Loading...
HomeMy Public PortalAboutCape Rep TheaterForm 11/10/2015 Community Preservation Committee Application 3 ! ! APPLICATION FOR COMMUNITY PRESERVATION ACT FUNDING Date Application Submitted: January 11, 2016 Name of Project Applicant: Cape Cod Repertory Theatre Name of Co-Applicant(s), if applicable: Name of Contact Person: Janine Perry Contact Person’s Mailing Address: PO Box 1305 Brewster, MA 02631 Contact Person’s Daytime Phone Number: 508-896-1808 (work) or 774-994-0354 (cell) Contact Person’s email Address: janine.perry@verizon.net Proposed Project Name: Historic Crosby Barn Restoration Project Address (or assessor’s parcel ID): 3299 Main Street, Brewster MA Project Synopsis: This is a Historical Preservation Proposal for $225,000 from Brewster’s Community Preservation Act funds to support the first phase of a project to rehabilitate the Crosby Barn on the Isaac F. and Sarah Crosby Historic Site occupied by Cape Cod Repertory Theatre Co. (Cape Rep). The Crosby Barn is listed on the State Register of Historic Places and is eligible for listing on the National Register of Historic Places (See Massachusetts Historical Commission 1992 letter, Attachment 1). Category: Open Space x Historic Preservation Recreation Community Housing CPA funding requested $ 225,000 Total Cost of Proposed Project $ 484,890 Cape Cod Repertory Theatre Company, Inc. d/b/a Cape Rep Theatre Application to the Brewster Community Preservation Committee Crosby Barn, Phase I: Saving the Structure, Foundation & Basement, Septic 1. Project description This is a Historical Preservation Proposal for $225,000 from Brewster’s Community Preservation Act funds to support the first phase of a project to rehabilitate the Crosby Barn on the Isaac F. and Sarah Crosby Historic Site occupied by Cape Cod Repertory Theatre Co. (Cape Rep). The Crosby Barn is listed on the State Register of Historic Places and is eligible for listing on the National Register of Historic Places (See Massachusetts Historical Commission 1992 letter, Attachment 1). In1983, the Commonwealth of Massachusetts acquired this 45 acre site for recreation and conservation purposes from Camp Monomoy which had occupied the site since 1926. In so doing, it preserved the existing remnants of the Crosby family homestead and the heart and soul of the once vibrant and extensive summer camp economy on Cape Cod. Cape Rep is a 501(c)(3) non profit, tax exempt educational corporation (Attachment 2) which successfully sought legislation to secure a long term lease from the Commonwealth until the year 2049. By the terms of its lease, Cape Rep has promised to rehabilitate, preserve and protect 7.5 acres and four structures on this site and bring new life to the site by creating a theater for the performing arts. We have completed three phases of this effort: the rehabilitation of the camp chapel into the 200-seat Outdoor Theater in 1992, the conversion of the camp dining hall into the 129-seat Indoor Theater in 1997 and the renovation and expansion of the historic Crosby Cape House into artist housing in 2010. The latter project was accomplished in part with $200,000.00 from CPC funds voted at the 2008 Annual Town Meeting. It has been our vision to rehabilitate these structures and the surrounding grounds into a campus of programming and education in the performing arts for local artists and the cultural enrichment of our community. From children’s programming in the Outdoor Theater to adult main stage production in the Indoor Theater, we provide programming to all ages. We are the only professional theater on Cape Cod that serves local artists. The rehabilitation of the Barn was meant to complete this campus vision and provide educational and performance space to serve that mission. It will be a beautiful open space for instruction, rehearsal and performance, workshops, receptions and fundraising events. Built in 1889 by Isaac F. and Sarah Crosby, the Barn is a 72’ x 34’ (2,592 sq. ft.) single story barn with no foundation. It was formerly sited just a bit north and west of the Crosby Cape House on Rte. 6A and moved to its present location by Camp Monomoy in the 1920s. Historical photos (Attachment 3) demonstrate the changes made by the Camp to the structure over time. !The Barn has functioned in many different capacities during its 129 years: as a barn for the Crosby family’s farm and racing stables; as a commissary, for arts and crafts, theatrical productions and showing movies for Camp Monomoy; and as essential storage both for Nickerson State Park from 1983-1996 and now for Cape Rep’s theatrical assets, including platforms, flats, scenery and props. These materials, when reconfigured and re-imagined by designers, create new settings for each theatrical production. We estimated recently that we save $20,000 per year in materials and $10-15,000 in labor by recycling these stored assets. We also 1 CPC Application 1/12/16 Cape Rep Theatre share these with many of the other performing arts organizations on Cape Cod, providing a means for them to save money as well. Lifting up the Barn and putting in a full basement foundation will allow us to move these theatrical assets to the basement. In 2014, Cape Rep began a feasibility study of the Barn in preparation for this effort when a structural engineering analysis resulted in the opinion that the Barn’s structure was threatened and in need of immediate rehabilitation (Attachment 4). In January 2015, braces were installed to prevent collapse in the event of high winds and heavy snow (Attachment 5) but the structure is in need of immediate and permanent rehabilitation. This application is to help pay for saving the Crosby Barn. Meanwhile, planning for complete interior and exterior historical preservation and rehabilitation for our ultimate vision is proceeding and will be accomplished with a second phase. The program to save the Barn is presented in the concept and bid set plans of the structural engineer. Existing condition plans are also attached (Attachment 6, 7 & 8). The Barn, currently without a foundation, will be lifted and set back down on a new basement foundation. Structural repairs will be made with steel and timber, the building will be made tight to weather and the septic system, previously engineered, will be installed. We have also submitted (Attachment 9) a letter from Jeffrey Harris, Preservation Planner at the Department of Conservation and Recreation, supporting this project. DCR is the agency of the State in charge of this property and is our “landlord.” ! 2. The Crosby Barn is listed on the State Register of Historic Places and eligible to be listed on the National Register of Historic Places (see 1992 letter from the Massachusetts Historic Commission and attached 2014 Letter from the Department of Conservation and Recreation Preservation Planner, Jeffrey Harris, Attachments 1 and 9) 3 and 4. CPC Goals/Criteria: Describe how this project accomplishes the goals and objectives of the CPC and What are the Community Benefits for this project? We have combined our answers to avoid repetition. This project application is for the eligible funding category of preservation and rehabilitation of Historic Resources. See answer to #2 above to establish its listing on the State Register. All work under this project must be reviewed by Jeffrey Harris, Preservation Planner at DCR and by the MHC to ensure that the Secretary of Interior and State’s policies and practices for protection of historic assets are met. What is the historical significance of the site and of the Crosby Barn in particular? The Crosby family, beginning with Tully Crosby, is one of the founding families in Brewster history. The immediate patriarch of the land that later became occupied by Isaac F. Crosby (Isaac F. and Sarah Crosby were the last of the Crosbys to occupy the site) was Nathan Crosby whose homestead comprised not only this site but also the site we know as the “Crosby Mansion” now owned by the Commonwealth and leased to the Town of Brewster. By blood and by marriage, the Crosby and Nickerson families together gave the entire eastern portion of the Town of Brewster its cultural and economic identity. Nathan Crosby’s sons, Nathan Jr. and Isaac and their sons Albert and Isaac F. respectively, engaged in business together as merchants and importers. 2 CPC Application 1/12/16 Cape Rep Theatre Also known as the Isaac F. Crosby homestead, the house and surrounding land was, in the late 19th century, Isaac Crosby’s home and stable for the training of his trotting horses. In 1889, newspapers ran notices of his activities: In 1889, he built a state of the art stable for his horses and completely renovated the homestead. He hired the construction firm of John Hinckley for this work, the same firm hired by his cousin Albert to build the Crosby Mansion. Newspaper accounts also take regular note of the successes and failures of Isaac’s horses at the Barnstable Fair Ground races. Brewster assessor records reflect a steady accumulation of wealth, of horses, buildings, real estate and personal property. But the late 1890s were a watershed for the entire Crosby family in East Brewster. Both Albert and Isaac were caught in the economic problems caused by the depression in the late 1890s. Isaac’s real estate passed out of family hands in the early 20th century to satisfy debts. The Crosby Cape House passed into the hands of resort speculators and a short time later, to the founders of Camp Monomoy. The Robert Delahanty family purchased the property in 1926 and established Camp Monomoy. The Crosby Cape House was occupied by camp counselors but also let out to various other enterprises including a restaurant and, at a later time, a jewelry store. The descendants of the Delahantys, now owners of the remaining camp property known as the Cape Cod Sea Camps, have an extensive photographic collection of Camp Monomoy: its activities, its generations of young campers and the structures on the property. In 1983, the Commonwealth of Massachusetts and the Camp owners agreed to a friendly eminent domain taking and the buildings and grounds passed into the public domain. It remained dormant until Cape Rep submitted a proposal for its rehabilitation in 1991-92. 