SPUR Project Details

SPUR Projects Committee
(spur@epsilon-theta.org)

September 7, 2000

Matthew Condell
Barry Davis
Hannah Jang-Condell
Jan Maessen
Emily Marcus
Ian Lai
Anne Griner
Lokie Cerritelli
Satyen Shah

List of Figures

Introduction

This document describes the renovation projects that Epsilon Theta would like to undertake. The building is at 259 Saint Paul St. in Brookline, MA. It is a wood frame building built in 1890. There are 3 stories, plus a basement.

The last renovations of this scale were undertaken in the 1960's, however smaller projects have been done more recently, such as: Roof replacement in the late 1980's, life safety improvements in 1993, replaced the front porch in 1994, and general maintenance.

A few of the projects listed in this document have been completed and are labelled as such. They are included here for completeness, since we consider them part of this renovation effort.

Appendix A provides labelled sketches of the building layout for reference throughout this document. Appendix C provides a schedule for hiring the archictects for this project and will be expanded to include the general fundraising and construction schedule in the near future.

Room Renovations

Renovate Women's Head

Completely renovate Women's Head, with the goal of using the available space more efficiently. Figure 1 shows the current layout of Women's Head.

Replace showers and toilets, repairing plumbing wherever necessary. (Consider fiberglass showers as an alternative to tile.)
Replace sinks with free-standing models.
Install shelving to replace cabinets.
Relieve the bottleneck between the shower area and the sinks by widening the gap and/or by rearranging the room layout.
If possible, eliminate the step between the showers and the sinks to make the entire floor level.
Improve ventilation.
Install additional mirrors.
We are open to more radical changes, such as moving the door to allow showers to move.

**Figure 1:** Current Women's Head Layout
$\begin{figure} \begin{center} \epsfxsize=6in \epsfbox{womenshead.eps} \end{center}\end{figure}$

Renovate Kitchen

Bring the kitchen up to current health code, and rearrange the floor plan for more efficient use of space.

Expand the kitchen to include what is now Cook's Porch, pending approval of the Brookline Historical Commision.
Remove the wall behind the sanitizer to gain more usable space.
Incorporate the closet above Pit stairs and the small passage between the kitchen and the dining room into the new kitchen area.
Design a new layout to make use of expansion.
Include five sinks in the new design, as required by code.
Lay down an epoxy floor.
Install washable walls as specified by code. Explore options other than tile.
Install a wash-to drain if possible.
Consider a drop ceiling to hide exposed pipes.
Replace all appliances, with the exception of the mixer and meat slicer, with newer models of comparable size. Include a vegetable steamer.
Reevaluate all storage space, using more efficient strategies where possible, and ending up with at least as much storage space as currently available.
Install counter space near the oven.
Keep butcher block countertops.

Renovate Chapter Room

The Chapter Room will undergo complete renovation.

Remove panelling on walls, matching panelling on sides of chimney
Remove drop ceiling and ceiling above
Remove small sliding door in south east corner
Move sprinkler pipes to south wall (bordering hall). Put pipes in wall, if possible with just heads outside of wall.
Move wiring crossing ceiling into south wall (bordering hall).
New sheetrock on ceiling.
Raise lowered sheetrocked ceiling on north and west sides of the room.
New lighting to be installed.
Walls will be wood panelling from floor to 36 inches high. Above that will be sheetrocked. Wood paneling to match style and color of paneling around chimney.
Sides of chimney above mantle will be sheetrocked or plastered to match walls.
shelf covering radiator in bay area to match paneling. Move pipe into wall.
Repair floor of fireplace and cast iron lining.
Repair wood trim around fireplace.
Repair tile mosaic around fireplace and hearth.

Renovate Guest Head

Guest Head will be renovated to be handicapped accessible.

Remove stall divider and shelf under sink.
Rotate toilet 90 degrees.
Install hold bars around toilet.
Move pipes as needed to provide necessary leg room under sink.
Add new counter and sink at accessible height and with accessible hardware.
New counter under the mirror mounted on the wall, instead of rack on the floor.
Tilt mirror so that it meets accessible guidelines.
Widen door to 36 inches and install accessible hardware.
Door may need to hung on east side of frame and doorway may need to shift to the east to make accessible.
Retile as renovations require.

