HomeMy Public PortalAboutCPC Packet 082521Town of Brewster Community Preservation Committee
2198 Main St., Brewster, MA 02631
cpcmeeting@brewster-ma.gov
(508) 896-3701
MEETING AGENDA
August 25, 2021 at 4:00 PM (Remote Participation Only)
This meeting will be conducted by remote participation pursuant to Chapter 20 of the Acts of 2021. No in-person meeting attendance
will be permitted. If the Town is unable to live broadcast this meeting, a record of the proceedings will be provided on the Town website
as soon as possible.
The meeting may be viewed by: Live broadcast (Brewster Government TV Channel 18), Livestream (livestream.brewster-ma.gov),
or Video recording (tv.brewster-ma.gov).
Meetings may be joined by:
1.Phone: Call (929) 436-2866 or (301) 715-8592.Webinar ID: 837 7728 4808 Passcode: 326439
To request to speak: Press *9 and wait to be recognized.
2.Zoom Webinar: https://us02web.zoom.us/j/83777284808?pwd=NjB3WldRTGRxb0l0WXhIS1J0Y1NOQT09
Passcode: 326439
To request to speak: Tap Zoom “Raise Hand” button or type “Chat” comment with your name and address, then wait to be
recognized.
Community
Preservation
Committee
Faythe Ellis
Chair
Sharon Marotti
Vice Chair
Elizabeth Taylor
Clerk
Roland Bassett Jr.
Barbara Burgo
Bruce Evans
Peggy Jablonski
Sarah Robinson
Paul Ruchinskas
CPC Assistant
Beth Devine
1.Call to Order
2.Declaration of a Quorum
3.Meeting Participation Statement
4.Discussion and possible vote on recommendations for financial awards, conditions,
liaisons for the following funding requests:
a.Town Administration’s request for $25,000 to fund an updated Housing
Production Plan
b.Latham Center’s request for $150,000 to fund construction of a residential
building with apartments for participants in their Smart Start in Adult Living
Program.
5.Approval of Minutes from 7/28/21 and 8/11/21
6.Update on 5 Year CPA plan project
7.Other Project Updates
8.Announcements
9.Items the Chair could not anticipate
10.Next meeting: 9/8/21 and 9/22/21 at 4 PM
11.Motion to adjourn
Date Posted: Date Revised:
8/23/21
Community Preservation Committee: FY22 Forecast as of 8/5/2021
1,739,140.61$
1,084,450.00$
162,668.00$ 1,247,118.00$
2,986,258.61
50%10%10%
Undesignated
Fund Balance
Open Space Housing Historical
$ 678,947.78 $ 120,804.53 $ 527,670.09 $ - $ 611,454.96
$ 623,559.00 $ 124,712.00 $ 124,712.00 $ 311,779.00 $ 1,247,118.00
$ 1,302,506.78 $ 245,516.53 $ 652,382.09 $ 311,779.00 $ 1,858,572.96
Open Space Housing Historical
$ (53,100.00)
$ (101,600.00)
$ (48,983.00)
(62,356.00)$
(185,000.00)
(245,516.53) (113,079.47)
(125,000.00)
($1,184,762.00)
$ (203,683.00) $ (245,516.53) $ (125,000.00) $ (185,000.00) $(1,360,197.47)
$ 1,098,823.78 $ - $ 527,382.09 $ 126,779.00 $ 498,375.49
Total net available from all accounts 1,752,984.87$
Adj Balance
(2) State Match revenue is projected at 15%, which is the total which was listed in the Spring TM Warrant.
[3] Administrative expenses are limited by law to 5% of the total CPC budget and include primarily payroll costs, legal and other professional expenses, the annual $3,500
Coalition dues.
H - Rental Assistance - $150,000
H - Habitat - Red Top Road - 105000
H - Latham $150,000
FY22 Estimated Unreserved Fund Balance as of 08/5/2021 with
Adjustments
REMAINING OPEN SPACE GRANT FUNDS (4)
[1] Balance forwarded estimated from prior year includes all unallocated funds, including unspent amounts from projects and budgeted administrative and professional
Adjustment for reserve setasides
Fall TM submitted
HI - Crosby Mansion repairs - $73,400
H -Updated Housing Production Plan - $25,000
H - CC5 Orleans - $100,000
H -Housing Coordinator - $51096
BBJ Property Bond #1
BBJ Property Bond #2
Bates Property Bond
Administration Expense [3]
Spring TM approved
Rec -Brewster Dog Park
H -Dennis Veterans Home - $52,500
HI - Mill Pond Wall
FY-22 obligations as of 04/23/2021
FY-21 Estimated total balance forwarded [1]:
FY-22 Estimated local tax revenue:
FY-22 Estimated State contribution [2]:
Total FY-22 Estimated funds available:
Budgeted Reserved for
CPA
FY-21 Actual Unreserved Fund Balance
FY-22 Estimated revenue
FY-22 Estimated Funds available
"30%" BONDS
Fall 2021 TM Legal Opinions - CPC
From: Shirin Everett <SEverett@k-plaw.com>
Sent: Friday, July 30, 2021 4:35 PM
To: Faythe Ellis <faythe.ellis@outlook.com>
Cc: Peter Lombardi <plombardi@brewster-ma.gov>; Jonathan Silverstein <JSilverstein@k-plaw.com>;
Beth Devine <bdevine@brewster-ma.gov>; 'Sharon Marotti' <sharonmarotti@gmail.com>
Subject: BREW: Request for Legal Opinions regarding CPA eligibility (for Peter's initial review)
Hello Faythe,
Please see my response below on the eligibility of the projects listed below for funding under the
CPA. Please let me know if you have any questions or would like to discuss any of the matters.
Thanks.
Shirin Everett, Esq.
KP |LAW
101 Arch Street, 12th Floor
Boston, MA 02110
O: (617) 654 1731
F: (617) 654 1735
severett@k-plaw.com
www.k-plaw.com
The applications can be accessed via this link: http://records.brewster-
ma.gov/weblink/0/edoc/157537/Fall%202021%20CPC%20Applications%20Packet%20071421%201.pdf
1.Crosby Mansion Restoration and Preservation Project (P. 77): The Crosby Property
Committee/Town of Brewster are requesting $73,400 in historic funds for critical repairs to
windows, chimneys, walls, etc. of this historic mansion. The state owns the mansion and leases
it to the town which is responsible for rehab and ongoing maintenance.
As you are aware, CPA funds may be used to acquire, preserve, and rehabilitate historic
resources. The application materials submitted by the Crosby Property Committee and the Town
note that that the Crosby property and the Crosby Mansion are listed in the state’s Register of
Historic Places and Landscapes. CPA funds are being sought to repair the windows, roof and the
chimneys of the Mansion, whose deteriorated condition that allowed water to penetrate into and
cause damage to a building that is significant in the history of the Town and has architectural
significance. The funds will be used to repair the damage and to protect the building from future
harm by the elements. You have informed me that the state owns the Corby Property, but the
Town leases it from the state and is responsible for its maintenance.
The CPA allows funds to be used for the acquisition, preservation, and rehabilitation of historic
resources, but not for ordinary maintenance. “Preservation” is defined as work designed to
protect historic resources from injury or harm, and “rehabilitation” is defined as the making of
capital improvements or extraordinary repairs to real property that make the historic resource
functional for its intended purpose (“capital repairs”, in turn, is defined as making repairs or
improvements that are permanent in nature and appreciably adds to the useful life of the
property). In my opinion, since the work to be funded by the CPA will protect this historic and
historical building from injury and harm from the elements and makes permanent improvements
to the Mansion, the project constitutes the preservation and rehabilitation of a historic resource
and is eligible for funding under the CPA, provided that the work is done in accordance with the
Secretary of the Interior’s standards on historic rehabilitation. Since the property is owned by the
state, it is my opinion that the Town is not required to impose a historic preservation restriction on
the property (though the Town may ask the Commonwealth if it is willing to do so).
The CPA provides that real property interests acquired by the Town should be protected for a
minimum period of 30 years. Although the Town is not acquiring a restriction I note that the
Town’s lease of the property will terminate in 2028, and, since the Town has the right to extend
the lease for a 10-year term, the Town will have control of and can ensure that the unique historic
features of the Mansion will be protected for the next 17 years. Although not required, the Town
could consider asking the Commonwealth the right to extend the lease for 13 years (rather than
10), as the Town will thereby have control of the property for a 30 year term. It is also possible
that the property is already protected by a long-term historic preservation restriction, which, it is
lasts for another 30 years, may make the issue of extending the lease term moot.
2.Orleans Cape Cod Five Project is a request by developer Pennrose LLC for $100,000 of Brewster
CPA housing funds for the refurbishment of existing buildings and construction of new buildings
in Orleans into 62 family rental units including 52 affordable units and 10 middle income
workforce units. The application begins on page 4. I am mindful of prior regional projects
about the Brewster AHR requirements. I noted that under Item 3 CPA Goals, the applicant
states “as part of the sites proposal for State and Federal Funding the units will be deed
restricted for at least 40 years.”
As you are aware, the CPA permits funds to be used for the acquisition, creation, preservation,
and support of community housing, and for the rehabilitation of community housing only if such
housing was originally acquired or created using CPA funds. “Acquisition” includes the purchase
of land and/or interest in land, and the term “support” is defined in the CPA to include “but not be
limited to, programs that provide grants, loans, rental assistance, security deposits, interest-
rate write downs or other forms of assistance…to an entity that owns, operates or manages
such housing, for the purpose of making housing affordable.” “Rehabilitation” means the
making of capital or extraordinary repairs and/or improvements to real property. Finally,
“community housing” is defined in the CPA as housing for low and moderate income units. I note
that Pennrose LLC proposes to purchase the Cape Cod Five Cents Bank property in Orleans (the
“Property”), rehabilitate the existing bank building thereon, construct a new addition to the
building, and construct two new townhouses, which will result in the creation of 52 units of low
income housing and 10 units of moderate/workforce housing (the “Project”). Pennrose states that
the Project is intended to be restricted for a term of 40 years.
In my opinion, the Project is eligible for funding under the CPA as the Town will use CPA monies
to “support” the Project, that is, it will provide funds to an entity that will own the Property and/or
operate community housing, which Town funds, in addition to other funds, will make the Project
economically feasible and affordable to its occupants. In order to protect against claims that the
Town is providing public funds to a private party without public benefit, it is my opinion that the
Town should also acquire an affordable housing restriction on the Property, preserving its use for
low and moderate income housing. Any real property interest acquired with CPA funds must be
protected for a minimum period of 30 years. Since the restriction is proposed for a minimum term
of 40 years, the restriction would comply with the CPA’s requirements.
Note that DOR has advised that where rehabilitation is otherwise prohibited (because the
property was not acquired using CPA funds), rehabilitation cannot be permitted under the rubric
of other permitted uses – such as support, acquisition, or other permitted uses. For that reason, if
Pennrose expends CPA monies to purchase the Property, Penrose may use CPA funds also to
rehabilitate the existing bank building, as the Property will have been acquired using CPA funds,
in part. If other funds are used to purchase the Property, the CPA funds may be used to construct
the new construction and the townhouses, but not to rehabilitate the existing building. The grant
agreement that the Town enters into with Penrose can contain these conditions.