3. and 4.: CPA goals and Criteria and Community Benefits: • This project preserves Brewster’s unique character. We work to preserve and protect this property and the buildings under our care. We do this because we believe that what was once a piece of this Town’s cultural and economic past can be and will be lost forever without our efforts to preserve it. The Crosby family and Camp Monomoy Summer Camp are each represented in this land and these structures. This project is a unique opportunity to preserve the land and the essence of its history. It brings a new and useful life to the land and its buildings so that the past may live for the future. The days of Brewster’s farms and founding families have passed, the vast network of summer camps on the Cape died in the 1970s and what camps remain are rare reminders of days gone by. But, what remains of both is our responsibility to preserve. • Unquestionably, this will boost the vitality of this community because we are Brewster’s own and only performing arts facility. We spend money in the local economy. We now pump $600,000.00 into the local economy: We hire over 60 local artists and purchase from over 30 local businesses everything from wood for sets to office supplies, fabric for costumes. We have five year-round staff members and from 15-20 seasonal employees, all who utilize Brewster’s services from coffee shops to bed and breakfasts to hardware stores. 3 CPC Application 1/12/16 Cape Rep Theatre It attracts and increases the amount of tourist dollars spent at local businesses. Over the past several years, attendance has exploded as our reputation has grown. In 1997, 3,649 people attended our productions; last year, 20,800 did. In addition we have 725 season subscribers to our programming and anticipate more as we continue to grow. We have most certainly provided a major portion of tourist entertainment in Brewster. Our summer children’s shows in the Outdoor Theater, the only Outdoor Theater on Cape Cod, have attracted full houses and become a tradition for families who visit Cape Cod. Children return year after year and have collections of our programs signed by actors playing their favorite characters. Our region depends heavily on tourist income as a principal source of sales and revenue, and the entertainment opportunities provided by Cape Rep, a destination for tourists, are an important part of Brewster’s economy, attracting guests to other local businesses and attractions. • It will enhance the quality of life for Brewster residents, giving it a place to recreate, to imagine a life past and participate in a present life of creativity and expression. The fully restored Indoor and Outdoor Theaters, Cape House and Barn are community resources. Together, they form a performing arts campus that is unique on Cape Cod. We believe we hold all of these buildings in the public trust for the benefit of the community. The parcel is public and used for hiking, horseback riding, dog walking, swimming, informal ball games and other group sports. Our theater permits local schools to use the field for their recreation programs. Cape Rep also allows other non-profit groups to use our indoor and outdoor facilities for little or no cost and cooperates with the Park for community uses that serve the public’s need for instruction, entertainment and recreation. And so, we provide a stewardship for this recreational resource as a benefit to the community. Our facility provides entertainment to year-round residents and summer tourists. We bring exciting professional artists to Brewster to challenge our local company of actors, directors and technicians and enrich the lives of our audiences. Our mission is to provide professional creative opportunities to artists from our community and to serve as stewards of the historic site housing our campus. The long-range plan of our artistic mission includes teachers, staff, technical artists, or actors to fulfill those goals. We are a home for theater professionals here on Cape Cod, and a source of training in the performing arts for artists from the local community. A constant reinvigoration of artists and a permanent staff throughout our campus will excite our audience and our community and result in a healthy restoration project and fundraising campaign to maintain it all. • This project will save a resource that would otherwise be threatened, the Crosby Barn. Again, we reiterate the fact that the Crosby Barn is at risk of failure (see Structural Engineering Report attachment 4). When restored and rehabilitated, it will be one of the few barns on Cape Cod that will be open for the public to experience. Our hope is that when it is finally completed, stepping into the Barn in the 21st century will be reminiscent of stepping into the Barn of the past. 4 CPC Application 1/12/16 Cape Rep Theatre • This project will help leverage additional funds. There is no question that we need this grant to successfully execute Phase 1 and, in addition, we consider a grant from the CPC a leadership grant. It would allow us to leverage funds from other granting agencies and foundations. The Massachusetts Cultural Facilities Fund regards a successful CPC application as proof of community support. We have an application pending for a grant from the MCFF. Even a BCPC or BHC recommendation that has not been voted at annual town meeting is helpful. In addition, the next phase in the planning process, to rehabilitate the interior and exterior of the Barn to its final uses can, leverage grants with a successful CPC award. The support of our Town for this project legitimizes our efforts, instills confidence in our ability to reach our goal and excites others to donate to the campaign. 5. Community Support: Because our project is financially supported by a resident membership and subscription base, together numbering about 929 people, our local support is the backbone of the project. Our long range plans for this project have been communicated to our membership and to our community leadership and town boards repeatedly over the last 25 years of residence in this location. To obtain legislation for this project and then launch it in as small a community as this, we needed support from a large base: small donations from many people were important to its success. Our community banks and foundations were our biggest supporters. Local foundations such as the Edward Bangs Kelley Foundation and the John K. and Thirza F. Davenport Foundation helped us to launch this performing arts project. The late Mary Louise and Ruth Eddy (Selectwomen, Town Clerk, School Board Members, Founders of the local Historical Society and Land Trust) were instrumental in helping us get going and it is their foundation that has enabled the initial planning and seed money for all of our projects since 1991. We are really not at the beginning of fundraising any more; we are heading towards the final phases of a long project begun 25 years ago. Many have traveled with us. We have completed these renovations with enormous donations of time and materials from our community. We have raised money in every way known to charitable endeavors: bake sales, auctions, benefits, dances, dinners, personal and corporate contributions, grants and awards. We have grown from a small volunteer base of 25 people in 1991 to a community organization with over 150 volunteers. They have been loyal and will continue to be generous. We are appending to this application some letters of support (Attachment 10), other than financial, that specifically speak to the merits of this project and its importance to the community and the tourist industry. 6. Timeline: We have attached a timeline which breaks ground in October, 2016 and is completed by January, 2017. The timeline was prepared by Matt Cole, Project Manager. He has helped determine the steps needed to accommodate a work schedule that will have the least interference with our theatre's ability to function during this project. (Attachment 11). As stated above, this is part of a larger project which is still in the planning stages. 7. Credentials: Resumes of the project leadership are attached. (Attachment 12). 