vi. carriage house - brooks estate...the restoration of the carriage house represents two...

Brooks Estate Master Plan Medford-Brooks Estate Land Trust 1 September 2011

Carriage House Restoration -

VI. Carriage House Carriage House Restoration Summary Carriage House History and Architecture Original Building Use Carriage House Changes Since 1900 Carriage House Changes Since World War II Carriage House Existing Conditions 2010 Carriage House Proposed Use Building Design Exterior Highlights Green Design Interior Highlights Site Issues Project Phasing Drawings and Cost Estimate Conclusion Carriage House Restoration Project Drawings Carriage House Construction Estimate



Carriage House Restoration Summary The Carriage House restoration is one of the centerpieces of the entire Brooks Estate restoration project and the primary financial engine for the long term financial self-sufficiency of the Brooks Estate. As you will note on the enclosed drawings, the restoration and re-use plan calls for a one-phase complete reconstruction / restoration of the Carriage House as a multi-purpose function facility that will serve the Brooks Estate and the City of Medford as a place for cultural and civic events, and private functions, the income from which will provide a much-needed funding source for the continued restoration and maintenance of the Brooks Estate in perpetuity. The Business Plan attached in the next section of this Master Plan clearly shows that the function facility business proposed for the Brooks Estate at the Carriage House is extremely profitable and should not only achieve profitiability in a very short time frame, but generate sufficient funds to pay back the capital costs (principal and interest) in approximately 20 years. To put the Carriage House in a position to achieve these goals, however, will require a complete reconstruction of the present dilapidated structure.. The existing building is a mix of temporary walls, roofs and temporary fixes that are long past their due date. The Carriage House is missing the back third of its roof, a major structural truss, two of the three original dormers and the roof and exterior wall at the west side addition made in 1900. The building is literally on its last legs: the "temporary" roof from the late 1980s was recently replaced by another temporary roof. The clock is ticking on the Carriage House and unless it is restored soon, further significant deterioration is assured and the potential loss of the building is a very real possibility.

Artist rendering of the restored Carriage House



Carriage House History and Architecture The Carriage House was constructed in 1880 at the same time as the Shepherd Brooks Manor, both designed by the prominent architects Peabody & Stearns. Like the Manor, the Carriage House is designed in the Queen Anne style, although it is a much simpler structure than the more complex Shepherd Brooks Manor. The Carriage House is dominated by the large central tower, a companion piece to the tall entry tower of the Shepherd Brooks Manor (now altered by the 1900 addition of a room over the original more graceful porte-cochere). Like the Manor, the Carriage House has a hipped roof with the main gable tower emerging from the top front. The front (south) elevation has paired windows on either side of a large, classic paneled entry door that slides on rollers to open behind the brick wall. The basic materials and details of the Carriage House match the Shepherd Brooks Manor – red brick walls, random ashlar granite foundation, red slate roof, copper gutters and trim, large, tall windows and a detailed wood cornice. All wood trim was painted green. Originally, identical wood dormers graced the east and west side of the building, with a louvered opening at the back elevation. The building was originally a perfect square in plan. The only asymmetrical element of the original building is a single chimney to the left of the main gable, which allowed a wood-stove fireplace to heat the stableman’s first floor, two room apartment. Symmetry is unusual for Queen Anne buildings, which are generally asymmetric compositions. The building’s unique structural system is worth mentioning here: two large heavy-timber wood trusses span the entire east-to-west 44’-0” width of the building allowing an uninterrupted clear span below. This structural system is a marvel of Victorian engineering and provides a stunning visual architecture to the Carriage house interior.

Historic photo of Carriage House main elevation. The Shepherd Brooks Manor is on the left.



