88 irving street residences special permit set project ... set 5-23-17.pdf · gfc development 88...
TRANSCRIPT
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
5/24
/201
7 10
:06:
11 A
M\\T
KG-S
erve
r\Dat
a\16
\161
08-G
FC-8
8 Irv
ing\
03 D
raw
ings
\00_
ARC
H_S
D_D
D\2
017.
03.2
0_16
108_
GFC
_88
Irvin
g_SD
Pitc
hed
Roo
f- 5t
h Ite
ratio
n.rv
t
A-000Cover Sheet
1610803/23/2017
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
Drawing List
Sheet Number Sheet Name Sheet Issue Date
A-000 Cover Sheet 05-23-2017C-1.0 Civil Site Plan 05-23-2017C-2.0 Details 05-23-2017L-100 Landscape Plan 05-23-2017A-020 Architectural Site Plan 05-23-2017EX-100 Existing Conditions 05-23-2017A-100 Basement & 1st Floor Plans 05-23-2017A-101 2nd Floor & Attic Floor Plans/ Roof Plan 05-23-2017A-300 Exterior Elevations 05-23-2017AV-1 Perspectives 05-23-2017
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'
MAY 23, 2017
2015-044
RLB
SBS
10
SCALE: 1" = 10'
0 20 30 40
ARCHITECT:KHALSA DESIGN INC.
17 IVALOO STREET SUITE 400
SOMERVILLE, MA 02143
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.
MAY 23, 2017
2015-044
RLB
SBS
ARCHITECT:KHALSA DESIGN INC.
17 IVALOO STREET SUITE 400
SOMERVILLE, MA 02143
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
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
5/24
/201
7 10
:06:
47 A
M
1/8" = 1'-0"
\\TKG
-Ser
ver\D
ata\
16\1
6108
-GFC
-88
Irvin
g\03
Dra
win
gs\0
0_AR
CH
_SD
_DD
\201
7.03
.20_
1610
8_G
FC_8
8 Irv
ing_
SD P
itche
d R
oof-
5th
Itera
tion.
rvt
L-100Landscape Plan
1610803/23/2017
AuthorChecker
88 IRVING ST RESIDENCES
88 IRVING STRESIDENCES
GFC DEVELOPMENT
88 IRVING STREETSOMERVILLE, MA
No. Description Date
1/8" = 1'-0"1 Landscape Plan
WHUP
DN
DN
UP
UP
UP
UP
WD
WH
UP
UP
UP
UP
W D
UP
UPUP
DN
DN
UP
DN
DN UP
DN
UP
DN
DN
LEGENDLANDSCAPE AREA
PERMEABLE AREA
MIN. YARD SETBACK
N
FRONT
LANDSCAPEAREA
2,375 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
5' - 6"
BROADWAY
IRVI
NG
STR
EET NEW
AREAWAY
26' - 2"
23' - 3"
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 orielwindows encumber no more than one-third of the length of theside of the structure they project from), balconies, chimneys,flues and fire escapes, steps down from the first story, andcornices, belt courses, leaders, sills, pilasters, lintels, decks,unenclosed porches, or other similar structures andornamental features may project into a required side yard notmore than one-quarter (¼) of the required setback, nor morethan three (3) feet in any case.
7' - 6"
23' -
6"
14' -
3"
21' - 6"
9' - 0" 18' - 0"
PARKINGSPACE #3
21' - 4 3/8"
RELOCATECONDENSOR
NEWAREAWAY
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'
9.4'
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% / 3,092 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
38% / 2,205 S.F. COMPLIES
32% / 1,868 S.F.
0.44 / 2,516 S.F. 0.74 / 4,274 S.F. COMPLIES
2 1/2 ST/ 27'-5" 2 1/2 ST/ 27'-5" COMPLIES/ NO CHANGE
3.8'10.4'21.6'
9.4'
78.41' 78.41'
54% / 3,092 S.F. 41% / 2,369 S.F. COMPLIES
TOTAL FAR AVAILABLE PER LOT SIZE: 4,320 SF
FAR BUILDING CALCULATION
EXISTING
BASEMENT 672 SF
PROPOSED CHANGE PROPOSED TOTAL
FIRST FL 781 SF
SECOND FL 750 SF
THIRD FL 313 SF
TOTAL 2,516 SF/ 0.44 FAR
LOT SIZE: 5,760 +/- SF
+540 SF 1,212 SF
1,518 SF
1,225 SF
319 SF
4,274 SF/ 0.74 FAR+1,759
+737 SF
+475 SF
+7 SF
FAR 1,212 sf FAR 1,518 sf FAR: 1,225 sf FAR: 319 sf
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
5/24
/201
7 10
:06:
15 A
M
As indicated
\\TKG
-Ser
ver\D
ata\
16\1
6108
-GFC
-88
Irvin
g\03
Dra
win
gs\0
0_AR
CH
_SD
_DD
\201
7.03
.20_
1610
8_G
FC_8
8 Irv
ing_
SD P
itche
d R
oof-
5th
Itera
tion.
