120106 - Dewey - Program and ScopePage 1
January 6, 2012
Summarized Program and Scope of Work
Renovations and Repairs - Dewey House
4 Neilson Drive
Smith College
Northampton, Massachusetts
Prepared by:
Laura Fitch, AIA, LEED AP BD&C
Kraus-Fitch Architects, Inc.
Summarized Program
The following summarizes the main items of the recommended work for Dewey Hall. See the Scope of
Work for more details.
Accessibility:
A variance application (supported by Laura Rauscher) is in process to allow for the following preferred
direction for addressing accessibility.
• Scheme A (recommended): Install a new wheelchair lift enclosed within a new addition west
of the northern stair. Access to this addition would be from the corridor in the previously
renovated north wing, which in turn is accessed from the existing sheltered ramp. The Lift
would only connect the first and second floors in order to keep the tower below the historic
eave of the back wing.
Additional access work includes a redesign of second floor bathrooms, two second floor offices, and a
kitchenette. A variance application for modification to door widths at the second and third levels is also
in progress. Not only is it very expensive to widen door openings, but this work would be further
complicated by the need to dispose of door casings with lead-based paint.
Maintenance and System Upgrades:
Repair of deferred maintenance and modernization of mechanical, plumbing and electrical systems are
included in the proposed scope of work. Much of the mechanical and electrical work will require
removals of sections of walls and ceilings. An inspection for asbestos, PCBs, and lead-based paint was
contracted by Smith College with ATC Associates. Asbestos was found but is not extensive and was not
detected within the plaster walls and ceilings. Areas requiring abatement are listed below in the Scope of
Work and within the ATC report. PCBs sample results from caulking and glazings were less than 50
ppm, therefore the caulking is considered an “excluded PCB product” and not subject to regulation. Lead
based paint was detected throughout the building and needs to be considered when disposing of
demolished items.
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Energy Conservation Measures:
The architect recommends measures above and beyond those listed in the 2010 report by Richard White
and Sons, including:
• Insulating walls with dense packed cellulose –this may be affected by brick nogging (TBD)
• Insulating old section: at attic floor or roof level (TBD)
• Insulating newer section: at sloped roof (see below for more)
Roof / Dormers:
The entire roof (exclusive of the porch and one-story section at the first floor) is scheduled for
replacement.
To reduce additional snow loading and possible requirements for upgrading this, the Owner would like to
consider replacing the slate with metal. An application to the Elm Street Historic Commission will be
started soon.
The architect recommends taking advantage of the opportunity of reroofing in two ways:
1. The replacement of the two “dog house” dormers on the west side with a shed dormer similar to the
one on the Elm street (east) side. The chimney that used to penetrated the roof between them has been
taken down below the roof, and the room within is very uncomfortable due to low ceiling heights. While
these dormers may be original to this addition, many changes have been made to the structure over the
years. Matching the style of the dormers on the other side seems appropriate. The reasons for this
recommendation are:
• To reduce the areas of roof wall flashings that can ultimately fail in the long run
• To reduce the areas in which ice damming has occurred, and may continue to be
problematic as they are hard to insulate and air seal
• To reduce the hard to reach dormer side walls that require periodic painting
• To significantly increase the head room in the middle office
2. The installation of 4 inches of rigid foam insulation over the existing roof sheathing prior to
installation of new slate. The reasons for this recommendation are:
• To increase the R-value of the roof
• To decrease thermal bridging and air leakage at the structural members
• To decrease ice damming, reducing damage to the roof and building over time
Summary of Cost Estimate
William Marr or Marr Engineering Services estimated the project at $3,093,072 of approximately $368
per square foot. Details can be found in the attached Appendix. Estimates for three alternates were
given, as these are items that will likely need variances from the Massachusetts Architectural Access
Board:
• Alternate One: Widen all 2nd floor doors: $44,800
• Alternate Two: Add handrails to existing historic curved stairway: $4,500
• Alternate Three: Change Lift to Elevator: $88,000
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More Detailed Scope of Work
Yellow highlighted items have long lead times, requiring early decisions and ordering.
The likely Scope of Work is summarized below:
• Alternates:
o Widen all second floor doors (variance recommended)
o Add second handrail to existing curved stair (custom wood) and raise height of existing
rail (variance recommended)
o Scheme B Elevator: Substitute elevator for lift, taller shaft, related roof work and
machine room (add alternate),
• Demolition: (see below for lead-based paint disposal recommendation)
o All attic partitions and ceilings and access stair at previous dorm area of old section.