5 CPC Application 1/12/16 Cape Rep Theatre Architect Preston Scott Cohen is an internationally celebrated building designer and is former Chair and current Professor of Architecture at Harvard Graduate School of Design. He received his B.A. and Bachelor of Architecture degrees from the Rhode Island School of Design and his Master of Architecture degree from the Harvard GSD. Preston Scott Cohen, Inc. is a full service firm with a team of six architectural designers and two project architects. Commissions encompass projects of diverse scales and types including houses, educational facilities, cultural institutions and urban designs for private owners, institutions, government agencies and corporations. He is providing pro-bono architectural design and consultation for this phase of the Barn project and will be providing future work at cost. We have been working with Scott for two years and have worked through the details of an exciting concept and plan for the entire project. Project Manager, Matthew Cole is Pres./CEO, of Cape Associates which is a full service homebuilder and commercial construction project management company. It is a third generation family business established in 1971. With more than 100 employees, they nurture projects from conception to final construction completion. The Project Manager will develop a plan to include final project design, cost estimate, construction timeline,and strategy for implementation of the project; He will coordinate existing team of service providers. Matt has worked with the Structural and Civil Engineers to finalize a work plan and budget for this phase of our project. He has helped determine the steps needed to accommodate a work schedule that will have the least interference with our theatre's ability to function during this project. He will continue to provide his service for the work on the Theatre building after this initial phase is complete. Structural Engineer, Lars Jensen, P.E.S.E. is Founder & principal of the firm, Inghouse, PC Lars holds a Masters degree in Structural Engineering from the University of Braunschweig, Germany. For over a decade he has been providing engineering services on a wide variety of projects on the Cape & Islands, Boston & the South Shore, and throughout Massachusetts. Inghouse will provide the design of a new reinforced concrete foundation system which will include a full basement for the historic barn structure and provide the Construction Set drawings including design of temporary structural supports for the building during the building lift. Janine M. Perry, Producing Artistic Director, spearheaded the drive to obtain legislation to enable the Commonwealth to enter into a long-term lease with Cape Rep, and as our first Executive Director, led the capital campaign that resulted in the restoration of the Outdoor Theater and the creation of the Indoor Theater. When Founding Artistic Director Robert Troie stepped away from the active running of the theater, Janine stepped into the role of Producing Artistic Director and we have grown enormously during her tenure. She was also very active in other Brewster non-profits, especially the Brewster Ladies’ Library. A well-known and active community member of the Town of Brewster, Janine brings tremendous experience to this effort. She has advanced degrees in American History from Columbia University and a broad understanding of the history of the 7 acre site and the requirements associated with renovating state property. She has been closely involved with past renovation projects including the complete renovation of the Cape House in 2010. She is the 'go-to' person for the Project Manager and has been the spokesperson for garnering support for the project. 6 CPC Application 1/12/16 Cape Rep Theatre Patricia Ares is a member of the Board of Trustees and Chair of the Development Committee at Cape Rep. She is also a Grant Writer. She has 20 years experience as a former administrator of a non profit organization. She is closely involved with grant writing as well as fundraising activities. She has been a member of Cape Rep's Board of Trustees for 3 years and is a long-time resident of the area. She was instrumental in helping raise close to 1 million dollars in grant support for the Chatham Orpheum Theatre. She will actively seek grant funds for this campaign and work to establish fundraising goals, strategy and timeline for the Barn Project. 8. Budget See our project budget (Attachment 13). The sources and uses are identified as well as the basis for each figure and whether the sources are expended, on hand or projected. Our most recent financial audit, from 2014 is attached along with our 2015 Profit & Loss and Balance Sheet. (Attachments 14 and 15) As stated earlier, this Phase, to save the Crosby Barn structurally, is part of a larger project and has been fast tracked and is an emergency. We are in the midst of preparing the program and obtaining the cost estimates for the full rehabilitation and do not have estimates available at this time. The budget and timeline reflects our attempt to put together funding and complete the project as soon as we can. Two major sources of funding, this grant and one from the Massachusetts Cultural Facilities Fund would enable us to proceed quickly. The MCFF grant awards are expected in March, 2016. 9. Maintenance Currently, regular annual maintenance and inspection of systems in all our building are monitored and arranged for by staff from a regular schedule, budgeted and paid for from operations. Staff conducts an annual review of minor capital repairs and maintenance items and solicits bids on them. Items are prioritized and budgeted. In the past, larger maintenance and replacement costs have been funded through three sources: 1. Donor and membership forms, our website and our programs carry requests and give options for building fund donations. The account fluctuates as major items draw upon the fund but it averages a balance of $10,000.00 throughout the year. We know that this fund needs to grow to accommodate aging capital assets. Consequently, we have formed a committee to prepare a Facilities Replacement Plan and recommend an appropriate annual allocation in the budget. 2. Specific Fundraising Campaigns The Outdoor Theater roof replacement($10,000) was funded in this manner as was a major roof replacement ($50,000) to the Indoor Theater. 3. Grants Grants have paid for a $20,000.00 refurbishment of the Outdoor Theater benches and electrical service, a $10,000 new roof on the Barn and a $4,000 replacement HVAC system. 7 CPC Application 1/12/16 Cape Rep Theatre Cape Rep Theatre Crosby Barn Project Budget Phase 1: Save the Barn, Foundation, Septic SOURCES Amount Notes *Previously expended 25,673.00 from grants and individual donations Eddy Foundation 32,000.00 in hand Brotherton Foundation 15,000.00 in hand Individual Donations 10,717.00 in hand Massachusetts Cultural Facilities Fund Grant 176,500.00 projected Town of Brewster Community Preservation Grant 225,000.00 projected TOTAL REVENUES 484,890.00 USES:Amount Notes Hard Costs *Temporary Bracing 2,869.00 Cape Assoicates, completed Barn lift, move, excavation, backfill 61,573.00 Sylvester Building Movers, Inc, bid Concrete Foundation, Basement, Slab, damp proofing 90,107.00 GFM Enterprises, bid Steel structural repairs 63,500.00 A1A Steel,bid Carpentry structural repairs 36,096.00 Cape Associates, bid Roof repairs 5,000.00 Cape Associates, bid Basement garage door 2,500.00 Cape Associates,bid New Chimney 13,376.00 Myette Masonry, bid Septic System 41,100.00 GFM Enterprises, bid Utilities 4,500.00 Project manager estimate Electrical 15,000.00 Project manager estimate Landscaping restoration 8,000.00 Project manager estimate Permits, inspections, site safety, dumpster, temp.storage 12,115.00 Project manager estimate Construction Contingency (10%)35,000.00 Project manager estimate Total Hard Costs 390,736.00 Soft Costs *Structural Engineering Existing Conditions Analysis 3,880.00 Philbrook Engineering, completed *Structural Engineer, Pre- Consruction 11,629.00 Lars Jensen, Inghouse, PC, completed Structural Engineer, Construction Drawings and Oversight 7,350.00 Lars Jensen, Inghouse, PC, bid *Project Management, Pre- Construction 4,495.00 Cape Associates, Inc., completed Project Management, Construction 64,000.00 Matt Cole, Cape Associates, Inc. bid *Septic Engineering: Siting, Design, bid sets 2,800.00 J.M. O’Reilly & Associates, completed Total Soft Costs 94,154.00 TOTAL PROJECT COSTS 484,890.00 * Cape Rep Theatre spent $25,673.00 between August, 2014 and March, 2015 in its planning & feasibility phase for structural analysis; design and bid sets for structural rehabilitation, temporary bracing; septic siting and engineering, construction services and project management. Crosby Barn: History and Statement of Needs and Uses ! Current use: Storage Currently, the Barn is storage for the theater’s set platforms, flats and scenery and its prop collection. All three storage uses are vital to the theater. The proximity of this storage to the scene shop and stage is also very important. Multiple daily trips to the Barn are frequent during the production season. Off site storage would not be practical. ! Needs and uses of a rehabilitated Barn, prioritized 1. Storage, as above 2. Rehearsal and reception hall with a sprung floor for dancing: We currently have to find off site studio space when a performance is in progress. It is often the musical that is rehearsing that needs to be relocated because of sound problems. As most musicals have dance, the off site space has to be a floor suitable for dance to avoid injury. If the Barn were to have a main hall, and the floor was properly prepped, it would be a terrific rehearsal space. The dimensions of the open space ideally would mimic the dimensions of the stage which is 35’ wide at the proscenium (with about 5’ of wing space on each side) and 22’ deep. This type of open hall space would also serve many other valuable functions: receptions, meetings, small performances, recitals, play readings, workshops and the like. ! 