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BEREPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNERWHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTYWITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION ANDCONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHSOF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE.NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZEDIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER ANDARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECTSCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTINGCONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION ANDIMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS.© 2025Reserved for Authority Having JurisdictionC 0.1SITE PLAN24-11051040201" = 10'No.DescriptionDate 1" = 10'2Site - PROPOSED 1" = 10'1Site - EXISTINGPROPERTY INFORMATIONOWNER OF RECORD: TSENG TRUSTEESADDRESS: 37 INDIAN MEMORIAL DRIVE SOUTH YARMOUTH, MA 02664PARCEL ID:15-14LOT SIZE: 0.199 AC ±USE: RESIDENTIALZONE: R-25SINK GARBAGE DISPOSAL: NOT ALLOWEDTHE LOCUS IS LOCATED IN FLOOD ZONE AE BFE:11 (25001C0588J 7/16/14)THE SITE IS NOT LOCATED IN A DEP NITROGEN SENSITIVE AREATHE SITE IS NOT LOCATED WITHIN A WELLHEAD PROTECTION ZONETHE SITE IS LOCATED WITHIN 100' OF A COASTAL DUNESOIL SURVEY DESIGNATION: HOOKSAN-DUNE LAND COMPLEX (613C)15-35% SLOPESTHERE ARE NO KNOWN PRIVATE WATER SUPPLY WELLS WITHIN 100 FEETOF THE PROPOSED SEPTIC SYSTEMPROPERTY LINEMAJOR CONTOURMINOR CONTOUR109BUILDINGDRIVEWAYDECKGAS LINEUNDERGROUND ELECTRICWATER LINEGWSEPTIC PIPEMINOR CONTOURMAJOR CONTOURBUILDINGDECKRETAINING WALLSEPTIC PIPES109GAS METERELECTRIC MANHOLEGMESSEPTIC MANHOLESEPTIC CLEANOUTCOEXISTINGPROPOSEDLEGENDPAVEMENTSUGESIGNWVWATER VALVEEXISTING SPOT GRADE5.556.25PROPOSED SPOT GRADECOVERAGE CALCULATIONMAX BUILDING COVERAGE25.0%MAX TOTAL COVERAGE40.0%LOT AREA8,676SFEXISTINGDWELLING FOOTPRINT1,198SFDECK STRUCTURE603SFACCESSORY STRUCTURES20SFTOTAL STRUCTURES1,821SFBUILDING COVERAGE %21.0%HARDSCAPE967SFTOTAL COVERAGE %32.1%PROPOSEDDWELLING FOOTPRINT1,412SFDECK STRUCTURE603SFACCESSORY STRUCTURES20SFTOTAL STRUCTURES12,035SFBUILDING COVERAGE %23.5%HARDSCAPE1,092SFTOTAL COVERAGE %36.0%1. SEE §203.5-DTOWN OF YARMOUTH DIMENSIONAL REQUIREMENTSREQUIREDEXISTINGPROPOSEDLOT SIZE (SF)25,0008,6768,676FRONTAGE (LF)1509595FRONT SETBACK1 W (LF)26.530.5 / 31.730.5 / 31.7FRONT SETBACK1 S (LF)28.541.041.0SIDE SETBACK E (LF)1510.710.7SIDE SETBACK N (LF)1521.716.0REAR SETBACK2 (LF)NONENONENONEMAXIMUM SHAPE FACTOR22.016.016.01. SEE §203.5-I2. SEE §203.5-XPARCEL INFORMATIONREGISTRY OF DEEDSBARNSTABLEPLAN BOOK/PAGELC CTF16770C, 11781BMAP/LOT15 / 14ZONINGR-25SURVEY DATEJANUARY 2025LIMIT OF WORKStrongTree EngineeringSurveyor / Civil EngineersSagamore Beach, MA 774.559.3942Michele Cudilo, PEStructural EngineerCenterville, MA 508.737.8521EDGE OF VEGETATIONTSENG FAMILYBEACH HOMERENOVATION50 POWERS LANEWEST YARMOUTH4/9/25 TYPICAL MODULAR WALL SECTIONNOT TO SCALE532COMPACTED CRUSHEDSTONE SUBBASE1-12" CRUSHEDWASHED STONELOAM & SEEDLOAM & SEED4" PERFORATED DRAINPIPE WITH NON WOVENFILTER FABRICNATIVE MATERIAL48" MAX8"8"8"8"MODULAR UNIT BLOCKSNOTE: INSTALL WALL COMPONENTS PER MANUFACTURER'S INSTRUCTIONS.DOWNSPOUT CONNECTION DETAILNOT TO SCALESPLASH PADFITTINGS FOR PIPECONNECTIONSTEE AND ELBOWFOR OVERFLOW4" PVC ORHDPE PIPEWATER FLOWPLAN VIEWSECTIONAREA TO BEPROTECTEDNOTES:1.SILT SOCK MANUFACTURER SHALL BE SILT SOXX OR ENGINEER APPROVED EQUAL.2.ALL MATERIAL TO MEET MANUFACTURER'S SPECIFICATIONS.3.SEDIMENT SILT SOCK TO BE FILLED WITH COMPOST AND/OR WOODY MULCH PER MANUFACTURER'SREQUIREMENTS.4.FOLLOWING CONSTRUCTION AND SITE STABILIZATION COMPOST MATERIAL SHALL BE REMOVED ORDISPERSED ON SITE, AS APPROVED BY THE ENGINEER.SILT SOCK/STRAW WATTLE DETAILNOT TO SCALEWORKAREA12" ±3"-4"2" X 2" WOODEN STAKE8" OR 12" SILTSOCK/WATTLESPACE STAKES10' OCAREA TO BEPROTECTEDWORKAREASEPTIC PIPE TRENCH DETAILNOT TO SCALECOMPACTED SUBGRADEPEA GRAVELCOMPACTED TO 95%COMPACTED BACKFILLPLACE IN 8" LIFTSGREEN METALLIC TRACERTAPE PLACED ABOVENON-FERROUS PIPEINSTALL NON WOVENGEOTEXTILE IFGROUNDWATER PRESENT6"6"12"18" ±END VIEWSIDE VIEWH-10 PRECAST STORM CHAMBER DETAILNOT TO SCALEGENERAL NOTES:1.FILTER FABRIC TO BE NON WOVEN GEOTEXTILE (140N OREQUIVALENT). DO NOT INSTALL BELOW STONE4'-0"8'-0"12" MIN36" MAX12" TYP12" TYPPIPE FROM ROOFDOWNSPOUTSPLUG FOR INSPECTION/MAINTENANCEFILTER FABRIC ONTOP AND SIDESNATIVE SAND ORSANDY LOAMWASHED CRUSHED STONE12"1'-6"Project Number8 8 W E S T ARCHITECTURE L L C8 8 w e s t / 4 2 n o r t hc h i c a g o i l . 6 0 6 5 7p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3h t t p : / / w w w . 8 8 w e s t . a r t88 WEST ARCHITECTURE EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANYDRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BEREPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNERWHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTYWITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION ANDCONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHSOF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE.NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZEDIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER ANDARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECTSCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTINGCONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION ANDIMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS.© 2025Reserved for Authority Having JurisdictionC 0.2CIVILDETAILS24-11No.DescriptionDateStrongTree EngineeringSurveyor / Civil EngineersSagamore Beach, MA 774.559.3942Michele Cudilo, PEStructural EngineerCenterville, MA 508.737.8521TSENG FAMILYBEACH HOMERENOVATION50 POWERS LANEWEST YARMOUTH4/9/25 THESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTSNO. 954627 -AR -RProject Number8 8 W E S T ARCHITECTURE L L C8 8 w e s t / 4 2 n o r t hc h i c a g o i l . 6 0 6 5 7p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3h t t p : / / w w w . 8 8 w e s t . a r t88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE.NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS.© 2025Reserved for Authority Having JurisdictionC 0.3ORDER OFCONDITIONS24-1150 POWERS LANERENOVATIONS,ADDITION ANDFLOOD CONTROLWEST YARMOUTH, MAStrongTree EngineeringSurveyor / Civil EngineersMarstons Mills, MA 774.559.3942Michele Cudilo, PEStructural EngineerCenterville, MA 508.737.8521No. Description Date1 NOI - FOR REFERENCE 03/24/252 IN PROGRESS (50% CD) 05/05/253 PERMIT SET 06/02/25 6' - 6" (10' MIN) 12' - 3" 47' - 10" RELOCATE / REUSE EXISTING SKYLIGHT REMOVE CRAWL ACCESS REMOVE EXISTING CHIMNEY (L1 -ROOF) REMOVE EXISTING SKYLIGHTS PROPERTY LINE PROPERTY LINE PROPERTY LINESIDE SETBACK FRONT SETBACKFRONT SETBACKSEPTIC TANK TO REMAIN SEPTIC FIELD TO REMAIN.PROPERTY LINEEXISTING DUNE GRASS EXISTING HEDGEEXISTING DUNE GRASS SIDE SETBACKREMOVE EXISTING SKYLIGHTS PREPARE ROOF FOR NEW DORMERS POWERS LANEISLAND ROAD10' - 7"30' - 0"30' - 0 " 1 5 ' - 0 " REMOVED EXISTING NEW THESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTS NO. 954627 -AR -R Project Number 8 8 W E S T ARCHITECTURE L L C 8 8 w e s t / 4 2 n o r t h c h i c a g o i l . 6 0 6 5 7 p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3 h t t p : / / w w w . 8 8 w e s t . a r t 88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE. NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS. © 2025 Reserved for Authority Having Jurisdiction A 0.1x EXISTING ARCHITECTURAL SITE PLAN 24-11 50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA StrongTree Engineering Surveyor / Civil Engineers Marstons Mills, MA 774.559.3942 Michele Cudilo, PE Structural Engineer Centerville, MA 508.737.8521 0'4'8'32'16' 1/8" = 1'-0" VIEW FROM SOUTHWEST VIEW FROM REARYARD 1/8" = 1'-0"1 Site Plan - EXISTING EXISTING WINDOWS, DOORS, CLADDING AND TRIM TO REMAIN EXCEPT WHERE NOTED IN ELEVATIONS EXISTING DRIVEWAY TO REMAIN PREPARE ROOF FOR NEW DORMERS REMOVE SKYLIGHTS (SAVE FOR REUSE IF ITEMS ARE IN GOOD CONDITION) REMOVE / REBUILD WOOD STAIRS TO DECK AFTER HOUSE LIFT TO BASE FLOOD ELEVATION REMOVE CHIMNEY EXISTING WINDOWS, DOORS, CLADDING AND TRIM TO REMAIN EXCEPT WHERE NOTED IN ELEVATIONS REMOVE EXISTING CRAWL SPACE ACCESS PREPARE ROOF FOR NEW DORMERS WALL LEGEND No. Description Date 3 ISSUE FOR PERMIT 06/02/25 4 ISSUE FOR PERMIT (REV-1) 06/16/25 PROPERTY LINE PROPERTY LINE PROPERTY LINESIDE SETBACK FRONT SETBACK SIDE SETBACKFRONT SETBACKATTIC STORY / CUPOLA NEW SHED DORMER REAR ADDITION W/ITH TERRACE AT LEVEL 02 CRAWL ACCESS EXISTING BALCONY EXISTING DECK SEPTIC TANK TO REMAIN 5' - 11"SEPTIC FIELD TO REMAIN. SLOPE GRADE SLOPE GRADESLO PEDN STEP DOWN DN DN DN PROPOSED T/WALL EL: 8.25 DECK EL: 11.67 (PREVIOUS EL: 9.5) PROPOSED T/FLR: 12.0 (PREVIOUS EL: 9.66) +11.67 NAVD +5.00 NAVD POWERS LANE12.5%+8.25 NAVD +8.25 NAVD +10.17 NAVD +8.50 NAVD +10.00 NAVD 8" 4' - 2" NEW ENTRANCE RAMP (PARTIALLY COVERED) +8.25 NAVD +7.08 NAVD +8.09 NAVD +6.50 NAVD +7.92 NAVD +8.25 NAVD +7.35 NAVD +6.50 NAVD PROPOSED T/WALL EL: 9.25 T/WALL EL: 7.5 +7.50 NAVD +7.50 NAVD +9.40 NAVD +8.10 NAVD +8.91 NAVD +6.75 NAVD 3 0 ' - 0"30' - 0"1 5 ' - 0 "15' - 0"1' - 7"5' - 0"7' - 7"NEW SHED DORMER NEW SHED DORMER PROPERTY LINEISLAND ROADSTORM CHAMBER STORM CHAMBER EXISTING DUNE GRASS EXISTING HEDGEEXISTING DUNE GRASS NEW DUNE GRASS NEW DUNE GRASS THESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTS NO. 954627 -AR -R Project Number 8 8 W E S T ARCHITECTURE L L C 8 8 w e s t / 4 2 n o r t h c h i c a g o i l . 6 0 6 5 7 p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3 h t t p : / / w w w . 8 8 w e s t . a r t 88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE. NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS. © 2025 Reserved for Authority Having Jurisdiction A 0.1 PROPOSED ARCHITECTURAL SITE PLAN 24-11 50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA StrongTree Engineering Surveyor / Civil Engineers Marstons Mills, MA 774.559.3942 Michele Cudilo, PE Structural Engineer Centerville, MA 508.737.8521 SEE CIVIL DRAWINGS FOR SITE PLAN FEATURES AND GRADES. SITE INFORMATION PROVIDED ON ARCHITECTURAL PLAN FOR INFORMATION AND COORDINATION ONLY. G.C. TO FIELD VERIFY ADDITION COMPLIES WITH ALL REQUIRED SETBACKS PRIOR TO FOUNDATION WORK. NOFITY ARCHITECT IMMEDIATELY OF ANY DISCREPENCIES. G.C. REPSONSIBLE FOR ANY AS BUILT OR SPOT SURVEY'S REQUIRED BY LOCAL JURISDICTION. 