88 IRVING STREET RESIDENCES SPECIAL PERMIT SET PROJECT … Set 7-19-17... · 2017-07-24 · GFC DEVELOPMENT 88 IRVING STREET SOMERVILLE, MA ARCHITECT KHALSA DESIGN INC. ADDRESS: 17

Project numberDateDrawn byChecked byScale

ARCHITECT

17 IVALOO STREET SUITE 400SOMERVILLE, MA 02143

TELEPHONE: 617-591-8682 FAX: 617-591-2086

CLIENT

PROJECT NAME

PROJECT ADDRESS

REVISIONS

REGISTRATION

CONSULTANTS:

COPYRIGHT KDI © 2015THESE DRAWINGS ARE NOW AND DOREMAIN THE SOLE PROPERTY OF KHALSADESIGN INC. USE OF THESE PLANS OR ANYFORM OF REPRODUCTION OF THIS DESIGNIN WHOLE OR IN PART WITHOUT EXPRESSWRITTEN CONSENT IS PROHIBITED ANDSHALL RESULT IN THE FULLEST EXTENT OFPROSECUTION UNDER LAW

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A-000Cover Sheet

1610807-19-2017

TMCJSK

88 IRVING ST RESIDENCES

88 IRVING STRESIDENCES

GFC DEVELOPMENT

88 IRVING STREETSOMERVILLE, MA

ARCHITECTKHALSA DESIGN INC.

ADDRESS:17 IVALOO STREET, SUITE 400

SOMERVILLE, MA 02143

88 IRVING STREET RESIDENCES

PREPARED BY

CLIENTGFC DEVELOPMENT

SPECIAL PERMIT SET05/23/2017

REVISED 07/19/2017

Drawing List

Sheet Number Sheet Name Sheet Issue Date

A-000 Cover Sheet 07-19-2017C-1.0 Civil Site Plan 05-23-2017C-2.0 Details 05-23-2017L-100 Landscape Plan 07-19-2017A-020 Architectural Site Plan 07-19-2017EX-100 Existing Conditions 07-19-2017A-100 Basement & 1st Floor Plans 07-19-2017A-101 2nd Floor & Attic Floor Plans/ Roof Plan 07-19-2017A-300 East & North Exterior Elevations 07-19-2017A-301 West & South Exterior Elevations 07/19/2017AV-1 Perspectives 07-19-2017

LOCUS PLAN

88 IRVING STREET, SOMERVILLE, MA

CIVILDESIGN CONSULTANTS INC.

ADDRESS:120 MIDDLESEX AVENUESOMERVILLE, MA 02145

No. Description Date

DR BY:

CHK BY:

PROJ NO:

DATE:

SCALE:

SHT NO:

SHEET NAME:

STAMP:

REV DESCRIPTION DATE

PROJECT INFO

PROJECT TEAM

NORTH

CIVIL SITE

PLAN

C1.0

1" = 10'

JULY 19, 2017

2015-044

RLB

SBS10

SCALE: 1" = 10'

0 20 30 40

ARCHITECT:KHALSA DESIGN INC.

17 IVALOO STREET SUITE 400


617-591-8682

DEVELOPER:GFC DEVELOPMENT

PO BOX 261

WESTON, MA 02493

978-265-4364

88 IRVING ST

RESIDENCES2.5 STORY ADDITION

88 IRVING STREET

SOMERVILLE, MA

LEGEND

DRAIN LINE

ELECTRIC, TEL. & CABLE LINE

FIRE SUPRESSION LINE

GAS LINE

SEWER LINE

ETC

D

FIRE

GAS

S

16.38 SPOT GRADE

W.G. WATER GATE

G.G. GAS GATE

TEST PIT

DOMESTIC WATER LINEDOM

EXISTING: PROPOSED:

STOCKADE

CONTOUR

WV

32

TC,BC

TW,BW

PIPE MATERIALS:

ALL EXISTING UTILITIES TO REMAIN

ROOF LEADER: 4" SCHEDULE 40. SLOPE AT 1% MINIMUM.

UTILITY & DRAINAGE NOTES

1. THE LOCATION OF AND SIZE OF BURIED UTILITIES ARE THE RESULT OF SURFACE EVIDENCE AS LOCATED BY FIELD

SURVEY BY DESIGN CONSULTANTS INC., PLANS OF RECORD & PLANS FROM RESPECTIVE UTILITY COMPANIES.