Original Building Use The Carriage House was a functioning barn and the focus of activity for the working gentleman’s farm that was the Brooks Estate from 1880 until the late 1930s. The building housed several horse stalls (most still extant) as well as a small stableman’s apartment in a portion of the first floor. The second floor loft space above was used as a hayloft but also allowed the storage of the horse-drawn carriages that were the primary means of transportation at the time. A manually operated lift in the center of the building allowed the elevation of such large pieces of equipment for winter storage in the loft. Several pieces of the lift hardware are extant and will be conserved as an inherent feature of the restoration proposal. On the exterior, a roofed pigpen was attached to the west side of the building between the granite retaining walls. There were also at least two adjacent out-buildings serving the Brooks Estate around the Carriage House: a low, steep-roofed ice house directly behind the Carriage House, where ice cut from the Brooks Pond in winter was wrapped in hay for use all year long; and a large but simple wood shed directly east of the Carriage House. Pieces of the shed building are presently stored in the Manor, and its foundation/retaining walls remain intact. A large portion of the icehouse foundation also remains intact. Carriage House Changes Since 1900 The original drawings of the Carriage House have not yet been discovered. The original Manor drawings are in the Boston Public Library’s Fine Art Department, but the only drawings of the Carriage House in the collection depict the architectural changes made to both buildings in 1900. Peabody & Stearns made significant changes to the Shepherd Brooks Estate in 1900: a new addition was added over the previously roofed porte-cochere and at the north end of the Manor; the Hamlet, a gothic cottage built primarily to house Shepherd’s son Gorham and his college friends, was constructed in the woods east of the Manor; and the Carriage House underwent significant changes as well.

1900 Peabody & Stearns Carriage House elevation showing changes to front and side elevations.



The major change to the Carriage House was a 10-feet wide addition added to the west side, creating a new side door, two additional horse stalls and more interior space. The pigpen, a covered area framed between two sloped retaining walls, was also reconfigured at this time. Two other changes were also made to the elevations: the loft door above the main entry door was changed to a more typical window and the area below was bricked in; and the east dormer was extended and enlarged to create a new loft door. One possible explanation for this change is that the process of loading and unloading hay at the Carriage House would be more concealed from view at the Manor if shifted to the east side. The photographic evidence of the Carriage House is very slim: one decent photo from before 1900 and several other Manor photos where the Carriage House can be glimpsed in the background. However, because there were relatively few changes to the Carriage House while the Estate was a working farm, the original architecture is easily understood. Carriage House Changes Since World War II While the Shepherd Brooks Manor has gone through many different uses in the past sixty-five years – veteran’s housing, nursing home, group home and finally, caretakers - the Carriage House has essentially remained frozen in time. It was used as a storage building for related and unrelated uses (including the infamous 1930s cast-iron English phone booth that still resides in the Carriage House today). From all appearances, the primary changes to the Carriage House since it was acquired by the City of Medford have been caused by neglect. The major change was when the building was stabilized in 1989 after decades of lack of regular maintenance. The photographic evidence from the late 1980s shows the entire back third of the roof collapsing on itself and other areas where the exterior wall and roof were completely disintegrating or missing. In 1989, the Carriage House was stabilized, the unsalvageable portions of the roof were removed (including two dormers) and several “temporary” walls and shoring columns were installed to save the entire structure from complete loss. Without these efforts, the Carriage House would surely have not survived to the present day. The majority of the red slate roof was salvaged and is currently stored inside the Carriage House to be used in the restoration. Only a few minor repairs have been made to the building since; most recently M-BELT made repairs to the temporary roof in 2003 and again in 2009. Carriage House Existing Conditions 2010 The Carriage House is in dire need of a major reconstruction as soon as possible; many of the “temporary” stabilization efforts described above have reached the end of their useful life. The overall roof is in poor condition and is starting to buckle in several locations. Part of the reason that this may be happening is that the second floor loft space is partially open to the main space below, which was not the original structural design and could be placing undue strain on the structure. Structures North, a qualified structural engineer specializing in historic buildings, was hired by M-BELT to evaluate the Carriage House building and confirm both the status of the existing structure and the proposed structural design of the function facility. Although the building has been compromised, it can be rebuilt and adapted to the 21st century needs of Medford and the Estate.



Carriage House Proposed Use The Shepherd Brooks Carriage House represents the best opportunity to create a facility that could serve the needs of the Brooks Estate and the largest number of people in Medford and beyond. The Carriage House is both beautiful and adaptable. Its large, unencumbered footprint, masonry construction, soaring roofline, ground-level accessibility, excellent natural lighting all make it an ideal candidate for adaptive re-use. We propose the Carriage House be restored as a multi-purpose function facility and meeting space for Medford. Such a facility would be financially profitable, allowing M-BELT to retire the capital investment (debt) for construction. A restored Carriage House would provide funds for ongoing and future restoration and maintenance of the Brooks Estate in perpetuity. Building Design The restoration of the Carriage House represents two complimentary, but contrasting, restoration and reconstruction elements: the first, a complete, historically accurate exterior restoration to approximately its original 1880 form; the second, a completely new interior that has elements of the historic interior where appropriate, but also a brand new, state of the art, flexible multi-purpose function hall that can be used for dozens of diverse events, both public and private.

