Design Narrative

100% Design Submission FY21 - McNair Group 01 Quarters 10 - 15

USACE

Project reference: JBMHH Army Family Housing Project number: 60615576

June 09, 2021

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Quality information

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Krista Joshua Ryan Krista Kehrer Levy Horner/Troy Kehrer Project Metz Manager

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Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Prepared for: USACE W912DR21BXXXX -W912DR19F0647 Vivian Wong 2 Hopkins Plaza Baltimore, MD 21201

Prepared by: Krista Kehrer Project Manager T: 703-682-4973 M: 703-867-7948 E: [email protected]

AECOM 3101 Wilson Boulevard Arlington, VA 22201 aecom.com

Copyright © 2019 by AECOM

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Table of Contents

1. General Description ...... 7 2. Design Requirements and Provisions Building Group 01 Quarters 10 - 15 13 2.1.1 Civil ...... 13 2.1.2 Landscape Architecture ...... 19 2.1.3 Structural ...... 23 2.1.4 Architecture...... 25 2.1.5 Fire Protection / Life Safety ...... 51

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1. General Description 1.1 Introduction The Design Narrative summarizes AECOM’s Design Documents in accordance with the 28 January 2021 Scope of Work (SOW) for the Joint Base Myer Henderson Hall (JBMHH) project in addition to the Final Design Charrette Reports for FY21 dated 10 February 2021. The programming effort assessed the conditions of 12 historical family housing units at Fort Myer and Fort McNair and provide Architecture and Engineering documents to bring these housing units back into good repair. The housing units cover FY21 anticipated designs.

FY21 – McNair Group 01 Quarters 10-15 (Single Family) FY21 – Myer Group 11 Quarters 08 (Single Family)

This report will cover the existing conditions and requirements for McNair Group 01 Quarters 10-15. 1.2 Project Drawings This project’s drawings for the Design Charrette Report have been prepared using Autodesk Revit 2019 and Enterprise CADD Standard Version 6.0. Select civil and sitework drawings have been prepared using a three-dimensional AutoCAD platform. As per the SOW, AECOM has prepared the project documents using Imperial units of measure only. 1.3 Specifications The project’s specifications sections indicate the proposed editing in SpecsIntact – the automated system for preparing standardized facility construction specifications that is used worldwide by the U.S. Army Corps of Engineers (USACE), National Aeronautics and Space Administration (NASA) and the U.S. Naval Facilities Engineering Command (NAVFAC). 1.4 Construction Cost Estimates Estimates for each respective phase of construction have been prepared in accordance with Unified Facilities Criteria (UFC) 3-700-02A – Construction Cost Estimates using the military‘s Micro Computer Aided Cost Engineering System (MCASES) II software platform.

The estimates were prepared as a result of close collaboration between the project design team and the cost estimating team.

Estimates are broken down into Base Bid and Bid Options per the funding amounts outlined in the scope of work. 1.5 Report Criteria This Report is based on the USACE, Baltimore District, Instructions and Guidance to Architect- Engineers Military Construction and the Department of the Army, USACE, Engineering and Design Analysis, Drawings and Specifications.

All documentation has been prepared in accordance with AECOM‘s contract specific Design Quality control Plan (DQCP). AECOM is an International Standards Organization (ISO) 9001 certified organization.

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Design Narrative Project reference: JBMHH Family Housing Project number: 60615576

1.6 Codes, Standards and Guidelines 1.6.1 International Code Council (ICC) Model Codes • International Residential Code (IRC) 2018 • International Building Code (IBC) 2018 • International Existing Building Code (IEBC) 2015 • International Plumbing Code (IPC) 2018 - Classification Residential, Occupancy R-3, One- and two-family dwellings 1.6.2 National Fire Protection Association (NFPA) • NFPA-70A, National Electrical Code Requirements for One- and Two- Family Dwellings, latest edition including all subsequent addendums 2005 Edition • NFPA-75, Standard for the Protection of Information Technology Equipment 2003 Edition Intra-Building Pathway Systems • NFPA-72, National Fire Alarm and Signaling Code 2019 Edition • NFPA-13D, Standard for Installation of Sprinkler Systems in One- and Two-Family Dwellings and Manufactured Homes 2019 Edition • NFPA-101, Life Safety Code 2018 Edition • NFPA-110, Standard for Emergency and Standby Power Systems 2019 Edition • NFPA-780, Lightning Protection Systems 2020 Edition 1.6.3 Industry Standards and Guidelines

1.6.3.1 American Society of Civil Engineers (ASCE) • ASCE/SEI 7-16, Minimum Design Loads and Associated Criteria for Buildings and Other Structures

1.6.3.2 American Society of Heating, Refrigeration and Air Conditioning Engineers (ASHRAE) • ASHRAE Fundamentals 2013 • ASHRAE 90.2, 2010, Energy-Efficient Design of Low-Rise Residential Buildings • ASHRAE 62.2, 2010, Ventilation and Acceptable Indoor Air Quality in Low-Rise Residential Buildings • ASHRAE Standard 140, 2017, Standard Method of Test for the Evaluation of Building Energy Analysis Computer Programs

1.6.3.3 Building Industry Consulting Service International (BICSI) • BICSI Telecommunications Distribution Methods Manual, latest edition

1.6.3.4 American Society of Testing and Materials (ASTM) • ASTM D 5778, Seismic Piezocone Penetration Tests (SCPTu) • ASTM D 6635, Flat Plate Dilatometer Testing (DMT)

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Design Narrative Project reference: JBMHH Family Housing Project number: 60615576

• ASTM D 4719, Prebored Pressumeter Tests (PMT) • ASTM E119, Standard Test Methods for Fire Tests of Building Construction and Materials

1.6.3.5 American National Standards Institute (ANSI) • ANSI/TIA-569-E, Telecommunications Pathways and Spaces

• ANSI/TIA-570-D, Residential Telecommunications Infrastructure

• ANSI/TIA-606-C, Administration Standard for Telecommunications Infrastructure

• ANSI/TIA-607-D, Generic Telecommunications Bonding and Grounding (Earthing) for Customer Premises

1.6.3.6 Underwriter's Laboratory (UL) • UL 263, Standards for Fire Tests of Building Construction and Materials

1.6.3.7 American Society for Photogrammetry and Remote Sensing (ASPRS) • Accuracy Standards for Photogrammetry and Remote Sensing Accuracy Standards for Large Scale Maps

• Manual of Photogrammetry 1.6.4 Federal Government Legislation, Regulations, Standards and Guidelines

1.6.4.1 Unified Facilities Criteria (UFC) • UFC 1-200-01, General Building Requirements (08 October 2019)

• UFC 1-200-02, High Performance Sustainable Building (HPSB) Requirements, Change 4 (1 October 2019)

• UFC 1-300-02, Unified Facilities Guide Specifications

• UFC 1-300-08, Criteria for Transfer and Acceptance of DoD Real Property

• UFC 3-101-01, Architecture with Change 5, 25 September 2019

• UFC 3-110-03, Roofing with Change 4, 01 May 2012

• UFC 3-120-10, Interior Design, 15 May 2018

• UFC 3-190-06, Protective Coatings and Paints, 16 January 2004

• UFC 3-201-01 Civil Engineering

• UFC 3-230-01 Water Storage and Distribution

• UFC 3-230-17FA Drainage in Areas Other than Airfields

• UFC 3-240-07FA Sanitary and Industrial Wastewater Collection: Gravity Sewers and Appurtenances

• UFC 3-301-01, Structural Engineering (01 October 2019)

• UFC 3-410-01, Heating Ventilation and Air Conditioning Systems, 01 July 2013 Change 05, 01 Nov 2019

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Design Narrative Project reference: JBMHH Family Housing Project number: 60615576

• UFC 3-420-01, Plumbing Systems, Plumbing Systems, 25 October 2016 Change 04, 01 OCT 2019

• UFC 3-520-01, Interior Electrical Systems, 06 October 2015 Change 01, 20 March 2019

• UFC3-530-01, Interior and Exterior Lighting Systems and Controls, 01 April 2015 Change 04, 01 November 2019

• UFC 3-600-01, Fire Protection Engineering for Facilities (08 August 2016, Change 4, 07 February 2020)

• UFC 3-700-02A, Construction Cost Estimates Using the Military's Micro Computer Aided Cost Engineering System (MCASES) II Software Platform

• UFC 3-701-01, DoD Facilities Pricing Guide

• UFC 3-730-01, Programming Cost Estimates for Military Construction

• UFC 3-740-05, Handbook: Construction Cost Estimating

• UFC 4-010-01, DoD Minimum Antiterrorism Standards for Buildings (12 December 2018)

• UFC 4-010-06, Cybersecurity of Facility-Related Control Systems, Change 1

• UFC 4-711-01, Family Housing

• UFC 4-711-02A, U.S. Army Service Schools

1.6.4.2 United States Army Corps. Of Engineers (USACE) Engineering and Construction Bulletin (ECB)

• ECB 2018-11, Control System Cybersecurity Coordination Requirement, dated 09 August 2018

Engineering Manual (EM)

• EM 385-1-1, Safety and Health Regulations

• EM 1110-1-1000, Photogrammetric Mapping

• EM 1110-1-1002, Survey Markers and Monumentation

• EM 1110-1-1003, NAVSTAR Global Positioning System Surveying

• EM 1110-1-1005, Topographic Surveying

• EM 1110-2-1003, Hydrographic Surveying

Engineering Regulation

• ER-1110-1-261, Quality Assurance of Laboratory Testing Procedures

• ER 1110-345-700, Design Analysis

• ER-1110-345-723, Total Building Commissioning Procedures, dated 31 March 2017

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Design Narrative Project reference: JBMHH Family Housing Project number: 60615576

1.6.5 Other Guidelines, Codes, Regulations and Local Utility Requirements

1.6.5.1 Installation Guidelines • Joint Base Real Property Master Plan Fort Myer Fort McNair Henderson Hall Installation Design Guide, January 2013 (IDG)

1.6.5.2 Local Municipalities • 2013 District of Columbia Plumbing Code

• District of Columbia Stormwater Management Guidebook

• District of Columbia Erosion and Sediment Control Handbook

• District of Columbia DC Water Project Design Manual

1.6.5.3 Other • Load Calculation Program – Trane Trace 700 in accordance with ASHRAE Standard 140

• https://geopub.epa.gov/Radon/

1.7 Bid Options The requirements for these quarters will include construction bid options. The options are outlined in this report and on the matrix found in Appendix A. The base requirements are intended to improve the life, health, safety of the buildings. The bid option expands the renovations to improve the function of each quarters.