Remove most of flooring retaining only catwalk through center
o 3rd floor ceilings at newer wing, including dormer ceilings
o Demo sections of walls for new electrical and telecommunications wiring
o Bathrooms and kitchenette (core to stud), excluding relatively new ADA toilet.
o MEP systems to be replaced (radiators and piping, window AC units, local exhaust
systems)
o Roofing (exclusive of new porch roof and first floor one story bump out roof) including
skylights,
o Demo two small dormers (to be replaced by single shed dormer)
o Areas and doorways for minor renovations, including stair
o Carpet and other finishes to be replaced
• Hazardous materials abatement – Refer to ACT report, June 2011 for more information.
o Asbestos – basement:
Cellar window glazing
9 x 9 floor tile and Mastic (typing room area)
o Asbestos – first floor:
Entry hall sidelight glazing
Hall and closet: linoleum
Main Hall bathroom: linoleum
o Asbestos – second floor:
Kitchenette: linoleum and sink undercoating
o Asbestos – third floor:
Door window glazing
Bathroom linoleum
o Lead-based paint – any materials listed as containing lead in the above referenced report,
shall be tested prior to disposal to determine if they require standard or hazardous waste
disposal. Carpenters shall follow OSHA practices when working with lead materials.
• Sitework
o Excavation for lift addition
o Landscape: Allowance only for misc. repairs
• New Lift Addition:
o Schemes A (lift): Servicing first and second floors (variance required for third floor
access, based on historic status) includes recessed slab on grade and frost walls, framing,
insulation, finishes, HVAC/electric, etc.
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• Minor Structural improvements
o Roof framing modifications for snow loading: Reinforce Purlins (both wings). Reinforce
top chord of truss – older wing
o Inspect roof framing after demolition of ceilings at third floor of newer wing. Work not
currently listed will be considered a change order.
o Inspect floor framing after demolition of bathrooms. Any required repairs for rot will be
considered a change order.
• Exterior Shell
o New slate roof and copper flashings throughout excluding standing seam metal roofing at
south porch and north 1-story section. See demo.
Slate tiles.
Cover existing sheathing with 4” nail base rigid insulation. Patch former
skylight holes. Allow for 10% sheathing replacement (rough sawn boards)
New copper roofing @ new and existing shed dormers (2).
30 lb single layer felt
Copper standing seam strip at eaves
Replace all damaged copper gutters (50% assumed). Retain existing downspouts.
o Replace west-facing dormers with single shed dormer (see sketch)
o Add additional trim at rake and eave to cover the exterior insulation (at newer wing only)
o New windows and trim throughout. Windows to be aluminum clad wood (extruded, not
roll stock). Double pane with simulated divided lites on single pane, low e, argon filled.
Recessed pulls (to reduce maintenance). Window screens installed with SS screws.
(Marvin or equal call Steve Pauquette at R&R Windows 527-7500 x117).
o Minor repairs to clapboards (allow for 15% replacement)
o Side porch repairs: new fiberglass columns on PT posts, new composite railings
o Brick repointing at exposed foundation
o Cap and repoint chimneys
Painting: wash, scrape and paint full exterior including: clapboards, trim soffits,
doors, windows, etc.
o Thermal Envelope
Foundation: No insulation to be added. Seal all penetrations in basement
exterior walls.
Walls: Dense pack cellulose blown into exterior walls, including patching of
clapboards at holes. How is this effected by brick nogging
Floor/Wall intersections: TBD dependent on balloon framing or not
Ceiling at older wing:
• See demo for removal of attic floor and stairs and retention of some
catwalk areas, see structural repairs. Add attic hatch and ladder.
• Remove insulation at second floor ceiling from attic
• air seal all ceiling penetrations in plaster ceiling (existing and new for
electrical plumbing, sprinklers, chimneys, etc.)
• add new insulation (at ceiling level, not attic floor, R-60 loose fill
cellulose).
Ceiling at newer wing:
• See demo for plaster ceiling removal, See other dormer items for new
dormer and structural repairs
• Insulate cavity with dense-packed cellulose. See roofing section for nail
base rigid insulation recommendation.