3.Housing Production Plan: The Town Administrator and Housing Office are requesting $25,000 in
housing funds for the Brewster Housing Production Plan update. The current plan expires on
June 29, 2022. Application begins on page 14.
In my opinion, the Town may use CPA funds to update its Housing Production Plan (the “Plan”),
as the purpose of the Plan is to create and support community housing. Specifically, the
application states that in updating the Plan, the Town will analyze the affordable housing needs of
the Town, conduct community outreach, prepare possible solutions to increasing the availability
of affordable housing in the Town, and detail implementation strategies. I note that many other
municipalities have used CPA funds for this purpose.
4.SSAL: Latham Centers Inc. is requesting $150,000 for the development of 7 affordable studio
apartments and a 1 bedroom apartment for live-in staff as part of its Strong Start in Adult Living
program. The property is located in Brewster. Application begins on page 46 with additional
information beginning on page 36.
The application submitted by Latham Centers states that it seeks CPA funds to develop 7 studio
apartments on its property at 1439 Main Street for occupancy by low-income individuals with
disabilities as part of its Strong Start in Adult Living (SSAL) Program (the “Project”). The Program
provides educational, social, mental, and/or physical support to young adults with disabilities,
including providing housing in the 7-unit group home for young adults with low incomes, to
prepare them to enter the workforce and live independently.
As mentioned previously, the Town may expend CPA funds to acquire, create, preserve and
support community housing, and to rehabilitate community housing acquired or created using
CPA funds. In my opinion, the Town may use CPA funds for the Project as it constitutes the
support of community housing, provided that it enters into a grant agreement with Latham
Centers, providing that the CPA funds may be used solely for the construction of the 7 studio
apartments (and not the other Project improvements). It is my recommendation that Town obtain
an affordable housing restriction on the property (for a term of at least 30 years) to ensure that
the studios are occupied by persons who have incomes not exceeding 80% of the area median
income and satisfy Anti-Aid Amendment concerns.
As always, thank you for your assistance. Please feel free to contact me or Beth Devine if you have
questions.
Faythe
Fiscal Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037
Revenue
Transitional Apartment Program Revenue $1,005,018 $1,030,143 $1,045,596 $1,061,280 $1,077,199 $1,093,357 $1,109,757 $1,126,403 $1,143,299 $1,170,449 $1,188,006 $1,208,826 $1,229,958 $1,252,408 $1,282,456
Miscellaneous Program Revenue $5,000 $5,125 $5,225 $5,325 $5,425 $5,525 $5,625 $5,725 $5,825 $5,925 $6,025 $2,000 $2,000 $2,000 $2,000
Total Revenue $1,010,018 $1,030,143 $1,045,596 $1,061,280 $1,077,199 $1,093,357 $1,109,757 $1,126,403 $1,143,299 $1,170,449 $1,188,006 $1,208,826 $1,229,958 $1,252,408 $1,282,456
Expenses
Program Staff $590,381 $602,189 $611,221 $620,390 $629,696 $645,438 $661,574 $674,805 $688,302 $705,509 $723,147 $741,225 $759,756 $778,750 $798,219
Program Expenses $213,451 $217,720 $219,897 $222,096 $224,317 $226,560 $228,826 $231,114 $233,425 $235,760 $238,117 $240,498 $242,903 $245,332 $247,786
Administration $103,653 $105,726 $106,783 $107,851 $108,930 $110,019 $111,119 $112,230 $113,353 $114,486 $115,631 $116,787 $117,955 $119,135 $120,326
Gas $2,500 $2,575 $2,652 $2,732 $2,814 $2,898 $2,985 $3,075 $3,167 $3,262 $3,360 $3,461 $3,564 $3,671 $3,781
Electric $3,000 $3,090 $3,183 $3,278 $3,377 $3,478 $3,582 $3,690 $3,800 $3,914 $4,032 $4,153 $4,277 $4,406 $4,538
Water $500 $510 $520 $531 $541 $552 $563 $574 $586 $598 $609 $622 $634 $647 $660
Septic Pumping $0 $300 $0 $0 $300 $0 $0 $300 $0 $0 $300 $0 $0 $300
Insurance/liabilty and property $4,500 $4,590 $4,682 $4,775 $4,871 $4,968 $5,068 $5,169 $5,272 $5,378 $5,485 $5,595 $5,707 $5,821 $5,938
Operations/Maintenance $1,500 $1,530 $1,561 $1,592 $1,624 $1,656 $1,689 $1,723 $1,757 $1,793 $1,828 $1,865 $1,902 $1,940 $1,979
Building Repairs $0 $0 $750 $765 $780 $796 $812 $828 $845 $862 $879 $896 $914 $933 $951
Snow removal/Trash Removal $750 $765 $773 $780 $788 $796 $804 $812 $820 $828 $837 $845 $853 $862 $871
Landscape Maint $1,500 $1,530 $1,561 $1,592 $1,624 $1,656 $1,689 $1,723 $1,757 $1,793 $1,828 $1,865 $1,902 $1,940 $1,979
Capital Improvements Reserve $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500
interior Painting $0 $0 $0 $0 $5,000 $0 $0 $0 $0 $5,000 $0 $0 $0 $0 $5,000
Maintenance Reserve $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000
Mortgage 2,000,000 @3.5%@ 40 years $85,920 $85,920 $85,920 $85,920 $85,920 $85,920 $85,920 $85,920 $85,920 $85,920 $85,920 $85,920 $85,920 $85,920 $85,920
Total Expenses $1,011,155 $1,029,645 $1,043,303 $1,055,802 $1,073,781 $1,088,538 $1,108,131 $1,125,164 $1,142,805 $1,168,602 $1,185,174 $1,207,533 $1,229,790 $1,252,858 $1,281,747
Net Income/Loss ($1,137)$499 $2,293 $5,477 $3,418 $4,819 $1,626 $1,240 $495 $1,847 $2,832 $1,293 $168 ($450)$708
Project Reserve ($1,137)($638)$1,655 $7,132 $10,550 $15,369 $16,994 $18,234 $18,729 $20,576 $23,408 $24,700 $24,869 $24,419 $25,127
20 Year Pro Forma Dennis Project
Latham Centers, Inc. - Transitional Apartmnes Program
1
2038 2039 2040 2041 2042 2043 2044
$1,301,693 $1,326,218 $1,351,111 $1,376,378 $1,402,024 $1,435,054 $1,463,580
$2,000 $2,000 $2,000 $2,000 $2,000 $2,000 $2,000
$1,301,693 $1,326,218 $1,351,111 $1,376,378 $1,402,024 $1,435,054 $1,463,580
$818,174 $838,629 $859,594 $881,084 $903,111 $925,689 $948,831
$250,264 $252,766 $255,294 $257,847 $260,425 $263,030 $265,660
$121,529 $122,745 $123,972 $125,212 $126,464 $127,729 $129,006
$3,895 $4,012 $4,132 $4,256 $4,384 $4,515 $4,651
$4,674 $4,814 $4,959 $5,107 $5,261 $5,418 $5,581
$673 $686 $700 $714 $728 $743 $758
$0 $0 $300 $0 $0 $300 $300
$6,056 $6,178 $6,301 $6,427 $6,556 $6,687 $6,820
$2,019 $2,059 $2,100 $2,142 $2,185 $2,229 $2,273
$970 $990 $1,009 $1,030 $1,050 $1,071 $1,093
$879 $888 $897 $906 $915 $924 $933
$2,019 $2,059 $2,100 $2,142 $2,185 $2,229 $2,273
$2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500
$0 $0 $0 $0 $0 $5,000 $5,000
$1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000
$85,920 $85,920 $85,920 $85,920 $85,920 $85,920 $85,920
$1,300,572 $1,325,245 $1,350,779 $1,376,288 $1,402,684 $1,434,984 $1,462,600
$1,120 $973 $332 $90 ($661)$70 $980
$26,247 $27,219 $27,551 $27,641 $26,980 $27,051 $28,030
2
SHEET NO.JOB NO.SUBJECT:SCALE:DRAWN BY:DATE:THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON,
ARCHITECTS INC., AND, THE DESIGN
AND/OR DRAWINGS MAY NOT BE USED IN
WHOLE OR IN PART FOR ANY USE OTHER
THAN FOR THE ORIGINAL PROJECT FOR
WHICH THE DESIGN AND/OR DRAWINGS
WERE PREPARED, WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED BY
ANY BUILDING DEPARTMENT, UNLESS
THIS DOCUMENT BEARS THE ORIGINAL
SEAL AND SIGNATURE OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON
ARCHITECTS INC.PROJECT:ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
146 COMMERICAL ST
PROVINCETOWN
MASSACHUSETTS 05657
BREWSTER, MA180803/30/2021BB
COVER SHEET
CS-1 COVER SHEET
EXISTING
EX-1.0 EXISTING FIRST FLOOR PLAN
EX-2.0 EXISTING SECOND FLOOR
EX-3.0 EXISTING EXTERIOR ELEVATIONS
DEMO
D-1.0 FIRST FLOOR DEMOLITION PLAN
D-2.0 DEMO SECOND FLOOR PLAN
ARCHITECTURAL
A-1.0 FIRST FLOOR PLAN
A-1.1 FIRST FLOOR DIMENSIONAL PLAN
A-1.2 FIRST FLOOR FINISH PLAN
A-1.3 FIRST FLOOR REFLECTED CEILING PLAN
A-1.4 FIRST FLOOR LIFE SAFETY
A-2.0 SECOND FLOOR PLAN
A-2.1 SECOND FLOOR DIMENISON PLAN
A-2.2 SECOND FLOOR FINISH PLAN
A-2.3 SECOND FLOOR REFLECTED CEILING PLAN
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS
A-4.1 EXTERIOR ELEVATIONS
A-4.2 ENLARGED SE ELEVATION DETAILS
A-4.3 ENLARGED EXTERIOR ELEVATIONS
A-5.0 BUILDING SECTIONS
A-5.1 BUILDING SECTIONS
A-5.2 BUILDING SECTIONS
A-6.0 WALL SECTIONS
A-6.1 WALL SECTIONS
A-6.2 WALL SECTIONS
A-6.3 WALL SECTIONS
A-7.0 PARTITION TYPES & DETAILS
A-8.0 BATHROOM DETAILS
A-9.0 INTERIOR ELEVATIONS
A-10.0 STAIR @ RAMP DETAILS
A-11.0 DOOR AND WINDOW SCHEDULE
A-12.0 MILLWORK DETAILS
A-13.0 ROOM FINISH SCHEDULE
Date: March 30th, 2021 Project #1808-A
Jurisdiction:
Town of Brewster, Massachusetts
Building Location:
1646 Main St, Brewster, MA
Applicable Codes (w/ amendments per the State of Massachusetts):
The Massachusetts Building Code, 9th Edition, including but not limited to 780 CMR
The International Building Code, 2015
The International Energy Conservation Code, 2018
Commonwealth of MA Gas & Plumbing Code 248 CMR
MA Architectural Access Board, 521 CMR
MA Fire Code 527 CMR
Project Description:
Renovation of the existing two-story building formerly as a fire museum, The existing buildingwill be
renovated for new recreational and fitness areas, auditorium, classrooms, with supporting office
areas, restrooms and locker rooms. A new sprinkler system will be provided as required per IBC
in accordance with 903.3.1.1
Gross Areas:
Existing First Floor: 5,200 SF (gross) outside to outside face of foundation
New Additions includes:
Fire Musuem Atrium: 352 SF (gross) - NEW
Elevator / Elevator Machine Room: 118 SF (gross) NEW
Total First Floor (including additions) = 5,470 SF (gross)
Second Floor: 5,120 (net)which includes all slab floor area to inside face of existing
concrete wall. (This area does not include the floor openings for stair, the open below fire museum
atrium and elevator shaft openings).
