Senior Design Report

Jacob Smith House Renovation

Sr. Project Manager Dan Cheney

Assistant Project Managers Dani Northouse Jason Burke

Structural Design Engineers Jason Burke Dani Northouse Eryn Rosa Kaitlynn Pecha

Parking Lot Design Engineers Austin Kelly Derenta Donnell Paul Schmidtke

Storm Water Design Engineers Mao King Tung Dan Cheney Travis Dodge Saiyed Rony

Landscape Design Engineers Amanda Manners Megan Bliss Stan Sayenko

“Forever Green Engineering… Green Engineering for our future”

Forever Green Engineering 5000 Abbey Way SE Lacey, WA 98503-7500

Executive summary Giving elegance, charm, and functionality to the Jacob Smith House in an effort to ensure a more marketable place to facilitate weddings, corporate meetings, and community events was the primary objective in the preceding report. The Jacob Smith House has concerns that are keeping the property from being utilized to its fullest potential. The gravel parking lot is not up to code, the gazebo has dry rot complications, the stair case has a slope that is unsafe for patrons to use, and the space available for dining and dancing was nominal given the client’s requests. This report describes and evaluates the range of possible design solutions to the identified problems and several alternative solutions were subsequently designed. A hospitable parking lot equipped to hold 75 vehicles, with attractive lighting and embellished with vegetation was essential to this renovation. The parking lot will create an impeccable first impression and allow for patrons to safely park their cars. ADA compliant parking stalls were also added to ensure convenience for those in need of a smooth transition from parking to attendance at any event. Space for other useful amenities such as a large garbage receptacle and large enough space to park a trailer was also included per the clients’ request. The treatment of storm water runoff from the new asphalt parking lot was necessary. A filter strip, retention pond, and a rain garden in the center of the parking lot were designed to ensure proper handling of contaminated storm water runoff. Landscape design features include easy maintenance, an aesthetically pleasing layout, and “dear friendly” plants were paramount in order to allow the City of Lacey to facilitate elegant events. A new lawn with flower beds surrounding the trellis, gazebo, and picnic shelters will allow for additional photo opportunities. Many large trees were selected in an effort to hide the commercial buildings and apartment complexes that surround the Jacob Smith House. The trees selected are very similar to the existing trees on the property, while they also retain the height required to obstruct unsightly views. An Irrigation plan was designed to support all new vegetation on the property. The distribution of water will uniformly cover the turf and avoid sparse or overwatered areas. It will also provide water to the trees and shrubs in the parking lot and flower beds. The system is shut on and off with an automatic irrigation clock built in to the system for ease of use.

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Lighting was selected and strategically placed throughout the property for both aesthetic and safety purposes. A light post will be placed inside of each island in the parking lot for the safety of patrons entering and exiting the property. Surveillance lights will be added to prevent unwanted vandalism. Appealing lights will be placed along the trellis pathway to welcome night time weddings. A 300 square foot shed will be built on the property to add desired storage space. The storage shed will be located as close to the house as possible, while still maintaining adequate space as to not be a blemish to the property. The location of the storage shed is applicable, as minimal distance is desired to account for the heavy tables and chairs that will be stored when not in use. The exterior design will attempt to resemble the style of the Jacob Smith House in hopes to sustain the authenticity of the historic property. A 25’ by 35’ rectangular picnic shelter will be located in the center of the property, to serve as a focal point for outdoor gatherings. The designed picnic shelter is meant to serve as an eating and outdoor gathering area, open to the general public as well as those renting the JSH. The picnic shelter will also serve as a formal entrance to the path leading to the trellis. The JSH hosts a variety of privately rented events throughout the year. In hopes to encourage more engaged couples to choose the JSH for their wedding reception, an elegant trellis (32’ by 15’) is going to be added to the property specifically for wedding ceremonies. The trellis will feature an elevated platform as a stage, a lattice matrix to allow climbing floral decorations, and several posts to accommodate various wedding party sizes. Though the gazebo will not be built right away due to budgetary constraints, it was still designed as a future addition to the property. The gazebo will feature an octagonal design, 15’ by 15’, which will allow for easy maintenance and serve as an elegant photography prop. The design of the entire gazebo, especially the columns/ trim, will resemble the style of the Jacob Smith House to sustain the authenticity of the historic property. The current stairway of the JSH is not up to code, and thus does not permit guest to access the second level. A stairway renovation was designed, but again will not be built right away due to budgetary constraints. The stairway design will meet code standards allowing guests to access the second level of the house. The new staircase will also serve as an elegant photography prop for future bride and grooms. The ensuing report gives details and various alternatives considered for all designs.

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Table of Contents 1. Introduction 1.1 History of Jacob Smith House Page 7 1.2 Reason for Renovation Page 8 1.3 Proposed Project Description Page 8- 10 1.4 Existing Site Information Page 11 1.5 History of Repairs Page 12- 13

2. Research of Existing Site 2.1 Traffic Study Page 14 2.2 Storm water Study Page 15 2.3 Environmental study Page 15- 16 2.4 Geotechnical Investigation Page 16 2.5 Architectural Design and Investigation Page 17- 18 2.6 Applicable Code/Standards Page 19

3. Design Analysis 3.1 Parking Lot Alternative Schemes Page 20 3.1.1 Parking Lot Alternative 1 Page 20 3.1.2 Parking Lot Alternative 2 Page 21 3.1.3 Parking Lot Alternative 3 Page 22 3.1.4 Comparison of Parking Lot Alternatives Page 23 3.1.5 Final Parking Lot Design Page 24

3.2 Storm Water Design Alternatives Page 25- 26 3.2.1 Storm water Alternative 1 Page 26 3.2.2 Storm water Alternative 2 Page 27 3.2.3 Storm water Alternative 3 Page 28 3.2.4 Comparison of Storm Water Alternatives Page 29 3.2.5 Final Storm Water Design Page 30- 34

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3.3 Structures Alternatives Page 35 3.3.1 Storage Shed Page 35- 38 3.3.2 Picnic Shelter Page 39 3.3.2.1 Final Picnic Shelter Design Page 39 3.3.2.2 Picnic Shelter Alternative 1 Page 40 3.3.2.3 Picnic Shelter Alternative 2 Page 41 3.3.2.4 Picnic Shelter Alternative 3 Page 42 3.3.2.5 Comparison of the Picnic Shelter Alternatives Page 43 3.3.3 Gazebo Page 44 3.3.3.1 Gazebo Alternative 1 Page 45 3.3.3.2 Gazebo Alternative 2 Page 46 3.3.3.3 Gazebo Alternative 3 Page 47 3.3.3.4 Gazebo Alternative 4 Page 48 3.3.3.4 Comparison of Gazebo Alternatives Page 48 3.3.3.6 Gazebo Selection Page 49 3.3.4 Trellis Page 50 3.3.4.1 Trellis Alternative 1 Page 50- 51 3.3.4.2 Trellis Alternative 2 Page 51- 52 3.3.4.3 Trellis Alternative 3 Page 52- 53 3.3.4.4 Comparison of Trellis Alternatives Page 53 3.3.4.5 Trellis Selection Page 54 3.3.5 Staircase Page 55 3.3.5.1 Staircase Alternative 1 Page 55- 56 3.3.5.2 Staircase Alternative 2 Page 57 3.3.5.3 Staircase Alternative 3 Page 58- 59 3.3.5.4 Comparison of Staircase Alternatives Page 60 3.3.5.5 Staircase Selection Page 60 3.4 landscaping Alternatives Page 61 3.4.1 Lighting Page 61 3.4.2 Landscape Planting Options Page 62- 68 3.4.3 Irrigation Design Page 69- 76

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4. Summary of Design Selections 4.1 Parking Lot Page 77 4.2 Storm Water System Page 78 4.3 Storage Shed Page 79 4.4 Picnic Shelter Page 80 4.5 Gazebo Page 81 4.6 Trellis Page 82 4.7 Staircase Page 83 4.8 Lighting Page 83 4.9 Landscape Page 83 4.10 Irrigation Page 83

5. Itemized Cost Estimate 5.1 Parking Lot Cost Page 84 5.2 Storm Water Cost Page 85 5.3 Storage Shed Cost Page 86 5.4 Picnic Shelter Cost Page 87- 88 5.5 Gazebo Cost Page 89 5.6 Trellis Cost Page 90 5.7 Staircase Cost Page 91 5.8 Lighting Cost Page 92 5.9 Landscape Cost Page 93 5.10 Irrigation Cost Page 94 5.11 Total Itemized Costs Page 95

6. Appendix 5.1 Historical Inverntory Forms Page 96… 5.2 Repair History Documents Page 96… 5.3 Calculations Page 96…

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1. Introduction

1.1 History of Jacob Smith House

Jacob Smith and Priscilla Fearnley married in Indiana in 1837. While living in Indiana,

the Smiths had four children. Then then pioneered across the Oregon Trail, and eventually

purchased a home on Whidbey Island. In 1858, Jacob and Priscilla sold their home on

Whidbey for an estimated 30 to 35 thousand dollars. When the Smiths decided to purchase

land in Thurston County for 1800 dollars, they were able to afford a substantially nicer home

compared to other residents in the area. Because the size of the home was relatively large,

construction was not completed until just prior to the Civil War in 1859. It currently stands

as the oldest home in Lacey and one of the oldest residences in Thurston County.