3. Two sound-proofed small classroom/rehearsal studios. Ideally, one 12 x 12 and another, 9 x 12, would accommodate many different rehearsal and audition needs. ! Other uses brought forward that are not as high on the priority list are: ! Space for prop construction or technical instruction in theater arts. ! Architectural Decisions Architectural History of Barn and Agency Review of Historical Rehabilitation Work ! The Crosby Barn (Barn) was constructed circa 1889 by Isaac F. Crosby and is on the Massachusetts Historical Register and is in the Old King’s Highway Regional Historic District. Renovation of the structure is subject to review by both agencies. The owner, the Commonwealth of Massachusetts, also requires review and approval of the renovation project through its managing agency, the Department of Conservation and Recreation (DCR). ! The Barn was originally sited just to the northwest of the Crosby House on Rte. 6A. It was moved by Camp Monomoy circa 1926 to its current location just to the east of Cape Rep’s Indoor Theater, formerly the dining hall of Camp Monomoy. Photos demonstrate that porch wings were added on to the sides of the Barn which were subsequently closed in and a fireplace was added to the front. Doors and windows from the original side of the Barn were installed in these wings. At some point, the roof on the rear of the Barn was raised. The cupola on top of the Barn was removed sometime after 1960. (See photos below) ! Crosby Barn,History, Statement of Needs and uses, page 1 DCR’s Department of Cultural Resources has adopted a Cultural Resources Policy for its stewardship of the property and buildings under its management. That portion of the policy dealing with standards for historical rehabilitation adopted the US Secretary of Interior’s Standards for the Treatment of Historic Properties and therefore must guide the rehabilitation of the Barn. ! The standards are codified in 36 CFR 67 (see below). “Rehabilitation” is defined as “the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.” One of those standards would guide our decision making at this early stage and allow me to support our plans with various state and local agencies. ! “Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.” ! I would argue that the architectural features of the current Barn coupled with its current location in the triad of camp buildings established in the 1920’s reflect the changes to the Barn by Camp Monomoy depicted in the photo from 1960 and that those changes have acquired historic significance in their own right. ! And so, for purposes of discussion and resolution, here are the issues as I see it: ! 1. We need to make a decision that the Barn should be rehabilitated to the Camp Monomoy alterations that resulted in its current architectural character. 2. We need to make a decision whether to reconstruct the architectural features that are now missing on the exterior: cupola on the roof doors and windows missing other architectural features such as the sliding wooden shutters on the windows 3. On the interior, an approach to the look and feel and preservation of the Barn 4. Siting: We need to make an argument about moving the structure to the east. 5. Basement and Foundation: We would like to consider lifting the building & moving it to the east a bit and setting it back down on a foundation with a basement. Obviously, the treatment of the interior and the desire for the basement results from a statement of needs and uses which I have included here. ! ***************************************************************************** !! Crosby Barn,History, Statement of Needs and uses, page 2 ! Crosby Barn,History, Statement of Needs and uses, page 3 Sarah Crosby in front of Barn, 1889 
 The Crosby Barn was moved to its current location and used by Camp Monomoy as a place to show movies, engage in arts and crafts projects and sell ice cream to campers. These three photos show its architectural evolution from 1920 to 1960. Crosby Barn shown just northwest of the Crosby Stable near Crosby Cape House and Rte. 6A, 1889 
 Crosby Barn,History, Statement of Needs and uses, page 4 !! Secretary of the Interior Standards for Rehabilitation http://www.nps.gov/hps/tps/standguide/rehab/rehab_standards.htm ! 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Crosby Barn,History, Statement of Needs and uses, page 5 The Crosby Barn The Crosby Era Camp Monomoy Era Cape Rep Theatre Era c.1992 immediately before Cape Rep occupation c. 2015 Nickerson Era c. 1958 c. 1926 Between 1926 and 1958 Camp Monomoy Era c. 1889 1/3 November 11th, 2014 INGHOUSE project ID: ING14022 Cape Cod Repertory Theatre Company, inc. d/b/a Cape Rep Theatre Attn: Janine M. Perry P.O. Box 105 Brewster, MA 02631 Structural Engineering Evaluation Report for the historic “C r osb y B a r n ” 132 L i n n e l L a n d i n g R o a d , B r e w st e r , M a ssa c h u se t ts Dear Mrs. Perry: INGHOUSE has visited the existing building, indicated above, on multiple occasions in the recent weeks for a structural review of the existing building’s framing and overall conditions. The purpose of this structural investigation is to provide you with an overall assessment, and the buildings current capability to support future, proposed occupancy, and required lateral wind loading conditions. This review enabled the assessment and development of a structural strengthening concept for the building, including a new foundation system, allowing lifting of the existing building onto such support. The following intentions have been communicated to INGHOUSE: 1. Historic preservation of the barn structure with an unchanged exterior building envelope. 2. Structural strengthening for future use and current Building Code compliance. 3. Construction of a new foundation system & potential relocation of the building. G e n e r a l O bs e r v a t i ons & D i s c uss io n : The barn is currently unconditioned and used as storage space for stage equipment of the theater. The building consists of a single story, wood framed construction and is temporarily supported on dry stacked CMU blocks. It is obvious, that a multitude of construction changes have been made over time to the barn structure, e.g. removal and relocation of interior and exterior walls, removal/changes of some main interior post supports, changes to roof framing members, attempts to stabilize the structure by addition of tie rods and tie beams at the existing girder beam level. A clay brick chimney with interior fireplace is present on one gable end of the barn. The chimney is not in operational condition. inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 Phone: 508­221­2980 Email: jensen@inghouse.net Web: www.inghouse.net 2/3 1. L a t e r a l L oa d R es ist i ng Sy s t e m of t h e E x i st i n g B a r n S t r u c t u r e The built-up timber beam girders, which support the main barn’s roof structure have shifted (racking translation) by approximately 1.5ft (at max location) perpendicular to its long axis. The barn is about 72 ft long and 36ft wide, and has no designated lateral load resisting elements, capable of providing adequate load resistance in the short axis direction, other than the gable end framed walls. The existing roof diaphragm consists of ¾” thick board sheathing atop roof rafters with 24 inch on center spacing. This existing roof diaphragm does not provide sufficient stiffness or strength to transfer the lateral wind forces to the existing gable end walls at each end. A visible result of the lacking stiffness is the observed racking of the structure. I t is est im a t ed t h a t a s ign i f i c a n t lo ad eve n t w i t h a combi n a t i on of r e l a t i ve l y h igh roof s now l oa di n g a nd l a t e r a l w i nd fo r c es, e .g. a N or t h e ast e r storm syst em , typ i c a l f or C ape C od, co u ld c a u se a compl e t e f a i l u r e o f t h e ba r n st r u c t u r e . 2. G r a v i t y L oa d R esi s t i n g Sy s t e m of t h e E x ist i n g B a r n S t r u c t u r e a n d F o u n d a t i ons The existing wood framing materials of the barn are generally in adequate condition with only few areas showing rot or damage (please refer to samples in the provided photo documentation of such areas). T h e m a i n de f i c i e n cy of t h e e x i st i n g st r u c t u r e i s fo u nd i n t h e i nsu f f i c i e n t m embe r si ze s a n d l ayou t/spa c i n g of t h e f r am i n g to r esi st c u r r e n t code loadi n g con di t i ons (wh i c h wou ld n e ed to be me t f or a s a f e f u t u r e use of t h e bu i l di ng, i f a f u l l r e n ova t io n a nd su ppor t o n n ew fo u nd a t i on s is d esi r e d). A l l pa r ts of t h e g r a v i ty load r esi st i ng st r u c t u r e , e .g. roof r a f t e rs, t i e r a f t e r co n n e c t i on s, gi rde r b e ams, g i r de r be a m s uppo r t i ng, bu i l t-up wood posts, wa l l st u ds, s h e a r w a l l bo a r d sh e a t h i n g a nd n a i l i ng, a n d t empor a ry f ou nd a t io n suppo r ts a r e f a i l i n g u n de r c u r r e n t bu i l di ng code r eq u i r ed, st r u c t u r a l desi gn l oa ds. The existing red clay brick chimney shows significant structural damage (freeze-thaw damage) of individual bricks and failure of mortar joints, the chimney has separated from the wood framed building structure. Use without complete restoration of the chimney is not recommended. If the building is moved, the chimney structure would require complete re-construction and a new footing system. The current CMU block supports are not an adequate, long term foundation system for the structure. The building is not mechanically connected to a foundation system, which would resist shear and uplift forces, and it has no properly sized footings to prevent significant overall and differential settling. 3. G e n e r a l E x ist i n g B u i l d i ng A ssessm e n t The building is volatile to high gravity and lateral load events, and would not be allowed for use in any other function than: Occupancy Category I: “Minor storage facility” per ASCE 7-05, table 1-1, without significant upgrades to the structure. T h e b u i ld i ng h as p assed i n spe c t i on as “e x ist i n g, no n e con fo r m i ng” i n t h e pa st , h oweve r , i t is ou r op i n ion , t h a t t h e st r u c t u r e , i n i ts c u r r e n t st a t e , h as e x c e eded i ts “s a f e-u se” l i f e sp a n . I t is r e comm e nd ed to p r ovide st r u c t u r a l t empor a ry sho r i n g m e a su r es to p r eve n t a su dde n f a i l u r e as soon a s poss ib l e be f or e t h e n e x t wi n t e r se a so n . 