3D model perspective rendering from inside restored Carriage House, looking south.



The basic concept of the interior is simple: create the largest possible “pure” volume that emphasizes the original building architecture, a grand interior space that is approximately 44 feet x 44 feet (1900 sq. feet) and nearly 30 feet high at the center of the room. To achieve this grand space, all of the service spaces necessary to build a function facility – toilets, catering kitchen and storage/service entry – are grouped along the northern back of the building in a 10-feet wide addition that is a continuation of the 1900 addition along the west side of the building. This addition is allowed under the terms of the Preservation Restriction (See Appendix) provided it is necessary for the program and is built in a manner sensitive to the original architecture. When properly executed, this addition will be indistinguishable from the original 1880 building.

Existing (top) and proposed Carriage House south (facing Manor) elevations. By placing the main entry vestibule to the Carriage House function facility in the 1900 addition portion of the building, which has a relatively low ceiling, the main space of the Carriage House is freed up to be a simple, square space with four dormers flooding the main room with natural light, framed by the stunning wood trusses of the original structure. The restored Carriage House will be a truly impressive and dramatic space. As a multi-purpose, flexible space, the Carriage House could be used in many different ways – for small weddings, parties, corporate or academic retreats, public lectures, civic events, post-funeral gatherings from the adjacent Oak Grove Cemetery, an art gallery or performance space, among many others. The key point is flexibility and public use. As with the entire Brooks Estate, the owners of the Carriage House are the people of the City of Medford, who would directly benefit from its varied uses and reduced rental rates.



There is a high demand for the type of medium sized (80-90 person sit-down wedding) function space with historic character in greater Boston. It is anticipated that the Carriage House would gross several thousand dollars per event (see Section VII for Business Plan). The financial return would be used to retire the debt of the Carriage House construction project and would provide M-BELT with sufficient funds for the continued restoration and maintenance of the Brooks Estate in perpetuity. In terms of rentals, Medford should follow the precedent of other civic-owned facilities by offering reduced rates for Medford residents. Non-profits or City of Medford functions would be minimally charged for use of the facility. Exterior Highlights: Restore original roof and missing dormers. Rebuild slate roof with copper gutters, trim and downspouts (match Manor roof restoration). Restore exterior windows, shutters, interior storms and doors (match Manor window restoration). Repoint masonry exterior, clean granite and brownstone. Rebuild 1900 addition and continue behind Carriage House for new addition.

Existing (top) and proposed Carriage House east (right side) elevations.



Green Design Within the limits of budgets and the Preservation Restriction, every aspect of the Carriage House reconstruction project will be designed in the most energy efficient and sustainable fashion possible. Thus, achieving LEED gold certification will be the goal. Examples of "green design" can include the following: A geothermal system to serve as the primary heating/cooling system for the project. Note that

due to the historic nature of the project, including a Preservation Restriction on the building, more active approaches to energy efficiency - solar, and wind, for example - cannot be pursued.

Low flow or waterless toilets and urinals and motion sensor faucets in the restrooms. Gray water system to recycle rainwater and reduce water usage overall. Tankless water heater for the hot water needs of the facility. A radiant heating system in the floor to facilitate warm temperatures and comfort in the winter

months. The Carriage House is a large, double-height space with a 30 feet high ceiling at the highest point and a radiant heating system will assist in keeping the heat where the people are - at the lower six feet of the main room.

The most energy efficient lighting and electrical system possible, including compact fluorescents, LED lights, motion sensors, and other energy-saving techniques.

Site: Around the Carriage House, provide porous pavement and other site features to reduce water runoff and treatment; no irrigation for any landscaping; and cut-off light fixtures to reduce light pollution.

Any other proven green technology that will provide measurable energy efficiencies and return on investments time of 10-15 years or less.