Jacob and Priscilla Smith raised seven children in total. They made a living by planting

wheat, and raising a large number of sheep on the property. The gorgeous home was a more

than adequate venue for two of the Smith’s daughter’s weddings.

The residence remained in the Smith family until 1955, when it was sold to Robert

Wohleb, son of famed architect Joseph Wohleb. For many years, the Wohlebs used the

house as a country retreat. Robert’s widow, Elizabeth, continued to own the home until 1985.

Newspaper accounts from the mid-1890 reported that the Smith residence was “noted for its

hospitality and good cheer” and served as the scene of many social gatherings in the

community.

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1.2 Reason for Renovation

In an effort to utilize the property to the fullest, the city of Lacey would like to add

structures such as a trellis, gazebo, and picnic area. Inside the home, an appealing stair case

for photographs will also be designed to replace the existing one that is currently not up to

present building codes. These structures, accompanied by beautiful landscaping, will allow

the City of Lacey to facilitate gorgeous outdoor weddings. A well designed larger parking lot

will replace the existing gravel space that is also currently not up to code. Adding a larger

more attractive parking space will allow more guests to attend events hosted at the Jacob

Smith House. These additions and modifications of the above stated renovations will create a

more attractive venue for gorgeous weddings, fun events and significant meetings; The Jacob

Smith house Renovation will increase revenue for the city of Lacey in a safe venue that is up

to standard. The surrounding businesses and residents will also enjoy the quant historic

location and spectacular views of Mount Rainier.

1.3 Proposed Project Description

The objectives of our project is to design and engineer site improvements to the Jacob

Smith House, a City of Lacey (COL) facility, and to Lacey Corporate Center Tract B, a site owned by the Lacey Corporate Center (LCC) but maintained by the COL under an agreement with the LCC. Here is the list of site improvements that we will design and engineer:

1. Design a Site Plan for the Jacob Smith House grounds and Tract B, adjacent to the

facility, based on the hand drawn plan, ‘Alternative B’, dated July 25, 2011. Proposed

site improvements include: outdoor wedding and reception area, lighted parking lot,

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enclosed dumpster and recycling bin area, deck outside the kitchen door, paved walkways,

and landscaping, in character with the historical elements of the house.

2. Design a parking lot and circulation for vehicles and pedestrians. We are considering:

optimum traffic flows, ingress and egress, pedestrian and bicycle connection to the

Chehalis Western Trail and on- site parking for 75 - 100 spaces. Since this house is used

for evening events, a lighting plan will be designed and engineered.

3. Design a storm drainage system for the hard surface features which meets current storm

water criteria. The storm drainage system for Tract B is separate from the system for the

Jacob Smith House grounds.

4. Design and engineer an accessible hard surface walkway from the front door of the Jacob

Smith House to the Tract B gazebo area.

5. Design a landscape plan for the Jacob Smith House grounds and Tract B, considering the

desirable views of Mount Rainier, and the undesirable views of the surrounding

buildings. Maintain views into the site for crime prevention through environmental

design.

6. Establish a logical list of phase 1 improvements with a budget of $275,000 project

construction cost, including sales tax, contingency, architect, engineering service fees,

permit costs, and project management fees. We will provide a cost break down for

sufficient detail for accurate estimation of all site improvements.

7. Design a Storage solution, which will be a stand-alone building on the site. The building

will be used for table and chair storage.

8. Engineer a stairway to the second floor of the Jacob Smith House that meets code, allows

for wedding portraits, and does not eat up valuable floor space.

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The design features of the buildings and grounds we will consider: safety of the occupants and users, environmental issues (Energy Efficient, Low Energy requiring, Green Building principle or LEED), economic concerns (no wasted spaces, in other words, maximum floor space without sacrificing aesthetics), low maintenance, attractive exterior appeal to users, reflecting the heritage of the City of Lacey, and so on. In addition, we are considering ingress and egress, optimum pedestrian foot traffic flows as well as service truck traffic, minimize pedestrian movements between surrounding buildings and the outdoor wedding area, and usage of the site for convenient approach by handicapped pedestrians.

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1.4 Existing Site Information

The structure, with its signature square water tower, is located in Lacey Corporate Center at 4500 Intelco Loop, SE. It is listed on the city and state registers of historic places.

Our improvements will be limited to plot A of the Jacob Smith House, which contains the house and existing gravel parking lot, Jacob Smith House plot B, which is northwest of the house, it is currently undeveloped and will be where the new parking lot will be constructed. The last area of interest is the Lacey Corporate Center Tract B, which is located southeast of the house and currently is landscaped and recently had two old rotten gazebos torn out. We will be replacing the old gazebos with a new gazebo that better matches the style of the house and landscaping the area around the gazebo and installing a new, American Disability Act (ADA) compliant path from the house to the new gazebo.

Proposed Parking Lot

Jacob Smith House

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1.5 History of Repairs

Due to the historic aspect of the site we do not have an accurate timeline of when innovations were appended or retracted from the site. However, we do have a series of pictures throughout the history of the site, located in the appendices which show the Jacob Smith home at different phases. We also have a detailed layout of the interior and exterior renovation programs which began November 14th, 1995. The objective of this renovation was meant to beautify the site and highlight its historic aspects, while also providing adequate space and facilities of use as a community center/reception area.

The restoration program was split into two separate phases Interior Renovation: a. Provide barrier free access and restroom facilities b. Restore north fireplace (Replicate missing mantle to match historic period) c. Remove heavily damaged south fireplace (Reconstruct with original materials, missing chimney/cap above roof to match north chimney) d. Insulate floors, walls and roof (as existing space and existing construction allows)

East Elevation: e. Replicate porch according to photo documentation, including decorate brackets, frieze, capital and base elements. Specification for porch decking and drainage pattern to be included f. Replicate front entry (including wood paneled door and glass relights) g. Install wooden gutters with 4 in. diameter metal downspouts h. Design and install skirting which matches building character

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West Elevation: i. Replicate rear entry (including wood paneled door and glass relights) j. Remove roof, chimneys and interior

North and south Elevations: k. Remove ladders l. Match windows to original structure

Exterior Renovation: a. Windows to be exact duplicates of the originals with the same profile and divided lights to match originals b. Paint colors to be determined using paint analysis or from structures from the same time period c. Provide barrier-free access from the parking space to the west door

Site Renovation: a. Provided barrier free parking stall, loading space, passenger loading area adjacent to the main entrance, onsite parking for approximately 26 vehicles and adjacent parking for 30 additional vehicles b. All existing significant trees was retained and supplemented with landscaping that is appropriate for the historic period of time c. The building was provide a separate preparation area for catering needs, a minimum of one barrier free restroom and barrier free access to and through the main floor d. The building was connected to existing sewer and water laterals e. Storm runoff from the parking area connected to the existing storm water system for lacey corporate center f. All utilities were put underground

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2. Research for Existing Site

2.1 Traffic Study

For existing conditions, there is only one main access road feeding the Jacob Smith

House, Intelco Loop SE. Intelco Loop SE runs a loop through the City of Lacey, enclosed by the crossroads of Yelm Highway SE, College Street SE, Roxanna Loop SE and the Chehalis

Western Trail. For Direct Access, Intelco Loop SE is intersected by Corporate Center Drive SE.

Corporate Center Drive SE terminates at intersections with both College Street SE and Yelm

Highway SE, where it turns into 53rd Avenue SE and Rainier Loop SE respectively. For freeway access, follow College St. North until Martin Way, in which case you will head east and connect with Interstate- 5 at exit 109.

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2.2 Storm Water Study

Storm water on the Jacob Smith House site is currently being diverted off site by a series of three storm drains on parcel A, where the house and the current parking lot are located, that are connected by pipes that are six or eight in.es in diameter that carry this water into the city’s storm water system off site. There is currently no storm water management on either Parcel B, north of the house where the new parking lot will be, or on Lacey Corporate center tract B, south of the house where the new gazebo will be located. The City of Lacey has requested, in accordance with the City’s storm water manual, that the storm water for the site be infiltrated as close to the origination point as possible. An onsite infiltration facility will best serve this request.

2.3 Environmental Study

The project site includes the JSH, an open field where the proposed parking lot will be, a compacted gravel parking lot where the proposed trellis will be, and a sloped grassy area coming from the house down to the Lacey Corporate Center Track B where the a dry water fall is located. The site has no wetlands, buffer zones, streams or water bodies. Most of the site has planted bushes, the majority of which will be implemented into the landscape design. There are a also a few Coniferous Trees, Deciduous Trees, Alder Trees, Cedar Trees, Fir Trees, Oak Trees, and Maple Trees; some which are over 70 ft. tall. Most of the trees on the site will not be removed, but will be implemented into the landscape design.

The Project Design will require the removal of the trees located at the proposed parking lot, and the compacted gravel located at the proposed wedding area and trellis. The design will

Page 15 also require a water treatment system for the rainwater runoff from the proposed parking lot in order to minimize the environmental impact.

2.4 Geotechnical Investigation

Currently, there are three types of soil on the JSH property. These include Everett Very

Gravelly Sandy loam 0 to 3% slopes, Alderwoods gravelly sandy loam 3 to 15 % slopes, and

Nisqually loamy fine sand 0 to 3% slopes appearing in the total acres of 1.2 Jacob Smith House.