Use Group Classification(s):
-Gymnasium, Fitness/Wellness and Auditorium A-3 – Assembly
(4,249 SF gross 1st FL - 4650 SF net 2nd FL)
-Office Areas (Accessory areas) B - Business
(137 SF gross 1st FL - 275 SF gross 2nd FL)
-Classroom, Computer classroom, B - Business
Vocational Shop, & Sensory
(958 SF gross !st FL - (Accessory area) 120 SF gross 2nd FL)
Type of Construction:
Type 2B - Unprotected, non-combustible construction. Existing concrete exterior walls with
interior metal stud infill. Existing floors are 12" concrete plank w/ 4" top concrete top slab.
Existing roof members are pre-engineered wood trusses w/ existing 4" rigid insulation. New 4"
rigid insulation adhered inside, between trusses.
Atrium (Per Section 404):
The new fire museum entrance lobby meets the definition of an atrium per IBC Section 404.1.1.
Automatic Sprinkler Protection: The building is equipped throughout with an automatic sprinkler
system per 903.3.1.1 as required by IBC Section 404.3
Smoke Control: A smoke control system is not required for atriums which only connect two stories
per the exception to IBC Section 404.5
Height and Area:
Building Area: (Per IBC Table 506.2)
Tabular Building Area per floor for Use A-3 (Type 2B Construction) (NS) = 9,500 SF
Tabular Building Area per floor for Use A-3 (Type 2B Construction) (SM) = 28,500 SF
Allowable Increase for Frontage (Based on 100% open perimeter): 150%
Allowable Increase for Sprinkler: 200%
Area Calculations (per IBC Section 506.2.4)
Formula: Aa = [At + (NS x If)
Aa = Allowable Building Area
At = Tabular Building area factor (NS, S13R or SM as applicable)
NS = Tabular allowable area factor in accordance with Table 506.2 for non sprinkleredd bldg.
(regardless of whether the building is sprinkled)
If = Increase for Frontage (per IBC 506.3)
Building Height (The vertical distance from grade plane to the average height of the highest
roof surface [IBC 502.1]):
Tabular Building Height per floor for Use A-3 (Type 2B Construction, sprinklered = 3 stories, 75’ max.
Per tables 504.3 & 504.4
The proposed Building is two stories and approx. 24’ from the average grade plane to the average roof
surface. (Complies) (Note: Building is 29’ to the highest roof surface, and Brewster Zoning max allowable
height is 30')
Mixed Use and Occupancy
The building will be considered non-separated mixed occupancies (A-3 & B per IBC 508.3). The more
restrictive use (A-3) was used for Area Calculations.
-Office Area (Use B) of 128 SF on the first floor is an accessory occupancy to the main occupancy
group (A-3). The First Floor area is 5,344 SF. Office Area (Use B) of 263 SF on the second floor is an
accessory occupancy to the main occupancy group (A-3). The Second Floor area is 5,045 SF.
Therefore, the accessory occupancy does not exceed 10% of the area of the story in which it is
located per IBC 508.2.3
Occupant Loads:(per NFPA Life Safety Chart 7.3.1.2 or IBC Table 1004.1.1 as noted)
First Floor
Office Areas: 128 s.f. / 100 s.f. gross per person = 2 occupants
Auditorium/backstage/ 1533 s.f. / 7 s.f. net per person = 219 occupants
dressing room
Platform 352 s.f. / 15 net per person = 24 occupants
Meeting room: 429 s.f. / 15 s.f. net per person = 29 occupants
Woodshop/Kiln room: 322 s.f. / 50 s.f. net per person = 7 occupants
Computer Room: 207 s.f. / 15 s.f. gross per person= 14 occupants
SUBTOTAL First Floor = 295 occupants
Second Floor
Office Areas: 263 s.f. / 100 s.f. gross per person = 3 occupants
Gymnasium: 2,233 s.f. / 5 s.f. net per person = 447 occupants
Sensory Room: 120 s.f. / 15 s.f. net per person = 8 occupants
Fitness/Wellness Area: 927 s.f. / 50 s.f. net per person = 19 occupants
Locker Rooms 840 s.f. / 50 s.f. gross per person = 17 occupants
SUBTOTAL Second Floor = 494 occupants
TOTAL= 789 occupants
Means of Egress:
Per IBC 1005.3 Capacity Factors: Egress width (inch/occupant) level
components and ramps = .2”. Egress width for stairs = .3” for stairs over 44” wide
Note:Single 36” door provides 34” clear. Double 36” doors provides 70” clear.
Fire Rated Assemblies:
Fire separation assembly shall be constructed as a Fire Barrier in Accordance with IBC Section 707.
1 hr rated vertical Fire Barrier separating the Elevator Shaft from each floor. (Per IBC 713.4)
1 hr rated vertical Fire Barriers separating the Platform and Back Stage (Per IBC 410.5.1).
1 hr rated vertical Fire Barriers separating the Kiln Room to adjacent spaces (Per IBC table 509).
1 hr rated vertical Fire Barriers seperating the Atrium from each floor. ( Per IBC 404.6)
Note: Corridors are not required to be rated per IBC Table 1020.1 for an Assembly Use with sprinkler
system.
Allowable opening area no more than 45%. Per IBC Table 705.8. (Complies)
Multi-Level Buildings & Facilities:
An accessible route (elevator) is provided per 521 CMR 28.1
Water Closets & Lavatories (Per Commonwealth of MA Gas&Plumbing Code 248 CMR):
First and Second Floor (Assembly):
408 People divided by 2 = 204 males, 204 females.
Male Water Closets: 204 Males: 1 per 100 = 2 fixtures
(2 Water Closets and 2 urinal provided). (Complies)
Female Water Closets: 204 Females: 1 per 50 = 4 fixtures required
(4 Water Closets provided). (Complies)
Lavatories: 204 Males, 204 Females: 1 per 200 = 2 lavatories
(3 Male and 3 Female lavatories provided). (Complies)
Drinking Fountains: 1/1000 required actual provided: 4 Drinkings fountains (Complies)
Service Sink: 1 Service Sink required, 1 provided ea floor for Use-E (Complies)
Energy Code Compliance: See ComCheck report under separate cover
First Floor (A-3 Use Occupant load = 295)
Occupant load for Auditorium floor area were figured as 50% of the total occupant load shall have
means of egress provided without passing through adjacent fixed seating areas. Per 12.2.5.3
Level Components (Exit Doors) & Ramps: 282 people x .2” per person = 56.4”
Actual provided = Two sets of double 36” doors (140” total) (Complies).
12.2.3.6 Main Entrance/Exit:
Main Entrance/Exit shall be of a width that accommodates one-half of the total occupant load.
295 people divided by 2 = 148 people x .2”= 29.6”required at main entrance
Actual provided at main entrance: 70” (Complies)
12.2.4 Number of Exits: Two Exits minimum required from first floor per IBC Table 1006.3.1
(Less than 500 people) (Complies)
Actual Provided: Two (2) exits from First Floor (Complies).
12.2.5 Arrangement of Means of Egress: Dead End corridor = 20’ Max. (Complies).
Common Path of Travel = 20' Max. (over 50 occupants) (Complies).
12.2.6 Travel Distance to Exits: 250’ Max. (Sprinklered) (Complies).
1002.2 Corridor Width: 44" minimum for all egress passageways. (Complies)
First Floor (Auditorium & accessory spaces only - Occupant load 243)
12.2.3 Capacity of Means of Egress:
Level Components (Exist Doors) & Ramps: 224 people x .2" per person = 44.8"
Actual provided from auditorium = One sets of double 36" doors (70" total) (Complies)
12.2.3.6 Main Entrance/Exit:
Main Entrance/Exit shall be of a width that accommodates one-half of the total occupant load.
243 people divided by 2 = 122 people x .2” = 24.4” required at main entrance
Actual provided at main entrance: 70” (Complies)
12.2.4 Number of Exits: Two Exits minimum required from first floor per IBC Table 1006.3.1
(Less than 500 people) (Complies)
Second Floor (Occupant load = 494)
Occupant load for Gymansium (Area floor) area were figured as 50% of the total occupant load shall
have means of egress provided without passing through adjacent fixed seating areas. Per 12.2.5.3
12.2.3 Capacity of Means of Egress:
Lockers Rooms were excluded as a non-concurrent use.
Level Components (Exit Doors) & Ramps: 494 people x .2” per person = 98.8”
Actual provided =One single 36" door & one set of double 36” doors = (104” total) (Complies).
12.2.3.6 Main Entrance/Exit:
Main Entrance/Exit shall be of a width that accommodates one-half of the total occupant load.
494 people divided by 2 = 249 people x .2” = 49.4” required at main entrance
Actual provided at main entrance/exit: 70” (Complies)
In this case, most people will use the central convenience stair as the "main entrance" to the second
floor, which is not allowed to be a part of the means of egress due to openess.
Note: Main Entrance/Exit shall be at the level of exit discharge or shall connect to a stairway or ramp
leading to a street. (Complies)
12.2.4 Number of Exits: Two Exits minimum required from second floor per NFPA Section
7.4.1.2 (Less than 500 people)
Actual Provided: two (2) exits from Second Floor (Complies).
12.2.5 Arrangement of Means of Egress: Dead End corridor = 20’ Max. (Complies).
Common Path of Travel = 20’ Max. (over 50 occupants) (Complies).
12.2.6 Travel Distance to Exits: 250’ Max. (Complies).
Second Floor (Gynamsium only - Occupant load 447)
12.2.3 Capacity of Means of Egress:
Level Components (Exist Doors) & Ramps: 447 people x .2" per person = 89.4"
Actual provided from auditorium = One set of double 36" doors (104" total) (Complies)
12.2.3.6 Main Entrance/Exit:
Main Entrance/Exit shall be of a width that accommodates one-half of the total occupant load.
447 people divided by 2 = 224 people x .2” = 44.8” required at main entrance
Actual provided at main entrance/exit: 70” (Complies)
12.2.4 Number of Exits: Two Exits minimum required from gymnasium per IBC Table 1006.3.1
(Less than 500 people) (Complies)
Stairway capacity:
New stair min. width of 44” can support up to 2000 occupants per Section 7.2.2.2.1.2(B)
Actual Provided: (1) – 44” stairways (44” clear total) (Complies)
Frontage Increase: (Per Section 506.3)
Formula: If = [F/P - .25]W/30
If = Area increase due to frontage (%)
F = Building perimeter which fronts on a public way or open space not less than 20' width
P = Perimeter of Building
W = Width of public way or open space (feet)
Project Frontage Calculation:
P = 332'
F = 332'
If = [332/332 - 0.25]29.8/30 = .745 ~ (75%)
Allowable Increase for Frontage: 75%
Allowable Increase for Sprinkler: 200%
Area Modifications: (per section 506)
For A-3 Use (more restrictive than B) of Type 2B Construction, the tabular area value for sprinklered
building (SM) = 28,500 SF
Aa = 28,500 [9,500 x .75] = 35,625 SF (per story)
Actual floor area First Floor : 5,344 SF (Complies)
Actual floor area Second Floor: 5,045 SF (Complies)
REV. NODESCRIPTION OF REV.REV.DATE
REF.UP
EXISTING BEAM ABOVE
8'-9 1/2" @ B.O.H.42'-0"42'-0"
(F.F.E. + 1'-7")
(F.F.E. + 0'-0")
CURVED SOFFIT
ABOVE
1'-0" 7'-11 1/2"14'-9 1/8"9'-4"7'-11 1/2" 1'-0"
UP
(F.F.E. + 1'-5" )
CUVRED SOFFIT
ABOVE
UP
UP
W.C.