1/8" = 1'-0"1 Site - PROPOSED VIEW FROM SOUTHWEST VIEW FROM REARYARD NEW ASPHALT SHINGLES TO MATCH EXISTING NEW FIELDSTONE LANDSCAPE WALLS NEW PATIO WITH PERMEABLE PAVERS NEW DORMER WITH DOUBLE-HUNG WINDOWS AND CEDAR SHAKE SIDING TO MATCH EXISTING NEW CUPOLA WITH DOUBLE-HUNG WINDOWS, CEDAR SHAKE SIDING AND PAINTED CEDAR TRIM RECONSTRUCTED WOOD STAIRS TO DECK NEW CUPOLA WITH DOUBLE-HUNG WINDOWS, CEDAR SHAKE SIDING AND PAINTED CEDAR TRIM NEW DORMER WITH ASPHALT SHINGLES, DOUBLE-HUNG WINDOWS AND CEDAR SHAKE SIDING TO MATCH EXISTING NEW REAR BEDROOM ADDITION WITH ROOFTOP DECK NEW TERRACE ABOVE BEDROOM ADDITION RELOCATE EXISTING MINI- SPLIT HEAT PUMPS PROVIDE ADD-ALTERNATE FOR NEW ROOF AND SHINGLES THROUGHOUT 0'4'8'32'16' 1/8" = 1'-0" NEW RAMPED ENTRANCE NEW CRAWL SPACE ACCESS PER PLAN. FILL AND REPLACE LAWN (SEE CIVIL DRAWINGS) No. Description Date 1 NOI - FOR REFERENCE 03/24/25 2 IN PROGRESS (50% CD) 05/05/25 3 ISSUE FOR PERMIT 06/02/25 4 ISSUE FOR PERMIT (REV-1) 06/16/25 DNDNDN6' - 2"6' - 0"6' - 0"6' - 2"+/- 9' - 0" (V.I.F.)6' - 4 1/2"25' - 9"14' - 2 1/8"34' - 2 1/8"KITCHENDINING ROOMBEDROOM 1BEDROOM 2FAMILY ROOMBATHROOMUPUP11.522.533.5ACDORIGINAL COTTAGE 19872015 ADDITIONREMOVE EXISTING DECK SUPPORTS DURING HOUSE LIFT14' - 5"33' - 11"0+/- 12' - 7"EXISTING BEARING WALL. PROVIDE TEMPORARY SUPPORT DURING CONSTRUCTION OF NEW OPENING.4' - 0"1' - 6"2' - 0"3' - 6"6' - 9" 6' - 8" 6' - 8" 6' - 8" 6' - 9"2x10 @ 16" O.C. TO REMAINEXISTING (4) 2x10 WOOD BEAMREMOVE 4" DIA STEEL PIPE COLUMN & DROP BEAMS. PROVIDE TEMPORARY SUPPORT DURING HOUSE LIFT & INSTALLATION OF NEW FOOTINGS & SUPPORTS2x6 @ 12" O.C. TO REMAINWH25' - 9"6' - 5"REMOVE / REPLACE EXISTING WATER HEATERS (SEE PLUMBING PLANS)EXISTING (4) 2x10 WOOD BEAMEXISTING (4) 2x10 WOOD BEAM11.522.533.5ACD6' - 2"6' - 0"6' - 0"6' - 2"+/- 9' - 0" (V.I.F.)14' - 5"33' - 11"0NEW INTERIOR CRAWL ACCESSNEW INTERIOR CRAWL ACCESSEXISTING INTERIOR CRAWL ACCESS (TO BE FILLED, SEE FRAMING PLANS)ORIGINAL CRAWL SPACE001EXISTING CRAWL SPACE002NEW PLANNED ADDITION2015 ADDITIONORIGINAL COTTAGE 1987REMOVE EXISTING EXTERIOR STAIR AND CRAWL ACCESS EXISTING SLAB IS TO BE LEFT IN PLACE, BUT CORED OR BROKEN FOR DRAINAGE AT MIN. 8 LOCATIONS PER PLAN. SEE ALSO BLDG. SECTION, A3.2.EXISTING CRAWL SPACE AND SLAB (NO WORK)REMOVEDEXISTINGNEWTHESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTSNO. 954627 -AR -RProject Number8 8 W E S T ARCHITECTURE L L C8 8 w e s t / 4 2 n o r t hc h i c a g o i l . 6 0 6 5 7p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3h t t p : / / w w w . 8 8 w e s t . a r t88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE.NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS.© 2025Reserved for Authority Having JurisdictionA 1.1xEXISTING FIRST &SECOND FLOORPLAN24-1150 POWERS LANERENOVATIONS,ADDITION ANDFLOOD CONTROLWEST YARMOUTH, MAStrongTree EngineeringSurveyor / Civil EngineersMarstons Mills, MA 774.559.3942Michele Cudilo, PEStructural EngineerCenterville, MA 508.737.85211/4" = 1'-0"2Level 1 Plan - EXISTING0'2'4'16'8'1/4" = 1'-0"1/4" = 1'-0"1Crawl Space Plan - EXISTINGGENERAL DEMOLITION NOTES• G.C. TO PROPERLY DISPOSE OF ALL MATERIALS AND EQUIPMENT DEMOLISHED FROM THE JOBSITE.• G.C. SHALL COORDINATE GENERAL DEMOLITION WORK WITH THAT OF THE MECHANICAL, PLUMBING ELECTRICALAND SECURITY CONTRACTORS.• REMOVE MECHANICAL DUCTWORK, AND ELECTRICAL CONDUIT AND BOXES, SCHEDULED TO BE DEMOLISHEDAND/OR NECESSARY TO INSTALL NEW WORK. REMOVE BACK TO SOURCE OR BELOW SLAB AND CAP.PATCH/REPAIR AFFECTED WALLS, FLOORS AND CEILING AS REQUIRED FOR PROPER REMOVAL AND REFINISH.• ALL ABANDONED EQUIPMENT AND MISCELLANEOUS HANGERS, ETC. FOUND ABOVE CEILINGS SHALL BE REMOVED.• MAINTAIN AND PROTECT ALL FIRE ALARM SYSTEMS AND OTHER EMERGENCY SYSTEMS DURING DEMOLITION.• PATCH AND REPAIR EXISTING CONSTRUCTION ADJACENT TO SCHEDULED AND UNSCHEDULED DEMOLITIONWORK. RESTORE TO MATCH EXISTING MATERIALS AND FINISH.• WHEN UNANTICIPATED MECHANICAL, ELECTRICAL OR STRUCTURAL ELEMENTS ARE ENCOUNTERED, NOTIFY THEARCHITECT IMMEDIATETLY• DO NOT BEGIN DEMOLITION WORK UNTIL UTILITY DISCONNECT AND CAPPING HAVE BEEN VERIFIED. G.C. TOPROVIDE AND INSTALL TEMPORARY ELECTRICAL POST AND SERVICE AS REQUIRED.• REMOVE ALL EXISTING ELECTRICAL FIXTURES, CONDUITS, OUTLETS, SWITCHES AND PANELS. VERIFY W/ OWNERFIXTURES TO BE SAVED.• G.C. TO COORDINATE & TEMPORARILY DISCONNECT DATA & PHONE CABLE SERVICE CABLING.• G.C. TO PROVIDE TEMPORARY TOILET AND DUMPSTERS AS REQUIRED AND PULL NECESSARY PERMITS.COORDINATE LOCATION ON SITE W/ OWNER.WALL LEGENDGENERAL CONSTRUCTION NOTES0 THE GENERAL CONTRACTOR SHALL DELIVER A FULLY ENCLOSED AND COMPLETE BUILDING CONSISTENT WITH THE DESIGN DRAWINGS ANDREGIONAL CONSTRUCTION METHODS. IF THE DRAWINGS HAVE OMITTED A SPECIFICATION FOR A NECESSARY BUILDING COMPONENT, THE GENERALCONTRACTOR SHALL PROPOSE AN APPROPRIATE PRODUCT OR MATERIAL AT NO ADDITIONAL COST TO THE OWNER. CHANGE ORDERS WILL BEALLOWED ONLY WHEN SPECIFIED WORK IS TO BE REVISED AT THE DIRECTION OF THE OWNER OR ARCHITECT, OR WHEN CONCEALED CONDITIONSPREVENTED THE CONTRACTOR FROM DETERMINING THE FULL SCOPE OF WORK REQUIRED, OR AS OTHERWISE ALLOWED IN THE OWNERSCONTRACT WITH THE GENERAL CONTRACTOR..1 ALL DETAILS AND SECTIONS SHOWN ON THE DRAWINGS ARE INTENDED TO BE TYPICAL AND SHALL BE CONSTRUED TO APPLY TO SIMILARSITUATIONS ON THE PROJECT UNLESS A DIFFERENT DETAIL OR SECTION IS SHOWN.2 THE CONTRACTORS SHALL CAREFULLY EXAMINE THE CONTRACT DOCUMENTS AND THE CONSTRUCTION SITE TO OBTAIN FIRST HAND KNOWLEDGEOF THE EXISTING CONDITIONS. NO CHANGE ORDERS WILL BE ALLOWED FOR WORK THAT COULD HAVE BEEN DETERMINED BY EXAMINING THE SITEAND DOCUMENTS.3 THE CONTRACTORS SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS AT THE SITE. ALL EXISTING CONDITIONS SHALL BE VERIFIED BY FIELDMEASUREMENT PRIOR TO CONSTRUCTION, FABRICATION OR INSTALLATION.4 THE CONTRACTORS SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN FIELD OBSERVATION AND CONTRACT DOCUMENTS.5 WHERE SPECIFIC DIMENSIONS, DETAILS OR DESIGN INTENT CANNOT BE DETERMINED FROM THE DRAWINGS, CONSULT WITH THE ARCHITECT PRIORTO PROCEEDING WITH THE WORK.6 ALL MATERIALS, EQUIPMENT AND LABOR SHALL BE PROVIDED BY THE CONTRACTOR UNLESS NOTED OTHERWISE.7 THE CONTRACTOR TO PROVIDE AND INSTALL APPROVED FIREBLOCKING AND UL CERTIFIED FIRE CAULKING OR FOAM AT ALL FIRE RATEDPENETRATIONS AND ASSEMBLIES AS REQUIRED.8 THE GENERAL CONTRACTOR WILL BE REQUIRED TO COORDINATE WITH OWNER FOR OWNER FURNISHED ITEMS AND EQUIPMENT AS APPLICABLE.9 THE CONTRACTOR AND THEIR SUB CONTRATOR SHALL COORDINATE ALL ASPECTS OF THE WORK. EACH CONTRACTOR AND SUB CONTRACTORSHALL COORDINATE HIS WORK WITH THE WORK OF OTHER TRADES. NO EXTRA WILL BE ALLOWED DUE TO LACK OF PROJECT COORDINATION.10 THE GENERAL CONTRACTOR WILL BE REQUIRED TO PROVIDE A FINAL PUNCHLIST TO THE ARCHITECT FOR REVIEW AND COMMENTARY PRIOR TOSUBSTANTIAL COMPLETION.11 INSTALL MATERIALS AND SYSTEMS IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AND REVIEWED SUBMITTALS.12 PROTECT THE EXISTING BUILDING AND SITE TO REMAIN. REPAIR/ REPLACE ANY SURFACES OR ITEMS THAT ARE DAMAGED DURING CONSTRUCTION.13 NEW WORK SHALL ALIGN WITH AND MATCH EXISTING WORK EXCEPT WHERE OTHERWISE DIMENSIONED OR DETAILED.14 INSTALL MATERIALS AND SYSTEMS IN PROPER RELATION WITH ADJACENT CONSTRUCTION AND WITH UNIFORM APPEARANCE.15 PROVIDE PEEL & STICK MODIFIED BITUMEN WATERPROOFING AT THE EXTERIOR OF ALL NEW CRAWLSPACE/BASEMENT WALLS.16 INSTALL PERPENDICULAR BLOCKING AT 16" O.C. MIN. AT ALL JOIST BAYS BELOW NON-LOAD BEARING WALL PARTITIONS.17 BROOM SWEEP AND REMOVE DEBRIS FROM THE SITE ON A DAILY BASIS.FIRST FLOOR AREA: 1,201 SFCRAWL SPACE AREA: 1,201 SF (NOT INCLUDED IN BUILDING AREA)No. Description Date1 NOI - FOR REFERENCE 03/24/252 IN PROGRESS (50% CD) 05/05/253 ISSUE FOR PERMIT 06/02/254 ISSUE FOR PERMIT (REV-1) 06/16/25 DWU.C.Refr.UPE DFED3JJA 2.17' - 7" 7' - 7"BROOM CLOSET6' - 5"20' - 5"5' - 4" 5' - 7"(OPEN ABOVE)QUARTZ ISLAND & COUNTERRINSE STATIONFLOOR FINISH TBD (LVL TILE OR ENGINEERED WD)FLOOR FINISH TBD (LVL TILE OR ENGINEERED WD)(OPEN ABOVE)11.522.533.54ABCDB.5A 2.112A 3.21A 3.122015 ADDITION18' - 9"0' - 0"-0' - 4"12.5%-2' - 0"0' - 0"+12.00 NAVD+12.00 NAVDDINING102LIVING103KITCHEN101FAMILY105PWDR104bENSUITEBEDROOMONE106+11.67 NAVDEXISTING DECK(LIFTED WITH HOUSE)HALL104BATH 1106bLAUNDRY105aMECH110A 4.15A 4.16A 4.2513' - 4"3' - 10"2' - 4"6' - 0"6' - 0"6' - 2"LOCKED CABINETLOCKED CABINETLOCKED CABINETNEW PLANNED ADDITIONORIGINAL COTTAGE 1987CLOSET104a0103020202020202Ext.0128.80p42.80s32.8028.8032.8036.80d36.80d14' - 2"14' - 5"5' - 6" 8' - 7" 4"02S 1.317S 1.317U.C. ICE MKR.FD-19' - 0" (V.I.F.)S 1.317ALL LEVEL 01 OPENINGS AT EXISTING EAST/WEST WALL REQUIRE WIND LOAD BRACING PER FIG. 17, S1.3S 1.31702.7HP-1xHP-2xCLCL10' - 4 1/2"CL2' - 8"3' - 0"2' - 0"+/- 12' - 7"+/- 13' - 1 1/2"4' - 0"1' - 6"(SEE STRUCTURAL FRAMING PLAN FOR COLUMNS, TYP.)SEE STRUCTURAL FRAMING PLANS (S1.1) FOR COLUMN, WALL AND FOUNDATION INFORMATION3" 15' - 2"18' - 9"25' - 9"6' - 5"11.522.533.5413' - 4"3' - 10"2' - 4"6' - 0"6' - 0"6' - 2"9' - 0" (V.I.F.)ABC14' - 5"7' - 7" 7' - 7"18' - 9"DB.5A 2.112A 3.21A 3.15' - 6 1/2"EXISTING CRAWL SPACE AND SLAB (NO WORK)+5.33 NAVD-6' - 8"NEW WELL FOR CRAWL ACCESS-7' - 0"+5.00 NAVD+6.58 NAVDNEWCRAWLSPACE003-5' - 5"NEW C.I.P. CONCRTE FOUNDATION WALLS. SEE STRUCTURAL FRAMING PLANSEXISTING C.I.P. CONCRTE FOUNDATION WALLS1"NEW STONE RETAINING WALL5"INFILL EXISTING ACCESS OPENINGNEW INTERIOR CRAWL ACCESS2015 ADDITIONEXISTING COLUMN(V.I.F.)NEW PLANNED ADDITIONORIGINAL COTTAGE 1987Ext.04EXISTING 8" C.I.P. FOUNDATION WALL ON 9" x 16" C.I.P. FOOTING. EXTEND TO T/ WALL ELEV. -1' 0" (11.0 NAVD), SIM. TO DETAIL 1/A3.3NEW C.I.P. FOUNDATION WALL ON 10" x 24" C.I.P. FOOTING. BUILD TO T/ WALL ELEVATION -1' 0" (11.0 NAVD), PER DETAIL 1/A3.2EXISTING 8" C.I.P. FOUNDATION WALL ON 9" x 18" C.I.P. FOOTING. EXTEND TO T/ WALL ELEV. -0' 8 1/2" (11.3 NAVD), PER DETAIL 1/A3.3NEW RETAINING WALL AND STAIR. TOP OF WALL ELEVATION -4'-6" (7.5 NAVD)EXISTINGCRAWLSPACE002ORIGINALCRAWLSPACE0013' - 0"NEW INTERIOR CRAWL ACCESS+/- 48' - 4" (V.I.F.)3' - 10"FD-1SUMPPUMP02.7-6' - 8"+5.33 NAVDFD-1FD-1FD-1FD-1NEW C.I.P. SLAB (SEE STRUCTURAL PLANS, S1.1)INFILL OPENING IN EXISTING 8" C.I.P. FOUNDATION WALLSLOPE TO NEW FLOOR DRAIN, TYP.SLOPE TO NEW FLOOR DRAIN, TYP.SLOPE TO NEW FLOOR DRAIN, TYP.EXISTING EXTERIOR DECKFIRST FLOOR ADDITION: 201 SFINTERIOR RENOVATION WORK AREA: 528 SFFIRST FLOOR TOTAL FLOOR AREA: 1,201SFINTERIOR RENOVATION WORK AREA: 467 SF2ND FLOOR TOTAL FLOOR AREA: 1,133 SFNEW TERRACE OVER FIRST FLOOR ADDITIONEXISTING BALCONY (NO WORK)3RD FLOOR ADDITION: 290 SFUNOCCUPIED ATTIC / ROOFRENOVATION WORK AREA: 528 SF + 467 SF = 995 SF / EXIST. BUILDING AREA: 1,201 SF + 1,133 SF = 2,334 SF = 43% (LESS THAN 50% OF BUILDING AREA) = LEVEL II ALTERATIONSREMOVEDEXISTINGNEWTHESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTSNO. 954627 -AR -RProject Number8 8 W E S T ARCHITECTURE L L C8 8 w e s t / 4 2 n o r t hc h i c a g o i l . 6 0 6 5 7p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3h t t p : / / w w w . 8 8 w e s t . a r t88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE.NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS.© 2025Reserved for Authority Having JurisdictionA 1.1PROPOSEDCRAWL & FIRSTFLOOR PLAN24-1150 POWERS LANERENOVATIONS,ADDITION ANDFLOOD CONTROLWEST YARMOUTH, MAStrongTree EngineeringSurveyor / Civil EngineersMarstons Mills, MA 774.559.3942Michele Cudilo, PEStructural EngineerCenterville, MA 508.737.85211/4" = 1'-0"1L01 PLAN - PROPOSED1/4" = 1'-0"0CRAWL SPACE PLAN - PROPOSED0'2'4'16'8'1/4" = 1'-0"GENERAL CONSTRUCTION NOTES0 THE GENERAL CONTRACTOR SHALL DELIVER A FULLY ENCLOSED AND COMPLETE BUILDING CONSISTENT WITH THE DESIGN DRAWINGS ANDREGIONAL CONSTRUCTION METHODS. IF THE DRAWINGS HAVE OMITTED A SPECIFICATION FOR A NECESSARY BUILDING COMPONENT, THE GENERALCONTRACTOR SHALL PROPOSE AN APPROPRIATE PRODUCT OR MATERIAL AT NO ADDITIONAL COST TO THE OWNER. CHANGE ORDERS WILL BEALLOWED ONLY WHEN SPECIFIED WORK IS TO BE REVISED AT THE DIRECTION OF THE OWNER OR ARCHITECT, OR WHEN CONCEALED CONDITIONSPREVENTED THE CONTRACTOR FROM DETERMINING THE FULL SCOPE OF WORK REQUIRED, OR AS OTHERWISE ALLOWED IN THE OWNERSCONTRACT WITH THE GENERAL CONTRACTOR..1 ALL DETAILS AND SECTIONS SHOWN ON THE DRAWINGS ARE INTENDED TO BE TYPICAL AND SHALL BE CONSTRUED TO APPLY TO SIMILARSITUATIONS ON THE PROJECT UNLESS A DIFFERENT DETAIL OR SECTION IS SHOWN.2 THE CONTRACTORS SHALL CAREFULLY EXAMINE THE CONTRACT DOCUMENTS AND THE CONSTRUCTION SITE TO OBTAIN FIRST HAND KNOWLEDGEOF THE EXISTING CONDITIONS. NO CHANGE ORDERS WILL BE ALLOWED FOR WORK THAT COULD HAVE BEEN DETERMINED BY EXAMINING THE SITEAND DOCUMENTS.3 THE CONTRACTORS SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS AT THE SITE. ALL EXISTING CONDITIONS SHALL BE VERIFIED BY FIELDMEASUREMENT PRIOR TO CONSTRUCTION, FABRICATION OR INSTALLATION.4 THE CONTRACTORS SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN FIELD OBSERVATION AND CONTRACT DOCUMENTS.5 WHERE SPECIFIC DIMENSIONS, DETAILS OR DESIGN INTENT CANNOT BE DETERMINED FROM THE DRAWINGS, CONSULT WITH THE ARCHITECT PRIORTO PROCEEDING WITH THE WORK.6 ALL MATERIALS, EQUIPMENT AND LABOR SHALL BE PROVIDED BY THE CONTRACTOR UNLESS NOTED OTHERWISE.7 THE CONTRACTOR TO PROVIDE AND INSTALL APPROVED FIREBLOCKING AND UL CERTIFIED FIRE CAULKING OR FOAM AT ALL FIRE RATEDPENETRATIONS AND ASSEMBLIES AS REQUIRED.8 THE GENERAL CONTRACTOR WILL BE REQUIRED TO COORDINATE WITH OWNER FOR OWNER FURNISHED ITEMS AND EQUIPMENT AS APPLICABLE.9 THE CONTRACTOR AND THEIR SUB CONTRATOR SHALL COORDINATE ALL ASPECTS OF THE WORK. EACH CONTRACTOR AND SUB CONTRACTORSHALL COORDINATE HIS WORK WITH THE WORK OF OTHER TRADES. NO EXTRA WILL BE ALLOWED DUE TO LACK OF PROJECT COORDINATION.10 THE GENERAL CONTRACTOR WILL BE REQUIRED TO PROVIDE A FINAL PUNCHLIST TO THE ARCHITECT FOR REVIEW AND COMMENTARY PRIOR TOSUBSTANTIAL COMPLETION.11 INSTALL MATERIALS AND SYSTEMS IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AND REVIEWED SUBMITTALS.12 PROTECT THE EXISTING BUILDING AND SITE TO REMAIN. REPAIR/ REPLACE ANY SURFACES OR ITEMS THAT ARE DAMAGED DURING CONSTRUCTION.13 NEW WORK SHALL ALIGN WITH AND MATCH EXISTING WORK EXCEPT WHERE OTHERWISE DIMENSIONED OR DETAILED.14 INSTALL MATERIALS AND SYSTEMS IN PROPER RELATION WITH ADJACENT CONSTRUCTION AND WITH UNIFORM APPEARANCE.15 PROVIDE PEEL & STICK MODIFIED BITUMEN WATERPROOFING AT THE EXTERIOR OF ALL NEW CRAWLSPACE/BASEMENT WALLS.16 INSTALL PERPENDICULAR BLOCKING AT 16" O.C. MIN. AT ALL JOIST BAYS BELOW NON-LOAD BEARING WALL PARTITIONS.17 BROOM SWEEP AND REMOVE DEBRIS FROM THE SITE ON A DAILY BASIS.FIRST FLOOR AREA: 1,402 SFCRAWL SPACE AREA: 1,402 SF (NOT INCLUDED IN BUILDING AREA)L01 - WORK AREA DIAGRAML02 - WORK AREA DIAGRAML03 - WORK AREA DIAGRAMGENERAL FINISH NOTES• ALL INTERIOR FINISH AND TRIM MATERIALS SHALL MEET CLASS 1FLAME SPREAD RATING OF 0-25, AND A SMOKE DEVELOPED RATING OFLESS THEN 200 WHEN TESTED IN ACCORDANCE WITH ASTM E84.• PATCH ALL WALLS, CEILINGS, FLOORS AND OTHER SURFACES IN THEEXISTING BUILDING AS REQUIRED AFTER REMOVAL OF INSTALLATIONEQUIPMENT, PIPING, WIRING, WALLS, ETC. CONTRACTOR TOTHROUGHLY EXAMINE ALL DRAWINGS AND EXISTING CONDITIONS FORPATCHING REQUIREMENTS• AT THE HEAD OF ALL DOORS, PROVIDE PARTITION CONSTRUCTIONSIMILAR TO ADJACENT PARTITIONS• CAULK BETWEEN ALL DISSIMILAR MATERIALS, ALUMINUM, PLASTIC,LAMINATE, GYPSUM BOARD, FINISH WOODS, ETC. WITH PAINTABLESILICONE CAULK. CAULK COLOR TO BE SELECTED BY ARCHITECTNOTE:ALL DIMENSIONS TAKEN TO FINISHED SURFACES U.N.O.G.C. TO FIELD VERIFY ADDITION COMPLIES WITH ALL REQUIRED SETBACKS PRIOR TO FOUNDATION WORK. NOFITY ARCHITECT IMMEDIATELY OF ANY DISCREPENCIES.G.C. REPSONSIBLE FOR AS-BUILT DRAWINGS IF REQ. BY CONTRACT.WALL LEGENDNo. Description Date1 NOI - FOR REFERENCE 03/24/252 IN PROGRESS (50% CD) 05/05/253 ISSUE FOR PERMIT 06/02/254 ISSUE FOR PERMIT (REV-1) 06/16/25 DN 3' - 8"BEDROOM 3 26' x 18' BILLIARDS ROOM BATHROOM CLOSET DN 7' - 8 1/2" 10' - 4 1/2"11' - 9" 4' - 5" 1 1.5 2 2.5 3 3.5 ACD ORIGINAL COTTAGE 1987 2015 ADDITION 6' - 2"6' - 0"6' - 0"6' - 2"6' - 4 1/2"25' - 9"14' - 1 1/2"34' - 2 3/4" 14' - 5"33' - 11"2' - 8"1 1.5 2 2.5 3 3.5 ACD 6' - 2"6' - 0"6' - 0"6' - 2"14' - 5"33' - 11" REMOVE SKYLIGHTS (SAVE FOR REUSE IF SALVAGEABLE, TYP) REMOVE EXISTING FIREPLACE AND CHIMNEYREMOVE EXISTING ROOF FRAMING AS REQUIRED FOR NEW DORMER (COORDINATE W/ FRAMING PLANS) REMOVE EXISTING ROOF FRAMING AS REQUIRED FOR NEW DORMER (COORDINATE W/ FRAMING PLANS) REMOVE EXISTING ROOF FRAMING AS REQUIRED FOR NEW DORMER (COORDINATE W/ FRAMING PLANS) REMOVE EXISTING ROOF FRAMING AS REQUIRED FOR THIRD FLOOR (COORDINATE W/ FRAMING PLANS) REMOVED EXISTING NEW THESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTS NO. 954627 -AR -R Project Number 8 8 W E S T ARCHITECTURE L L C 8 8 w e s t / 4 2 n o r t h c h i c a g o i l . 6 0 6 5 7 p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3 h t t p : / / w w w . 8 8 w e s t . a r t 88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE. NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS. © 2025 Reserved for Authority Having Jurisdiction A 1.2x EXISTING SECOND FLOOR & ROOF PLAN 24-11 50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA StrongTree Engineering Surveyor / Civil Engineers Marstons Mills, MA 774.559.3942 Michele Cudilo, PE Structural Engineer Centerville, MA 508.737.8521 0'2'4'16'8' 1/4" = 1'-0" 1/4" = 1'-0"1 Level 2 Plan - EXISTING 1/4" = 1'-0"2 ROOF PLAN - EXISTING GENERAL DEMOLITION NOTES • G.C. TO PROPERLY DISPOSE OF ALL MATERIALS AND EQUIPMENT DEMOLISHED FROM THE JOBSITE. • G.C. SHALL COORDINATE GENERAL DEMOLITION WORK WITH THAT OF THE MECHANICAL, PLUMBING ELECTRICAL AND SECURITY CONTRACTORS. • REMOVE MECHANICAL DUCTWORK, AND ELECTRICAL CONDUIT AND BOXES, SCHEDULED TO BE DEMOLISHED AND/OR NECESSARY TO INSTALL NEW WORK. REMOVE BACK TO SOURCE OR BELOW SLAB AND CAP. PATCH/REPAIR AFFECTED WALLS, FLOORS AND CEILING AS REQUIRED FOR PROPER REMOVAL AND REFINISH. • ALL ABANDONED EQUIPMENT AND MISCELLANEOUS HANGERS, ETC. FOUND ABOVE CEILINGS SHALL BE REMOVED. • MAINTAIN AND PROTECT ALL FIRE ALARM SYSTEMS AND OTHER EMERGENCY SYSTEMS DURING DEMOLITION. • PATCH AND REPAIR EXISTING CONSTRUCTION ADJACENT TO SCHEDULED AND UNSCHEDULED DEMOLITION WORK. RESTORE TO MATCH EXISTING MATERIALS AND FINISH. • WHEN UNANTICIPATED MECHANICAL, ELECTRICAL OR STRUCTURAL ELEMENTS ARE ENCOUNTERED, NOTIFY THE ARCHITECT IMMEDIATETLY • DO NOT BEGIN DEMOLITION WORK UNTIL UTILITY DISCONNECT AND CAPPING HAVE BEEN VERIFIED. G.C. TO PROVIDE AND INSTALL TEMPORARY ELECTRICAL POST AND SERVICE AS REQUIRED. • REMOVE ALL EXISTING ELECTRICAL FIXTURES, CONDUITS, OUTLETS, SWITCHES AND PANELS. VERIFY W/ OWNER FIXTURES TO BE SAVED. • G.C. TO COORDINATE & TEMPORARILY DISCONNECT DATA & PHONE CABLE SERVICE CABLING. • G.C. TO PROVIDE TEMPORARY TOILET AND DUMPSTERS AS REQUIRED AND PULL NECESSARY PERMITS. COORDINATE LOCATION ON SITE W/ OWNER. GENERAL CONSTRUCTION NOTES 0 THE GENERAL CONTRACTOR SHALL DELIVER A FULLY ENCLOSED AND COMPLETE BUILDING CONSISTENT WITH THE DESIGN DRAWINGS AND REGIONAL CONSTRUCTION METHODS. IF THE DRAWINGS HAVE OMITTED A SPECIFICATION FOR A NECESSARY BUILDING COMPONENT, THE GENERAL CONTRACTOR SHALL PROPOSE AN APPROPRIATE PRODUCT OR MATERIAL AT NO ADDITIONAL COST TO THE OWNER. CHANGE ORDERS WILL BE ALLOWED ONLY WHEN SPECIFIED WORK IS TO BE REVISED AT THE DIRECTION OF THE OWNER OR ARCHITECT, OR WHEN CONCEALED CONDITIONS PREVENTED THE CONTRACTOR FROM DETERMINING THE FULL SCOPE OF WORK REQUIRED, OR AS OTHERWISE ALLOWED IN THE OWNERS CONTRACT WITH THE GENERAL CONTRACTOR.. 1 ALL DETAILS AND SECTIONS SHOWN ON THE DRAWINGS ARE INTENDED TO BE TYPICAL AND SHALL BE CONSTRUED TO APPLY TO SIMILAR SITUATIONS ON THE PROJECT UNLESS A DIFFERENT DETAIL OR SECTION IS SHOWN. 2 THE CONTRACTORS SHALL CAREFULLY EXAMINE THE CONTRACT DOCUMENTS AND THE CONSTRUCTION SITE TO OBTAIN FIRST HAND KNOWLEDGE OF THE EXISTING CONDITIONS. NO CHANGE ORDERS WILL BE ALLOWED FOR WORK THAT COULD HAVE BEEN DETERMINED BY EXAMINING THE SITE AND DOCUMENTS. 3 THE CONTRACTORS SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS AT THE SITE. ALL EXISTING CONDITIONS SHALL BE VERIFIED BY FIELD MEASUREMENT PRIOR TO CONSTRUCTION, FABRICATION OR INSTALLATION. 4 THE CONTRACTORS SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN FIELD OBSERVATION AND CONTRACT DOCUMENTS. 5 WHERE SPECIFIC DIMENSIONS, DETAILS OR DESIGN INTENT CANNOT BE DETERMINED FROM THE DRAWINGS, CONSULT W ITH THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK. 6 ALL MATERIALS, EQUIPMENT AND LABOR SHALL BE PROVIDED BY THE CONTRACTOR UNLESS NOTED OTHERWISE. 7 THE CONTRACTOR TO PROVIDE AND INSTALL APPROVED FIREBLOCKING AND UL CERTIFIED FIRE CAULKING OR FOAM AT ALL FIRE RATED PENETRATIONS AND ASSEMBLIES AS REQUIRED. 8 THE GENERAL CONTRACTOR WILL BE REQUIRED TO COORDINATE WITH OWNER FOR OWNER FURNISHED ITEMS AND EQUIPMENT AS APPLICABLE. 9 THE CONTRACTOR AND THEIR SUB CONTRATOR SHALL COORDINATE ALL ASPECTS OF THE WORK. EACH CONTRACTOR AND SUB CONTRACTOR SHALL COORDINATE HIS WORK WITH THE WORK OF OTHER TRADES. NO EXTRA WILL BE ALLOWED DUE TO LACK OF PROJECT COORDINATION. 10 THE GENERAL CONTRACTOR WILL BE REQUIRED TO PROVIDE A FINAL PUNCHLIST TO THE ARCHITECT FOR REVIEW AND COMMENTARY PRIOR TO SUBSTANTIAL COMPLETION. 11 INSTALL MATERIALS AND SYSTEMS IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AND REVIEWED SUBMITTALS. 12 PROTECT THE EXISTING BUILDING AND SITE TO REMAIN. REPAIR/ REPLACE ANY SURFACES OR ITEMS THAT ARE DAMAGED DURING CONSTRUCTION. 13 NEW WORK SHALL ALIGN WITH AND MATCH EXISTING WORK EXCEPT WHERE OTHERWISE DIMENSIONED OR DETAILED. 14 INSTALL MATERIALS AND SYSTEMS IN PROPER RELATION WITH ADJACENT CONSTRUCTION AND WITH UNIFORM APPEARANCE. 15 PROVIDE PEEL & STICK MODIFIED BITUMEN WATERPROOFING AT THE EXTERIOR OF ALL NEW CRAWLSPACE/BASEMENT W ALLS. 16 INSTALL PERPENDICULAR BLOCKING AT 16" O.C. MIN. AT ALL JOIST BAYS BELOW NON-LOAD BEARING WALL PARTITIONS. 17 BROOM SWEEP AND REMOVE DEBRIS FROM THE SITE ON A DAILY BASIS. WALL LEGEND THIRD FLOOR AREA: 0 SF SECOND FLOOR AREA: 1,133 SF No. Description Date 3 PERMIT SET 06/02/25 UP DN wA 2.2 1 A 2.1 5' - 6" 5" 11' - 1"16' - 2" EXISTING BALCONY 11.5' x 5' INFILL FLOOR LOW HEAD- ROOM LOW HEAD- ROOM ROOF DECK / TERRACE DN 03 04 04 04 SEE SCHEDULE FOR INTERIOR ROOM FINISH, A 5.0 (TYP) EXISTING 4' x 4' ACCESS PANEL AT CEILING TO EXISTING ATTIC ABOVE LOW HEAD- ROOM 1 1.5 2 2.5 3 3.5 4 ABCDB.5 A 2.1 1 2 A 3.2 1 A 3.1 2 A 2.22 14' - 5 1/4"7' - 7"7' - 7"18' - 9" 5' - 6 3/8"6' - 3 3/8"2' - 7 1/2" 9' - 9 5/8" 8' - 6" LOW HEAD- ROOM RELOCATE OPENING ENSUITE BEDROOM TWO 202 BATH 3 203b BATH 2 202b CLOSET 202a BEDROOM THREE 203 HALL 201 +21.80 NAVD +20.50 NAVD A 4.2 10 A 4.2 6 13' - 4"3' - 10"2' - 4"6' - 0"6' - 0"6' - 2"SLOPED CLG. SLOPED CEILING SLOPED CEILING LOW HEAD- ROOM SLOPED CEILING 4' - 0" 3' - 11" 3' - 11" 4' - 0"3' - 6"EQ EQ LOW HEAD- ROOM SLOPED CEILING CLOSET 203a 04 04 020205 06 09 Ext.02 18.80 30.80 28.80p 30.80 18.80p 32.80 30.80g 2015 ADDITION NEW PLANNED ADDITION ORIGINAL COTTAGE 1987 A 4.3 1 09 C202.1 C203.2 C203.1 C203.2 2.7 MILLWORK BOOK SHELVES C201.1 CL CL CL CL 5' - 5"A 2.2 1 A 2.1 1 1.5 2 2.5 3 3.5 4 ABCD 14' - 5 1/4"7' - 7"7' - 7"18' - 9" B.5 A 2.1 1 2 A 3.2 1 A 3.1 2 A 2.22 4" / 12"4" / 12"CUPOLA / ATTIC FLR 301 3' - 10"2' - 4"6' - 0"6' - 0"6' - 2"3' - 8"8' - 4"6' - 0"9"MILLWORK SHELVES 07 07 07 07 07 05 11 A 4.3 3 4" / 12"2.7 PROVIDE NEW 4' x 4' INSULATED ACCESS PANEL TO EXISTING ATTIC 05 05 08 08 08 08 08 CL 1.5 2 2.5 3 BCB.5 2 A 3.2 1 A 3.1 2.7 REMOVED EXISTING NEW 1/4" = 1'-0"2 L02 PLAN - PROPOSED 1/4" = 1'-0"3 L03 PLAN & L02 ROOF - PROPOSED 0'2'4'16'8' 1/4" = 1'-0" 1/4" = 1'-0"4 L03 ROOF PLAN - PROPOSED THIRD FLOOR AREA: 290 SF SECOND FLOOR AREA: 1,133 SF THESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTS NO. 954627 -AR -R Project Number 8 8 W E S T ARCHITECTURE L L C 8 8 w e s t / 4 2 n o r t h c h i c a g o i l . 6 0 6 5 7 p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3 h t t p : / / w w w . 