3/3 C o n c l u s i o n INGHOUSE has provided a structural strengthening approach for the Crosby Barn, which includes the introduction of a structural “steel skeleton”, added to the existing wood framing members of the building. The concept allows keeping all undamaged, existing framing and the exterior shell in place and unchanged, while providing the required gravity and lateral load resisting strength per current building code for the proposed future use of the barn. Additional strengthening measures by adding new wood framing (typically by sistering onto existing framing members) will also be required in some areas. The proposed new foundation system and 1st floor framed deck supporting steel girder beams will provide the desired usage space and load capacity for a permanent barn support. Please, do not hesitate to contact us with any questions. Sincerely, INGHOUSE Lars Jensen, P.E., S.E. References: 1. Photo Documentation, October 2014 by INGHOUSE 2. Structural Pricing Drawings for “Historic Crosby Barn Renovation”, dated Nov. 7th, 2014 by INGHOUSE. © inghouse 2014ing hous e inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 phone: 508­221­2980 web: www.inghouse.net CONCEPTUAL DESIGN ‐FOR REVIEW‐NOT FOR CONSTRUCTION‐A 1 E 2 543 B D 12'‐0"20'‐0"20'‐0"20'‐4" C RAMP UP 4"‐5" REINF. CONC. BASEMENT SLAB ON GRADE 20'‐0"CLR. BASEMENT ACCESS RAMP 16'‐0" GARAGE DOOR OPENING TO BASEMENT OPTIONAL: STL COLUMN (6) TYP. IN BASEMENT © inghouse 2014ing hous e inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 phone: 508­221­2980 web: www.inghouse.net CONCEPTUAL DESIGN ‐FOR REVIEW‐NOT FOR CONSTRUCTION‐A 1 E 2 543 B D 12'‐0"20'‐0"20'‐0"20'‐4" C (E) 2x4 FLOOR JOISTS @ 24" O.C. (E) 2x8 FLOOR JOISTS @ 24" O.C. REINFORCE VIA: ADD SISTERED ON 2x8 PLY @ 24" O.C. (E) 2x8 FLOOR JOISTS @ 16" O.C. REINFORCE VIA: OPTION 1.) ADD SISTERED ON 2x8 PLY @ 16" O.C. OR: OPTION 2.) ADD STEEL BEAM BTWN STEEL GIRDER BEAMS TO CUT EXISTING 2x8 FLOOR JOIST SPAN IN HALF. PRELIMINARY LOAD ASSUMPTION FOR 1ST FLOOR RENOVATION: DL=20 PSF LL=100  PSF (E) 2x8 FLOOR JOISTS @ 16" O.C. REINFORCE VIA: OPTION 1.) ADD SISTERED ON 2x8 PLY @ 16" O.C. OR: OPTION 2.) ADD STEEL BEAM BTWN STEEL GIRDER BEAMS TO CUT EXISTING 2x8 FLOOR JOIST SPAN IN HALF. (E) 2x8 FLOOR JOISTS @ 24" O.C. REINFORCE VIA: ADD SISTERED ON 2x8 PLY @ 24" O.C. NOTES: 1.(E) PERIMETER TIMBER BEAM REMAINS IN PLACE, ROT REPAIRS AS NEEDED IN‐KIND. 2.(E) INTERIOR TIMBER GIRDER BEAMS TO REMAIN IN PLACE ALONG GRID LINES "B", "C","D" AND "2" (WILL BE SUPPORTED BY NEW STEEL BEAMS BELOW). 3.EXTERIOR BUILDING ENVELOPE WILL REMAIN AS IS. NEW RAMP ACCESS TO BASEMENT NEW STEEL TUBE COLUMN (ABOVE) EXISTING TIMBER POST TO BE REMOVED LEGEND: (E) INTERIOR PARTITION WALL CAN BE REMOVED (OPTIONAL) (E) INTERIOR PARTITION WALL CAN BE REMOVED (OPTIONAL) STL HEADER AT NEW GARAGE DOOR OPENING TO BASEMENT © inghouse 2014ing hous e inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 phone: 508­221­2980 web: www.inghouse.net CONCEPTUAL DESIGN ‐FOR REVIEW‐NOT FOR CONSTRUCTION‐A 1 E 2 543 B D 12'‐0"20'‐0"20'‐0"20'‐4" C STEEL MOMENT CONNECTIONS AT STL MOMENT FRAME LEGEND: SHEATH INTERIOR SIDE OF BLDG. END WALL TO ACHIEVE IMPROVED SHEAR WALL PERFORMANCE SHEATH INTERIOR SIDE OF BLDG. END WALL TO ACHIEVE IMPROVED SHEAR WALL PERFORMANCE SHEATH SELECTED AREAS OF INTERIOR SIDE OF BLDG. SIDE WALLS TO ACHIEVE IMPROVED SHEAR WALL PERFORMANCE SHEATH SELECTED AREAS OF INTERIOR SIDE OF BLDG. SIDE WALLS TO ACHIEVE IMPROVED SHEAR WALL PERFORMANCE NOTES: 1.(E) ROOF FRAMING TO REMAIN, REPAIRS AND STRENGTHENING WILL BE REQUIRED. © inghouse 2014ing hous e inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 phone: 508­221­2980 web: www.inghouse.net CONCEPTUAL DESIGN ‐FOR REVIEW‐NOT FOR CONSTRUCTION‐ (E) ROOF ENVELOPE TO REMAIN, TYP. NEW LVL "DRAG STRUT" NEW SHEAR WALL SEGMENT ABOVE MOMENT FRAME STL MOMENT FRAMESTL MOMENT FRAME NEW STL GIRDER BEAM (E) TIMBER GIRDER BEAM TO REMAIN, BOLTED TO SIDE OF NEW STL GIRDER BEAM NEW STL TUBE COLUMNS (E) WALL FRAMING/ENVELOPE TO REMAIN, TYP. NEW STL TUBE COLUMNS (OPTIONAL IN BASEMENT) STL GIRDER BEAM (E) FLOOR FRAMING TO REMAIN, SEE FLOOR FRAMING PLAN FOR REINFORCING REQ. NEW PLYWOOD SHEATHING ON UNDERSIDE OF TIE JOISTS/RAFTERS (CURRENTLY COVERED W/ PARTIALLY WOOD FINISH CLADDING) SECONDARY STL BEAMS TO SUPPORT EXISTING TIMBER FLOOR FRAMING, SEE FLOOR FRAMING PLAN FOR PROPOSED LOCATIONS NEW LVL "DRAG STRUT" 8FT ±8FT ±20'‐3"± © inghouse 2014ing hous e inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 phone: 508­221­2980 web: www.inghouse.net PRICING SET‐NOT FOR CONSTRUCTION‐1. CONCRETE MIXTURE, FORM‐WORK, DELIVERY AND PLACEMENT SHALL CONFORM TO ALL REQUIREMENTS OF ACI 301 (LATEST EDITION), UNLESS OTHERWISE NOTED. 2. CONCRETE MATERIALS SHALL BE: TYPE 1 OR 2 PORTLAND CEMENT, SAND AND GRAVEL AGGREGATES. CONCRETE SHALL BE AIR‐ENTRAINED PER ACI RECOMMENDATIONS. CONCRETE COMPRESSIVE STRENGTH, (F'C) IN 28 DAYS, WHEN TESTED IN ACCORDANCE WITH ACI 318‐LATEST EDITION, SHALL BE AS FOLLOWS: ALL CONCRETE WORK ‐ 3,500 PSI . 3. THE MAXIMUM CONCRETE SLUMP FOR FOUNDATION WALLS, FOOTINGS, PIERS, ETC., SHALL BE 4". THE MAXIMUM CONCRETE SLUMP FOR SLABS SHALL BE 3". EXCEPT FOR NON‐EXPOSED INTERIOR CONCRETE SLABS ON GRADE AND INTERIOR DECK SLABS. ALL CONCRETE SHALL BE AIR ENTRAINED TO 5% (+/‐ 1%). 4. ALL MIXING, TRANSPORTING, PLACING AND CURING OF CONCRETE SHALL BE DONE IN ACCORDANCE WITH THE RECOMMENDATIONS OF THE CURRENT AMERICAN CONCRETE INSTITUTE SPECIFICATIONS AND GUIDELINES. 5. NO SLAB‐ON‐GRADE INFILLS HAVE BEEN DESIGNED FOR BUOYANCY UPLIFT FORCES DUE TO GROUNDWATER OR FLOODING. 6. ALL GROUT SHALL BE NON‐SHRINK AND NON‐METALLIC WITH A MINIMUM COMPRESSIVE STRENGTH OF 5,000 PSI. THE MAXIMUM APPLICATION THICKNESS OF GROUT UNDER COLUMN BASES SHALL BE 11 2". 7. REINFORCING STEEL SHALL BE NEW DEFORMED BARS CONFORMING TO ASTM A615, GRADE 60, EXCEPT WHERE NOTED. ALL REINFORCING BARS WELDED TO A STEEL SECTION SHOULD BE OF WELDING GRADE 40. RUSTED BARS WILL BE IMMEDIATELY REJECTED AND REQUIRED TO BE REPLACED AT NO ADDITIONAL COST. 8. DETAILING OF CONCRETE REINFORCEMENT AND ACCESSORIES SHALL BE IN ACCORDANCE WITH ACI PUBLICATION 315 AND CURRENT CRSI SPECIFICATIONS, LATEST EDITIONS. 9. UNLESS OTHERWISE SHOWN ON THE DRAWINGS, REINFORCING STEEL SHALL BE PLACED TO PROVIDE THE FOLLOWING MINIMUM CONCRETE COVER: BOTTOM OF FOOTINGS    3" FORMED SIDES OF FOOTINGS    2" FOUNDATION WALLS    11 2" SLAB ON GRADE    2" BELOW TOP SURFACE 10. COLUMN ANCHOR BOLTS ARE TO BE FURNISHED AND INSTALLED ACCORDING TO DESIGN PLAN. ALL COLUMN ANCHOR BOLTS SHALL BE SET BY TEMPLATE. 11. ALL CONCRETE SHALL BE PROTECTED AGAINST FROST UNTIL PROJECT IS COMPLETED. PROVIDE PROPER CONCRETE PROTECTION OR HEAT IN COLD WEATHER AND MAINTAIN PROPER CURING PROCEDURES IN ACCORDANCE WITH ALL CURRENT ACI CODE OF STANDARD PRACTICE SPECIFICATIONS AND GUIDELINES. 12. ALL REINFORCING BARS SHALL BE COLD BENT IN ACCORDANCE TO THE PROPER RADII ESTABLISHED BY THE ACI. UNDER NO CIRCUMSTANCES SHALL HEAT BE APPLIED TO THE BARS TO OBTAIN BENDS. 13. ADDITION OF WATER TO CONCRETE MIXES AT THE SITE IS NOT ALLOWED EXCEPT FOR SUPRERPLASTICIZED MIXES, AND ONLY IN ACCORDANCE WITH THE MANUFACTURER'S MIX DESIGN SPECIFICATIONS. 14. ALL CONCRETE SHALL BE READI‐MIXED AT PLANT COMPLYING WITH ASTM C94 AND ASTM C1116. SITE MIXING IS NOT ALLOWED. 15. CHAIR BARS FOR SECURE PLACEMENT AND POSITIONING OF REINFORCING STEEL IS TO BE PROVIDED.  REINFORCING SUPPORTS SHALL BE OF PROPER HEIGHT, LENGTH, SPACING, SIZE AND MATERIAL TYPE; IN NO CASE SHALL BRICK, WOOD, OR OTHER NON‐CONFORMING REINFORCING STEEL SUPPORTS BE USED. 1. ALL FOOTINGS SHALL BEAR LEVEL ATOP UNDISTURBED OR PROOF‐ROLLED, ACCEPTABLE SOIL OR COMPACTED STRUCTURAL FILL, HAVING A MINIMUM ALLOWABLE BEARING CAPACITY OF 2,000 LB PER SQUARE FOOT. ACCEPTABLE MATERIALS ARE CONSIDERED TO BE PROOF ROLLED EXISTING GRANULAR FILL. 2. SUBSOIL BEARING STRATA SHALL BE FREE FROM ALL VEGETATION, LOAM, AND ORGANIC MATERIAL. ALL SILT, FILL, TOPSOIL, AND OTHER UNACCEPTABLE SOIL MATERIALS SHALL BE EXCAVATED AND REMOVED FROM THE SITE AT ALL FOUNDATION AND SLAB‐ON‐GRADE LOCATIONS. SPECIFIED STRUCTURAL, COMPACTED FILL SHALL BE SUBSTITUTED AT THESE LOCATIONS. 3. IF BEARING MATERIALS (OTHER THAN THOSE DESCRIBED ABOVE) WITH A LOWER ALLOWABLE BEARING CAPACITY THAN 2,000 LB PER SQUARE FOOT ARE ENCOUNTERED, THE UNSUITABLE MATERIALS SHALL BE REMOVED AND REPLACED WITH SUITABLE MATERIAL AS SPECIFIED AND APPROVED BY THE STRUCTURAL ENGINEER. 4. DO NOT BACKFILL PRIOR TO COMPLETE CONSTRUCTION OF THE 1ST FLOOR FRAMING & FLOOR SHEATHING. FDN WALLS DO NOT WITHSTAND EXISTING LATERAL SOIL PRESSURES UNTIL THE NEW FLOORS ARE IN PLACE AND COMPLETELY CONNECTED. 5. ALL FOOTINGS SHALL BE PLACED ATOP PROOFROLLED ACCEPTABLE SOILS OR COMPACTED STRUCTURAL FILL. COMPACTED TO 95% MODIFIED PROCTOR DENSITY, AFTER REMOVAL OF UNSUITABLE MATERIALS. BACKFILL UNDER ANY PORTION OF THE BUILDING FOUNDATIONS SHALL BE COMPACTED IN 6" TO 8" LIFTS OF 95% MODIFIED PROCTOR DENSITY. 6. THE STRUCTURAL ENGINEER ASSUMES NO RESPONSIBILITY FOR THE VALIDITY OF THE SUBSURFACE CONDITIONS. CONTACT THE E.O.R. PRIOR TO FOOTING CONSTRUCTION TO ALLOW REVIEW AND APPROVAL OF EXISTING SITE SOIL CONDITIONS, OR ENGAGE A LICENSED GEOTECHNICAL ENGINEER FOR VERIFICATION OF SUFFICIENT BEARING CONDITIONS. VERIFICATION OF MAXIMUM GROUND WATER LEVELS ARE BELOW BOTTOM OF PROPOSED FOOTINGS IS REQUIRED PRIOR TO CONSTRUCTION. 7. NO FOUNDATION OR SLAB SHALL BE PLACED IN WATER OR ON FROZEN GROUND. SUCH FOUNDATIONS OR SLABS PLACED IN SUCH CONDITIONS WILL BE IMMEDIATELY REJECTED AND REQUIRED TO BE FULLY REPLACED AT NO ADDITIONAL COST OR CONTRACT TIME EXTENSION. 8. ALTHOUGH GROUNDWATER ISSUES DURING CONSTRUCTION ARE NOT EXPECTED TO BE AN ISSUE, THE CONTRACTOR SHALL PROVIDE ALL SUFFICIENT MEANS OF SITE DEWATERING, AS NECESSARY, TO ENSURE FOUNDATIONS AND SLABS ARE PLACED AS SPECIFIED. 9. THE FOUNDATIONS HAVE NOT BEEN DESIGNED FOR BUOYANCY UPLIFT OR FLOOD LOADING CONDITIONS. 10. STRUCTURAL FILL: IMPORTED STRUCTURAL FILL MUST BE FREE OF ORGANIC, FROZEN, OR OTHER DELETERIOUS MATERIAL AND CONFORM TO THE GRADATION REQUIREMENTS OUTLINED BELOW. STRUCTURAL FILL SHOULD BE PLACED IN LOOSE LIFTS NOT EXCEEDING 12 INCHES THICK FOR SELF‐PROPELLED VIBRATORY ROLLERS, AND 8 INCHES FOR VIBRATORY PLATE COMPACTORS.  STRUCTURAL FILL SHALL BE PLACED WITHIN THE FOOTING‐BEARING (1H:1V) ZONE AND BELOW ALL SLABS. SIEVE SIZE STRUCTURAL FILL* (PERCENT PASSING BY WEIGHT) 8"    100 3"    70‐100 3/4"    45‐95 NO. 4 30‐90 NO. 10 25‐80 NO. 40 10‐50 NO. 200 0‐12 *NOTES:THREE INCH MAXIMUM PARTICLE SIZE WITHIN 12 INCHES OF SLAB GRADE. 