(F.F.E. + 1'-5")NEW ADDITION28'-7"6'-0 1/2"6'-4 1/2"8'-0"6'-8 1/2"4'-8"19'-3"4'-8"6'-8 1/2"5'-9"14'-8"20'-8"20'-4"20'-5"42'-0"NEW ADDITION
11'-4"4'-0"20'-5"SOUND/
LIGHTING
BOOTH
(F.F.E. @ 6")
COUNTER &
MIRROR
1
A-5.1
1
A-5.1
1
A-5.0
1
A-5.0
2
A-5.0
2
A-5.0
3
A-5.0
3
A-5.0
2
A-5.1
2
A-5.1
3
A-5.1
3
A-5.1
3
A-5.2
3
A-5.2
2
A-6.0
1
A-6.0 3
A-6.0
1
A-6.1
3
A-6.1
3
A-6.2 1
A-6.3
4
A-5.2
4
A-5.2
RECEPTION
102
ELEC.
ROOM
104
MAIN
LOBBY
106
ELEVATOR
107
MECHANICAL
ROOM
108
OFFICE 1
103
HISTORY
FIRE
MUSEUM
101
MEETING
ROOM
115
BACKSTAGE
STORAGE
113
DRESSING
ROOM
114
PLATFORM
112-B
AUDITORIUM
112
STAIRCASE
109
2'-4"14'-4"12'-5"8'-0"MECHANICAL/
STORAGE
ROOM
110
MAIN
CORRIDOR
111
WOMENS
RESTROOM
117
MENS
RESTROOM
116
COMPUTER
LAB
118
WOODSHOP
119
113
119
117
112111
110
108
109
120
118
ETR-A
ETR-B
ETR-B
ETR-B
1 2 3 43.8 6
4'-2 9/16"3"11'-1"4"3'-8"16'-8"42'-0"20'-4"
A
B B
C C
D
B.8
B.2
B.3
B.6
B.4
B.56'-8 1/2"3"8'-4"6"6"9'-5"6"6"8'-4"3"6'-8 1/2"A.5
A-8.0
1
107
KITCHENETTE
112-C
I.T. RM
122
102
20'-5"116
117
STORAGE
105
A-12.0
2
A-12.0
1
A-7.0
1
2
2
2
6 6 6
6
6
6
6
6
6
6
6
6
7
1 1
3
1
1
1
1
1
1
1
1
1
1 1
1
1
1
1
1
1
1
1
1
1
1
1
5
SLOPED WALL
@ RAMP
1
5
SOUND BOOTH
WALLS @ 3'-6"
1
8
1
8
JAN.
SINK
1
A-5.2
KILN
ROOM
120
104
54.9
B.21
B.3.5
B.5.5
B.5.6
4'-2 1/2"
3.9
A-10.0
1A-9.02
A-9.01SPRINKLER RISER
105
114115
RETAINING WALL DESIGNED & LOCATION BY
CIVIL ENGINEER/LANDSCAPE ARCHITECT.
COORDINATE WITH GENERAL CONTRACTOR
RETAINING WALL & RAMP DESIGN/LOCATION BY
CIVIL ENGINEER/LANDSCAPE ARCHITECT.
COORDINATE WITH GENERAL CONTRACTOR
(F.F.E. + 0'-0" )1:12 SLOPE1:12 SLOPERAMP
LANDING
(F.F.E. @ 0'-9")
RAMP LANDING
1: 12 SLOPE RAMP
120
101
PROVIDE DRAINAGE
AT LANDING OF RAMP
UP2A-4.01A-4.01A-4.12A-4.1SHEET NO.JOB NO.SUBJECT:SCALE:DRAWN BY:DATE:THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON,
ARCHITECTS INC., AND, THE DESIGN
AND/OR DRAWINGS MAY NOT BE USED IN
WHOLE OR IN PART FOR ANY USE OTHER
THAN FOR THE ORIGINAL PROJECT FOR
WHICH THE DESIGN AND/OR DRAWINGS
WERE PREPARED, WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED BY
ANY BUILDING DEPARTMENT, UNLESS
THIS DOCUMENT BEARS THE ORIGINAL
SEAL AND SIGNATURE OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON
ARCHITECTS INC.PROJECT:ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
146 COMMERICAL ST
PROVINCETOWN
MASSACHUSETTS 05657
1/4" = 1'-0"BREWSTER, MA180804/02/2020BBREV. NODESCRIPTION OF REV.REV.DATEN
E
S
W
DN
DW
REMOVE EXISTING
WINDOW & INFILL
W/ CONCRETE
REMOVE EXISTING
WINDOWS
OPEN EQUIPMENT STORAGEFIT 3 MULTI-GYM
BENCHES
W.C.
HISTORY FIRE
MUSEUM BELOW
27'-7"3'-0"3'-6"22'-1"20'-5"20'-8"20'-5"42'-0"20'-5"20'-4"42'-0"
NEW ADDITION
16'-8" 3'-8"
4"
11'-1"
3"
4'-2 1/2"
7'-0"24'-0 1/8"4'-0"12 CUBBIES
(2 ROWS OF SIX)
1
A-5.1
1
A-5.1
1
A-5.0
1
A-5.0
2
A-5.0
2
A-5.0
3
A-5.0
3
A-5.0
2
A-5.1
2
A-5.1
3
A-5.1
3
A-5.1
3
A-5.2
3
A-5.2
2
A-6.0
1
A-6.0 3
A-6.0
ACT CEILING CEILING
LINE ABOVE
1
A-6.1
3
A-6.1
40'-8"
4'-10"3'-8"4'-1"3'-8"4'-1"8"20'-4"20'-4"6'-8 1/2"8'-3"5'-4 1/2"8"6'-7 1/2"8'-5"5'-4 1/2"8"8"5'-10"11'-4"6'-4 3/4"9'-6 1/4"7'-7"8"6'-0"8'-4 1/2"5'-4 1/2"8"5'-1"11'-1"3'-10" 8"3'-0 1/2"3'-8"3'-7"3'-8"4'-8"3'-8"4'-10"8"9'-3"11'-3"10'-11"9'-3"8"
3
A-6.2
1
A-6.3
4
A-5.2
4
A-5.2
MEN'S
LOCKER
RM
208
WOMENS
LOCKER
ROOM
207
UPPER
LOBBY
201
SENSORY
ROOM
202
OFFICE 3
203
OFFICE 2
204
FITNESS
ROOM
205
GYMNASIUM
COURT
206-C
WALKING
TRACK
206-B
GYMNASIUM
206
REMOVE EXISTING
WINDOW & ADD NEW
ELEVATOR DOOR 3'-8"3'-0 1/2"8"3'-7"3'-8"4'-8"3'-8"4'-10"REMOVE EXISTING
WINDOW & INFILL
REMOVE EXISTING
WINDOW & INFILL
REMOVE EXISTING
WINDOW & INFILL
REMOVE EXISTING
DOOR & ADD NEW WINDOW
PLUMBING
CHASE
201
205206
207
209
ETR-C
ETR-B
ETR-C
ETR-B
ETR-B
ETR-B
ETR-B
ETR-B
ETR-B
ETR-B ETR-B
ETR-B
ETR-B
ETR-B ETR-B NEW ADDITION28'-7"1 2 3 43.8 6
A A
B B
C
D
B.8
B.2
B.3
B.6
B.4
B.53"8'-4"6"6"9'-5"6"6"8'-4"3"6'-8 1/2"A.512'-5"NEW ADDITION8'-0"6'-8 1/2"BENCH
208
A-8.0
6
REMOVE EXISTING
WINDOW & INFILL
1
A-5.2
54.9
B.21
B.5.5
B.5.6
3.9
1
1
1
1
1
1
1
3
1
3
1
1
1
1
6
6
6
6 6
6
5
1
1
6
1
1
6
1
6
9
16"
F
204
203
202
1
RAMP GRADE TO BE DETERMINED BY
CIVIL ENGINEER & LANDSCAPE
ARCHITECT & COORDINATED WITH
GENERAL CONTRACTOR
ETR-B
SHEET NO.JOB NO.SUBJECT:SCALE:DRAWN BY:DATE:THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON,
ARCHITECTS INC., AND, THE DESIGN
AND/OR DRAWINGS MAY NOT BE USED IN
WHOLE OR IN PART FOR ANY USE OTHER
THAN FOR THE ORIGINAL PROJECT FOR
WHICH THE DESIGN AND/OR DRAWINGS
WERE PREPARED, WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED BY
ANY BUILDING DEPARTMENT, UNLESS
THIS DOCUMENT BEARS THE ORIGINAL
SEAL AND SIGNATURE OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON
ARCHITECTS INC.PROJECT:ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
146 COMMERICAL ST
PROVINCETOWN
MASSACHUSETTS 05657
1/4" = 1'-0"BREWSTER, MA180804/02/2020BBREV. NODESCRIPTION OF REV.REV.DATEN
E
S
W
FIRST FLOOR
0"
SECOND FLOOR
11' -0"
EXIST. FIRST FLOOR
LANDING
2' -0"
T.O. CONCRETE
18' -10"
1
A-5.0
1
A-5.0
2
A-5.0
2
A-5.0
3
A-5.0
3
A-5.0
ELEVATOR T.O. WALL
22' -11"
T.O TOWER WALL
24' -4"
ABCDB.8 B.2B.3B.6 B.4B.5 A.5
ETR-BETR-B ETR-B
ETR-B
T.O. RADIANT 2ND FL
11' -1 1/2"
T.O. RADIANT 1ST FL
4"
B.21B.3.5B.5.5B.5.6
NEW 1ST FLOOR UPPER
LEVEL
1' -7"
T.O. CMU ELEV.