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• Interior Renovations
o New 2-hour room in basement for electrical
o First Floor modifications at elevator area
o 2nd floor bathroom, office, and kitchenette renovations
o New doors: 4-panel, solid wood, painted
o New ADA hardware on doors throughout including non-custodial closets (excluding first
floor newer wing which already complies)
o Adjust 3 first floor wood thresholds to meet ADA requirements
o Remove and reframe third floor stair, including new handrails (2) - note: new stair should
not be required to meet code for tread and riser dimensions under IEBC
o Misc. new enclosures for HVAC work: drywall surrounds, soffits, misc. patching
o New ACT ceilings
2nd floor back halls (200-C, 200-B) and new bathrooms
3rd floor hall (300-A)
o ACT ceiling at new areas of first floor: modifications for lift (all ceilings at first floor to
otherwise remain, except where needed to hide new MEP)
o New gypsum board ceilings at third floor (newer wing)
o Refinish existing exposed hardwood floors in offices at all levels and front hall (100-A,
100-B)
o Replace carpet @ common halls (100-C, 100-B, 200-A,B,C, 300-A, curved stair, and
replacement stair) and first floor newer wing (103, 104, 105)
o Repair cracks in plaster and paint all interior (except basement) with single coat finish
paint
o New ADA signage throughout
o Furnishings: Replace window blinds in all offices (except 104, 105)
• Mechanical, Electrical: For more detailed information about the recommended work, refer to
Appendix A. New mechanical, piping and electrical systems are to be cut into existing walls.
Vertical runs may be concealed within new chases. Some corridor work can be concealed in ACT
drop ceilings
o Sprinklers: Modify existing dry pipe sprinkler system:
Replace the existing sprinkler air compressor
Replace all existing sprinkler heads with new quick response heads
Extend all sprinkler test connects from attic to ground floor and discharge to
splash blocks or drywells.
Revise existing sprinkler heads and piping to accommodate minor modifications
to floor plan
Install new stand pipe system in main stair tower with hose valves at each
landing
o Plumbing:
Replace brass water piping with new copper. Revamp existing copper to serve
the new bathroom configuration(s).
Replace sanitary piping throughout (retain only section in good condition)
Upgrade water service entrance piping, meter, PRV station and replace related
brass piping
Renovate existing toilet rooms to remain (1 at first floor, 1 at third floor), and
plumb new toilet rooms (2nd floor) to include all new fixtures and related water
and drain piping. Exclude newer ADA toilet room at first floor.
Replace Gas Piping and reconnect gas dryers. Re-pipe gas to water heater.
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Replace steam and condensate piping including pumps, traps, control valves, and
pressure reducing station.
o Heating and Ventilating(see details in appendix):
Option1: two pipe heating utilizing Runtal style radiators and PEX-tubing
system and new bathroom ventilation (not recommended)
Option 2: two pipe fanned Coil System and new bathroom ventilation
(recommended)
Option 3: four pipe fan coil system and new bathroom ventilation (not
recommended)
Option 4: Mechanical Ventilation System (recommended)
o Electrical
Lighting
• Remove and replace office lighting
• Redesign and replace corridor lighting. Provide egress lighting. Provide
occupancy and time clock controls for energy conservation
• Replace all existing basement and stairway light fixtures
• Replace bathroom lighting
• Provide new LED exit lighting fixtures powered from emergency panel
Telecommunications
• provide new telephone and data cables from basement demarcation
points to support additional outlets where required
• provide data wiring and outlets in support of wireless access system
• Rerouting existing cabling to run in wall and terminate at recess outlets.
Wiring, Equipment, and Devices
• Redesign and replace existing branch circuit wiring and devices
throughout, including basement area. Install in-wall using a combination
of baseboard removal and cutting and patching.
• Replace existing branch circuit wiring and equipment in support of
mechanical equipment throughout, including basement
Distribution panels
• Replace incoming service lateral conductors – 400A-3P 120/208V.
Evaluate building service transformer
• Replace existing service entry distribution equipment
• Replace electrical distribution feeder conductors and subpanels
throughout building. Reconnect to new service the existing panelboard
installed to serve more recently removed space of building
• Rework existing emergency service. 2 hour rated room is required.
• Remove existing subpanels associated with emergency power. All loads
shall be home runs to 2-hour rated room.
Fire alarm
• Install a new addressable Simplex Fire Alarm System to serve all public
spaces.
• Remove unrequired 120v smoke detection devices from all offices.