A "green" Carriage House is not just a good environmental choice; it will directly save Medford taxpayers money by lowering the annual energy usage of the building by as much as 50-60% vs. conventional construction and will translate directly into a faster payback of the initial capital investment. In addition, the project is a demonstration of municipal commitment to “green development” and consistent with open space and environmental values of the Brooks Estate conservation property. Interior Highlights: Remove partial second floor loft and gut interior completely. Rebuild wood trusses and tie exterior walls together with new steel cross-structure to match

character of wood truss. Rebuild four large dormers and windows to flood the interior with natural light. Remove brick-on-grade floor and salvage for re-use; pour concrete slab and build a radiant

heat/cool sprung wood floor above. Create a wood pattern “remembrance” of the historic lift in the center of the building. Rebuild wood wainscoting at lower portion of main hall walls; drywall above. Ceiling finish to be wood with drywall finish at the dormer interiors. Restore 19th century industrial lift wheel and hardware to roof/trusses.



Incorporate as much “green” technology into the building systems, including no-flow or low-flow toilets, gray water system, geothermal heating/cooling mechanical systems, LED energy-efficient lighting, motion sensors, low VOC paints, renewable woods, recycled materials.

State of the art lighting/sound/audio visual systems will allow flexibility for performances, presentations, parties, civic functions, etc.

Carriage House to have sprinklers and state of the art fire protection systems and equipment. Assumes Assembly Building Use with multiple grade-level exits. Carriage House facility will be fully accessible per Massachusetts Architectural Access Board

Regulations (521 CMR) and Federal Americans with Disabilities Act (ADA). Site Issues The restoration of the Carriage House will require the simultaneous building of a new parking lot per the Historic Core Plan (see separate Historic Core section under Landscape) and the rebuilding of the main Access Drive to the Grove Street entrance. Most of the Historic Core Plan developed around the Carriage House will remain intact, although several details have been altered to reflect the actual design of the Carriage House, which was not well-developed at the time of the Historic Core design. The entry sequence will remain intact, with automobiles passing by the Manor and Carriage House to a screened parking lot out of direct view of both buildings to maintain the character and feel of a country estate.

Historic Core conceptual plan showing screened parking east of the Carriage House.



Service access will be provided at the rear of the Carriage House, well-screened from both the Manor building and rear yard, where tented exterior events are planned. A small walkway will connect the service areas and the “pig-pen” patio located west of the Carriage House. A unisex toilet accessible for exterior events will be built in the small basement under the 1900 Carriage House addition. The original outbuilding located just east of the Carriage House will be rebuilt. At present only the granite foundations of the building are extant, although several pieces of the building have been salvaged by M-BELT. The purpose of the building is both historic and functional: the building was part of the day-to-day working of the Brooks Estate and this will be true in the future as well: the building will house all of M-BELT’s landscaping tools (lawnmower, chipper, cutting and gardening tools, wheel barrows, etc.), as these items will be displaced by the Carriage House restoration. There are presently no functioning utility services to the Carriage House - no electrical power, water, fire protection or tel/data. All new services will need to be provided to the building as part of the restoration/reconstruction. Project Phasing Given the severe condition of the existing building – where the “temporary” stabilization undertaken is already more than twenty years old – and where the nature of the proposed change to the building requires dramatic and substantial changes and rebuilding, the Carriage House restoration project must be undertaken in a single, uninterrupted phase. From the missing third of the roof, to the rebuilding of exterior walls, to the restoration of the windows and doors, to the complete gutting of the interior, every inch of the Carriage House will undergo major changes and improvements during its restoration. There is simply no logical (or financially responsible) way to subdivide the project into multiple phases. This has been amply confirmed by the professional estimator and structural engineer who reviewed the proposal. Drawings and Cost Estimate M-BELT secured a paid intern from the Harvard Graduate School of Design to measure the existing Carriage House building and to document the proposed multi-purpose function facility concept in drawing form. M-BELT then took the drawings and secured a professional construction cost estimate from the proposed drawings, both included in the following pages.



Conclusion The Carriage House restoration as a multi-purpose function facility will provide the public, and Medford in particular, with a flexible facility with dozens of potential uses. The key components – a flexible multi-purpose space with many public and private uses – will bring more people from Medford and beyond to the Brooks Estate and fulfill its tremendous potential without compromising the unique character and qualities of conserved property. In addition, the Carriage House will provide a funding mechanism that will serve the overall needs of the Brooks Estate in perpetuity. The people of Medford, who have owned the entire Brooks Estate including the Manor and Carriage House since 1942, will continue to enjoy the Brooks Estate in a new and exciting way.

