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HomeMy WebLinkAboutFile Documents.834 W Hallam St.0010.2018 (52).ARBKMarkup Summary 3-7-2018 Page: A-106 PROPOSED ROF PLAN Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf Please clarify the style of the gutter (half-round or K-style) and downspouts, and the material. Whether they are galvanized or painted has to be reviewed and approved by HPC staff and monitor, not left as TBD on the drawings. Same for flashing and snow clips. Please specify the exact proposed clip. Clips on the historic house are to be limited in number and extent to minimum code requirement. PermitSet.834WHallam.2018.02.pdf (22) Page: A-108 PROPOSED MAIN LEVEL FINISH FLOR PLAN Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf The east lightwells require clarification and redesign. In basement plans they are depicted as attached to the foundation wall, but in first floor plans the southeast lightwell appears to float away from the foundation wall and the northeast lightwell is obstructed by the proposed bay window above it (which must be removed in any case.) The top of the lightwells must be the minimum height above grade that is allowed by code. The permit suggests that they would project some 2’ above grade. Page: A-201 ELEVATIONS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf The permit must correctly depict the water table that the clapboard siding dies into, on all sides of the house. The water table sits directly below the brackets on the bay window. Page: A-201 ELEVATIONS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf Please add a note to the drawings clarifying that all historic exterior trim will be preserved. GRID TO EXTERIOR FACE OF PROPOSED WOOD FRAMING G Please clarify the style of the gutter (half-round or K-style) and downspouts, and the material. Whether they are galvanized or painted has to be reviewed and approved by HPC staff and monitor, not left as TBD on the drawings. Same for flashing and snow clips. Please specify the exact proposed clip. Clips on the historic house are to be limited in number and extent to minimum code requirement. 124 108 114 112 117 116 118 105A 105B 106B 111 113 103A 103D 128 120121122 115 103C 105 123 119 103B 106A 107X 104X103X 102X 106 127125126 104A 107A 66 7 B B D D 101 T.O.PLY99'-11" T.O.FF100'-0" T.O.PLY99'-11" T.O.FF100'-0" T.O.CONC98'-1" T.O.PLY98'-0" T.O.FF98'-1" T.O.PLY98'-0" T.O.FF98'-1" T.O.PLY99'-6" T.O.FF99'-7" T.O. SLAB97'-11" T.O. SLAB97'-11"T.O. SLAB97'-11" T.O. SLAB97'-11" T.O. SLAB97'-11"T.O. SLAB97'-11" T.O. SLAB97'-11" T.O.PLY99'-6" T.O.FF99'-7" GRID TO EXTERIOR FACE OF PROPOSED WOOD FRAMING GRID TO EXTERIOR FACE OF PROPOSED WOOD FRAMING GRID TO EXTERIOR FACE OF PROPOSED WOOD FRAMING GRID TO INTERIOR FACE OF PROPOSED WOOD FRAMING GRID TO INTERIOR FACE OF PROPOSED WOOD FRAMING LIVINGUNIT 103 ENTRYUNIT 103 ENTRYUNIT 105 ENTRYUNIT 104 ENTRYUNIT 106 ENTRYUNIT 101 KITCHENUNIT 101 LIVINGUNIT 102 KITCHENUNIT 102 ENTRYUNIT 107 LIVINGUNIT 107 BATHROOM 1UNIT 103 KITCHENUNIT 103 LIVINGUNIT 101 FOYER STORAGEUNIT 107 STORAGEUNIT 101 STORAGEUNIT 102 STORAGEUNIT 106 STORAGEUNIT 103 STORAGEUNIT 104 STORAGEUNIT 105 TRASH ENCLOSURE LAUNDRYUNIT 103 POWDERUNIT 107 11 33 44 G G F F E E A A 8 2 5 C C 109 110 ENTRYUNIT 102 BEDROOM 1UNIT 103 The east lightwells require clarification and redesign. In basement plans they are depicted as attached to thefoundation wall, but in first floor plansthe southeast lightwell appears to float away from the foundation wall and the northeast lightwell is obstructed by the proposed bay window above it (whichmust be removed in any case.) The topof the lightwells must be the minimum height above grade that is allowed by code. The permit suggests that they would project some 2’ above grade. 9'-0" 101 2764 ELEVATION The permit must correctly depict the water table that the clapboard siding dies into, on all sides of the house. The water table sits directly below the brackets on the bay window. 2 SETBACK LINE PROPERTY LINE Please add a note to the drawings clarifying that all historic exterior trim will be preserved. FP Response: The foundation under building A has been restructured, so the lightwells no longer appear to float away from the foundation wall. We also removed the bay window, so there is no interference with the lightwell. Lightwells are shown at the minimum height above grade. Reference sheet A-103 + A-206. FP Response: Gutters, downspouts, flashing and snow clips are all specified in the plans and elevations. Gutters will be half-round painted aluminum, downspouts round painted aluminum, flashing is painted aluminum, and snow clips are painted aluminum, The specs for the snow clips are also included. Reference sheet A-106 + A-201 through A-207. FP Response: The permit elevations now show the water table that the clapboard siding dies into on all sides of building A. Reference sheet A-201 through A-207. FP Response: A note has been added to all existing floor plans to preserve all historic exterior trim. Refernce sheet A-103x.1 through A-106x.2. 