1. ALL FRAMING LUMBER SHALL CONFORM TO THE LATEST EDITION OF THE AFPA "NATIONAL DESIGN SPECIFICATION FOR WOOD CONSTRUCTION", AND SUPPLEMENT "DESIGN VALUES FOR WOOD CONSTRUCTION", LATEST EDITION. MAXIMUM MOISTURE CONTENT SHALL BE 19%. 2. PRESSURE TREATED WOOD MEMBERS USED FOR PLACEMENT AGAINST CONCRETE OR MASONRY (SILLS, PLATES, ETC.) SHALL BE PRESSURE TREATED WITH ACQ PRESERVATIVE, OR APPROVED EQUAL, TO MINIMUM RETENTION OF 0.6 PCF IN ACCORDANCE WITH AWPA C3. 3. ALL EXPOSED WOOD MEMBERS USED FOR STRUCTURAL FRAMING, DECKING, STAIRS, RAILS, BRACING, ETC. SHALL BE PRESSURE TREATED WITH ACQ PRESERVATIVE, OR APPROVED EQUAL, TO MINIMUM DETENTION OF 0.6 PCF IN ACCORDANCE WITH AWPA C3. 4. ALL CONNECTORS, CONNECTIONS, FASTENERS, ETC. USED TO SECURE ACQ PRESSUE TREATED LUMBER SHALL BE TRIPLE ZINC COATED HOT DIPPED GALVANIZED OR STAINLESS STEEL. 5. THE FRAMING LUMBER SHALL BE OF THE FOLLOWING MINIMUM GRADE AND SPECIES FOR THE SPECIFIED USE. ALL LUMBER SHALL BE GRADE STAMPED BY A RECOGNIZED GRADING AGENCY AND SHALL BE KILN DRY. ALL WOOD WALL FRAMING (STUDS, SILLS, PLATES, BRIDGING, BLOCKING ETC. SHALL BE 2x6 SPF#2 OR VERSA‐STUD 1.7 2650 AS MANUFACTURED BY BOISE CASCADE. VERSA STUDS AND COLUMNS SHALL HAVE A MINIMUM ALLOWABLE FIBER BENDING STRESS Fb=2,650 PSI, AND MINIMUM AXIAL COMPRESSIVE STRENGTH Fc=3,000 PSI; AND MINIMUM MODULUS OF ELASTICITY (E)=1,700,000 PSI. SIZE OF STUDS PER PLAN SPECIFICATIONS. ALL SPECIFIED PSL SHALL BE BY WEYERHAUESER "PARALLAM PSL BEAMS",  E‐MOD=2.0x10^6 PSI, Fb=2,900 PSI, Fv=290PSI. FOLLOW ALL MANUFACTURER'S INSTRUCTIONS AND RECOMMENDATIONS IN HANDLING AND CONSTRUCTION. 6. LUMBER WHICH IS SPLIT, CRACKED, NOTCHED OR OTHERWISE ALTERED OR DAMAGED SHALL BE IMMEDIATELY REJECTED AND NOT ALLOWED FOR USE, UNLESS OTHERWISE APPROVED IN WRITING BY THE STRUCTURAL ENGINEER. 7. THE FRAMING LUMBER SHALL BE OF THE FOLLOWING MINIMUM GRADE AND SPECIES FOR THE SPECIFIED USE. ALL LUMBER SHALL BE GRADE STAMPED BY A RECOGNIZED GRADING AGENCY AND SHALL BE SURFACE DRY:    DIMENSIONAL LUMBER (FOR NON‐EXPOSED MEMBERS):       ‐FLOOR JOISTS & BEAMS:  #2 SPRUCE PINE FIR:  FB = 875 PSI, E = 1.4E6 PSI       ‐STUDS:  #2 SPRUCE PINE FIR:  FC = 1150 PSI, E = 1.4E6 PSI       ‐TIMBERS AND POSTS:  #2 SPRUCE PINE FIR (5X5 & LARGER):     FC = 500 PSI, E= 1.0E6 PSI 8. EXPOSED WOOD FRAMING SHALL BE SOUTHERN PINE, GRADE NO. 2 OR BETTER AND PRESSURE TREATED. 9. ALL LAMINATED VENEER LUMBER (LVL) TO HAVE A MINIMUM ALLOWABLE BENDING STRESS (FB) OF 2,600 PSI. THE MINIMUM ALLOWABLE COMPRESSION STRESS (FC) PERPENDICULAR TO THE GRAIN SHALL BE 750 PSI. THE MINIMUM ALLOWABLE MODULUS OF ELASTICITY (E) SHALL BE 1,900,000 PSI. INSTALL LVL'S IN STRICT ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS. REFER TO FRAMING PLANS FOR HIGHER STRENGTH LVL MEMBERS, IF NOTED, WITH ALLOWABLE BENDING STRESS (Fb) OF 3,100 PSI, AND MODULUS OF ELASTICITY (E) OF 2,000,000 PSI (VERSA‐LAM BY BOISE CASCADE). 10. DETAILS OF WOOD FRAMING SUCH AS NAILING, BLOCKING, BRIDGING, FIRESTOPPING, ETC. SHALL CONFORM TO THE LATEST EDITION OF THE NATIONAL DESIGN SPECIFICATION (AFPA), THE TIMBER CONSTRUCTION MANUAL (AITC). 11. ALL ENGINEERED LUMBER PRODUCTS SHALL BE AS MANUFACTURED BY WEYERHAUESER, BOISE CASCADE, LOUISIANA PACIFIC CORPORATION OR APPROVED EQUAL. 12. USE FULLY NAILED METAL CONNECTORS (USP, SIMPSON, OR EQUAL), JOIST, OR BEAM HANGERS WHEN JOISTS OR BEAMS FRAME INTO OTHER JOISTS OR BEAMS. PROVIDE METAL POST CAPS AND BASES FOR ALL POSTS. REFER TO FRAMING PLAN FOR CONNECTOR TYPES. 13. ALL NEW PLYWOOD  SHEATHING SHALL BE APPROVED BY THE AMERICAN PLYWOOD ASSOCIATION (A.P.A.)  AS STRUCTURAL SHEATHING MATERIAL. 14. ALL NAILS, FASTENERS, AND CONNECTORS EXPOSED TO THE WEATHER SHALL BE HOT‐DIP GALVANIZED. ALL CONNECTORS AND FASTENERS WHICH ARE USED WITH PRESSURE TREATED WOOD SHALL BE AISI 304 OR 316 STAINLESS STEEL. 15. ALL WOOD PRODUCTS SHALL BE STORED IN A DRY LOCATION. ENGINEERED LUMBER PRODUCTS WHICH ARE NOT KEPT DRY WILL BE IMMEDIATELY REJECTED AND REQUIRED TO BE REPLACED BY THE CONTRACTOR AT NO ADDITIONAL COST. 16. IN NO CASE SHALL JOISTS, RAFTERS, BEAMS, POSTS, STUDS OR ANY OTHER FRAMING MEMBER BE CUT, NOTCHED, DRILLED, OR OTHERWISE MODIFIED WITHOUT THE WRITTEN APPROVAL OF THE STRUCTURAL ENGINEER OR SPECIFIED ON THE DESIGN DRAWINGS. 1. ALL STRUCTURAL WORK SHALL BE COORDINATED WITH ARCHITECTURAL , MECHANICAL, ELECTRICAL, AND PLUMBING SPECIFICATIONS , INCLUDING THE FOLLOWING GOVERNING STANDARDS: A. THE MASSACHUSETTS STATE BUILDING CODE, 8TH EDITION (780 CMR) AND ALL OTHER AGENCIES HAVING JURISDICTION. B. AISC "SPECIFICATION FOR THE DESIGN, FABRICATION AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS", LATEST EDITION. C. ACI "BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE." (ACI 318‐08) D. THE CODE FOR WELDING IN BUILDING CONSTRUCTION BY THE AMERICAN WELDING SOCIETY (AWS D1.1) E. THE NATIONAL DESIGN SPECIFICATION FOR WOOD CONSTRUCTION (NDS), LATEST EDITION. 2. THE CONTRACTOR SHALL PROVIDE TEMPORARY SHORING AND BRACING AND MAKE SAFE ALL FLOORS, ROOFS, WALLS AND ADJACENT PROPERTY AS PROJECT CONDITIONS REQUIRE. 3. ALL CONSTRUCTION IS TO CONFORM TO THE MASSACHUSETTS STATE BUILDING CODE AND ALL APPLICABLE PRODUCT AND DESIGN STANDARDS. ABSENCE OF SPECIFIC ITEMS FROM THESE DRAWINGS DOES NOT INFER THAT THE CONTRACTOR IS RELIEVED FROM THE STATUTORY CODE REQUIREMENTS. 4. ALL MATERIALS AND METHODS OF CONSTRUCTION SHALL CONFORM TO THE APPROVED RULES AND STANDARDS FOR MATERIALS, TESTS, AND REQUIREMENTS OF ACCEPTED ENGINEERING PRACTICE AS LISTED THE MASSACHUSETTS BUILDING CODE. 5. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD PRIOR TO COMMENCING WORK. ANY DISCREPANCY BETWEEN WHAT IS SHOWN ON THE DRAWING AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED BACK TO THE ENGINEER IN WRITING BEFORE PROCEEDING WITH ANY WORK. 6. OPENINGS THROUGH THE FRAMING AND FOUNDATION MAY NOT ALL BE SHOWN ON THESE DRAWINGS. THE GENERAL CONTRACTOR SHALL DETERMINE  REQUIRED OPENINGS FOR MECHANICAL OR OTHER PURPOSES AS HE SHALL PROVIDE ADDITIONAL FRAMING AND REINFORCING STEEL FOR ALL OPENINGS WHERE REQUIRED. THE GENERAL CONTRACTOR SHALL VERIFY SIZE AND LOCATION OF ALL OPENINGS. ANY DEVIATION FROM THE OPENINGS SHOWN ON THE STRUCTURAL DRAWINGS SHALL BE BROUGHT TO THE ENGINEER'S IMMEDIATE ATTENTION FOR REVIEW. 7. FOUNDATIONS, FIRST FLOOR AND ROOF FRAMING HAVE BEEN DESIGNED FOR THE FOLLOWING LIVE LOADS: A. GRAVITY LOADS:  ‐ GROUND SNOW: 25 PSF , DESIGN SNOW:  25 PSF (25 PSF UNBALANCED);     DRIFT SNOW SURCHARGE  AT LOW ROOF: 15 PSF  ‐ 1ST FLOOR LIVE LOAD = 100 PSF    B. WIND LOAD [=CONTROLLING LATERAL FORCE] (PER MASS. BUILDING CODE AND ASCE7‐05):      ‐ WIND SPEED = 115 MPH; ‐ EXPOSURE "B" ‐ BUILDING CATEGORY II => IMPORTANCE FACTOR = 1.0 8. NOTIFY THE ENGINEER OF ANY ARCHITECTURAL MODIFICATION OR DIMENSION CHANGES THAT MAY AFFECT THE STRUCTURAL DESIGN. 9. THE FOUNDATION HAS NOT BEEN DESIGNED FOR A FLOOD HAZARD ZONE OR HYDROSTATIC FORCES, E.G. CAUSED BY HIGH GROUND WATER LEVELS. 1. STRUCTURAL STEEL ROLLED SHAPES SHALL BE NEW STEEL CONFORMING TO THE FOLLOWING ASTM DESIGNATIONS: ASTM A36                  ALL ANGLES, CHANNELS, PLATES AND MISC. FRAMING MEMBERS,                              UNLESS OTHERWISE NOTED, (MINIMUM YIELD STRENGTH FY=36,000 PSI). ASTM A307  GR."A"ALL ANCHOR BOLTS, LAG SCREWS UNLESS NOTED OTHERWISE. ASTM A325  ALL BOLTS CONNECTING STRUCTURAL STEEL MEMBERS. ASTM A500  GR."B"         ALL HSS TUBE STEEL COLUMNS (MINIMUM YIELD STRENGTH FY=46,000 PSI). ASTM A572 OR A992           ALL W‐SHAPE BEAMS (MINIMUM YIELD STRENGTH FY=50,000 PSI). ALL ANCHOR BOLTS OR FASTENERS IN CONTACT WITH PRESSURE TREATED LUMBER SHALL BE HOT DIP GALVANIZED OR STAINLESS STEEL. 2. GROUT USED UNDER COLUMN BASE PLATES SHALL BE NON‐SHRINK AND NON‐METALLIC WITH A MINIMUM COMPRESSIVE STRENGTH OF 5,000 PSI IN 28 DAYS. UNLESS OTHER APPROVED BY THE ENGINEER MAXIMUM APPLICATION THICKNESS OF THE GROUT SHALL BE 11 2 INCHES. 3. ALL STRUCTURAL STEEL DETAILS AND CONNECTIONS SHALL CONFORM TO THE STANDARDS OF THE CURRENT AISC SPECIFICATIONS FOR DESIGN, FABRICATION AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS. 4. ALL WELDING SHALL CONFORM TO THE CURRENT STANDARD OF THE AMERICAN WELDING SOCIETY (A.W.S.). ALL SHOP AND FIELD WELDS MUST BE MADE BY APPROVED CERTIFIED WELDERS. 5. ELECTRODES FOR ALL FIELD AND SHOP WELDING SHALL CONFORM TO ASTM A233 (CLASS 70). ALL WELDS NOT SHOWN SHALL BE AWS MINIMUM. ALL WELDS SHALL DEVELOP THE FULL STRENGTH OF THE MATERIAL BEING WELDED. 6. SPLICING STRUCTURAL MEMBERS WHERE NOT DETAILED ON THE DRAWING IS PROHIBITED. 7. DURING THE CONSTRUCTION PHASE IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROVIDE ALL NECESSARY, TEMPORARY SHORING AND BRACING TO MAKE THE STRUCTURE STABLE AND PLUMB BEFORE COMPLETION OF CONNECTIONS, STEEL FRAMES, SHEAR WALLS AND FLOORS. 8. TEMPORARY BRACING SHALL NOT BE REMOVED UNTIL THE STRUCTURAL FRAME IS PROPERLY SECURED TO THE LATERAL LOAD RESISTING ELEMENTS IN THE BUILDING. THE STABILITY OF THE FRAME DURING ERECTION IS THE CONTRACTOR'S RESPONSIBILITY. 9. ALL STEEL SHALL RECEIVE TWO COATINGS OF SHOP APPLIED PRIMER PAINT. TOUCH UP ALL WELDS, SCRATCHES OR SCRAPES IN PAINT AFTER ERECTION. GENERAL CONTRACTOR SHALL SELECT APPROPRIATE CORROSION PROTECTIVE PAINT COATING SYSTEM FOR ALL STEEL MEMBERS IF THE STRUCTURE REMAINS UNCONDITIONED. 10. TORCH CUTTING OR HOLE BURNING IS NOT ALLOWED, NO EXCEPTIONS. 1. THE EXISTING FRAMING HAS BEEN OBSERVED TO BE IN GENERALLY GOOD CONDITION, ONLY SHOWING FEW AREAS OF ROT AND DETERIORATION OR OTHER DAMAGE. REFER TO PLANS FOR SPECIFIED FRAMING MEMBERS IN AREAS OF REQUIRED STRENGTHENING. THE TYPICAL APPROACH SHALL BE TO LEAVE EXISTING MEMBERS IN PLACE AND ADD NEW REINFORCING STRUCTURE AS SPECIFIED. 2.  REPLACEMENT OF SOME SECTIONS OF THE PERIMETER SILL BEAM IN‐KIND MUST BE EXPECTED (EXACT QUANTIFICATION IS NOT POSSIBLE AT THIS TIME TO TO ACCESS LIMITATIONS). 