18' -8"
CEMENT BOARD HORIZONTAL
LAP SIDING
COLOR LIGHT MIST
MANUFACTURER, HARDIEPLANK 4"
HORIZONTAL SIDING SELECT
CEDARMILL LAP SIDING
CEMENT BOARD SHINGLE
STYLE SIDING
COLOR LIGHT MIST MANUFACTURER, HARDIEPLANK 5"
SHINGLE STYLE STRAIGHT EDGE PANEL
AZEK TRIM BOARD COLOR - WHITE
AZEK WINDOW TRIM BOARD COLOR - WHITE
COLOR TO MATCH BENJAMIN MOORE
BRILLANT WHITE OR EQUAL
ASPHALT SHINGLES EXISTING TO REMAIN
ASPHALT SHINGLES MATCH TO EXISTING SEE ROOF PLAN
EXPOSED CONCRETE COLOR - SHAKER GRAY COLOR TO MATCH AZEK TRIM BENJAMIN
MOORE SHAKER GRAY OR EQUAL
NEW VINYL WINDOWS COLOR - WHITE ANDERSEN 400 SERIES (OR EQUAL)
W/ GRILLES BETWEEN GLASS (GBG)
4" FLAT TRIM
(SEE DETAILS IN WINDOW SCHEDULE)
EXISTING WINDOW FRAME
WINDOWS COLOR - PAINTED
WHITE FRAME
SEE WINDOW SCHEDULE - EXISTING TO
REMAIN - PAINT FRAMES WHITE
INSULATED HOLLOW METAL
PANEL DOOR W/ GALVANIZED
HOLLOW METAL FRAMES
PAINTED WHITE TRIM COLOR MATCH TO AZEK WHITE TRIM
SEE ROOF PLAN
NEW WOOD EXTERIOR DOORS COLOR - PREFINISHED
WHITE
ANDERSEN DOORS OR EQUAL
(SEE DOOR SCHEDULE)
GALVANIZED METAL RAIL COLOR - PAINTED
BLACK
COLOR MATCH TO BENJAMIN MOORE
BLACK OR EQUAL
CLOCK CLOCK TO BE DETERMINED
COPPER ROOFING COPPER ROOF AT CUPOLA
CONCRETE
RETAINING WALL DESIGNED BY CIVIL ENGINEER
COLOR TO MATCH BENJAMIN MOORE
BRILLANT WHITE OR EQUAL
FIRST FLOOR
0"
FIRST FLOOR
0"
SECOND FLOOR
11' -0"
SECOND FLOOR
11' -0"
EXIST. FIRST FLOOR
LANDING
2' -0"
T.O. CONCRETE
18' -10"
T.O. CONCRETE
18' -10"
1
A-5.1
1
A-5.1
2
A-5.1
2
A-5.1
3
A-5.1
3
A-5.1
3
A-5.2
3
A-5.2
ELEVATOR T.O. WALL
22' -11"
4
A-5.2
4
A-5.2
12343.86
A-4.2
2
A-4.2
3
ETR-B
ETR-CETR-C
ETR-B
119
ETR-B
ETR-B
ETR-A
T.O. RADIANT 2ND FL
11' -1 1/2"
T.O. RADIANT 1ST FL
4"
T.O. RADIANT 1ST FL
4"
5 4.9 3.9
NEW 1ST FLOOR UPPER
LEVEL
1' -7"
T.O. CMU ELEV.
18' -8"
SHEET NO.JOB NO.SUBJECT:SCALE:DRAWN BY:DATE:THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON,
ARCHITECTS INC., AND, THE DESIGN
AND/OR DRAWINGS MAY NOT BE USED IN
WHOLE OR IN PART FOR ANY USE OTHER
THAN FOR THE ORIGINAL PROJECT FOR
WHICH THE DESIGN AND/OR DRAWINGS
WERE PREPARED, WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED BY
ANY BUILDING DEPARTMENT, UNLESS
THIS DOCUMENT BEARS THE ORIGINAL
SEAL AND SIGNATURE OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON
ARCHITECTS INC.PROJECT:ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
146 COMMERICAL ST
PROVINCETOWN
MASSACHUSETTS 05657
1/4" = 1'-0"BREWSTER, MA180804/02/2020BB
1/4" = 1'-0"A-4.0
1
1/4" = 1'-0"A-4.0
2 REV. NODESCRIPTION OF REV.REV.DATE
SECOND FLOOR
11' -0"
T.O. CONCRETE
18' -10"
ETR-BETR-B ETR-B ETR-B
CEMENT BOARD HORIZONTAL
LAP SIDING
COLOR LIGHT MIST
MANUFACTURER, HARDIEPLANK 4"
HORIZONTAL SIDING SELECT
CEDARMILL LAP SIDING
CEMENT BOARD SHINGLE
STYLE SIDING
COLOR LIGHT MIST MANUFACTURER, HARDIEPLANK 5"
SHINGLE STYLE STRAIGHT EDGE PANEL
AZEK TRIM BOARD COLOR - WHITE
AZEK WINDOW TRIM BOARD COLOR - WHITE
COLOR TO MATCH BENJAMIN MOORE
BRILLANT WHITE OR EQUAL
ASPHALT SHINGLES EXISTING TO REMAIN
ASPHALT SHINGLES MATCH TO EXISTING SEE ROOF PLAN
EXPOSED CONCRETE COLOR - SHAKER GRAY COLOR TO MATCH AZEK TRIM BENJAMIN
MOORE SHAKER GRAY OR EQUAL
NEW VINYL WINDOWS COLOR - WHITE ANDERSEN 400 SERIES (OR EQUAL)
W/ GRILLES BETWEEN GLASS (GBG)
4" FLAT TRIM
(SEE DETAILS IN WINDOW SCHEDULE)
EXISTING WINDOW FRAME
WINDOWS
COLOR - PAINTED
WHITE FRAME
SEE WINDOW SCHEDULE - EXISTING TO
REMAIN - PAINT FRAMES WHITE
INSULATED HOLLOW METAL
PANEL DOOR W/ GALVANIZED
HOLLOW METAL FRAMES
PAINTED WHITE TRIM COLOR MATCH TO AZEK WHITE TRIM
SEE ROOF PLAN
NEW WOOD EXTERIOR DOORS COLOR - PREFINISHED
WHITE
ANDERSEN DOORS OR EQUAL
(SEE DOOR SCHEDULE)
GALVANIZED METAL RAIL COLOR - PAINTED
BLACK
COLOR MATCH TO BENJAMIN MOORE
BLACK OR EQUAL
CLOCK CLOCK TO BE DETERMINED
COPPER ROOFING COPPER ROOF AT CUPOLA
CONCRETE
RETAINING WALL DESIGNED BY CIVIL ENGINEER
COLOR TO MATCH BENJAMIN MOORE
BRILLANT WHITE OR EQUAL
FIRST FLOOR
0"
SECOND FLOOR
11' -0"
T.O. CONCRETE
18' -10"
T.O TOWER WALL
24' -4"
NEW 1ST FLOOR UPPER
LEVEL
1' -7"
ETR-B ETR-B ETR-B
201
ETR-B ETR-B
GRADE PLAN TO T.O. ROOF24'-5"GRADE PLANE TO T.O. CUPOLA30'-5"27'-5"
SHEET NO.JOB NO.SUBJECT:SCALE:DRAWN BY:DATE:THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON,
ARCHITECTS INC., AND, THE DESIGN
AND/OR DRAWINGS MAY NOT BE USED IN
WHOLE OR IN PART FOR ANY USE OTHER
THAN FOR THE ORIGINAL PROJECT FOR
WHICH THE DESIGN AND/OR DRAWINGS
WERE PREPARED, WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED BY
ANY BUILDING DEPARTMENT, UNLESS
THIS DOCUMENT BEARS THE ORIGINAL
SEAL AND SIGNATURE OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON
ARCHITECTS INC.PROJECT:ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
146 COMMERICAL ST
PROVINCETOWN
MASSACHUSETTS 05657
1/4" = 1'-0"BREWSTER, MA180804/02/2020BB
1/4" = 1'-0"A-4.1
1
1/4" = 1'-0"A-4.1
2 REV. NODESCRIPTION OF REV.REV.DATE
SHEET NO.JOB NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE
HAMILTON, ARCHITECTS INC., AND, THE
DESIGN AND/OR DRAWINGS MAY NOT
BE USED IN WHOLE OR IN PART FOR
ANY USE OTHER THAN FOR THE
ORIGINAL PROJECT FOR WHICH THE
DESIGN AND/OR DRAWINGS WERE
PREPARED, WITHOUT THE EXPRESSED
WRITTEN PERMISSION OF THE
ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED
BY ANY BUILDING DEPARTMENT,
UNLESS THIS DOCUMENT BEARS THE
ORIGINAL SEAL AND SIGNATURE OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS INC.1/8" = 1'-0"180803/29/2021BBBREWSTER, MA
ARCHITECTURAL
A-1.0 FIRST FLOOR PLAN
A-1.1 FIRST FLOOR DIMENSION PLAN
A-1.2 FIRST FLOOR FINISH PLAN
A-1.3 REFLECTED CEILING PLAN
A-2.0 SECOND FLOOR PLAN
A-2.1 LIFE SAFETY FIRST & SECOND FLOOR PLAN
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS
A-4.1 EXTERIOR ELEVATIONS
A-4.2 ENLARGED EXTERIOR ELEVATIONS
A-4.3 ENLARGED EXTERIOR ELEVATIONS
A-4.4 COLORED ELEVATIONS
A-4.5 COLORED ELEVATIONS
A-5.0 BUILDING SECTIONS
A-5.1 BUILDING SECTIONS
A-5.2 BUILDING SECTIONS
A-5.3 BUILDING SECTIONS
A-6.0 WALL SECTIONS
A-6.1 WALL SECTIONS
A-6.2 OVERALL STUDENT HOUSING / MEETING HOUSE
A-6.4 WINDOW SCHEDULE
A-7.0 BATHROOM DETAIL & MILLWORK
A-8.0 INTERIOR ELEVATIONS
A-9.0 DOOR AND WINDOW SCHEDULE
A-10.0 FINISH SCHEDULE
CS-1 COVER SHEET
Date: March 29th, 2020
Jurisdiction:
Town of Brewster, Massachusetts
Building Location:
1646 Main St, Brewster, MAssachusetts
Applicable Codes (w/ amendments per the state of Massachusetts)
The Massachusetts Building Code, 9th Edition, including but not limited to 780 CMR
The International Building Code, 2015
The International Energy Conservation Code, 2018
Commonwealth of MA Gas & Plumbing Code 248 CMR
MA Architectural Access Board, 521 CMR
MA Fire Code 527 CMR
Project Description:
Renovation of the existing two-story building formerly as Meeting House Offices. The
existing building will be renovated with new interior finishes as well as have new
additions, including; A Womens Restroom, and Interior Exit Stair.
There will also be a Two-Story addition to the Existing Building which will include 8
Apartments, Common Area, Student Lounge & Laundry Room.
Use Group Classifications:
IBC 303.1.1 & 304.1 - Office Areas (and Accessory areas) B - Business
IBC 310.4 - Residential Apartments R-2
Gross Areas:
Existing Basement: 1,736 SF (gross - outside to outside of foundation)
New Addition:
-Interior Enclosed Exit Stair: 134 SF
SUBTOTAL = 1,870 SF
Existing First Floor: 2,070 SF (Gross - including two porch roof overhangs)
New Additions:
-Interior Enclosed Exit Stair: 134 SF
-Womens Restroom: 153 SF
-Two-Story Residential Apartment Building: 2,783 SF
SUBTOTAL = 5,140 SF (Footprint)
New Second Floor: 772 SF (Gross)
New Addition:
-Residential Apartment Building
TOTAL (All Existing and New Additions) = 10,010 Gross Floor Area
Type of Construction:
Type 5B - Unprotected, wood framed construction. Existing 2x4 wood stud exterior
walls with batt insulation filled cavity. Existing floors are 8" concrete hollow planks with
4" concrete top slab. Existing roof members are pre-engineered wood trusses with
batt insulation in ceiling. New Addition to be Type 5B Construction.