**Figure 2:** Proposed Guest Head renovation
$\begin{figure} \begin{center} \epsfxsize=6in \epsfbox{guest-head.eps} \end{center}\end{figure}$

Interior

Windows and Doors

Replace Windows

We will repair or replace all the openable windows on the first and second floor.

Repair or replace the 16 (or 15, depending on kitchen renovations) first floor openable windows.
- 4 - 6 over 1 curved glass
- 3 - 6 over 1 flat glass
- 9(8) - 8 over 1
Repair or replace the 20 second floor openable windows.
- 4 - 6 over 1 curved glass
- 12 - 8 over 1
- 1 - 4 by 4
- 1 - arch over 1
- 2 - diamond panes over 1
Repair or replace the 2 windows on the back stairs.
- 1 - 6 by 6
- 1 - 8 over 2
Windows must all be single glazed glass.
New storm windows on all windows, except side-by-side windows.
Internal storms on the 8 curved glass windows on the front/
Repair trim (inside and out) where needed (mostly the front windows)
Would like to insulate counterweight channels, if possible.
We only need the simple locking mechanisms we have now (lock and opening stops), but not broken like some of the current ones.
Windows should meet current ADA standars for opening force.
Questions for Architects:
- What are the pros and cons of replacing the windows vs. refurbishing. Current need, Long term durability, etc.
- What are the pros and cons of retaining the current counterweight mechanisms vs. other options.

Big Back Bay Window

Additional support is required for the sagging bay window in big back. It is not possible to determine exactly what work is needed to adequately support it until interior finishes are removed, but three possible solutions have been offered by CBI Consulting, Inc:

Replace the existing brackets with longer brackets anchored into the wall framing. This may not be an option due to the historic registration of the building. Brackets of a similar style to the existing may be approved.
Anchoring the top of existing brackets back to the wall below the window with long bolts into a new support member that spans the window opening.
Installing two diagonal steel rod hangers from the brackets to the ceiling framing above the window.

Front Door Frame

The front door frame will be replaced by a similar, but tighter fitting and more historically correct frame and windows. A sketch of new frame may be found in figure 3.

Replace door frame, including side windows and arch above door.
Side windows will be paned in a historically correct manner.
A historically correct leaded glass window will be placed above the window. The details of the window is shown in figure 4.
Side windows and leaded glass window will contain an indoor ``storm'' window to reduce heat loss.
Door hardware will be replaced to meet requirements that it can be operated with one hand.
Door will be kept, unless the change in hardware necessitates a new door.
If code allows, move exit sign to the side of door to allow better view through window.
Is there a way to move and/or insulate the mail slot so it is not as great a heat sink and is less inconvenient for the mailman?

**Figure 3:** Proposed front door frame replacement
$\begin{figure} \begin{center} \epsfxsize=3.5in \epsfbox{front-door.eps} \end{center}\end{figure}$

**Figure 4:** Sketch of Proposed Leaded Glass Window
$\begin{figure} \begin{center} \epsfxsize=6.5in \epsfbox{front-door-window.eps} \end{center}\end{figure}$

Pocket Doors

Refurbish both pocket doors:

Dining Room door needs work to improve its ability to roll and eliminate rubbing on floor.
Chapter Room door needs repairing to stop doors in the middle of the track.

Exit Door

Replace first floor side door and frame with similar door and frame.

Walls and Ceilings

Replace Walls and Ceilings

Replace walls and ceilings inside the house that are in need of repair.

Replace all first and second floor exterior walls, except those in the dining room.
Replace interior walls on the basement, first, and second floors, except south walls in Icebox and Middle Front, the walls in the dining room, and Pit Proper walls.
Replace ceilings that need work (library, left and right front, front hall)
Fix ceilings other ceilings that just have minor problems (Living Room, Middle Front, Big Back, Pansy)
Retape walls in pit proper and the dining room.
Look at foundation walls and repoint those that still need it (including behind walls hidden by wallboard).
Insulate all exterior walls that are replaced.
Remove small (not the main) sliding door between hall and Chapter Room.
Consider skim coat of plaster.
Raise lowered ceilings in bay window areas.

Dining Room Ceiling

Eliminate lower area in the bay area of the dining room.