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Design Narrative Project reference: JBMHH Family Housing Project number: 60615576

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2. Design Requirements and Provisions Building Group 01 Quarters 10 - 15 2.1 Building Group 01 Quarters 10 - 15 2.1.1 Civil

2.1.1.1 Existing Conditions The Group 01 quarters at Fort McNair are single family dwellings aligned in a row fronting the west side of 2nd Avenue which runs north south. The buildings are spaced approximately 40 feet apart, set back approximately 50 feet from 2nd Avenue, with a rear yard also approximately 50 feet from 1st Avenue which parallels 2nd Avenue. It is noted that the avenue numbering system within Fort McNair is not coordinated with the street numbering system outside Fort McNair in the District of Columbia, Southwest (DC SW). Each quarters have a fenced-in concrete patio on its south side (left as you face the house from 2nd Avenue) with the exception of Quarters 15 which has its patio on the north side. There is a total of 15 units in the row, numbered from north to south. The scope of the current effort encompasses Quarters 10 – 15 only.

In preparing this report a comprehensive integrated review of GIS documents, historic design documents, topographic survey data, geophysical subsurface utility survey data, and field observations was conducted to resolve any discrepancies among the data sources. Where available information was insufficient to resolve a particular issue, the contractor is directed to conduct further investigation (e.g., test pits) during construction to avoid conflicts.

2.1.1.1.1 Grading Topographic grades along 1st and 2nd Avenues are extremely flat – less than 0.3% based on a topographic survey conducted by AECOM in October 2020. There is also very little slope from the building fronts to the curb on 2nd Avenue, and between quarters. There is a comparatively shallow gradient from the back yards down to 1st Avenue, but over time settling, landscaping activities, utility work, etc. have resulted in localized low spots where water ponds in the yards and around the building foundations. Some of the quarters were observed with sandbags stacked around exterior basement stairwells to prevent surface runoff into the basements, and post staff have stated that all of these buildings have basement/foundation water problems.

Photo 1 – Sandbags Stacked by Basement Stairs Quarters 12

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

2.1.1.1.2 Stormwater Utility record drawings prepared by STV/Lyon Associates dated July 1996 were compared against GIS utility maps provided by the installation and found to be consistent with one another, and generally with field observations.

Surface drainage from the front yards of Quarters 12 through 15 flows overland east to 2nd Avenue where it would be captured by a pair of storm drain inlets (catch basins) in the west curb line of the street – one between Quarters 11 and 12, and one just southeast of Quarters 13. That water would then be conveyed by a small (12-inch) stormwater main running between Quarters 11 and 12 to discharge into the tidal Washington Channel west of 1st Avenue. Runoff in the rear yard flows west to 1st Avenue where there is a pair of inlets similarly located in the east curb line of that street to collect the drainage. These inlets also carry stormwater to the point of discharge into the Channel. Drainage from Quarters 10 and 11 flows in these two streets a few hundred feet further to the north and is then similarly collected from the front yards in inlets in 2nd Avenue, and from the rear yards in inlets in 1st Avenue, then conveyed westward in pipes to an outlet into the Channel.

The Washington Channel is far enough removed both horizontally (almost 100 feet), and vertically (at least 10 feet) from the structures that it has not been identified as a significant source of the water problems for these buildings and is not considered further in this discussion. Current FEMA flood mapping indicates that none of these quarters is within a regulatory 100-year floodplain, though portions of the rear yards nearest 1st Avenue are.

Each of the houses has multiple roof drain downspouts, almost all of which discharge directly into an underground pipe or leader. Some of these leaders may possibly be connected to small (4-inch) diameter plastic drainpipes that have been cut through the curb line in 1st Avenue, though no mapping was found that would indicate the route or location of these connections. No visible signs of clogged or backed up roof drains were observed.

Photo 2 – Possible Roof Drain through Cut in Curb Quarters 10

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Basement sump pumps also contribute to stormwater flow by discharging either into the underground roof drain system, or directly to the ground surface.

Quarters-specific issues or deficiencies are noted below:

• Quarters 11, 12, 13, 15: sandbags stored near the exterior basement stairwell (northwest corner) indicate periodic surface water flooding • Quarters 14: this Quarters was visited during a rainstorm and ponded water was observed directly adjacent to the southwest corner of the building foundation.

Photo 3 – Ponding at Roof Drain by Foundation Quarters 14

2.1.1.1.3 Water Utility record drawings prepared by STV/Lyon Associates dated July 1996, and Maryland Surveying and Engineering Co. (undated) were compared against GIS utility maps provided by the installation and found to be generally, but not completely, consistent with one another.

The GIS maps and record drawings indicate that water is provided to Fort McNair via a 12- inch feeder main connection in 4th Street SW. This connection is metered, but there are no meters for these homes individually. The quarters in Group 01 are served by an 8-inch distribution branch main running in the front yards of the quarters parallel to 2nd Avenue. House water services are depicted with a single service line between adjacent buildings, branching to serve both buildings, e.g., one line between Quarters 10 and 11, branching to serve both; one line between Quarters 12 and 13, branching to serve both, etc. There is supposed to be a valve on the primary service line at the main, and a valve on each of the branches near the building, but no water meters. The Maryland Surveying Co. drawings indicate that these house service lines are 3-inch diameter; however, the GIS maps show the service lines as 2-inch diameter.

Fire hydrants serving these quarters were found on 2nd Avenue just north of the subject area at the front of Quarters 9, between Quarters 12 and 13, and just south of the group near the southeast corner of Building 60 (the old Officers Club). Fire flow pressure test results were

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

provided by the government for tests conducted at these hydrants in May 2020. These tests indicated satisfactory flow capacity (approximately 2200 gpm at a desired flow rate of 20 psi). Quarters-specific issues or deficiencies are noted below:

• Quarters 10 and 11: drawings and GIS indicate that a single water service line serving both Quarters 10 and 11 should be located near the south side of Quarters 10. Records also show a water service valve near the main in the front yard of Quarters 10, and a valve near the outside wall of each house. The record drawings show an additional valve on the main line in front of Quarters 11. A water valve box was found in the field in the front yard of Quarters 10 positioned consistent with a valve on the main (not on a service). A possible inference is that this was installed instead of the main line valve shown on the drawings in front of Quarters 11. A valve box for the shared service line was field located near the main between the building fronts. A third valve box was found where the service enters the north side of Quarters 11, but no equivalent valve box was found for Quarters 10. A fourth metal subsurface feature with a broken top/cap was found in the front yard between the two Quarters. It’s size, material, and position could be consistent with that of a valve box, but its function could not be identified. • Quarters 12 and 13: the valves for the primary service line between Quarters 12 and 13, and for the individual service branch at the south face of Quarters 12 were found in the field (in addition to the operating valve for the fire hydrant between the buildings), but the corresponding service valve for Quarters 13 was not. • Quarters 14 and 15: GIS and record drawings indicate that a single water service line serving both Quarters 14 and 15 should be located roughly between the two buildings, with a primary service valve near the main in the front yard and a valve near the outside wall of each house. A valve box for the shared service line was field located near the main between the building fronts, and a valve box was found where the service enters the north side of Quarters 15, but no corresponding valve box was found for Quarters 14. A third valve box found in the yard southeast of Quarters 15 might be on the main, though its position would be more consistent with a valve on a service line.

2.1.1.1.4 Sewer Utility record drawings prepared by STV/Lyon Associates dated August 1994, and GIS utility maps provided by the installation were consulted and found to be generally, but not completely, consistent with field observations.

The records indicate that the quarters in Group 01 are served by an 8-inch clay sanitary sewer collector main running in the front yards of the buildings parallel to 2nd Avenue. This collector drains northward, turning east at a manhole in front of Quarters 11, running across the parade ground, eventually discharging into the city wastewater system in 2nd Street SW near T Street. House sewer services are configured with a single service line between adjacent buildings, branching to serve both buildings, e.g., one line between Quarters 11 and 12, branching to serve both; one line between Quarters 13 and 14, branching to serve both. The records show a single cleanout on the shared service line at the branching point. The exceptions are that Quarters 15 is paired on a service line with Building 60, and Quarters 10 is on a shared service line with Quarters 9 (which is drained by a different main running toward P Street SW). Records indicate that the shared part of the service line is a 6-inch diameter pipe, while the individual branches are each 4 inches.

Quarters-specific issues or deficiencies are noted below:

• Quarters 10 through 14: None of the sanitary cleanouts shown on the record drawings between these Quarters could be located during field investigations. • No cleanout was found for Quarters 15, but a direct sanitary service connection from the house to a manhole between the quarters and Building 60 was located.

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

2.1.1.1.5 Gas Utility record drawings prepared by STV/Lyon Associates dated August 1994, and GIS utility maps provided by the installation were consulted and found to be generally, but not completely, consistent with field observations.

The records indicate that the quarters in Group 01 are served by a 10-inch ductile iron (DI) main running in the rear yards of the buildings parallel to 1st Avenue. Each quarters is fed by a 2-inch coated wrapped steel (CWS) service line running from the main to the north side of the house, Both sets of records show an exterior shutoff valve on each service line, but none of these were located in the field investigations. A gas valve was found in the rear yard of Quarters 15, but its position is consistent with a main line valve shown on the drawings, not a service line valve. Gas meter assemblies were found in the interior basements of Quarters 10 and 15, but not in any of the others.

According to the STV drawings gas service is supplied to Fort McNair by Washington Gas (formerly Washington Gas Light Company), but the gas distribution equipment on-post is owned and operated by the U.S. Government.