2. THIS PLAN DOES NOT NECESSARILY DEPICT THE EXACT LOCATION AND SIZE OF ALL UTILITIES WHICH MAY EXIST AT

THIS TIME INSIDE OR OUTSIDE OF EXISTING OR PROPOSED BUILDINGS, ON THE SUBJECT PROPERTY, WITHIN THE

STREET ROW, OR ON ABUTTING LOTS.

3. CONTACT DIG-SAFE AT 1-888-344-7233 OR 1-800-322-4844 AT LEAST 72 HOURS PRIOR TO EXCAVATION. THE CITY OF

SOMERVILLE MUNICIPAL UTILITIES (WATER, SEWER, & DRAIN) ARE PART OF DIG-SAFE. CONTACT THE CITY OF

SOMERVILLE FOR THE MARKING OF SOMERVILLE MUNICIPAL UTILITIES.

4. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES SHOWN ARE APPROXIMATE AND HAVE NOT BEEN

INDEPENDENTLY VERIFIED BY THE OWNER OR ITS REPRESENTATIVE. THE CONTRACTOR SHALL FIELD VERIFY THE

SIZE AND EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, AND AGREES TO BE FULLY

RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE OCCASIONED BY THE CONTRACTOR'S FAILURE TO

EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES.

5. ALL EXISTING UTILITY SERVICE CONNECTIONS SHALL BE ABANDONED UNLESS NOTED OTHERWISE. CUTTING AND

CAPPING OF DESIGNATED WATER AND SEWER SERVICES SHALL OCCUR AT THE MAIN IN THE STREET, BY THE

CONTRACTOR, IN ACCORDANCE WITH THE CITY OF SOMERVILLE STANDARDS. THE PROPOSED GAS, ELECTRIC

AND/OR CATV INSTALLATION AND ABANDONMENT OF EXISTING CONNECTIONS SHALL BE COORDINATED BY THE

CONTRACTOR WITH THE RESPECTIVE COMPANIES.

6. FINAL DEMARCATION POINTS FOR GAS, ELECTRIC, TELEPHONE, AND COMMUNICATION SERVICE ENTRANCES ARE

SUBJECT TO APPROVALS OF EACH PROVIDER.

7. ALL UTILITIES SHOWN ON THIS SITE ARE TO THE EXTERIOR OF THE BUILDING FOUNDATION ONLY. UTILITIES THROUGH

THE FOUNDATION AND INSIDE THE BUILDING ARE THE RESPONSIBILITY OF THE MECHANICAL ENGINEER. SEE

MECHANICAL ENGINEERING PLANS.

8. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING AND RECORDING THE EXACT LOCATION OF ALL PROPOSED

UTILITY CONNECTIONS.

9. NEW WATER SERVICES MUST BE LEFT SHUT OFF AT THE MAIN ON THE STREET UNTIL ACTIVATED BY CITY OF

SOMERVILLE.

10. TEST PITS SHALL BE REQUIRED TO DETERMINE SUBSURFACE SOILS AND ESTABLISH MEAN HIGH GROUNDWATER

ELEVATION PRIOR TO ORDERING AND INSTALLATION OF STORMWATER MANAGEMENT SYSTEM COMPONENTS.

ADJUSTMENTS TO SYSTEM MAY BE REQUIRED PER TEST RESULTS.

11. THE CONTRACTOR SHALL SUPPLY ALL PIPING FOR THE UTILITY SERVICES AND SHALL SUPPLY ALL ASSOCIATED

APPURTENANCES, FITTING AND VALVES UNLESS NOTED OTHERWISE. THE CONTRACTOR SHALL PERFORM ALL WET

AND DRY TAPS AS PART OF HIS/HER CONTRACT.

12. CITY OF SOMERVILLE RESERVES THE RIGHT TO INSPECT ALL FACILITIES DISCHARGING TO THE CITY OF SOMERVILLE

DRAIN AND SEWER SYSTEMS. A DYE TEST SHALL BE PERFORMED PRIOR TO THE ISSUANCE OF AN OCCUPANCY

PERMIT.

13. PRIOR TO CONSTRUCTION OF NEW SANITARY SEWER AND STORM DRAIN LINES, CONTRACTOR SHALL PERFORM TEST

PITS AT LOCATIONS OF EXISTING LATERAL CONNECTIONS FOR SANITARY SEWER AND STORM DRAINS TO CONFIRM

INVERTS OF LATERALS. ANY DISCREPANCIES ARE TO BE REPORTED TO THE ENGINEER IMMEDIATELY.