Height and Area:
Building Area (Per IBC Table 506.2)
Tabular Building Area per floor for use R-2 (Type 5B Construction) (SR13) = 7,000 SF
Tabular Building Area per floor for use B (Type 5B Construction) (SM) = 27,000 SF
Allowable increase for frontage (Based on 100% open perimeter) = 61%
Allowable increase for Sprinkler = 200%
Height and Area: Non-Separated Occupancies per IBC 508.3
Area Calculations (Per IBC Table 506.2.4)
Formula: Aa = [At + (NS x If)]
Aa = Allowable Building Area
At = Tabular Building Area factor (NS, S13R, SM as applicable)
NS = Tabular allowable area factor in accordance with Table 506.2.7 for non-sprinklered
building (regardless if building is sprinkled)
If = Increase for Frontage (per IBC 506.3)
Frontage Increase: (Per IBC Section 506.3)
Formula: If = [F/P - .25] W/30
If = Area increase due to frontage (%)
F = Building Perimeter which fronts on a public way open
P = Perimeter of Building
W = Width of public way or open space
Project Frontage Calculation:
P = 195 ft
F = 169 ft
If = [169/195 - .25] 30/30 = .61
Allowable increase for Frontage = 61%
Area Modifications: (per Section 506)
For - B Use (Type 5B Construction), the tabular area value for sprinklered building
(S1) = 7,000 SF
- R-1 Use (Type 5B Construction), the tabular area value for sprinklered building
(S-R13) = 7,000 SF (SM) - 21,000 SF
Aa = 7000 + [7000 x .61] = 11,270 SF (per story)
Actual Floor Area First Floor = 5,140 SF (Complies)
Actual Floor Area Second Floor = 3,000 SF (Complies)
Building Height: (Vertical distance from grade plane to average height of the
highest roof surface [IBC 502.1])
Per IBC Tables 504.3 & 504.4:
Tabular Building Height per floor for Use B (Type 5B Construction), sprinkled (S1).
= 3 stories, 60 ft Max
Tabular Building Height per floor for Use R-2 (Type 5B Construction), sprinkled(S-R13).
= 3 stories, 60 ft Max
The proposed building is two stories + Approx. 25 ft from average grade plane
to average roof surface (Complies)
(Note: Proposed new addition is 30 ft to the highest roof surface; and Brewster
towing max allowable height is 30 ft).
Occupant Loads: (Per IBC 1004.1.1 as noted)
Basement:
- Storage/Mechanical: 1712 s.f. / 300 s.f. gross per person = 6 occupants
First Floor:
-Offices: 930 s.f. / 100 s.f. gross per person = 9 occupants
-Common Area 448 s.f. / 15 s.f. gross per person = 30 occupants
-Apartments: 1,200 s.f. / 200 s.f. gross per person = 6 occupants
-Student Lounge: 238 s.f. / 15 s.f gross per person = 16 occupants
Second Floor:
-Apartments: 3,000 s.f. / 200 gross per person = 15 occupants
TOTAL = 82 occupants
Egress:
Per IBC 1005.31 & 1005.3.2: Egress width (inch/occupant) level components and
ramps = .2"; Egress width (inch/occupant) width for stairs = .3"
First Floor Existing Building & New Apartment Addition:
Per IBC 1006 Means of Egress
A single means of egress is permitted for the following per IBC 1006.2.1
(B-Business): 49 Occupants and 100 ft travel distance (Complies)
Actual Provided: Existing Office Building- One exit door (36" single door) and one
double door exit (72" double door)
New Apartment Addition - One exit foor (36" single door) and one double door exit
(72" double door)
Note: All Single 36" doors are 34" clear, and all 72" double doors are 70" clear
Second Floor - New Apartments Addition:
Per IBC Table 1006.3.1 - occupant load 1-500 occupants, two exits or exit access,
Actual Provided (2) 44" Stairways (Complies).
Accessible Means of Egress:
Per MA 521 CMR: Not less than one accessible means of egress shall be provided.
IBC Section 1009 - Where more than one means of egress is required by section
1006.2 from any accessible space, shall be served by two accessible means.
-Exception #1 - Accessible means of egress are not required to be provided for
an Existing Building.
Actual Provided: one accessible means at Existing Meeting House Office and one at
New Administration Office Addition (Complies)
Exit Access Travel Distance:
Travel distance within the exit access of the means of egress shall not exceed 200 ft
(without sprinkler) (Complies)
Interior Enclosed Exit Stair:
Interior exit stairways shall terminate at an exit discharge or public way per IBC
1023.3 (Complies).
Interior Exit Stair Fire Assemblies:
A Fire separation assembly shall be constructed as a Fire Barrier, provided between
the existing meeting house office building and new enclosed interior stair addition.
There shall be a fire resistance rating not less than 1 hour when connecting less than
four stories, per IBC 1023 (Complies).
Interior exit stair openings shall have a fire barrier of 1Hr min, 1 hr fire rated doors
and 100 sq inch door vision panel. Per IBC table 716.2
Fire window exterior shall be min 3/4 hr fire assemblies with 1 HR rated exterior wall
assembly. Per IBC 716.6
Ducts & Transfer Openings shall be per section 717
Fire Rated Assemblies:
Dwelling Unit Floor/Ceiling - 420.3 -711.2.4.3 = 1 Hr, Exception = 1/2 Hr. w/ Sprinkler
Dwelling Unit Walls - 420.2 -708.3 = 1 Hr, Exception #2 = 1/2 Hr. w/ Sprinkler
Occupany B & R-2 - 508.4 = 1 Hr, Exception = 1/2 Hr. w/ Sprinkler
There shall be a fire resistance rating of 1 Hr at Exterior Wall of Apartment addition.
Exterior Wall - 602 = 0 Hr (Type 5B, 10 < x < 30 use R & B)
Stairway Shafts
Laundry Room - 509 = 1 Hr or Auto Sprinklers
705.5 Fire-resistance ratings:
The (required) fire-resistance rating of exterior walls with a fire separation less
than 10 ft shall be rated for exposure to from from both sides. (Not required, but
will be constructed - type 5B )
705.6 Structural stability
Structural elements that brace the exterior wall but are located outside the exterior
wall or within the plane of the exterior wall shall have 1 hr fire-resistance rating (per
IBC table 602. with a separation distance less than 10 ft.
Floor draftstopping:
1/2" GWB at bottom of trusses per 717.3.1
Attic draftstopping: Subdivide attic into less than 3,000 s.f. per 717.4.3 and 717.3.1
Plumbing Fixtures:
Minimum Facilities for Building Occu pancy: (Per CMR 248 10.10 - Table 1)
Use B - Business : Office Building
Toilets = 1 per 20 female occupants
1 per 25 male occupants
Note: CMR 248 10:10 (i-3) : Unisex toilets facilities may be allowed if they meet the
requirments of 248 CMR 10.10(18)(m) - Variance is not required if the fixtures in an
existing or proposed men's and women's toilet facility and the fixtures in a unisex
handicapped toilet facility meet the minimum fixture requirment of 248 CMR Table 1.
(Complies)
Urinals = 33% (Complies)
Lavatories: 1 per 50 occupants of each male and female restrooms (Complies)
Drinking fountains:
CMR 248 Table 1 - Minimum 1 per floor
(complies)
Actual Provided:
Existing Meeting House Office Building First Floor:
Men's Restroom - 1 toilet, 2 urinals, 1 lavatory
Drinking Fountain - 1 (Existing to remain)
New Women's Restroom Addition (At Existing Meeting House Office Building) -
3 toilets (including 1 handicapped toilet) and 2 lavatories
New Apartment Building First Floor:
Laundry Room - 1 Mop Sink
Aparment Unit (3) = 1 toilet, 1 lavatory, Kitchen Sink
New Apartment Building Second Floor:
Aparment Unit (5) = 1 toilet, 1 lavatory, Kitchen Sink
REV. NODESCRIPTION OF REV.REV.DATE
DN
DN
DN
DN
UP
UP
1 1
2 2
5
4.3
4.1
A B C D
E
F
G
3
4
2'-0"31'-10"3'-1"
36'-11"20'-11"27'-3 1/2"48'-2 1/2"20'-11"42'-10 3/4"63'-9 3/4"36'
-4"10 '-7 1 /2 "2 8 '-1 "3 8 '-8 1/2 "120.00°1
A-4.5
2
A -4 .5
COVERED ROOF
SEE ELEVATIONS
1
CS-1 4'-0"6'-0"1'-6"3'-0" 3'-0"
1
0'-0"31
'
-
1
0
1
/4"
4 '-0 "4'-0"1A -4 .11
A-4.0
2
A-4.1
HARDSCAPE (SEE LANDSCAPE
ARCHITECT/CIVIL DWGS)
SEE CIVIL DRAWINGS FOR
HARDSCAPE PLANS
AMPHITHEATER PLANS
BY CIVIL ENGINEER &
LANDSCAPE ARCHITECT
SEE CIVIL DRAWINGS
FOR HARDSCAPE PLANS
EXISTING
MEETING HOUSE
1
5'-6"
1
2'
-
1
0 3/4"
w/h
w/h W/D
HIGH
WINDOW
HIGH WINDOW5'
-0"
24'-6 3/4"
4'-6"
w/h
SPRINKLER
RISER
ELECTRICAL
PANEL
TV
JANITORS SINK
HIGH
WINDOW
HIGH
WINDOW
HIGH
WINDOW
HIGH
WINDOW
STACKABLE
WASHER/DRYER
SHEET NO.JOB NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE
HAMILTON, ARCHITECTS INC., AND, THE
DESIGN AND/OR DRAWINGS MAY NOT
BE USED IN WHOLE OR IN PART FOR
ANY USE OTHER THAN FOR THE
ORIGINAL PROJECT FOR WHICH THE
DESIGN AND/OR DRAWINGS WERE
PREPARED, WITHOUT THE EXPRESSED
WRITTEN PERMISSION OF THE
ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED
BY ANY BUILDING DEPARTMENT,
UNLESS THIS DOCUMENT BEARS THE
ORIGINAL SEAL AND SIGNATURE OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS INC.3/16" = 1'-0"180802/24/2021BBBREWSTER, MA
3/16" = 1'-0"A-1.0
1
FIRST FLOOR = 2940 SQ. FT.
SECOND FLOOR = 2980 SQ FT.