04/13/2018 Page: A-201 ELEVATIONS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf Is this a railing? This was not approved by HPC. Page: A-206 ELEVATIONS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf Please relocate the downspout which is attached to the front porch post. It should discharge somewhere further back along the east wall. Page: A-206 ELEVATIONS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf A detail of the reconstructed chimney on the historic house is required, and the reconstruction must be correctly represented in all drawings in the permit. This was a condition of Final approval. Page: A-206 ELEVATIONS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf The window currently in place at this location is not historic. Historic photographs show a rectangular stained glass window in this location. An identical window appears to be in place further to the north, where the historic exterior wall is now interior. The remaining stained glass window is to be salvaged and installed at 107x. 101 102X 27 Is this a railing? This was not approved by HPC. B C 14'-10" CA-303 107X 206X 205X 36 T.O PLY @ SECOND LEVEL @ BUILDING A: 109'-9" T.O RIDGE HEIGHT@ BUILDING A: 124'- 7" SETBACK LINE PROPERTY LINE Please relocate the downspout which is attached to the front porch post. It should discharge somewhere further back along the east wall. C DCA-303 36 A detail of the reconstructed chimney on the historic house is required, and the reconstruction must be correctly represented in all drawings in the permit. This was a condition of Final approval. 9'-0" 9'-10" 002001 104X 107X 206X 53 51 53 51 T.O PLY @ SECOND LEVEL@ BUILDING A: 109'-9" T.O PLY @ MAIN LEVEL@ BUILDING A: 99'-11" T.O SLAB @ LOWER LEVEL@ BUILDING A: 90'-11" SGSG SCALE: 1/4" = 1'-0"7 PROPOSED ELEVATION The window currently in place at this location is not historic. Historic photographs show a rectangular stained glass window in this location. An identical window appears to be in place further to the north, where the historic exterior wall is now interior. The remaining stained glass window is to be salvaged and installed at 107x. FP Response: This is a heat pump, part of the mechanical equipment. It will be shielded from the roadway via plantings, and has now been labeled in elevations. Reference sheet A-201 through A-2017. FP Response: This downspout has been relocated further back along the east wall. Reference sheet A-206. FP Response: The reconstruction of the chimney is now depicted in all proposed drawings, and references the detail which calls out the historic materials on A-414. Reference A-206. FP Response: We have added a note that the stained glass window located presently on an interior portion of the home be salvaged and installed in this location. Reference sheet A-206. 04/13/2018 Page: A-206 ELEVATIONS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf Wall vents are not permitted on the historic resource. Please provide drawings indicating all required exterior vents, placed at the foundation level or through the roof of the Victorian. Utilized the historic chimney for a flue if possible. The placement of all vents requires review and approval by staff and monitor. Ideally roof vents should be grouped together to the extent possible and located towards the north east corner of the building. The proposed radon vent should be moved away from the historic chimney or be routed through it. Please provide information on any panels or meters to be installed on the exterior of the Victorian. Page: A-206 ELEVATIONS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf There are two windows labeled 104x. It appears this east facing bay is supposed to be 106x. Applicant is proposing to relocate a historic window from the demolished portion of the building onto this façade. This was not approved and is not appropriate as it is a misrepresentation of the design of the house. If a double hung window is desired in this location, please propose a design which is subtly distinguishable from historic windows in the building. Page: A-206 ELEVATIONS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf The windows in the east and west dormers are represented to be casement windows now, which is incorrect. The permit indicates they will become casements, which was not allowed by the HPC Final Resolution. Page: A-502 EXTERIOR ONSTRUCTION DETAIL Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf The foundation under the historic resource is depicted as sitting proud of the framed wall of the Victorian. This must be revised. The existing condition is not historic. Please revisit all related drawings to show the framed wall resting on the concrete foundation, with the sheathing aligning with the outside face of the foundation wall. Please clarify the material for the exposed foundation. Exposed concrete or painted metal flashing are permitted. 