14. WHERE AN EXISTING UTILITY IS FOUND TO CONFLICT WITH THE PROPOSED WORK, THE LOCATION, ELEVATION AND

SIZE OF THE UTILITY SHALL BE ACCURATELY DETERMINED WITHOUT DELAY BY THE CONTRACTOR, AND THE

INFORMATION SHALL BE FURNISHED TO THE ENGINEER FOR RESOLUTION OF THE CONFLICT.

15. TRENCH AREAS FOR THE CONSTRUCTION OF THE UNDERGROUND UTILITIES ARE TO BE REPATCHED WITH SAME

MATERIAL AT THE SAME DEPTH AS THE EXISTING MATERIAL. THE AREAS OF TRENCHING SHALL BE NEATLY SAW-CUT

AND THE NEW PATCHING MATERIAL SHALL BE PROPERLY SEALED IN ACCORDANCE WITH THE CITY OF SOMERVILLE

MUNICIPAL STANDARDS.

16. DURING EXCAVATION AND CONSTRUCTION OF PIPES AND STRUCTURES, TRENCHES MUST BE ADEQUATELY BRACED

AND PROTECTED AGAINST CAVE-IN.

17. NO TRENCHES ARE ALLOWED TO REMAIN OPEN OVERNIGHT. ALL TRENCHES SHALL BE BACKFILLED AT THE END OF

THE WORK DAY OR COVERED WITH STEEL PLATES PER 520 CMR 14.00 EXCAVATION AND TRENCH SAFETY. IF STEEL

PLATES ARE USED, THE TOTAL LENGTH OF PLATES IN THE TRAVELED WAY SHALL LIMITED TO 50'.

CONIFEROUS TREE

TELEPHONE MANHOLE

COMBINED SEWER & DRAINCS

STEAM LINEST

OHW ELECTRIC LINE

T

DRAIN LINE

GAS LINE

WATER LINE

D

W

G

S SANITARY SEWER

TELEPHONE LINE

MAIL BOX

TRAFFIC SIGNAL

PARKING METER

WASTE BASKET

ELECTRIC MANHOLE

DRAIN MANHOLE

SANITARY MANHOLE

WG

GG

WATER GATE

DECIDUOUS TREE

FIRE HYDRANT

CATCH BASIN

PLANTER

20.85+SPOT GRADE

UTILITY POLE

GAS GATE

UNKNOWN MANHOLE

INSP

MB

PM

WB

TS

TOP OF CURB, BOTTOM OF CURB

TOP OF WALL, BOTTOM OF WALL

INSPECTION PORT

RD ROOF DRAIN

88 IRVING STREET

OWNER:

DEED REFERENCE:

PLAN REFERENCE:

ASSESSORS:

88 IRVING LLC

BK. 65420 PG. 563

PLAN BOOK 21, PLAN 44 (LOT 56)

MAP 16 BLOCK A LOT 27

DR BY:

CHK BY:

PROJ NO:

DATE:

SCALE:

SHT NO:

SHEET NAME:

STAMP:

REV DESCRIPTION DATE

PROJECT INFO

PROJECT TEAM

NORTH

DETAILS

C2.0

N.T.S.

JULY 19, 2017

2015-044

RLB

SBS

ARCHITECT:KHALSA DESIGN INC.

17 IVALOO STREET SUITE 400


617-591-8682

DEVELOPER:GFC DEVELOPMENT

PO BOX 261

WESTON, MA 02493

978-265-4364

88 IRVING ST

RESIDENCES2.5 STORY ADDITION

88 IRVING STREET

SOMERVILLE, MA

DRAIN HOLES 4" TO 1.5" TAPERED

SECTION VIEW

3. CAPACITY INCREASES IN INCREMENTS OF 500 GALLONS FOR EACH 3' SECTION ADDED.

3'-6"

(3'-8" H-20)

1. CONCRETE: 4,000 PSI MINIMUM AFTER 28 DAYS.

2. AVAILABLE IN H-20 LOADING.

NOTES:

3' STACKABLE

500 GALLON

H-20

STANDARD

DW-500SDWH

DW-500SDW

DW-3SS

ITEM NO.

4,099#

4,770#

2,008#

WEIGHT

4"

PLAN VIEW

6' DIA

2'-3"

6" DIA INLET

6" TOP

(8" H-20)

20" DIA INSPECTION COVER

1'-0"

1'-0"2'-0" 2'-0"

CULTEC NO. 410

FILTER FABRIC

ALL AROUND SIDE,

TOP & BOTTOM

34" TO 1 12" DIA WASHED

CRUSHED STONE

4. FILTER FABRIC IS CULTEC NO. 410 OR AN EQUAL.

10.0" MIN.