2.1.1.2 Functional and Technical Requirements

2.1.1.2.1 Grading Foundation leakage and infiltration were observed in Group 01 Quarters during the interior surveys and documented in the Facility Condition Assessment (FCA). Failed grading that results in water ponding around and adjacent to the buildings will contribute to this issue. Multiple buildings in this group were found with sandbags stacked around the exterior basement stairwell indicating a history of surface water flooding. Government direction provided during the Programming and Charrette meetings in November and December 2020 and documented in the Programming Findings agreed with AECOM’s recommendation for minor regrading of the lots to direct runoff away from the buildings as part of the foundation repair and waterproofing process. This perimeter excavation will require the reconstruction of sidewalks and patios within the limits of disturbance.

2.1.1.2.2 Stormwater As part of the response to the foundation leakage issues discussed above, Government direction provided during the Programming and Charrette meetings in November and December 2020 and documented in the Programming Findings agreed with AECOM’s recommendation to connect all downspouts and basement sump pumps to underground drain pipes to convey drainage away from the structures as part of the foundation repair and waterproofing process. The Group 01 quarters are not within the limits of a delineated 100-year floodplain; however, exterior excavation proposed to remedy foundation leaks could trigger requirements under DC’s Department of Energy & Environment (DOEE) erosion and sediment control (ESC) and stormwater management (SWM) regulations. The extent of the measures required is based on the combination of total land disturbance for all quarters and the ratio of cost of improvements vs. replacement. AECOM anticipates that the cost of improvements for the Base Bid will likely exceed 50% of the total value of the houses, which would place the project in a category of SWM requirements that is more stringent than the minimum under DC regulations. Design for SWM requirements is being evaluated and will provide bio-retention facilities behind each Quarter towards 1st Avenue. The bio-retention areas are designed to collect as much of the roof leaders, sidewalks, and patio runoff at each Quarters as feasible. An underdrain will be provided for each bioretention basin to outfall at 1st Avenue. The Design Team has had several discussions with DOEE about the stormwater retention volume requirements that cannot be met with the bioretention basins behind the Group 01 quarters. Additional offsite stormwater

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

management areas will be investigated with DPW Environmental to plan for providing stormwater credit for these quarters and other upcoming quarters construction.

2.1.1.2.3 Water For the buildings in this group water services are configured with a single service line between adjacent buildings, branching to serve both buildings. Some water service shutoff valves depicted in record documentation could not be located by field efforts indicating a condition wherein water service to an individual quarters could not be turned off for repairs without potentially requiring the shutoff of one or more neighboring units. Government direction provided during the Programming and Charrette meetings in November and December 2020, and in the response to RFI 0034 agreed with AECOM’s recommendation to install new shutoff valves on those service lines where an existing valve in good working order cannot be found (Quarters 10, 13, and 14). This work is included as part of Bid Option 5, not under the Base Bid.

2.1.1.2.4 Sewer House sewer services for the quarters in this group are configured with a single service line between adjacent buildings, branching to serve both buildings. Sanitary cleanout stacks depicted in record documentation could not be located by field efforts indicating a condition wherein maintenance to an individual quarters requiring interruption of service could not be done without potentially disabling service for one or more neighboring units. Government direction provided during the Programming and Charrette meetings in November and December 2020 and documented in the Programming Findings agreed with AECOM’s recommendation that due to the preferred location of sanitary cleanouts within a few feet of a building’s exterior wall, it would be cost effective to install individual cleanouts on the separate service lines (one for each house) as part of the foundation repair and waterproofing process. This work will be done under the Base Bid.

2.1.1.2.5 Gas For the buildings in Group 01 gas service shutoff valves depicted in record documentation could not be located by field efforts which indicates a potential life/health/safety issue, because in the event of an emergency it may be necessary to enter the building to shut off the gas service. This condition was not addressed directly for the Group 01 quarters during the Programming and Charrette meetings in November and December 2020; however, for consistency with Government direction provided for the Group 15 and 16 quarters, and in the response to RFI 0035, AECOM includes installation of new shutoff valves on all six service lines (Quarters 10 – 15) under the Base Bid .

See the Plumbing Section 2.1.6 for additional details.

2.1.1.3 Calculations Calculations will be provided on the design drawings and initial DOEE stormwater management spreadsheets will be provided in a calculation appendix.

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

2.1.2 Landscape Architecture

2.1.2.1 Existing Conditions The Group 01 buildings (10-15) or Generals’ Quarters are located between 2nd Avenue to the west and to 1st Avenue to the east and run parallel to the Washington Channel of the Potomac River. These buildings were built in the early 20th century as part of the 1903 Beaux Arts master plan by the architectural firm of McKim Mead and White. While the buildings were designed to frame the vista down the quadrangle to the War College Building (61), it is unclear whether the landscape design for the Group 01 Quarters was original to the design. Mature trees line both 1st Avenue, characterized by White Oaks and Willow Oaks, and much of 2nd Avenue, characterized by Red Maples. The exception is Quarters 15 where the 2nd Avenue frontage features Crape Myrtles instead of Red Maples, a significant difference in the scale, shape, and color of the street trees. The eastern 2/3 of the site slopes towards 1st Avenue and the seawall of the Washington Channel. The western 1/3 of the site slopes more gradually towards 2nd Avenue. The houses are sited on the ridge dividing the eastern and western portions of the site. While the grading is mostly consistent, depressions, swales, and divots occur in several locations throughout the site.

Photo 4 - Quarters 13 View from 2nd Avenue Photo 5 - 2nd Avenue Featuring Tree Line of Red Maple (Acer rubrum) Each landscape in Group 01 is characterized by three zones: the open perimeter, the enclosed patio, and the rear yard.

The open perimeter contains walkways, light posts, turf, specimen plants, and screening plants. Walkways in the perimeter appear to be well maintained with a few noticeable cracks and some incidental spalling. Concrete and stone surfaces under the house gutters are often stained by copper, most likely from the gutters, and occasionally by rust, most likely from the integrated railings. Entry to the basement from the exterior of the building is typically from the northwest of the building, east of the northwest walkway. Light posts and signage appear to be well maintained. Plantings are unique to each building. Screening plants do not consistently screen the foundations of the quarters but generally appear to be in good condition. Turf appears well maintained but the soil beneath appears to be severely compacted at places. Although the lawn surface does not appear to be eroding or holding water, observation during a rain event showed that soils do not allow water to infiltrate well.

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Photo 6 - Quarters 12 North Walkway Photo 7 - Quarters 15 Exterior Stair to Basement The enclosed patio features fences, fence screening plants, foundation screening plants, specimen plants, and a cast-in-place terrace. The treatment and shape of the terrace is different for each building. However, the buildings’ planting layout and grading solution seem generally consistent.

Photo 8 – View of the Exterior of the Enclosed Patio to Photo 9 - Enclosed Patio to the South of Quarters 12 the East (typical) Featuring White Cedar (Thuja occidentalis) Screen

Photo 10 - Quarters 10 Enclosed Stone-Set-In- Photo 11 - Enclosed Patio to the North of Quarters 15 Concrete Patio Surface

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Fence footings are often exposed and show signs of deterioration. The treatments of the edge differ for each building. Foundation screening plants are inconsistent; an analysis of the original desired planting plan would be of benefit to further evaluate their historic relevance. Otherwise, those specimen plants seem to be in good condition.

Photo 12 – Exposed Footing and Missing Expansion Photo 13 – Liriope and Hydrangea Foundation Joint at Quarters 11 East Gate Plantings within Enclosed Patios of Quarter 12 The front yard has a lawn area, street trees, lamp posts, and occasionally foundation planting at each building. The perimeter is intermittently planted with Liriope and Holly at the base of the buildings. Those landscape elements are in good condition.

Photo 14 – Front Yard Specimen Holly Tree (Ilex Photo 15 – Front Yard Walkway Border Plantings opaca) Quarters 11 at Quarters 12 The rear yard has a large turf area, street trees, lamp posts, and occasionally screening plants along the base of the perimeter of the building. Turf grass appears dry, especially near walkways. Lamp posts along 1st Avenue are of a different color and style than those along 2nd Avenue. Holly and intermittent Liriope screen the base of the building; it appears to be in good condition.

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Photo 16 - Tree Line along First Avenue Photo 17 -Screening Plants for Rear Photo 18 -Screening Plants for Rear Quarters 15 (Taxus baccata) Quarters 10 (Ilex aquifolium)

2.1.2.2 Functional and Technical Requirements Demolition as part of the work includes removal of plants, turf, soil, and hardscape to facilitate foundation work. Soil is stored at a location that does not interfere building modifications, site modifications, or movement around the site, Trees are isolated from construction activity and protected from injury. For the base bid, pavement and hardscape removal are primarily around the perimeter of the quarters, though removal may occur in other locations in order to implement the proposed design. For Bid Option 1 additional turf and landscape elements are removed to the south of quarters 15 to provide a patio area comparable to those of the other Group 01 quarters. For Bid Option 2 undesirable plants and all exterior hardscape associated with the quarters are removed so that new concrete will match in quality and aesthetics.

The design includes stormwater features, hardscape amendments, and required regrading of the site. The Base Bid scope incorporates provisions for tree preservation, the restoration of plantings and fencing in areas affected by construction activities, and the proposed stormwater and bioretention landscape. Bid Option 1 includes extended concrete surfaces, screening for mechanical units to the north of the quarters, and patio space to the south for Quarters 15. The Bid Option 2 scope replaces and repairs landscape and hardscape elements throughout the entirety of the sites. As they are removed, invasive and undesirable plant species are replaced with plants recommended in the Installation Design Guide (IDG). The landscape, hardscape, and other site elements proposed support and reinforce the building design concept, promote the pedestrian environment, enhance the occupant experience, conform to applicable physical security guidelines, and meet the requirements of the IDG. The design performs without permanent irrigation systems. Temporary irrigation may be used during the establishment period for plants.

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

2.1.3 Structural

2.1.3.1 Existing Conditions The Group 01 Quarters including Quarters 10 through 15 are three level single family quarters with full basements. The Quarters were constructed between 1903 and 1905 with exterior load bearing brick masonry walls and wood bearing walls and joists in the interior. Each home has a two-level enclosed porch at the rear of the building which includes a concrete slab at the first level and wood framing for the remainder of the floor, wall, and roof construction. The exact configuration of the structural framing is not known due to the absence of original construction documents.