8 8 w e s t . a r t 88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE. NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS. © 2025 Reserved for Authority Having Jurisdiction A 1.2 PROPOSED SECOND & THIRD FLOOR PLAN 24-11 50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA StrongTree Engineering Surveyor / Civil Engineers Marstons Mills, MA 774.559.3942 Michele Cudilo, PE Structural Engineer Centerville, MA 508.737.8521 GENERAL CONSTRUCTION NOTES 0 THE GENERAL CONTRACTOR SHALL DELIVER A FULLY ENCLOSED AND COMPLETE BUILDING CONSISTENT WITH THE DESIGN DRAWINGS AND REGIONAL CONSTRUCTION METHODS. IF THE DRAWINGS HAVE OMITTED A SPECIFICATION FOR A NECESSARY BUILDING COMPONENT, THE GENERAL CONTRACTOR SHALL PROPOSE AN APPROPRIATE PRODUCT OR MATERIAL AT NO ADDITIONAL COST TO THE OWNER. CHANGE ORDERS WILL BE ALLOWED ONLY WHEN SPECIFIED WORK IS TO BE REVISED AT THE DIRECTION OF THE OWNER OR ARCHITECT, OR WHEN CONCEALED CONDITIONS PREVENTED THE CONTRACTOR FROM DETERMINING THE FULL SCOPE OF WORK REQUIRED, OR AS OTHERWISE ALLOWED IN THE OWNERS CONTRACT WITH THE GENERAL CONTRACTOR.. 1 ALL DETAILS AND SECTIONS SHOWN ON THE DRAWINGS ARE INTENDED TO BE TYPICAL AND SHALL BE CONSTRUED TO APPLY TO SIMILAR SITUATIONS ON THE PROJECT UNLESS A DIFFERENT DETAIL OR SECTION IS SHOWN. 2 THE CONTRACTORS SHALL CAREFULLY EXAMINE THE CONTRACT DOCUMENTS AND THE CONSTRUCTION SITE TO OBTAIN FIRST HAND KNOWLEDGE OF THE EXISTING CONDITIONS. NO CHANGE ORDERS WILL BE ALLOWED FOR WORK THAT COULD HAVE BEEN DETERMINED BY EXAMINING THE SITE AND DOCUMENTS. 3 THE CONTRACTORS SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS AT THE SITE. ALL EXISTING CONDITIONS SHALL BE VERIFIED BY FIELD MEASUREMENT PRIOR TO CONSTRUCTION, FABRICATION OR INSTALLATION. 4 THE CONTRACTORS SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN FIELD OBSERVATION AND CONTRACT DOCUMENTS. 5 WHERE SPECIFIC DIMENSIONS, DETAILS OR DESIGN INTENT CANNOT BE DETERMINED FROM THE DRAWINGS, CONSULT W ITH THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK. 6 ALL MATERIALS, EQUIPMENT AND LABOR SHALL BE PROVIDED BY THE CONTRACTOR UNLESS NOTED OTHERWISE. 7 THE CONTRACTOR TO PROVIDE AND INSTALL APPROVED FIREBLOCKING AND UL CERTIFIED FIRE CAULKING OR FOAM AT ALL FIRE RATED PENETRATIONS AND ASSEMBLIES AS REQUIRED. 8 THE GENERAL CONTRACTOR WILL BE REQUIRED TO COORDINATE WITH OWNER FOR OWNER FURNISHED ITEMS AND EQUIPMENT AS APPLICABLE. 9 THE CONTRACTOR AND THEIR SUB CONTRATOR SHALL COORDINATE ALL ASPECTS OF THE WORK. EACH CONTRACTOR AND SUB CONTRACTOR SHALL COORDINATE HIS WORK WITH THE WORK OF OTHER TRADES. NO EXTRA WILL BE ALLOWED DUE TO LACK OF PROJECT COORDINATION. 10 THE GENERAL CONTRACTOR WILL BE REQUIRED TO PROVIDE A FINAL PUNCHLIST TO THE ARCHITECT FOR REVIEW AND COMMENTARY PRIOR TO SUBSTANTIAL COMPLETION. 11 INSTALL MATERIALS AND SYSTEMS IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AND REVIEWED SUBMITTALS. 12 PROTECT THE EXISTING BUILDING AND SITE TO REMAIN. REPAIR/ REPLACE ANY SURFACES OR ITEMS THAT ARE DAMAGED DURING CONSTRUCTION. 13 NEW WORK SHALL ALIGN WITH AND MATCH EXISTING WORK EXCEPT WHERE OTHERWISE DIMENSIONED OR DETAILED. 14 INSTALL MATERIALS AND SYSTEMS IN PROPER RELATION WITH ADJACENT CONSTRUCTION AND WITH UNIFORM APPEARANCE. 15 PROVIDE PEEL & STICK MODIFIED BITUMEN WATERPROOFING AT THE EXTERIOR OF ALL NEW CRAWLSPACE/BASEMENT W ALLS. 16 INSTALL PERPENDICULAR BLOCKING AT 16" O.C. MIN. AT ALL JOIST BAYS BELOW NON-LOAD BEARING WALL PARTITIONS. 17 BROOM SWEEP AND REMOVE DEBRIS FROM THE SITE ON A DAILY BASIS. GENERAL FINISH NOTES • ALL INTERIOR FINISH AND TRIM MATERIALS SHALL MEET CLASS 1 FLAME SPREAD RATING OF 0-25, AND A SMOKE DEVELOPED RATING OF LESS THEN 200 WHEN TESTED IN ACCORDANCE WITH ASTM E84. • PATCH ALL WALLS, CEILINGS, FLOORS AND OTHER SURFACES IN THE EXISTING BUILDING AS REQUIRED AFTER REMOVAL OF INSTALLATION EQUIPMENT, PIPING, WIRING, WALLS, ETC. CONTRACTOR TO THROUGHLY EXAMINE ALL DRAWINGS AND EXISTING CONDITIONS FOR PATCHING REQUIREMENTS • AT THE HEAD OF ALL DOORS, PROVIDE PARTITION CONSTRUCTION SIMILAR TO ADJACENT PARTITIONS • CAULK BETWEEN ALL DISSIMILAR MATERIALS, ALUMINUM, PLASTIC, LAMINATE, GYPSUM BOARD, FINISH WOODS, ETC. WITH PAINTABLE SILICONE CAULK. CAULK COLOR TO BE SELECTED BY ARCHITECT NOTE:ALL DIMENSIONS TAKEN TO FINISHED SURFACES U.N.O. G.C. TO FIELD VERIFY ADDITION COMPLIES WITH ALL REQUIRED SETBACKS PRIOR TO FOUNDATION WORK. NOFITY ARCHITECT IMMEDIATELY OF ANY DISCREPENCIES. G.C. REPSONSIBLE FOR AS-BUILT DRAWINGS IF REQ. BY CONTRACT. WALL LEGEND No. Description Date 1 NOI - FOR REFERENCE 03/24/25 2 IN PROGRESS (50% CD) 05/05/25 3 PERMIT SET 06/02/25 Level 1 (12.0)* 0' -0" Level 2 (20.5) 8' -6" Avg Grade (Orig) -2' -9" Base Flood (Orig) 1' -4" ABCD (EL 9.7) (EL 7.5) (EL 11.0) EXISTING ASPHALT SHINGLE ROOF (PREPARE FOR NEW DORMER) REMOVE SKYLIGHT EXISTING SKYLIGHT (TO BE RELOCATED) (EL 18.2) T/ Ex. Roof (34.8) 21' -10"24' - 7"(EL 32.5) REMOVE SIDELIGHT FROM DOOR OPENING PER PLAN REMOVE STAIRS TO DECK AND REBUILD AFTER HOUSE IS LIFTED TO FLOOD ELEVATION HEIGHT EXISTING CHIMNEY (TO BE REMOVED) -2' -3" Level 1 (12.0)* 0' -0" Level 2 (20.5) 8' -6" Avg Grade (Orig) -2' -9" Base Flood (Orig) 1' -4" 1233.5 (EL 11.0) (EL 18.2) (EL 9.7) (EL 7.5) 9 12 9 12 T/ Ex. Roof (34.8) 21' -10" (EL 32.5) EXISTING ASPHALT SHINGLE ROOF (PREPARE FOR NEW DORMER) WINDOW TO BE REPLACED PER SCHEDULE REMOVE STAIRS TO DECK AND REBUILD AFTER HOUSE IS LIFTED TO FLOOD ELEVATION HEIGHT EXISTING CHIMNEY (TO BE REMOVED) -2' -3" REMOVED EXISTING NEW THESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTS NO. 954627 -AR -R Project Number 8 8 W E S T ARCHITECTURE L L C 8 8 w e s t / 4 2 n o r t h c h i c a g o i l . 6 0 6 5 7 p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3 h t t p : / / w w w . 8 8 w e s t . a r t 88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE. NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS. © 2025 Reserved for Authority Having Jurisdiction A 2.1x EXISTING BUILDING ELEVATIONS 24-11 50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA StrongTree Engineering Surveyor / Civil Engineers Marstons Mills, MA 774.559.3942 Michele Cudilo, PE Structural Engineer Centerville, MA 508.737.8521 0'2'4'16'8' 1/4" = 1'-0" 1/4" = 1'-0"1 Existing SOUTH ELEVATION 1/4" = 1'-0"2 Existing WEST ELEVATION GENERAL CONSTRUCTION NOTES 0 THE GENERAL CONTRACTOR SHALL DELIVER A FULLY ENCLOSED AND COMPLETE BUILDING CONSISTENT WITH THE DESIGN DRAWINGS AND REGIONAL CONSTRUCTION METHODS. IF THE DRAWINGS HAVE OMITTED A SPECIFICATION FOR A NECESSARY BUILDING COMPONENT, THE GENERAL CONTRACTOR SHALL PROPOSE AN APPROPRIATE PRODUCT OR MATERIAL AT NO ADDITIONAL COST TO THE OWNER. CHANGE ORDERS WILL BE ALLOWED ONLY WHEN SPECIFIED WORK IS TO BE REVISED AT THE DIRECTION OF THE OWNER OR ARCHITECT, OR WHEN CONCEALED CONDITIONS PREVENTED THE CONTRACTOR FROM DETERMINING THE FULL SCOPE OF WORK REQUIRED, OR AS OTHERWISE ALLOWED IN THE OWNERS CONTRACT WITH THE GENERAL CONTRACTOR.. 1 ALL DETAILS AND SECTIONS SHOWN ON THE DRAWINGS ARE INTENDED TO BE TYPICAL AND SHALL BE CONSTRUED TO APPLY TO SIMILAR SITUATIONS ON THE PROJECT UNLESS A DIFFERENT DETAIL OR SECTION IS SHOWN. 2 THE CONTRACTORS SHALL CAREFULLY EXAMINE THE CONTRACT DOCUMENTS AND THE CONSTRUCTION SITE TO OBTAIN FIRST HAND KNOWLEDGE OF THE EXISTING CONDITIONS. NO CHANGE ORDERS WILL BE ALLOWED FOR WORK THAT COULD HAVE BEEN DETERMINED BY EXAMINING THE SITE AND DOCUMENTS. 3 THE CONTRACTORS SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS AT THE SITE. ALL EXISTING CONDITIONS SHALL BE VERIFIED BY FIELD MEASUREMENT PRIOR TO CONSTRUCTION, FABRICATION OR INSTALLATION. 4 THE CONTRACTORS SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN FIELD OBSERVATION AND CONTRACT DOCUMENTS. 5 WHERE SPECIFIC DIMENSIONS, DETAILS OR DESIGN INTENT CANNOT BE DETERMINED FROM THE DRAWINGS, CONSULT W ITH THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK. 6 ALL MATERIALS, EQUIPMENT AND LABOR SHALL BE PROVIDED BY THE CONTRACTOR UNLESS NOTED OTHERWISE. 7 THE CONTRACTOR TO PROVIDE AND INSTALL APPROVED FIREBLOCKING AND UL CERTIFIED FIRE CAULKING OR FOAM AT ALL FIRE RATED PENETRATIONS AND ASSEMBLIES AS REQUIRED. 8 THE GENERAL CONTRACTOR WILL BE REQUIRED TO COORDINATE WITH OWNER FOR OWNER FURNISHED ITEMS AND EQUIPMENT AS APPLICABLE. 9 THE CONTRACTOR AND THEIR SUB CONTRATOR SHALL COORDINATE ALL ASPECTS OF THE WORK. EACH CONTRACTOR AND SUB CONTRACTOR SHALL COORDINATE HIS WORK WITH THE WORK OF OTHER TRADES. NO EXTRA WILL BE ALLOWED DUE TO LACK OF PROJECT COORDINATION. 10 THE GENERAL CONTRACTOR WILL BE REQUIRED TO PROVIDE A FINAL PUNCHLIST TO THE ARCHITECT FOR REVIEW AND COMMENTARY PRIOR TO SUBSTANTIAL COMPLETION. 11 INSTALL MATERIALS AND SYSTEMS IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AND REVIEWED SUBMITTALS. 12 PROTECT THE EXISTING BUILDING AND SITE TO REMAIN. REPAIR/ REPLACE ANY SURFACES OR ITEMS THAT ARE DAMAGED DURING CONSTRUCTION. 13 NEW WORK SHALL ALIGN WITH AND MATCH EXISTING WORK EXCEPT WHERE OTHERWISE DIMENSIONED OR DETAILED. 14 INSTALL MATERIALS AND SYSTEMS IN PROPER RELATION WITH ADJACENT CONSTRUCTION AND WITH UNIFORM APPEARANCE. 15 PROVIDE PEEL & STICK MODIFIED BITUMEN WATERPROOFING AT THE EXTERIOR OF ALL NEW CRAWLSPACE/BASEMENT W ALLS. 16 INSTALL PERPENDICULAR BLOCKING AT 16" O.C. MIN. AT ALL JOIST BAYS BELOW NON-LOAD BEARING WALL PARTITIONS. 17 BROOM SWEEP AND REMOVE DEBRIS FROM THE SITE ON A DAILY BASIS. GENERAL FINISH NOTES • ALL INTERIOR FINISH AND TRIM MATERIALS SHALL MEET CLASS 1 FLAME SPREAD RATING OF 0-25, AND A SMOKE DEVELOPED RATING OF LESS THEN 200 WHEN TESTED IN ACCORDANCE WITH ASTM E84. • PATCH ALL WALLS, CEILINGS, FLOORS AND OTHER SURFACES IN THE EXISTING BUILDING AS REQUIRED AFTER REMOVAL OF INSTALLATION EQUIPMENT, PIPING, WIRING, WALLS, ETC. CONTRACTOR TO THROUGHLY EXAMINE ALL DRAWINGS AND EXISTING CONDITIONS FOR PATCHING REQUIREMENTS • AT THE HEAD OF ALL DOORS, PROVIDE PARTITION CONSTRUCTION SIMILAR TO ADJACENT PARTITIONS • CAULK BETWEEN ALL DISSIMILAR MATERIALS, ALUMINUM, PLASTIC, LAMINATE, GYPSUM BOARD, FINISH WOODS, ETC. WITH PAINTABLE SILICONE CAULK. CAULK COLOR TO BE SELECTED BY ARCHITECT NOTE:ALL DIMENSIONS TAKEN TO FINISHED SURFACES U.N.O. G.C. TO FIELD VERIFY ADDITION COMPLIES WITH ALL REQUIRED SETBACKS PRIOR TO FOUNDATION WORK. NOFITY ARCHITECT IMMEDIATELY OF ANY DISCREPENCIES. G.C. REPSONSIBLE FOR AS-BUILT DRAWINGS IF REQ. BY CONTRACT. WALL LEGEND No. Description Date 1 NOI - FOR REFERENCE 03/24/25 2 IN PROGRESS (50% CD) 05/05/25 3 ISSUE FOR PERMIT 06/02/25 4 ISSUE FOR PERMIT (REV-1) 06/16/25 Level 1 (12.0)* 0' -0" Level 2 (20.5) 8' -6" Level 3 (29.5) 17' -6" Cupola Roof (38.0) 26' -2" Natural Grade (7.5) -4' -6" Av. New Grade (8.0) -4' -0" Base Flood (11.0) -1' -0" A BC D B.5 04 04 04 01 NEW SHED DORMER; MATCH EXISTING SHINGLE COLOR (TYP) NEW SHED DORMER; MATCH EXISTING SHINGLE COLOR (TYP) NEW PARTIAL THIRD FLOOR / CUPOLA; SEE SCHEDULE FOR WINDOWS; MATCH EXISTING ROOF SHINGLES AND CEDAR SHAKE SIDING (TYP) 12 5 EXISTING ASPHALT SHINGLE ROOF EXISTING ASPHALT SHINGLE ROOF LIFT EXISTING HOME AND DECK ABOVE FEMA BASE FLOOD ELEV. (SEE STRUCTURAL DRAWINGS FOR FOUND. MODIFICATIONS - SEE CIVIL DRAWINGS FOR REQUIRED SITE MODIFICATIONS) 07 02 02 07 07 07 07 T/ Ex. Roof (34.8) 21' -10" T/ Cupola Clg. (40.0) 28' -0" T/ Cupola Rf. (42.5) 30' -6"12 5 FLOOD VENT (SEE FRAMING PLAN) (b/ OPENING TO BE LOCATED 12" MAX ABOVE GRADE, TYPICAL) 05 SEE SCHEDULE FOR WINDOWS; MATCH EXISTING CEDAR SHAKE SIDING (TYP) NEW PORCH ROOF W/ BRACKETS; MATCH EXISTING SHINGLE COLOR NEW WOOD PORCH AND ACCESSIBLE ENTRANCE VERTICAL WOOD BATTENS, PTD TO MATCH WINDOW TRIM ALIGN4 12 Building HT. per Yarmouth Bylaw** 35' - 0"T/ First Floor to T/ Roof 30' - 6"4' - 6"Level 1 (12.0)* 0' -0" Level 2 (20.5) 8' -6" Level 3 (29.5) 17' -6" Cupola Roof (38.0) 26' -2" Natural Grade (7.5) -4' -6" Av. New Grade (8.0) -4' -0" Base Flood (11.0) -1' -0" 1 23 4 9 12 9 12 4 12 4 12 T/ Ex. Roof (34.8) 21' -10" T/ Cupola Clg. (40.0) 28' -0" T/ Cupola Rf. (42.5) 30' -6" 06 WL6" WL4" WL4" WL4" WL4" 12 5 12 5 NEW PORCH ROOF W/ BRACKETS; MATCH EXISTING SHINGLE COLOR NEW REAR BEDROOM ADDITION AND ROOF TERRACE, PER PLAN SEE SCHEDULE FOR WINDOWS; MATCH EXISTING CEDAR SHAKE SIDING (TYP) NEW WOOD PORCH AND ACCESSIBLE ENTRANCE 4 12 2.7 0808080808 05 REMOVED EXISTING NEW THESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTS NO. 954627 -AR -R Project Number 8 8 W E S T ARCHITECTURE L L C 8 8 w e s t / 4 2 n o r t h c h i c a g o i l . 