6.0" MIN.

30.5"

6.0" MIN.

16.0" MIN.

12' MAX.

52.0"12.0" TYP.

ALL RECHARGER 330XL HD HEAVY DUTY UNITS ARE MARKED

WITH A COLOR STRIPE FORMED INTO THE PART ALONG THE

LENGTH OF THE CHAMBER.

ALL RECHARGER 330XL HD CHAMBERS MUST BE INSTALLED IN

ACCORDANCE WITH ALL APPLICABLE LOCAL, STATE AND

FEDERAL REGULATIONS.

GENERAL NOTES

RECHARGER 330XL HD BY CULTEC, INC. OF BROOKFIELD, CT.

STORAGE PROVIDED = 11.32 CF/FT PER DESIGN UNIT.

REFER TO CULTEC, INC.'S CURRENT RECOMMENDED

INSTALLATION GUIDELINES.

USE RECHARGER 330XL HD HEAVY DUTY FOR TRAFFIC

FINISHED GRADE

RECHARGER 330 XL HD

HEAVY DUTY CHAMBER

1-2 INCH DIA WASHED CRUSHED STONE

1 NOT TO SCALE

95% COMPACTED FILL

4 OZ. NON-WOVEN FILTER FABRIC AROUND STONE.

TOP AND SIDES MANDATORY.

2 NOT TO SCALE

SLOPE AND CROSS-SLOPE.

2. SEE GRADING, DRAINAGE AND EROSION CONTROL PLANS FOR PAVEMENT

1. SEE SITE LAYOUT PLAN FOR PAVEMENT WIDTH AND LOCATION.

COMMON FILLNOTE:

COMPACTED SUBGRADE

(STRIP LOAM AND ORGANICS)

8" GRAVEL OR

PROCESSED

ROADWAY BASE

1 12" TOP COURSE

MHD M3.11.03

2" BINDER MHD

M3.11.03

3 NOT TO SCALE

WHUP

DN

DN

DN

DN

UP

DN

TREE

5.9'

BRICK WALL

NO. 982

NO. 86

LOT AREA

=5,760± S.F

GATE

GRANITE CURB

GRANITE CURB

CONCRETE SIDEWALK

CONC

WALK

CONCRETE WALK

CONCRETE SIDEWALK

CONCRETE SIDEWALK

BRICK

BRICK

BRICK

BRICK

BRICK

SHED

WD

WH

UP

UP

W D

UP

UP

UP

UP

DN

DN

DN

DN

UP

DN

DN

UP

DN

DN

LEGENDLANDSCAPE AREA

PERMEABLE AREA

MIN. YARD SETBACK

N

FRONT

LANDSCAPEAREA

2,077 S.F.

9' - 0" 9' - 0" 2' - 6"

21' -

0"

18' -

0"

REAR YARD

18' - 9"

SIDE YAR

D9' - 0"

FRONT YARD

15' - 0"

SID

E YA

RD

8' -

0"

PARKINGSPACE #1

PARKINGSPACE #2

NEWAREAWAY

5' - 6"

DEMO EXISTINGSHED

PROPOSED 2-STORY+ BASEMENT ADDITION

EXISTING2 1/2 STORY

8' -

1 1/

2"

SZO Section 8.6. - Footnotes to Section 8.5.6. Projections into side yards: Bays, bay windows and orielwindows (provided that said bays, bay windows or oriel windowsencumber no more than one-third of the length of the side of thestructure they project from), balconies, chimneys, flues and fireescapes, steps down from the first story, and cornices, beltcourses, leaders, sills, pilasters, lintels, decks, unenclosedporches, or other similar structures and ornamental features mayproject into a required side yard not more than one-quarter (¼) ofthe required setback, nor more than three (3) feet in any case.

14.Projections into rear yards: Bays, bay windows and orielwindows (provided that said bays, bay windows or oriel windowsencumber no more than fifty percent (50%) of the length of therear side of the structure they project from), as well as suchstructures and ornamental features as are enumerated in note 6above may project into a required rear yard up to one-fourth (¼) ofthe required setback, but in no case within ten (10) feet of a rearlot line.