113 002 104X 05X 53 51 212 211 28 31 56 33 54 27 47 37 26 56 32 30 SG Wall vents are not permitted on the historic resource. Please provide drawings indicating all required exterior vents, placed at the foundation level or through the roof of the Victorian. Utilized the historic chimney for a flue if possible. The placement of all vents requires review and approval by staff and monitor. Ideally roof vents should be grouped together to the extent possible and located towards the north east corner of the building. The proposed radon vent should be moved away from the historic chimney or be routed through it. Please provide information on any panels or meters to be installed on the exterior of the Victorian. 002 104X 53 51 27 47 37 26 56 32 30 SG There are two windows labeled 104x. It appears this east facing bay is supposed to be 106x. Applicant is proposing to relocate a historic window from the demolished portion of the building onto this façade. This was not approved and is not appropriate as it is a misrepresentation of the design of the house. If a double hung window is desired in this location, please propose a design which is subtly distinguishable from historic windows in the building. C D E DA-304 205X 212 56 32 36 The windows in the east and west dormers are represented to be casement windows now, which is incorrect. The permit indicates they will become casements, which was not allowed by the HPC Final Resolution. W-1 FOOTINGREF STRUCT CONTINUOUSWATERPROOFING RADON SYSTEMBY OTHERS EXPANSION JOINTCOMPACTED FILL GRAVEL FILLADJACENT TOFOUNDATION WALLTO EXTEND TOPERIMITERDRAINS; REF CIVIL UNDISTRURBED SOIL FOUNDATIONDRAIN; REF CIVIL FILTER FABRIC EXT F-2 W-2,3 W-1 6" MIN 2"T.O.SHEATH T.O.CONC CONTINUOUS WATERPROOFING CONTINUOUS METAL FLASHING- FOLDED AND SOLDERED @JOINTS AND CORNERS BLOCKING SILL PLATE INTEXT INT F-2 W-4 W-1 6" 2"T.O.SHEATH T.O.CONC CONTINUOUS WATERPROOFING CONTINUOUS METAL FLASHING- FOLDED AND SOLDERED @JOINTS AND CORNERS SILL PLATE BLOCKING INTEXT INT F-2 W-2,3 W-1 2"T.O.SHEATH T.O.CONC CONTINUOUS WATERPROOFING CONTINUOUS METAL FLASHING- FOLDED AND SOLDERED @JOINTS AND CORNERS BLOCKING MEMBER REF STRUCT SILL PLATE INTEXT INT W-4 W-1 F-5 2" T.O.CONC CC-J MS INTEXT SLOPE PER PLAN F-4 W-4 W-4 F-2 CONTINUOUS WATERPROOFING CONTINUOUS METAL FLASHING- FOLDED AND SOLDERED @JOINTS AND CORNERS MEMBER REF STRUCTSILL PLATE BLOCKINGMEMBER REF STRUCT WRB INTEXT INTEXT R-3 W-4 W-4 F-2 2"CONTINUOUS WATERPROOFING CONTINUOUS METAL FLASHING- FOLDED AND SOLDERED @JOINTS AND CORNERSMEMBER REF STRUCT BLOCKING CONTINUOUS WATERPROOFINGCONTINUOUS METAL FLASHING- FOLDED AND SOLDERED @JOINTS AND CORNERSSILL PLATEEXT EXT INT INT SLOPE PER PLAN F-2,3W-2,3,4 W-2,3,4 MEMBER REF STRUCTSILL PLATECONTINUOUS WATERPROOFING BLOCKING INTEXT INT EXT W-4 SOFFIT REF PLANBLOCKINGBLOCKING ROOF OVERHANG BEYOND INTEXT F-2 W-7 BLOCKING SOUND CLIP SCALE: 1 1/2"= 1'-0"1 TYP FDN @ FOOTINSCALE: 1 1/2"= 1'-0"2 HIST. MAIN LEVEL WALL TRANSSCALE: 1 1/2"= 1'-0"3 PROP. MAIN LEVEL WALL TRANSSCALE: 1 1/2"= 1'-0"4 HIST. WALL TRANS @ HARDSCAPE SCALE: 1 1/2"= 1'-0"5 PROP. WALL TRANSSCALE: 1 1/2"= 1'-0"6 TRANS @ LIVING OVER EXTSCALE: 1 1/2"= 1'-0"7 TRANS @ EXT OVER LIVINGSCALE: 1 1/2"= 1'-0"8 TYP SLOPED ROOF OVERHANG SCALE: 1 1/2"= 1'-0"9 TYP EAVE @ EXT W SCALE: 1 1/2"= 1'-0"10 TYP ROOF INT SCALE: 1 1/2"= 1'-0"11 TYP RAKE ROOF DETAIL SCALE: 1 1/2"= 1'-0"12 FIRE-RATED INTERSECTION The foundation under the historic resource is depicted as sitting proud of the framed wall of theVictorian. This must be revised. The existingcondition is not historic. Please revisit all relateddrawings to show the framed wall resting on theconcrete foundation, with the sheathing aligning with the outside face of the foundation wall.Please clarify the material for the exposed foundation. Exposed concrete or painted metalflashing are permitted. FP Response: This window has been removed from our proposed design. Reference sheet A-206. FP Response: The windows have been revised to show fixed windows and is clarified as such in the window schedule. Reference sheet A-201 + A-206. FP Response: The foundation has been revised and the exterior of structures align. The material over the exposed foundation is a painted metal flashing as shown in intersection 2 on sheet A-502. FP Response: Our mechanical engineer has explained to me that the vents do not have enough span to vent through the roof. They have been relocated to the west facade between building A and C. The exact location on this facade can be worked out. Reference A-106 and A-206. 