THE BROOKS ESTATEMedford, MA

April 6, 2011

Carriage House Restoration Estimate

Cost Estimator:Daedalus Projects Incorporated

112 South Street

Boston, MA 02111

(617) 451 2717

Carriage House Restoration Estimate

INTRODUCTION

This Estimate is based on the following documents and information:

- Brooks Estate Master Plan, Carriage House Restoration Plan Executive Summary.

- Carriage House Restoration Project Architectural Drawings dated September 01, 2003.- CD file of; current images, original Peabody & Stearns drawings, 3D computer generated interior renderings.- Discussions and review with Doug Carr, in 2004.- Similar projects estimated by Daedalus Projects.- This estimate has only been updated in unit rate to current dollars.

The following assumptions have been made:

- The project will be bid among at least three selected general contractors.

- Prices are based upon current 2011 dollars.

- An escalation allowance has not been included in the Main Summary level.

- A Construction Contingency allowance has been included in the Main Summary for unforeseen existing

site conditions and change orders.g

- A Project Costs allowance has been included in the Main Summary for design fees (including

Sub Consultants), F F & E items, interest expenses, legal fees.

The following Scope is Included in this Estimate:

- Single phase restoration of an historic Carriage House into a multi-purpose Function Facility for cultural

and civic events, and private functions.

- Complete exterior restoration to match original 1880 form, including new roofing and windows.

- Interior fit-out of original 1880 form as large volume public space incorporating historic elements.

- Addition to house new toilets, catering kitchen, storage and service entry.

The following items are not included in the estimate:

- Construction of temporary facilities.

- Moving and storage expense.

- Asbestos, lead abatement, PCB or other hazardous materials removal.

Introduction Page 1 of 9

Shepherd Brooks Carriage HouseApril 6, 2011

DESCRIPTION TOTAL COSTS

02-SITEWORK $130,064

03-CONCRETE $37,992

04-MASONRY $180,013

05-METALS $25,500

06-WOODS AND PLASTICS $94,382

07-THERMAL AND MOISTURE PROTECTION $152,202

08-WINDOWS AND DOORS $108,400

09-FINISHES $213,268

10-SPECIALTIES $10,285

12-FURNISHINGS $10,000

15-MECHANICAL $194,263

16-ELECTRICAL $80,875

SUBTOTAL $1,237,243

MAIN SUMMARY

MARKUP $304,334

CARRIAGE HOUSE CONSTRUCTION COSTS $1,541,577

Construction Contigency 5% $77,079

Project Costs: FF&E, Architectural & Engineers' Fees, Soft Costs 25% $404,664

Escalation Allowance for 1 year 3% $60,700

Total Restoration Master Plan Project Cost $2,084,019

Main Summary Page 2 of 9

THE BROOKS ESTATE

Medford, MA

DESCRIPTION QUANTITY UNIT UNIT RATE TOTAL

8 02-SITEWORK9

10 Selective Demolition11 R & D concrete block temp support piers 3 LOC $850.00 $2,55012 R & D downpipes 2 EA $200.00 $40013 Carefully remove window, salvage for re-use, North Elevation 2 EA $200.00 $40014 Enlarge former window opening for new door 1 LOC $1,200.00 $1,20015 Cut new door opening in former exterior wall 2 LOC $1,800.00 $3,60016 Cut new large opening in former exterior wall 1 LOC $2,200.00 $2,20017 Carefully remove exterior wall, salvage for re-use, 1900 Addition 911 SF $8.00 $7,28818 Remove existing temporary wall stabilization, 1900 Addition 258 SF $5.00 $1,29019 R & D house stall 3 STALL $500.00 $1,50020 R & D storage closet 6 EA $600.00 $3,60021 R & D interior stair 1 FLT $800.00 $80022 R & D interior partition including doors 92 LF $75.00 $6,90023 Carefully remove brick flooring, salvage for re-use 2,170 SF $3.00 $6,50924 R & D temporary support wall from 1980 stabilization 855 SF $5.00 $4,27525 Carefully remove lift platform, salvage for re-use 1 LS $1,000.00 $1,000