3. A FEW AREAS OF ROT WERE OBSERVED DURING THE SITE VISITS, REPLACEMENT OF EXISTING FLOOR BOARDS AND POTENTIALLY REPLACEMENT OF EXISTING FRAMING MEMBERS IN KIND WILL BE REQUIRED IN THESE LIMITED AREAS. 1."BEAM POCKETS" FOR THE OPERATION & REMOVAL OF LIFTING AND SHORING BEAMS (PER SHORING CONTRACTOR) HAVE NOT BEEN SHOWN IN THIS SET OF PRICING DRAWINGS. TYPICAL BEAM POCKETS FOR SHORING OPERATIONS IN THE NEW FOUNDATION WALL ARE 24"x24" IN SIZE AND ARE PLACED 10‐15FT O.C. (DEPENDING ON LIFTING & SHORING APPROACH). PLEASE NOTE, THAT ALL TEMPORARY BEAM POCKETS WILL REQUIRE THE PLACEMENT OF REINFORCING REBAR VIA DRILL & EPOXY INSTALLATION, MATCHING THE TYP. FDN WALL REINFORCING SIZES AND SPACING. ADDITIONALLY A CONTINUOUS WATERSTOP AT  ALL COLD JOINTS IS REQUIRED: "HYDROTITE" BY GREENSTREAK. ALL BEAM POCKETS SHALL BE CAST‐IN‐PLACE CONCRETE INFILL, CMU BLOCK INFILLS WILL NOT BE PERMITTED. 2. FIINAL SHORING METHODS AND LOCATION OF TEMPORARY ACCESS OPENINGS IN THE PROPOSED FOUNDATION WALL SYSTEM AS WELL AS TEMPORARY BRACING OF THE STRUCTURE DURING LIFTING AND/OR MOVING OPERATIONS MUST BE COORDINATED WITH AND APPROVED BY THE STRUCTURAL ENGINEER OF RECORD. IF THE OWNER IS REQUIRED TO RE‐CONSTRUCT THE EXISTING MASONRY CHIMNEY, THE FOLLOWING GENERAL REQUIREMENTS SHALL BE MET: *  NEW REINFORCED CONCRETE FOOTING BELOW NEW CHIMNEY IN ACCORDANCE WITH LOADING REQUIREMENTS. *  8" CMU BLOCK SHAFT CONSTRUCTION, REINFORCED VERTICALLY W/ #5 BARS @ 16" O.C. IN FULLY GROUTED CELLS, REINFORCED MASONRY BOND BEAMS AT 8 FT O.C. (VERTICALLY). * CLAY BRICK VENEER SHALL BE NEW BRICK CONSTRUCTION W/ MASONRY VENEER ANCHOR TIES PER ENGINEERED SPECIFICATION TO CMU CHIMNEY SHAFT, TYP. * THE CHIMNEY SHALL BE SELF SUPPORTING & NOT TIED TO THE EXISTING BUILDING STRUCTURE. © inghouse 2014ing hous e inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 phone: 508­221­2980 web: www.inghouse.net PRICING SET‐NOT FOR CONSTRUCTION‐A 1 E 2 543 B D 12'‐0"20'‐0"20'‐0"20'‐4" C RAMP UP 16" THK. CONCRETE FOOTING, REINF. W/ #5 BARS @ 8" O.C. EA. WAY, 3" UP FROM BOTTOM, (6) FTGs TYP. 20'‐0"CLR. BASEMENT ACCESS RAMP 16'‐0" GARAGE DOOR OPENING TO BASEMENT STEEL EMBEDMENT PLATE, SEE TYPICAL DETAIL LEGEND: (N) HSS 5x5x 5 16   W/ 1'‐0"x1'‐0"x1" THK. STL BASE PLATES, SHOP WELD STL COL VIA 1 4" FILLET ALL AROUND TO BASE & CAP PLATES, TYP. ATTACH TO FTG VIA. (4)‐5/8" DIA. ANCHOR BOLTS W/ 8" MIN. EMBEDMENT DEPTH INTO CONCRETE (DRILL & EPOXY W/ HILTI HY150 OR APPROVED EQUAL). 6'‐6"6'‐6"6'‐6" 6'‐6"6'‐6"6'‐6" 72'‐4"± BM POCKET FOR GARAGE HEADER BM POCKET FOR GARAGE HEADER 5" THK. CONCRETE SLAB, REINFORCE W/ 6x6‐W2.1xW2.1 WIRE WELDED FABRIC, PLACE REINFORCING 2" BELOW T.O. SLAB ATOP CHAIR BARS, TYP. C.J. C.J.CRACK CONTROL JOINT, SEE TYPICAL CONCRETE DETAILSC.J. C.J. C.J.C.J.C.J.C.J.C.J.C.J. 12'‐0" 10" THK. REINF. CONC. FDN WALL 2'‐0" x 12" THK. FTG 10" THK. REINF. CONC. FDN WALL 2'‐0" x 12" THK. FTG NOTES: 1.THIS PLAN DOES NOT SHOW BEAM POCKET LOCATIONS OR SIZES FOR LIFTING BEAMS. COORDINATION W/ LIFTING CONTRACTOR IS REQUIRED. TYPICALLY 24" x 24" POCKETS ARE SUFFICIENT FOR SHORING/LIFTING BEAMS @ APPROXIMATELY 10FT TO 15FT O.C. ‐PLEASE NOTE‐: ALL POCKETS FOR LIFTING/SHORING EQUIPMENT MUST BE INFILLED W/ CAST‐IN‐PLACE CONCRETE AFTER PLACEMENT OF DRILLED IN REINFORCING BARS IN HORIZONTAL AND VERTICAL DIRECTION (TO MATCH TYP. WALL REINFORCING IN SIZE AND SPACING). PERIMETER OF POCKET REQUIRES PLACEMENT OF CONTINUOUS WATERSTOP ("HYDROTITE" BY GREENSTREAK). 2. THE FOUNDATION WALLS SHALL BE COATED WITH AN EXTERIOR SIDE DAMPPROFING SYSTEM. 3. PLACEMENT OF A PERIMETER DRAINAGE PIPE IS TYPICALLY RECOMMENDED. PLEASE REFER TO CIVIL ENGINEERING RECOMMENDATIONS FOR THE SITE & SOIL CONDITIONS. 7'‐0" 4'‐2"10"2'‐0" 7'‐0" 4'‐2"10"2'‐0" CANTILEVERED RETAINING WALL SYSTEM: 10" THK. CONC. STEM WALL W/ 12FT MAX RETAINED HEIGHT REINFORCE 2" CLR. FROM EXTERIOR FACE (SOIL SIDE) W/ #6 VERTICAL BARS @ 8" O.C. PROVIDE #6 DOWELS W/ STD. HOOKED ENDS IN FTG W/ 24" LAP LENGTH WITH VERT. BARS #5 HORIZONTAL BARS @ 14" O.C., TYP. IN STEM WALL 14" THK. DUAL LAYER REINFORCED CONCRETE FOOTINGS W/: #5 TRANSVERSE BARS @ 16" O.C., 3" UP FROM B.O. FTG #5 TRANSVERSE BARS @ 12" O.C., 2" BELOW T.O. FTG #5 LONGITUDINAL BARS @ 16" O.C. TOP & BOTTOM REBAR LAYER FOOTINGS CAN BE STEPPED @ REINFORCING DECREASED AS RETAINING HEIGHT DECREASES. ABOVE SHOWS REQUIREMENTS FOR MAXIMUM RETAINED HEIGHT ONLY. 5" THK. CONCRETE SLAB @ RAMP, REINFORCE W/ 6x6‐W2.1xW2.1 WIRE WELDED FABRIC, PLACE REINFORCING 2" BELOW T.O. SLAB ATOP CHAIR BARS, TYP. C.J. C.J. C.J. FOOTINGS @ BASEMENT ACCESS WILL BE "SHALLOW FROST PROTECTED" VIA 2" THK. RIGID FOAM INSULATION BELOW EXTERIOR SLAB ON GRADE, EXTENDING 3FT FROM EXTERIOR FACE OF BUILDING (OUTWARD) © inghouse 2014ing hous e inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 phone: 508­221­2980 web: www.inghouse.net PRICING SET‐NOT FOR CONSTRUCTION‐A 1 E 2 543 B D 12'‐0"20'‐0"20'‐0"20'‐4" C (E) 2x4 FLOOR JOISTS @ 24" O.C. TO REMAIN PRELIMINARY LOAD ASSUMPTION FOR 1ST FLOOR RENOVATION: DL=20 PSF LL=100  PSF NOTES: 1.(E) PERIMETER TIMBER BEAM REMAINS IN PLACE, ROT REPAIRS AS NEEDED IN‐KIND. PROVIDE NEW 5 8" DIA. ANCHOR BOLTS THRU SILL BEAM @ 3'‐0" O.C., W/ NUT AND 3x3x1 4 STL PLATE WASHERS, TYP. ANCHORS TO BE DRILL AND EPOXY W/ HILTI HIT HY150 OR APPROVED EQUAL, PROVIDE 8" MIN. EMBEDMENT DEPTH INTO CONC. FDN WALL, TYP. 2.(E) INTERIOR TIMBER GIRDER BEAMS & (E) CLEATS ON EACH SIDE OF GIRDERS TO REMAIN IN PLACE ALONG GRID LINES "B", "D" AND "2" (WILL BE SUPPORTED BY NEW STEEL BEAMS BELOW). FASTEN STL BEAM FLANGE W/ 4" LONG TIMBERLOK SCREW @ 4'‐0" O.C. (DRIVEN FROM BOTTOM THROUGH DRILLED HOLE IN STL BEAM TOP FLANGE), ALTERNATE SIDES OF WEB, TYP. 3.EXTERIOR BUILDING ENVELOPE WILL REMAIN AS IS. 4.PER PRELIMINARY FIELD REVIEW, IT IS ASSUMED THAT THE EXISTING FLOOR'S 2x8 FLOOR JOISTS @ 16" O.C. ARE CONTINUOUS AT THE CURRENT CENTER SUPPORT. FINAL CONDITIONS SHALL BE VERIFIED IN THE FIELD PRIOR TO CONSTRUCTION OF THE SUGGESTED CHANGE OF SUPPORT LOCATIONS VIA NEW STL BEAMS AT 3RD POINTS OF THE TOTAL SPAN (20'±). 5.ALL STL CAP PLATES SHALL BE 1 2" THK. AND MATCH FLANGE WIDTH. CONNECTIONS CAN EITHER BE FIELD WELDED OR BOLTED. STEEL GIRDER BEAM SHALL RECEIVE FULL HEIGHT 3 8" THK. STIFFENER PLATES AT COLUMN SUPPORT LOCATIONS, EA. SIDE OF WEB, TYP., FULLY WELDED. NOTE: USE STIFFENER PLATES TO CONNECT PERPENDICULAR STL BEAMS. LEGEND: (E) INTERIOR PARTITION WALL CAN BE REMOVED (OPTIONAL) 3 W10 x 33 STL BEAM INSTALL BELOW (E) 4"x6" TIMBER BEAM AND CLEATS, CUT (E) TIMBER BEAM AT NEW STL COLUMNS ABOVE W10 x 33 STL BEAM INSTALL BELOW (E) 4"x6" TIMBER BEAM AND CLEATS, CUT (E) TIMBER BEAM AT NEW STL COLUMNS ABOVE W10 x 33 STL BEAM INSTALL BELOW (E) 4"x6" TIMBER BEAM AND CLEATS, CUT (E) TIMBER BEAM AT NEW STL COLUMNS ABOVE W10 x 33 STL BEAM W10 x 33 STL BEAM W10 x 33 STL BEAMW10 x 33 STL BEAMW10 x 33 STL BEAM 11K 11K 11K11K 11K11K 11K W8 X 13 W10 x 33 STL BEAM INSTALL BELOW (E) 4"x6" TIMBER BEAM AND CLEATS, CUT (E) TIMBER BEAM AT NEW STL COLUMNS ABOVE NEW RAMP ACCESS TO BASEMENT (N) HSS 6x6x3 8  (ABOVE) EXISTING TIMBER POST TO BE REMOVED (AFTER COMPLETION OF NEW LOAD PATH) (E) INTERIOR PARTITION WALL CAN BE REMOVED (OPTIONAL) W10x19 @ NEW 16'‐0" WIDE GARAGE DOOR OPENING TO BASEMENT 11K W10 x 33 STL BEAM INSTALL BELOW (E) 4"x6" TIMBER BEAM AND CLEATS, CUT (E) TIMBER BEAM AT NEW STL COLUMNS ABOVE W10 x 33 STL BEAM W10 x 33 STL BEAM INSTALL BELOW (E) 4"x6" TIMBER BEAM AND CLEATS, CUT (E) TIMBER BEAM AT NEW STL COLUMNS ABOVE 11K 11K 11K 11K 11K 11K 11K 11K 11K 11K W8 X 13 W8 X 13 W8 X 13 6K6K 6K 6K 6K 6K6K 6K (N) HSS 5x5x 1 4 STL COLUMN (ABOVE) PRICING: INCLUDE FRAMED OPENING AND STAIRS DN TO BASEMENT FOR INTERIOR BASEMENT ACCESS, FINAL LOCATION IN AREA OF GRIDLINES "A" TO "E" AND "1" TO "2" TO BE DETERMINED. © inghouse 2014ing hous e inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 phone: 508­221­2980 web: www.inghouse.net PRICING SET‐NOT FOR CONSTRUCTION‐A 1 E 2 543 B D 12'‐0"20'‐0"20'‐0"20'‐4" C W14 X 38 STL BEAM ADD (N) 2x4 STUDS @ 16" O.C. (CARRY ENTIRE WALL FOR PRICING PURPOSES). SHEATH INTERIOR SIDE OF BLDG. END WALL W/ 1 2" THK. PLYWOOD SHEATHING, NAIL W/ 8d NAILS @ 4" O.C. AT ALL PANEL EDGES AND 8" O.C. IN FIELD, TYP. NOTES: 1.ALL (E) ROOF FRAMING TO REMAIN, REPAIRS AND STRENGTHENING WILL BE REQUIRED AS NOTED. 1 1 1 1 1 1 1 1 1 2 222 2 2 2 3 4 44 4 4 SINGLE PLATE CONNECTION (BOLTED/WELDED) @ SPLICE: 3 8" THK. STL PLATE, WELD (3) SIDES W/ 1 4" FILLET, BOLT W/ (4)‐3 4" DIA. ASTM A325 W14x38  STL BEAM 4'‐0" SPLICE 4'‐0" SPLICE 4'‐0" SPLICE (N) HSS 6x6x3 8 STL COLUMN BELOW STL GIRDER BEAM 4'‐0" SPLICE W14x38  STL BEAM W14x38  STL BEAM W14 X 38 STL BEAMW14 X 38 STL BEAM (N) HSS 5x5x 1 4 STL COLUMN, HANG W8 TO SIDE OF HSS COL W/ MOMENT CONNECTION SIMPSON "H2.5A" HURRICANE TIES @ 24" O.C., ALTERNATE SIDES ON ROOF RAFTERS PRICING ALTERNATE: "NEW 2ND FLOOR FRAMING (AREA: GRID "A" TO "E", "1" TO "2"), INCL. STAIR ACCESS FROM FIRST FLOOR". * 2x10 @ 16" O.C. W/ FULL DEPTH SOLID BLOCKING AT MID SPAN.  