6 0 6 5 7 p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3 h t t p : / / w w w . 8 8 w e s t . a r t 88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE. NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS. © 2025 Reserved for Authority Having Jurisdiction A 2.1 PROPOSED BUILDING ELEVATIONS 24-11 50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA StrongTree Engineering Surveyor / Civil Engineers Marstons Mills, MA 774.559.3942 Michele Cudilo, PE Structural Engineer Centerville, MA 508.737.8521 1/4" = 1'-0"1 SOUTH ELEVATION 0'2'4'16'8' 1/4" = 1'-0" WEST ELEVATION MA 225 ENERGY STRETCH CODE NOTES: ADDITIONS PER SECTION R502.3.1, NEW BUILDING ENVELOPE ASSEMBLIES LESS THAN 1,000 SF, WHICH ARE PART OF THE ADDITION SHALL COMPLY WITH SECTIONS R402.1, R402.2, E402.3.1 -R402.3.5, AND R402.4. (EXCEPT R402.4.1.2) • THIS PROVISION WILL BE APPLIED TO NEW BUILDING ENVELOPE AREAS, INCLUDING ADDITIONS AT THE GROUND FLOOR AND 3RD FLOOR ATTIC STORY. • R402.1 GENERAL REQUIREMENTS, INCLUDES THE FOLLOWING ENVELOPE CRITERIA: 1. FENESTRATION U-FACTOR: .3 2. FENESTRATION SHGC: NR 3. CEILING R VALUE: 49 4. WOOD FRAME WALL R VALUE: R-30, OR R20+5ci, OR R13+10ci, OR R20ci 5. SLAB R VALUE OF 10ci FOR 4'-0" 6. CRAWL SPACE WALL R VALUE OF 19 OR 13+5ci OR 15ci • R402.2 INSULATION, ALLOWS FOR A REDUCTION IN CEILING INSULATION FROM R-49 TO R-30 IN CEILINGS WITHOUT ATTICS • R402.3 FENESTRATION, PROVIDES FOR AN EXCEPTION FOR WINDOWS TOTALING LESS THAN 15SF AND DOORS TOTALING LESS THAN 24 SF. • R402.4 AIR LEAKAGE, REQUIRES THAT NEW CONSTRUCTION AND ADDITIONS BE FULLY SEALED FROM AIR LEAKAGE, WITH SPECIFIC REQUIREMENTS FOR THE FOLLOWING COMPONENTS 1. GENERAL REQ. 2. CEILING/ATTIC: 3. WALLS: 4. WINDOWS, SKYLIGHTS AND DOORS: 5. RIM JOISTS: 6. FLOORS: 7. CRAWL SPACE AND FOUNDATIONS: 8. SHAFTS & PENETRATIONS: 9. RECESSED LIGHTING: 10. PLUMBING, ELECTRICAL AND OTHER OBSTRUCTIONS 11. SHOWER ON EXTERIOR WALL 12. ELECTRICAL METER ON EXTERIOR WALL 13. MECHANICAL SUPPLY AND RETURN PENETRATIONS ALTERATIONS PER SECTION R503.1.1, EXISTING CEILING, WALL AND FLOOR CAVITIES EXPOSED DURING CONSTRUCTION ARE REQUIRED TO BE FILLED WITH INSULATION TO R-3.7 PER INCH (R-13 IN A 2x4 WALL CAVITY, R-21 IN A 2x6 WALL ASSEMBLY, R-27 FOR 2x8 RAFTERS, R-35 FOR 2x10 RAFTERS). GENERAL CONSTRUCTION NOTES 0 THE GENERAL CONTRACTOR SHALL DELIVER A FULLY ENCLOSED AND COMPLETE BUILDING CONSISTENT WITH THE DESIGN DRAWINGS AND REGIONAL CONSTRUCTION METHODS. IF THE DRAWINGS HAVE OMITTED A SPECIFICATION FOR A NECESSARY BUILDING COMPONENT, THE GENERAL CONTRACTOR SHALL PROPOSE AN APPROPRIATE PRODUCT OR MATERIAL AT NO ADDITIONAL COST TO THE OWNER. CHANGE ORDERS WILL BE ALLOWED ONLY WHEN SPECIFIED WORK IS TO BE REVISED AT THE DIRECTION OF THE OWNER OR ARCHITECT, OR WHEN CONCEALED CONDITIONS PREVENTED THE CONTRACTOR FROM DETERMINING THE FULL SCOPE OF WORK REQUIRED, OR AS OTHERWISE ALLOWED IN THE OWNERS CONTRACT WITH THE GENERAL CONTRACTOR.. 1 ALL DETAILS AND SECTIONS SHOWN ON THE DRAWINGS ARE INTENDED TO BE TYPICAL AND SHALL BE CONSTRUED TO APPLY TO SIMILAR SITUATIONS ON THE PROJECT UNLESS A DIFFERENT DETAIL OR SECTION IS SHOWN. 2 THE CONTRACTORS SHALL CAREFULLY EXAMINE THE CONTRACT DOCUMENTS AND THE CONSTRUCTION SITE TO OBTAIN FIRST HAND KNOWLEDGE OF THE EXISTING CONDITIONS. NO CHANGE ORDERS WILL BE ALLOWED FOR WORK THAT COULD HAVE BEEN DETERMINED BY EXAMINING THE SITE AND DOCUMENTS. 3 THE CONTRACTORS SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS AT THE SITE. ALL EXISTING CONDITIONS SHALL BE VERIFIED BY FIELD MEASUREMENT PRIOR TO CONSTRUCTION, FABRICATION OR INSTALLATION. 4 THE CONTRACTORS SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN FIELD OBSERVATION AND CONTRACT DOCUMENTS. 5 WHERE SPECIFIC DIMENSIONS, DETAILS OR DESIGN INTENT CANNOT BE DETERMINED FROM THE DRAWINGS, CONSULT W ITH THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK. 6 ALL MATERIALS, EQUIPMENT AND LABOR SHALL BE PROVIDED BY THE CONTRACTOR UNLESS NOTED OTHERWISE. 7 THE CONTRACTOR TO PROVIDE AND INSTALL APPROVED FIREBLOCKING AND UL CERTIFIED FIRE CAULKING OR FOAM AT ALL FIRE RATED PENETRATIONS AND ASSEMBLIES AS REQUIRED. 8 THE GENERAL CONTRACTOR WILL BE REQUIRED TO COORDINATE WITH OWNER FOR OWNER FURNISHED ITEMS AND EQUIPMENT AS APPLICABLE. 9 THE CONTRACTOR AND THEIR SUB CONTRATOR SHALL COORDINATE ALL ASPECTS OF THE WORK. EACH CONTRACTOR AND SUB CONTRACTOR SHALL COORDINATE HIS WORK WITH THE WORK OF OTHER TRADES. NO EXTRA WILL BE ALLOWED DUE TO LACK OF PROJECT COORDINATION. 10 THE GENERAL CONTRACTOR WILL BE REQUIRED TO PROVIDE A FINAL PUNCHLIST TO THE ARCHITECT FOR REVIEW AND COMMENTARY PRIOR TO SUBSTANTIAL COMPLETION. 11 INSTALL MATERIALS AND SYSTEMS IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AND REVIEWED SUBMITTALS. 12 PROTECT THE EXISTING BUILDING AND SITE TO REMAIN. REPAIR/ REPLACE ANY SURFACES OR ITEMS THAT ARE DAMAGED DURING CONSTRUCTION. 13 NEW WORK SHALL ALIGN WITH AND MATCH EXISTING WORK EXCEPT WHERE OTHERWISE DIMENSIONED OR DETAILED. 14 INSTALL MATERIALS AND SYSTEMS IN PROPER RELATION WITH ADJACENT CONSTRUCTION AND WITH UNIFORM APPEARANCE. 15 PROVIDE PEEL & STICK MODIFIED BITUMEN WATERPROOFING AT THE EXTERIOR OF ALL NEW CRAWLSPACE/BASEMENT W ALLS. 16 INSTALL PERPENDICULAR BLOCKING AT 16" O.C. MIN. AT ALL JOIST BAYS BELOW NON-LOAD BEARING WALL PARTITIONS. 17 BROOM SWEEP AND REMOVE DEBRIS FROM THE SITE ON A DAILY BASIS. GENERAL FINISH NOTES • ALL INTERIOR FINISH AND TRIM MATERIALS SHALL MEET CLASS 1 FLAME SPREAD RATING OF 0-25, AND A SMOKE DEVELOPED RATING OF LESS THEN 200 WHEN TESTED IN ACCORDANCE WITH ASTM E84. • PATCH ALL WALLS, CEILINGS, FLOORS AND OTHER SURFACES IN THE EXISTING BUILDING AS REQUIRED AFTER REMOVAL OF INSTALLATION EQUIPMENT, PIPING, WIRING, WALLS, ETC. CONTRACTOR TO THROUGHLY EXAMINE ALL DRAWINGS AND EXISTING CONDITIONS FOR PATCHING REQUIREMENTS • AT THE HEAD OF ALL DOORS, PROVIDE PARTITION CONSTRUCTION SIMILAR TO ADJACENT PARTITIONS • CAULK BETWEEN ALL DISSIMILAR MATERIALS, ALUMINUM, PLASTIC, LAMINATE, GYPSUM BOARD, FINISH WOODS, ETC. WITH PAINTABLE SILICONE CAULK. CAULK COLOR TO BE SELECTED BY ARCHITECT NOTE:ALL DIMENSIONS TAKEN TO FINISHED SURFACES U.N.O. G.C. TO FIELD VERIFY ADDITION COMPLIES WITH ALL REQUIRED SETBACKS PRIOR TO FOUNDATION WORK. NOFITY ARCHITECT IMMEDIATELY OF ANY DISCREPENCIES. G.C. REPSONSIBLE FOR AS-BUILT DRAWINGS IF REQ. BY CONTRACT. WALL LEGEND No. Description Date 1 NOI - FOR REFERENCE 03/24/25 2 IN PROGRESS (50% CD) 05/05/25 3 ISSUE FOR PERMIT 06/02/25 4 ISSUE FOR PERMIT (REV-1) 06/16/25 *Design Flood Elevation Base Flood Elevation (11.0 NAVD) + 1'-0" = (12.0 NAVD) **Building Ht. per Yarmouth Bylaw T/ Cupola Roof (42.5 NAVD) -Avg. Natural Grade (7.5 NAVD) = 35'-0" Level 1 (12.0)* 0' -0" Level 2 (20.5) 8' -6" Level 3 (29.5) 17' -6" Cupola Roof (38.0) 26' -2" Natural Grade (7.5) -4' -6" Av. New Grade (8.0) -4' -0" Base Flood (11.0) -1' -0" A B C D B.5 02 02 02 03 03 02 09 T/ Ex. Roof (34.8) 21' -10" T/ Cupola Clg. (40.0) 28' -0" T/ Cupola Rf. (42.5) 30' -6" 6 12 6 12 0404 05 FLOOD VENT (SEE FRAMING PLAN) (b/ OPENING TO BE LOCATED 12" MAX ABOVE GRADE, TYPCIAL) 09 05 MATCH SLOPE OF EXISTING ROOF +/- +/-+/- NEW SHED DORMER; MATCH EXISTING SHINGLE COLOR (TYP) EXISTING ASPHALT SHINGLE ROOF LIFT EXISTING HOME AND DECK ABOVE FEMA BASE FLOOD ELEV. (SEE STRUCTURAL DRAWINGS FOR FOUND. MODIFICATIONS - SEE CIVIL DRAWINGS FOR REQUIRED SITE MODIFICATIONS) SEE SCHEDULE FOR WINDOWS; MATCH EXISTING CEDAR SHAKE SIDING (TYP) NEW REAR BEDROOM ADDITION AND ROOF TERRACE, PER PLAN SEE MECHANICAL DRAWINGS VERTICAL WOOD BATTENS, PTD TO MATCH WINDOW TRIM 2 12 12 6 REMOVE 2 EXISTING WINDOWS; INFILL SIDING Building HT. per Yarmouth Bylaw** 35' - 0"4' - 6"T/ First Floor to T/ Roof 30' - 6"Level 1 (12.0)* 0' -0" Level 2 (20.5) 8' -6" Level 3 (29.5) 17' -6" Cupola Roof (38.0) 26' -2" Natural Grade (7.5) -4' -6" Av. New Grade (8.0) -4' -0" Base Flood (11.0) -1' -0" 1 2 3 4 02 02 11 FLOOD VENT (SEE FRAMING PLAN) (b/ OPENING TO BE LOCATED 12" MAX ABOVE GRADE, TYPICAL) 4 12 4 12 2.7 REMOVED EXISTING NEW THESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTS NO. 954627 -AR -R Project Number 8 8 W E S T ARCHITECTURE L L C 8 8 w e s t / 4 2 n o r t h c h i c a g o i l . 6 0 6 5 7 p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3 h t t p : / / w w w . 8 8 w e s t . a r t 88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE. NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS. © 2025 Reserved for Authority Having Jurisdiction A 2.2 PROPOSED BUILDING ELEVATIONS 24-11 50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA StrongTree Engineering Surveyor / Civil Engineers Marstons Mills, MA 774.559.3942 Michele Cudilo, PE Structural Engineer Centerville, MA 508.737.8521 1/4" = 1'-0"1 NORTH ELEVATION 1/4" = 1'-0"2 EAST ELEVATION 0'2'4'16'8' 1/4" = 1'-0" GENERAL CONSTRUCTION NOTES 0 THE GENERAL CONTRACTOR SHALL DELIVER A FULLY ENCLOSED AND COMPLETE BUILDING CONSISTENT WITH THE DESIGN DRAWINGS AND REGIONAL CONSTRUCTION METHODS. IF THE DRAWINGS HAVE OMITTED A SPECIFICATION FOR A NECESSARY BUILDING COMPONENT, THE GENERAL CONTRACTOR SHALL PROPOSE AN APPROPRIATE PRODUCT OR MATERIAL AT NO ADDITIONAL COST TO THE OWNER. CHANGE ORDERS WILL BE ALLOWED ONLY WHEN SPECIFIED WORK IS TO BE REVISED AT THE DIRECTION OF THE OWNER OR ARCHITECT, OR WHEN CONCEALED CONDITIONS PREVENTED THE CONTRACTOR FROM DETERMINING THE FULL SCOPE OF WORK REQUIRED, OR AS OTHERWISE ALLOWED IN THE OWNERS CONTRACT WITH THE GENERAL CONTRACTOR.. 1 ALL DETAILS AND SECTIONS SHOWN ON THE DRAWINGS ARE INTENDED TO BE TYPICAL AND SHALL BE CONSTRUED TO APPLY TO SIMILAR SITUATIONS ON THE PROJECT UNLESS A DIFFERENT DETAIL OR SECTION IS SHOWN. 2 THE CONTRACTORS SHALL CAREFULLY EXAMINE THE CONTRACT DOCUMENTS AND THE CONSTRUCTION SITE TO OBTAIN FIRST HAND KNOWLEDGE OF THE EXISTING CONDITIONS. NO CHANGE ORDERS WILL BE ALLOWED FOR WORK THAT COULD HAVE BEEN DETERMINED BY EXAMINING THE SITE AND DOCUMENTS. 3 THE CONTRACTORS SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS AT THE SITE. ALL EXISTING CONDITIONS SHALL BE VERIFIED BY FIELD MEASUREMENT PRIOR TO CONSTRUCTION, FABRICATION OR INSTALLATION. 4 THE CONTRACTORS SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN FIELD OBSERVATION AND CONTRACT DOCUMENTS. 5 WHERE SPECIFIC DIMENSIONS, DETAILS OR DESIGN INTENT CANNOT BE DETERMINED FROM THE DRAWINGS, CONSULT W ITH THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK. 6 ALL MATERIALS, EQUIPMENT AND LABOR SHALL BE PROVIDED BY THE CONTRACTOR UNLESS NOTED OTHERWISE. 7 THE CONTRACTOR TO PROVIDE AND INSTALL APPROVED FIREBLOCKING AND UL CERTIFIED FIRE CAULKING OR FOAM AT ALL FIRE RATED PENETRATIONS AND ASSEMBLIES AS REQUIRED. 8 THE GENERAL CONTRACTOR WILL BE REQUIRED TO COORDINATE WITH OWNER FOR OWNER FURNISHED ITEMS AND EQUIPMENT AS APPLICABLE. 