April 6, 2011

y p g26 R & D loft floor flooring and framing 912 SF $5.00 $4,56027 Temporary propping and support during demolitions 1 LS $18,000.00 $18,00028 R & D gutters and downspouts 1 LS $1,200.00 $1,20029 R & D finial 1 LS $300.00 $30030 Carefully remove slate roofing, salvage for re-use 1,897 SF $5.00 $9,48631 Carefully remove dormer, salvage for restoration 1 LS $1,800.00 $1,80032 Miscellaneous selective demolition/salvage 1 AL $7,500.00 $7,50033

34 Site Utilities35 R & D storm drain 15 LF $65.00 $97536 Carefully excavate at existing foundation and install new foundation drain 182 LF $50.00 $9,10037 New sanitary line and connection 2 LOC $3,000.00 $6,00038 Domestic water new install 1 LS $2,500.00 $2,50039

40 Grading41 Trench excavation for new strip foundations 98 CY $15.00 $1,47042 Backfill with selected excavated material 75 CY $10.00 $75043 Distribute surplus excavated material on site 23 CY $7.00 $16144 Trenching for underslab mechanical piping 53 LF $18.00 $94545 Gravel base for slab on grade 15 CY $30.00 $45046

47 Paving

Construction Details Page 3 of 9

THE BROOKS ESTATE

Medford, MA

DESCRIPTION QUANTITY UNIT UNIT RATE TOTALApril 6, 2011

48 Recover from stockpile and lay brick paving, Entrances 186 SF $10.00 $1,85549

50 Site Improvements51 Granite bollard 5 EA $3,500.00 $17,50052

53 Landscaping54 Miscellaneous restoration and improvements 1 AL $2,000.00 $2,00055

56 02-SITEWORK TOTAL $130,06457

58

59 03-CONCRETE60

61 Perimeter strip foundation62 Concrete 7 CY $185.00 $1,29563 Formwork 164 SF $9.00 $1,47664 Reinforcing steel 350 LBS $1.00 $35065 Underpinning at brick foundation 2 LOC $3,500.00 $7,000p g66 Perimeter foundation wall67 Concrete 16 CY $185.00 $2,96068 Formwork 560 SF $9.00 $5,04069 Reinforcing steel 1,400 LBS $1.00 $1,40070 Slab on Grade71 Concrete 10 CY $185.00 $1,85072 WWF mesh 659 SF $0.75 $49473 Cure, screed and place 599 SF $1.50 $89974 Infill slab on grade - complete, New exterior toilet room 104 SF $8.00 $82875 Infill slab on grade - complete, Function Hall 1,800 SF $8.00 $14,40076

77 03-CONCRETE TOTAL $37,99278

79

80 04-MASONRY81

82 Structural pier to exterior wall, Mech Room 1 LOC $1,500.00 $1,50083 Brick veneer exterior wall cladding w/CMU backup, Mech Room 120 SF $57.00 $6,84084 Tie new wall into existing structure, Mech Room 50 LF $35.00 $1,75085 Granite veneer wall base to match existing 177 SF $125.00 $22,06386 3 5/8" brick veneer to match existing 899 SF $35.00 $31,461


THE BROOKS ESTATE

Medford, MA


87 Recover brick from stockpile and re-build exterior wall, assume 75% recovery

683 SF $30.00 $20,498

88 Brownstone sill to match existing 23 LF $100.00 $2,30089 Arch soldier course head to openings 23 LF $75.00 $1,68890 Keystone to door arch head 1 LOC $350.00 $35091 6" reinforced CMU exterior wall backup 1,349 SF $20.00 $26,98592 Infill former window opening in exterior wall 1 LOC $2,000.00 $2,00093 Rebuild chimney 1 LS $7,500.00 $7,50094 Repoint masonry 1,198 SF $25.00 $29,95095 Clean and restore brownstone trim 1 LS $3,500.00 $3,50096 Clean granite foundation wall 212 SF $3.50 $74297 Miscellaneous repairs/restoration to masonry elements 1 AL $7,500.00 $7,50098 Staging and access for Mason 1,785 SF $7.50 $13,38899

100 04-MASONRY TOTAL $180,013101

102

103 05-METALS104

105 4" dia. Steel cross tie bracing roof truss 6 LOC $2,000.00 $12,000106 Copper finial replicate and install 1 LS $5,000.00 $5,000107 Refurbish iron wheel elevator lift mechanisium and re-install 1 LS $5,000.00 $5,000108 Refurbish sliding door guide 1 LS $1,500.00 $1,500109 Miscellaneous metals allowance 1 AL $2,000.00 $2,000110