7' - 6"

28' -

0"

9' -

9"

21' - 6"

9' - 0" 18' - 0"

PARKINGSPACE #3

RELOCATECONDENSOR

NEWAREAWAY

NEWPORCH

BROADWAY

IRVI

NG

STR

EET

NEWPORCH

22' - 8"

10' - 3 1/2"

21' - 3 1/2"

23' - 2 1/2"

3' -

9"9' - 0 1/2"

94.5'

78.4

1'

90.00'

49.6

0'

4' - 8 1/4"

ZONING DIMENSIONAL TABLE:

ZONE

USE

MIN LOT SIZE

MIN LOT PER DWELLING

MAX GROUND COVERAGE

LANDSCAPE AREA

MAX FLOOR AREA RATIO (FAR)

MAX BUILDING HEIGHT

MIN. YARD SETBACKSFRONTLEFT SIDERIGHT SIDEREAR

MIN FRONTAGE

PERVIOUS AREA, MIN % OF LOT

PARKING REQUIREMENTS

ALLOWED / REQUIRED EXISTING PROPOSED COMPLIANCE

RA

10,000 S.F.

2,250 S.F./ DU (1-9 DU)

50% / 2,880 S.F.

25% / 1,440 S.F.

0.75 / 4,320 S.F.

2 1/2 ST/ 35'

8'-0" SUM 17'-0"8'-0" SUM 17'-0"18' 9" (Section 8.6.13)

15' or street average

Section 8.6: 13. Reduction of rear yards for shallow lots: For each foot by which a lot is less than one hundred (100) feet deep on the effective date of this Ordinance, three (3)inches may be deducted from the required depth of the rear yard, provided that no rear yard shall be less than ten (10) feet.20' - 0" Requirement / 100' - 95' = 5'; 5' X 3" = 15" (1' - 3") > 20' - 1'-3" = 18'-9"

50'

35% / 2,016 S.F.

EXISTING REQ.Unit 1 - 1.5 SpacesTotal - 1.5 Spaces

Single Family2 Family

Single Family Dwelling

3.8'18.'134.8'

9.0'

COMPLIES2 Family Dwelling

PRE.-EXIST./ NO CHANGEPRE.-EXIST./ NO CHANGE

COMPLIESCOMPLIES

COMPLIES / NO CHANGE

PROPOSED REQ.See Section 9.5.21 Parking Space per additionaleach newly created Dwelling Unit

1.5/ DU W/ 1 OR 2 BEDROOMS2.0/ DU W/ 3+ BEDROOMS

5,760 S.F. +/- 5,760 S.F. +/- PRE.-EXIST/ NO CHANGE

5,760 S.F./ DU (1 DU) 2,880 S.F./ DU (2 DU) COMPLIES

23% / 1,314 S.F. COMPLIES

54% / 3,114 S.F.

Section 9.5. - Number of Parking Spaces. 2.)Special Residential Conversions:a. Existing 1 and 2 family residences converting to 2 or 3 family residences shall provide one (1) parking space per additional (e.g. newly created) dwelling unit. Also note that theprovisions of Section 9.4 as to nonconformity with respect to parking are likely to apply in many instances.EXAMPLE: A single family home is converting to a 2 family residence. One (1) space is required for each new dwelling unit created in the conversion. If the single-family home isconverting to a 3 family residence, then two (2) parking spaces are required for the conversion — one (1) for each new unit. Note that this is the parking required for the newly convertedunit(s) and is additional parking above what is required for the existing site. However, if the existing lot is nonconforming with respect to parking, then please refer to the specialconsiderations under Section 9.4.1.

1 SPACE 3 SPACES COMPLIES

36% / 2,077 S.F. COMPLIES

33% / 1,910 S.F.

0.44 / 2,516 S.F. 0.71 / 4,078 S.F. COMPLIES

2 1/2 ST/ 27'-5" 2 1/2 ST/ 27'-5" COMPLIES/ NO CHANGE

3.8'10.3'21.3'

9.0'

78.41' 78.41'

COMPLIES54% / 3,114 S.F. 36% / 2,077 S.F.

FAR BUILDING CALCULATION

EXISTING

BASEMENT 685 SF

PROPOSED CHANGE PROPOSED TOTAL

FIRST FL 770 SF

SECOND FL 678 SF

THIRD FL 313 SF

TOTAL 2,446 SF/ 0.43 FAR

LOT SIZE: 5,760 +/- SF

+505 SF 1,190 SF

1,504 SF

1,101 SF

283 SF

4,078 SF/ 0.71 FAR+1,632

+734 SF

+423 SF

-30 SF

GROSS FLOOR AREA BUILDING CALCULATION

EXISTING

BASEMENT 836 SF

PROPOSED CHANGE PROPOSED TOTAL

FIRST FL 857 SF

SECOND FL 800 SF

THIRD FL 800 SF

TOTAL 3,293 SF

1,625 SF

1,650 SF

1,483 SF

531 SF

5,289 SF

+789 SF

+793 SF

+683 SF

-269 SF

+1,996 SF

1,996 SF / 3,293 SF= 60% INCREASE IN GROSS FLOOR AREA PROPOSED

FAR 1,190 sf FAR 1,504 sf FAR: 1,101 sf FAR: 283 sf


ARCHITECT


TELEPHONE: 617-591-8682 FAX: 617-591-2086

CLIENT

PROJECT NAME

PROJECT ADDRESS

REVISIONS

REGISTRATION

CONSULTANTS:


7/19

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Architectural SitePlan

1610807-19-2017

TMCJSK



GFC DEVELOPMENT


1/8" = 1'-0"1 Site

1" = 10'-0"4 Basement - FAR

1" = 10'-0"5 1st Floor - FAR 1" = 10'-0"6 2nd Floor - FAR

1" = 10'-0"7 3rd Floor FAR



ARCHITECT


TELEPHONE: 617-591-8682 FAX: 617-591-2086

CLIENT

PROJECT NAME

PROJECT ADDRESS

REVISIONS

REGISTRATION

CONSULTANTS:


7/19

/201

7 4:

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1/8" = 1'-0"

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L-100Landscape Plan

1610807-19-2017

AuthorChecker



GFC DEVELOPMENT



1/8" = 1'-0"1 Landscape Plan

WD

DN

WH

UP

UP

DN

UP

DN

DN

DN

UP

DN

MECH./STOR.

LAUND.

FAMILYROOM

EX-100 5

LIVINGROOM

DININGROOM

KITCHEN

1/2 BATH

PORCH

FOYER

PORCH

PORCH

CL.

CL.MASTER

BEDROOM

BEDROOM

STUDY

CL.

CL.

W.I.C.

BATH

BATH

LIN.

CL.

BEDROOM

Basement Level34' - 8 1/2"

1st Floor Level43' - 8 1/2"

2nd Floor Level53' - 7 1/2"

3rd Floor Level61' - 9 1/2"

Roof Level72' - 5 1/2"

10' -

8"

8' -

2"9'

- 11

"9'

- 0"

27' -

5"











10' -

8"

8' -

2"9'

- 11

"9'

- 0"





Roof Level72' - 5 1/2" Project number

DateDrawn byChecked byScale

ARCHITECT


TELEPHONE: 617-591-8682 FAX: 617-591-2086

CLIENT

PROJECT NAME

PROJECT ADDRESS

REVISIONS

REGISTRATION

CONSULTANTS:


7/19

/201

7 4:

24:4

3 PM

1/8" = 1'-0"

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EX-100Existing Conditions

1610807-19-2017

AuthorChecker



GFC DEVELOPMENT


1/8" = 1'-0"1 Existing Basement Level 1/8" = 1'-0"2 Existing 1st Floor Level

1/8" = 1'-0"3 Existing 2nd Floor Level 1/8" = 1'-0"4 Existing 3rd Floor Level

1/8" = 1'-0"5 Existing East Elevation 1/8" = 1'-0"6 Existing North Elevation

1/8" = 1'-0"7 Existing West Elevation 1/8" = 1'-0"8 Existing South Elevation

1/8" = 1'-0"9 Existing Roof Level


UP

DN

DN DN

DN

DN

UP

DN

WD

WH

UP

UP

W D

UP

UP

UP

UNIT #1EXISTING

LIVING ROOM

EXISTINGFOYER

UNIT #2

PORCH

EXISTINGPORCH

NEWPORCH

KITCHEN

DINING

LIVING ROOM

NEWSTEPS

A-300

2

3' -

0"

NEW STAIR TOBASEMENT

EXISTINGSTAIR

RAILING

5' - 6"

4' -

6"23

' - 6

"9'

- 9"

A-300 1

A-301

2

A-3011

22' - 8"

37' -

9"

21' - 6" 5' - 6"

16' - 7 1/4"

27' - 5"

DINING ROOM

12' - 5 3/8"

3' -

0"

CL

1/2 BATH

POWDERRM

CL

3' - 5 1/8"

2' -

0"

5' -

6"

NEW WINDOWS

GUARDRAIL

AREAWAY/RECESSED PATIO

BELOW

EGRESSLADDER

AREAWAY/RECESSED PATIO

BELOW

REF

KITCHEN

4' -

6"3'

- 0"

13' -

1"

DW

PORCH

CL.

3' -

6"

MECH./STOR.

LAUND.