The hydrologic group of Everett is hydrologic group A which tells is that its permeability is and available water capacity is low. The hydrologic group of Alderwoods is C which means that the permeability is moderately rapid above the hardpan in the Alderwoods soil and very slow in the pan. The main limitations affecting hay and pasture are the low available water capacity the seasonal high water table, and the soil depth, which is limited by the hardpan. The hydrologic group of Nisqually is B which defines as permeability is moderately rapid in the surface layer of the Nisqually soil and very rapid in the substratum. The runoff is slow, and the hazard of water erosion is slight.

Soils on the project site are classified by the national Resource Conservation service

(NRCS). The NRCS grades soil infiltration by A, B, C, and D. Grade A soil is ideally the best infiltrating soil; Grade D is the poorest soil for infiltration. From the NRCS, the soils that the site features are

- Alderwoods Gravely Sandy Loam, Hydraulic group C

- Everett Very Gravelly Sandy Loam, Hydraulic group A

- Nisqually loamy fine sand, Hydraulic group B

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2.5 Architecture Design and Investigation

When taking a brief architectural examination of the Jacob Smyth House and similar historic sites in Lacey, there are architectural design criteria that need to be met. The architectural design improvements to the JSH site should remain consistent with the original building materials. The architectural/structural improvements to the JSH include a redesign of the staircase in the interior of the house, a new design for the gazebo is at the lower level of the site, as well as a new storage shed and picnic area to be placed at the upper level of the site.

While each of these items needs to be addressed and fit in accordance with accurate historic building materials for the JSH, the materials must also be durable to qualify as a low- maintenance structure for the COL.

The Interior Staircase redesign will consist of oak treads set to match the original hardwood on the main level of the JSH, as well as white baluster matching the preexisting ones.

The handrail for the staircase will be oak, further trying together the stair treads and flooring.

The main reason for the redesign of the staircase is bring the staircase up to current codes. The maximum tread height will be set at 7 in.es with a minimum depth of 11 inches. Likewise, the staircase will need to be widened by 3 in.es to meet the code requirement of it being at least 36 inches wide.

The gazebo located at the lower level of the site will consist of wood or vinyl coated materials and will consist of a lattice roof with decorative architectural or Tuscan styling. To match the current style of the JSH, the gazebo will be either rounded or rectangular, as requested by the COL with square, ornamentally designed columns, set to match the existing columns on the porch of the JSH. Regardless of the materials chosen, the gazebo will be white in order to cater current style of the JSH.

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The Storage Shed located at the upper level of the site will consist of cedar siding and a gable end roof design with a matching pitch to the JSH. The storage shed will also be designed to meet the storage requirements of the COL for chairs and tables with a minimum square footage of 300 square ft. alongside the storage shed there will be an additional space for waste disposal bins that will be incorporated into the design.

The picnic area at the upper level of the site will serve as an area open to the general public as well as grounds that will feed into the trellis area for weddings and other formal gatherings. The picnic area needs to be large enough to seat a small crowd, but not so large as to become an eyesore on the property. The picnic area will consist of a hip rood design will columns matching the existing ones on the porch of the JSH as well as those used for the trellis and gazebo. The COL made a series of requests for the design of the picnic area, therefore items such as a white metal roof and cedar soffit material will be incorporated into the final design.

With the existing predominant architectural features of the JSH and the requests made by the COL, Forever Green Engineering has set a goal for architectural excellence and a long- lasting, durable design.

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2.6 Applicable Code / Standards Lacey currently enforces1:  International Building Code, 2009 Edition  International Residential Code, 2009 Edition  Uniform Plumbing Code, 2009 Edition  International Fire Code, 2009 Edition  International Mechanical Code, 2009 Edition  International Fuel Gas Code, 2009 Edition  International Performance Code for Buildings and Facilities  International Existing Building Code, 2009 Edition  International Property Maintenance Code, 2009 Edition  WA State Energy Code, 2009 Edition  National Electrical Code, 2008* Edition, as amended by the State Department of Labor and Industries and the City of Lacey  American National Standard: Accessible and Usable Buildings and Facilities A117.1 - 2003.  City of Lacey Storm water management manual, 2010

Climatic and Geographic Design Criteria: Ground Snow Load: 25 psf Roof Snow Load: 25 psf Wind Speed (mph): 85 Seismic Design Category: D1 Exposure: B Frost Depth: 12 in.es

1 "Building Codes." City of Lacey, Washington, USA. Web. 23 Oct. 2011. .

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3. Design Analysis

3.1 Parking Lot Alternative Schemes

The following is a narrative of the final parking lot design, as well as three parking and access alternatives considered for the renovations of the Historic Jacob Smith Design project.

3.1.1 Parking Lot Alternative 1 (P-1) Alternative A is a 29,000 ft2 rectangle that is situated north of the Jacob Smith House. A

25 ft. buffer will be maintained between the north side of the parking lot and the northern parcel boundary. With 74 regular stalls, 4 ADA approved handicapped stalls and an 18 by 19 enclosure for garbage with ease of access, this 2 way parking lot provides the least square footage per stall than any other design. Grading will be minimal; the existing property has a slight 2% or less slope, sloping toward the JS (Jacob Smith) house. It has a small plot of land on both the northeastern and southwestern sides that allows the option of pretreating the storm water. These options include: retention ponds, bio swales, and or rain gardens. Access to the parking lot is provided from the existing entrance from Intelco Loop.

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3.1.2 Parking Lot Alternative 2 (P-3)

Alternative B is an open parking lot south of the building of site and North of Intelco

Loop. A 20-30 ft. buffer of trees will be maintained between the lot and the North West tree line. The lot will consist of 75 parking stalls with a planting strip for every seven parking stalls per City of Lacey Design Standards. The storm water accumulated by the proposed lot will flow into a designed storm water drainage pond. The flow within the lot will provide two-way traffic, with the parking stalls at 90 degrees. An access road will branch off from the existing driveway, and the lot will feature serpentine curves.

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3.1.3 Parking Lot Alternative 3 (P-5)

Alternative C will create a formal parking area in the present open field, Parcel B. The parking lot will consist of 76 total parking stalls including: 70 standard 45- degree angled stalls, 2 parallel stalls, and 4 ADA stalls. Planting strips will suffice the required City of Lacey Design Standards of no more than seven stalls in a row, and at least 80 square ft. for planting strips as well as end islands. A garbage collection area, 30’ x 20’ encaged by a wooden fence, has been installed for easy access and transportation of waste products. The lot is designed for fluid flow, and maximizing the space given. The one- way formation provides consistent flow, as well as easy in/ out parking. The spacing of the lot on the Jacob Smith property provides an adequate number of stalls, while allowing reasonable spacing between the lot and the trellis area. The storm water generated by the impervious surface will flow and be collected on site. The storm water handling systems for this area will be developed to properly mitigate the increase in impervious area. Access to the parking lot will follow the current entrance to the Jacob Smith property. However, once on the property you will divert left, rather than right to allow for larger traffic flows. Emergency vehicle access will be satisfactory of the City of Lacey Design Standards.

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3.1.4 Comparison of the Parking Lot Alternatives

Parking Lot Decision Matrix

Parking Lot Alternatives 1 (P-1) 2 (P-3) 3 (P-5)

Total # of Stalls 78 75 76

Total Square Footage 29,095 31,136 35,725

Square Footage per Stall 373 415 470

Flow Method Two- way Two- way One- way

Space on Property Angled Tree Line Parallel Tree Line Parallel Tree Line

Total # of Stalls *** * **

Total Square Footage *** ** *

Square Footage per Stall *** ** *

Efficiency SUM Best Good Moderate

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3.1.5 Final Parking Lot Design

The Final Parking Lot Design will create a formal parking area within Parcel B. The parking lot will consist of 76 total parking stalls including: 76 standard 90- degree stalls, and 4 ADA stalls. The required City of Lacey Design Standards will be satisfied with planting strips as well as a rain garden. A garbage collection area has been installed for easy access and transportation of waste products. The lot is designed for fluid flow, and maximizing the space given. The two- way formation provides consistent flow, as well as easy in/ out parking in every direction. The lot on the Jacob Smith property provides an adequate number of stalls to satisfy the clients’ request, while allowing reasonable spacing between the lot and the trellis area. The storm water handling systems for the lot will be developed to properly mitigate the increase of impervious surface and will be collected on site. Access to the parking lot will follow the current entrance to the Jacob Smith property. However, once on the property you will divert left, rather than right to allow for larger traffic flows. Emergency vehicle access will be satisfactory of the City of Lacey Design Standards, and will feature a three- point turn around.

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3.2 Storm water Design Alternatives

The storm water management system for the Jacob Smith house was designed to be incompliance with the 2010 City of Lacey Storm water Management Manual. The manual outlines 10 core requirements for storm water systems that must be followed when a project adds more than 5,000 square ft. of new impervious surfaces. Since the parking lot will add approximately 30,000 square ft. of impervious surfaces to Jacob Smith House plot B, we have taken all 10 core requirements into account when considering our storm water management design for Jacob Smith house tract A and B.

The storm water system of the Jacob Smith House plots A and B must remain separate from the system for Lacey corporate Center tract B since the City does not actually own tract B, but currently has an easement on the property from the Lacey Corporate Center to use and maintain the land. Therefore, tract B, which remains largely untouched as far as changes of pervious and impervious area, does not require us to follow all of the core requirements, but only core requirement #2, Construction storm water pollution prevention.