Remove section of ceiling that is lowered.
Finish ceiling to the same height as the remainder of the dining room.
Install wiring as needed to replace lighting in that area.
See section on sprinkler heads for additional work.

Flooring

Parquet Flooring

Replace parquet flooring on first and second floors with strip oak.

Pit Floors

Completely redo the floors in Pit Proper and Pit Improper.

Fix structural problems in the subfloor levels.
Correct sloping floors.
Replace linoleum with a durable epoxy surface.

Refinish Dorm Floor

Refinish the floor in the Dorm.

Take care of any protruding nails
Sand floor
Repaint

Utilities

Electrical

Lighting

Replace most of the ceiling lighting fixtures. This may be taken care of by the Boston Edison work being done currently. All personal room lighting, front rooms, hallways, and dining room lighting will be replaced. A light will be added at the front of the second floor hallway.

Additional Electrical Outlets

More electrical outlets will be added to personal rooms.

Increase number of fixtures in each room to meet the following goals: Big Back, Right Front, Left Front: seven (7); Middle Back, Pansy, Hutch, Icebox: five (5); Middle Front, Cave, Dungeon: four (4); Trap, Temple: three (3).
Retain most existing outlets, replacing two-socket fixtures with four-socket fixtures.
New fixtures will have four sockets each.
Consider using outlets with built in surge protectors.
Approximate locations of sockets are indicated on figure 5.

**Figure 5:** Proposed Placement of Electrical Outlets
$\begin{figure} \begin{center} \epsfxsize=6.5in \epsfbox{proposed-outlets.eps} \end{center}\end{figure}$

Additional Circuits

Several areas of the house require additional electrical circuits to handle current and future load.

Add a circuit for the refrigerators in the Coke Room.
Possibly add another circuit for the overloaded pit proper area. This could be a new circuit for the Bob and/or a circuit dedicated for the freezer.
Add additional circuits for the second floor personal rooms if the new number outlets make this necessary.

Update Wiring

In addition to the wiring associated with lights and new circuits, replace existing wiring where needed and other renovations allow (i.e. wall replacement). Additionally, all circuits will be mapped and labelled.

Plumbing

Fix some plumbing while walls are exposed.

Most waste water pipes should be replaced since we have had problems with them over the last couple of years.

Switch Completely to Gas

We will convert the oil furnace to gas and remove the oil tank.

Sprinkler Heads

Move or eliminate some sprinkler pipes for aesthetic reasons where it can be accomplished without sacrificing coverage.

Move or eliminate the sprinkler heads in the lowered section of the dining room.
Move Chapter Room sprinkler heads to the side wall, or into the wall, if possible.

Phone system

Rewire the phone system to improve reliability. Also hook up remaining hermit jacks in personal rooms.

Exterior

Brookline Historical Society

We will consult and cooperate with the Brookline Historical Commission on the following projects:

Front Door Frame: get approval to restore the frame to its historically correct appearance.
Windows: use single-paned and curved glass when replacing like windows; obtain approval for permanent storm windows (they prefer interior over exterior storms).
Chimney Cap: our design must be approved by the Commission.
Kitchen and Roof Over Back Door: if the Commission determines these areas to be visible from the street, we must obtain permission for any alterations to their external appearance.

Roof over Back Door Stairs to Pit

We will build a roof over the stairs from the parking lot into the Pit.

Build roof as shown in figure 6. Roof will be sloped and guttered.
Remove existing light.
Place light under roof and a flood light into the parking lot.
Move existing downspout out of the way of the proposed roof.

**Figure 6:** Proposed Roof over Back Door Stairs
$\begin{figure} \begin{center} \epsfxsize=6in \epsfbox{rear-roof.eps} \end{center}\end{figure}$

Fix Up Fire Escape

Clean up parts that need to be cleaned up, rebolted, and straightened. Also get a new inspection certificate for it.

Fix Black Hole

Find a way to get the dry well in the back yard to drain. We are currently exploring options. Any solution will be done in consultation with the neighbors at 255 since costs should be split.

Repave Driveway

Completed Repave our section of the driveway and split the paving of the shared sections of the driveway with the neighbors at 255. Driveway repaving should be split with 255 paying 60% and ET paying 40% as shown by figure 7.