FAMILYROOM

UNIT #1

NEW STAIR &FURRING WALL

STORAGE

AREAWAY/RECESSED

PATIO

6' -

0"

17' - 2" 5' - 6"

M. BATH

FAMILY ROOM

BEDROOMM. BEDROOM

13' -

0"

18' - 11 1/4"

3' -

0"

UNIT #2

11' - 6"

CL.

9' - 2"

3' - 6"

2' -

0" CL

8' -

0"

AHWH

BATH

11' -

0"

21' - 6 3/8"

UTILITY /STORAGE

6' -

0" AREAWAY/ RECESSED PATIO

3' - 8" 5' - 0" 2' - 0" 5' - 0"

EGRESSLADDER

NEW SLIDINGGLASS DOORS

NEW SLIDINGGLASS DOORS

8' -

6"12

' - 0

3/8

"

5' - 0"

2' -

5 1/

2"2'

- 0"

22' - 8"

6' - 0"

3' -

0"

12' - 6 3/4"

3' -

7 3/

8"

UNIT AREA TABULATION

UNIT 1

BASEMENT

FIRST FL

SECOND FL

ATTIC

TOTAL

UNIT 2

753 SF

804 SF

791 SF

356 SF

2,704 SF

977 SF

846 SF

2,378 SF

555 SF

N/A


ARCHITECT


TELEPHONE: 617-591-8682 FAX: 617-591-2086

CLIENT

PROJECT NAME

PROJECT ADDRESS

REVISIONS

REGISTRATION

CONSULTANTS:


7/19

/201

7 4:

24:2

4 PM

1/4" = 1'-0"

\\TKG

-Ser

ver\D

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16\1

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A-100

Basement & 1stFloor Plans

1610807-19-2017TMC / CMH

JSK



GFC DEVELOPMENT


1/4" = 1'-0"1 1st Floor Level 1/4" = 1'-0"2 Basement Level

*AREA CALCULATIONS INCLUDE ALL UNFINISHEDSTORAGE ROOMS, CLOSETS AND STAIRS


DN

DN

DN

EXISTINGMASTER

BEDROOM

EXISTINGW.I.C.

EXISTINGBATH

EXISTINGBATH

EXISTINGSTAIR

BEDROOM

EXISTINGCHIMNEY

EXIST. LIN.2'

- 0"

CL.

16' -

10

1/4"

12' - 10 1/2"

NEWSTAIR

3' - 0"

HALL

VAULTEDCEILING ABOVE

NEW ROOFDECK

EXISTINGROOF

EXISTINGROOF

EXISTINGROOF

UNIT #2

6' - 8" HEAD HEIGHT

9' - 1 1/8"

20' -

11

3/4"

15' - 1"

MASTER BEDROOM

3' - 0"

M. BATH

CL CL

7' -

0"

SHOWER

7' -

10 1

/8"

SKYLIGHTABOVE

LIN

SKYLIGHTABOVE

SKYLIGHT ABOVE

UNIT #1

EAVESTORAGE

ROOFBELOW

13' - 3 1/4"

6' -

9 3/

4"

3' - 6" 3' - 0"CL.

BATH

STOR. OR BUILT-INDRESSER

BEDROOM

LINE OF 5'-0"HIGH CEILING RAILING

LOW EAVESTORAGE

AH

3' - 10 1/4"

LINENSHELVES

VAULTEDCEILING

NEW ROOF

SKYLIGHT

SLOPESLOPE

SLOPE

SLO

PE

SKYLIGHTS ABOVE

NEW SKYLIGHT

WALL 24" HIGH @ F. F.

UNIT #1

SLO

PE

SLOPESLOPE

4" / 12"

10 1/2" / 12" 10 1/2" / 12"

10 1/2" / 12" 10 1/2" / 12"

1/4"

/ 12

"1/

4" /

12" 10 1/2" / 12"

SLOPE

10 1/2" / 12"

SLOPE

DORMER

PROPOSED SHED DORMER

SLO

PE

SLO

PE

SLO

PESL

OPE

SLOPESLOPE

SLO

PE

2 1/

2/ 1

2

2 1/

2/ 1

2

EXISTING ROOF TO REMAIN

NEW SKYLIGHTS


ARCHITECT


TELEPHONE: 617-591-8682 FAX: 617-591-2086

CLIENT

PROJECT NAME

PROJECT ADDRESS

REVISIONS

REGISTRATION

CONSULTANTS:


7/19

/201

7 4:

24:2

5 PM

1/4" = 1'-0"