Alternatives 1and 2 use filter strips

Filter strips are gently sloping, vegetated areas adjacent to impervious surfaces. They are intended to reduce impacts of sheet flow and velocity of storm water and help improve its water quality. Sometimes referred to as vegetated filter strips, grassed filter strips, grassed filters or buffer strips, they help remove sediments, other pollutants and increase infiltration. The idea is that we do not collect any rain water on the parking lot, but have the rain water flow across the parking lot, with an artificial of 2%, into the filter strip.

An infiltration pond is a type of best management practice (BMP) that is used for storm water runoff, to prevent flooding and erosion, and improve water quality. It is essentially a

Page 25 shallow artificial pond that is designed to infiltrate storm water though permeable soils into the groundwater aquifer.

A rain garden is a shallow depression that is planted with deep-rooted native plants and grasses. The garden should be positioned near a runoff source like a downspout, driveway or parking lot to capture rainwater runoff and stop the water from reaching unwanted destinations.

3.2.1 Storm water Alternative 1 (W-1)

Alternative W-1 is an onsite treatment and infiltration pond that will accommodate runoff from impervious surfaces within the scope of the project. The system will offer treatment and retention facilities for rainwater runoff during the wet season and could also contain a bio- retention pond with vegetation that will serve the purpose of treating the runoff and also shielding the parking lot from view during the summer months.

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3.2.2 Storm water Alternative 2 (W-2)

There is very little data to suggest that the practice can achieve high pollutant removal. Filter strips require a large amount of space, typically equal to the impervious area they treat, making them often infeasible in urban environments where land prices are high .If improperly designed, filter strips can become a mosquito breeding ground. Proper design requires a great deal of finesse, and slight problems in the design, such as improper grading, can render the practice ineffective in terms of pollutant removal.

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3.2.3 Storm water Alternative 3 (W-3)

Alternative Design W-3 is another option of our storm water design. There will be an infiltration strip (10 ft. by 170 ft.) to the west of the proposed parking lot alternative C with a 2% slope. It connects to a 100 years retention pond with a 12 in. pipe. Our infiltration strip can very effective for removing fine sediment, bacteria, heavy metals, and nutrients. It also reduces the cost of construction.

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3.2.4 Comparison of Storm Water Alternatives

Storm Water Decision Matrix

Storm Water W-1 W-2 W-3 Alternatives

Sand Filters Infiltration Galleries Method Filters Strips Infiltration Pond Retention Pond

Space 3-5% of Site 4-6% of Site 2-3% of Site

Cost $$ $ $$$

Maintenanc Good Best Moderate e Choice Good Best Moderate ranking

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3.2.5 Final Storm Water Design

Storm Water Final Layout:

Due to the choice of parking lot, we had to redesign completely. With the current and final storm water layout, we are using a serious of designs, which include a filter strip, a rain garden, an infiltration pond, and a series of collection areas. These are all low annual maintenance, ascetically pleasing, greener choices, coupled with comparatively low initial costs.

Here is a general overview:

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Cross Section of Buffer & Filter Strip:

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Aerial View of Filter Strip & Flow Plan:

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Cross Section View of Gutter Downspout &Under Drain Placement:

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Cross Section of Rain Garden:

Cross Section of Infiltration Pond:

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3.3 Structural Alternatives

3.3.1 Storage Shed  Project Description:

The City of Lacey has requested that the shed be designed to match the style of the Jacob

Smith House. The storage shed is meant for storage of the chairs and tables to be used by renters of the JSH. 300 square ft. of space is needed for this storage. The storage shed should be located as close to the house as possible in order to minimize the distance heavy tables and chairs have to be moved by employees. Locating the storage shed next to the pathway which links the Water

Tower with the JSH is the best way to have the storage shed near where the tables and chairs will be used while keeping it out of sight of wedding photos taken elsewhere on the property.

Location of storage shed in relation to the Jacob Smith house

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 Constraints:

Some constraints for designing the shed include:

1. Durability and Maintenance vs. Budget

2. Client requests

 Storage Shed Design Alternatives:

Two different alternatives were designed for the storage shed. Both alternatives have the same size and dimensions and meet the client’s request of 300 sq. ft. The difference would be different orientations and materials.

The first alternative of materials is cedar siding. This is the type of siding currently on the

Jacob Smith House. The second alternative is cement hardy plank. This material would require far less maintenance and would still look aesthetically pleasing. The only down side is cost. The estimated cost of cement hardy plank is about $14 per ft2, whereas cedar siding runs about $4 per ft2.

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Storage Shed Alternative 1 (S-1)

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Storage Shed Alternative 2 (S-2)

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3.3.2 Picnic Shelter Alternative Schemes The following is a narrative of the final parking lot design, as well as three parking and access alternatives considered for the renovations of the Historic Jacob Smith Design project.

3.3.2.1 Final Picnic Shelter Design

The final picnic shelter Design will serve as formal entrance to the path to the trellis for weddings. The picnic shelter will also be designed to facilitate public meeting functions such as workshops, reunions, and other outdoor gatherings. The picnic area is to be located on the upper lot of the JSH parcels, around the same location as the existing gravel parking lot. The current parking lot will be removed thereafter grass and other landscape features will be placed around the constructed picnic shelter. The picnic shelter is meant to serve as an eating and outdoor gathering area, open to the general public as well as those renting the JSH. The final design for the picnic shelter consists of a rectangular design, roughly 25’ x 35’, with an overall square footage of about 725 square feet. The picnic shelter consists of two styles of trusses, a Polynesian truss and a standard truss, with three gable ends. The picnic shelter will be 4” above grade to aid in the keeping the slab clean and be of timber construction. The roof will be a composite three tab shingle and the gable ends will be sided with cedar plank siding to match the style of the JSH. There will be a total of 28 timber columns, each of which will be set off with decorative corbels that match the existing corbels of the back deck of the JSH.

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3.3.2.2 Picnic Shelter Alternative 1 (PA-1)

Alternative 1 is a is a circular structure with a diameter of nearly 34’ and an overall all square footage of about 900 square feet. The design consisted of a slab on grade with a total of 8 steel columns. This design was meant to have a steel internal structure with a 4:12 pitch, metal roof. At the peak of the roof there is a 13” tall clear story to allow light into the picnic shelter. The interior soffit of the picnic area was designed to be made of 2” x 6” tongue and groove pine to make the interior of the structure more aesthetically pleasing.

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3.3.2.3 Picnic Shelter Alternative 2 (PA-2) Alternative 2 is an octagonal structure with a diameter of nearly 33’ – 10” and an overall all square footage of about 900 square feet. The design consisted of a slab on grade with a total of 8 steel columns located in the corners of the octagon. This design was meant to have a steel internal structure with a 4:12 pitch, metal roof. At the peak of the roof there is a 13” tall clear story to allow light into the picnic shelter. The interior soffit of the picnic area was designed to be made of 2” x 6” tongue and groove pine to make the interior of the structure more aesthetically pleasing. This design is very similar to that of Alternative 1, except that this design would be much more difficult to construct due to the complicated connections at each corner of the octagon.

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3.3.2.4 Picnic Shelter Alternative 3 (PA-3) Alternative 3 is a rectangular design with dimensions of 25’ x 35’ with a total square footage of 875 square feet. This structure is similar to the designs of Alternative 1 and Alternative 2 in that it consists of a slab on grade, steel columns and internal structure, a metal roof with a 4:12 pitch, and a 2” x 6” tongue and groove soffit. However, Alternative 3 has 3 steel columns located in each corner of the picnic shelter giving it a total of 18 steel columns. Also, Alternative 3 has no clear story at the peak of the roof, leaving the natural light attained from the sides of the structure as its only source of light.

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3.3.2.5 Comparison of the Picnic Shelter Alternatives

Picnic Shelter Decision Matrix

Picnic Shelter 1 (PA-1) 2 (PA-2) 3 (PA-3) Alternatives

Total Square Footage 900 900 875

Cost $$ $$$ $

Aesthetics ** *** *

Matching Style * ** ***

Client Preference * ** ***

Efficiency SUM Good Better Best

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3.3.3 Gazebo Design Though the gazebo will not be built right away due to budgetary constraints, it was still designed, and could be built. The gazebo will supplement the planned picnic shelter, and therefore does not need to be large enough to host a meal inside. Despite not being intended for dining, the gazebo must be easily maintained. A concrete floor would be ideal for this purpose, because it needs only be pressure washed if it gets dirty. Composite materials for the above grade portions of the gazebo would be ideal due to their low maintenance requirements. The gazebo must fit the style of the Jacob Smith House, in order to have a cohesive architectural theme throughout the property. The columns on the porch of the Jacob Smith House are topped with trim as well as having a widened base, seen below. These elements will be incorporated into our conceptual designs to follow. Trim to exactly match that at the top of the Jacob Smith House porch columns is to be added to the gazebo columns as a finishing touch, and the widened base has been incorporated into the design of the columns. In the event that prefabricated composite columns are selected, the trim at the top of the columns would not be included.

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3.3.3.1 Gazebo Alternative G-1 Alternative G-1 is an octagonal gazebo. This alternative would be constructed from wood or composite materials which accept paint, with the exception of the slab. The floor would be a concrete slab with a decorative finish. The slab is approximately 25 feet in its largest dimension, which is from corner to corner across the center. Decorative columns matching the Greek revival architectural theme could be selected, and molding matching that of the Jacob Smith House added where the columns meet the eaves. The maximum height of the roof is approximately 12 feet, with about 6.5 feet of head room between the steps and the eaves.