TOTAL = 5,820 SQ FT
REV. NODESCRIPTION OF REV.REV.DATE
DN
DN
36'-11"
1 1
2 2
5
4.3
4.1
A D
E
F
G
3
420'-11"42'-10 3/4"1
A-4.4
1
A-4.5
2
A -4 .5
1
CS-1
MEETING HOUSE COVERED
EXTERIOR ROOF
1
A -4 .1
1
A-4.0
2
A-4.0
2
A-4.1
7:12 SLOPE
w/h
w/h
w/h
w/h
w/h
36'-4"
1 0 '-7 1 /2 "2 8 '-1"3'-1"6'
-
1
0"
SHEET NO.JOB NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE
HAMILTON, ARCHITECTS INC., AND, THE
DESIGN AND/OR DRAWINGS MAY NOT
BE USED IN WHOLE OR IN PART FOR
ANY USE OTHER THAN FOR THE
ORIGINAL PROJECT FOR WHICH THE
DESIGN AND/OR DRAWINGS WERE
PREPARED, WITHOUT THE EXPRESSED
WRITTEN PERMISSION OF THE
ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED
BY ANY BUILDING DEPARTMENT,
UNLESS THIS DOCUMENT BEARS THE
ORIGINAL SEAL AND SIGNATURE OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS INC.3/16" = 1'-0"180802/24/2021BBBREWSTER, MA
3/16" = 1'-0"A-2.0
2 REV. NODESCRIPTION OF REV.REV.DATE
FIRST FLOOR
0"
FIRST FLOOR
0"
2ND FLOOR
10' -2"
T.O. ROOF
28' -8 1/2"
T.O. CUPOLA
34' -11"
AMPITHEATER WALL
MATERIAL GRANITE STONE STYLE
(TO BE DETERMINED BY OWNER)
SLIDING BARN
WOOD DOORS -
PAINTED WHITEGRADE PLANE TO T.O. ROOF29'-8 1/2"GRADE PLANE TO T.O. CUPOLA35'-11"2ND FL T.O. WALL
19' -3"
GRADING SHALL BE DETERMINED
BY CIVIL ENGINEER
CEILING
9' -0"
CEILING
9' -0"
2ND FLOOR
10' -2"
T.O. ROOF
28' -8 1/2"
T.O. CUPOLA
34' -11"CEMENT BOARD HORIZONTAL
LAP SIDING
COLOR EVENING BLUE
MANUFACTURER, HARDIEPLANK 4"
HORIZONTAL SIDING SELECT
CEDARMILL LAP SIDING
CEMENT BOARD SHINGLE
STYLE SIDING
COLOR EVENING BLUE MANUFACTURER, HARDIEPLANK 5"
SHINGLE STYLE STRAIGHT EDGE PANEL
AZEK TRIM BOARD COLOR - WHITE
COLOR TO MATCH BENJAMIN MOORE
BRILLANT WHITE OR EQUAL
ASPHALT SHINGLES EXISTING TO REMAIN
ASPHALT SHINGLES MATCH TO EXISTING SEE ROOF PLAN
EXPOSED CONCRETE COLOR - SHAKER GRAY COLOR TO MATCH AZEK TRIM BENJAMIN
MOORE SHAKER GRAY OR EQUAL
VINYL WINDOWS
(DOUBLE PANE)
WHITE CASING SEE WINDOW FRAME
INSULATED HOLLOW METAL
DOOR W/ GALVANIZED H.M.
FRAMES
PAINTED WHITE TRIM COLOR MATCH TO AZEK WHITE TRIM
SEE ROOF PLAN
ALUMINUM & GLASS
STOREFRONT ENTRY DOORS
CLEAR ANODIZED ALUM.SEE DOOR SCHEDULE
GALVANIZED METAL RAIL COLOR - PAINTED BLACK
COLOR MATCH TO BENJAMIN MOORE
BLACK OR EQUAL
EXTERIOR
COVERED ROOF
COPPER ROOFING NATURAL COPPER LOCATED AT ALL CUPOLA ROOF
FINAL GRADING TO BE
DETERMINED BY CIVIL
ENGINEER
2ND FL T.O. WALL
19' -3"
D
GG
CEILING
9' -0"
SHEET NO.JOB NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE
HAMILTON, ARCHITECTS INC., AND, THE
DESIGN AND/OR DRAWINGS MAY NOT
BE USED IN WHOLE OR IN PART FOR
ANY USE OTHER THAN FOR THE
ORIGINAL PROJECT FOR WHICH THE
DESIGN AND/OR DRAWINGS WERE
PREPARED, WITHOUT THE EXPRESSED
WRITTEN PERMISSION OF THE
ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED
BY ANY BUILDING DEPARTMENT,
UNLESS THIS DOCUMENT BEARS THE
ORIGINAL SEAL AND SIGNATURE OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS INC.1/4" = 1'-0"180802/22/2021BBBREWSTER, MA
1/4" = 1'-0"A-4.0
1
1/4" = 1'-0"A-4.0
2 REV. NODESCRIPTION OF REV.REV.DATE
FIRST FLOOR
0"
2ND FLOOR
10' -2"
T.O. ROOF
28' -8 1/2"
T.O. CUPOLA
34' -11"
2ND FL T.O. WALL
19' -3"
F
CEILING
9' -0"
FIRST FLOOR
0"
T.O. WALL
7' -6"
BASEMENT
-8' -6"
C
T.O. WALL STAIR
ADDITION
8' -8 1/4"
FIRST FLOOR
0"
2ND FLOOR
10' -2"
2ND FLOOR
10' -2"
T.O. ROOF
28' -8 1/2"
T.O. CUPOLA
34' -11"
EXISTING MEETING
HOUSE (SEE SEPARATE
ELEVATIONS)
2ND FL T.O. WALL
19' -3"
AMPHITHEARER DESIGNED BY LANDSCAPE
ARCHITECT & COORDINATE W/ CIVIL DWGS
CEILING
9' -0"
FIRST FLOOR
0"
SHEET NO.JOB NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE
HAMILTON, ARCHITECTS INC., AND, THE
DESIGN AND/OR DRAWINGS MAY NOT
BE USED IN WHOLE OR IN PART FOR
ANY USE OTHER THAN FOR THE
ORIGINAL PROJECT FOR WHICH THE
DESIGN AND/OR DRAWINGS WERE
PREPARED, WITHOUT THE EXPRESSED
WRITTEN PERMISSION OF THE
ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED
BY ANY BUILDING DEPARTMENT,
UNLESS THIS DOCUMENT BEARS THE
ORIGINAL SEAL AND SIGNATURE OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS INC.1/4" = 1'-0"180802/22/2021BBBREWSTER, MA
1/4" = 1'-0"A-4.1
2
1/4" = 1'-0"A-4.1
1 REV. NODESCRIPTION OF REV.REV.DATE
UP
1
1
2
2 3
4
4
A A
B B
C C
1
A-5.1
2
A-5.1
1
A-6.0
4
A-5.0
4
A-5.0
5
A-5.0
5
A-5.0
2.8
3.8
X X
B.7
EXISTING STEEL BEAM
ABOVE TO REMAIN
39'-6"
18'-2"20'-2"24'-4 1/2"8'-10"
18'-0"6'-8 3/4"17'-7 3/4"7'-1 5/8"
50'-5"
19'-10"
REMOVE EXISTING
WINDOW AND INFILL
(SEE DEMO PLAN D-1.0)8'-0"4'-7 1/2"8'-3"26'-7 1/2"17'-7 3/4"2'-0"13'-6 7/8"NEW ADDITION8'-0"26'-0 1/2"20'-2"18'-0"
NEW ADDITION
16'-10"
9'-7"8'-5"13'-1 1/4"3'-8 3/4"8'-5 1/4"7'-1 3/4"
2
A-6.0
18'-0"
OUTSIDE OF FOUNDATION
10'-10 1/2"
1'-8 1/2"
SLAB ON GRADE
(NEW RESTROOM
ADDITION ABOVE
- SEE STRUCTURAL
FOUNDATION PLAN)6'-2 1/2"OUTSIDE OF FOUNDATION13'-11 1/2"26'-0 1/2"50'-5"
101
EXTR-1
EXTR-1
MECHANICAL
ROOM
102
103
102
EXTR-1
EXTR-1 3'-4"7 1/2"3'-4"7'-3 1/2"STAIR
1037'-1 1/4"11'-9 3/4"7'-1 1/2"BASEMENT
STORAGE
101
NEW STAIR
ADDITION
104
RETAINING WALL
TO REMAIN
13'-8 3/4"12'-3 3/4"15'-7"
7'-1 3/4"46'-2 1/2"8'-0"2
EX-3.0
EXISTING CHIMNEY
TO REMAIN
REMOVE EXISTING
WINDOW AND INFILL
(SEE DEMO PLAN)
SHEET NO.JOB NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON,
ARCHITECTS INC., AND, THE DESIGN
AND/OR DRAWINGS MAY NOT BE USED IN
WHOLE OR IN PART FOR ANY USE OTHER
THAN FOR THE ORIGINAL PROJECT FOR
WHICH THE DESIGN AND/OR DRAWINGS
WERE PREPARED, WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED BY
ANY BUILDING DEPARTMENT, UNLESS THIS
DOCUMENT BEARS THE ORIGINAL SEAL
AND SIGNATURE OF THE ARCHITECT,
BRUCE RONAYNE HAMILTON ARCHITECTS
INC.
146 COMMERCIAL ST
PROVINCETOWN
MASSACHUSETTS 02657
1/4" = 1'-0"180804/08/2020BB1439 MAIN STREETBREWSTER, MA 026311/4" = 1'-0"A-1.0
1 REV. NODESCRIPTION OF REV.REV. DATE
DN
DN
2'-10"8'-3 1/4"13'-11 3/8"10'-6 7/8"18'-3 3/8"8'-5 7/8"9'-9 1/8"3'-5 1/2"28'-8 3/8"25'-4 1/4"28'-8 3/8"
OUTSIDE OF FOUNDATION
50'-5"8'-11 3/4"3'-11"18'-10 1/2"11'-5"2'-3"12'-4 1/2"26'-0 1/2"OUTSIDE OF FNDN. NEW ADDITION13'-11 1/2"6'-2 1/2"26'-0 1/2"20'-2"REMOVE EXISTING
DOOR & ADD NEW
WINDOWS (SEE
DEMO PLAN)
18'-0"
NEW ADDITION
16'-10" 15'-7"
9'-7 3/4"5'-11 1/4"3'-6"9'-7 1/4"3'-8 3/4"13'-11 1/2"REF
1
1
2
2
3
4
4
A A
B B
C C11'-9 1/2"8'-4 1/2"10'-3 7/8"13'-4 7/8"A-7.0
5
A-7.0
1
12'-5 3/4"
1
A-5.1
2
A-5.1
1
A-6.0
4
A-5.0
4
A-5.0
5
A-5.0
5
A-5.0
2.8
3.8
EXISTING COVERED
DECK TO REMAIN
EXISTING EXTERIOR
STAIRS TO REMAIN
A-2.0
1
A-2.0
4
X X
5'-4 1/2"5'-7 5/8"5'-7 5/8"
18'-0"19'-10"
OUTSIDE OF FNDN. NEW ADDITION
10'-10 1/2"1'-8 1/2"
OPENING4'-0"7'-3 1/2"OUTSIDE OF FOUNDATIONNEW ADDITION8'-0"B.7
2'-0"
OPENING
3'-0" 1'-8 3/4" 2'-10" 3'-4"
NEW DOOR
OPENING
6'-3"
9'-6 1/2"
6'-3"54'-2 1/2"EXISTING CHIMNEY
TO REMAIN
3'-8 1/8"7'-3 5/8"4'-9 5/8"3'-4"208
209
205
206
202
201 EXTR-2
EXTR-2
EXTR-3
EXTR-3
EXTR-4
B
A A
OFFICE
203
HALLWAY
201
CONFERENCE
ROOM
202
207
INTR-1
INTR-13'-6"5 5/8"3'-4"4'-7"6'-1 1/2"
NEW
WOMENS
RESTROOM
206
MENS
RESTROOM
205
NEW
KITCHENETTE
204
STAIR
103
NEW STAIR
ADDITION
104
5'-11 5/8"7'-4"5'-7 5/8"7'-1 1/4"7'-7 1/8"R
2
'
-
6
"
NEW CLOSET2'-1 5/8"9'-7 1/2"
B
6"
5"
4'-9 3/8"
3'-3 1/2"
210
CLOSET/
ATTIC
ACCESS
204
2031'-11"6'-3 3/8"9'-0"6'-0 1/4"16'-1 3/8"3'-8 5/8"1'-6"9'-2 1/4"
5"6 5/8"5/8" BACKERBOARD
W/ 5'-0" TILE
2X6 STUD @ 16"-O.C.