A limited structural survey was conducted by AECOM in June, July, and August 2020 to observe the building conditions and deficiencies identified in the Facilities Condition Assessment (FCA). The FCA was based on findings from surveys conducted in early 2018. The FCA, DD Form 1391, and Course of Action (COA) documents outlined the deficiencies in each building and the remediation requirements.

A geotechnical investigation of the soils and sub surface bearing conditions was recommended in the FCA for all Group 01 Quarters including Quarters 10 through 15. The FCA identified exterior masonry wall cracks, uneven floors, water infiltration though the foundation walls and slab, and basement slab cracks which may be an effect of building settlement. A previous structural engineering study and a geotechnical investigation were prepared for Quarter 6 in 2011 and 2012 respectively. The geotechnical recommendations for Quarter 6 included foundation remediation at that time.

The condition of the structural framing was observed where visible during the site surveys and the deficiencies reported in the FCA were confirmed by AECOM. Cracks in the basement slab, masonry wall cracks, and water infiltration were observed to be typical for all Group 01 Quarters.

The rear enclosed porches have deficiencies including uneven floors and deterioration of the first level concrete framing. Where the concrete framing was exposed to view cracks, spalls, and corroded reinforcement were common throughout the Group 01 Quarters. Longitudinal cracks were observed on the underside of the perimeter concrete beams at Quarters 12. Cracks and out of plane movement were observed in the brick masonry foundation wall and piers supporting the porch framing. Observed conditions of the second-floor porch framing included unevenness and sloped framing but were not consistent among Group 01 Quarters. The rear porches were enclosed after the original construction and the variations between buildings may have resulted from different approaches to renovations over time.

2.1.3.2 Functional and Technical Requirements In accordance with UFC 4-711-01, the building code criteria applicable to detached one and two-family dwellings not more than three stories in height above grade will comply with all sections of the International Residential Code (IRC) 2018 and reference codes and standards. Design elements beyond the limits of applicably for IRC will comply with IBC, UFC, and the reference standards of each. The Design Criteria loads were developed for the controlling code loads. The IRC design wind velocity controlled over the UFC criteria and is used for the Design Criteria. The UFC seismic ground motion values were used for the Design Criteria.

In accordance with UFC 4-010-01 (12 December 2018) DoD Minimum Antiterrorism Standards for Buildings, low occupancy family housing with 12 units or fewer are exempt from the requirements of the UFC 4-010-01 standard.

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

In accordance with UFC 3-301-01 (1 October 2019) Structural Engineering, buildings in Seismic Design Category B are exempt from the requirements for the seismic evaluation and retrofit of existing buildings in the UFC 3-301-01 standard.

Design Criteria:

Ground Snow Load: 25 psf

Wind Speed: 115 mph (ultimate) per the IRC 2018

Seismic Data:

Site Class: D

Ss: 0.133g

S1: 0.043g

Sds: 0.143g

Sd1: 0.069g

Seismic Design Category: B

A geotechnical engineering study has been conducted by AECOM for the Group 01 Quarters. The findings and recommendations of the geotechnical investigation for the Group 01 Quarters included remediation measures of the foundations. The 2012 Quarter 6 geotechnical investigation recommended the installation of helical piers approximately 25 feet long and spaced at 5 feet maximum along bearing walls to arrest building settlement and provide new foundation bearing. All new foundations in the Group 01 Quarters will be supported by helical piers including the rear porches. The size, layout, and depth of the helical piers will be determined by the helical pier delegated design engineer. Based on preliminary findings from the borings and consultation with helical pier vendors the typical pier length is anticipated to be 40 feet. Helical piers up to 55 feet may be required based on the foundation loads and soil conditions.

The structural scope includes repairs to the deficiencies identified in the FCA and the AECOM site survey along with new design elements related to the renovation of the Group 01 Quarters. Remediation of the foundation will be coordinated with architecture to include masonry repairs and waterproofing of the exterior basement walls. Exterior foundation drainage and under slab drainage will be installed at each quarters. The basement slab-on- grade will be demolished and replaced at each Group 01 quarters. Enlargement of the door opening between the master bedroom and the adjacent room will be coordinated with architecture as part of Bid Option 1. Mechanical openings through the existing structural framing will be coordinated with mechanical where required as part of Bid Option 1. Supplemental framing will be provided where equipment weights exceed the capacity of the existing floor joists.

Due to the existing conditions and the use requirements, the rear porches will be removed and replaced at each of the Group 01 Quarters. Replacement of the exterior porch will be designed to replicate the existing construction including a concrete slab and beam system at the first level and wood floor and wall framing for the level two and roof structure. Details of the new porch structure will be coordinated with the architectural requirements.

2.1.3.3 Calculations Calculations can be found in Appendix B.

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

2.1.4 Architecture Group 01 quarters in this scope of work includes Quarters 10, 11, 12, 13, 14 and 15. The quarters are located at the south end of Group 01, fronting Second Avenue, and overlooking First Avenue and the Washington Channel. The residences were constructed as single-family officer homes from plans dated 1902.

The Fort McNair Historic District was listed on the National Register of Historic Places in 1975. All residences, including Group 01, contribute as cultural resources under Criterion C as they retain historic integrity of their planning and design by McKim, Mead and White. They are not, however, individually or as a group listed structures. Based on this location the Installation Design Guide places the quarters within the Historic District Theme.

McKim, Mead and White chose Colonial Revival as the design style for the houses at the then newly planned Army War College, now known as Fort McNair. Common features and elements of this style include symmetry, double hung windows, pitched roofs with dormers, columned front porches, and shaped white trim on 3-bay or 5-bay plan configurations with either a brick or horizontal wood siding envelope. The quarters employ all these elements using a 3-bay configuration and brick envelope.

Photo 19 Group 01 Quarters Photo 20 - Historic NARA Photograph circa WWII

Photo 21 – Quarters 12 - Typical Front Elevation Photo 22 – Quarters 10 - Typical Rear Elevation

2.1.4.1 Existing Conditions Fort McNair Quarters 10, 11, 12, 13, 14 and 15 were surveyed in April (Quarters 13), August, September, October, and November 2020. The exterior and interior of all the houses are in

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

acceptable to good condition with noted exceptions and exhibit a range of apparent or nearly original and new architectural elements and finishes.

Information described below has been gathered through original drawings limited to a few floor plans and several structural plans and sections, dimensioned plans dated September 1997, direct observation, historical photographs, and the previous Facility Condition Assessments dated April 2019. Renovation, repair, or remodeling drawings delineating changes over time are not available for review. No intrusive exploration has been conducted at the time of this report for these specific quarters however an intrusive survey of Group 01 Quarters 4 was conducted in June 2020; as Quarters 4 is substantially similar to these quarters, it can be assumed that conditions uncovered during that investigation are similar to Quarters 10 -15.

2.1.4.1.1 Masonry Based on observations of the interior basement walls, the exterior envelope appears to be multiple wythes of masonry with an interior plaster finish. Although plaster with expanded metal on wood lath is visible on certain interior basement ceilings and walls, intrusive surveys of the first floor of Quarters 4 indicates plaster directly applied to the inside face of the exterior wall.

The red brick masonry envelope is set in a Flemish bond with random darkened headers. The brick is of atypical size, 8 ¼” true length with three courses equaling 8 ¼”. Header brick is 4 ¼” in true width and this is assumed to equal the depth of one wythe. A unique two step water table comprised of one row of soldier brick projecting approximately one inch, then another offset of running bond below, both with a flat top, accents the ground plane. The corner of the soldier course is executed as three courses, alternating one stretcher and one header. Brick lintels are constructed as flat arches on the first and second levels and a shallow curve arch at the basement.

Photo 23 – Quarters 14 Two–step Water Table Photo 24 -Quarters 10 First Floor Lintel with Projecting Key

The first-floor lintels are further delineated with a keystone of 5 splayed vertical bricks that extends approximately one course above and one inch below the adjacent brick while also projecting outward approximately one inch.

The mortar joints are struck grapevine joints, with the edges proud of the adjoining brick. Mortar bed joints are dilapidated in some areas and corrective repointing will be required.

The exterior masonry wall, although the outer brick wythe is crazed and fissured, appears to be weathertight with no visible leaking on the interior face.

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Photo 25 – Quarters 14 Flemish Bond Brickwork with Darkened Headers

Brick walls with stone treads are utilized at the front and north side stairs as well as the stair leading to the basement through the underside of the rear sunroom. The front grand stair has two runs leading to a top landing one step below the front porch and symmetrical to the front door. At the front and side stairs, the stone treads comprise both the tread and the riser, offset as needed for the tread width. The front and side stairs treads are worn but are serviceable and show the historic nature of the quarters. The brick walls are generally in good condition with minimal isolated cracking and deteriorating mortar. The basement stairs are in poor condition and must be replaced.

Photo 26 - Quarters 10 Front Stair Photo 27 - Quarters 11 Rear Basement Stone and Brick

Steps

Photo 28 - Quarters 10 Front Step Detail Photo 29 - Quarters 15 North (Office) Stair 2.1.4.1.2 Wood Historic exterior wood is employed for brickmoulds and eave fascias created from various moldings and banding trim. Wood is also employed as pilasters, ceiling finish, and cornice at the front porch. The rear porch envelope is primarily wood with various wood banding, beadboard siding, and its cornice.

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Roof Fascia

Roof eaves comprise a frieze board with a cove molding leading to a small soffit. The soffit is framed by a vertical fascia board and another cove molding ending at the roof edge. A distinct feature of the soffit is the bed-mould dentils. These shallow square blocks each have 9 circular holes. The soffit extension conceals the box gutter above. General eave condition is good and minimal repair and refinishing work is required.