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3.3.3.2 Gazebo Alternative G-2 This alternative is approximately 15 feet by 15 feet at its largest plan dimensions. The peak of the roof is approximately 10 feet high, with 7 foot tall columns. The decoration at the base of the columns is intended to match the theme of the decoration at the base of the columns on the Jacob Smith House porch, and may be altered. The columns are wooden, as is the roof. The floor is a slab on grade with a decorative finish.

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3.3.3.3 Gazebo Alternative G-3 This alternative stands approximately 14 feet tall, with 8 foot columns. The entirety is constructed of wood, and either painted or treated for waterproofness as appropriate. The floor is supported approximately 1 foot above grade by wooden columns, which have cement footings below grade. A 4 foot wide set of steps is located on the front of the gazebo, but could also be increased or added to more sides. There is a trellis-like screen between the floor and the ground for aesthetics. The benefit of this plan is that the permeable surface area of the property is not altered by the presence of the gazebo. However, the existing gazebos constructed of similar materials have experienced dry rot, and maintenance of this alternative may be more complicated than is desirable.

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3.3.3.4 Gazebo Alternative G-4 This alternative is approximately 35 feet by 25 feet at its largest dimensions. The peak of the roof stands about 16 feet above the ground, leaving about 8 feet between the slab and the eaves. The columns and visible exterior would be constructed out of wood in order to match the existing Jacob Smith House, but the roof trusses inside the gazebo could be made of cold formed steel, and painted white.

3.3.3.5 Comparison of Gazebo Alternatives Decision Matrix: G1 G-2 G-3 G-4 Ease of Maintenance Easy Medium Medium/low Easy Cost $$$ $$ $ $$$$ Height of Roof 12 ft. 13 ft. 14 ft. 16 ft. Largest Plan Dimensions 25’ x 25’ 15’ x 15’ 15’ x 15’ 35’ x 25’ Suitable size? Slightly large Yes Yes Large Screen undesirable views no some some no Aesthetics * ** *** ** Use Manufactured Columns yes yes yes no Choice Ranking Moderate Poor Best Very good

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3.3.3.6 Gazebo Selection Gazebo design G-2 was selected for full design. G-2 is an octagonal gazebo with a slab on grade floor. In addition to being Working from the roof down, the features of the gazebo are as follows. The roof has three slopes. The steepest of these is at the topmost third of the roof, and is 12/12 pitch. The middle third of the roof continues at 5/12 pitch, and the lowest third of the roof is 2/12 pitch. There is approximately 12 inches of graduated trim at the eaves. There is a column at each corner of the gazebo, and each column is topped with custom trim to match that of the existing columns on the porch of the JSH. The roofing material is specified as 3-tab asphalt shingles. These match the look of the JSH, and will be more durable than wooden shingles. The shingles are underlain by 30 pound felt, and supported by 7/16” OSB sheathing. The sheathing is be supported by a system of trusses. There is one two-ply truss spanning the full 16’-10” width of the gazebo. This truss will support six shorter 8’-02” half-trusses, three on each side. The smaller trusses will be connected to the long two-ply truss with Simpson Strong-Tie MTHM multiple truss hangers. One MTHM hanger will be attached on each side of the two-ply truss and will support three of the shorter trusses. The ends of the trusses will rest on 8 x 8 wooden columns. The columns will be anchored to their respective footings using Simpson Strong-Tie CB88 column bases. These column bases will allow individual columns to be replaced if they become decayed, versus embedment in the concrete, which would not. Cedar trim will be applied over the hardware, hiding it from view. The footings will be 24” x 24” and will have no reinforcing. The slab on grade will be 7 inches thick and will have number 4 reinforcing bars at 11 inches on center each way at mid height. The slab will have a broom finish. Control joints will run between opposite corners, as well as in a small octagon 8 feet in width.

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3.3.4 Trellis

Project Description

The purpose of the chosen trellis design is that it be both suitable for a wedding ceremony and for appreciation by casual visitors. The design must be aesthetic and complement the other structures composing the entire estate. The location of the trellis is adjacent the main house. The trellis’s lattice matrix will support many types of grape vines and other climbing flora. The 2 inch x 4 inch lattice members are supported by 4 inch x 6 inch girders, which will adequately support hefty luxuriant vines. The 6 inch x 6 inch columns will support the entire structure. Each column will be secured to the slab by a 1/4" inch x 12 inch metal plate in addition to a decorative

8 inch square, 2 foot high base. The entire structure will be made of powder coated Aluminum to resist wear and tear over time. The concrete slab will basically follow the contour of the structure that it supports and be substantial enough to accommodate wedding ceremonies of various sizes.

One salient feature of the chosen trellis is its easy maintenance. All components can be pressure washed. The following are the descriptions of the four trellis design alternatives considered for the Jacob Smith House Site Improvement Project.

3.3.4.1 Trellis Alternative 1 (S-8)

Alternative T-1 is a traditional modular Concord trellis. This design replicates the motif found in the Santa Fe style. The trellis is made up of a combination of three trellises, one larger than the other two. The two forward side trellises are about 6 feet apart, and each small trellis is

13 feet in span. The rear trellis is 3 feet away from the two front trellises; the lattice roof is made up of 4 columns, and its two central columns line up to the forward trellises. The lattice roof is about 6 feet in length in its longest dimension and ties all three trellises together. This design incorporates and complements the linear features of the Jacob Smith House. The concrete slab is

Page 50 angular and matches the trellis design. The overall effect is an inviting gateway, and the major characteristic of this alternative is its utter simplicity, which exudes elegance.

3.3.4.2 Trellis Alternative 2 (S-9)

Alternative T-2 is a combination of two concord semicircles. The girders and lattice members are supported by 10 columns: 6 in the back and 4 in the front. The distance between any two horizontal columns is 3 feet. The lattice members are 6 feet in length and tie both of the girders together. The concrete slab has a semi-circular shape to match the trellis footprint, with two stair steps: 4 inch risers, and 3 feet treads. The space directly under the trellis invites spectators to wander down a corridor appointed with sprawling vines.

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3.3.4.3 Trellis Alternative 3 (S-10)

Alternative T-3 is a trellis composed of three linked semicircles. From the top view, the shape of the trellis creates the image of a wave with its crest flanked by two troughs. The larger central semicircle’s diameter is 16 feet, centered between two semicircles. The smaller semicircles’ diameters are 9 feet each. This design is a modification of alternative T-2. The slope of the trellis creates a roller coaster effect. The slab creates a stage that can accommodate a large number of wedding participants.

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3.3.4.4 Comparison of Trellis Alternatives Decision Matrix for Trellis 1 (S-8) 2 (S-9) 3 (S-10) Alternatives

Maintenance Easy Medium Medium/Difficult Cost $ $$$ $$ Installation Easy Medium Medium/Difficult Provide Some Yes Yes Stage Aesthetics ** ** *** Ranking Best Moderate Good

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3.3.4.5 Trellis Selection

The chosen trellis is Alternative T-1 with some adequate modifications. The concrete slab will be 32 feet long, and 15 wide, which follows the outline of the trellis and provides a generous area for almost any event and can accommodate a large number of participants. Two 4 inch stair steps are added to the side of the slab for ease of access and security, and this addition furthermore creates a stage effect. A ramp is also added to the center of the slab, and it slopes up to the top step right in front of the trellis. Customized trim that is characteristic of the Jacob

Smith House will be displayed on the columns as the finishing touch.

Due to budgetary constraints, the final product will not be completed in one construction phase; however, the completion of each phase will still present itself as a finished product suitable for any event.

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3.3.5 Staircase Design

3.3.5.1 Stairway Alternative S-1 The first step of Alternative S-1 is in the same place as the first step of the existing stairway. Each tread is 11 in by 36 in, and each riser is 7 in tall. There are 12 steps, then a step onto the landing, which is a 36 in by 36 in. The stairway turns to the left, and continues for 7 more steps to the second story. There is a 1 ft. 6 ½ in open space between the wall above the double doors into the storage room and the top 7 steps. This creates a more open feeling in the room. The banister shown in the model is much simpler than would actually be recommended. The risers would be stained to match the color of the floor in the main room, and the banister stained several shades darker.

View from above of Stairway Alternative S-1

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View from Fireplace Nook

Single riser gooseneck

Design options for banister railing, newel and balustrades.

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3.3.5.2. Stairway Alternative S-2 This alternative requres the follwing: remove the existing wall by the staircase, and build a new parallel wall 6 feet from the wall between the storage room and the rest rooms. Close up the current stairway entry through the second floor, and cut a new entry way In the floor by the upstairs window directly above the storage room. Remove the doulbe doors in the main room, but leave the opening. Remove the storage door and cut a new door opening opposite the fireplace. Enlarge the width of the new staricase to 3 feet. From the ground floor install 8 stairsteps, a 3 feet x 3feet landing, and 14 stairsteps. 30o sloped staircase: 6 inches risers, 1’ tread run with 1”overlap, 3’ top and bottom railings, 1inch x1inch balusters , and 2inches X2inches posts. The exposed staircase is made entirely of oak or oak vaneer.The landing is boxed in and the area below the landing can be used for storage by adding a door.The staircase takes away some of the storage room, but the enclosed staircase area opens up more area which seems to enlarge the area of the room. This design provides more viewpoints and angles of those descending the stairs.