1/2" PLYWOOD SHEATHING1'-4"REMOVE EXISTING EXTERIOR
SHINGLES & PLYWOOD SHEATHING
-REPLACE WITH NEW 1/2" PLYWOOD
SHEATHING & NEW SHAKES (SEE
EXTERIOR ELEVATIONS)
EXISTING 2X4 STUD
WALL @ 16" O.C. (TO REMAIN)CENTERLINE1'-6"EXISTING 2X4 STUD
WALL @ 16" O.C. (TO REMAIN)
REMOVE EXISTING EXTERIOR
SHINGLES & PLYWOOD SHEATHING
-REPLACE WITH NEW 1/2" PLYWOOD
SHEATHING & NEW SHAKES (SEE
EXTERIOR ELEVATIONS)
NEW 2X6 STUD WALL @ 16" O.C.
EXTERIOR
BATT INSULATION -R-21 MIN
PROVIDE NEW BATT INSULATION
TO FILL CAVITY (IF NEEDED)6"1'-0"
5/8" BACKERBOARD
TILE (SEE BATHROOM
DETAILS ON A-7.0)
SHEET NO.JOB NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON,
ARCHITECTS INC., AND, THE DESIGN
AND/OR DRAWINGS MAY NOT BE USED IN
WHOLE OR IN PART FOR ANY USE OTHER
THAN FOR THE ORIGINAL PROJECT FOR
WHICH THE DESIGN AND/OR DRAWINGS
WERE PREPARED, WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED BY
ANY BUILDING DEPARTMENT, UNLESS THIS
DOCUMENT BEARS THE ORIGINAL SEAL
AND SIGNATURE OF THE ARCHITECT,
BRUCE RONAYNE HAMILTON ARCHITECTS
INC.
146 COMMERCIAL ST
PROVINCETOWN
MASSACHUSETTS 02657
As indicated180804/07/2020BB
1/4" = 1'-0"A-2.0
2
1" = 1'-0"A-2.0
1
1" = 1'-0"A-2.0
4
1. VERIFY ALL DIMENSIONS IN THE FIELD AND COORDINATE
WITH ARCH DWGS.
2. ANY DISCREPANCIES BETWEEN THE EXISTING FLOOR PLAN
AND PROPOSED ARCH DWGS SHALL BE REPORTED TO THE
GENERAL CONTRACTOR AND THE ARCHITECT IN WRITING.
3. ALL NEW ELECTRICAL, MECHANICAL, HVAC, PLUMBING SHALL BE
COORDINATED BY THE GC AND ARE NOT INDICATED ON THESE
DRAWINGS.REV. NODESCRIPTION OF REV.REV. DATE
FIRST FLOOR
0"
T.O. WALL
7' -6"
BASEMENT
-8' -6"
ROOF
19' -1 3/4"
124
1
A-6.0
5
A-5.0
5
A-5.02.8 A-4.0
3
A-4.1
5
A-4.1
5
A-4.1
5
A-4.1
5 A-4.1
5
A-4.1
4
T.O. WALL STAIR
ADDITION
8' -8 1/4"9"EXTR-2
EXTR-1
101
A A B
102
D D
FIRST FLOOR
0"
T.O. WALL
7' -6"
BASEMENT
-8' -6"
ROOF
19' -1 3/4"
A B C
4
A-5.0
4
A-5.0X
T.O. WALL STAIR
ADDITION
8' -8 1/4"
B.7
A-4.1
4
A-4.1
5 7 3/8"A-4.1
4
A-4.1
4
D D
EXTR-3
EXTR-4
EXTR-3
EXTR-1 EXTR-1
R 1 ' - 4 "6"1'-0"8"
DD
CEMENT BOARD HORIZONTAL
LAP SIDING
COLOR EVENING BLUE
MANUFACTURER, HARDIEPLANK 4"
HORIZONTAL SIDING SELECT
CEDARMILL LAP SIDING
CEMENT BOARD SHINGLE
STYLE SIDING
COLOR EVENING BLUE MANUFACTURER, HARDIEPLANK 5"
SHINGLE STYLE STRAIGHT EDGE PANEL
AZEK TRIM BOARD COLOR - WHITE
COLOR TO MATCH BENJAMIN MOORE
BRILLANT WHITE OR EQUAL
ASPHALT SHINGLES EXISTING TO REMAIN
ASPHALT SHINGLES MATCH TO EXISTING SEE ROOF PLAN
EXPOSED CONCRETE COLOR - SHAKER GRAY COLOR TO MATCH AZEK TRIM BENJAMIN
MOORE SHAKER GRAY OR EQUAL
NEW VINYL WINDOWS
(DOUBLE PANE)
WHITE CASING SEE WINDOW FRAME
EXISTING EXTERIOR DOOR N/A EXISTING TO REMAIN. REFINISH AS
REQUIRED
SEE ROOF PLAN
WOOD EXTERIOR ENTRY
DOORS
PAINTED-WHITE SEE DOOR SCHEDULE
GALVANIZED METAL RAIL N/A EXISTING TO REMAIN
COPPER ROOFING NATURAL COPPER LOCATED AT ALL CUPOLA ROOF
EXISTING CHIMNEY N/A EXISTING TO REMAIN. PROVIDE NEW
FLASHING AS NEEDED
EXISTING WINDOWS EXISTING TO REMAIN. REFINSH AS
REQUIRED
N/A
SHEET NO.JOB NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON,
ARCHITECTS INC., AND, THE DESIGN
AND/OR DRAWINGS MAY NOT BE USED IN
WHOLE OR IN PART FOR ANY USE OTHER
THAN FOR THE ORIGINAL PROJECT FOR
WHICH THE DESIGN AND/OR DRAWINGS
WERE PREPARED, WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED BY
ANY BUILDING DEPARTMENT, UNLESS THIS
DOCUMENT BEARS THE ORIGINAL SEAL
AND SIGNATURE OF THE ARCHITECT,
BRUCE RONAYNE HAMILTON ARCHITECTS
INC.
146 COMMERCIAL ST
PROVINCETOWN
MASSACHUSETTS 02657
As indicated180804/09/2020BB
1/4" = 1'-0"A-4.0
1
1/4" = 1'-0"A-4.0
2
3/8" = 1'-0"A-4.0
3
REV. NODESCRIPTION OF REV.REV. DATE
FIRST FLOOR
0"
T.O. WALL
7' -6"
BASEMENT
-8' -6"
ROOF
19' -1 3/4"
1 2 3 4
1
A-5.1
1
A-5.1 3.8
A-4.1
4
A-4.1
4
A-4.1
4
A-4.1
4
A-4.1
49"3"T.O. WALL STAIR
ADDITION
8' -8 1/4"
202 R 2' - 9"3"9'-11"8'-0"
FIRST FLOOR
0"
T.O. WALL
7' -6"
BASEMENT
-8' -6"
ROOF
19' -1 3/4"
ABC
2
A-5.1
2
A-5.1
4
A-5.0
4
A-5.0
A-4.1
4
A-4.1
4
A-4.1
4
A-4.1
5
A-4.1
51'-0 1/4"3"4"4"5"9"3"6"X
T.O. WALL STAIR
ADDITION
8' -8 1/4"
B.7
DD
EXTR-2
EXTR-1
7'-6"1'-3"
10"9" 2"5'-9"2"8"2 1/2"5'-4"2 1/2"2 1/2"2 1/2"
2 1/2"3"
FIRST FLOOR
0"
T.O. WALL
7' -6"
BASEMENT
-8' -6"16'-0"8"2"5'-9"2"9"2"7'-1 1/2"2 1/2"10"1'-3"
2 1/2"2 1/2"
10"2 1/2"5'-4"2 1/2"2 1/2"6'-8 1/2"2 1/2"2 1/2"2 1/2"
CEMENT BOARD HORIZONTAL
LAP SIDING
COLOR EVENING BLUE
MANUFACTURER, HARDIEPLANK 4"
HORIZONTAL SIDING SELECT
CEDARMILL LAP SIDING
CEMENT BOARD SHINGLE
STYLE SIDING
COLOR EVENING BLUE MANUFACTURER, HARDIEPLANK 5"
SHINGLE STYLE STRAIGHT EDGE PANEL
AZEK TRIM BOARD COLOR - WHITE
COLOR TO MATCH BENJAMIN MOORE
BRILLANT WHITE OR EQUAL
ASPHALT SHINGLES EXISTING TO REMAIN
ASPHALT SHINGLES MATCH TO EXISTING SEE ROOF PLAN
EXPOSED CONCRETE COLOR - SHAKER GRAY COLOR TO MATCH AZEK TRIM BENJAMIN
MOORE SHAKER GRAY OR EQUAL
NEW VINYL WINDOWS
(DOUBLE PANE)
WHITE CASING SEE WINDOW FRAME
EXISTING EXTERIOR DOOR N/A EXISTING TO REMAIN. REFINISH AS
REQUIRED
SEE ROOF PLAN
WOOD EXTERIOR ENTRY
DOORS
PAINTED-WHITE SEE DOOR SCHEDULE
GALVANIZED METAL RAIL N/A EXISTING TO REMAIN
COPPER ROOFING NATURAL COPPER LOCATED AT ALL CUPOLA ROOF
EXISTING CHIMNEY N/A EXISTING TO REMAIN. PROVIDE NEW
FLASHING AS NEEDED
EXISTING WINDOWS EXISTING TO REMAIN. REFINSH AS
REQUIRED
N/A
SHEET NO.JOB NO.PROJECT:SCALE:DRAWN BY:DATE:SUBJECT:833 TURNPIKE ROAD
P.O. BOX 104
NEW IPSWICH
NEW HAMPSHIRE 03071
ARCHITECTURE
LAND PLANNING
INTERIOR DESIGN
3D VISUALIZATION
THIS DESIGN AND THE DRAWINGS
THEREFORE, PREPARED FOR THIS
PROJECT, ARE THE PROPERTY OF THE
ARCHITECT, BRUCE RONAYNE HAMILTON,
ARCHITECTS INC., AND, THE DESIGN
AND/OR DRAWINGS MAY NOT BE USED IN
WHOLE OR IN PART FOR ANY USE OTHER
THAN FOR THE ORIGINAL PROJECT FOR
WHICH THE DESIGN AND/OR DRAWINGS
WERE PREPARED, WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF
THE ARCHITECT, BRUCE RONAYNE
HAMILTON ARCHITECTS, INC. NO
BUILDING PERMIT SHALL BE ISSUED BY
ANY BUILDING DEPARTMENT, UNLESS THIS
DOCUMENT BEARS THE ORIGINAL SEAL
AND SIGNATURE OF THE ARCHITECT,
BRUCE RONAYNE HAMILTON ARCHITECTS
INC.
146 COMMERCIAL ST
PROVINCETOWN
MASSACHUSETTS 02657
As indicated180804/09/2020SS1/4" = 1'-0"A-4.1
1
1/4" = 1'-0"A-4.1
2
1/2" = 1'-0"A-4.1
4
1/2" = 1'-0"A-4.1
5 REV. NODESCRIPTION OF REV.REV. DATE