111 05-METALS TOTAL $25,500112

113

114 06-WOODS AND PLASTICS115

116 Blocking to exterior door and window installs 14 EA $150.00 $2,100117 Exposed wood truss to match existing 50 LF $150.00 $7,500118 2 x 10 pitch roof framing w/ 3/4" ply sheathing 2,381 SF $10.00 $23,805119 Modify existing roof superstructure and apply new ply roof sheathing 1,394 SF $3.00 $4,182120 Salvage dormer, restore and install in former location 1 LS $3,500.00 $3,500121 Build out new dormer, form to match existing 2 EA $3,500.00 $7,000122 Exterior trim lines to window and door openings 105 LF $50.00 $5,225123 Exterior cornice w/brackets to match existing profile 143 LF $75.00 $10,725124 Soffit ventilation strip 72 LF $35.00 $2,520125 Eaves decorative trim 111 LF $75.00 $8,325


THE BROOKS ESTATE

Medford, MA


126 Exterior finishing trim lines to new dormer 2 EA $2,000.00 $4,000127 Repair/restore exterior trim lines after new roofing install 1 LS $7,500.00 $7,500128 Kitchen countertop and base cabinet 10 LF $300.00 $3,000129 Kitchen upper wall cabinets 12 LF $250.00 $3,000130 Vanity countertop 10 LF $200.00 $2,000131

132 06-WOODS AND PLASTICS TOTAL $94,382133

134

135 07-THERMAL AND MOISTURE PROTECTION136

137 Dampproofing to foundation wall 280 SF $1.25 $350138 Rigid insulation under slab on grade 599 SF $2.50 $1,498139 2" rigid insulation and waterproofing to exterior wall 1,349 SF $2.75 $3,710140 6" batt insulation to pitch roof framing 2,381 SF $1.50 $3,571141 Recover from stockpile and install slate roofing, assume 75% recovery 1,423 SF $12.00 $17,076142 New red slate roofing 2,351 SF $42.00 $98,761143 Copper ridge cap and flashings to slate roofing 239 LF $50.00 $11,936pp g p g g144 Copper gutter 182 LF $50.00 $9,100145 Copper downspout w/decorative wall brackets 67 LF $50.00 $3,350146 Downspout collector head box 2 EA $750.00 $1,500147 Backer rod and sealant to exterior window installs 6 EA $225.00 $1,350148

149 07-THERMAL AND MOISTURE PROTECTION TOTAL $152,202150

151

152 08-WINDOWS AND DOORS153

154 Doors, frames and hardware155 New service panel door, Mechanical Room 1 LEAF $2,000.00 $2,000156 New toilet room panel door, exterior 1 LEAF $2,000.00 $2,000157 New service/egress panel door, pair 1 PR $6,850.00 $6,850158 Recreate exterior wood panel door from recovered pieces 1 LEAF $5,850.00 $5,850159 Restore main entrance wood panel door 3 LEAF $2,500.00 $7,500160 Restore main wood panel door surround, South Elevation 1 LS $2,000.00 $2,000161 Restoration of Wood Windows162 Glaze entire window, new sash cords & lock hardware 9 EA $2,000.00 $18,000163 Existing Dormer - glaze entire window, new sash cords & hardware 2 EA $1,000.00 $2,000164 New Wood Windows165 Recreate new window matching existing window trim and details, 4 over 2 2 EA $1,800.00 $3,600


THE BROOKS ESTATE

Medford, MA


166 Recreate new window matching existing window trim and details, 1 over 1 2 EA $1,000.00 $2,000167 New Dormer window - recreate new window to match existing W4 4 EA $2,000.00 $8,000168 New Dormer window - recreate new window to match existing E1 1 EA $3,000.00 $3,000169 Louvered window shutter Type A, pair 11 PR $3,000.00 $33,000170 Louvered window shutter Type C, pair 7 PR $1,800.00 $12,600171