Front Porch

The predominant feature of the front entry are six double story columns supporting an entablature and cornice. The columns are based on the Roman Doric order with an additional indented narrow oval pattern circling the necking. The columns have entasis and are equally spaced except the center opening framing the front entry door is slightly wider. Sounding and visible seams in the columns indicate a modern synthetic material such as fiberglass or glass fiber reinforced concrete. The base is of the same material. Flat Doric pilasters, of wood, are set on the brick aligned with the corner columns.

The entablature spans the full width and depth of the porch. The frieze utilizes a large convex profile set between two bands of running coved trim. A distinct feature of the cornice is the bed-mould dentils which continues that of the eave soffit.

Photo 30 - Quarters 15 Column Capital Photo 31 – Quarters 15 – Eave Bed-mould Dentil and Bed-mould

Photo 32 - Quarters 11 Balustrade

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

A balustrade sits atop the porch cornice and consists of a pair of vertical posts aligned with the columns below bracketing a custom staff. Between the paired posts is an inset rectangle within a diagonal motif design. This wood detail has been well maintained and will need only minimal work.

The porch deck comprises brick pavers set in a herringbone pattern on a concrete slab. As visible below, the slab is supported on pilasters and corbelled brick. The porch ceiling is painted tongue and groove wood.

Porch railings, including those on the entry steps, are vertical picket painted metal with a traditional profile molded top rail. Brass urn finials adorn the posts at the top and bottom of the entry stair, although at some Quarters these are missing.

Rear Porches

Typical in warm climates, a two-story porch sometimes referred to as a “sleeping porch” was erected at the rear of each house. Based on level change from the interior to the porch and as shown on 1906 plans, these now enclosed rooms were likely open and perhaps at one time screened. Today, windows have been inserted between rectangular columns with a knee wall below, the thin wall below does not seem to be insulated. The exterior finish is an assembly of the wood columns, wood cornice, wood window casing, wood skirting and vertical wood bead board paneling under the windows. The wood cornice, encasing a concealed gutter, continues and aligns with the cornice and gutter assembly on the primary brick volume. Quarters 10’s concrete beams and brick piers are severely deteriorating. Refer to structural narrative for further analysis of structural deficiencies.

Photo 33 – Quarters 10 Rear Porch from Northwest

Photo 34 - Quarters 12 Rear Porch Photo 35 - Quarters 13 Rear Porch Beadboard and Windows South Elevation

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Dormers

Six dormers provide light to the attic level: three facing the front and three to the rear. The front dormers reflect the pattern of the duplexes located on the opposite side of the Parade Ground, with two triangular gable fronts bracketing a half round gable. All three rear dormers use the triangular gable design. While the front gable face comprises a wood, double hung window surrounded by wood casing and the wood gable panel, the sides and roof of the dormers are clad in slate roofing tiles.

Photo 36 – Quarters 14 Front Dormers

Photo 37 – Quarters 14 Rear Dormers

2.1.4.1.3 Windows, Louvers and Exterior Doors Replacement windows have been installed through-out. Windows are wood residential simulated divided lite with insulated glazing set in double hung frames. Typical windows set in brick are currently six over six lites. Special tall windows above the front door are nine over six lites. Another tall window brings light to main stair landing, these windows are fixed, with a unit of twelve lites above a unit with nine lights connected by a fix mullion. At Quarters 14, this window is a true double hung with a twelve over nine lite configuration.

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Photo 38 - Quarters 14 First Floor Window with Photo 39 – Quarters 11 First Floor Window Original Casing with Aluminum Overcasing

Photo 40 – Quarters 14 Front Door, Photo 41 – Quarters 14 Front Door, Center Hall, and Center Hall, and Stair Landing Windows Stair Landing Windows

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Photo 43 – Quarters 11 Pantry Clerestory

Window

Photo 42 – Quarters 10 First Floor Bath Original Window Photo 44 – Quarters 14 Basement Window

Photo 45 - Quarters 10 Rear Porch Windows

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

The rear porch windows are set in wood framing. These are also simulated divided lites with a six over six muntin pattern. At the first floor, a fixed row of clerestory windows sits above the double hung windows, with mullions and framing that align.

Generally, in masonry wall locations, an aluminum canted flat casing appears to have been placed over or substituted for a wood casing on the side elevations while the presumed original wood curved, echinus casing has been maintained on the front façade. The small, high window in the first-floor toilet room has not been replaced in the most recent window replacement work and may be original. The condition of the original wood casing, behind the aluminum trim is unknown.

Photo 46 – Quarters 11 Assumed Original Casing Photo 47 – Quarters 11 Aluminum Overcasing The front doors appear to be recent wood replacement doors, with a single glazed lite above a traditional raised panel. The doors are wide, with an overall size of 3’-6” by 7’-0” high. The wood echinus casing and tripartite divided lite transoms appear to be original or near original. The number of each Quarters is stenciled in the transom, gold with a shadow black outline. A full single lite modern aluminum storm door is attached to the frame. This assembly will be protected in place and refinished.

Photo 49 – Quarters 15 Front Door Transom

Photo 48 – Quarters 12 Front Door

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

The side door accessing the first-floor office is also a recent wood replacement door with a single lite over two vertical raised panels. The three divided lite transom appears to be original or near original; however, the casing has been replaced or covered with aluminum trim. A full single lite storm door is attached to the frame. The kitchen/ rear pantry door is similar to the office door except without the transom or aluminum overcasing. The first-floor sunroom exterior door is also a replacement, a 15-panel divided lite French style wood door with a modern aluminum storm door.

Photo 50 - Quarters 15 Office Exterior Door Photo 51 – Quarters 14 Rear South First Floor Sunroom Door

Photo 52 – Quarters 11 Rear Photo 53 – Quarters 11 Typical Basement Pantry Door Replacement 6-Panel Door

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

A wood screen door at the base of exterior steps leads to the under-porch area. It is a single screen lite over a 4-panel grid bottom. At some locations, another screen door is mounted to one or the other basement doors. Some of these screen doors appear to be historical, with a routed bead and rounded inside corners framing the screening. Two doors lead to the basement under the rear porch; each of these is a standard six raised panel door; these doors have modern knobs and are likely not historical. Exterior casing of these doors, however, matches the curved wood echinus of the street elevations windows and front door.

2.1.4.1.4 Roofing, Gutters and Downspouts The primary volume is covered by a modified hip with a small gable end projection. The front and rear porches are low slope hip roofs.

The main roof and dormer cladding are slate shingles. Detailing includes the main ridge and hip roof ridges formed with slate saddles while the ridge at the dormers are copper. Open copper valley flashing is utilized where dormer roofs meet the main roofing. Two rows of snow guards line the bottom of the slope. The porch roofs are flat seamed copper as is the roofing of the semi-circular dormer. Both the primary hip roof surfaces and the low slope flat seam employ an internal copper lined box gutter. Dormers do not have gutters.

The front porch roof gutter system connects to the main roof, emptying into a downspout at the two front facing corners and two at the side facing rear corners. The back-porch roof gutter utilizes downspouts at each rear facing corner. Downspouts are corrugated rectangular copper,

Photo 54 – Quarters 11 Main Roof and Front Porch

Photo 55 – Quarters 11 Main Roof and Front Porch Detail Photo 56 - Quarters 15 Modified Gable with Snow Guards, Gutters, and Downspout

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

2.1.4.1.5 Interior Plan The interior layout of Quarters 10, 11, 12, 13, 14 and 15 have not been substantially altered since construction as seen in the plans found in “Brickbuilder” magazine published in 1907. The plan emanates from a gracious center hall. Unlike a traditional center hall colonial, the grand stair is a switch back that begins inboard facing the front door and returns to a second level central hall. The grand stair only runs between the first and second level.

All quarters are oriented in the same direction, with the living and dining rooms on the south side, to the left of and entered directly from the center foyer. These rooms are formal and traditional in nature with high baseboards, detailed window and door casings and corner fireplaces. Neither room has picture molding, crown moldings or plaster ceiling medallions. A small office is placed in the front north corner, entered from a small corridor behind the grand stair. The office has its own half bath that currently is also used as the public first floor bath, a fireplace, and a door directly to the exterior.

Service rooms are located to the rear with the kitchen in the right back corner. A pantry and rear stair are placed between the kitchen and dining rooms. The rear stair runs from the basement to the attic.

The back porch/ sunroom has been enclosed and is directly accessible from the dining room and indirectly accessible from the kitchen through the rear entry vestibule.

Illustration 1 - Brickbuilder Magazine 1907

The second floor contains four bedrooms placed at the four corners, each reached from the second-floor center hall. The bedrooms on the left, south side are larger and are the same size as the living and dining rooms below. Except the smallest northeast bedroom, each had a corner fireplace although today some have been blanked off. Two full baths are centered in the residence adjacent to the stairs; the rear bath serves as the hall bath, while the front is the master bath.

The second level of the back porch is reached from the two rear bedrooms. The window and column configurations are carried over from the first level sunroom. The third level attic is only reached from the rear stair. An open center hall provides access to two bedrooms facing the front and one at the left rear corner of the house. The right rear corner is storage in all houses

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

except the remodeled Quarters 14 which uses this space for the mechanical equipment. The third level bath sits directly above the rear second level bath and is accessible from the center hall.

2.1.4.1.6 Interior Finishes and Detailing The stairs reflect their location and function. The center hall main stair, open to the second- floor hall, utilizes decorative features while the rear stair is utilitarian. The center hall stair comprises stained oak treads, with the bottom tread returning in a semicircle at the base and painted risers and scotia. The painted skirt has scalloped brackets; because these are not exactly identical the brackets may be original hand cut to a jig. The balustrade is composed of three pickets per tread, with tall square bases, shorter square tops and a turned circular shaft. A larger diameter newel post anchors to the first tread. The balustrade is painted whereas the shaped handrail and newel post cap is stained, likely to be oak. The second-floor guardrail matches the balustrade.

Quarters 10, 11,12,13,14 and 15 center hall main stair components are consistent. All main stairs have a patterned carpet runner.