**Figure 7:** Approximate Driveway Measurements
$\begin{figure} \begin{center} \epsfxsize=5in \epsfbox{driveway.eps} \end{center}\end{figure}$

Cap for Chimney

Install a chimney cap to increase the lifetime of the chimney.

Choose a functional design that meets the approval of the Brookline Historical Commission.

Fix Porch Railing

Fix the rotted sections of the porch railing.

Repair or replace rotted posts.
Take appropriate measures to prevent further damage to the posts.

Gutters

General maintainence on the gutter system.

Reattach any gutters that have separated from the roof.
Check that all downspouts and drains are operational. Repair any that are not.

Dorm Ventilation

Improve air circulation in the dorm:

Discover what kind of ventilation can be installed in the Dorm within codes and historical society restrictions.
Ideally install a minimum of two fans in opposite dormers, one to draw in outside air and one to exhaust inside air.
Explore possibility of controlling fans with thermostat (eg. in cooling mode).
Real ideal: exhaust inside air when dorm is too warm, draw in outside air iff it is cooler outside than in. Don't know of any real control system which does this.
It may be that only exhaust fans fit code.
Exhaust fan should be on South side (hot side)
Intake fan should be on North side (cool side, also in shade).

Equipment

Furniture

Replace Personal Room Furniture

Completed Replace the dressers, wardrobes, and shelving units with units of approximately the same volume and footprint.

Common Furniture

Replace and/or fix up crumbling furniture in the common areas.

Reupholster the brown living room couch and fix missing leg(s).
Replace the gray living room recliner.
Replace the blue living room loveseats. (Completed)
Buy a new living room rocking chair, and move current chair to Pit Proper.
Reupholster or replace the chapter room couch.
Replace dining room chairs. Need to be durable, but lighter wieght than the current ones would be nice.

Coke Room Reefers

Completed Replace the pit freezer and the older Coke Room reefer.

Replace pit chest freezer with a larger model upright with a capacity of at least 13 cubic feet.
Replace the older refrigerator/freezer in the Coke room with a newer refrigerator-only model with a capacity of approximately 17 cubic feet.

Washer and Dryer

Add a second washer/dryer set to the Bob (laundry room):

Dedicated circuit (needs that now, anyway)
Additional hot/cold water taps.
Enlarged drainpipe (maybe not necessary because of water conservation)
Additional natural gas hookup
Additional dryer vent
Additional outlets

It is yet to be determined which machines should be located against the west wall.

Remaining Issues

There are several issues that are as yet unresolved that we are looking for ideas to solve. Some of these are included in the document and are collected here, while other issues are just included here.

Is there a way to move and/or insulate the mail slot so it is not as great a heat sink and is less inconvenient for the mailman?
Is there a means for detecting bad pipes so we know which additional ones need work?
For windows:
- What are the pros and cons of replacing the windows vs. refurbishing. Current need, Long term durability, etc.
- What are the pros and cons of retaining the current counterweight mechanisms vs. other options.
Suggestions for arranging Women's Head?
Are there any ADA issues that we will face in the renovations? (Women's Head, an accessible study room, etc)

APPENDIX

Sketches of Building Floor Plans

This appendix provides sketches of the floor plans of the building, labeled to assist in the understanding of the renovations text. These sketches are not to scale.

**Figure 8:** Basement (The Pit)
$\begin{figure} \begin{center} \epsfxsize=6.5in \epsfbox{basement.eps} \end{center} \end{figure}$

**Figure 9:** First Floor
$\begin{figure} \begin{center} \epsfxsize=6.5in \epsfbox{firstfloor.eps} \end{center} \end{figure}$

**Figure 10:** Second Floor
$\begin{figure} \begin{center} \epsfxsize=6.5in \epsfbox{secondfloor.eps} \end{center} \end{figure}$

**Figure 11:** Third Floor (The Dorm) sleeping area
$\begin{figure} \begin{center} \epsfxsize=6.5in \epsfbox{dorm.eps} \end{center} \end{figure}$

Current Placement of Electrical Outlets

**Figure 12:** Current Placement of Electrical Outlets
$\begin{figure} \begin{center} \epsfxsize=6.5in \epsfbox{current-outlets.eps} \end{center}\end{figure}$

Schedule

August 15, 2000:: Architect walk-throughs complete
September 13, 2000:: Bids from architects due
September 25, 2000:: Bid accepted