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3.3.5.3 Stairway Alternative S-3 This alternative is very similar to alternative S-1. The main difference is that the lowest 5 steps have been turned and widened, creating an excellent wedding photo setting. The staircase begins 3 ½ feet from the northwest wall of the main room. The first step is 4 ft. 11in from the southwest wall of the main room, and is 4 ft. 6 in wide. The third fourth and fifth steps are wedge shaped and curve around a balustrade. After the curve is complete, each tread is 11 in by 36 in, and each riser is 7 in tall. There are 12 steps, then a step onto the landing, which is a 36 in by 36 in. The stairway turns to the left, and continues for 7 more steps to the second story. There is a 1 ft. 6 ½ in open space between the wall above the double doors into the storage room and the top 7 steps. This creates a more open feeling in the room. The banister shown in the model is much simpler than would actually be constructed. The risers would be stained to match the color of the floor in the main room, and the banister stained several shades darker than the floor.

Above View of Stairway Alternative S-3

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View from Main Room

Single riser gooseneck

Design options for banister railing, newel and balustrades.

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3.3.5.4 Comparison of Stairway Alternatives Stairway Renovation Alternative S-1 S-2 S-3

Changes required to interior of JSH Few Many Many Provides photo location? No Yes Yes Meets code Yes Yes Yes Relative amount of floor space Least Most Medium consumed (though mostly in storage room) Ease of moving large objects to Easiest Difficult Medium second floor due to landings Esthetics 3 2 1 Choice ranking Moderate Best Poor

3.3.5.5 Stairway Selection The stairway renovation was absent from the priority list given by the client, but was fully designed anyway. Stairway alternative S-3 was selected for full design. Alternative S-3 was selected primarily for its appealing looks, and then modified to require fewer changes to the interior of the JSH. The interior wall will not be demolished and moved; instead 3 inches of the main room will be sacrificed to the staircase, in order to be more economically efficient. The stair risers will be constructed of Oak lumber, with stain and protective finish applied. The supporting beams will be 4 x 14 Douglass Fir lumber with notches cut for each riser and for the hangers at each end. Simpson Strong-Tie U46 Face Mount Hangers and 10-penny nails will be used at each end of the riser-supporting beams to connect them to perpendicular beams at the landings. These perpendicular beams will be 4 x 6 Douglass Fir lumber, will rest on the framing below, and will be toe-nailed down. The balusters must be at least 1¾ inches in diameter, but may be carved decoratively. Each baluster will be toe nailed to its respective riser, and attached to the handrail using one 10-penny sinker nail face nailed through the handrail. The lumber may be stained or painted, at the client’s choice. 2x4 wall framing and gypsum wall board will be used to enclose the area under the lower flight of stairs. The existing electronics can be moved either to the adjacent room or to the corresponding location on the new wall, also at the client’s choice.

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3.4 Landscaping Alternatives

3.4.1 Lighting Client preference for fixtures is a LED (light emitting diode) fixture. No additional power needs to be connected to site. Existing service disconnect is adequate for installation of new illumination. Parking Lot - Analyzing the architecture of the post on the JSH and communicating with the client, the best choice for parking lot lighting is a square bottom white post light.

The highest possible mounting height for the given post is 18ft; to insure no dark spots on parking lot mounting height must be 22ft. An additional 4ft above ground post foundation will be added to insure the 22ft mounting height.

Landscape – Due to financial constraints there will be minimal landscape aesthetic lighting. Landscape outdoor lighting will mostly be used for safety and security. Trellis – No fixture will be installed on the trellis but outdoor receptacle in the landscape area will be added on the two corners of the trellis concrete slab. Picnic Shelter – The shelter is big enough for dancing/night use so fixture must be installed. Fixtures for the shelter will match the chosen design and the historical aspect of the JSH. Receptacles will be installed in four corners of the picnic shelter. Path Way – To insure safety and secured post lights will be placed at the twists and turns down to the proposed gazebo. Two post light on the edge of trellis will be placed for safety and security and uses at night. Storage Shed – Standard Lighting up to code.

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3.4.2 Landscape Planting Options:

All throughout our parcels we would use many different plants. For trees we would use

Dawn Redwood, Autumn Blaze Maple, Autumn Purple Ash, Red Dogwood, Saucer Magnolia and Sawtooth Oak. For shrubs we would use Burning Bush, Red Leaf Barberry Hedge, a

Cupressocyparis leylandii, Autumn Angel, and Autumn Royalty.

 Parking Lot Landscapes:

All the parking lot islands will have one small tree with shrubs around their bases. For

in the parking lot trees, we would plant smaller trees. The Autumn Purple Ash would be

just one option of many to give the parking lot some color and warmth. For the shrubs

here is one of the many shrubs we could place on around the bottom of the small trees in

the islands: Red Leaf Barberry Hedge. It has color all year round, and is dear resistant.

Picture 1: Autumn Purple Ash Picture 2: Red Leaf Barberry Hedge

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 Landscape wall between parking lot and trellis:

We would like to put up a series of plants to use as a fence feature to block the parking

lot from the trellis. The feature will consist of a row of trees in the middle, with shrubs

around the trees in a circular pattern, then with flowers around the shrubs in another

circular pattern, and it will have beauty bark around the bottom. Here is an example of

what we are thinking:

Picture 3: Landscape Feature Picture 4: Landscape Feature Location

It will consist of Dawn Redwood, Autumn Blaze Maple, Sawtooth Oak, Autumn Royalty, and Phlox.

Picture 5: Dawn Picture 6: Autumn Blaze Redwood Maple Page 63

Picture 7: Sawtooth Oak

Picture 8: Autumn Royalty Picture 9: Phlox

 Trellis plants:

Picture 10: Trellis Background

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For each trellis option designed we would like to have vinery attached to the top, or we

could even have hanging plants if desired.

Picture 11: Simple Vines and Thick Vines

Behind the trellis we are planting Dawn Redwood and Burning Bush to give it a nice

backdrop. Picture 12: Dawn Redwood Picture 13: Burning Bush

 Gazebo plants: For the gazebo, we would like to place all sorts of plants with different shape, sizes, and

color; we would be placing beauty bark around the bottom of the plants.

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One type of plant we would be using is Autumn Angel with a large rock for every two or Picture 14: Gazebo Plants Example three plant.

Picture 15: Autumn Angel Picture 16: Medium Rock

 Lowes viewpoint: We would like to place four Texas Red Oak trees along the side walk, making a line of

trees, which would create a fence like feature, blocking the Lowes viewing. The trees

would match the existing trees in the area and it will block the Lowes viewpoint from

standing up at the house.

Picture 17: Viewing of Lowes Picture 18: Placing of Texas Red Oak Trees

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 Apartment viewpoint:

For the perimeter of the property by the apartments viewing, two large tree options would

be the Oak and Maple tree. We would place them in the gap of the apartment view, by

the current large trees now, giving us a good accent to the trees that currently block the

apartments, and the rest of the apartments are blocked by current trees.

Picture 19: Oak Tree

Picture 20: Apartment Viewpoint Page 67

 Hill edge by offices:

This part of the property we would like to plant a Cupressocyparis leylandii as a fence

feature going along the edge of the hill, planted close together. This will prevent

lawnmower accidents from occurring, and the offices down below this fence can still see

the house to watch for vandalism.

Picture 21: Upper Hill Edge Picture 22: Lower Hill Edge

Picture 23: Cupressocyparis Leylandii

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3.4.3 Irrigation Design

The most economical and resourceful method for watering for the Jacob Smith House is a

Drip Line System for the flower beds, bubbler sprinkler heads for the small trees and shrubs in the parking lot islands, and pop-up rotary sprinkler heads for the grass/turf areas. Descriptions of each are described in the ensuing sections of this report.

Drip or micro-irrigation is the slow, even application of water to soil and plants. The water pressure is very low and the system itself uses a network of plastic pipes to carry the water to the plants and their roots. Because the water is applied directly to the soil where the root system is located, there is little or no run off thus, reducing the amount of wasted water and making the DLS 90 – 95% efficient.

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Schematic of Drip Line System components.

Valves:

Valves turn on or off the water flow through a pipe.

Control valves are the valves that turn on and off the water to individual "circuits" or

zones of the property that are irrigated separate from one another. The control valves will

be automatically operated. There will be six zones for the project, thus six control valves

are required to regulate the zones. Valve one will turn on and off the water supplying the

bubblers in the parking lot islands. Valve two will turn on and off the water to the rotor

sprinkler heads adjacent to the parking lot to irrigate the turf; Valve three will turn on and

off the water for the flower beds next to the parking lot and picnic shelter, and valve four

will supply the rotary sprinkler heads for the turf on the west side of the trellis pathway;

valve five will control rotor sprinkler heads to the east of trellis pathway and valve six will

turn on and off water for the DLS running along the east property line.

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Backflow Preventer:

The backflow preventer is a device that prevents dirt, salmonella, dog urine, etc. from

being sucked back into the drinking water from the irrigation system. A backflow

preventer is required and will be located in the main line once water flows through the

water meter.

Pressure Regulators and Pressure Reducing Valves:

A pressure regulator reduces the water pressure and keeps it at a constant level. An

adjustable-type pressure regulator is typically used for a larger scale such as the Jacob

Smith house. These regulators may be installed either before or after the control valves.

On larger drip systems, with multiple control valves, the valves are often grouped together

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in one or more locations and a single adjustable-type pressure regulator is installed on the

mainline before all of the valves in a group.