9 THE CONTRACTOR AND THEIR SUB CONTRATOR SHALL COORDINATE ALL ASPECTS OF THE WORK. EACH CONTRACTOR AND SUB CONTRACTOR SHALL COORDINATE HIS WORK WITH THE WORK OF OTHER TRADES. NO EXTRA WILL BE ALLOWED DUE TO LACK OF PROJECT COORDINATION. 10 THE GENERAL CONTRACTOR WILL BE REQUIRED TO PROVIDE A FINAL PUNCHLIST TO THE ARCHITECT FOR REVIEW AND COMMENTARY PRIOR TO SUBSTANTIAL COMPLETION. 11 INSTALL MATERIALS AND SYSTEMS IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AND REVIEWED SUBMITTALS. 12 PROTECT THE EXISTING BUILDING AND SITE TO REMAIN. REPAIR/ REPLACE ANY SURFACES OR ITEMS THAT ARE DAMAGED DURING CONSTRUCTION. 13 NEW WORK SHALL ALIGN WITH AND MATCH EXISTING WORK EXCEPT WHERE OTHERWISE DIMENSIONED OR DETAILED. 14 INSTALL MATERIALS AND SYSTEMS IN PROPER RELATION WITH ADJACENT CONSTRUCTION AND WITH UNIFORM APPEARANCE. 15 PROVIDE PEEL & STICK MODIFIED BITUMEN WATERPROOFING AT THE EXTERIOR OF ALL NEW CRAWLSPACE/BASEMENT W ALLS. 16 INSTALL PERPENDICULAR BLOCKING AT 16" O.C. MIN. AT ALL JOIST BAYS BELOW NON-LOAD BEARING WALL PARTITIONS. 17 BROOM SWEEP AND REMOVE DEBRIS FROM THE SITE ON A DAILY BASIS. GENERAL FINISH NOTES • ALL INTERIOR FINISH AND TRIM MATERIALS SHALL MEET CLASS 1 FLAME SPREAD RATING OF 0-25, AND A SMOKE DEVELOPED RATING OF LESS THEN 200 WHEN TESTED IN ACCORDANCE WITH ASTM E84. • PATCH ALL WALLS, CEILINGS, FLOORS AND OTHER SURFACES IN THE EXISTING BUILDING AS REQUIRED AFTER REMOVAL OF INSTALLATION EQUIPMENT, PIPING, WIRING, WALLS, ETC. CONTRACTOR TO THROUGHLY EXAMINE ALL DRAWINGS AND EXISTING CONDITIONS FOR PATCHING REQUIREMENTS • AT THE HEAD OF ALL DOORS, PROVIDE PARTITION CONSTRUCTION SIMILAR TO ADJACENT PARTITIONS • CAULK BETWEEN ALL DISSIMILAR MATERIALS, ALUMINUM, PLASTIC, LAMINATE, GYPSUM BOARD, FINISH WOODS, ETC. WITH PAINTABLE SILICONE CAULK. CAULK COLOR TO BE SELECTED BY ARCHITECT NOTE:ALL DIMENSIONS TAKEN TO FINISHED SURFACES U.N.O. G.C. TO FIELD VERIFY ADDITION COMPLIES WITH ALL REQUIRED SETBACKS PRIOR TO FOUNDATION WORK. NOFITY ARCHITECT IMMEDIATELY OF ANY DISCREPENCIES. G.C. REPSONSIBLE FOR AS-BUILT DRAWINGS IF REQ. BY CONTRACT. WALL LEGEND MA 225 ENERGY STRETCH CODE NOTES: ADDITIONS PER SECTION R502.3.1, NEW BUILDING ENVELOPE ASSEMBLIES LESS THAN 1,000 SF, WHICH ARE PART OF THE ADDITION SHALL COMPLY WITH SECTIONS R402.1, R402.2, E402.3.1 -R402.3.5, AND R402.4. (EXCEPT R402.4.1.2) • THIS PROVISION WILL BE APPLIED TO NEW BUILDING ENVELOPE AREAS, INCLUDING ADDITIONS AT THE GROUND FLOOR AND 3RD FLOOR ATTIC STORY. • R402.1 GENERAL REQUIREMENTS, INCLUDES THE FOLLOWING ENVELOPE CRITERIA: 1. FENESTRATION U-FACTOR: .3 2. FENESTRATION SHGC: NR 3. CEILING R VALUE: 49 4. WOOD FRAME WALL R VALUE: R-30, OR R20+5ci, OR R13+10ci, OR R20ci 5. SLAB R VALUE OF 10ci FOR 4'-0" 6. CRAWL SPACE WALL R VALUE OF 19 OR 13+5ci OR 15ci • R402.2 INSULATION, ALLOWS FOR A REDUCTION IN CEILING INSULATION FROM R-49 TO R-30 IN CEILINGS WITHOUT ATTICS • R402.3 FENESTRATION, PROVIDES FOR AN EXCEPTION FOR WINDOWS TOTALING LESS THAN 15SF AND DOORS TOTALING LESS THAN 24 SF. • R402.4 AIR LEAKAGE, REQUIRES THAT NEW CONSTRUCTION AND ADDITIONS BE FULLY SEALED FROM AIR LEAKAGE, WITH SPECIFIC REQUIREMENTS FOR THE FOLLOWING COMPONENTS 1. GENERAL REQ. 2. CEILING/ATTIC: 3. WALLS: 4. WINDOWS, SKYLIGHTS AND DOORS: 5. RIM JOISTS: 6. FLOORS: 7. CRAWL SPACE AND FOUNDATIONS: 8. SHAFTS & PENETRATIONS: 9. RECESSED LIGHTING: 10. PLUMBING, ELECTRICAL AND OTHER OBSTRUCTIONS 11. SHOWER ON EXTERIOR WALL 12. ELECTRICAL METER ON EXTERIOR WALL 13. MECHANICAL SUPPLY AND RETURN PENETRATIONS ALTERATIONS PER SECTION R503.1.1, EXISTING CEILING, WALL AND FLOOR CAVITIES EXPOSED DURING CONSTRUCTION ARE REQUIRED TO BE FILLED WITH INSULATION TO R-3.7 PER INCH (R-13 IN A 2x4 WALL CAVITY, R-21 IN A 2x6 WALL ASSEMBLY, R-27 FOR 2x8 RAFTERS, R-35 FOR 2x10 RAFTERS). No. Description Date 1 NOI - FOR REFERENCE 03/24/25 2 IN PROGRESS (50% CD) 05/05/25 3 ISSUE FOR PERMIT 06/02/25 4 ISSUE FOR PERMIT (REV-1) 06/16/25 *Design Flood Elevation Base Flood Elevation (11.0 NAVD) + 1'-0" = (12.0 NAVD) **Building Ht. per Yarmouth Bylaw T/ Cupola Roof (42.5 NAVD) -Avg. Natural Grade (7.5 NAVD) = 35'-0" Level 1 (12.0)0' -0"Level 2 (20.5)8' -6"B/ Ex. Footing (2.9)-9' -1"Level 3 (29.5)17' -6"Cupola Roof (38.0)26' -2"Av. New Grade (8.0)-4' -0"T/ Ex. Crawl (4.3)-7' -8"Base Flood (11.0)-1' -0"ABCDB.5A 3.32NAVD 88 (0.0)-12' -0"8' - 6"9' - 0"8' - 8"14' - 5 1/4"7' - 7"7' - 7"18' - 9"1' - 0"A 4.34A 4.323' - 6" R.O.CL6' - 8" MIN.S 1.31INFILL EXISTING ACCESS OPENINGA 3.31SimA 3.31SimA 3.12EXTEND EXISTING FOUNDATION PER DETAIL; INSTALL FLOOD VENTS PER PLAN3' - 6" R.O.BLOCKING @ 16" O.C. (SEE GEN. NOTES A1.1)BLOCKING @ 16" O.C. (SEE GEN. NOTES A1.1)EXISTING FOUNDATION & CRAWL SPACEEXISTING FOUNDATION & CRAWL SPACE6' - 8"OPEN BEYONDEXISTING VENTED ROOF. REPLACE RIDGE VENTS WHERE REQUIRED AT EXISTING VENTED ROOF. PROVIDE MIN. 1 SF OF VENT PER 150 SF ATTIC AREA PROVIDE ADD-ALTERNATE FOR NEW ROOF AND SHINGLES THROUGHOUTNEW DORMER, SEE DETAILEXIST. 2x6 WALL (SEE DETAIL)EXIST. 2x4 WALL, PER PLANEXISTING UNVENTED ROOFNEW PORCH ROOF (SEE DETAIL)NEW UNVENTED HIP ROOF AT CUPOLALevel 1 (12.0)0' -0"Level 2 (20.5)8' -6"B/ Ex. Footing (2.9)-9' -1"Exist L02 Ceiling16' -0"Av. New Grade (8.0)-4' -0"T/ Ex. Crawl (4.3)-7' -8"Base Flood (11.0)-1' -0"DEXISTING 2x6 WALL ASSEMBLYCEDAR SHAKE SIDING ON AIR/WATER BARRIER ON EXTERIOR SHEATHING ON 2x6 WOOD FRAMING W/ FIBERGLASS BATT INSULATION IN THE CAVITY (R21, V.I.F.) TOTAL ASSEMBLY FACTORED R VALUE: R18.2ADD TO BASE CONTRACT: WHERE WALL IS OPENED AND BATT INSULATION IS FOUND TO BE LESS THAN R-21, GC TO PROVIDE ADDITIONAL INSULATION AT R-3.7 PER INCH, TO A MAXIMUM THERMAL RESISTANCE OF R-21SEE SCHEDULE FOR INTERIOR FINISHES, A 5.0.3' - 4"412A 3.31SimREPLACE SOFFIT VENTS WHERE REQUIRED AT VENTED ROOF. PROVIDE 6x12" SOFFIT VENTS @ 4' O.C. EACH SIDE; NEW CONSTRUCTION TO MATCH EXISTING TRIM AND SOFFIT PROFILESCIP CONCRETE WALL W/ NATURAL STONE VENEER (USE #5 REBAR @ 16" O.C.)3' - 0"2x10 PT LEDGER. SECURE TO WALL W/ (2) 3x3/8" TAPCON PER 16" BAY2x10 PT DECK JOISTS ON GALVANIZED HANGERSEXISTING (VENTED) ROOF ASSEMBLYASPHALT SHINGLES ON UNDERLAYMENT ON 7/16" SHEATHING ON 2x10 WOOD FRAMING W/ EXISTING BATT INSULATION IN THE CEILING CAVITY (VERIFY THICKNESS IN FIELD). SEE SCHEDULE FOR INTERIOR FINISHES, A 5.0 ADD TO BASE CONTRACT: WHERE WALL IS OPENED AND BATT INSULATION IS FOUND TO BE LESS THAN R-21, GC TO PROVIDE BATT OR BLOWN INSULATION AT R-3.7 PER INCH, TO A MAXIMUM THERMAL RESISTANCE OF R-388' - 0"2x6 PT TRUSS W/ GALVANIZED NAILING PLATES @ 24" O.C. W/ 3/4" APA SHEATHING ON TOP & BOTTOM (STAGGER JNTS.) PROVIDE CONTINUOUS BLOCKING BETWEEN TRUSS SECTIONS.NEW PORCH ROOFCONT. 2x6 PT LEDGER. SECURE W/ (2) LEDGERLOK INTO SOLID STUDS @ 16" O.C. MIN.EXISTING VENTED ATTICEXTEND EXISTING FOUNDATION PER DETAILNEW INSULATION; SEE DETAILTHESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTSNO. 954627 -AR -RProject Number8 8 W E S T ARCHITECTURE L L C8 8 w e s t / 4 2 n o r t hc h i c a g o i l . 6 0 6 5 7p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3h t t p : / / w w w . 8 8 w e s t . a r t88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE.NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS.© 2025Reserved for Authority Having JurisdictionA 3.1BUILDINGSECTION24-1150 POWERS LANERENOVATIONS,ADDITION ANDFLOOD CONTROLWEST YARMOUTH, MAStrongTree EngineeringSurveyor / Civil EngineersMarstons Mills, MA 774.559.3942Michele Cudilo, PEStructural EngineerCenterville, MA 508.737.85210'2'4'16'8'1/4" = 1'-0"3/8" = 1'-0"1LONGITUDINAL SECTIONEXISTING CONCRETE SLAB OR FOUNDATION3/4" = 1'-0"2SECTION @ EXISTING WALLNo. Description Date1 NOI - FOR REFERENCE 03/24/252 IN PROGRESS (50% CD) 05/05/253 PERMIT SET 06/02/25 Level 1 (12.0)* 0' -0" Level 2 (20.5) 8' -6" B/ Ex. Footing (2.9) -9' -1" Natural Grade (7.5) -4' -6" T/ Ex. Crawl (4.3) -7' -8" Base Flood (11.0) -1' -0" 4 1' - 0"4"L01 CEILING ADDITION 8' -0"4"10"5/8" A.B. W/ 3x3x1/4 WASHER @ 32" O.C. 2' - 0" PROVIDE (2) #4 HORZ. REBAR @ TOP OF WALL W/ 2" CLEAR COVER NEW 8" t. C.I.P. CONCRETE FOUND. WALL. PROVIDE #5 VERT. REBAR @ 16" O.C. NEW C.I.P. CONCRETE FOOTING. SEE STRUCTURAL FRAMING PLANS. PVC GUARDRAIL SYSTEM AND ANCHORAGE TO BE DETAILED BY MANUFACTURER AND REVIEWED BY ARCHITECT FOR INTEGRATION WITH BUILDING SYSTEMS AND COMPLIANCE WITH APPLICABLE LOADING PER MA 780 CMR CHAP 51 8"5"1' - 6"8' - 6"4' - 6"4' - 7"OPENING FOR NEW SMART VENT PER PLAN. PROVIDE (2) #4 ALL AROUND, LAPPED.6" MAXNEW WALL ASSEMBLY CEDAR SHAKE SIDING ON 1x PRESSURE TREATED FURRING STRIPS ON SEMI-RIGID COMFORTBOARD 80 INSULATION (R-5) ON TYVEK COMMERCIAL AIR/WATER BARRIER ON EXTERIOR WOOD SHEATHING ON 2x6 WOOD FRAMING W/ R23 MINERAL WOOL BATT INSULATION. TOTAL ASSEMBLY FACTORED R VALUE: R-24.6 SEE SCHEDULE FOR INTERIOR FINISHES, A 5.0. NEW (UNVENTED) ROOF DECK ASSEMBLY THERMALLY TREATED WOOD DECKING ON PT WOOD SLEEPERS ON 2" RIGID POLY-ISO INSULATION, W/ TAPED JOINTS, R-12 ON MODIFIED BITUMEN ROOF MEMBRANE ON 7/16" APA-RATED PLYWOOD SHEATHING ON 2x10 WOOD FRAMING (SEE FRAMING PLANS) W/ R30 MINERAL WOOL BATTS IN THE CEILING CAVITY. TOTAL ASSEMBLY FACTORED R VALUE: R49 SEE SCHEDULE FOR INTERIOR FINISHES, A 5.0. 1" XPS RIGID INSULATION (R-5) OVER FLUID-APPLIED WATERPROOFING .050" t. PREFORMED ALUMINUM COPING ON CONTINUOUS SNAP-LOCK CLEAT (TYP); KYNAR COLOR TBD C.I.P. CONCRETE SLAB OVER 20 MIL VAPOR BARRIER (TAPE SEAMS AND PENETRATIONS) OVER 2" XPS RIGID INSULATION (R-10) OVER 4" CRUSHED GRAVEL FILL Level 1 (12.0)* 0' -0" Level 2 (20.5) 8' -6" B/ Ex. Footing (2.9) -9' -1" Level 3 (29.5) 17' -6" Cupola Roof (38.0) 26' -2" T/ Ex. Crawl (4.3) -7' -8" Base Flood (11.0) -1' -0" 1 1.5 2 2.5 3 3.5 4 T/ Ex. Found. (8.8) -3' -2" A 3.2 1 NAVD 88 (0.0) -12' -0" 6' - 2"6' - 0"6' - 0"2' - 4"3' - 10"7' - 9 1/2"5' - 6 1/2"1' - 0"6' - 8"EXISTING 2x6 @ 12" O.C. NEW 2x6 PRESSURE TREATED STUD WALL @ 24" O.C. ON NEW 10" x 24" CI.P. STRIP FOOTING. PROVIDE 5/8" ANCHOR @ 48" O.C., TYP. BEAM B2 NEW SOLID BLOCKING (TYP. AT COLUMNS AND BEARING WALLS) WB4 GIRDER (SEE FRAMING PLANS) COLUMN B/2 & C/2 (BEYOND) TRANSFER COL. B/1.5 TO GIRDER WB4 STEP DOWN NEW FOOTING TO MATCH EXISTING FOOTING BEARING WHERE ADDITION FOUNDATION IS SHALLOWER THAN EXISTING. INSTALL ANCHORS AT NEW FOUNDATION WALL (BEYOND) DOWEL #4X1'6" LONG BARS 6" INTO EXISTING FOUNDATION WALL. SET IN NON-SHRINK GROUT. PROVIDE (1) BAR MIN. AT FOOTING, (3) AT CRAWL SPACE WALLS. ORIGINAL FOUNDATION & CRAWL SPACE NEW FOUNDATION & CRAWL SPACE A 3.3 1 1' - 0" (TYP) NON-BEARING WALL -(1) TOP PLATE BELOW STRAPPING (2) LEDGERLOK PER STUD W/ LSSJ (TYP) INFILL EXISTING ACCESS OPENING NEW INTERIOR CRAWL ACCESS A 3.3 1 Sim NEW (UNVENTED) ROOF NEW ASPHALT SHINGLES ON UNDERLAYMENT ON 7/16" SHEATHING ON 2" RIGID POLY-ISO INSULATION, R-12 ON 7/16" APA-RATED PLYWOOD SHEATHING ON 2x8 WOOD FRAMING (SEE FRAMING PLANS) W/ R30 MINERAL WOOL BATTS IN THE CEILING CAVITY. SEE FINISH SCHEDULE ON A 501 FOR INTERIOR FINISHES. TOTAL ASSEMBLY FACTORED R VALUE: R38 EXISTING 2x8 PT FRAMING, RAISED WITH HOUSE ON NEW FOUNDATIONS 4x4 PT POST W/ ABU44Z W/ 5/8" DIA GALV. ANCHOR W/ 7" EMBEDMENT NEW DECK FOUNDATIONS -10" DIA. PIER W/ 24" DIA. BASE ON 4" CRUSHED GRAVEL 2' - 0" REATTACH LEDGER W/ (4) DTT1Z EQUALLY SPACED; (2) LEDGERLOK PER 16" BAY 8' - 0"0 2.7 NEW WALL ASSEMBLY CEDAR SHAKE SIDING ON 1x PRESSURE TREATED FURRING STRIPS ON SEMI-RIGID COMFORTBOARD 80 INSULATION (R-5) ON TYVEK COMMERCIAL AIR/WATER BARRIER ON EXTERIOR WOOD SHEATHING ON 2x6 WOOD FRAMING W/ R23 MINERAL WOOL BATT INSULATION. TOTAL ASSEMBLY FACTORED R VALUE: R-24.6 SEE SCHEDULE FOR INTERIOR FINISHES, A 5.0. NEW 3" C.I.P. SLAB OVER VAPOR BARRIER OVER 2" RIGID INSULATION OVER 7" CRUSHED STONE OVER EXISTING BLINDING SLAB. BLOCKING @ NON- BEARING PARTITIONS (SEE GEN. NOTES A1.1) OPEN BEYOND NEW DORMER; SEE DETAILS A3.3 EXISTING 2x4 WALL, PER PLAN REBUILD STAIRS TO DECK AFTER HOUSE IS LIFTED EXISTING 2x4 WALL, PER PLAN NEW 2x6 WALL, SEE DETAILS 1' - 0"EXISTING SLAB IS TO BE CORED OR BROKEN FOR DRAINAGE AT MIN. 8 LOCATIONS PER PLAN. SEE STRUCTURAL PLAN FOR DETAILS. NEW INTERIOR CRAWL ACCESS THESE DRAWINGS WERE PREPARED UNDER THE SUPERVISION OF A REGISTERED ARCHITECT AND TO THE BEST OF MY KNOWLEDGE CONFORM TO THE CODES AND REGULATIONS OF THE COMMONWEALTH OF MASSACHUSETTS REGISTERED ARCHITECT COMMONWEALTH OF MASSACHUSETTS NO. 954627 -AR -R Project Number 8 8 W E S T ARCHITECTURE L L C 8 8 w e s t / 4 2 n o r t h c h i c a g o i l . 