\\TKG

-Ser

ver\D

ata\

16\1

6108

-GFC

-88

Irvin

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0_AR

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Iter

atio

n- b

.rvt

A-101

2nd Floor & AtticFloor Plans/ Roof

Plan

1610807-19-2017TMC / CMH

JSK



GFC DEVELOPMENT


1/4" = 1'-0"1 2nd Floor Level 1/4" = 1'-0"2 3rd Floor Level

1/4" = 1'-0"3 Roof Level







10' -

8"

8' -

2"9'

- 11

"9'

- 0"

27' -

5"

PROPOSED DORMERBEYOND

PROPOSED ADDITIONBEYOND

NEW SKYLIGHT

EXISTING VINYL SIDINGTO REMAIN, TYP.






PROPOSED DORMER

15' - 4 1/2"

PROPOSED ADDITION

DECORATIVE POSTS& RAILING, 2'-0" TALL

4" EXPOSUREHORIZONTAL VINYLSIDING, MATCHEXISTING, TYP.

PROPOSED SKYLIGHT

4" / 12"

10 1/2" / 12"


ARCHITECT


TELEPHONE: 617-591-8682 FAX: 617-591-2086

CLIENT

PROJECT NAME

PROJECT ADDRESS

REVISIONS

REGISTRATION

CONSULTANTS:


7/19

/201

7 4:

24:2

7 PM

1/4" = 1'-0"

\\TKG

-Ser

ver\D

ata\

16\1

6108

-GFC

-88

Irvin

g\03

Dra

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gs\0

0_AR

CH

_SD

_DD

\201

7.07

.18_

1610

8_G

FC_8

8 Irv

ing_

- 6th

Iter

atio

n- b

.rvt

A-300

East & NorthExterior Elevations

1610807-19-2017TMC / CMH

JSK



GFC DEVELOPMENT


1/4" = 1'-0"1 East Elevation

1/4" = 1'-0"2 North Elevation







10' -

8"

8' -

2"9'

- 11

"9'

- 0"

POSTS & RAILING

EXISTING BUILDINGBEYOND

6 OVER 1 DOUBLE HUNGWINDOW UNITS, MATCHEXISTING STYLE & COLOR

NEW PORCH,STEPS & RAILING

NEWWINDOW

NEW SKYLIGHT

NEW SKYLIGHT

39' - 1 1/4"

19' - 10"

4' -

3"

24' -

6 1

/2"






NEW WINDOW

AREAWAY W/ GRAVEL BASE

GROUND PLANE

SLIDING DOORS

DECORATIVE POSTS AND RAILINGS

4" / 12"

10 1/

2" / 12" 10 1/2" / 12"


ARCHITECT


TELEPHONE: 617-591-8682 FAX: 617-591-2086

CLIENT

PROJECT NAME

PROJECT ADDRESS

REVISIONS

REGISTRATION

CONSULTANTS:


7/19

/201

7 4:

24:2

9 PM

1/4" = 1'-0"

\\TKG

-Ser

ver\D

ata\

16\1

6108

-GFC

-88

Irvin

g\03

Dra

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gs\0

0_AR

CH

_SD

_DD

\201

7.07

.18_

1610

8_G

FC_8

8 Irv

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- 6th

Iter

atio

n- b

.rvt

A-301

West & SouthExterior Elevations

1610807-19-2017

TMCJSK



GFC DEVELOPMENT



1/4" = 1'-0"1 West Elevation

1/4" = 1'-0"2 South Elevation

tcarriere

Jai Stamp


ARCHITECT


TELEPHONE: 617-591-8682 FAX: 617-591-2086

CLIENT

PROJECT NAME

PROJECT ADDRESS

REVISIONS

REGISTRATION

CONSULTANTS:


7/19

/201

7 4:

24:4

1 PM

\\TKG

-Ser

ver\D

ata\

16\1

6108

-GFC

-88

Irvin

g\03

Dra

win

gs\0

0_AR

CH

_SD

_DD

\201

7.07

.18_

1610

8_G

FC_8

8 Irv

ing_

- 6th

Iter

atio

n- b

.rvt

AV-1Perspectives

1610807-19-2017

TMCJSK



GFC DEVELOPMENT


1 3D View 4 2 3D View 1

3 3D View 2 4 3D View 3


Documents

88 IRVING STREET RESIDENCES SPECIAL PERMIT SET PROJECT … Set 7-19-17... · 2017-07-24 · GFC DEVELOPMENT 88 IRVING STREET SOMERVILLE, MA ARCHITECT KHALSA DESIGN INC. ADDRESS: 17