To operate accurately the adjustable-type pressure regulators require a pressure drop

between the inlet and outlet of the regulator. The amount of pressure drop varies

depending on flow; at low flows fewer drops is required. As a general rule most regulators

will work well if you set the pressure at least 1, 4 bars (15 PSI) lower than the inlet

pressure.

Filter:

The filter cleans the water and shall be used. A good quality filter may be installed before

the valve or pressure regulator. A quality filter with a maximum pressure rating 150 PSI or

higher shall be used. Use a filter that is the same size as, or larger than, the valve.

Emitters:

The emitters control how fast the water drips out onto the soil. Most emitters are small

plastic devices that either screw or snap onto a drip tube or pipe. Some models are

preassembled as part of a tube. The irrigation association recommends that for the sandy

loam soil type at the Jacob Smith house we use this table to determine the wetted area for

each emitter.

Soil type Dripper Flow Diameter(ft.) Area (sq. ft.) (GPH)

Sandy loam 0.5 3-4.5 7-16

1.0 5-6 20-28

2.0 5-5.5 20-24

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Sprinklers:

A pop-up rotating sprinkler made by Hunter is recommended for watering the turf at the

Jacob Smith House. Rotating sprinklers use various means for converting a portion of the flow and pressure passing through them into “drive” energy to turn the sprinkler. Instead of fixed arcs of coverage, most part circle rotating sprinklers are adjustable from about 20 to 240 degrees, and many can be switched to the 360 degree (full circle) setting. Spray sprinklers can throw from about 20ft to well over 100ft depending on the size of the unit. The large radius sprinklers are usually more economical, and energy and water efficient for large-area irrigation. Fewer sprinklers, fewer fittings, and less trenching are definite advantages of rotating sprinklers compared to spray sprinklers. The design will be based off of the pressure originating from the main water line on Intelco Loop. The design pressure is 45 psi and sprinkler heads of 1.5, 2.0, and 2.5 gallons per minute will be used to adequately and evenly water the turf.

Flow Coverage (Degrees) 1.5 180 2.0 270 2.5 360

In a large, open unobstructed lawn area, pop-ups can irrigate vast areas with substantially fewer sprinklers than spray sprinkler irrigation would require. Rotor pop-ups also retract after operation to be out of the way of mowing equipment and foot traffic

The area under the first 60 percent of the sprinkler’s radius is generally sufficiently irrigated to grow vegetation without the need for an overlapping sprinkler. Beyond the 60 percent line, the amounts of water, diminishing with distance, become less and less effective and eventually will not support vegetation. Therefore, the maximum spacing recommended, is where the sprinkler is located, so its 60% percent of diameter line meets the 60 percent line of its

Page 73 neighbor. The figure below shows how inadequate turf coverage is plausible on lawns located more than 60 percent of the diameter away.

When sprinkler spacing is stretched, turf grass will exhibit dry spots within the area of the spacing pattern. These weak spots may show up as lighter green turf, yellowing or brown foliage or dead plant material.

While 60 percent spacing is considered acceptable, head to head spacing, or 50 percent spacing is more commonly utilized and will be the standard for irrigation design at the Jacob Smith House.

Sprinkler patterns should also be considered in the lay out of the irrigation design. The square pattern, with its equal sides running between four sprinkler locations, is used for

Page 74 irrigation areas that are square themselves, or have borders at 90 degree angles to each other, and that confine the design to that pattern. Although the square pattern is the weakest for proper coverage if not used carefully, enclosed areas often rule out the use of other patterns. The figure below shows a square sprinkler spacing pattern.

The weakness in a square pattern is caused by the diagonal distance between sprinklers across the pattern from each other. When the sprinklers are spaced head-to head along the sides of the square pattern, the distance between sprinklers in opposite corners of the pattern is over 70 percent spacing which breaks the 60 percent rule.

70% 50%

% %%

Square pattern

A triangular pattern is generally used where the area to be irrigated has irregular boundaries or borders that are pen to overspray, or do not require part-circle sprinklers. The equilateral triangle pattern, where the sprinklers are spaced at equal distance from each other, has some advantages over square spacing.

Because the rows of sprinklers are offset from adjacent rows to establish the triangular pattern, the week spot that could be a problem in square spacing is absent. In most cases, the sprinklers can be spaced further using triangular spacing than with square spacing. This

Page 75 additional distance between sprinklers often means fewer sprinklers will be requited on the project. Fewer sprinklers on site means less equipment cost for the project, less installation time and lower maintenance cost over the life of the system.

In the figure shown here, there is no unequally stretched spacing like the diagonal line in the square spacing pattern.

Irrigation clock: An irrigation clock is the device to operate the automatic irrigation systems at the Jacob Smith House. The controllers shall have a means of setting the frequency of irrigation, the start time, and the duration of watering. Number 14 gage wires shall be used for the communication between the clock itself and each zoning valve. A backup communication wire will also run from the clock to every each consecutive valve in case there is a need for repairs.

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4. Summary of Design Selections This section will show all of our selected designs and explain why we chose them.

4.1 Parking Lot Alternative 1 (P-1) Revised

The Final Parking Lot Design will create a formal parking area within Parcel B. The parking lot will consist of 76 total parking stalls including: 76 standard 90- degree stalls, and 4 ADA stalls. A garbage collection area has been installed for easy access and transportation of waste products. The two- way formation provides consistent flow, as well as easy in/ out parking in every direction. The lot on the Jacob Smith property provides an adequate number of stalls to satisfy the clients’ request, while allowing reasonable spacing between the lot and the trellis area. Access to the parking lot will follow the current entrance to the Jacob Smith property. However, once on the property you will divert left, rather than right to allow for larger traffic flows. Emergency vehicle access will be satisfactory of the City of Lacey Design Standards, and will feature a three- point turn around. Alternative 1 was chosen because it is the most economical. The Alternative chosen has the most parking stalls, while maintaining the least amount of property. This additional space is much need for our storm water system, while leaving adequate space between itself and the wedding path/ trellis. The parking lot could be moved further from the wedding area with minimal clearing of trees.

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4.2 Storm Water System Revised Due to the choice of parking lot, we had to redesign completely. With the current and final storm water layout, we are using a serious of designs, which include a filter strip, a rain garden, an infiltration pond, and a series of collection areas. These are all low annual maintenance, ascetically pleasing, greener choices, coupled with comparatively low initial costs.

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4.3 Storage Shed (S-1) Alternative 1 was chosen because it fits within the available space on the site and fits the clients’ requests of storage space while capturing the Jacob Smith House original theme.

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4.4 Picnic Shelter (S-5) (Rectangular)

The final picnic shelter Design will serve as formal entrance to the path to the trellis for weddings. The picnic shelter will also be designed to facilitate public meeting functions such as workshops, reunions, and other outdoor gatherings. The picnic area is to be located on the upper lot of the JSH parcels, around the same location as the existing gravel parking lot. The current parking lot will be removed thereafter grass and other landscape features will be placed around the constructed picnic shelter. The picnic shelter is meant to serve as an eating and outdoor gathering area, open to the general public as well as those renting the JSH. The final design for the picnic shelter consists of a rectangular design, roughly 25’ x 35’, with an overall square footage of about 725 square feet. The picnic shelter consists of two styles of trusses, a Polynesian truss and a standard truss, with three gable ends. The picnic shelter will be 4” above grade to aid in the keeping the slab clean and be of timber construction. The roof will be a composite three tab shingle and the gable ends will be sided with cedar plank siding to match the style of the JSH. There will be a total of 28 timber columns, each of which will be set off with decorative corbels that match the existing corbels of the back deck of the JSH

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4.5 Gazebo (S-6)

Alternative 2 was chosen because it represented the Jacob Smith House theme, while satisfying the clients’ visual desire. This alternative is approximately 15 feet by 15 feet at its largest plan dimensions. The peak of the roof is approximately 10 feet high, with 7 foot tall columns. The decoration at the base of the columns is intended to match the theme of the decoration at the base of the columns on the Jacob Smith House porch, and may be altered. The columns are wooden, as is the roof. The floor is a slab on grade with a decorative finish.

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4.6 Trellis (S-8)

The chosen trellis design is both suitable for a wedding ceremony and appreciable by casual visitors. Alternative 1 was chosen because it matches the style of the Jacob Smith House and it is the most economical.

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4.7 Stairway (S-14)

Alternative 3 was chosen for several reasons. The main difference that stood out from the other alternatives is that the lowest 5 steps have been turned and widened, creating an excellent wedding photo setting. The staircase begins 3 ½ feet from the northwest wall of the main room.

Alternative 3 was chosen because it provides a memorable wedding photo setting, while leaving adequate space as to not encroach on the main room. This alternative is also very economical.