6 0 6 5 7 p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3 h t t p : / / w w w . 8 8 w e s t . a r t 88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE. NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS. © 2025 Reserved for Authority Having Jurisdiction A 3.2 BUILDING & EXTERIOR WALL SECTIONS 24-11 50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA StrongTree Engineering Surveyor / Civil Engineers Marstons Mills, MA 774.559.3942 Michele Cudilo, PE Structural Engineer Centerville, MA 508.737.8521 3/4" = 1'-0"1 NEW CONSTRUCTION WALL SECTION 3/8" = 1'-0"2 CROSS SECTION EXISTING CONCRETE SLAB OR FOUNDATION No. Description Date 1 NOI - FOR REFERENCE 03/24/25 2 IN PROGRESS (50% CD) 05/05/25 3 ISSUE FOR PERMIT 06/02/25 4 ISSUE FOR PERMIT (REV-1) 06/16/25 EEDFED3 A 2.1 1 1.5 2 2.5 3 3.5 4 ABCDB.5 EXISTING 8" C.I.P. FOUNDATION WALL EXISTING 8" C.I.P. FOUNDATION WALL EXISTING 8" C.I.P. FOUNDATION WALL ON 16" FOOTING NEW 2x6 PRESSURE TREATED STUD WALL @ 24" O.C. ON NEW 10" x 24" CI.P. STRIP FOOTING. PROVIDE 5/8" ANCHOR @ 48" O.C., TYP. (SEE SECTIONS / DETAILS) 2 A 3.2 1 A 3.1 2 13' - 4"3' - 10"2' - 4"6' - 0"6' - 0"6' - 2"+/- 9' - 0" (V.I.F.)+5.33 NAVD +4.33 NAVD +6.58 NAVD 14' - 5 1/4"7' - 7"7' - 7"18' - 9" NEW CI.P. COLUMN FOOTING, 24" x 24" x 10" DEEP, ON 4" CRUSHED GRAVEL, TYP. (SEE SECTIONS / DETAILS) 4 7/8"9' - 9 1/8"5' - 0"8' - 4"9' - 9" NEW 24" SQUARE OPENINGS IN SLAB, TYP. EXISTING CRAWL SPACE (NO WORK) NEW 5" C,I,P. SLAB (SEE DETAILS) NEW WELL FOR CRAWL ACCESS NEW CRAWL SPACE 003 -5' - 5" -7' - 0" -6' - 8" +5.00 NAVD A3.0a A3.0a A3.0a -7' - 8" NEW DECK FOUNDATIONS -10" DIA. PIER W/ 24" DIA. BASE, ON 4" GRAVEL (B/ FTG. 48" BELOW NEW GRADE LEVEL, TYP.) EXIST. EXTERIOR ACCESS STAIR (NO CHANGES) NEW 8" C.I.P. CONCRTE FOUNDATION WALLS ON 10" x 24" CI.P. STRIP FOOTING. (SEE SECTIONS / DETAILS) NEW PLANNED ADDITION 2015 ADDITION LVR-1: NEW 16" x 8" FLOOD VENT SEE LOUVER SCHED. M 1.1 (TYP) REMOVE & FILL EXISTING FLOOD VENTS. PROVIDE NEW OPENINGS. (TYPICAL 3 LOCATIONS AT SOUTH) FLOOD VENT CALCULATIONS EXISTING CRAWL SPACE 001 (755 sf): EXISTING CRAWL SPACE 002 (325 sf): NEW CRAWL SPACE 003 (186 sf): TOTAL INTER. FLOOR AREA (1,266 sf): REQ. 755 si 325 si 186 si 1,266 si PROVIDED 4 @ 200 si 2 @ 200 si 1 @ 200 si 1,400 si 3' - 0"NEW INTERIOR CRAWL ACCESS ORIGINAL COTTAGE 1987 1' - 4" 1' - 4"1' - 4" COLUMN C/3 COLUMN B/3 COLUMN B/1 COLUMN C/2 COLUMN B/2 COLUMN C/2.7 COLUMN B/2.7 COLUMN C/1.5 COLUMN B.5/2.7 EXISTING COLUMN (V.I.F.) 5" Ext.04 EXISTING 8" C.I.P. FOUNDATION WALL ON 9" x 16" C.I.P. FOOTING. EXTEND TO T/ WALL ELEV. -1' 0" (11.0 NAVD), SIM. TO DETAIL 1/A3.3 NEW C.I.P. FOUNDATION WALL ON 10" x 24" C.I.P. FOOTING. BUILD TO T/ WALL ELEVATION -1' 0" (11.0 NAVD), PER DETAIL 1/A3.2 EXISTING 8" C.I.P. FOUNDATION WALL ON 9" x 18" C.I.P. FOOTING. EXTEND TO T/ WALL ELEV. -0' 8 1/2" (11.3 NAVD), PER DETAIL 1/A3.3 NEW RETAINING WALL AND STAIR. TOP OF WALL ELEVATION -4'-6" (7.5 NAVD) ORIGINAL CRAWL SPACE 001 EXISTING CRAWL SPACE 002 PORCH & ENTRY RAMP; COORDINATE WITH SITE PLAN 3' - 2" INFILL EXISTING ACCESS OPENING NEW INTERIOR CRAWL ACCESS +/- 8' - 9 1/2"9' - 6"9' - 6"9' - 6"9' - 6" 0 COLUMN B.5/3 3' - 10"2.7 LVR-1 LVR-1x LVR-1x LVR-1LVR-1 LVR-1 LVR-1 1 1.5 2 2.5 3 3.5 4 ABCDB.5 *EXIST. 2x10's @ 16" O.C.*EXIST. 2x6's @ 12" O.C.*EXIST. 2x6's @ 12" O.C.NEW 2x6 @ 16" O.C. BEARING WALL BELOWEXISTING 2x6 @ 16" O.C. BEARING WALL EXISTING 2x4 @ 16" O.C. BEARING WALL EXISTING 2x4 @ 16" O.C. BEARING WALL H1 HEADER 2 A 3.2 1 A 3.1 13' - 4"3' - 10"2' - 4"6' - 0"6' - 0"6' - 2"14' - 5 1/4"7' - 7"7' - 7"18' - 9" NEW 2x6 @ 16" O.C. BEARING WALL BELOW EXISTING COLUMN E1 (V.I.F.) EXISTING COLUMN E1 (V.I.F.) 0"WIND BLOCKING @ FLOOR FRAMING (2 BAYS @ 4'-0", TYP EACH LEVEL) COLUMN B/1 COLUMN C/2 COLUMN B/2 COLUMN C/2.7 COLUMN B/2.7 COLUMN C/3 COLUMN B/3 COLUMN C/1.5 COLUMN B.5/2.7 +11.29 NAVD NEW 2x10's @ 16" O.C.*EXIST. 2x8's @ 16" O.C.NEW PT 2x6 FLR. FRAMING @ 16" O.C. PORCH & ENTRY RAMP; COORDINATE WITH SITE PLAN 3' - 2" H1 HEADER DECK BEAM WB8 0+/- 9' - 0" (V.I.F.)COLUMN B.5/3 2.7 EXTERIOR DECK LOAD 40 PSF FLOOR LIVE LOAD 40 PSF SLEEPING ROOM LIVE LOAD 30 PSF FLOOR LIVE LOAD 40 PSF SLEEPING ROOM LIVE LOAD 30 PSF OCCUPIED ROOF LIVE LOAD 40 PSF OCCUPIED ROOF LIVE LOAD 40 PSF FLOOR LIVE LOAD 40 PSF UNOCCUPIED ROOF LIVE LOAD: SEE STRUCTURAL DESIGN LOADS PER NOTES FRAMING LEGEND NEW BEAM (AT FLOOR BELOW) NEW BEAM (ABOVE) EXISTING BEAM (ABOVE) HEADERS H1 = (2) 2 x 6 W/ 1 JACK; 1 KING H2 = (2) 2 x 8 W/ 1 JACK; 1 KING H3 = (3) 2 x 6 W/ 1 JACK; 1 KING H4 = (3) 2 x 8 W/ 1 JACK; 1 KING WOOD BEAMS & GIRDERS WB1 = (2) 2 x 10 WB2 = (3) 1 3/4" x 11 /14" LVL WB3 = EXISTING (2) 2x10 W/ SISTERED 1 3/4" x 9 1/4" LVL WB4 = (3) 1 3/4" x 9 1/4" LVL WB5 = (2) 1 3/4" x 7 1/4" LVL WB6 = (2) 2x10 W/ LUS 28Z WB7 = (3) 2x8 WB8 = V.I.F. EXISTING DECK BEAM, LIFTED WITH HOUSE. MIN. (2) PRESSURE TREATED 2x10 OR (3) PRESSURE TREATED 2x8 COLUMNS (SEE COLUMN SCHEDULE S1.3) B/1= 4 x 4 POST B/1.5 & C/1.5 = 4 x 4 POST** B/2 & C/2 = 6 x 6 POST** B/2.7 & C/2.7 = 4 x 4 POST B/3 & C/3 = 4 x 4 POST B/4 & C/4 = 6 x 6 POST** **USE ECCQ COLUMN CAPS FOR BEAM TO COLUMN CONNECTIONS (TYP) 1/4" = 1'-0"0 FOUNDATION FRAMING PLAN 1/4" = 1'-0"1 L01 - FRAMING PLAN 0'2'4'16'8' 1/4" = 1'-0" Project Number 8 8 W E S T ARCHITECTURE L L C 8 8 w e s t / 4 2 n o r t h c h i c a g o i l . 6 0 6 5 7 p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3 h t t p : / / w w w . 8 8 w e s t . a r t 88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE. NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS. © 2025 Reserved for Authority Having Jurisdiction S 1.1 FOUNDATION & FIRST FLOOR FRAMING PLANS 24-11 50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA StrongTree Engineering Surveyor / Civil Engineers Marstons Mills, MA 774.559.3942 Michele Cudilo, PE Structural Engineer Centerville, MA 508.737.8521 NOTE: COORDINATE WITH ARCHITECTURAL PLANS FOR FINISHED DIMENSIONS. NOTE:NOTCHING AND BORING AT STRUCTURAL FLOOR MEMBERS SHOULD BE AVOIDED WHEN POSSIBLE. WHEN UNAVOIDABLE, NOTCHES SHALL NOT BE MORE THAN 1/6TH OF DEPTH OF MEMBER AND SHALL NOT BE LOCATED IN CENTER THIRD OF SPAN. NOTCHES ON THE ENDS OF JOISTS SHALL NOT EXCEED 1/4 OF JOIST DEPTH. BORING SHALL NOT EXCEED 1/3 THE DEPTH OF THE MEMBER AND SHALL BE PLACED MIN. 2" FROM EITHER TOP OR BOTTOM OF MEMBER. REFER TO CURRENT BUILDING CODE FOR ADDITIONAL INFORMATION. NOTIFY ARCHITET PRIOR TO ANY NOTCHING OR BORING OF JOISTS. * EXISTING FRAMING IS SHOWN BASED ON INFORMATION AVAILABLE AT THE TIME OF PROJECT DOCUMENTATION. CONTRACTOR SHOULD VERIFY ALL CONDITION IN FIELD THAT ARE IMPACTED BY THE WORK AND REPORT ANY DISCREPANCIES TO ARCHITECT AND ENGINEER. L01 - LOADING DIAGRAML02 - LOADING DIAGRAM L03 - LOADING DIAGRAM c. Laminated Veneer Lumber (cont.) 1. Deflection Criteria: L/480 Live Load, L/360 Total Load 2. Optional: Provide shop drawing submittal of engineered lumber systems for approval prior to materials purchasing. 5. Metal Connectors: As manufactured by Simpson Strong-Tie Co. shall be handled and installed per manufacturer requirements, with all nail holes filled, with the size nail as specified by mfgr. or herein. a. Rafter to Ridge Beam: Simpson LSSU-series, or Simpson Straps over top of plywood, spaced 16”o/c; Rafter to Ridge Plate: Collar ties min. 1x6@ 16”o/c at top or Simpson Straps over top of plywood spaced 16”o/c b. Rafter ends to top plate: Simpson H2.5A c. Band Joist: Simpson straps at 4’o/c: CS-14R-48”centered at band joist 6. Bolts: Bolts in wood framing shall be standard machine bolts unless noted otherwise. Bolt holes in wood shall be 1/32" larger than bolt diameter. Bolt heads and nuts shall bear on standard malleable iron washers, or square plate washers. All nuts shall be retightened at completion of job. 7. Blocking: a. Blocking shall be solid blocking, 2x minimum, and full depth of member. b. Stud Walls: provide blocking at 8'-0" o/c, maximum height. Corners to be blocked at 48”o/c with plywood edge nailing to this blocking for the first 48”of these building corners. c. Nailing Schedule: Solid Blocking to Bearing 2-8d toenails ea. side Blocking Between Studs 2-lOd toenails ea. end, or 2-16d end-nails ea. end d. New Framing: Provide 2x blocking for 2 joist/rafter bays and spaced 48”o/c in joist and rafter plane at all edges; attach plywood edges to this blocking 8. Nailing Schedule: All nailing shall be in accordance with the WFCM Table 3.1 unless noted herein specifically. Multiple Studs, use 16d @ 12" staggered a. All nails shall be common wire nails. b. Sub-bore where; nails tend to split wood. 9. Headers less than 4'-0", use 2-2x6; all others per project drawings (min. sizes per MA Building Code. GENERAL NOTES AND MATERIAL SPECIFICATIONS (Residential IRC Construction): FOUNDATIONS 1. All workmanship to conform to the requirements of the Massachusetts State Building Code, 9th Edition. 2. For site location and grading information, see Site Plan, by others. 3. Assumed net allowable soil bearing capacity, q= 3000 psf, for a medium sand/gravel composition. If other soils are encountered, contact the Engineer of Record. 4. Concrete: Minimum 28 day strength, fc = 3000 psi, 3/4" aggregate, designed per American Concrete Institute Code, latest issue, max. slump = 4". a.) Anchor bolts ASTM A307 galvanized, min. 5/8" diameter, 12" long, w/ 2-1/2" hook spaced per Code Checklist, or in concrete piers w/ Simpson ABU-series base; SPACED 2’o/c for slab-on-grade construction (i.e. Garage, Basement, etc.). b.) All walls to have min. 2#4 top horizontal, 2”clear, to prevent shrinkage c.) All walls longer than 25’shall have vertical control joint with waterstopping between wall joint. FRAMING 1. All workmanship to conform to the requirements of the Massachusetts State Building Code, latest edition. 2. Structural Design Loads: Dead Loads: Actual Weight of Building Components Live Loads: Snow Load = 30 psf (plus drift) with applicable reduction Wind Load: Criteria used for 110 MPH Exposure B or C as noted per plans ATTIC Storage = 20 psf Living Floor = 40 psf Sleeping Floor = 30 psf Decks and Balconies = 40 psf 3. Structural Steel: (as required) a. ASTM A572 Grade 50; shop paint with rust inhibitive paint. Thru-Bolts: ASTM A307, 1/2” diameter; punched holes: 9/16”diameter. b. Welds: Shop weld cap and base plates to columns; shop weld bearing plates to beams; use E70xx electrodes. Alternatively, field weld by certified welders. c. Deflection Criteria: L/360 total load deflection. 