04/13/2018 Page: A-601 EXTERIOR DOR + WINDOW TYPES + SCHEDULE Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf Please submit shop drawings for the new front door, porch trim and posts on the Victorian. This was a condition of Final approval. Can the doors on the new construction be a little different, like one lower panel instead of two? Please provide a cut sheet for door hardware on the Victorian front door. Page: A-602 EXTERIOR DOR + WINDOW TYPES + SCHEDULE Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf Please update the window schedule to be more clear that windows you have labeled “x” are existing historic windows to be preserved. Please indicate that historic glass will be preserved. Page: A-603 EXTERIOR DOR + WINDOW TYPES + SCHEDULE Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf Is window 204 a historic window? Why is it called out for replacement? Page: G-02 LAND USE APROVALS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf Prior to Round 2 submittal, please provide HPC staff with a memo clearly depicting proposals for staff and monitor review of: •Gutter style, downspouts and snow clips •All walkway and porch deck materials. •Proposed landscape plan. •All proposed vents, meters and equipment on or directly next to the historic resource. Please do not submit for Round 2 until these topics have been resolved. Page: L-100 OVERALL MATERIALS PLAN Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf The fence at the front of the property is not historic and may be removed. Some sheets show the fence and others do not. No information about gates has been provided. Please submit shop drawings for the new front door, porch trim and posts on the Victorian. This was a condition of Final approval. Can the doors on the new construction be a little different, like one lower panel instead of two? Please provide a cut sheet for door hardware on the Victorian front door. 121 122 CASEMENT CASEMENT 3'-0"x4'-6"3'-0"x4'-6" ------ ID TYPE W x H FRAME SIZE W x H LEAF SIZE NOTES Please update the window schedule to be more clear that windows you have labeled “x” are existing historic windows to be preserved. Please indicate that historic glass will be preserved. 215 216 OW FIXED FIXED Is window 204 a historic window? Why is it called out for replacement? Prior to Round 2 submittal, please provide HPC staff with a memo clearly depicting proposals for staff and monitor review of: •Gutter style, downspouts and snow clips •All walkway and porch deck materials. •Proposed landscape plan. •All proposed vents, meters and equipment on or directly next to the historic resource. Please do not submit for Round 2 until these topics have been resolved. The fence at the front of the property is not historic and may be removed. Some sheets show the fence and others do not. No information about gates has been provided. FP Response: In the notes of the window schedule we have clarified for the historic windows listed with an X that the historic window and glass is to be preserved. FP Response: As noted, the existing window is not a double hung as the historic framing eludes to being present here. So we are replacing with a window to match the historic. FP Response: In the preservation plan memo, we clearly state the gutter style, downspouts, and snow clips. We also state walkway and porch deck materials, We have included the proposed landscape plan, and the elevations show vents, meters, and equipment on and around Building A. The fence is proposed to be removed and was an oversight on the previous submittal plans. Revised. FP Response: Shop Drawings for the front door are attached to the preservation plan. Porch trim and posts will reconstructed by Chris Thompson, and all drawings will be submitted and approved by HP prior to construction. 04/13/2018 Page: L-100 OVERALL MATERIALS PLAN Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf The surface of the historic front porch must be wood. This was a condition of Final approval. Please seek HPC staff and monitor approval for the material to be used for the porch decks on the new structures. This was not specified at Final review. Page: L-100 OVERALL MATERIALS PLAN Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf The walkway materials require approval by HPC staff and monitor. The front walk to the Victorian is to be grey concrete, brick or red sandstone, not concrete pavers as indicated. The center walk is to be a different material than the walkway to the Victorian porch. Page: L-300 OVERALL LANDSCAPE PLAN & PLANT SCHEDULE Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf The landscape plan requires review and approval by HPC staff and monitor regarding design, and review by Parks for water use requirements. Preliminarily, HPC staff recommends less perennials and more sod around the historic structure. A final condition of approval was that any sprinklers be at least two feet away from the building. A narrow, unplanted border at the base of the house may be appropriate. The potentilla on the east have the potential to damage the resource by holding too much moisture against the building. The spruce trees at the northwest and southeast corners of the property were to be revised to reduce the appearance of a barrier. This was a condition of Final approval. Page: S-001 ENERAL NOTES Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf The structural drawings do not adequately address how the original wall and roof framing, sheathing, fascia and soffits will be retained. This was a condition of HPC Final approval. The drawings indicate that house wrap will be installed, which would require removal of the historic siding. This requires further discussion. The surface of the historic front porch must be wood. This was a condition of Final approval. Please seek HPC staff and monitor approval for the material to be used for the porch decks on the new structures. This was not specified at Final review. The walkway materials require approval by HPC staff and monitor. The front walk to the Victorian is to be grey concrete, brick or red sandstone, not concrete pavers as indicated. The center walk is to be a different material than the walkway to the Victorian porch. The landscape plan requires review and approval byHPC staff and monitor regarding design, and review byParks for water use requirements. Preliminarily, HPCstaff recommends less perennials and more sod aroundthe historic structure. A final condition of approval wasthat any sprinklers be at least two feet away from thebuilding. A narrow, unplanted border at the base of the house may be appropriate. The potentilla on the east have the potential to damage the resource by holding too much moisture against the building. The spruce trees at the northwest and southeast corners of the property were to be revised to reduce the appearance of a barrier. This was a condition of Final approval. 12. No structural modifications, alterations, or repairs shall be made without prior review by Structural Engineer. Submit details and calculations prepared by a professional engineer registered in state where project is located and employed by contractor. N 1 2 3 4 5 6 The structural drawings do not adequately address how the original wall and roof framing, sheathing, fascia and soffits will be retained. This was a condition of HPC Final approval. The drawings indicate that house wrap will be installed, which would require removal of the historic siding. This requires further discussion. Noted. Revised to indicate a wood material. The proposed walk associated with the historic Poppies building has been revised to be a sand set, or previous, brick paver. All other walkways are proposed to be gray concrete. This landscape plans have been revised to indicate a 24” aggregate dripline with steel edger. Aggregate was chosen in lieu of a mulch product to minimize splash-back of dirt during storm events. The spruce trees have been omitted within the 8th Street ROW due to the required sight triangle associated with the alley and the Spruce trees located at the southeast corner of the property have been reduced in quantity, as well as staggered to reduce the appearance of a barrier. RE: S-001, Existing Construction, Note 6 04/13/2018 Page: Z-04 WAL DEMOLITION CALCULATIONS Author: amyg File Name: PermitSet.834WHallam.2018.02.pdf Please add a note to the drawing indicating an inspection by HPC staff will occur following demolition, prior to relocation of the historic resource.Please add a note to the drawing indicating an inspection by HPC staff will occur following demolition, prior to relocation of the historic resource.FP Response: This note has been included onto this drawing. Additional Action Items: House Moving Location Electric Meter Location FP Response: We have included the form from Bill Bailey describing his house moving methodology. The house will be lifted in place on site while the foundation for Building A is constructed, and then moved to that south east location. FP Response: We will continue to work through the location of the electric meters on Building A for the next round of responses. I will verify with the mechanical engineer if we create a larger concrete wall for the stoop, if they would then have the clearance required to function. 04/13/2018