Photo 57 - Quarters 10 Second Floor Newel Post Cap Photo 58 – Quarters 11 Stringer Bracket (with Painted Steps)

Photo 59 – Quarters 10 Photo - 60 Quarters 15 Photo 61 - quarters 12 Second Floor Landing First Floor from Foyer First Floor

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

The rear stair in contrast is utilitarian and utilizes simple 1 ¼” square painted wood pickets with a 4 x 4 post at the top and bottom of every run. The post extends higher than the handrail and is cut to resemble a cloister vault. The handrail is made from a 2 x 6 member with a half round top. The treads, risers and pickets are painted white while the handrail and newel posts are painted dark brown. The rear stairs are fully carpeted.

Photo 62 - Quarters 12 Basement to First Floor Photo 63 – Quarters 10 Rear Stair First to Second Floor

Photo 64 – Quarters 12 Rear Photo 65 – Quarters10 Rear Stair Photo 66 - Quarters 13 Rear Stair Stair First Floor to Basement Third Floor to Second Floor Third Floor Landing

There were six original fireplaces in each home: three in the first-floor living room, dining room and office and three in the larger second level bedrooms. Detailing of the fireplace surrounds vary from location to location with most of the mantels appearing to be replacements based on lack of overpainting seen on other woodwork. Individual mantels such as the living mantel in Quarters 15 may be original or near original. While the living room and dining room fireplaces in every home have been converted to gas the second-floor fireplaces are generally either open but unused, blanked-off with only a mantel, or completely removed with the wall covered in gypsum board.

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Three mantel designs are used although not consistently placed from quarters to quarters, for example, not all living room fireplaces employ the same design, and no quarters uses the same design for all its fireplaces. The designs are stylistically in keeping with colonial revival architecture and as such the mantels will be retained. All mantels are the same overall size with a thin wood slab-like shelf and flush wood inner trim while the legs and header vary as demonstrated in the photographs below.

Photo 67 - Quarters 13 Living Room Photo 68 - Quarters 15 Living Room Photo 69 - Quarters 12 Office Mantel Mantel Detail Fireplace Mantel

Photo 70 - Quarters 11 Dining Room Photo 71 - Quarters 11 Dining Room Fireplace Mantel Mantel Detail

All interior doors are solid core 1 3/4” thick stile and rail doors. Observation of the various quarters leads to belief that historically the first and second level doors were 6 panel flat recessed panel with a square instep sticking while the basement and third level doors were four panel flat recessed panel with the same square instep sticking. The remodeled Quarters 14, remodeled pantry, and kitchen doors in all quarters, and several of the other first floors exhibit replacement doors of a painted six panel raised wood design with a quarter round sticking.

Doors leading from the rear bedrooms to the second level sun room vary quarters to quarters and north to south locations: Quarters 10, north door only; 12, south door only; 13, north side only; and 15, north door only have a pair of French doors, with five lites over a single recessed panel and surface mounted vertical rods, Quarters 10 south door, Quarters 11, north door and Quarters 13 south door have a similar five lite configuration however the bottom panel is a

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

raised panel and the doors do not have the vertical rod hardware. Quarters 11 south doors are a pair of three panel flush solid insets doors while Quarters 12 north doors are a pair of one lite over a solid panel with applied trim. The more recently renovated Quarters 14 employs a single leaf 15 lite door at both location. Quarters 15 south door is also a five lite door but the lites are set in a flush door without the raised panel below. Based on the traditional floor to head surface mounted flush bolt and the recessed flat panel matching the other interior doors, Quarters 10 north door appears to best represent the historic door type.

The 1907 Brickbuilder magazine plans hint at pocket doors between the entry hall and living room as well as between the living room and dining room. Today, only Quarters 10 and 14, which have been heavily remodeled, have pocket doors, with doors between the entry hall and the living room as well as between the living room and dining room. The pocket doors are of recent vintage and are nine panel raised panel doors.

Photo 72 - Quarters 14 Typical 4- Photo 73 - Quarters 13 First Floor Photo 74 - Quarters 12 Second Panel Basement Door Typical 6-Panel Door Floor Typical 6-Panel Door

Photo 75 - Quarters 12 Historic Sunroom Photo 76 - Quarters 14 New Photo 77 - Quarters 10 - Doors Second Floor Sunroom Door Typical Third Floor Door

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Door and window casings and wall bases are painted wood and follow the hierarchy of the doors, with more detailed backbands and base caps on the first and second floor and simpler designs on the third floor. Where apparent from a lack of overpainting, casings and bases are recent replacements through-out the remodeled Quarters 14 as well as in the kitchen and pantry areas of all quarters. Typical first and second floor base is comprised of a 10” straight base and a double ogee cap extending the base to 12” overall. The third-floor base omits the cap and bevels the top of the 10” straight base.

First and second floor window casings are 5 ½” wide and 1” deep at the backband. They are mitered at the top corners and square to the extended sill below. As the third-floor windows sit within the dormers, their casing is a narrow flat board trimmed snug to the side walls. The first and second floor door casings match that of the windows, also mitered at the top corners. The casings sit on a 10” high plinth following the outline of the casing that slightly projects. The plinth is identical on all three floors.

Photo 78 - Quarters 10 First Floor Door Casing Photo 79 - Quarters 10 Third Floor Door Casing and Floor Base and Floor Base

General flooring for Quarters 10,11,12,13, and 15 appears to be maple with a 2 ¼” width while Quarters 14 flooring appears to be replacement oak of the same width. First level sunroom and bathroom flooring are a variety of newer ceramic and porcelain tile. The rear stairs and second level back porches are carpeted with a neutral colored looped wall to wall carpet. The main front stairs generally have carpet runners in an upgrade patterned carpet.

2.1.4.2 Functional and Technical Requirements Architectural repairs and improvements will follow standards and codes as listed in 1.6 Codes, Standards and Guidelines. Aesthetic decisions and preservation objectives will be in consultation with and observe recommendations as defined by, but not limited to, the following:

. Joint Base Real Property Master Plan Fort Myer Fort McNair Henderson Hall Installation Design Guide, January 2013 (IDG)

. Secretary of the Interior’s Standards for Historic Rehabilitation for Historic Structures

. National Capital Planning Commission (NCPC)

. District of Columbia Historic Planning Office (SHPO)

. Installation Management Command (IMCOM)

. JBMHH Cultural Resources

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

USACE and JBMHH have conducted various studies to evaluate the housing at Fort Myer. Three resulting documents inform the required and suggested repairs and renovations. These are:

. JBMHH Facility Condition Assessments (FCA), Pre-Final, 18 April 2019

. JBMHH Family Housing Future Development Plan (CoA), Pre-Final, 24 May 2019

. Joint Base Myer-Henderson Hall, Virginia 1391, 04 FEB 2019 REV 13 DEC 2019.

The Fort McNair Historic District was listed on the National Register of Historic Places in 1975. All residences, including Group 01, contribute as cultural resources under Criterion C as they retain historic integrity of their planning and design by McKim, Mead and White. They are not, however, individually or as a group listed structures.

The Pre-final COA lists the exterior historic architectural character-defining features as the brickwork, slate and sealed-seam metal roofs, replacement exterior doors, concrete and brick front and side porches and their stairs, and architectural details including wood cornices, wood modillions, columns, pilasters, and metal railings. The report indicates these elements should be retained with emphasis on repair and rehabilitation in lieu of replacement.

The interior character-defining features include ceiling features, staircases, hardwood floors, original doors, door and window trim, crown moldings and baseboards. It should be noted all crown moldings and ceiling medallions are not original.

The IDG identifies three visual themes at Fort McNair: the Community Center Theme, the Institutional Theme, and the Campus Theme. The Campus Theme encompasses the planning and architectural work of McKim, Mead and White in the early twentieth century, including the National War College and the family housing. Group 01 Quarters are located within the Campus Theme. Pertaining to architecture, the IDG recommends historic buildings to be preserved and maintained with any new development complementary in size, massing, scale, materials, and proportions. The ideology expressed in the IDG will be followed in the modernization and renovation of the quarters.

In response to the Department of the Army’s directive Design Guidelines for Army Inter-War Era Housing regarding preservation of historic homes the use of various imitative materials was explored to balance costs with historic accuracy where alternate materials would not substantially impinge the overall historic appearance. Imitative materials studied include exterior siding and trim especially for use on the reconstructed rear porches, exterior stair components, windows, and interior finishes including plaster and wood trim. In addition, alternate roofing materials for the rear porch were also evaluated.

In conjunction with JBMHH, it was determined no single imitative material could execute the full range of design materials and profiles needed for the existing rear sun porch therefore, exterior cladding will be wood. Additionally, the use of alternate materials such as aluminum for the rear wood stairs was also rejected with the exception of composite plastic which will be used for the treads.

Exterior imitative materials selected to be incorporated include simulated divided lite windows for the rear and sides of the home and a modern single membrane roofing system for the reconstructed rear porch as this roof is not visible from the yard or street. While the extant historic finishes and trim on the first and second floor will be maintained, interior imitative materials will be incorporated for the second and third floor bedrooms, closets, and bathrooms. These include drywall walls and ceilings as well as doors and wood trim.

The following descriptions are organized to reflect the scope of work by exterior and interior improvements as further defined within Base Bid and Bid Options. Refer to Fort McNair 100% Submission drawings and specifications for detailed demolition and new work plans.

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

2.1.4.2.1 Exterior: Exterior work is scheduled to be performed under both Base Bid and Bid Options. The Base Bid includes those items required to provide a structurally sound and weather protected residence as well as maintenance of exterior non-structural components to provide a complete exterior renovation. Options include work in conjunction with other engineering Options.

Base Bid Structural Replacement and Weather Protection Improvements

Rear Porch Reconstruction:

Taken in conjunction with structural deficiencies, replacement of the windows and reworking of exterior walls to include insulation, reconstruction of the porch of every Group 01 quarters is scheduled as more economical than piecemeal repair and upgrade. The replacement facade replicates the existing with identical pilasters, window configuration, fascia, and beadboard siding. The envelope will be constructed to current recommended standards, with the siding and pilasters placed over R-5 continuous insulation on an air vapor barrier on sheathing on woods studs with R-13 insulation placed between the new 2 x 4 framing. To reduce costs, the existing flat seam shallow hip copper roofing will be replaced with a thermoplastic polyolefin single sheet membrane following the profile of the existing and connecting to the concealed copper box gutter.