rvt
A-020
Architectural SitePlan
1610803/23/2017
TMCJSK
88 IRVING ST RESIDENCES
88 IRVING STRESIDENCES
GFC DEVELOPMENT
88 IRVING STREETSOMERVILLE, MA
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
No. Description Date
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 Level-9' - 0"
1st Floor Level0' - 0"
2nd Floor Level9' - 11"
3rd Floor Level18' - 1"
Roof Level28' - 9"
10' -
8"
8' -
2"9'
- 11
"9'
- 0"
27' -
5"
Basement Level-9' - 0"
1st Floor Level0' - 0"
2nd Floor Level9' - 11"
3rd Floor Level18' - 1"
Roof Level28' - 9"
Basement Level-9' - 0"
1st Floor Level0' - 0"
2nd Floor Level9' - 11"
3rd Floor Level18' - 1"
Roof Level28' - 9"
10' -
8"
8' -
2"9'
- 11
"9'
- 0"
Basement Level-9' - 0"
1st Floor Level0' - 0"
2nd Floor Level9' - 11"
3rd Floor Level18' - 1"
Roof Level28' - 9" Project number
DateDrawn 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
5/24
/201
7 10
:06:
47 A
M
1/8" = 1'-0"
\\TKG
-Ser
ver\D
ata\
16\1
6108
-GFC
-88
Irvin
g\03
Dra
win
gs\0
0_AR
CH
_SD
_DD
\201
7.03
.20_
1610
8_G
FC_8
8 Irv
ing_
SD P
itche
d R
oof-
5th
Itera
tion.
rvt
EX-100Existing Conditions
1610803/23/2017
AuthorChecker
88 IRVING ST RESIDENCES
88 IRVING STRESIDENCES
GFC DEVELOPMENT
88 IRVING STREETSOMERVILLE, MA
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
No. Description Date
UP
DN
DN
UP
DN
UP
UP
DN
WD
WH
UP
UP
UP
UP
W D
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"
23' -
5 3
/4"
14' -
3 1
/8"
A-300 1
A-300
4
A-3003
22' - 8"
37' -
8 7
/8"
21' - 6 1/8"
16' - 7 1/4"
27' - 5"
DINING ROOM
12' - 5 3/8"
3' -
0"
3' -
6"
3' - 8 5/8"
CL
3' - 0"16' - 1 3/4"
11' -
8"
CL
REF
BATH 5' -
0"
5' - 4 3/4"
5' -
10 1
/2"
POWDERRM
CL
KITCHEN
3' - 5 1/4"
5' -
2 1/
4"
12' -
10"
3' -
8 1/
4"7'
- 0"
2' - 0"
ENTRY
DW
7' - 6"
NEW WINDOWS
GUARDRAIL
AREAWAY/RECESSED PATIO
BELOW
EGRESSLADDER
AREAWAY/RECESSED PATIO
BELOW
MECH./STOR.
LAUND.
FAMILYROOM
UNIT #1
NEW STAIR &FURRING WALL
STORAGE
AREAWAY/RECESSED
PATIO
6' -
0"22' - 8"
5' -
4 5/
8"
M. BATH
FAMILY ROOM
BEDROOM M. BEDROOM
11' -
0 3
/8"
18' - 11 3/8"
3' -
0"
UNIT #2
11' - 6"
CL
12' -
10
3/4"
9' - 2"
7' - 1 1/4"4' - 0"3' - 6"
2' -
0" CL
8' -
0"
AH
WH
BATH
11' -
0 3
/4"
5' - 3 1/4"
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
UNIT AREA TABULATION
UNIT 1
BASEMENT
FIRST FL
SECOND FL
ATTIC
TOTAL
UNIT 2
723 SF
803 SF
791 SF
356 SF
2,672 SF
906 SF
846 SF
2,305 SF
553 SF
N/A
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
5/24
/201
7 10
:06:
16 A
M
1/4" = 1'-0"
\\TKG
-Ser
ver\D
ata\
16\1
6108
-GFC
-88
Irvin
g\03
Dra
win
gs\0
0_AR
CH
_SD
_DD
\201
7.03
.20_
1610
8_G
FC_8
8 Irv
ing_
SD P
itche
d R
oof-
5th
Itera
tion.