172 08-WINDOWS AND DOORS TOTAL $108,400173

174

175 09-FINISHES176

177 2½" mtl stud w/ 5/8" GWB to interior of exterior wall w/plaster finish 3,929 SF $8.75 $34,381178 GWB partition 378 SF $9.00 $3,402179 GWB toilet duct wall 252 SF $11.00 $2,772180 5/8" GWB w/vapor barrier to pitch ceiling w/plaster finish 2,381 SF $16.50 $39,278181 Plaster finish dormer sides and soffit 413 SF $16.00 $6,600182 Ceramic floor tiling 341 SF $15.00 $5,119183 Ceramic tile wainscot 640 SF $15.00 $9,600184 Wood flooring 1,774 SF $15.00 $26,610185 Wood flooring, Lift platform 'remembrance' pattern inlay 75 SF $18.00 $1,350186 4" bead board wainscot 704 SF $10.00 $7,040187 6" bead board ceiling lining 2,574 SF $12.00 $30,884188 Painting189 Paint all new plaster/sheetrock surfaces 7,982 SF $1.00 $7,982190 Windows 20 EA $350.00 $7,000191 Scrape, prime and paint window 20 EA $800.00 $16,000192 Doors 6 LEAF $750.00 $4,500193 Paneled door surround 1 LOC $750.00 $750194 Exterior trim lines 1 LS $10,000.00 $10,000195

196 09-FINISHES TOTAL $213,268197

198

199 10-SPECIALTIES200

201 Mechanical room louver 36 SF $50.00 $1,800202 Toilet room partition 1 STALL $1,200.00 $1,200203 Toilet room partition, ADA 2 STALL $1,500.00 $3,000204 Urinal privacy screen 1 EA $650.00 $650


THE BROOKS ESTATE

Medford, MA


205 Mirror, soap dispenser, paper towel dispenser/disposal, toilet roll holder, grab bars, robe hook

1 LS $2,085.00 $2,085

206 Janitor mob shelf and rack 1 EA $350.00 $350207 Signage - new interpretative and directional signs 1 LS $1,200.00 $1,200208

209 10-SPECIALTIES TOTAL $10,285210

211

212 12-FURNISHINGS213

214 Allowance 1 LS $10,000.00 $10,000215

216 12-FURNISHINGS TOTAL $10,000217

218

219 15-MECHANICAL220

221 Fire Protection222 Fire sprinkler protection 3,175 GSF $4.50 $14,288223

224 Plumbing225 Water Closets 4 EA $3,500.00 $14,000226 Lavatory 5 EA $3,500.00 $17,500227 Urinal 2 EA $3,500.00 $7,000228 Kitchen Sink 1 EA $3,500.00 $3,500229 Utility Sink 1 EA $3,500.00 $3,500230 Floor Drains 2 EA $750.00 $1,500231 Demolition 1 LS $3,000.00 $3,000232 Hose Bibbs 2 EA $500.00 $1,000233 Coring & Cutting 1 LS $2,500.00 $2,500234 Misc. Materials & Valves 1 LS $2,500.00 $2,500235 Permits & Fees 1 LS $1,500.00 $1,500236 Testing 1 LS $1,500.00 $1,500237 Design & Engineering 1 LS $2,700.00 $2,700238

239 HVAC240 New HVAC system 3,175 GSF $33.00 $104,775241 Radiant floor heating system, Function Hall 1,800 GSF $7.50 $13,500242

243 15-MECHANICAL TOTAL $194,263


THE BROOKS ESTATE

Medford, MA


244

245

246 16-ELECTRICAL247

248 Temporary Electric Service to facilitate construction 1 LS $2,500.00 $2,500249 New Electrical System 3,175 GSF $5.00 $15,875250 Lighting nad power 3,175 GSF $7.00 $22,225251 Sound/AV special systems 1,800 GSF $8.00 $14,400252 New Life Safety/Emergency/Fire Detection System 3,175 GSF $5.00 $15,875253 Site Lighting 1 LS $10,000.00 $10,000254

255 16-ELECTRICAL TOTAL $80,875256

257

258 SUBTOTAL $1,237,243259 Design and Pricing Contingency 10% $123,724260 SUBTOTAL $1,360,967261 General Requirements/Conditions and Overhead 8% $108,877q 8%262 SUBTOTAL $1,469,845263 Insurance 0.65% $9,554264 SUBTOTAL $1,479,399265 Bonds 0.65% $9,616266 SUBTOTAL $1,489,015267 Permits 1.5% $22,335268 SUBTOTAL $1,511,350269 Fee 2% $30,227270 CONSTRUCTION COST TOTAL $1,541,577271

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vi. carriage house - brooks estate...the restoration of the carriage house represents two...

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