The exterior stairs associated with the rear porch will be demolished to provide access for foundation work for the reconstruction. The basement stairs will be replaced in kind but modified to comply with current codes, including adding a landing at the bottom, meeting tread and riser minimum and maximum dimensions, and adding a protective guardrail. The two stairs leading from the rear porch to grade will be replaced with similar stairs of wood structure, wood railings and synthetic composite tread materials.

Foundation:

To better protect the building’s foundation, alleviate water intrusion into the basement and provide better site drainage, an exterior perimeter foundation drainage system is scheduled. The drainage system includes the perforated piping itself placed just above the existing footing, loose gravel surrounding the piping and a filter fabric wrap enclosing the gravel. This assembly will stop just below grade to allow perimeter mulching. The drainage piping will be connected to site storm drains, refer to civil narrative. An interior underslab perimeter drainage system will also be provided to work with the exterior system. With extensive slab removal required for new underslab plumbing as well as the perimeter drainage, the basement slab will be removed in full and replaced in kind.

While the perimeter is excavated, the foundation will be waterproofed. A cementitious pargeting waterproofing is visible above the grade line at various locations. Based on the assumption that all Quarters are likewise waterproofed, a compatible system must be used. It can also be assumed that portions of the existing cementitious pargeting are sound in the majority of areas but deteriorating or damaged in others. Thus, for the damaged areas, after cleaning the area, a mortar patch with less compressive strength than the existing brick and mortar is specified to bring the patch to the adjacent level. A new overcoat of a polymer modified cement waterproofing slurry will then cover both patch and existing to form a consistent system for the entire envelope.

Masonry:

The historic brick and mortar by nature of their age and condition will require highly skilled craftsmen working with careful attention and methods following historic guidelines to repoint, remove stains, and clean. Thirty percent of the historic brick will be repointed. Mortar for repointing will match the color of the existing as well as the beaded profile. All brick faces will then be cleaned of general dirt and paint drips. Minor holes where previous attachments have

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

been removed will not be repaired. Limited replacement or resetting of brick is anticipated within the historic brick fields noting the foundation wall under the Office entry is settling away from the house at two of the Quarters. An allowance of five percent of the total brick expanse is indicated as requiring repair.

Cleaning agents and methods for brick will follow historic guidelines using the gentlest means possible.

Brick removed from the rear porch demolition including the piers, surround at the kitchen pantry, and exterior basement steps will be salvaged. Both the face brick and inner wythes will be saved, to be stored separately on the installation for future repair on other structures. The salvaged brick will also be used as required on this project for the limited repairs to the main house.

New brick will be used at the reconstructed rear porch for both the piers and the small section of brick exterior wall at the north entry area. Although brick removed from these areas will be salvaged, it is anticipated that there will be an insufficient quantity to rebuild using this material. Therefore, new brick will be selected to approximate the color and texture of the existing however modern brick dimensions will be allowed.

Windows:

Exterior architectural work for Group 01 primarily comprises replacement of the replacement windows. In deference to the historical nature of the residences, true divided lite with insulated glazing double hung wood windows are specified for the front openings while insulating glass with simulated divided lites wood double hung windows will be utilized for the sides and rear windows. Where located within the brick, muntin widths required for the true divided lites are also specified for the simulated divided lites to create a consistent appearance. To maintain the lightness of the traditional sunroom spaces narrow profile simulated divided lites will be used for the reconstructed rear porches. All muntin patterns will be duplicated from the current windows.

The aluminum covers at the side windows will be removed as well as any remaining wood brickmould behind. Although the wood curved echinus window brickmould casings on the front elevation will be removed, new custom shape brickmould casing is specified to match. The custom profile will also be used for all windows set in brick.

Roof Repairs:

While generally in good condition, the roof inspection indicated a variety of individual deficiencies including missing and cracked slate, damaged flashing, chimney caps and deteriorated wood elements. Each of these isolated conditions will be repaired to match existing conditions with compatible materials.

Exterior Wood:

All exterior previously painted wood and previously painted synthetic elements and features to remain will be repaired as needed, cleaned, prepared, and repainted. A stipulated effort of thirty percent repair and replacement in kind is included.

Exterior Metal:

The metal railings serving the front porch and steps and the side office steps exhibit areas of rusting and deteriorating connections. Elements deemed to be in failure will be replaced in kind. The railings will be stripped, rust protected, and repainted.

Bid Options Other Engineering Coordination

Bid Option 4 Lightning Protection:

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

A lightning protection system is scheduled as part of Bid Option 4, refer to electrical narrative for a full description. The air terminals and vertical and horizontal cabling require attachments to and coordination with the existing roofing. The system will be surface mounted so removal and replacement of roofing materials it is not anticipated.

2.1.4.2.2 Interior: Interior work scheduled within the Base Bid includes interiors of the Rear Porch Reconstruction, repair work required to accommodate engineering systems renovations and window replacement, and new work required to accommodate the new basement underslab interior perimeter drainage system. Bid Option scope of work includes limited repairs to accommodate other engineering disciplines, refurbishing stairs, and general modernization of the Quarters. This modernization includes plan reconfigurations and a refresh of interior fittings and finishes.

Base Bid Rear Porch Reconstruction

Reconstruction on the rear porch entails new interior finishes for both the first floor and second floor sunrooms. The first-floor sunroom walls and ceiling will be gypsum board while the flooring extends the kitchen porcelain tile in a smaller pattern. New wood pilasters and crown moldings will replicate the existing components. The second-floor finishes will match the first floor except the flooring will be wood strips laid in a herringbone pattern.

Base Bid Engineering Accommodations

Repairs:

Other engineering discipline upgrades may require minor spot repairs to architectural finishes. It is anticipated the majority of these repairs will occur in plaster surfaces disturbed to pull fire alarm wiring and install the fire sprinkler system. Where disturbed, plaster will be patched to match the existing plaster system. The resulting patch will be sanded to match adjacent texture and properly prepared to receive painting by others.

Replacement of fan coil units may result in limited collateral damage to wood flooring. Any damaged wood flooring will be sanded, sealed, and finished to match the adjacent wood flooring.

It is not anticipated that engineering upgrades will impact any wood casing; however, replacement of windows and brickmould may damage interior wood trim, including casing and sills. Any damaged interior trim will be repaired with wood sections or wood repair products to match profile of existing. Surfaces will be repaired to match adjacent texture and properly prepared to receive painting by others.

Basement New Work:

The basement concrete floor slab will be removed in its entirety to facilitate new underslab perimeter drainage and plumbing systems. Interior partitions are multi-wythe brick masonry supported by concrete foundations and will not be reconfigured. New finishes limited to an epoxy coating on the new concrete slab and repainting the masonry walls are scheduled. Work to be performed also includes replacing the toilet and laundry sink.

Bid Option Repairs, Stairs and Modernization

Repairs:

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Removal of fan coil units and installation of floor registers will result in limited collateral damage to wood flooring. Any residual gaps in flooring will be patched with wood species to match adjacent flooring.

Where new mechanical, plumbing, or electrical devices are installed in plaster to remain, adjacent plaster will be repaired to match texture and color of existing surrounding plaster.

Refer to engineering discipline sections for scope of work that may impact architectural finishes.

Stairs:

Stair treads and risers, including winders, will be accepted as is. The front hall stair is fully code compliant in all aspects. The top rail height of rear stair handrails and guardrails do not comply and therefore will be modified. An additional top rail will be mounted between new newel posts. The newel posts will match the existing except in height.

Wood stair elements, including treads, risers, skirting, railings, and pickets have lead based paint within the paint layers. Abatement of the lead-based paint will be included for all surfaces regardless of stair modifications. Wood surfaces will be abated to bare wood, properly repaired, and painted or stained to match existing finish.

Modernization:

Modernization of the interior can be divided into three main components; enhancing the exterior envelope, reconfiguring the plan to accommodate better flow and expansion of certain functions, and upgrading the interior fixtures, fittings, and finishes.

Enhancing the Exterior Envelope:

While replacing windows with new insulated units will provide added thermal comfort, the surrounding exterior wall assembly does not include insulation. Comprising three wythes of brick, a small air gap, and an interior finish of plaster, the existing envelope achieves only an R-3 insulative value.

The exterior walls will be modified by adding insulation to the interior to comply to the extent possible to align with modern energy requirements. Washington, DC lies in Climate Zone 4 per IRC and ASHRAE maps. Although the Army Family Housing Planning Guide references IECCC 2009, current insulative requirements of the International Residential Code and ASHRAE are more stringent. Due to the limiting nature of the historic existing wall assemblies, this project will achieve insulative values as follows:

First, Second and Third Floor Brick Walls:

The first-floor configuration and interior finishes are original or near original and in good condition. As such, JMBHH Cultural Resources has requested that all first-floor plaster walls remain undisturbed. This will allow not only the plaster surfaces to retain their historic presence but also will not disturb inherent features of the space dependent on the positioning of the exterior walls including attached trim and casework, symmetrical window placement, and width of stairs. As noted above, these walls will be calculated as having an R-3 insulative value.

The interior plaster finish of the second and third floor will be demolished to allow new engineering systems as well as an upgraded thermal envelope. Extensive analysis shows adding insulation complying with current codes will lead to moisture due to condensation accumulating within a new wall cavity. The best performing assembly comprises, from inside to out, 5/8” moisture resistant drywall on 2 x 3 studs with 2 1/2” mineral wool semi- rigid insulation, and then a one inch continuous mineral wool board insulation set

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

approximately ¼” away from the face of the existing three wythes of brick. This assembly provides an R-15 insulative value.

Basement Walls:

R:13 where portions of the basement wall are above grade. This prevents loss of energy from the first floor through the floor framing to the exterior. The insulation will be carried to the basement floor.

Roof:

The previous intrusive survey coupled with the original building sections identified the existing rafters as 2 x 8’s, affording an R- value of R:30 with mineral wool where installed within roof rafters as well as where placed over ceiling joists.

Floor:

R:19 where an occupied floor is situated over exterior open space, in this case, under the first floor of the rear sunroom addition. Because the area under the front porch will not be conditioned, no insulation will be added to this space.