rvt
A-100
Basement & 1stFloor Plans
1610803/23/2017
TMC / CMHJSK
88 IRVING ST RESIDENCES
88 IRVING STRESIDENCES
GFC DEVELOPMENT
88 IRVING STREETSOMERVILLE, MA
1/4" = 1'-0"1 1st Floor Level 1/4" = 1'-0"2 Basement Level
*AREA CALCULATIONS INCLUDE ALL UNFINISHEDSTORAGE ROOMS, CLOSETS AND STAIRS
No. Description Date
DN
DN
DN
UP
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
12' -
10"
9' - 1 1/8"
20' -
11
3/4"
15' - 1"
MASTER BEDROOM
3' - 0"
M. BATHROOM
CL CL
7' -
0"
5' -
6 1/
2"
SHOWER
7' -
10 1
/8"
SKYLIGHT ABOVE
LIN
SKYLIGHT ABOVE
SKYLIGHT ABOVE
UNIT #1
EAVESTORAGE
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
2" / 12"
10 1/2" / 12" 10 1/2" / 12"
10 1/2" / 12" 10 1/2" / 12"
1/4"
/ 12
"1/
4" /
12" 7 1/2" / 12"
SLOPE
7 1/2" / 12"
SLOPE
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
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
5/24
/201
7 10
:06:
16 A
M
1/4" = 1'-0"
\\TKG
-Ser
ver\D
ata\
16\1
6108
-GFC
-88
Irvin
g\03
Dra
win
gs\0
0_AR
CH
_SD
_DD
\201
7.03
.20_
1610
8_G
FC_8
8 Irv
ing_
SD P
itche
d R
oof-
5th
Itera
tion.
rvt
A-101
2nd Floor & AtticFloor Plans/ Roof
Plan
1610803/23/2017
TMC / CMHJSK
88 IRVING ST RESIDENCES
88 IRVING STRESIDENCES
GFC DEVELOPMENT
88 IRVING STREETSOMERVILLE, MA
1/4" = 1'-0"1 2nd Floor Level 1/4" = 1'-0"2 3rd Floor Level
1/4" = 1'-0"3 Roof Level
No. Description Date
Basement Level-9' - 0"
1st Floor Level0' - 0"
2nd Floor Level9' - 11"
3rd Floor Level18' - 1"
Roof Level28' - 9"
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
Basement Level-9' - 0"
1st Floor Level0' - 0"
2nd Floor Level9' - 11"
3rd Floor Level18' - 1"
Roof Level28' - 9"
10' -
8"
8' -
2"9'
- 11
"9'
- 0"
DECORATIVE 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"
INFILL EXISTINGWINDOWS ONWEST FACE OFEXISTING HOUSE
NEW WINDOW
AREAWAY W/ GRAVEL BASE
GROUND PLANE
SLIDING DOORSDECORATIVE POSTS AND RAILINGS
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
5/24
/201
7 10
:06:
22 A
M
1/4" = 1'-0"
\\TKG
-Ser
ver\D
ata\
16\1
6108
-GFC
-88
Irvin
g\03
Dra
win
gs\0
0_AR
CH
_SD
_DD
\201
7.03
.20_
1610
8_G
FC_8
8 Irv
ing_
SD P
itche
d R
oof-
5th
Itera
tion.
rvt
A-300Exterior Elevations
1610803/23/2017
TMC / CMHJSK
88 IRVING ST RESIDENCES
88 IRVING STRESIDENCES
GFC DEVELOPMENT
88 IRVING STREETSOMERVILLE, MA
1/4" = 1'-0"1 East Elevation 1/4" = 1'-0"2 North Elevation
1/4" = 1'-0"3 West Elevation
1/4" = 1'-0"4 South Elevation
No. Description Date
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
5/24
/201
7 10
:06:
45 A
M\\T
KG-S
erve
r\Dat
a\16
\161
08-G
FC-8
8 Irv
ing\
03 D
raw
ings
\00_
ARC
H_S
D_D
D\2
017.
03.2
0_16
108_
GFC
_88
Irvin
g_SD
Pitc
hed
Roo
f- 5t
h Ite
ratio
n.rv
t
AV-1Perspectives
1610803/23/2017
TMCJSK
88 IRVING ST RESIDENCES
88 IRVING STRESIDENCES
GFC DEVELOPMENT
88 IRVING STREETSOMERVILLE, MA
1 3D View 4 2 3D View 1
3 3D View 2 4 3D View 3
No. Description Date