4. Timber Framing: a. All new timber framing: Spruce-Pine-Fir No. 2 with Fb=1000psi, E=l,300,000 psi, or better. b. Pressure treated timber (P.T.): Southern Pine with Fb=1300 psi, E=l,600,000 psi, or better. c. Laminated Veneer Lumber: All L.V.L. shall be 1.9E L.V.L. with Fb=2925 psi, E=1,900 ksi, Fv= 285 psi, Fc_per =750 psi, Fc_par =3035 psi. Parallam (PSL): All PSL shall be min. 1.9E ES with Fb=2900 psi, E=1,900 ksi, Fv=285 psi, Fc_per=750 psi, Fc_par=2900 psi. Note that Microllam and Parallam may be used interchangeably. No.Description Date 1 NOI - FOR REFERENCE 03/24/25 2 IN PROGRESS (50% CD) 05/05/25 3 PERMIT SET 06/02/25 6/3/24 for Struct. only M 1.2 EXISTING 2x4 @ 16" O.C. BEARING WALL *EXIST. 2x10's @ 16" O.C.*EXIST. 2x10's @ 16" O.C.INFILL FRAMING AT DEMOLISHED STAIR W/ FULL LENGTH JOISTS TO DOUBLE 2x10 GIRDER FRAME LANDING AND L03 STAIR SUPPORT (T/ BEAM +/-1'-2" A.F.F.) B1 GIRDER B1ALIGN B1 W/ WALL ABOVE *EXIST. 2x10's @ 16" O.C.INFILL 2x10's @ 16" O.C. AT DEMOLISHED STAIR2x10's @ 16" O.C.TERRACE WALLS ABOVE H1 HEADER @ LEVEL 01 BELOW H3H3 1 1.5 2 2.5 3 3.5 4 ABCDB.5 H1 STAIR OPENING H3 HEADER 2 A 3.2 1 A 3.1 B113' - 4"3' - 10"2' - 4"6' - 0"6' - 0"6' - 2"14' - 5 1/4"7' - 7"7' - 7"18' - 9" RELOCATE OPENING WB2 BEAM BELOW H1 H1 HDR. EXISTING COLUMN E1 (V.I.F.) EXISTING COLUMN E1 (V.I.F.) COLUMN C/2 COLUMN B/2 COLUMN C/2.7 COLUMN B/2.7 COLUMN C/3 COLUMN C/1.5 COLUMN B.5/2.7 TRANSFER COLUMN B/1.5 FROM ABOVE COLUMN B/3 5"HEADER H3: (3) 2x6 CONTINUOUS TO CORNERS W/ (3) STUDS EA. END (2 JACK; 1 KING) (TYP @ NORTH WALL) H1 COLUMN B/4COLUMN C/4 B1 BEAM COLUMN B/1 NEW 2x10's @ 16" O.C. NEW 2x6 @ 16" O.C. BEARING WALL BELOW NEW 2x6 @ 16" O.C. BEARING WALL BELOW WIND BLOCKING @ FLOOR FRAMING (2 BAYS @ 4'-0", TYP EACH LEVEL)@ EXISTING WALL (CONT.)2x10 LEDGER PER DETAILSEXISTING 2x4 @ 16" O.C. BEARING WALL EXISTING 2x6 @ 16" O.C. BEARING WALL NEW PT 2x6 ROOF FRAMING @ 24" O.C. H1 S 1.3 17 S 1.3 17 H3H3 BEAM WB3: EXISTING (2) 2x10 W/ SISTERED LVL PER SCHEDULE S 1.3 17 ALL LEVEL 01 OPENINGS (BELOW) AT EXISTING EAST/WEST WALL REQUIRE WIND LOAD BRACING PER FIG. 17, S1.3 S 1.3 17 ALL LEVEL 01 OPENINGS (BELOW) AT EXISTING EAST/WEST WALL REQUIRE WIND LOAD BRACING PER FIG. 17, S1.3 3' - 7"COLUMN B.5/3 2.7 1 1.5 2 2.5 3 3.5 4 ABCDB.5 *EXIST. ROOF FRAMING (NOT SHOWN) EXISTING FRAMING (NOT SHOWN -SEE 2015 REEF BUILDER DRAWINGS)*EXIST. 2x8s @ 24" O.C.*EXIST. 2x8's @ 16" O.C.EXISTING 2x6 @ 16" O.C. BEARING WALL **EXIST. LVL**EXISTING LVL (VIF) **NOTE: EXISTING LVLs WERE INSTALLED DURING PRIOR ADDITION. THESE BEAMS WILL SUPPORT THE NEW DORMER. VERIFY SIZE AND LOCATION IN FIELD AND CONSULT WITH ARCHITECT.*EXIST. 2x8s @ 24" O.C.NEW 2x8s @ 16" O.C.COLUMN C/2 COLUMN B/2 COLUMN C/2.7 COLUMN B/2.7 STAIR OPENING NEW 2x10s @ 16" O.C. REMOVE EXISTING ROOF FRAMING AS REQUIRED FOR NEW DORMER +/- 5' - 0" (V.I.F.) EXISTING 2x4 @ 16" O.C. BEARING WALL EXISTING 2x4 @ 16" O.C. BEARING WALL 2 A 3.2 1 A 3.1 REMOVE EXISTING ROOF FRAMING AS REQUIRED FOR NEW DORMER LOAD BEARING WALL BLW.13' - 4"3' - 10"2' - 4"6' - 0"6' - 0"6' - 2"14' - 5 1/4"7' - 7"7' - 7"18' - 9"+/- 6' - 2"COLUMN C/3 COLUMN B/3 (BELOW) COLUMN C/1.5 COLUMN B/1.5 (UP ONLY, TRNSFR. BELOW) COLUMN B/1 (DOWN ONLY)*EXIST. RFTRS .2x8s RAFTERS @ 24" O.C. DORMERBEAM WB4 BELOWH1 H3 HEADER H3 H3 HEADER OVER DOOR (BELOW) SEE ROOF FRAMING PLAN FOR FRAMING AT STAIR WALL 1/2" PLYWOOD INSIDE FACE OF CHEEK WALLS (TYP AT ALL DORMERS) H1 SKYLIGHT OPENING H1H1 H1 NEW BEAM WB7DORMER BEAM WB6 WIND BLOCKING @ FLOOR FRAMING (2 BAYS @ 4'-0")10' - 0" (V.I.F.)10" (V.I.F.)NEW BEAM WB7WIND BLOCKING @ DORMER ROOF (2 BAYS EACH END @ 4'-0") WIND BLOCKING @ DORMER ROOF (2 BAYS EACH END @ 4'-0")**EXIST. LVL3' - 8"3' - 8" H3H3 REMOVE EXISTING ROOF FRAMING AS REQUIRED FOR NEW DORMER. 1/2" PLYWOOD INSIDE FACE OF CHEEK WALLS (TYP AT DORMERS)DORMER BEAM B7DORMER BEAM B7DORMER BEAM B6 +/- 5' - 0" (V.I.F.) **EXISTING LVL RIDGE BEAM (VIF)NEW 2x8s @ 16" O.C.COLUMN B.5/3 2.7 FRAMING LEGEND NEW BEAM (AT FLOOR BELOW) NEW BEAM (ABOVE) EXISTING BEAM (ABOVE) HEADERS H1 = (2) 2 x 6 W/ 1 JACK; 1 KING H2 = (2) 2 x 8 W/ 1 JACK; 1 KING H3 = (3) 2 x 6 W/ 1 JACK; 1 KING H4 = (3) 2 x 8 W/ 1 JACK; 1 KING WOOD BEAMS & GIRDERS WB1 = (2) 2 x 10 WB2 = (3) 1 3/4" x 11 /14" LVL WB3 = EXISTING (2) 2x10 W/ SISTERED 1 3/4" x 9 1/4" LVL WB4 = (3) 1 3/4" x 9 1/4" LVL WB5 = (2) 1 3/4" x 7 1/4" LVL WB6 = (2) 2x10 W/ LUS 28Z WB7 = (3) 2x8 WB8 = V.I.F. EXISTING DECK BEAM, LIFTED WITH HOUSE. MIN. (2) PRESSURE TREATED 2x10 OR (3) PRESSURE TREATED 2x8 COLUMNS (SEE COLUMN SCHEDULE S1.3) B/1= 4 x 4 POST B/1.5 & C/1.5 = 4 x 4 POST** B/2 & C/2 = 6 x 6 POST** B/2.7 & C/2.7 = 4 x 4 POST B/3 & C/3 = 4 x 4 POST B/4 & C/4 = 6 x 6 POST** **USE ECCQ COLUMN CAPS FOR BEAM TO COLUMN CONNECTIONS (TYP)1.5 2 2.5 3 BCB.5 NEW 2x8s @ 16" O.C. (TYP) 1 A 3.1 HEADER H3: (3) 2x6 CONTINUOUS TO CORNERS W/(3) STUDS EA. END (2 JACK; 1 KING) (TYP @ NORTH, SOUTH, & WEST WALLS) COLUMN B/3 COLUMN B/1.5 COLUMN C/2 (BELOW)COLUMN B/2 (BELOW) MIN. 6x6 KING POST (CONNECT ROOF & CEILING FRAMING)2x8 RAFTER2x6 CEILING JOIST (SEE SECTION)H3 HEADER (TYP) COLUMN C/1.5 2x8 RAFTER2x6 CEILING JOIST (SEE SECTION)2x8 RAFTER2x6 CEILING JOIST (SEE SECTION)2x8 RAFTER2x6 CEILING JOIST (SEE SECTION)COLUMN B/2.7COLUMN C/2.7 S 1.3 1 2 SKYLIGHT OPENING BEAM B5 COLUMN C/3 BEAM B5 BEAM B5BEAM B5 SEE STAIR WALL FRAMING ELEV. H3 H3H3H3H3 H3 H3 H3 H3 H3 H3 2.7 Project Number 8 8 W E S T ARCHITECTURE L L C 8 8 w e s t / 4 2 n o r t h c h i c a g o i l . 6 0 6 5 7 p : 1 . 3 1 2 . 5 0 5 . 7 4 5 3 h t t p : / / w w w . 8 8 w e s t . a r t 88 WEST ARCHITECTURE EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS FOR ANY DRAWINGS PRODUCED FOR THIS PROJECT. NO DRAWINGS ARE TO BE REPRODUCED, ALTERED OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING EXPRESSED WRITTEN PERMISSION AND CONSENT OF 88 WEST ARCHITECTURE. ANY PUBLISHED PHOTOGRAPHS OF THIS PROJECT SHOULD CREDIT 88 WEST ARCHITECTURE. NOTE: THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENT FROM THE ONE ORIGINALLY NOTED. OWNER AND ARCHITECT ASSUME NO RESPONSIBILITY FOR USE OF INCORRECT SCALED INFORMATION. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO PROCEEDING WITH CONSTRUCTION AND IMMEDIATELY NOTIFY ARCHITECT OF DISCREPANCIES OR CONFLICTS. © 2025 Reserved for Authority Having Jurisdiction S 1.2 SECOND & THIRD FLOOR & ROOF FRAMING PLANS 24-11 50 POWERS LANE RENOVATIONS, ADDITION AND FLOOD CONTROL WEST YARMOUTH, MA StrongTree Engineering Surveyor / Civil Engineers Marstons Mills, MA 774.559.3942 Michele Cudilo, PE Structural Engineer Centerville, MA 508.737.8521 1/4" = 1'-0"2 L02 - FRAMING PLAN 1/4" = 1'-0"3 Level 3 & L02 ROOF - FRAMING PLAN 0'2'4'16'8' 1/4" = 1'-0" 1/4" = 1'-0"1 L03 ROOF - FRAMING PLAN c. Laminated Veneer Lumber (cont.) 1. Deflection Criteria: L/480 Live Load, L/360 Total Load 2. Optional: Provide shop drawing submittal of engineered lumber systems for approval prior to materials purchasing. 5. Metal Connectors: As manufactured by Simpson Strong-Tie Co. shall be handled and installed per manufacturer requirements, with all nail holes filled, with the size nail as specified by mfgr. or herein. a. Rafter to Ridge Beam: Simpson LSSU-series, or Simpson Straps over top of plywood, spaced 16”o/c; Rafter to Ridge Plate: Collar ties min. 1x6@ 16”o/c at top or Simpson Straps over top of plywood spaced 16”o/c b. Rafter ends to top plate: Simpson H2.5A c. Band Joist: Simpson straps at 4’o/c: CS-14R-48”centered at band joist 6. Bolts: Bolts in wood framing shall be standard machine bolts unless noted otherwise. Bolt holes in wood shall be 1/32" larger than the bolt diameter. Bolt heads and nuts shall bear on standard malleable iron washers, or square plate washers. All nuts to be retightened at job completion. 7. Blocking: a. Blocking shall be solid blocking, 2x minimum, and full depth of member. b. Stud Walls: provide blocking at 8'-0" o/c, maximum height. Corners to be blocked at 48”o/c with plywood edge nailing to this blocking for the first 48”of these building corners. c. Nailing Schedule: Solid Blocking to Bearing 2-8d toenails ea. side Blocking Between Studs 2-lOd toenails ea. end, or 2-16d end-nails ea. end d. New Framing: Provide 2x blocking for 2 joist/rafter bays and spaced 48”o/c in joist and rafter plane at all edges; attach plywood edges to this blocking 8. Nailing Schedule: All nailing shall be in accordance with the WFCM Table 3.1 unless noted herein specifically. Multiple Studs, use 16d @ 12" staggered a. All nails shall be common wire nails. b. Sub-bore where; nails tend to split wood. 9. Headers less than 4'-0", use 2-2x6; all others per project drawings (min. sizes per MA Building Code) GENERAL NOTES AND MATERIAL SPECIFICATIONS (Residential IRC Construction): FOUNDATIONS 1. All workmanship to conform to the requirements of the Massachusetts State Building Code, 9th Edition. 2. For site location and grading information, see Site Plan, by others. 3. Assumed net allowable soil bearing capacity, q= 3000 psf, for a medium sand/gravel composition. If other soils are encountered, contact the Engineer of Record. 4. Concrete: Minimum 28 day strength, fc = 3000 psi, 3/4" aggregate, designed per American Concrete Institute Code, latest issue, max. slump = 4". a.) Anchor bolts ASTM A307 galvanized, min. 5/8" diameter, 12" long, w/ 2-1/2" hook spaced per Code Checklist, or in concrete piers w/ Simpson ABU-series base; SPACED 2’o/c for slab-on-grade construction (i.e. Garage, Basement, etc.). b.) All walls to have min. 2#4 top horizontal, 2”clear, to prevent shrinkage c.) All walls longer than 25’shall have vertical control joint with waterstopping between wall joint. FRAMING 1. All workmanship to conform to the requirements of the Massachusetts State Building Code, latest edition. 2. Structural Design Loads: Dead Loads: Actual Weight of Building Components Live Loads: Snow Load = 30 psf (plus drift) with applicable reduction Wind Load: Criteria used for 110 MPH Exposure B or C as noted per plans ATTIC Storage = 20 psf Living Floor = 40 psf Sleeping Floor = 30 psf Decks and Balconies = 40 psf 3. Structural Steel: (as required) a. ASTM A572 Grade 50; shop paint with rust inhibitive paint. Thru-Bolts: ASTM A307, 1/2” diameter; punched holes: 9/16”diameter. b. Welds: Shop weld cap and base plates to columns; shop weld bearing plates to beams; use E70xx electrodes. Alternatively, field weld by certified welders. c. Deflection Criteria: L/360 total load deflection. 4. Timber Framing: a. All new timber framing: Spruce-Pine-Fir No. 2 with Fb=1000psi, E=l,300,000 psi, or better. b. Pressure treated timber (P.T.): Southern Pine with Fb=1300 psi, E=l,600,000 psi, or better. c. Laminated Veneer Lumber: All L.V.L. shall be 1.9E L.V.L. with Fb=2925 psi, E=1,900 ksi, Fv= 285 psi, Fc_per =750 psi, Fc_par =3035 psi. Parallam (PSL): All PSL shall be min. 1.9E ES with Fb=2900 psi, E=1,900 ksi, Fv=285 psi, Fc_per=750 psi, Fc_par=2900 psi. Note that Microllam and Parallam may be used interchangeably. * EXISTING FRAMING IS SHOWN BASED ON INFORMATION AVAILABLE AT THE TIME OF PROJECT DOCUMENTATION. CONTRACTOR SHOULD VERIFY ALL CONDITION IN FIELD THAT ARE IMPACTED BY THE WORK AND REPORT ANY DISCREPANCIES TO ARCHITECT AND ENGINEER. NOTE: COORDINATE WITH ARCHITECTURAL PLANS FOR FINISHED DIMENSIONS. NOTE:NOTCHING AND BORING AT STRUCTURAL FLOOR MEMBERS SHOULD BE AVOIDED WHEN POSSIBLE. WHEN UNAVOIDABLE, NOTCHES SHALL NOT BE MORE THAN 1/6TH OF DEPTH OF MEMBER AND SHALL NOT BE LOCATED IN CENTER THIRD OF SPAN. NOTCHES ON THE ENDS OF JOISTS SHALL NOT EXCEED 1/4 OF JOIST DEPTH. BORING SHALL NOT EXCEED 1/3 THE DEPTH OF THE MEMBER AND SHALL BE PLACED MIN. 2" FROM EITHER TOP OR BOTTOM OF MEMBER. REFER TO CURRENT BUILDING CODE FOR ADDITIONAL INFORMATION. NOTIFY ARCHITET PRIOR TO ANY NOTCHING OR BORING OF JOISTS. No. Description Date 1 NOI - FOR REFERENCE 03/24/25 2 IN PROGRESS (50% CD) 05/05/25 3 PERMIT SET 06/02/25