HUNG ON LEDGER (CARRY (3) TIMBERLOK SCREWS @ 16" O.C. FOR CONNECTION) AT EXTERIOR WALL, NEW BRG. WALL ON INTERIOR SIDE. * 3 4" PLYWOOD SHEATHING, NAIL W/ 8d AT 6" O.C., TYP. ADD (N) 2x6 STUDS @ 16" O.C. (ENTIRE WALL). SHEATH INTERIOR SIDE OF BLDG. END WALL W/ 1 2" THK. PLYWOOD SHEATHING, NAIL W/ 8d NAILS @ 4" O.C. AT ALL PANEL EDGES AND 8" O.C. IN FIELD, TYP. ADD (N) 2x6 STUDS @ 16" O.C. (ENTIRE WALL). SHEATH INTERIOR SIDE OF BLDG. END WALL W/ 1 2" THK. PLYWOOD SHEATHING, NAIL W/ 8d NAILS @ 4" O.C. AT ALL PANEL EDGES AND 8" O.C. IN FIELD, TYP. ADD (N) 2x6 STUDS @ 16" O.C. (ENTIRE WALL). SHEATH INTERIOR SIDE OF BLDG. END WALL W/ 1 2" THK. PLYWOOD SHEATHING, NAIL W/ 8d NAILS @ 4" O.C. AT ALL PANEL EDGES AND 8" O.C. IN FIELD, TYP. SEE SECTION FOR DETAILS ON NEW 5 8" THK. PLYWOOD SHEATHING AT ENTIRE UNDERSIDE OF INTERIOR "COFFERED" CEILING. USE FULL 4'x8' SHEETS AS POSSIBLE, PLACE W/ LONG AXIS PERPENDICULAR TO RAFTERS, STAGGER JOINTS. (UNBLOCKED DIAPHRAGM: NAIL W/ 8d ANNULAR RING NAILS @ 4" O.C. AT ALL PANEL EDGES AND 8" O.C. IN FIELD, TYP.) LEGEND: STEEL MOMENT CONNECTION © inghouse 2014ing hous e inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 phone: 508­221­2980 web: www.inghouse.net PRICING SET‐NOT FOR CONSTRUCTION‐A 1 E 2 543 B D 12'‐0"20'‐0"20'‐0"20'‐4" C PROVIDE NEW 2x8 TIE JOISTS FOR MISSING OR DAMAGED (E) TIE JOISTS IN (5) LOCATIONS ADD (4)‐4" LONG TIMBERLOK SCREWS (BY FASTENMASTER) @ EA. TIE JOIST‐TO‐RAFTER FACE LAP CONNECTION. EXISTING NAILS TO REMAIN IN PLACE, TYP. ENTIRE ROOF (E) BUILT‐UP TIMBER GIRDER BEAM TO REMAIN, NEW STEEL GIRDER BEAM TO BE ADDED, SEE ATTIC LEVEL FRAMING PLAN & SECTION FOR DETAILS 1 1 1 22 2 2 3 3 3 4 4 4 4 4 44 5 5 5 55 5 5 6 6 6 5 5 5 ADD (4)‐4" LONG TIMBERLOK SCREWS (BY FASTENMASTER) @ EA. TIE JOIST‐TO‐RAFTER FACE LAP CONNECTION. EXISTING NAILS TO REMAIN IN PLACE, TYP. ENTIRE ROOF NOTES: 1.GENERALLY ALL EXISTING FRAMING SHALL REMAIN IN PLACE, SPECIFIED NEW (N) MEMBERS SHALL BE ADDED TO THE EXISTING FRAMING. PROVIDE NEW (2)‐2x8 RAFTERS FOR CUT AND SPLICED (E) ROOF RAFTERS IN (5) LOCATIONS, EA. SIDE OF ROOF (E) BUILT‐UP TIMBER GIRDER BEAM TO REMAIN, NEW STEEL GIRDER BEAM TO BE ADDED, SEE ATTIC LEVEL FRAMING PLAN & SECTION FOR DETAILS PROVIDE (N) 2x6 STUDS @ 16" O.C. AT ATTIC LEVEL. PLACE NEW STUDS ON INTERIOR SIDE OF (E) HORIZONTAL FRAMING. CONNECT VIA. NAIL/SCREW CONNECTION FROM EXTERIOR SIDE TO (E) BOARD SHEATHING/ REPAIRED BOARD SHEATHING (APPROX. 25% EXTERIOR BOARD SHEATHING REPAIRS AT THE GABLE END WALL) PROVIDE (N) FULL DEPTH SOLID 2x BLOCKING BTWN ROOF RAFTERS AT RIDGE. BLOCKING SHALL BE TOE NAILED TO RAFTER FACE, TYP. PROVIDE SIMPSON "CS‐16" COIL STRAP ON UNDERSIDE OF BLOCKING, CONTINUOUS ALONG ENTIRE LENGTH OF RIDGE. ADD 2x6 COLLAR TIES @ 48" O.C., DIRECTLY BELOW BLOCKED RIDGE LINE (AFTER COIL STRAP INSTALLATION), FACE NAIL EACH END W/ (4)‐10d NAILS, TYP. CONNECT EA. (E) RAFTER END VIA 8" LONG TIMBERLOK SCREW, DRIVEN VERTICALLY FROM TOP DOWN INTO THE CENTER OF THE EXISTING TIMBER GIRDER BEAM. SCREWS MUST HAVE A MINIMUM OF 3" EMBEDMENT DEPTH INTO TIMBER GIRDER, TYP. PROVIDE (N) FULL DEPTH SOLID 2x BLOCKING BTWN ROOF RAFTERS DIRECTLY ABOVE TIE JOIST CONNECTION. TOE NAIL BLOCKING TO RAFTERS, TYP. CONNECT EA. (E) RAFTER END VIA 8" LONG TIMBERLOK SCREW, DRIVEN AT APPROX. 30 DEG FROM VERTICAL FROM INTERIOR FACE THROUGH STUD, AND WALL TOP PLATE INTO CENTER OF ONE RAFTER PLY, PROVIDE 3" MIN. EMBEDMENT DEPTH, INTO RAFTER, TYP. SCREW HEADS CAN BE DRIVEN FLUSH WITH INTERIOR FACE OF STUD (AND CONCEALED BEHING NEW FINISHES). (E) OVERFRAMED ROOF TO REMAIN EXISTING RIDGE BOARD TO REMAIN. ADD  2x6 COLLAR TIES @ 48" O.C., DIRECTLY BELOW EXISTING RIDGE BOARD, FACE NAIL EACH END W/ (4)‐10d NAILS, TYP. LEGEND: NEW (2)‐13 4" x 51 2" LVL ("DRAG STRUT"), TYP. ALIGNED W/ W8 STL MOMENT FRAME HEADER. REFER TO SECTION FOR CONNECTION DETAILS. © inghouse 2014ing hous e inghouse, PC P.O. Box 102 Marstons Mills, MA 02648 phone: 508­221­2980 web: www.inghouse.net PRICING SET‐NOT FOR CONSTRUCTION‐ 1 1 1 2 2 2 ENTIRE (E) ROOF ENVELOPE (MAIN AND SIDE ROOFS) TO REMAIN, TYP. NEW SHEAR WALL SEGMENT ABOVE MOMENT FRAME W8 x 13 @ STL MOMENT FRAME NEW STL GIRDER BEAM, SEE PLAN NEW STL TUBE COLUMNS, SEE PLAN FOR LOCATIONS ENTIRE (E) WALL FRAMING/ENVELOPE TO REMAIN, TYP. W10 X 33  STL GIRDER BEAM (E) FLOOR FRAMING TO REMAIN, SEE FLOOR FRAMING PLAN FOR REINFORCING REQ. 8FT ±8FT ±20'‐3"± (N) KNEE WALL ABOVE (N) STL GIRDER BM, FRAME W/ 2x6 STUDS @ 24" O.C., ALIGN STUDS W/ ROOF RAFTER ABOVE, PROVIDE BEVELED TOP PLATE, SHEATH W/ 1 2" PLYWOOD, NAILED W/ 8d NAILS @ 4" O.C., TYP. CONNECT BEVELED TOP PLATE W/ (2)‐6" LONG TIMBERLOK SCREWS TO EA. ROOF RAFTER, CONNECT BOTTOM 2x6 PLATE VIA "P.A.F.", E.G. HILTI "X‐DS" @ 8" O.C. STAGGERED TO TOP FLANGE OF STL GIRDER BEAM BOLTED OR FIELD WELDED MOMENT CONNECTIONS (N) KNEE WALL ABOVE (N) STL MOMENT FRAME HEADER, FRAME W/ 2x4 STUDS @ 16" O.C., ALGIND STUDS W/ ROOF RAFTER ABOVE, SHEATH ONE SIDE W/ 1 2" PLYWOOD, NAILED W/ 8d NAILS @ 4" O.C., TYP. CONNECT TOP PLATE W/ 3" LONG TIMBERLOK SCREWS @ 8" O.C. TO LVL DRAG STRUT ABOVE, CONNECT BOTTOM 2x4 PLATE VIA "P.A.F.", E.G. HILTI "X‐DS" @ 8" O.C. STAGGERED TO TOP FLANGE OF STL GIRDER BEAM W8 x 13 @ STL MOMENT FRAME 3 3 1 4" THICK x 4" WIDE STEEL SIDE PLATES, (2) PER CONNECTION. CONNECT W/ (2)‐ 3 4" DIA. ASTM A307, GR."A" THROUGH BOLTS TO EACH LVL DRAG STRUT END. PROVIDE 2" END DISTANCE ON STL PLATE, 3" SPACING, 7" END DISTANCE ON LVL MEMBER FOR THRU BOLTS. CENTER BOLTS ON STL PLATES AND FACE OF LVL DRAG STRUTS, TYP.(N) STL FRAMING SYSTEM TO BE CONSTRUCTED BELOW THE (E) TIMBER FRAMED SYSTEM 12'‐5"± 4 NEW PLYWOOD SHEATHING ON UNDERSIDE OF TIE JOISTS/RAFTERS (CURRENTLY COVERED W/ PARTIALLY WOOD FINISH CLADDING), SEE PLAN FOR NAILING REQUIREMENTS. 4 44 5 (E) TIMBER GIRDER BEAM (TYP. ALONG GRID LINES "B" AND "D") TO REMAIN. BOLT TIMBER BEAM TO SIDE OF NEW STL GIRDER BEAM W/ 3 4" DIA. ASTM A307, GR."A" THRU BOLTS STAGGERED @ 12" O.C. , PROVIDE 3" EDGE DISTANCE ON TIMBER, TYP. 2" DIA. HARDENED WASHER REQIRED ON TIMBER SIDE. COUNTERSINK BOLTS ON INTERIOR FACE. NEW 2x BLOCKING ON FLAT BETWEEN (E) ROOF RAFTERS ATOP (E) TIMBER GIRDER BEAM. NAIL BLOCKING W/ (2) ROWS OF 8d NAILS @ 3" O.C.  TO TIMBER GIRDER. DIAPHRAGM EDGE NAIL NEW INTERIOR SHEATHING TO BLOCKING W/ 8d NAILS @ 3" O.C., TYP. 5 5 SEE PLAN NOTES FOR REINFORCING AT RIDGE 6 NEW (2)‐13 4" x 51 2" LVL ("DRAG STRUT") TYPICALLY ALIGNED W/ W8 STL MOMENT FRAME HEADER. (E) ROOF RAFTERS TO REMAIN IN PLACE & CAN BE INCORPORATED INTO DRAG STRUT IF NEEDED. NAIL NEW INTERIOR 5 8" THK SHEATHING ON UNDERSIDE OF DRAG STRUT W/ (2) ROWS OF 8d ANNULAR RING NAILS @ 3" O.C. (EA. ROW INTO ONE PLY OF LVL DRAG STRUT), STAGGER ROWS. 6 6 6'‐9"±6'‐9"±6'‐9"± LEGEND: ALL (E) TIE BEAMS AND TIE RODS CAN REMAIN IN PLACE (NOT SHOWN) CONTROL JOINT CONSTRUCTION JOINT INTERSECTIONCORNER 2'‐0" (TYPICAL) 1‐#3 LONG AT EACH CORNER AT MID‐DEPTH OF SLAB 30 BAR DIA. MIN. SLABSWALLS 1‐#4 BAR AT EACH SIDE OF OPENING CENTERED ON WALL. DWLS TO MATCH ALL HORIZ. WALL REINF. 40 BAR DIA. LAP (TYPICAL) 40 BAR DIA. (TYPICAL) CONCRETE WALL PROVIDE VEE‐NOTCH ALL SIDES. FILL SAME AS FOR CONTROL JOINTS 2x4 CONT. FORMED VERTICAL KEY WAY EXTEND 100% OF HORIZ. WALL REINF. THRU CONST. JOINT (MAXIMUM SPACING = 40 FT O.C. AND NOT WITHIN 10 FT OF ANY CORNER) 3 4" DEEP FORMED VEE‐NOTCH, EACH SIDE AND TOP OF WALL. CONCRETE WALL AFTER FULL CONC. CURE, FILL VEE‐NOTCH W/ MULTI‐COMPONENT URETHANE SEALANT (AS SPECIFIED) (MAXIMUM SPACING = 12 FT O.C.) NOTE: ALL HOLES SHALL BE FORMED OR CORED. IF CORED, ALL CORNERS OF SQUARE OPENINGS SHALL BE CORED FIRST BEFORE SAWCUTTING. OVER CUTS ARE NOT ALLOWED 2" (TYP) DWLS TO MATCH ALL HORIZ. REINF. 2'‐0"x2'‐0" CORNER BARS TO MATCH HORIZ. WALL REINF. SAW CUT OR FORMED CONTROL JOINT ‐ FILL W/ FLEXIBLE EPOXY FILLER (AS SPECIFIED) SPECIFIED WWF REFER TO PLAN FOR DEPTH OF WWF SPECIFIED SUB‐BASE SPECIFIED SUB‐BASE SAW CUT OR FORMED CONTROL JOINT ‐ FILL W/ FLEXIBLE EPOXY FILLER (AS SPECIFIED) EXTEND SPECIFIED WWM 18" MINIMUM THROUGH JOINT. TO LAP W/ ADJACENT SLAB MESH. CONTINIIOUS 11 2"x 11 2" FORMED KEYWAY‐CENTERD. REFER TO PLAN FOR DEPTH OF WWF SPECIFIED WWF 2‐ROWS OF 16d NAILS @ 12" O.C. 3‐ROWS OF 16d NAILS @ 12" O.C. , EA. FACE, TYP. 10d NAILS @ 8" O.C. STAGGERED.16d NAILS @ 8" O.C. STAGGERED, EA. SIDE, TYP.. 2‐PLY 3‐PLY 2‐PLY 3‐PLY 4‐PLY 2‐ROWS OF 63 4" LONG TRUSSLOK SCREWS @ 16" EA. FACE, TYP. 2" CLR. #5 @ 14" O.C HORIZ., TYP.; PROVIDE DBL #5 TOP BARS 2'‐0" 7" 10" WALL7" 10" THK. CONC. FDN WALL #5 @ 12" O.C. VERTICAL, CENTERED IN 10" CONCRETE FOUNDATION WALL T.O. SLAB ELEV.= SEE PLAN #4 @ 18 O.C. TRANSVERSE BARS. (4)‐#5 CONT. LONGITUDINAL BARS, BOTTOM, EQUALLY SPACED. T.O.F. ELEV.= SEE FDN PLAN T.O.CONC. WALL ELEV.= SEE PLAN FINISH GRADE EXISTING BLDG'S FRAMED WALLS AND BOARD SHEATHING TO REMAIN, SEE PLAN FOR NEW SHEATHING ON INTERIOR SIDE AND NEW STUD FRAMING AT GABLE END WALLS. PROVIDE CONT. ASPHALTIC BOND BREAKER COATING, TYP. (E) SILL BEAM & ANCHOR BOLTS: (E) PERIMETER TIMBER BEAM REMAINS IN PLACE, ROT REPAIRS AS NEEDED IN‐KIND. PROVIDE NEW 5 8" DIA. ANCHOR BOLTS THRU SILL BEAM @ 3'‐0" O.C., W/ NUT AND 3x3x1 4 STL PLATE WASHERS, TYP. ANCHORS TO BE DRILL AND EPOXY W/ HILTI HIT HY150 OR APPROVED EQUAL, PROVIDE 8" MIN. EMBEDMENT DEPTH INTO CONC. FDN WALL. #5 @ 12" O.C. VERTICAL DOWELS, CENTER IN FTG/WALL, LAP 24" W/ VERT. WALL REINFORCING, TYP. ALTERNATE SIDES W/ HOOKED ENDS, TYP. SEE PLAN FOR SLAB REINFORCING, PLACE WWF 2" BELOW T.O. SLAB, TYP. VAPOR BARRIER, TYP. 2" EDGE DIST. BOLT ℄ (E) FLOOR FRAMING TO REMAIN, SEE PLAN FOR REINFORCING PROVIDE ASPHALTIC COATING BELOW (E) TIMBER SILL FOR CAPILARY BREAK BTWN CONC. FDN WALL AND TIMBER FRAMING, TYP. T.O. CONC WALL 0'‐10" L6x6x1 2"x10" LONG CAST IN PLACE 12"X12"X1 2" THICK STEEL PLATE W/ (2) ROWS OF FULLY WELDED 3 4" DIA. X 713 16" LONG HEADED STUDS SPACED 8" HORZ. AND 8" VERTICAL, PLACE PLATE ACCORDINGLY TO RECEIVE ANGLE. W8 BEAM, SEE PLAN ATTACH BEAM TO ANGLE W/ (4)‐3 4" DIA. ASTM A325 BOLTS, TWO ON EA. SIDE OF WEB (MAIN STL GIRDERS ONLY ‐ OTHERS USE (2) BOLTS) 1 2" FRAMING NOT DETAILED 2" 1'‐0" 2" TYP. WELDED STUD PROVIDE NAIL HOLES AT ALL FOUR CORNERS OF PLATE TO ALLOW FASTENING TO INSIDE FACE OF FORMS (1 2" MIN. EDGE DISTANCE) PLAN VIEW OF EMBEDMENT PLATE 3 8" THK STL STIFFENER PLATE, WELDED W/ 316 FILLET WELD EA. SIDE OF PLATE, FULL LENGTH TO STL ANGLE LEGS; CENTER ON ANGLE LENGTH 2x NAILER ATOP STL BM, CONNECT VIA 1 2" DIA. THRU BOLTS @ 24" O.C. , STAGGERED 1'‐0" 4"  COL   PLATE. 1 4" 1" DIA. SHOP DRILLED HOLES FOR 3 4" DIA. ASTM A307 GR."A" ANCHOR BOLTS W/ HEX HEADS / OR DRILL & EPOXY ANCHOR RODS. ANCHOR BOLT MIN. EMBED DEPTH INTO CONCRETE SHALL BE 0'‐8", PROVIDE OVERSIZE, HARDENED WASHERS & NUTS. SET ANCHOR BOLTS BY TEMPLATE. 1" THICK STEEL BASE PLATE SEE PLAN FOR COL. SIZE 4"2" NOTE FOR TYP. STL CAP PLATES: ALL STL COLUMNS SHALL RECEIVE 1 2" THICK A36 CAP PLATES TO MATCH WIDTH OF ABOVE BEAM FLANGE AND PROVIDE LENGTH TO ALLOW CONNECTION VIA (4)‐3 4" DIA. ASTM A325 THROUGH BOLTS W/ MIN. 11 4" EDGE DISTANCE, TYP. ALL CAP PLATES SHALL BE WELDED ALL AROUND VIA 1 4" FILLET WELD TO STL COLUMN,TYP.