Plan Reconfigurations:

Basement:

In conjunction with the interior perimeter underslab drainage system and other plumbing underslab work, the entire basement slab is demolished, and a new replacement slab poured in kind. This work requires removal of plumbed fixtures including the prefabricated shower, utility sinks and the toilet. New work includes replacement of these fixtures and their fittings. This work will be performed in the Base Bid.

A new full bathroom is planned to include the new toilet installed as part of the slab replacement work. The new bathroom incorporates part of the laundry room to allow a sink and shower to be housed within a single space.

An office is also planned. The office is separated from the general basement area with a gypsum board partition. The partition, door, and any ductwork penetrations will be constructed to achieve an STC-45 rating.

Kitchen:

The kitchen will be fully renovated. By closing off the existing pantry closet, the kitchen layout is reconfigured with counter space extended within the same shell space to provide better workflow. Casework, appliances, and all applied finishes will be demolished. Natural wood casework and quartz countertops are selected to bring contemporary convenience while suggesting the historic precedents of the original residence. All new appliances are included in the scope. New finishes will include ceramic or porcelain floor tiles and backsplashes.

First Floor Half Bath:

A new, larger half bath is located on the first floor, replacing the butler’s pantry. Finishes include porcelain tile flooring, wood base and gypsum board walls and ceilings. Fixtures and fittings include a toilet, vanity with sink, mirror, wall mounted lights, and towel bars and hooks.

Second Floor Master Bedroom:

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

Creating a larger master bedroom by removing the wall between the current master bedroom and the bedroom to the west is desirable; however, this wall is a load bearing wall and its removal would be costly. In lieu of a full opening, a 5’-0” wide cased opening us detailed between the two rooms to form a suite. The door into the current master bedroom will be demolished and a wall set in its place, this provides an alternate wall for bed placement without blocking a window as is required by the current layout.

The cased opening sits directly above the opening between the living room and dining room utilizing the same structural path of the jamb studs thereby requiring only a simple wood header rather than major structural work.

Basement Bath:

A reconfigured basement bathroom replaces the single stall toilet and prefabricated shower in the adjacent Laundry Room. The bathroom utilizes the current waste connection for the toilet, extending the space to the south to include a vanity and shower. Finishes are minimal with the shower lined with ceramic tile and new and existing wall surfaces painted. The floor remains painted concrete. A mirror, towel bars and hooks are specified. The installation of the toilet is included in the Base Bid while the remainder of the work is considered Bid Option.

Interior Fixtures, Fittings and Finishes:

All interior elements are scheduled to be refreshed.

For the first-floor historic spaces including the entry hall, living room, dining room, side hall, and office, existing wood casings, baseboards, fireplace mantels, stair components, and fireplace mantles will be abated for lead based paint, repaired as required, and repainted. Cracks and divots in plaster finishes will be repaired and repainted. Wood flooring will be stripped, sanded, and refinished. First floor historic doors will be abated for lead based paint, repaired as required, and painted for reinstallation.

To maintain all elements of the grand stair and rear stair including their width, the existing plaster walls and ceilings will be repaired and repainted. The existing plaster walls of the second-floor hall as it extends from the stairs will also be maintained, with access to any engineering systems work from the room side where the plaster walls will be removed. Doors and door casings and the baseboard facing the hall will also be maintained, stripped, and abated, repaired, and painted.

For second floor bedroom, bathroom and closets spaces and all third-floor spaces plaster and lath will be removed from wood studs and furring to accommodate new engineering systems and, at exterior walls, added insulation. Removal of the plaster will necessitate removal of the various wood casings and baseboards. In lieu of the plaster, new gypsum board will be installed with new casings and baseboards in profiles to match existing. Second floor fireplace mantels will not be replaced therefore plaster walls above the mantels will be repaired rather than replaced. Wood flooring will be stripped, sanded, and refinished. Second and third doors, baseboard, and window and door casings in these rooms will be replaced with new wood components selected to closely follow the historic designs and profiles.

Quarters 14 plaster on interior walls, fireplace mantels, interior doors, and baseboard, window and door casings were replaced in a recent renovation. Gypsum board replaced the plaster therefore this renovation will also be gypsum board, Standard fireplace mantels, six panel doors, and wood moldings approximating the historic profiles were installed.

The existing bathroom finishes, fixtures and fittings will be renovated. The second-floor bathrooms will be reconfigured to provide uniformity across the quarters . All fixtures and fittings are selected to minimize water usage, refer to plumbing narrative. Existing ceramic

Prepared for: USACE AECOM

Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

floor and tub/ shower surrounds will be demolished and replaced. Vanities, medicine cabinets, towel bars and hooks, toilet tissue holders and mirrors will also be replaced.

New closet fittings specified as manufactured standard components arranged in a customized fashion is scheduled to replace all current rod and shelving assemblies.

2.1.4.3 Cut Sheets Cutsheets can be found in Appendix C

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Design Narrative Project reference: JBMHH Family Housing Solicitation Number – W912DR21BXXXX

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Design Narrative Project reference: JBMHH Family Housing Project number: 60615576

2.1.5 Fire Protection / Life Safety

2.1.5.1 Existing Conditions This group of quarters contains smoke alarm devices in bedrooms, basements, corridors, and some stairs. The existing smoke alarm devices in these types of houses were recently replaced but are not up to code. During the survey, it was found that the smoke alarms are not multi-station smoke alarms but single station smoke alarms. Multi-station smoke alarms will all annunciate together if one of the smoke alarms is activated, while single station smoke alarms independently annunciate. Smoke alarms are required to be replaced every 10 years from the date of manufacture, and the ones in these homes have been replaced this year or last. Some of the buildings were provided with combination smoke and carbon monoxide alarm devices at certain locations. There were some buildings were plug-in type carbon monoxide alarm devices were found in certain rooms.

None of the buildings of this type are provided with an automatic fire sprinkler system.

2.1.5.2 Functional and Technical Requirements All the buildings of this type are required to be provided with an automatic fire sprinkler system per UFC 3-600-01 section 34-6.1.2 requirements if the cost of work performed exceeds 50% of the replacement valve. If the cost does not exceed 50%, UFC still recommends a fire sprinkler system be installed as part of work. Ft. McNair Base has requested that a sprinkler system be provided in each of the buildings as part of the Base Bid work. The automatic fire sprinkler system will be installed in accordance with the IRC and NFPA 13D.

In addition to a sprinkler system, each building is required to be provided with smoke alarm devices in each sleeping room, outside each separate sleeping area in the immediate vicinity of the bedroom, on each additional story of the dwelling, including basements and habitable attics and not including crawl spaces and uninhabitable attics, and not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower. Photoelectric smoke alarms cannot be installed within 6 ft of any permanently installed cooking appliance. All smoke alarms within each building will be interconnected in such manner that the activation of one alarm will activate all the alarms in the individual dwelling unit to function as multi-station smoke alarms.

Since these buildings contain fuel-fire appliances, carbon monoxide alarms will be provided outside of each separate sleeping area in the immediate vicinity of the bedrooms. Combination smoke and carbon monoxide alarm devices are permitted to be installed to reduce the amount of the devices in each building.

2.1.5.2.1 Fire Suppression Fire suppression systems will be provided with listed residential type sprinkler heads that have a minimum pressure rating of 130 psi at 120°F, if installed as part of nonmetallic, multipurpose piping system. Otherwise if heads are installed on metallic, multipurpose piping system, the minimum pressure rating will be 175 psi for the sprinkler heads and all system components. The piping for the sprinkler system will be in accordance with NFPA 13D or listed for fire sprinkler system use. The sprinkler system will be fed from the domestic water line to each of the buildings. The control valve for the sprinkler system is permitted to serve the domestic water supply as well. Any sprinkler/domestic piping connected to the system that supplies only plumbing fixtures will comply with local plumbing and health authority requirements and will not be required to be listed. Signage will be provided on the main water shutoff valve in accordance with NFPA 13D indicating that the main water shutoff valve for the building also controls the fire sprinklers. The sprinkler system will be provided with a minimum ½ inch drain to the exterior on the system side of the control valve. The drain piping will be provided with a

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Design Narrative Project reference: JBMHH Family Housing Project number: 60615576

valve. The sprinkler systems are not required to be monitored since they are fed from the domestic water supply and share control valves. Sprinkler piping will be supported in a manner that prevents lateral movement upon sprinkler activation. A combination of pendent and sidewall residential sprinkler heads will be used throughout the buildings and installed per NFPA 13D.

2.1.5.2.2 Fire Alarm No fire alarm system is required for these buildings per UFC 3-600-01 and IRC. Only smoke alarm and carbon monoxide devices will be provided at all required locations as part of the base bid. Combination smoke and carbon monoxide devices will be provided where allowed per Code. Primary power for devices will be from a 120V power source and secondary power will be provided by batteries in the devices. No manual pull stations or notification devices will be provided as they not required per IRC and UFC 3-600-01.

2.1.5.3 Life Safety Per UFC 3-600-01, life safety and construction requirements for these buildings will be per the International Residential Code (IRC). Buildings three or less stories in height are classified by the IRC and not the IBC. All buildings in this group are three stories or less. Construction materials used in the renovations for these buildings will be in compliance with the IRC. Fire resistance requirements will comply with R302.1 for exterior walls, and R302.3 for Two-family dwellings. Ceiling heights will be in accordance with section R305 and will not be less than 7 feet in habitable space, hallways, and portions of basements containing these spaces. In bathrooms, toilet rooms and laundry rooms ceiling heights will be 6 feet 8 inches. Basements, habitable attics, and every sleeping room will not have less than one operable emergency escape and rescue opening. A minimum of one egress door is provided in these buildings. Stairs are required to be a minimum of 36 inches in clear width above handrail height, 31.5 inches where the handrail is installed on one side and 27 inches when installed on handrails are provided on both sides.

2.1.5.4 Calculations Calculations can be found on sheet F-002.

2.1.5.5 Cut Sheets Cutsheets can be found in Appendix D.

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Design Narrative Project reference: JBMHH Family Housing Project number: 60615576

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