4.8 Lighting See page 61 4.9 Landscape Planting See pages 62- 68 4.10 Irrigation See pages 69- 76

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5. Total Cost Estimation

5.1 Parking Lot

Name Quantity Cost per unit

Hot Mix Asphalt 695 $110 / ton $76,450

Crushed Surface Top Coarse 215 $20 / ton $4,300

Crushed Surface Base Coarse 1,315 $18 / ton $23,670

Curbing 396 $8 / linear foot $3,168

Asphalt Sidewalk 66.67 $15 / square yard $1,000

Wheel Stops 78 $16.75 each $1,306

Stripping 170 $0.20 / linear foot $34

Bike Rack 1 $350 $350

Cement- Concrete Driveway 315 $46 / square yard $14,490 Entrance

Total = $124,768

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5.2 Storm Water

Name Quantity Cost per unit Cost

Rain Garden:

Construction/Hauling: 180 $9.50/cubic yard $1,710

Importing Rock/Sand: 1215 $0.40/cubic foot $486

Filter Fabric: 1215 $2/ square foot $2,430

Mulch: 1215 $ 0.30/square foot $365

Filter Strip:

Construction/Hauling: 300 $9.50/cubic yard $2,850

Filter Fabric: 1215 $2/ square foot $2,430

Top Soil 52 $ 40.00/cubic yard $2,080

Grass Seed: 4140 $ 0.30/square foot $1,242

Infiltration Pond:

Construction/Hauling: 93 $9.50/cubic yard $884

Filter Fabric: 1675 $2/linear foot $3,350

Mulch 18.6 $ 0.30/square foot $6

Downspout/Runoff Pipe:

Construction/Hauling: 40 $9.50/cubic yard $380

Importing Rock/Sand: 124 $0.40/cubic foot $48

6” PVC Pipe/Installed: 495 $9/linear foot $4,455

Total = $22,716

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5.3 Storage Shed

Name Quantity Cost per unit

Roof Composite Material 5 $ 150.00/square $ 750

Roof Plywood 490 $ 2.50/sq. ft. $ 1,225

Roof Felt 3 $ 30.00/Roll $ 90

Roof 2” X 4” Trusses 404 $ 0.60/lin. Ft. $ 242

Wall Siding 1234 $ 1.50/lin. Ft. $ 1,851

Wall Gypsum Board 617 $ 0.32/sq. ft. $ 197

Wall 2” X 4” Studs 500 $ 0.60/lin. Ft $ 300

Wall Plywood 617 $ 2.50/sq. ft. $ 1,543

Wall Paint 4 $ 40.00/Gallon $160

Garage Door 1 $ 300.00 $ 300

Garage Opener 1 $ 170.00 $ 170

Path Concrete 18 $ 90.00/cu. Yd. $ 1,620

Path Rebar/WWF 600 $ 0.59/sq. ft. $ 354

Path Sand 4 $9.00/cu. Yd. $ 36

Man Door 1 $ 200.00 $ 200

3’ X 3’ Windows 3 $ 80.00 $ 240

Gutters 100 $ 3.00/lin. Ft. $ 300

4” X 4” Posts 18 $ 2.00/lin. Ft. $ 36

Base Pier Blocks 2 $3.00 per $ 6

4” X 6” 13 $ 3.10/lin. Ft. $ 40

Labor ½ Materials $4,830

Total = $14,491

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5.4 Picnic Area

Name Quantity Cost per unit

Lumber:

Cedar Posts (6x6) 250 $2.50/lin ft. $625

Beams (6x8) 138 $5.00/lin ft. $690

2x6 T&G 1700 $0.85/lin ft. $1,445

Cedar Fascia (8”) 200 $1.75/lin ft. $350

Cedar Bevel Siding 170 $1.50/lin ft. $255

Hangers (GLT5) 10 $94.19/hanger $942

Post Caps (AC6R) 28 $9.44/cap $264

Hurricane Straps 50 $0.75/strap $37

Trusses (2x4) 21 Total - -

Poly. 16 $100/truss $1,600

Stand. 5 $75/truss $375

Bracing (2x4) 320 $0.6/lin ft. $192

Nails 3 $50/box $150

Labor $3,463

Roof:

Composite Shingle 7.8 $150/square $1170

Felt 4 $30/roll $120

Nails 2 $50/box $100

Gutter & Down Spout 110 $3/lin ft. $330

Labor $860

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Finish Work (Columns, Panels, Paint):

Name Quantity Cost per unit

Sign Board (1/2”) 16 $ 40/sheet $ 640

Cedar Trim (1/2” 200 $ 1.50/lin ft. $ 300 Round) Cedar Cap (2x8) 40 $ 1.50/lin ft. $ 60

Custom Cedar Corbel 38 $ 50/unit $ 1900

Nails 2 $ 50/box $ 100

Paint/primer 5 $25/gallon $ 125

Labor $ 1563

Slab & Footing:

Concrete 15.8 $ 90/yd. $ 1422

WWF 640 $ 0.59/ft2 $ 377

Post Bases (CB66PC) 28 $ 34.30/unit $ 961

Labor $ 1380

Total = $21,796

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5.5 Gazebo

Item Quantity Cost per unit

8x8 Treated Posts 8 $80 $640

Lumber 400 $2/ linear foot $800

Simpson CB88 8 $32 $256

Simpson HTC4 16 $4 $64

Simpson MTHM 2 $90 $180

Cedar Trim 1x6 8ft boards $10 $80 1x8 8ft boards $13 $104

Paint 1 - 5 gal bucket $79 $79

3-Tab Shingles Bundle, 7 $20.50 $143 1/3 square per bundle Slab and Footings 225 $4.50/ square foot $1,013

Labor $1,680

Total = $ 5,039

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5.6 Trellis

Name Quantity Cost per unit

Columns 6"x6"x1/8"x10' 8 $ 250 $2,000

Girder 2"x6"x1/8"x13' 4 $150 $600

2"x6"x1/8"x20' 2 $240 $480 Lattice $50 $900 2"x4"x1/8"x3' 18 2"x4"x1/8"x6' 14 $70 $980 Column Metal Plate $25 $200 1'x1'x1/8" 8 Concrete $25/ square foot $12,000 32'x15' 480 Custom Trim $100 $1,600 16"x16"x3" 16 Total = $18,760

Construction Phases Stage I $13,850 Stage II $15,660 Stage III $18,760

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5.7 Stairway

Item Quantity Cost per unit

Red Oak 25 $8/ foot $200

Riser Beams 6 12 $85/ 12’ beams $510

Handrail 60 $5/ foot $300

Balusters 27 $13.20 $356

Newels 9 $37 $333

Gypsum Wallboard 3 $8.98 $27 Sheet Simpson U46 15 $3.95 $59

Hardwood Floor Finish 1 $43.46/ gal $44

Labor $914

Total = $ 2,744

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5.8 Lighting

Name Quantity Cost per unit

18’ Pole + LED Fixture 12 $1,500 $18,000

Parking Lot Pole Foundation 12 $400 $4,800

Parking Lot Pole Installation 12 $1,000 $12,000

8’ Pole + LED Fixture 12 $800 $9,600

Pathway Pole Foundation 12 $250 $3,000

Pathway Pole Installation 12 $600 $7,200

Junction Box 3 $175 $525

Outdoor receptacle 2 $100 $200

Picnic Shelter Rough + Fixtures $1,500

Storage Rough + Fixtures $1,500

Total = $58,325

**Prices include labor with channeling and boom rental for parking lot post light**

Due to cost constraints the pathway pole lights will not be installed and later phases of construction will include these.

Phase I cost = $58325 - $ 19800 = $38,525

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5.9 Landscape

Name Quantity Cost per unit

Autumn Purple Ash 10 $ 53.95/ tree $ 539.50

Dawn Redwood 10 $ 61.95/ tree $ 619.50

Red Dogwood 36 $ 53.95/ tree $ 1,942.20

Saucer Magnolia 14 $ 34.95/ tree $ 489.30

Sawtooth Oak 7 $ 41.95/ tree $ 293.65

Autumn Blaze Maple 14 $ 44.95/ tree $ 629.30

Burning Bush 18 $ 20.95/ shrub $ 377.10

Red Leaf Barberry 14 $ 29.95/ shrub $ 419.86 Hedge Cupressocyparis 45 $ 9.99/ shrub $ 449.55 leylandii Autumn Angel 14 $ 36.95/ shrub $ 517.30

Autumn Royalty 23 $ 36.95/ shrub $ 849.85

Phlox 20 $ 6.26/ shrub $ 43.82

Total = $ 7,171

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5.10 Irrigation

Name Quantity Cost per unit

Hunter nozzles 23 $8.13 $186.99

Hunter bubblers 16 $2.88 $46.08

1” Hunter control valve 2 $17.26 $34.52

1 ½” Hunter control valve 4 $50.06 $200.24

DURA valve Box 6 $7.07 $42.42

2” Conbraco backflow preventer 1 $393.65 $393.65

2” schedule 40 PVC 894 $1.75/ linear foot $1,564.5

Class 200 PVC 1128 $1.52/ linear foot $1714.56

Water meter installation 1 $1,500 $1,500

Water meter tap 1 $1,558 $1,558

General Facilities Charge (GFC) 1 $31,606 $31,606

Labor $7,000

Total = $45,847

**Phase I Cost does not include water meter installation, water meter tap, or GFC = $11,183**

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5.11 Total Itemized Costs

Design Phase I Cost Final Cost

Parking Lot $124,768 $124,768

Storm Water $ 22,716 $ 30,338

Storage Shed $ 14,491

Picnic Shelter $21,796 $ 21,796

Gazebo $ 5,039

Trellis $13,850 $ 18,760

Stairway $ 2,744

Lighting $38,525 $ 58,325

Landscape $7,171 $ 7,171

Irrigation $11,183 $ 45,847

Total Phase I Cost = $240,009 Total Final Cost = $ 329,279

10% Contingencies $ 27,500 $ 27,500

Subtotal $ 267,509 $ 356,779

Inflation (2% per year) 2013 $ 5,350 $ 7,136

2014 $ 5,457 $ 7,278

TOTAL COST $ 278,316 $ 371,193

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